Zoning Board of Appeals - Regular Meeting

Everyone, thank you all for attending. Today is Monday, July 6, 2026. And this is our CZIM, our Community Zoning Information Meeting. My name is Matthew Williams with CDRA. And the time is now 6.04. We're going to go ahead and get started. A couple of housekeeping items. Please refrain from speaking unless you are the speaker. Please be respectful at all times. Please keep your questions and comments relevant to tonight's topics. Please wait for the presenter to finish asking, before asking your question and or stating your comment. And any follow-up comments can be emailed to our planning email at cityofsouthfultonga.gov. Some important dates to keep in mind. For the rezoning and special use permits that are on tonight's agenda, that public participation plan meeting report is due August 5th. The planning commission meeting hearing will be August 19th. The mayor city council meeting public hearing will be September 8th and for any modifications on the agenda tonight that public participation plan meeting is due report is due July 28th and then that mayor city council public hearing is August 11th keep in mind that all public hearings are mandatory and must be attended in person. This is an example of the public participation plan report that you must submit And this is an example of the postcard that should be emailed out to all the properties within a one mile radius of the subject property. This is our rezoning and special use schedule. As indicated by the blue arrow, we are in cycle eight. And as highlighted, this is July 6th. This is our CZIM meeting. And this is the zoning modification schedule. So we're in cycle seven for modifications. And again, this is that July 6th CZIM meeting. The first case that we have is E25-022 along with CV25-033. The address is 00 National Highway and 0 Pleasant Hill Road. The applicant is requesting a rezoning from AG1 and R4 to MIEX to develop a mixed use development featuring hotels, restaurants, commercial offices, Residential housing on 35.52 acres. The applicant is also seeking a concurrent variance to allow encroachment into the 75-foot understart buffer and the 25-foot improvement setback. The applicant is free to discuss their project.

Good evening, everyone. My name is Monte Garside. I'm here on behalf of BVI Development Group. Um, I just want to make 1 quick correction. There's actually 2 parcels that total about 66 acres and not 35.2 for those who are. Who may not know where that is? Um, it's the, the park that's directly across the street from world changers church. Just to update you on. LOGISTICALLY WHERE WE ARE. WE MOST RECENTLY RECEIVED OUR FINAL POSITIVE DETERMINATION OR OUTCOME FROM THE ATLANTA REGIONAL COMMISSION AND FROM THE GEORGIA REGIONAL TRANSIT AUTHORITY. GIVEN THE NATURE AND SCOPE OF THE PROJECT, THE the city required that we have a developmental regional impact study commissioned along with other studies, traffic and noise, all those things that was spearheaded by ARC and by GRIDA. And so I forget the date, I believe it was in May, we received essentially a final approval from both of those entities. So that's what brings us here today. I'll try and be very brief. I know that we have... A much more expensive presentation at the public participation meeting in August. So, if we can't get to your questions today, we certainly will be able to at that time. But just to give you a little bit of an overview, the project, as Mr. Williams mentioned is on 66 acres on the national highway. It's a mixed use development project with the. The purpose of bringing a number of things. food and entertainment, housing, commercial office space, and a few other items. And the reason that we're interested in bringing this project here is because we believe that the old National Corridor and this site in particular is particularly a potentially vibrant commercial district. We, in doing some of the research that we, in scoping out the site, we recognize that Old National is a tremendously large commercial corridor. Years ago, it was a tremendously vibrant corridor. We believe that this project will help return some of that vitality. the development partners that we have engaged thus far, some of our hotel partners, some of our retail partners, are attracted to this area for a number of reasons. The first, it's proximity to the airport. We're less than 10 minutes away, so our hotel partners in particular know that business travelers, tourism travelers, will be particularly interested in staying in South Fulton. South Fulton has a high population density. There's over 100,000 residents now. That obviously, when you talk about retailers, grocery stores, restaurants, things like that, it's a very, very attractive makeup. And this is one of the fastest growing areas in metro Atlanta. And so that's why our group and the development partners that we've engaged thus far are so interested in this particular project. Why that should matter to the residents of South Fulton is because of the incredible growth potential, revenue potential for the city. I mentioned tourism before, business travel, but more importantly, job creation. We estimate that at the very least this project will generate at least 10,000 jobs, both in the construction and in the You know, operation of the development once it's completed. It's also our intent to make a real investment in this community, not just putting up buildings that require people to come spend money. We'll get into more detail about that at the August meeting, but there's a real investment that we are wanting to make in this community because we believe in its potential for growth. And then. Quite honestly, we estimate between 80 and 100Million dollars in in tax revenue that will come to the area as a result of this of this project. Once it's up and running that probably the largest bulk of being hotel and occupancy taxes, but there'll be there'll be others others as well. Um. More than anything, we want this to be a place that the residents of South Fulton can live can work can play and can gather as a community. We believe in that and that's at the heart of the kinds of development that we that we do. And we're excited. We're excited to bring that to the city. At this point, I believe that's about the overview that I wanted to present. I believe there's an opportunity for the public to ask questions and we'll happily take those.

