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Developer seeks to raise allowed townhome units from 7 to 12 at Gus Thornhill site; planner says overlay allows increased density
Summary
An applicant asked the council to modify a zoning condition on a 0.56-acre parcel at Gus Thornhill Jr. Drive to allow 12 townhome units instead of 7, citing Cleveland Overlay provisions as the legal basis and proposing a smaller, lower-priced product to make the project financially feasible.
Planning staff and the applicant presented a zoning modification request on Dec. 8 for property at 1457 Gus Thornhill Jr. Drive (case P2025ZMDash001Dash10).
Staff (Kimberly Smith) described the property's prior rezoning in 2023 and explained the Cleveland Overlay District allows additional density given proximity to the MARTA station and overlay standards. The applicant, who identified a revised plan, asked council to remove a 2023 condition that limited the development to no more than seven buildable lots and instead allow up to 12 buildable lots subject to Cleveland Overlay development standards. Staff and the planning commission recommended approval with a condition that the applicant meet overlay standards.
The applicant said the revised design reduces per-unit size and lowers the target sales price (applicant cited a prior target in the $400,000range and a new target near $289,000), arguing the increased density is necessary to make the project economically feasible under current market conditions. The applicant said prior plan economics no longer matched 2025 market realities and showed comparisons with other overlay-driven developments nearby.
Council members asked about driveway access (the common entry would come off Gus Thornhill), trash pickup and lighting; staff said sanitation and site-plan review will determine trash handling and a lighting plan will be required at final site-plan. One council member requested enhanced streetscape and landscaping at the visible corner and reinforced a desire for good lighting and mail-delivery arrangements. No opposition appeared during the community-information period and staff said they received no formal opposition during the planning process. The item will be scheduled for public hearing and formal council action at the regular council meeting.
