N6 SJ Collins Enterprises LP 16 20864

DeKalb County Department of Planning & Sustainability
330 Ponce De Leon Avenue, Suite 500
Decatur, GA 30030
(404) 371-2155 / plandev@dekalbcountyga.gov
Lee May
Interim Chief Executive Officer
Planning Commission Hearing Date: September 08, 2016, 6:30 P.M.
Board of Commissioners Hearing Date: September 27, 2016, 6:30 P.M.
STAFF ANALYSIS
Case No.:
LP-16-20864
Location/Address:
The northeast corner of Church Street and North Commission District: 4 Super District: 6
Decatur Road, and the southeast corner of
Church Street and Milscott Drive at 2650 North
Decatur Road, 1575, 1587, 1591, 1609, & 1625
Church Street, and 2625 Milscott Drive, Decatur.
Parcel IDs:
18-049-11-010, 18-049-11-007,18-049-11-023,18-049-11-008,18-049-11-014,18-049-11-013,
and 18-049-11-020
Request:
Application of S.J. Collins Enterprises LLC to amend the Land Use Map from CRC (Commercial
Redevelopment Corridor) to TC (Town Center) that will allow a 13.34-acre mixed-use
development
Property Owners:
Cars CNI-2 L.P.
Applicant/Agent:
Acreage:
S.J. Collins Enterprises, LLC C/o Julie Sellers, Esq.
13.34 acres
Existing Land Use:
Surrounding
Properties:
Nalley Nissan and Infiniti car dealership.
Adjacent Land Use :
North: TC South: OP East: NC,CRC West: CRC, TC
Comprehensive Plan:
Agenda #: N.6
To the north, northeast, and east: multifamily residential (“The Reserve”, “Orleans at
Decatur”, “Park Summit”); to the southeast: health clinics and commercial; to the south: the
DeKalb Medical hospital complex and the North DeKalb United Methodist Church; to the
southwest: the Suburban Plaza shopping center; to the west and northwest, retail and
commercial, including the Tesla and BMW car dealerships and The Metropolitan, an
extended stay hotel.
Consistent
(CRC)Commercial Redevelopment
X
Corridor
Inconsistent
Proposed Density: 21.69 d.u./acre
Existing Density: Not applicable
Proposed Units/Square Ft.: 300 units, 6,477.37
Existing Dwelling Units/Square Feet: : 6,356 s.f./acre
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Staff Recommendation: Approval
The proposed amendment to designate the area as Town Center is consistent with surrounding and recent
developments. The high traffic volume on roads that border the subject property, the existing surrounding
commercial land uses and the area’s transition to more intense land uses all support the approval of the proposed
land use amendment. The proposed amendment is supported by key policies and strategies which are consistent
with the County’s Comprehensive Plan as referenced below.
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HP2: Identifies and encourages new and innovative approaches to quality residential development which expands
housing opportunities and minimizes public and private cost.
SPP2: Creates pedestrian scale communities that focus on the relationship between the street, building, and
people.
LUP4: Allows increased density to encourage urban lifestyles that support mixed use active
TCCAP1: Promote sense of place initiatives.
TCCAS: Encourage that all development and redevelopment in activity center provide open space and /or
contribute to the public realm with wider public sidewalks pedestrian linkages and other design guidelines.
TCCAS20: Each Town Center should include a high-density mix of retail office services and employment to serve
neighborhoods.
SUBJECT PROPERTY/SUBJECT PROPERTY ANALYSIS
The subject property is located on the southeast corner of Church Street and Milscott Drive and the northeast corner of
Church Street and North Decatur Road, at 2625 Milscott Drive, 2650 North Decatur Road, and 1575, 1587, 1591, 1609, &
1625 Church Street, Decatur. The property has approximately 423 feet of frontage on Milscott Drive, 1,242 feet along
Church Street, and 700 feet on North Decatur Road and contains 13.34 acres. The subject property currently has a Nalley
Nissan dealership on the property and is zoned M (Light Industrial) there is a companion rezoning case.
PROJECT ANALYSIS
This proposed land use amendment for the subject property is to develop a large mixed-use development. The project
will consist of a mixture of uses, including approximately:
 35,096 sf. Grocery Store
 54,486 sf. Retail and Commercial Space
 (300) Multi-family Residential Units
LAND USE PLAN ANALYSIS
Subject Property
The subject property is currently designated CRC (Commercial Redevelopment Corridor). This designation is for areas
such as major corridor and commercial retail development. The designation allows redevelopment of declining
commercial corridor and to improve the function and aesthetic appeal of more stable commercial corridors. The
requested Town Center (TC) designation is the second most intense of the 2025 Comprehensive Plan’s “Activity Center”
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designations. This designation permits multi-family, commercial, office, and mixed-use developments. Under the TC
designation, proposed residential development cannot exceed a maximum density of sixty (60) units per acre.
