Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): 3 and 7
Application of Jamila Brown to rezone property from R-75 (Residential Medium Lot-75) and Tier 2 of the I-20 Overlay District to C-1 (Local Commercial) zoning district and Tier 2 of the I-20 Overlay District, at 2570 McAfee Road.
Body
PETITION NO: N2-2026-0708 Z-26-1248023
PROPOSED USE: C-1 (Local Commercial) zoning district.
LOCATION: 2570 McAfee Road, Decatur, Georgia 30032
PARCEL NO. : 15 170 05 017
INFO. CONTACT: Andrea Folgherait, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Jamila Brown to rezone property from R-75 (Residential Medium Lot-75) and Tier 2 of the I-20 Overlay District to C-1 (Local Commercial) zoning district and Tier 2 of the I-20 Overlay District.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (June 2026) Approval.
PLANNING COMMISSION: (July 7, 2026) Pending.
PLANNING STAFF: (July 2026) Approval with Conditions.
STAFF ANALYSIS: The Applicant is requesting to rezone the subject site from R-75 (Residential Medium Lot-75) and Tier 2 of the I-20 Overlay District to C-1 (Local Commercial) zoning district and Tier 2 of the I-20 Overlay District for a general office with accessory office storage space. The subject site appears to be an outlier as the adjacent parcels immediately to the north, east and west are zoned C-1, while the subject parcel is zoned R-75. An office use provides an appropriate transition between the commercial corridor and adjacent residential neighborhood, as it generally generates lower traffic volumes and fewer customer-related impacts than retail or service-oriented commercial uses. The principal function of the business is administrative and operational uses, including scheduling, project management, client coordination, and day-to-day company operations. The storage is accessory to this primary office use and exists solely to support off-site production services. The subject property is an outlier parcel within the Suburban (SUB) Character Area, as the surrounding commercially zoned properties are designated Commercial Redevelopment Corridor (CRC). While the proposed C-1 zoning is consistent with the adjacent commercial development pattern, the property’s Future Land Use designation would remain SUB. Staff notes that these land use inconsistencies may be evaluated as part of the ongoing Comprehensive Plan update. Notwithstanding, C-1 is a permitted zoning district within the SUB Character Area, and the proposed office use is generally compatible, limited in scale (10 employees) and infrequent truck activity (~3 -5 /month) reducing the likelihood of adverse impacts. While the storage and staging area accounts for a larger proportion of the square footage (approximately 4,300 - 4,500 SF, compared to 3,200 SF of office space), this is driven by the needs of the equipment rather than the intensity of storage use. The proposed site plan reflects the intent of the I-20 Overlay District by providing defined building placement and connectivity through inter-parcel access to the adjacent dialysis center. The proposed development generally demonstrates compliance with development standards of the Overlay, including open space requirements (20% minimum per Section 3.33.10), Office and clinic parking requirements (3 spaces per 1,000 square feet of gross floor area) per Section 3.33.9, and Development Standards E2 appear to be met based on the submitted layout. Deficiencies include: - Site Design, Circulation, and Access The proposed internal access drive is approximately 14 feet in width-a minimum 24-foot width is required by Chapter 14 (Land Development). This may impact the site’s buildable envelope considering the I-20 Overlay development standards, emergency access, two-way circulation, and overall site functionality. The Applicant may reduce and reconfigure landscape islands to accommodate required drive aisle widths and parking standards. - Pedestrian Connectivity and Streetscape The site plan displays a 10-foot sidewalk with a 5-foot landscape strip along the public street frontage, including street trees, consistent with Section 3.33.14 A. Sidewalks. Additionally, the site plan reflects standards of Section 3.33.13 Landscape strips requiring 5-foot landscape strips along all side and rear property lines with a 10-foot landscape strip in front of the building. However, Staff notes this configuration can provide better pedestrian circulation by relocating the pedestrian path along the building edge from the northern building line to the southern building line. The southern building line provides a direct connection from the public sidewalk to building entrances, and internal parking areas. - Additional Considerations Pursuant to Chapter 27, Zoning Article 3, Overlay District Regulations, Section 3.33.12, Architecture Regulations of the I-20 Corridor Overlay District, and Section 3.33.19, Sign Regulations, the applicant shall demonstrate compliance with all applicable architectural and signage standards prior to the issuance of any permits. Additionally, stormwater management and dumpster location have not been fully detailed on the submitted plan and will require further coordination during final design review to ensure compliance with applicable development regulations. The side setback is potentially 20 feet with the rooftop terrace (otherwise 10 feet). Depending on the redesign and revisions to the site plan and terrace, the 10-foot side setback may provide flexibility to move the building and pedestrian path along the western building line. The proposed development can be brought into compliance with the intent and requirements of the I-20 Overlay District through revisions required during subsequent plan review and permitting. Outstanding deficiencies remain with respect to Section 3.33.14(A) Sidewalks, Section 3.33.13 Landscape Strips, and Section 3.33.12 Architectural Regulations. Therefore, upon compatibility with the I-20 Overlay and review of Section 7.3.5 Rezone criteria, Staff recommends “Approval with the attached conditions”.
PLANNING COMMISSION VOTE: (July 7, 2026) Pending.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (June 2026) Approval 7-0-0.