Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 04 Super District 06
Application of MicroLife Institute to rezone property from R-75 (Residential Medium Lot-75) zoning district to R-60 (Residential Small Lot-60) zoning district to allow for a cottage home development, at 2883 and 2893 Midway Road.
Body
PETITION NO: N1-2025-0045 Z-25-1247356
PROPOSED USE: Cottage home development.
LOCATION: 2883 and 2893 Midway Road, Decatur, Georgia 30030
PARCEL NO. : 15 201 12 002 & 15 201 12 003
INFO. CONTACT: Andrea Folgherait, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of MicroLife Institute to rezone property from R-75 (Residential Medium Lot-75) zoning district to R-60 (Residential Small Lot-60) zoning district to allow for a cottage home development.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (Feb. 2025) Full-cycle deferral.
PLANNING COMMISSION: (March 4, 2025) Approval with Conditions.
PLANNING STAFF: (March 2025) Approval with Conditions.
STAFF ANALYSIS: The applicant, MicroLife Institute, is seeking to rezone the subject property from the R-75 (Residential Medium Lot-75) Zoning District to the R-60 (Residential Medium Lot-60) Zoning District for a cottage home development with eighteen (18) fee-simple (owner occupied) units: - Six (6) three (3) bedroom/ two (2) bathroom units with a carport and driveway - Six (6) two (2) bedroom/ two and a half (2.5) bathroom units - Six (6) two bedroom / one (1) bathroom units The proposed single-family cottage land use and conceptual layout of small homes clustered around a courtyard appears to be consistent with the following strategies and policies of the Suburban Character Area of the 2050 Unified Plan, “Permit cottage court developments, accessory housing units, new well-designed, small-scale infill multi-family residences and other innovative housing types to increase housing choice, income diversity, and limited neighborhood density” (DeKalb 2050 Unified Plan, Land Use Compatibility, Pg. 39). An increase in density may be appropriate at the subject site, which fronts on a collector street between residential (Suburban Character Area) and commercial (Town Center Character Area) as well as the Master Active Living Plan (MALP) - Belvedere. The MALP encourages residential infill and improved connectivity to nearby parks, such as Dearborn Park along Midway Road (located less than a mile from the subject site). The plan also advocates for enhanced walkability along Columbia Drive and revitalization efforts of Belvedere Plaza, encouraging a more accessible community focal point (Pgs. 3,9,10, and 13, MALP - Belvedere). Belvedere Plaza and the commercial corridor of Memorial Drive are directly south of the subject site. Site Plan Review: An appropriately designed cottage development with maximum building heights of 1.5 stories and maximum 1,200 square foot units would not be expected to adversely affect the existing use of adjacent or nearby properties, which are comprised of small single-family, detached homes of similar height and character. The lot area (2.12 acres) meets the requirement for a cottage development in an R-60 zoning district (cumulative lot area required by the base zoning district for the number of dwelling units to be constructed and reducing the result by fifty (50) percent). According to 27-5.7.9 - Single-family, cottage development (D) Development Standards, individual lots within the cottage development are exempt from the base zoning district standards for lot area, lot width, setbacks, and lot coverage. However, the lot area, width, setbacks, and lot coverage apply to the overall cottage development parcel. The original proposed site plan (dated 12.16.24 titled Version 1) has since been updated based on Staff’s original feedback and findings. Updated Site Plan (Version 2 - 3/10/2025) Review: The revised site plan now incorporates an official survey, improving accuracy over the previous GIS-based estimate. Key adjustments include an updated alley design (Condition 4) that enhances fire and sanitation access, along with a relocated dumpster for improved serviceability. A sidewalk connection (Condition 7) links the existing Midway sidewalk to the common area. Further refinements include verification that the maximum cottage-to-parking distance remains under 200' (Condition 9), a reduction in total parking spaces from 41 to the allowed 40, and a corrected front setback of 20' to align with adjacent properties. The cottage footprints have also been refined while maintaining compliance with Condition 2. All other conditions are either already addressed or will be incorporated as the plan progresses. As this remains a preliminary, in-house version, a licensed Civil Engineer will finalize the sketch plat, ensuring compliance with additional conditions, including tree recompense, stormwater management, and detailed landscaping. Furthermore, the Applicant will need to verify the proposal complies with 27-5.7.9 (D2) lot coverage and open space and (J) Additional Cottage Development Elements. Other interdepartmental comments (enclosed) to be considered: - Transportation (Street Lighting 10-foot multimodal path and landscape strip) - MARTA (connection to bus stops along Memorial Drive and/or Midway Road) The proposed density of eight (8) units per acre is consistent with the maximum densities allowed by the SUB character area and the existing development pattern along Midway Road. The proposal would also serve as an appropriate transition between the Suburban Character Area and the Town Center node. Upon review of 27-7.3.5 (A-H), Staff is recommending an “Approval with eleven (11) conditions” as the proposal demonstrates appropriate compatibility, supports the intent of the MALP, and attracts affordable new investment opportunity for multi-generational living.
PLANNING COMMISSION VOTE: (March 4, 2025) Approval with Conditions 8-0-0. LaSonya Osler moved, Deanna Murphy seconded for approval with eleven (11) conditions, per Staff recommendation, with a modification to condition #1.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (Feb. 2025) Full Cycle Deferral 10-0-0.