If anyone in the audience has any questions for the applicant, please step to the mic, state your name, and ask your questions.

How are you, sir?

Good evening, I'm Alwyn Reynolds. I reside at 585 Kings Place, Riverdale, Georgia, District 7, which is right next door to the said project. It appears obviously we're not really getting much detail about the project tonight. Is that correct?

Um, I can, if you have questions, I can try to answer them, but we are, the way the process works is we were told as we, the, the, the, the real granular detail comes at the public participation meeting when more of the public can, can ask questions and, and, and hear from us. But I'd be happy to try and answer what questions you may have.

This project is going, you stated was going to comprise of hotels, restaurants, right? Housing. Correct. And, um, Can you give me a little bit of insight on the type of hotel, the brand, the dimensions that you're looking at?

Right. So we have commitments from the Hyatt, from the Hilton, from Hard Rock. Those are the three major hotel partners. I believe there could possibly also be some more business traveler hotels. That's still in a little bit of development discussions, but If you think something like a Hyatt Place or a Courtyard Marriott, something along those lines, that is more of a business traveler, caters to the needs of the business traveler. That was the hotel question. What was the other part of your question? I'm sorry.

Well, let's stay with the hotels for a second here. Those hotels that you're seeking or looking into developing, What are the amount of rooms and convention space that these hotels will have?

Right. I forget the exact number, but it's 2,200 rooms? 3,800 rooms. The thinking behind that is with the runway expansion that is going on at Hartsfield, I believe they eliminated about 2,000 hotel rooms as part of that process. And so we knew that there was a need. I can assure you that our hotel partners are very excited about the possibility of being able to fill that void and even add on to that. But it's 3,800 rooms between those three, possibly more if we're talking about the other smaller flags.

Okay, so 3,800 rooms. A projection on the square footage of convention space, meeting space? Do you have that number?

I don't have that with me, but obviously it will be significant, like six-figure square footage for convention space. I know that for a fact.

And what about the height of the hotels?

Did we say, is it 15 stories? I believe that's right, 15 stories. So we went through, and I know you've been at a number of the meetings that we presented at, and I think initially we were trying to propose 20 stories. We always knew that that could possibly change once we went through the ARC process, if that in fact happened. and after we engaged with the FAA and Harrisville. So 15 is what we were told we could comfortably do without being in the flight path and all of that. So we've made that adjustment. There are a number of other adjustments that we made to the scope of the plan after having gone through the process with ARC.

Okay. And also, I think you mentioned that there are going to be the 15-story hotels, and then there could possibly be like the mid-range hotels, like the Hyatt Place and so forth.

Those are a handful of stories, five or six stories.

Okay. So overall, hotels in that area will be approximately eight to ten hotels?

No, no, no, no, no. No, I think it would be...

five at a minimum maybe six or seven depending on how many of the smaller smaller flags okay um what about the uh and that this may be a question for staff the district overlay or national district overlay it does this come into play and somehow

It does.

Okay. So as that overlay stands and states right now, there's definitely going to have to be some significant changes to it in order to allow this type of project. Do you agree or disagree?

We would need to look at the application once they finally submit everything and then look at the regulations and evaluate at that time. Okay. If there need to be changes, then they'll have to go through that council person to make those changes.

Go through the council person. Again, very concerned about the overlay as it is written now. 15 stories, as I believe I'm correct, doesn't allow that height.

I could be wrong.

Okay. Thank you, sir. Restaurants, retail is another part of the project as well. Yes, sir. Right. What type of restaurants? So it would be... Outside of the hotels.

Right, right, right. Outside. It would be full service. I don't think that we have any plans for any fast food, but full service and like family style. I don't know the right categorization of that, but I know full service is one. So white, black napkin on the one end, but then there will also be... I don't know about chains, but certainly, you know, family-friendly style restaurants as well.

Housing. Can you speak a little bit toward the housing part?

Yes. So there will be both an apartment building that will – CONTAIN SOME, AND I FORGET THE PERCENTAGE AT THIS POINT, BUT SOME WORKFORCE HOUSING. AND THEN THERE WILL ALSO BE A CONDOMINIUM BUILDING ON ANOTHER PART OF THE PROPERTY. THEY WON'T BE RIGHT TOGETHER, BUT ON ONE SIDE OF THE DEVELOPMENT THERE WILL BE AN APARTMENT BUILDING. I FORGET THE NUMBER OF UNITS. SORRY, 1,500 UNITS. WOW. AND THEN THE CONDOMINIUM will also be like a retail building as well. So there'll be a kind of a live-work-play element to the condominium building.

How many condominium units? So we're not... Not there yet?

Well, we have a number in mind, but things keep changing only because of zoning requirements and other people having their say. So what we're trying to be is politically correct and...

Accommodating. Yeah, accommodating to what's needed, exactly.

Just to clarify, if you are speaking from the audience, please speak at the mic, because again, we can't hear you in here, but the streaming audience can. So if anyone wants to come up and speak, please use the mic.

