Collegedale planning panel abandons PCD overlay, rezones two apartment parcels to R3; townhome rezoning remains pending

Collegedale Planning Commission on Aug. 1 voted unanimously to abandon a planned commercial development (PCD) overlay that covers land along Abston Pike and to rezone two developed apartment parcels to multifamily residential (R3), clearing the way to align zoning with existing uses and to pursue a lower-density townhome (R1T) plan on the remaining tract.

The action responds to a long-running application to remove the PCD established by Ordinance 999 (later amended by Ordinance 1026) and to permit a revised site plan that would reduce the commercial acreage originally envisioned along Abston Pike. Jason (planning staff) told commissioners the revised proposal covers roughly 33 acres overall, with about 19.6 acres proposed for the residential component and three commercial outparcels sized about 1.3 acres, 2.5 acres and 9.7 acres. The residential plan for 8440 Abston Pike was revised from a multifamily R3 proposal to an R1T (residential zero-lot-line townhome) district and the townhome count was reduced to 109 units from an earlier 128.

Why it matters: Staff said the commercial portions of the original PCD have not materialized over more than a decade and that the corridor’s topography, floodway constraints and limited market support have frustrated earlier commercial recruitment. Staff recommended the R1T shift at 8440 Abston Pike as a compromise that would create a lower-density buffer between future commercial areas and existing multifamily development while supporting “missing middle” homeownership objectives in the city’s 2030 land-use plan. Commissioners approved the PCD abandonment (PCD Abandonment 2025-01) and two companion rezoning cases to bring existing apartment complexes into compliance with the zoning map: zoning case 2025-04 (8645 Summit Peak Way → R3) and zoning case 2025-05 (5060 City Station Drive → R3).

Staff presentation and applicant comments: Jason (planning staff) reviewed a multi-step schedule the applicant must follow if the commission’s recommendation is approved by the City Commission. Steps include subdivision plats, submission of traffic studies, ordinance readings at City Commission and additional planning commission reviews. The staff report includes 13 conditions tied to the PCD abandonment; staff highlighted Condition 12, which calls for a traffic study addressing safe entrances and exits prior to the R1T rezoning coming back to planning commission.

Mike Price, representing MAP Engineers and the applicant, said the team and staff had worked through many plan iterations and that the revised plan reflected compromises on lotting, public roads, and connectivity. Price said topography limits some direct pedestrian connections to certain commercial outparcels and said the project will provide sidewalks along Abston Pike and public roads dedicated to the city rather than private drives.

Commission discussion and next steps: Commissioners questioned traffic, driveway placement and landscaping along the gateway corridor. Staff and the applicant said engineering and the landscape architect will prepare required plans; staff noted easements (EPB, sewer) constrain tree plantings in portions of the Abston Pike frontage. The commission’s approval is a recommendation that will be forwarded to the Collegedale City Commission for ordinance readings (staff estimated the first reading could occur in September). If approved by City Commission, the applicant must return with subdivision plats, traffic study updates and any additional required materials before development permits would be issued.

Votes and conditions: The commission approved PCD Abandonment 2025-01 and zoning cases 2025-04 and 2025-05 with the conditions in the staff report (the record lists 13 conditions for the PCD abandonment). The commission’s roll calls for these items were unanimous: Commissioner William Johnson (yes), Mayor C. Lloyd (yes), Member Friesen (yes), Member Lehman (yes), Member Moody (yes), Vice Chairman Givens (yes) and Chairwoman Gray (yes).