Planning staff backs conditional rezoning for Spirit Health site at 4152 Ashford Dunwoody Road

Planning staff recommended conditional approval of rezoning cases LUP25-002 and LUP25-005 for the property at 4152 Ashford Dunwoody Road so the applicant, Spirit Health, can renovate the existing office building to include a 49-bed skilled nursing component alongside corporate office space and an accessible rooftop deck.

Staff said the applicant seeks a limited increase to the site's maximum allowed height to account for a rooftop patio that would be used by building occupants. "The first case on the agenda is LUP25Dash002 and LUP25Dash00 5," Planning staff (Speaker 1) said, and later summarized that "staff is recommending approval conditional of the request." The rooftop area’s change of use prompted staff to recommend a special land-use permit for height and usability to ensure the renovated building complies with applicable separation and safety requirements.

Why it matters: the change converts an office-only zoning condition to permit congregate care uses in the same footprint and adds new public-facing elements (a rooftop amenity and exterior renovations) that neighbors and board members have raised concerns about.

Board discussion focused on three policy areas. First, staff presented a revised condition requiring an approved rendering that documents the proposed exterior materials and colors. Planning staff said the staff-recommended elevation shows "earth tones" and that the city revised the condition to require renovations "subject to an approved rendering" that shows the colors and materials. A board member asked about the origin of the earth-tone requirement; staff said it is a carried-over condition from the property's original rezoning, likely requested by neighbors, rather than a general color mandate in the code.

Second, the board debated the public-art condition. Under the revised language staff proposed, the owner may install visible public art that would be reviewed by the community development director or designee rather than requiring a full review by the Arts & Culture Commission. Planning staff clarified that a proposed water feature, as presented, is currently interpreted as an architectural element rather than public art and therefore would not satisfy the art installation requirement. Board members pressed staff to ensure the condition reads "review and approval" rather than merely "review" so the city retains explicit approval authority.

Third, planning staff reported a single written comment from an adjacent property complaining about loud generators at the rear of the site. Staff said code enforcement inspected the site and the draft conditions include screening requirements (condition 1g) so that "all air conditioning units and similar" equipment be screened with fencing to mitigate noise.

Board members also asked for clarification of internal building layout. A commissioner asked whether the 49-bed skilled nursing component would share the existing building with the corporate headquarters; staff confirmed both uses would be contained within the existing structure with required separations.

Next steps: staff said the work-session comments will be incorporated into regular-meeting materials and the board can modify the proposed conditions when it takes formal action at the upcoming regular meeting. No final vote was recorded during this work session.