If you want, I can kind of recap what he said. So Mr. Butler was explaining that the number of condominium units is a bit fluid because we're still working through what is going to be deemed to be needed locally. But I believe it'll be a few hundred. at the very minimum, but that's a bit of a moving target. Hopefully we'll have more definitive numbers by the time we have our public participation meeting, but we're And I just want to say that our objective from the very beginning was to partner with the city and its residents as best we could to meet the needs that they have professed. And some of the needs are not identical, but to try and meet them as best we could and then to go about working with the city and its residents to bring about those requests.

Now, this particular project is definitely going to be like at the old National Park. correct yes uh what are we doing with the park land because prior to this it seems as though the only upgrades to the park was just redoing the fields and um is that still so those are those are two different two different two different things so the the um old national park slash tucker memorial park little league fields is separate that doesn't require rezoning

We're going to be making upgrades to to that as as part of our investment in the, in the city. So that that piece is separate. The park itself, the land we purchased was actually also a park. And so 1 of the things that we agreed to do when we purchased the property, but that we also. ARC reminded us to do when they made their final evaluation was to make sure that we have green space, walking trails, and things like that. So we incorporate all those things to maintain the aesthetic and being as environmentally conscious as we could be.

So again, the hotels, and I understand that there are going to be some hotels lost in the area due to the runway and so forth. The only draw... for hotel stay is in close proximity of the airport? Is that what you guys are kind of basing your building the hotels on in this area?

No, no, I wouldn't say that. I think that our hotel partners are excited about the scope of the project. They know that there will be increased tourism and increased business travel as a result of there being other things to do in the area.

Okay, increased tourism. Elaborate on that one. As far as touring what?

Well, no tourism is people come to Atlanta. Atlanta is like the third or fourth most visited city in the country. So we know that there are a lot of visitors who come from out of town. A lot of people, once they know that there are hotels actually close to the airport, we do believe that they may not, some of them may visit South Fulton, but others. maybe going to games or they may be traveling to other parts of the area, but the proximity to the airport, as anybody who's lived here or traveled here knows that sometimes getting to the airport can be, from your hotel can be a problem if you're coming from Buckhead or coming from other places.

And the area that you're developing as well as the area around the airport is very concentrated with hotels already. So, I mean... you're adding to that congestion of hotels. And so I was just very concerned or just wanted to hear, other than close proximity to the airport, what other things could possibly draw people to that area.

Thank you so much. Sure, sure. Thank you.

I'm looking at a variance for this Proposal I'm assuming this is the Flint River tributary Cater Creek That the proposal is to encroach upon my question is what is the extenuating circumstance that that we need to violate this municipal ordinance in order to make this project work? I'm not sure I understand your question. I'll go to staff first. Staff, what is the variance for?

So they're seeking a concurrent variance to encroach into the 75-foot understudy buffer at the 25-foot improvement setback.

Is that the State Creek buffer?

The 25-foot is the State buffer. The 75-foot, I believe, is the South Fulton buffer. It's the South Fulton buffer.

Okay. So, yeah, that's what I'm talking about. Why is it necessary with the amount of space you have to encroach within that buffer?

Help me realize where that buffer is. Could you point that out to me?

Well, I really wish to get a printed map so I could see, you know, I don't want to get out of the

If you look at this screen, I believe it's that blue portion that's highlighted.

Okay.

That runs through the development.

Right. Got you. Okay. And so is what you're saying, there is a creek there? Is that what you're trying to say? I'm not trying to be funny. I'm trying to answer your question. No, no, no.

If I had a better map, I could show you. The creek would be, you know... near the parkland, but it should be running parallel to Surrey Trail. We would cross under Pleasant Hill.

So I do believe, if my understanding of the creek issue is correct, and Mr. Butler, please correct me if I'm wrong, there is no actual water in there. There's no creek anymore. Because we were actually talking about this at lunch today, the map that was used to reflect that creek was like a 300-year-old map. And 300 years ago, or whenever the 300-year-old map was constructed, there was a creek there. The more recent depiction of that map, I believe that creek has dried up. And so there isn't one there anymore. Mr. Butler, do I have that?

And if I might chime in, Mr. Venable. So to answer the question, the 300-year-old map is where you see the creek.

The 100-year-old map, the creek does not exist on any maps

under 100 years of age. And so we had another engineering company go out to confirm that to make sure we can do this. We understood because I'm a tree hugger. I'm from California, but my family's from here. So I don't want to disturb any creeks. I don't want to take all the trees down. We're just doing what we can to make it haveable for everybody.

Thank you. My point is, you can go today and physically drive there and walk down, you will see the creek. The Flint River starts under the Atlanta Airport. Cater Creek, which is the creek I'm talking to do, is one of the major tributaries that goes down south that makes the Flint River and goes that way. So, I mean, that was my question is, you know, my understanding is that because that was a major tributary, That that had a buffer of that size.

