• Current Zoning (C-1) allows intense commercial development with minimal constraints:

  • Over 1M SF including 750K SF of non-residential

  • No height restrictions other than transitional planes

  • 2,647 parking spaces allowed—more than double what’s proposed

  • Broad and outdated list of permitted uses including service stations, car sales, and warehouses

The proposed PD-MU zoning, by contrast, imposes stricter limits, activates an important node on the Beltline with a modern mixed-use development, and creates a better fit for the traditional residential neighborhood to the east:

• Add nearly 2 acres of excess land from Atlanta beltline Inc.

• Caps total development at 1.18M SF, with max 240,000 SF of nonresidential use.

  • Reduces allowable parking by nearly half — to 1,435 spaces max, and and introduces aggressive parking per square foot limitations

  • Limits building height to 85' along adjacent residences and a max of 9 stories overall

  • Adds new transitional height planes and extensive architectural and landscape buffering to protect nearby homes

• 40 detailed conditions address:

  • Construction staging and access

  • Use restrictions (e.g., no self-storage, no gas stations)

  • Architectural standards to reduce bulk and enhance aesthetics

  • Urban design measures including screening, lighting control, and sidewalk articulation

  • Open space requirements (20% minimum), tree preservation, and pedestrian connectivity

  • Strict parking controls and mandatory EV and bike infrastructure

• Although C-1 zoning is outdated and expected to be retired by the city department, the new PD-MU:

  • Aligns with the vision of multiple adopted plans (CDP, BeltLine Subarea 6, MLPA/VHCA Master Plans)

  • Encourages affordable housing, density near transit, and local-serving commercial space

  • Avoids C-1 uses that are incompatible with the adjacent residential neighborhoods

• Current C-1 zoning is not aligned with today’s priorities of walkability, housing access, and sustainability

  • PD-MU represents a more balanced, modern approach to urban infill

• 2 years of engagement and compromise led to broad civic support:

  • Morningside Lenox Park Association (MLPA), Virginia-Highlands Civic Association (VHCA), and all support the rezoning

  • City Planning staff recommend approval

  • Zoning conditions directly reflect neighborhood feedback—especially on height, transition, parking, and use

• Existing C-1 zoning allows redevelopment into a dense, auto-oriented commercial hub—with no affordability or open space requirements.

• The proposed PD-MU:

  • Increases housing, with ~1,100 apartments; and 1/3 at 80% AMI along with 2/3 at 60% AMI

  • Offers 12.5% affordable retail for local businesses

  • Enhances walkability, bike access, and BeltLine connectivity

  • Provides real infrastructure and traffic calming investments—not required under current zoning