Reasonable Rezoning: Transitioning from C-1 to PD-MU

The Amsterdam Walk rezoning substantially maintains the property’s existing density; however, it seeks to transition most of the density from non-residential to residential while adding significant conditions to the neighborhood, keeping in mind the community, the Beltline, and the city.

    • 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      • Broad and outdated list of permitted uses including service stations, car sales, and warehouses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    • Although C-1 zoning is outdated and expected to be retired by the city department, the new PD-MU: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