So my only response to that, and I don't know if this is an answer question to your satisfaction, but part of this process that we've gone through with with with arc was to make sure that. Every aspect of this development project was going to be. You know, feasible and was not going to disturb, you know, wildlife vegetation, you know, the environment at any at any significant level. So we've been assured by art that the plan that we have is sustainable is workable and is going to be beneficial to the city of South and into the to the region. So, I don't I realize that that. Answer may not may not satisfy you and why we're disturbing whatever we're disturbing on that plot But I'm I'm telling you that that's that's that's kind of we've kind of I think Met the the expectations and the satisfaction of the Atlanta Regional Commission with respect to that that that issue Okay, let's go back to the one that's being shown on the map if staff is saying that that is the

buffer you were supposed to have, why is it necessary to encroach on that buffer?

And I'm not an engineer, so I can't give you the engineering answer for that.

Okay. For your commercial, it's speculative. You don't have any confirmed or semi-confirmed restaurateurs or even for office space, any corporations or companies that are actually showing a reliable and sustainable interest in relocating to this property? No, that's incorrect. Okay. We have several, yeah.

And who might they be? we will discuss that in August meeting where we're not, we're keeping that a little bit close to the vest for the, for the time being. But we do have commitments from commercial, uh, um, partners for sure.

Okay. Lastly, with the housing, what sort of speculative rent for the apartment and speculative price for the condos that you're proposing?

Yeah, I mean, I can't give you the exact numbers because that the market isn't set yet. We're talking about probably 4 or 5. Well, not 4 or 5 years. At least a couple of years from now before they're before they're up and running. So. But what I do know is that there'll be. A number of them will be the vast majority of them will be at market rate, whatever that happens to be. And then there will be a certain percentage of them that will be set aside for what we call workforce housing that and I forget what the, the, the. The formula or ratio is there, but that's at a rate, a certain percentage below market for a particular category of residents, be they educators, municipal workers, first responders, things like that. But the units will be at market rate. The point of this project is to not price the people out of the neighborhood who currently live here. And so we're not. We're not here to gentrify South Fulton, which is not. I realized you're I'm asking you to take my word at that right now, but we've at no point do we ever want to price the people of South Fulton out of a development that we're bringing building for them. Will other people come? Absolutely. We hope they do. We do hope the South Fulton grows in population, but we want that population base to begin with the people who live here right now. So it's not in our interest to go build a big pretty building that none of the people here can afford to live in.

Okay. That that was not my concern. I am very super committed to having a balanced community. If I have lower middle, lower income, I need some upper level, upper higher income to balance it out. So I think everybody looks at this and they just go that one way and nothing productive happens because I'm being real how the capitalistic works. All of your office people, all of your restaurantees, all of that, first thing they do is pull demographics. If your demographics don't look like you can support what's going on there, they're not coming.

Those are conversations we have had. Absolutely. I can assure you of that. Those are conversations we've had. And I'll be frank. I'm probably telling you a little more than I should at this moment. But at the outset, there were a couple that said, we're not so sure. But there are a number of people on this team that are from here and know what Old National used to look like and knows who's still here. And we had to explain to them, listen, you're looking at it through the wrong set of lenses. All right. The people that have lived here for generations want desperately to to patronize businesses in their own communities. They want to live. They want to work. They want to gather where they want. And we heard that loud and clear and we agree. And so there were a couple of those partners. I'm not going to tell you, because I don't want you to upset with them, but there were a couple of them that we had to tell them, listen, you are looking at this wrong. You need to look at it again.

Oh, I already know. It's like, uh, live for a long time myself, so I'm very aware.

I know you have, and you're at every meeting, and I appreciate your contribution, because we have people like you in mind when we talk about this. Even though we may not always agree, we have you in mind. You came up, both of you came up in our conversations at lunch today. We knew you would be here. And I don't say that, listen, I don't say that to be funny. I really don't. Because you're here more often than you've been here more often than every other resident of South Fulton. So while this project may not come out of the ground exactly the way y'all want, I can assure you that we hear your concerns. We are not dismissive of them at all. And if at any point you want to come and talk to me or Mr. Butler or anybody in our team face-to-face, we will welcome it. I'm not blowing smoke here. I'm dead serious when I say that. But the two of you specifically come up every time we talk about getting ready to address this community.

All right. And lastly, since it's hard to see, and I guess you don't have a pointer, I was wondering if you could go through what each of these things are.

Oh, sure. I started to go through the site plan, but I didn't want to take up everybody's time. But what we...

Are we starting off all national highway? I'm sorry. Are we starting off all national highway driving in?

Yes.

Yes. All right.

