Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 01 Super District 07
Application of LMPSF Acquisitions, LLC c/o Troutman Pepper Locke, LLP to rezone property from C-2 (General Commercial) zoning district to HR-1 (High Density Residential - 1) zoning district to allow for single-family, attached and multi-family developments, at 3265 Northeast Expressway.
Body
PETITION NO: D3-2025-0628 Z-25-1247529
PROPOSED USE: Single-family attached and multi-family developments.
LOCATION: 3265 Northeast Expressway, Chamblee, Georgia 30341
PARCEL NO.: 18 267 01 003
INFO. CONTACT: Andrea Folgherait, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of LMPSF Acquisitions, LLC c/o Troutman Pepper Locke, LLP to rezone property from C-2 (General Commercial) zoning district to HR-1 (High Density Residential - 1) zoning district to allow for single-family, attached and multi-family developments.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (August 2025) Approval. (June 2025) Approval.
PLANNING COMMISSION: (Sept. 9, 2025) Full-Cycle Deferral. July 8, 2025) Full-Cycle Deferral.
PLANNING STAFF: (September 2025) Full-Cycle Deferral_rev. 09.18.2025
STAFF ANALYSIS: The applicant is seeking to rezone the subject site from C-2 (General Commercial) zoning district to HR-1 (High Density Residential-1) zoning district. The rezoning will allow a multi-family residential development including two (2) three (3) story apartment buildings (60 units each) and “paired home” units (192 units) which are in the style of single-family attached homes when facing either the front or rear of the unit. A maximum of three hundred and fourteen (314) dwelling units are proposed. The proposed rezone to HR-1, with a mixture of housing options, aligns with the evolving land use pattern in the surrounding area and presents an opportunity to support a more walkable corridor. Just north of the subject site are 3355, 3375, and 3395 Northeast Expressway (Z-23-1246461), which were rezoned in 2023 to HR-3 (High Density Residential-3) for the redevelopment of a vacant office park into a multifamily development. The applicant has proposed a density of approximately 8.5 units per acre, which is significantly lower than both the HR-1 maximum (40 units per acre) and the Regional Center (RC) Character Area, which has no maximum density. The RC future land use designation supports high-density, high-intensity development by encouraging mixed-use projects with 75 or more dwelling units per acre (DeKalb 2050 Unified Plan, pg. 31). These areas are defined by their accessibility to interstates, major roadways, transit, and trails, and typically feature campus-style or unified development patterns, higher floor-area ratios, and the integration of nonresidential components. While the subject site aligns with several of the RC Character Area’s desired physical characteristics-including its proximity to Mercer University, I-85, the ongoing construction of the Northfork Peachtree Creek Trail, and nearby redevelopment-the proposed development does not include any non-residential uses, which may limit its ability to fully support the mixed-use vision outlined for the RC Character Area. Furthermore, the site lies within the Presidential Parkway Regional Center, Area D - Edge 1, which allows up to twenty-four (24) units per acre and a building height of four (4) stories. While the maximum density (24 + u/acre) may not be achievable, the proposed (8.5 u/acre) is well below recommendations for Area D. A higher density may be feasible and would still provide an appropriate transition to nearby residential areas while better supporting the goals of the Presidential Parkway Regional Center. As this corridor continues to experience redevelopment and an SAP (Small Area Plan) is underway, careful consideration should be given to the cumulative impact of residential-only projects in an area designated as a RC. While the proposal contributes to a diverse housing supply, a more balanced mix of uses will be critical to avoid repeating low-intensity, suburban-style development patterns on large, well-positioned parcels. Thoughtful inclusion of non-residential uses, whether through vertical or horizontal mixed-use, can better serve the long-term function of the RC. For revisions to conditions pertaining to the overall development of the site, particularly the proposed density, Staff recommends a “Full-Cycle Deferral to the November 2025 zoning agenda”.
PLANNING COMMISSION VOTE: (September 9, 2025) Full-Cycle Deferral 9-0-0. Commissioner Murphy moved, Commissioner Patton seconded for a full-cycle deferral to the November 2026 zoning agenda, per the Applicant’s request. (July 8, 2025) Full Cycle Deferral 8-0-0. Commissioner Patton moved, Commissioner Cooper seconded for a full cycle deferral to the September 2025 zoning agenda, per the Applicant’s request. Commissioner Moore was not present for this vote.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (August 2025) Approval 6-0-1. (June 2025) Approval 4-1-0.