SUBSTITUTE
Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 3 Super District 7
Application of Nichelle Bell to rezone properties from R-75 (Residential Medium Lot-75) zoning district to RSM (Small Lot Residential Mix) to allow for single-family detached and single family attached duplexes and townhomes, at 3803 & 3815 Glenwood Road.
Body
PETITION NO: N4-2025-0627 Z-25-1247528
PROPOSED USE: Single-family detached and attached duplexes and townhomes.
LOCATION: 3803 & 3815 Glenwood Road, Decatur, Georgia 30032
PARCEL NO. : 15 167 11 014; 15 167 11 062
INFO. CONTACT: John Reid, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Nichelle Bell to rezone properties from R-75 (Residential Medium Lot-75) zoning district to RSM (Small Lot Residential Mix) to allow single-family detached and single-family attached duplexes and townhomes.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (June 2025) Approval with a condition.
PLANNING COMMISSION: (July 8, 2025) Full Cycle Deferral.
STAFF RECOMMENDATION: Approval with Conditions.
STAFF ANALYSIS: Since the July 24th Board of Commissioners public hearing, the applicant has submitted a revised plan (see attached) which increased the maximum number of units from 28 to 32 (8 units per acre) and provides a larger centralized courtyard open space in the center of the subject properties. Compatibility features and amenities include a 20-foot buffer along the west and south property line, a step down in building heights from 3 stories along the Glenwood Road frontage to 2 stories/35 feet for the remainder of the site (to provide a transitional building height more compatible with the adjacent single-family properties to the west and south), a larger park with a clubhouse in the center of the project, and a dog park. Additionally, the applicant is providing 65 parking spaces which complies with Article 6 (Parking) of the Zoning Ordinance. The plan shows one access from Farris Drive. While the plan appears conceptually compliant, the applicant may or may not be able to obtain 32 units depending on compliance with the Subdivision Ordinance and Land Development Ordinance. Taken as a whole, the proposed RSM zoning district and mixture of housing types appears to provide an appropriate transition between the C-1 zoning and gas station to the east across Farris Drive and the R-75 zoned single-family detached neighborhood to the west and south. The proposed mixture of housing options appears to be consistent with the goals of the 2050 Comprehensive Plan to encourage more diverse and affordable housing to meet the changing needs of residents and communities (page 11, 2050 Comprehensive Plan). The proposed access off Farris Drive is consistent with the Transportation Department recommendation that there be no access from Glenwood Road (see inter-governmental comments). Other items to be addressed at the Land Development stage include clarification of density bonuses, fee simple versus condominium form of ownership, and private vs public internal roads. With appropriate zoning conditions the project appears to be consistent with the following goals, strategies, and guiding principles of the 2050 Comprehensive Plan: 1. Maximum density of eight dwelling units per acre; 2. Promotion of streetscaping and a strong public realm; 3.Protect existing single-family neighborhoods through appropriate transitions, buffers, and infill development; 4. Provide a variety of housing options for County residents; and 5. Promote healthy living within neighborhoods by incorporating a pedestrian environment that encourages socialization, walking, biking, and connectivity (page 29 and 47, 2050 Comprehensive Plan). Based on review of Section 27-7.3.5 (Standards governing review of proposed amendments to zoning map), Subsections A (conformity with Comprehensive Plan), B (suitability of use), and D (impacts on adjacent properties), and the guiding principles and SUB Character Area of the 2050 Comprehensive Plan (pages 29 and 47), it appears that there is compliance with all rezone criteria, and it is the recommendation of the Planning & Sustainability Department that the application be “Approved, with the attached recommended conditions”.
PLANNING COMMISSION VOTE: (July 8, 2025) Full Cycle Deferral 8-0-0. Commissioner West moved, Commissioner Cooper seconded for a full cycle deferral to the September 2025 zoning agenda to address issues related to design, the recommendation from Planning Commission that there be a covenant in the HOA that requires there be a “replacement reserve fund” set aside for the private road maintenance, and other issues raised during discussion. Commissioner Moore was not present for this vote.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (June 2025) Approval with a condition (9-0- 0) that applicant hold another community meeting due to recent revision to site plan.