So, um, yeah, that works. That works. So old national highway, uh, runs from the bottom of the screen to the top of the screen. Yeah. And so the main entrance for the development is going to be right smack dab, Ms. Walker, if you could point up to, well, you're sitting down, sorry, where those three oblong leading to the circle in the middle. Yeah, that'll be the primary entrance and that'll lead directly to the that horse will not horseshoe, but the curved building on the edge there is that's the condominium building and retail tower. Um, coming back towards old national, you'll see on both sides of, um. What do we name that street? Yeah, both sides of those are the office towers. And then the parking structures that go along with them. Um, the small buildings, uh, running alongside of. Those are the right now, right there. Yes. Those are the kind of the power centers of this. So the, this project is, um. I'm trying to say it correctly. Net 0, carbon emission, green energy, sustainable projects. And so if you go to, say, a state farm arena, or if you go even at the airport, I think a little bit, you won't see trash receptacles. You'll see. What they do there specifically at State Farm Arena is there's no waste produce. They take all of the quote unquote waste and they repurpose it into renewable energy and. Physical product and so and then there's also water water Water treatment as well. So those I think the two structures Will be the where the where the infrastructure is essentially housed for lack of a better description so that'll be at the front of the property, but those those Structures will support the infrastructure power water and whatnot for the entire development

Real quick, I'm just concerned that that's being placed directly on the front face of Old National. Are these going to be encapsulated with 100% masonry siding and Noise suppression.

They'll be, they'll be whatever is practicable, sustainable, aesthetically pleasing, all of that. Cause we don't want that. I mean, we don't want to build this pretty stuff and have it be, you know, a problem upfront. So that is going to, it's going to cover all of those concerns. I can assure you, I can assure you of that.

So there was no discussion of putting those in the rear of the property.

As opposed to the front as of right now, there was, but as of right now, there's a big floodplain on the 20 acres on the back. And so that that would create more problems than it's worth. Now. If, you know, if we, and we've had discussions about potentially trying to acquire that. And next, and if we were able to, that might that might change it. But as of right now, we don't own any of that land and we're not about to put a heavy structure on a, on a, on on. You know, property that's not that might won't be able to sustain it. SCROLLING UP A LITTLE BIT HIGHER, MR. OWEN, THANK YOU. SO NOW WE'RE GETTING INTO WHERE SOME OF THE HOTEL PROPERTIES ARE. AND THIS SKETCH, IT'S HARD FOR ME TO TELL BECAUSE IT'S NOT TO BUT THERE ARE SO THE LARGE RECTANGULAR STRUCTURE In the middle there, that's covered in blue. Mostly. That's a parking structure for. The food hall. Restaurant area, which is immediately to the left of that structure. Okay, going all the way. To the right is where you start to see our. the curved structure on the top right, yeah. Over there is where our restaurant district is going to be, aside from the food hall. So the food hall will be kind of like a Powhatan Row. If you're familiar with Colony Square, it's a food hall. actual sit down restaurants, you know, full service restaurants will be on the other, the other side there. Um, and so the hotels are kind of, um, the, the structure that sit in next to the parking structure, that's kind of cat a corner, uh, on the bottom right there that, yeah, that's a, that's a hotel. And then going across to the right, that's another hotel. And then the structure on the back is the parking. Parking structure, and then there's 1 more hotel. Below that center parking structure that I 1st, 1st mentioned. Directly below it. And then the apartment building is at the very top. Um, it's like a L shape with a rectangle in the middle of it. So the rectangle is the parking structure of the apartment complex. The apartment building is forms literally that L with a little lip at the top. And I apologize for that very crude description, but that's pretty much, pretty much the layout. Any more questions for this applicant?

Where does that, drive connect to the down the center.

So the, I guess the one, the one that went through the middle to the, to the, um, yes. So there will be an insurance that will come from the bird at roadside that will lead to coming straight down. and then that meets the street that runs perpendicular to Old National. So there'll be multiple entrances. Burdette Road is gonna have to be extended a little bit and paved. I forget what the traffic study revealed, but there's, There'll be an entrance because we can't have a bottleneck, so there'll have to be entrances on the Burdette Road side, Old National, Sheriff Road as well, so that the property can be accessed from multiple ways to avoid a bottleneck.

Okay, so three, Sheriff, Burdette, and Old National.

Right, three to start with. There may be a fourth once we're able to... I'm sorry? Pleasant Hill. Oh, in Pleasant Hill. In Pleasant Hill. So the property will be accessible on essentially all sides so that it doesn't result in everybody coming in in one direction.

Since Pleasant Hill is a residential community, why would we want to dump that traffic on that road?

And I believe the traffic study is going to bear that out so that it's about dispersing the traffic into and out ingress and egress from from the development itself. So, and I don't, I don't have the traffic study in front of me, but I'm pretty sure we'll make a presentation as part of our presentation who may even have the firm that did the study with us. If not, we'll certainly have have that information ready. But it's, it was, you know, it took all of that into consideration so that we don't. disturb and disrupt the community as best we can.

Do we have any other questions from the audience? Does staff have any questions? All right, the next case that we have is 2300 Flat Shoals Road. The applicant is seeking a rezoning from AG1 to R6 to permit the use of a duplex structure on two acres. Is that applicant?

Just quickly and short, this is a situation of being messed over a little bit by a previous contractor who was paid for to do correct zoning and to do the correct permitting. Unfortunately, we found out later on as of about two months ago or three months ago at this point that all the work was already completed. It's already built as a duplex. It wasn't built. It was an existing single-family home that was separated into two units. We found out later that this is not up to code. It's not according to the zoning, and we're just trying to rectify that situation by getting the proper zoning and then afterwards getting it officially permitted. So we're not actually doing any work. We are just trying to be compliant with the city and compliant with everybody.

