4.26.2023: THE CITY HALL SAP ZONING MEETING FOLLOW-UP.

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THE MEETING

Everybody had a voice and position. The developer and L5P CID member supported the development. Our community is pro development, however, have questions and concerns on several fronts with the proposed development.

 

IMPORTANT:

One very big issue we heard at the City meeting was WE NEED TO BUILD WIDER COMMUNITY VISIBILITY. Not everybody reads NextDoor. It is very important that you ask your neighbors, friends and family “HAVE YOU HEARD” about the proposed development. Share the facts, have a discussion, have a position. Please know I am saying this whether you agree or disagree with me.

 

VERY IMPORTANT: THE CITY OF ATLANTA IS STILL ACCEPTING EMAILS TO HAVE YOUR VOICE HEARD

If you have concerns, a position and would like for the City of Atlanta to consider your concerns prior to granting the application, email The City of Atlanta voicing your concerns.

EMAIL: sapcomments@atlantaga.gov.

REFERENCE: SAP-23-026.

The SAP (Special Administrative Permit (SAP)) is what the developers need to proceed. And, again, THE CITY IS STILL ACCEPTING EMAILS to question the scope and scale of the proposed development. Consider using some of the following meeting subjects points below in your email. 

 

MASTER PLAN

Candler Park Neighborhood Organization’s (“CPNO”) 2013 Candler Park Master Plan (“Master Plan”) adopted by the City Council includes a previous “… Moreland Ave Corridors Study” recommending a limitation on Little Five Points buildings “to 3 stories or 35 feet.” (Page 11, Master Plan, (https://candlerpark.org/cp-master-plan/). In addition, the Master Plan provides recommendations for updated zoning throughout Candler Park including restriction on heights so new development would not tower over residential properties in R-5 Zones. (Page 63, Master Plan). 

 

LITTLE FIVE POINTS MOBILITY PLAN

Furthermore the Little Five Points Mobility Plan (“Mobility Plan”) (last updated 2021) provides that “development should be appropriately scaled to the community” with “… heights, transitional height planes and planted buffers along the Candler Park and Inman Park edges.” (Page 36, Mobility Plan, https://static1.squarespace.com/static/5bdc96aa1aef1d29062daaad/t/617b3c7a898a7b444d8cf97d/1635466380199/210611_L5P_MobilityPlanFINAL-compressed.pdf).

 

RECOMMENDATIONS AND NEIGHBORHOOD COMMERCIAL DISTRICTS

Despite the clear recommendations for height restrictions for L5P in the Master Plan and Mobility Plan, NC-1 (Ord. No. 2002-34) has remained unchanged since its 2002 enactment. In fact, L5P was the first district in Atlanta to be rezoned “Neighborhood Commercial” – a designation intended by the City of Atlanta to protect and enhance the specific size, scale and character of primarily historic neighborhood-oriented commercial nodes. Since 2002, other neighborhoods such as East Atlanta Village (“EAV”), a neighborhood similar to L5P in size and character, have enacted Neighborhood Commercial Districts which implement height limitations for developments in close proximity to R-5 zones. Specifically, EAV’s NC-2 (enacted in 2013) restricts buildings to three (3) stories (Atlanta Municipal Code, § 16-32B.002 (7)). Likewise, in neighboring Inman Park, all mixed use developments remain generally at four (4) stories. Furthermore, the Little Five Points Community Improvement District (“CID”) has failed to act for a number of years on height restrictions for NC-1, and even as recent as January 10, 2023, the CID recognized the need for a zoning update to the “outdated NC-1 zoning.” (https://l5pa.com/cid-meetings).

 

FOR YOU ENVIRONMENTAL FOLKS (we have something for you too!)

Historic Tree Issues: a tree plan was not completed prior to submission and there are six trees identified by our community that will be impacted by the project and are desired to be “saved trees”. One of these trees is the largest water oak in the city of Atlanta and is a “champion tree” as designated by Trees Atlanta. This tree is fully self-supporting and in its natural state with no wires, rods, or other supports. This champion tree’s critical root zone extends into the property in question and based on the proposed sewer routing this root zone would be impacted greater than 20%. The developer has been contacted and provided an opportunity to measure these 6 trees so they may be included in their plans. We expect that these trees are respected and saved in light of the City Council’s commitment to a minimum 50% tree canopy in the city.

 

PARKING

The development adds 200 residential units with 94 Residential and 53 retail parking spaces (147 in total). This is insufficient parking for the immediate surrounding neighborhoods to accommodate (in addition to retail, residential, repair and delivery visitors).

 

CONCLUSION

With appropriate size and aesthetic changes this development could be a valuable addition to the area and help ensure the success of local businesses and would inject new residents to the area. As a community, we would be happy to support this project should changes be addressed, discussed and alterations made.

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You are important. Your voice is important. Please play a part in a community voice.