Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 03 Super District 07
Application of Blue River Development, LLC c/o Battle Law P.C. to rezone property from O-I (Office-Institution) zoning district to MR-1 (Medium Density Residential-1) zoning district to allow for a residential development, at 4743 Flat Shoals Parkway.
Body
PETITION NO: N2-2025-0285 Z-25-1247420
PROPOSED USE: Residential development consisting of urban single-family detached and single-family attached units.
LOCATION: 4743 Flat Shoals Parkway, Decatur, Georgia 30034
PARCEL NO. : 15 061 03 001
INFO. CONTACT: Andrea Folgherait, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Blue River Development, LLC c/o Battle Law P.C. to rezone property from O-I (Office-Institution) zoning district to MR-1 (Medium Density Residential-1) zoning district to allow for a residential development, consisting of urban single-family detached and single-family attached units.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (April 2025) Full cycle deferral.
PLANNING COMMISSION: (May 6, 2025) Approval with Conditions.
PLANNING STAFF: Approval with Conditions.
STAFF ANALYSIS: The applicant is seeking to rezone the subject site from O-I (Office-Institutional) to MR-1 (Medium Density Residential) for thirty-seven (37) urban single family detached units and 37 single-family attached units, for a total of seventy-four (74) units. Located in the southern part of DeKalb County, along Flat Shoals Parkway and Wesley-Chapel/Flakes Mill Road. In 2021, DR Horton proposed a one hundred and twenty (120) townhome development on the same subject site, however, that application was withdrawn due to community opposition to the higher density. The 74-unit residential development is a density of approximately four (4) units per acre, well below both MR-1 maximum densities (8 units per acre) and the CRC (Commercial Redevelopment Corridor) Character Area (30 units per acre). The subject site is located along a major arterial (Flat Shoals Parkway) just before a commercial node at the intersection of Wesley Chapel and Flakes Mill Road. The proposed zoning district (MR-1) is appropriate given the mix of medium density zoning districts in the surrounding area and growing need for more commercial businesses. MR-1 is consistent with the intent of the CRC and is suitable in view of the use and development adjacent to the subject site. CRC indicates a need for improved function, aesthetic appeal, connectivity, and encourages a higher density (30 u/acre) than what is being proposed (4 u/acre) (DeKalb 2050 Unified Plan, Pg. 39). Additionally, the subject site is in the Flat Shoals MALP (Master Active Living Plan). The MALP’s goal is to improve non-vehicular connectivity between neighborhoods and activity centers, and to encourage mixed use, compact, interconnected streets, multi-modal accessibility, and increased public space. The residential infill proposal incorporates a grid street pattern, two different housing types, multiple alleyways, and a pocket park. This design supports a compact development, as stated within the MALP goals and objectives. The mix of Urban Single Family Detached (USFD) and Single Family Attached (SFA) units compliments the surrounding area’s suburban nature while still incorporating additional density and housing types. Arguably, a better vision than what was proposed for the site by the MALP plan which neglected to incorporate grid street patterns (see MALP Study Area Concept Plan). Site Plan Review (Concept Plan C-1.0, dated 2/11/25): The site plan appears to comply with most of Section 27-2.11.1 - Dimensional Requirements for MR-1. However, because of the following deficiencies, variances may need to be sought. • Rear Setback for SFA Alley Drives: The conceptual plan does not include alley drive details. SFA units along the alley(s) do not appear to meet the 10-foot rear setback requirement. • Open Space: It is unclear whether the site meets the required 20% open space requirement. Design and Connectivity Considerations: • Typically, Staff would recommend re-orienting the sixteen (16) detached units fronting Flat Shoals Parkway closer to the street to enhance connectivity. However, given Flat Shoals Parkway is a major arterial, the suburban nature of the surrounding community, and the proposed compact pedestrian-oriented design, this may not be appropriate. However, a 20-foot streetscape zone is required per Section 27-5.4.3 - Streetscape Elements and Dimensions (Table 5.1). • The applicant did not provide streetscape dimensions along Flat Shoals Parkway or Woodberry Parkway (local road). Landscaping and Buffers: • Fencing is required per Section 27-5.4.7(B)(1B) -Berm with Planted Buffer. However, since the site is heavily wooded with mature evergreen trees, Staff recommends preserving the existing tree canopy along Flat Shoals Parkway to serve as a natural buffer for the 16 detached units. • A transitional buffer is only required along the southwestern property line adjacent to R-100 zoning district. This buffer appears to be included in the site plan. There is no transitional buffer required along the eastern boundary along the RSM zoning district. Additional Staff Recommendations: • Staff recommends more consideration of enhanced open space surrounding the detention pond located in the southwestern corner of the site, to comply with Section 5.4.6 Screening (E) which requires screening around detention facilities. • Staff recommends provision of a pedestrian connection to the Publix grocery store located directly west of the subject site to promote walkability and connectivity. This would further support public health goals and access to service(s), all of which support the intent of the MALP and community concerns of increased traffic. The proposed density of 4 units per acre is consistent with the maximum densities allowed by the CRC character area, the MALP compact development goals, and the existing development pattern along Flat Shoals Parkway. The proposal would also provide an opportunity to connect a residential development to the commercial node west of the property. Upon review of 27-7.3.5 (A-H), Staff recommends “Approval with the attached conditions” as the proposal demonstrates appropriate compatibility, presents a dense and interconnected design, and supports the intent of the MALP.
PLANNING COMMISSION VOTE: (May 6, 2025) Approval with Conditions 5-0-1. Vivian Moore moved, Jan Costello seconded for approval with six (6) conditions, per Staff recommendation. Winton Cooper abstained.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (April 2025) Full cycle deferral (7-2-0) to allow the applicant to work with the developer and the DeKalb County Transportation Department to determine if traffic safety improvements could be installed to address traffic concerns of the community.