All right. Was there any questions from the audience?

Just wanted to clarify, this building is there. You were trying to repurpose it into a duplex from a semi-family home.

Yeah, it already was completed. This is back in 2020 or 2021. Um, it was a single family home.

Okay.

And it's, it's a 2300 square foot building, a house.

Okay.

And then straight down the middle one, you know, on the left side, when you're on the right hand side, um, I think it's a three-bedroom, three-bedroom, two-bathroom on each side.

Okay.

Yeah. Okay.

All right. Any other questions from the audience? Does staff have any questions? All right. The next item that we have is Z26-018. The address is 5440 Old National Highway. The applicant is seeking a rezoning from office institutional ONI to C1 to operate a restaurant and lounge on approximately 1.03 acres.

Good evening. My name is Dwayne Parrish, and we're seeking a... to do a rooftop restaurant and lounge on Old National. We believe that this is going to bring a lot of jobs as well as fine dining on Old National, which is, I mean, it looks like it's needed. And we believe also that that would set the bar for Old National. since we hired the number one architect in Atlanta, which is Mr. Boye. And he really believed that whoever come behind Old National Forest rooftop, we believe we'll set that bar for that. And that's what we're seeking.

Any questions from the audience?

First, I'll go to staff. And you may not have looked at it yet. Is there sufficient parking per regulations when you're transferring from one eye to a C and you're extending the square foot to make a rooftop?

Yeah, so we'll look at that once the time for the staff reports to come out. This is still in the early stages, so we haven't looked at detail yet. But we will make that determination once we evaluate the site plan.

Okay. And to the applicant, you're going to remove the roof and make another level?

Yeah. In the front of it, the one that's facing the east, we're going to clip that. The front of the bank, it used to be a bank.

Or was that Barnett? Anyway, they changed the name, Bob. Yeah, okay.

So we're going to clip the east side, and we're going to put the rooftop on that side facing the auto zone or facing grown folks. And then we're going to also clip the back side to make the kitchen. But to answer your question, The 5,200 square, we did come up with 52 parking spaces to accommodate everybody. Because I believe it's 1,000, every 1,000 square foot, I believe it's 10 parking spaces. So we came up with 52 parking spaces.

Okay.

You know, to help see it for us.

Okay.

All right. Any other questions from the audience? I do have one question. Could you describe the hours of operations?

We, well, we were seeking, well, because we was going to do breakfast, lunch, and dinner. So I figure like from 7 to 2.

Every day?

Every day. Okay. Thank you. I think we was going to close on Tuesday. Preparation.

All right. The next project. Most have questions?

I have one question. Is the plan for the rooftop to have amplified music?

Yes.

All right. Thank you.

And on that point, would that music be available from 7 a.m. to 2 p.m.? Or 2 a.m.?

We was going to create like karaoke, like grab the mic, stuff like that.

Would that be a certain hours or will it be available from open to close?

No, that would be certain hours.

All right. Appreciate it. The next one that we have is Z26-019 along with U26-009. The applicant is seeking a rezoning from C1 to C2 to permit the development of a gas station and quick service restaurant component on 1.97 acres.

My name is Nazar Alibi. I represent Alibi Energy. Our initial plan is to bring a Circle K with the ability to bring around six MPDs and two national QSRs in every side with one drive-thru. In addition, we've decided to add an EV charger that would be branded with Tesla in cooperation with Tesla. Currently, the two sites on either side of the property are currently vacant. The future land use of c1 so we're asking from just from c1 to c2 We are currently working with G dot to make sure that they if there's going to require Deceleration lane or not currently as of now there is not a requirement in addition to that We can confirm that there will not be an environmental impact because there are no wet plains floodplain streams or any of those situations in this property Any questions from audience

Just one, I guess. Are there any other gas stations in the area?

There is a Sitco within a mile and a half of that property. I believe it was built in the early 2000s, which it currently has around four MPDs. It has two diesel lanes, and we personally believe it's an aged property that does not allow any food options, and it's a small, tight convenience store.

Is that the only one that will be in proximity of this one? To make a significant impact, yes. That's the only one. So this will be like two gas stations within a mile of each other? Approximately.

Okay.

And there are no other gas stations within that radius, including this one is going to be built and the SITCO. Two miles down the road, there's not another one.

Not two miles down the road. Anything further, I wouldn't know.

All right. Thank you.

Thank you.

When you talk about your quick serve restaurant, is that speculative or you already have someone that's shown some interest?

So we are franchisees of various national brands. So it would be owner operated by us. We are going to try to have, like most of our prototypes, a breakfast option. which could be a Starbucks, a Dunkin', a Tim Hortons. And then we also allow a dinner option, which we have various options, such as Zaxby's, Popeye's, Sbarb's, Pizza, different brands. So depending on the community feedback and all that, we can decide what brands particularly that community would require.