Surrounding Area
Immediately to the west, along N. Decatur Rd, are commercial and retail establishments and a mixed use development
that underway. The Board of Commissioners amended recent properties alone N. Decatur Rd from CRC to TC in efforts
to maintain the vision of the Medline LCI Study. The properties immediately surrounding the subject site to the east and
south across North Decatur Road is designated Commercial Redevelopment Corridor (CRC). CRC permits rezoning for
commercial, office, multi-family and mixed-use. Under CRC, the proposed residential development cannot exceed a
maximum density of 18 units per acre. North of the subject property along Church Street is designated CRC. Further to
the north is the designated TC. Most of the land to the south across North Decatur Road, is designated Office
Professional (OP)
Land Use Plan Consistency
The applicant has requested to rezone the subject area from Commercial Redevelopment Corridor (CRC) to TC (Town
Center), a classification permitting a mixture of multi-family, townhouses, health care facilities, office, entertainment
and cultural facilities commercial and retail. The amendment to TC (max residential density of 60units/acre) is needed
because the CRC designation is inconsistent with the allowable development permitted within the CRC subject area. The
Commercial Redevelopment Corridor (CRC) designation is unlikely to support multi-family redevelopment at the desired
densities that are similar to many of recent developments.
The surrounding multi-family and commercial uses are undergoing a transition to more intense developments. The
Suburban Plaza shopping center, located across North Decatur Road, has completed a Wal-Mart, Starbuck and LA
Fitness. Several commercial properties to the east along Church Street and DeKalb Industrial Way have transitioned to
multi-family developments. This includes a recently approved Fuqua Development and Atlantic Realty multi-family
development.
The Atlanta Regional Commission awarded the county the Medline Livable Centers Initiative (LCI) study. The intent of
the study was to establish a unified vision for future growth and redevelopment for the entire area by linking
transportation improvements with existing and new land uses. The Medline LCI Study recommendation is to create
development that focuses on adding multi-family units as part of mixed-use communities that include retail and possibly
office space. New multi-family projects should be pedestrian-oriented and form a cohesive streetscape with neighboring
projects to strengthen sense of place and increase marketability. The study was adopted by the Board of Commissioner
in July 2016. The requested amendment from CRC to TC is consistent with the 2025 Comprehensive Plan because it
permits the redevelopment of existing underutilized land uses surrounded by more intense development. It also
matches the Medline LCI Study desire to centralize the intense development within the Medline core area.
LAND USE AND ZONING ANALYSIS
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Section 27-829F of the Zoning Ordinance, “Amendments to Comprehensive Plan land use maps;
application forms; criteria” states that the following standards and factors shall govern the review
of all proposed amendments to the land use maps.
1.
Whether the proposed land use change will permit uses that are suitable in view of the uses and
development of adjacent and nearby property.
Yes, the proposed land use change will permit uses that are suitable and consistent with the use and
development of adjacent and nearby properties. Surrounding properties have transitioned from the
Commercial Redevelopment Corridor to Town Center character area. Most recently, the North Decatur
Road, Blackmon and Scott Blvd redevelopment was changed to the Town Center character area.
The Town Center character area goal to provide a focal point for several neighborhoods and offer a
variety of activities is achieved by including the subject property in the Town Center expansion that has
recently occurred. The open space provided in the site plan at the comer of North Decatur and Church
Street aligns with the character area objective of increasing pedestrian accessed green space.
2.
Whether the proposed land use change will adversely affect the existing use or suitability of adjacent or
nearby property.
No, the zoning proposal will not adversely affect the existing use or usability of adjacent or nearby
property. On the contrary, the zoning proposal will benefit surrounding land uses since the proposed
mixed use development will provide a healthy grocery/restaurant option and also residential options
for employees working at the hospital or nearby employment centers. The propose transportation
improvements proposed as part of this development will also help mitigate traffic concerns.
3.
Whether the proposed land use change will result in uses which will or could cause excessive or
burdensome use of existing streets, transportation facilities, utilities, or schools.
No, the land use change from Commercial Redevelopment Corridor to Town Center will not cause
excessive or burdensome use of streets, transportation, utilities, or schools.
4.
Whether the amendment is consistent with the written policies in the Comprehensive Plan text.
Yes, the proposed mixed use development is consistent Town Center character area and the Medline
LCI Plan. The development incorporates additional greenspace, healthy lifestyle options, including food
and connectivity.
5.
Whether there are environmental impacts or consequences resulting from the proposed changed.
There will be no environmental impacts or consequences resulting from the proposed change because all
development will be done in accordance with local State and Federal regulations with impacts tied to
sustainable programs and site design techniques.
6.
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Whether there are impacts on properties in an adjoining governmental jurisdiction in cases of proposed
changes near county boundary lines.
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The Property is approximately .5 miles from the City of Decatur. The impact on the properties
within the City limits is similar to the impact on the unincorporated County in that the development
will provide additional uses for the neighborhoods and residents.
7.
Whether there are other existing or changing conditions affecting the use and development of the
affected land areas which support either approval or denial of the proposed land use change.
Yes, the changing conditions of the surrounding redevelopment support the approval of this land use
change to the Town Center character area. The Applicant's proposed development will benefit the
public health, safety and welfare by promoting a walkable redevelopment of the existing car
dealerships located at the site. The development will add greenspace and provide a mixture of
residential and retail uses. The Town Center character area is consistent with the type of uses to serve
the nearby residential, medical and business community.
8.
Whether there are impacts on historic buildings, subject property’s, districts or archeological resources
resulting from the proposed change.
No, the zoning proposal will not adversely affect historic buildings, sites, districts, or archaeological resources.
Attachments:
1. Application
2. Site Plan
3. Rendering of Project
4. Site Aerial Map
5. Future Land Use/Character Area Map
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