Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 03 Super District 07
Application of Optimal Consulting, LLC to rezone property from R-75 (Residential Medium Lot-75) to RSM (Small Lot Residential Mix) zoning district to allow residential homes, at 1942 Columbia Drive.
Body
PETITION NO: N1-2026-0443 Z-26-1247988
PROPOSED USE: Development of residential homes.
LOCATION: 1942 Columbia Drive, Decatur, Georgia 30032
PARCEL NO. : 15 166 01 010
INFO. CONTACT: John Reid, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Optimal Consulting, LLC to rezone property from R-75 (Residential Medium Lot-75) to RSM (Small Lot Residential Mix) zoning district to allow residential homes.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (April 2026) Approval with a condition.
PLANNING COMMISSION: (May 5, 2026) Pending.
PLANNING STAFF: (May 2026) Approval with Conditions.
STAFF ANALYSIS: The request is to rezone property from R-75 (Residential Medium Lot-75) to RSM (Small Lot Residential Mix) to allow single-family attached residential homes at a density of 4.6 units per acre. The subject site currently contains a vacant structure. Since the property is within a quarter mile of a school (Snapfinger Elementary) the property is eligible for a density bonus above 4 units to a density of 4.8 units per acre. The proposed RSM zoning district and single-family attached homes appear to be an appropriate zoning district and land use given the location of the property at the intersection of a major arterial (Snapfinger Road) and a minor arterial (Columbia Drive) and an institutional use (First Comfort Missionary Church) to the west across Columbia Drive. The proposed two-story building heights are consistent with the one and two-story building heights of residential homes in the surrounding area. Additionally, a 20-foot undisturbed buffer is proposed along the north and east property lines. Therefore, it appears that the proposal is consistent with the Suburban (SUB) Character Area calling for protection of existing single-family neighborhoods at maximum densities of 8 units per acre and compatible with adjacent and nearby properties. Additionally, the proposed single-family project is consistent with the 2050 Comprehensive Plan’s goal of encouraging “new and diverse housing types to help the county meet market demand and support continued growth” (Page 14, 2050 Comprehensive Plan Housing Opportunities). Regarding school impacts, when fully constructed, this development would be expected to generate 3 students: one (1) at Snapfinger Elementary School, one (1) at Columbia Middle School, one (1) at Columbia High School, 0 at other DeKalb County School Districts schools, and 0 at private school. All three neighborhood schools have capacity for additional Students. See attached Dekalb County school impacts for additional information. Therefore, upon review of Section 7.3.5 (Rezone Criteria), it is the recommendation of the Planning & Sustainability Department that the application be “Approved, with the attached conditions”.
PLANNING COMMISSION VOTE: (May 5, 2026) Pending.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (April 2026) Approval (7-0-1) with the following condition: After the HOA is established, the restriction of Air BNBs, Short-Term Rentals, Pad Split, etc. shall be included in the HOA convenance and By Laws.