Okay. So you have another set up

would be available or somebody to drive and look at or is this your first venture until we have around 75 locations across across the state of Atlanta so we have a few outside this can be the first one in South Fulton we have a one in downtown downtown Atlanta we have a few in Buckhead we have some in Gwinnett County so we can set some addresses out for you guys to go swing by but

what would you say would be the closest in proximity to the one you're proposing?

The closest one in proximity would be on Lenox Road and Roswell Road. Okay. Yeah. Okay. Thank you.

Any other questions from the audience? I do have a question. Did you say that it was going to be a Circle K?

Yes, we plan on making a Circle K. Okay. It's going to be a Circle K full franchise, yeah.

Okay. Any other questions from staff?

No.

All right, the next case we have is M26-003. The address is 5400 Bethlehem Road. The applicant is seeking a modification to the 2000 petition 0123 to remove condition 3A to provide a minimum 100-foot natural buffer. Undisturbed is set for approved access and utility crossings improvements and replanting where sparsely vegetated subject to the approval of the Fulton County Arborist with an additional setback for all improvements of 10 feet or as approved by the director of the Department of Environmental and Community Development as depicted in the reference site plan and reference conditions to aid.

My name is Jeffrey Peters. I represent Elite Engineering. On behalf of the applicant, Monarch Luxury Builders, which is at Calhoun, we're proposing 146-lot single-family residential subdivision that's located at approximately 5400 Bethlehem Road in Fairburn, Georgia. and we have a total site area of 91.597 acres. We're disturbing 54.02 acres in two different phases that will operate independently of each other, so we're not disturbing 50 acres or greater. Current zoning is next use. The only thing we're requesting from our modification, like the gentleman said, is to remove the 100-foot Perimeter buffer, that was under the previous zoning case file back in 2000 and also the additional 10-foot setback. The minimum lot sizes vary from 9,000 square feet and they go up to 22,000 square feet. and we're providing open space in lieu of us requesting the parameter buffer of 15.57 acres that does not include any common areas or amenity areas or state water or county or city water. This is additional acreage that we're providing that would be set up and managed by the HOA or City of South Fulton would like to have that dedicated to them. We're removing approximately 807.9 tree units, but we're planning back 873 of those and we're saving 289.3 tree units. Was there any questions from the audience?

And could you show, I see you have the site plan. Could you just show it for the viewing audience, just hold it up to see exactly where that 100-foot buffer you're trying to eliminate? And are you going to build homes in that 100-foot buffer? I think I missed that point.

So this sheet here that I'm on, I left this out. We're also proposing on an existing amenity area in phase one of Cedar Grove Village, we're going to add a splash pad and a pool water feature. We're negotiating with the current homeowners association to see what that community would prefer, but we are working with them and we're waiting for them to get back with us. So this is the overall site plan. This area over here is where Bethlehem Road is located. That's where we're proposing our entrance. And phase one is Cedar Grove Village. That's further south. They already have their own entrance. So in order to accommodate the entire development and not inundate their entrance we're proposed we already conducted a traffic study and we're proposing a six foot shift full entrance with a right deceleration lane and a left turn lane So the road frontage for the entire property off Bethlehem Road isn't that much road frontage at all. And then on our proposed landscape plan, we're replanting the trees. All of this is going to be planted. So you're not going to be able to see any of the development directly from Bethlehem Road. Then our property opens up... as you can see the topography and then where all of the hatch area that is the open space that we're dedicating

Oh yeah, so how many homes are you going to be building in that 100 foot buffer? I know you said you're going to utilize maybe a couple of acres or 54 acres you said, or 54 acres will be for open space. But how many homes will be built if you remove this 100 foot buffer?

So the buffer, that's the reason we're asking for a zoning modification to remove it because as of right now, there's an impact with lots 1 through 10 and then lot numbers 134 through 137. So no new homes, it's just to remediate those lots? Correct. Due to the extreme characteristics of the property, in this case it's topo and floodplain, and also the seismic rock study that was conducted, it was found that anywhere between depths of 20 feet to 44 feet, they encountered rock fractures. So it wasn't feasible economically to build. So that's when we decided to take another look at it. And if we could remove that 100-foot perimeter buffer, it would still allow us to build those lots and not impact the state water. We're trying to stay as far as we can from state water and to the floodplain. All right, thank you.

Any other questions? Staff would like it? All right, the next project that we have is M24. The applicant is requesting a modification to condition one of zoning case 2004Z-0072 to amend the permitted use so the property may operate an adult daycare serving adults with intellectual and development disabilities with an approved capacity of 50 adults. Mariah, I'm sorry, could you? That'd be helpful.

Okay. Hi, everyone. My name is Mariah. Thank you all for coming out. Yes, we are currently zoned for a daycare center use, and we were seeking the option to be able to have adult day services or child care services, not at the same time, not anywhere near the same time, like it wouldn't be operating at all, but we want the option. So we plan to use what the community needs. Is there a higher need for the adult day care services? Then we'll open that up. But we wanted the modification for the zoning to show that we can have either use at any point.

Any questions from the audience?

What are you operating it as now? Or it's not in operation?

The last operation was in 2024, so it's currently not in operation as a daycare center. But the last time it was was 2024.

