Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 03 Super District 07
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, attached (duplex and tri-plex), and a three-story condominium building, at 3803 & 3815 Glenwood Road.
Body
PETITION NO: N4-2025-0627 Z-25-1247528
PROPOSED USE: Single-family detached, attached, and a 3-story condo building.
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 for single-family detached, attached (duplex and tri-plex), and a three-story condominium building.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (June 2025) Approval with a condition.
PLANNING COMMISSION: (July 8, 2025) Pending.
PLANNING STAFF: Approval with Conditions.
STAFF ANALYSIS: The Applicant submitted a revised concept plan at the Community Council District 3 meeting on June 11, 2025 regarding their rezone application to RSM since the original plan provided for multi-family apartments which are prohibited in the RSM zoning district. The revised plan replaced the previously proposed multi-family units with single-family attached townhomes, and the overall plan shows a mix of single-family detached and attached homes. Compatibility features and amenities include a 20-foot buffer along the west and south property line, a large park located in the center of the project, a dog park, and an “outdoor gym”, with convenient internal access to all the proposed residential units in the subject property and appropriate external pedestrian access via the proposed sidewalks along Glenwood Road and Farris Drive. A maximum of 28 residential units (consisting of both single-family detached and single-family attached) is proposed at a density of 7 units per acre (28 units divided by 4 acres). 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 changing needs of residents and communities (page 11, 2050 Comprehensive Plan). The Community Council recommended approval of the rezoning but encouraged the applicant to meet with the neighborhood again prior to the Planning Commission meeting since the plans had been revised after the first community meeting. Notwithstanding the above, the applicant will need to address compliance with some of the RSM zoning requirements at the permitting stage of the project, including but not limited to the following: 1. Clarify what density bonuses are being proposed and how they meet density bonus calculations. 2. There is a small parking lot encroachment into the 20-foot buffer along the western property line; this will require approval of a variance by the Zoning Board of Appeals (ZBA) should the Board of Commissioners approve the rezoning. 3. RSM zoning allows densities of up to 4 units per acre. Densities between four units per acre up to a maximum of 8 units per acre requires the provision of density bonuses. It appears the site plan’s proposed density bonuses include a dog park, a large enhanced open space park, an “outdoor gym”, and a bus shelter. The applicant will need to provide more clarity as to what density bonuses are being provided (including what is meant by the outdoor gym) and how they comply with the density bonus calculation requirements in Article 2 of the Zoning Ordinance. 4. Provide tabular data to show compliance with minimum parking requirements, minimum building setback and lot frontage requirements, minimum open space, and minimum unit size. 5. Clarify if proposed units are fee-simple or condominium form of ownership. 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 conditions”.
PLANNING COMMISSION VOTE: (July 8, 2025) Pending.
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.