Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 03 Super District 07
Application of Valley Consulting, LLC c/o Linda Dunlavy, Dunlavy Law Group to rezone property from R-100 (Residential Medium Lot-100) zoning district to MR-1 (Medium Density Residential-1) zoning district to allow a townhome development, at 2381 Snapfinger Road.
Body
PETITION NO: N2-2025-0625 Z-25-1247521
PROPOSED USE: Townhome development.
LOCATION: 2381 Snapfinger Road, Decatur, Georgia 30034
PARCEL NO. : 15 126 05 004
INFO. CONTACT: Andrea Folgherait, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Valley Consulting, LLC c/o Linda Dunlavy, Dunlavy Law Group to rezone property from R-100 (Residential Medium Lot-100) zoning district to MR-1 (Medium Density Residential-1) zoning district to allow a townhome development.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (June 2025) Approval with Conditions.
PLANNING COMMISSION: (July 8, 2025) Pending.
PLANNING STAFF: (July 2025) Approval with Conditions.
STAFF ANALYSIS: The applicant is seeking to rezone the subject site from R-100 (Residential Medium Lot-100) to MR-1 (Medium Density Residential) for twenty-four (24) attached townhome units. Based on feedback from Staff, the Applicant updated the site plan and submitted a revised site plan on 6/13/25. While the proposed concept remained, the site design improved to better align with the design goals of the TC (Town Center) Character Area and the Wesley Chapel Activity Center LCI (Livable Centers Initiative) via improved pedestrian and vehicular access and inter-parcel connections. Staff performed a conceptual review of the site plan to meet criteria of Section 27-7.3.5 (A-H) of the Zoning Ordinance, however, the site plan will require additional reviews prior to the permitting stage of the project. The proposed rezoning to MR-1 and townhome development aligns with the MR-1 and townhome/multi-family zoning and development pattern in the surrounding area. The proposal is consistent with the redevelopment of properties along Snapfinger Road. Directly east of the subject site is a property rezoned in 2019 to MR-1 (Z-19- 1243384) for a one hundred and twenty-four (124) townhome and single-family development. The 24-unit residential development at a density of approximately seven (7) units per acre is below both MR-1 maximum densities (8 units per acre) and the TC Character Area (60 units per acre). MR-1 zoning is a permitted zoning district in the TC Character Area, and the proposed design clusters the units in groups of four (4) and up to seven (7) units. The proposed zoning district (MR-1) is consistent with the intent of the TC, to serve as a focal point for surrounding neighborhoods, and suitable in view of the use and transition to the development adjacent to the subject site. TC promotes walkable, higher density developments that support community interaction through a variety of development designs, uses, and preservation of green space (DeKalb 2050 Unified Plan, Pg. 35). Additionally, the site lies within the Wesley Chapel Activity Center LCI, which emphasizes street connectivity within and between new developments. These key policy goals are reflected in the most recent submission on 6/13/25. Site Plan Conceptual Review (Revised “Zoning Exhibit for 2381 Snapfinger” dated 6/13/25): The site plan appears to comply with most of Section 27-2.11.1 - Dimensional Requirements for MR-1. However, since the site plan has been revised, the applicant will need to state compliance with all MR-1 zoning requirements at the permitting stage of the project, including but not limited to the following: • Provide tabular data to show compliance with minimum parking requirements, minimum building setback and lot frontage requirements, minimum open space, and minimum unit size. • Staff recommends the Applicant correspond with the Fire Review Division and Sanitation Division to ensure appropriate access to the rear units (19-24) by way of the cul-de-sac and/or alley provided. • The portion of the pedestrian walkway along the northern boundary line appears to encroach into the transitional buffer. However, Per Section 5.4.5 Transitional Buffers B 6. A pedestrian walkway, a maximum width of five (5) feet, may be in the buffer to provide pedestrian access to the adjoining property. Where a pedestrian walkway is provided, a gate shall be installed in the required screening fence. Design and Connectivity Considerations: • New streets require internal landscape strips per Section 5.4.3. - Streetscape Elements and Dimensions A1. • Staff recommends more consideration of enhanced open space surrounding the detention pond located in the northern portion of the site, in addition to compliance with Section 5.4.6 Screening (E) which requires screening around detention facilities, incorporating walking paths and/or a pocket park. The proposal appears to be consistent with the maximum densities allowed by MR-1 and the TC Character Area, demonstrates appropriate compatibility, interconnected design, and supports the intent of the LCI. Upon review of 27-7.3.5 (A-H), Staff recommends “Approval with the attached conditions”.
PLANNING COMMISSION VOTE: (July 8, 2025) Pending.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (June 2025) Approval w/Conditions 6-3-0. Community Council 3 recommended approval with the following conditions: 1. Maximum of 4 rental units with lease agreements no shorter than 12 months; 2. No more than 24 townhomes; 3. Building elevations shall vary relating to building materials, style, and design; 4. Minimum driveway length of 18 feet and, 5) The applicant should hold another community meeting prior to Planning Commission.