But one thing that we found out is we work with the youth with individuals with disabilities, we do have a need in our community. because these youth that we're serving will be the ages of 22 to 99. And it's ongoing, as you all know, that right now youth with disability has risen. There is a great need in our community. So we're gonna service that need. We'll also, in the adult daycare, we'll provide life skills, daily living skills, work towards independence. We'll also have opportunity for them to spend time in the community. We'll also have arts and crafts for the adults. We want it to be as independent as possible. We'll also do some vocational training depending on the skills level of the adults that we have there. They can go out and do volunteer services because we have a great South Wilson. So they can go in and be a part of the community also.

Okay.

I guess my next would be to staff. Would it be appropriate to have a youth permit for both entities in the same location, regardless of whether they were operating at the same time, would not it be more prudent to revoke the daycare and establish the adult daycare?

I think that's premature to answer right now. I think if we go through the process, we do analysis on a staff report, that may bear out. But this is just the early stage and applicant is welcome to apply for the modification. But you're asking basically for us to make a decision at this point. And that's not what this meeting is for.

Well, no, I just just in general, I mean, if, you know, I had somebody that wanted to do elementary school. in my liquor store, regardless of whether or not they were at the same time, I just think that would be inappropriate. I like what you're doing, but it's like, you know, the jumping kind of scares me. You know, I think you want to do the adult. Okay, so let's, you know, do the adult take care.

Understood. Well, there wouldn't be much changes, but there won't be a lot of changes at all to the structure of anything at all. So it would literally be the type of participant in the building, child or adult. And we wanted to have the option to be able to decide once we continue to do our community surveys and see what is it that the community needs. It is shown right now in favor of the intellectual disabilities. So we just hope to be able to maintain both.

Thank you for that. Mr. Venable, I think perhaps that the answer to try to answer your question, I'll say that the, um, we generally follow the lead of the, of the state, um, in these types of matters. They, they, um. license um these facilities uh and if the state will allow both facilities to be licensed that the are both uses to be licensed at the same facility um then we will allow it as well whether or not that's prudent to do so or not is a policy decision of our city council all right thank you

Yeah, real quick. So you're operating right now?

No.

No, you're not operating. So you're trying to do both?

Not trying to do both. We just want the option in our site plan, like with our youth. We want our youth to be able to say in the event in 2027 there's a higher need for child services, we would close our adult daycare center completely and we would open our child youth without having to go through the whole process because we're not making any changes to the the grounds or anything at all.

So it sounds like you're not trying to operate both. It's going to be either or.

It definitely would be either or for sure, yes. Thank you. Thank you for asking.

All right, any questions from staff? All righty, our last project is M26-005. The applicant is requesting a modification to zoning condition number two, a zoning case from 1978. Z-0142 to remove the limitation restricting the use from a construction company, office, and storage building to allow for the use of automobile sales or related commercial uses under the C-2 zoning regulation along with the removal of the 5,544 square feet total area limitation. The property sits on 1.53 acres and that address is 5120 Cascade-Palmetto Highway.

How you doing today? My name is Shavar Brown. 615 Auto Group is our company. We're looking to transition. We're already open. We're in regular Fairburn, Georgia. This address was Fairburn. So as we started everything, we didn't know it was transitioning to South Fulton. We live right down the street also. So basically, there's ordinance from 1978 limits what you could do, the use of the property. But the property is already zoned C2 because we did all our research before we sign the lease and everything. So all we're looking to do is have that modification to remove the limitation and let it basically go back to a full C2 and us to transition and open up our used car lot in the area, which will generate more jobs. Right across the street, there's a gas station. Right next to us on the left, there's another gas station. So right now we're not open, not operable. We're looking to get this modification so we can transition from Campbellton Street over to Cascade-Palmetto Highway.

All right. Any questions from the audience? Any questions from staff?

Can you tell us generally how many cars you plan on having on the lot?

It'll be between 50 to 75 cars. And this also generates another 7 to 10 jobs in the area.

All right. And also, can you describe the lot for us? Will the cars be parked on a paved surface, on a gravel surface, or on grass? How is it going to look?

Yeah, everything will be parked in gravel surface areas. Part of it's already gravel. Once everything is approved, we'll get additional area on the land graveled also.

Thank you. All right. There's no more questions. We want to go over some more important dates. Again, for the rezoning and special use permits heard tonight That public participation plan report is due August 5th. And then there's two public hearings. There's the Planning Commission meeting on August 19th and the Mayor's City Council meeting on September 8th. And then for all modifications heard this evening, that public participation plan report is due July 28th. And then that Mayor's City Council public hearing will be August 11th. And again, those meetings are mandatory and they must be in person, attended in person. And then this is another example of the public participation plan report and the public notice that you all must send out. And then the next two slides just go over our schedule again. And I already mentioned those two public hearings for the rezoning and special use schedule and also that one public hearing for the zoning modification. And with that, we thank you for choosing the City of South Fulton.

Thank you. If anybody wants to stick around and ask the applicants any questions, please feel free to do so. And go USA soccer.