Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 03 Super District 06
Application of Tikay Investments, LLC c/o Battle Law, P.C. to rezone property from R-75 (Residential Medium Lot-75) zoning district to MR-2 (Medium Density Residential-2) zoning district to allow a multi-family development consisting of up to 39 dwelling units, at 2674, 2682 and 2690 Gresham Road.
Body
PETITION NO: N6-2026-0143 Z-26-1247933
PROPOSED USE: Thirty-nine (39) multi-family dwelling units.
LOCATION: 2674, 2682 and 2690 Gresham Road, Atlanta, GA 30316
PARCEL NO. : 15 117 01 105; 15 117 01 025; 15 117 01 104
INFO. CONTACT: Adam Chappell, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Tikay Investments, LLC c/o Battle Law, P.C. to rezone property from R-75 (Residential Medium Lot-75) zoning district to MR-2 (Medium Density Residential-2) zoning district to allow a multifamily development consisting of up to 39 dwelling units.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (Feb. 2026) Two-cycle deferral.
PLANNING COMMISSION: (March 3, 2026) Two-cycle deferral.
PLANNING STAFF: (March 2026) Two-Cycle Deferral.
STAFF ANALYSIS: The applicant requests a rezoning of the subject properties from the R-75 (Residential Medium Lot-75) Zoning District to the MR-2 (Medium Density Residential-2) Zoning District to allow a multifamily development consisting of up to 39 dwelling units. The three (3) subject properties are currently improved with single-family detached dwellings. The applicant proposes to demolish these structures and construct three (3)-story buildings, each containing three (3) dwelling units located on individual floors. The original site plan submitted with the application request showed 17 structures with a total of 51 dwelling units at a density of 11.46 units per acre; this contrasts the applicant’s written request for 13 structures with 39 units at a lower density of approximately 8.76 units per acre. The units are proposed exclusively as rental units, and as such are considered to comprise a multifamily use by Planning Staff. The properties are located within the outer edge of a Town Center (TC) character area. Per the DeKalb County 2050 Unified Plan, “the intent of the Town Center is to promote the concentration of higher intensity residential and commercial uses, which serve several communities surrounding the center, in order to reduce automobile travel, promote walkability, and increase transit usage” (Dekalb County 2050 Unified Plan, pg. 33). This character area is second only to Regional Center (RC) character areas in terms of size, scope and intensity, and is supportive of residential densities of up to 60 units per acre. The properties are also in close proximity to the Interstate 20 Corridor Compatible Use (I-20) Overlay District, which permits multifamily dwellings by-right (with some exceptions, per Section 3.33.5 of the Zoning Ordinance) at densities of up to 40-60 units per acre, depending on the Tier classification within the Overlay. Notwithstanding high densities and building heights typically supported, “properties located along the outer edges of the Town Center Character Area shall be sensitive to building height and density of adjacent single-family residential; the edge of the activity center should serve as a transition zone, buffering more intense uses in the core from adjacent single-family neighborhoods and other uses outside the activity center’s boundaries” (DeKalb County 2050 Unified Plan, page 33). While most of the properties to the north along Gresham Road consist of larger lots dedicated to commercial uses, the vast majority of properties to the west, south, and east are developed with single-family detached dwellings that are part of established subdivisions. While a multifamily use, the original renderings provided by the applicant show proposed structures that resemble single-family detached dwellings, which could provide a transition from these lower density subdivisions to any potential by-right development to the north. Increased interconnectivity is also proposed; the proposed structures would front a private drive (largely aligned with public street standards) connecting the existing Larkspur Drive to the south with Gresham Road. Conversations with the applicant subsequent to the initial application have highlighted certain areas of the proposal that could be improved, however. Staff suggests a diversification of building stock, with some units fronting along Gresham Road as the current orientation of the structures which faces an internal local right-of-way (ROW) is reminiscent of earlier suburban designs. Off-street parking provided in the rear of the development site can be more easily spaced in the development and placed behind or between clusters of buildings to create rudimentary blocks. The applicant, in response to these concerns as well as concerns raised at Community Council, has requested a deferral of this application request. Staff is supportive of this request and ultimately believes that a revision to the plans and proposal could result in a better product that more closely aligns with the goals and intent of the Town Center character area while also being sensitive to community concerns. Therefore, the Planning and Sustainability recommends a “Two-Cycle Deferral” to the July 2026 zoning cycle.
PLANNING COMMISSION VOTE: (March 3, 2026) Two-Cycle Deferral 7-0-0. Motion was made by Commissioner Moore, seconded by Commissioner Patton for a two-cycle deferral, per Staff recommendation.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (February 2026) Two-cycle deferral 10-0-0. The Council recommended a two-cycle deferral to allow time for the applicant to clarify if the land use will be apartments, townhomes, or triplex; to consider alternative designs; and, to address traffic, parking, and stormwater concerns.