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City of South Fulton, Georgia 5440 Fulton Industrial Blvd.
South Fulton, GA 30336
Phone: 470-552-4311
Agenda
cityofsouthfultonga.gov
Alcohol License and Zoning Public
Hearings Special Meeting
The Honorable Carmalitha Gumbs, Mayor
The Honorable Catherine F. Rowell, District 1
The Honorable Aaron V. Johnson, District 2
The Honorable Helen Z. Willis, District 3
The Honorable Jaceey Sebastian, District 4
The Honorable Keosha B. Bell, District 5
The Honorable Natasha Williams-Brown, District 6
The Honorable Linda B. Pritchett, District 7
Tuesday, March 10, 2026 5:00 PM City Hall
SOUTH FULTON CITY COUNCIL MISSION STATEMENT:
To provide exceptional customer service that sustains a safe, inclusive, innovative, and an economically vibrant city.
Live-stream: Public Meeting Portal (Civic Clerk):
https://southfultonga.portal.civicclerk.com
Public Comment: https://www.cityofsouthfultonga.gov/3074/Public-Comment-at-Council-
Meetings
I. Meeting Called to Order - Mayor Carmalitha Gumbs
II. Roll Call - City Clerk Corey Adams
III. Zoning Cases for Withdrawal or Deferral
A. Z26-004/ U26-003/ CV26-001/ CDP26-001 (Public Hearing): An application by Karim
Lalani requesting a rezoning from AG-1 (Agricultural District/South Fulton Parkway
Overlay District) to C-2 (General Commercial District/South Fulton Parkway Overlay
District) with a special use permit to operate a gas station and convenience store within a
mixed-use retail development. The applicant also seeks concurrent variances to remove
the 100 ft buffer, to reduce the front setback to 20 ft, reduce the rear setback to 20 ft, and
reduce the 35ft side zoning buffers to 0 ft with a future land use amendment from
Suburban I Neighborhood to Commercial Center is also requested at 4740 & 0 Derrick
Road (Parcel IDs: 09F330201360613 & 09F33020136062) Council District: 4
Withdrawal Requested
B. Case Z26-002 (Public Hearing): An application by Mike Lee c/o We Partner Group, LLC.
requesting a rezoning rom AG -1 (Agricultural District) to CUP (Community Unit Plan
District) to develop 35 single -family units on 15 acres at 4700 Welcome All Road. (Parcel
IDs: 09F360001530024) Council District: 3
Staff Recommendation: Denial
Planning Commission: Deferral
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C. Case Z26-005/CDP26-002 (Public Hearing): An application by Delores A. & Robert A.
West c/o Dani Blumenthal, Gaskins + LeCraw requesting a rezoning rom AG -1
(Agricultural/ Old National Highway Overlay District) to CUP (Community Unit Plan
District/ Old National Highway Overlay District) with a future land use amendment from
Suburban II Neighborhood to Suburban I Neighborhood to develop a single family
residential community with 41 detached homes on 13.83 acres at 3665 & 0 Jonesboro
Road. (Parcel IDs: 09F130000595413, 09F130000591065, & 09F1300005918) Council
District: 5
Staff Recommendation: Denial
Planning Commission: Deferral
IV. Alcohol Licenses, Rezonings, Variance and Modification Cases (For Presentation and
Public Hearing Only)
A. U26-001: 0 Cochran (Parcel IDs: Road 09C110000420377 ) TowerCo c/o Baker
Donelson Law Firm requesting a Special Use Permit to allow a Telecommunication
Support Structure in AG1 (Agricultural District/ Cliftondale Overlay District) zoning district .
Council District 4.
Staff Recommendation: Approval Conditional
Planning Commission: Approval Conditional
B. U26-002: 7600 & 0 Hall Road (Parcel IDs: 07 040001130369 & 07 040001130377 )
Atlanta Film Animals requesting a Special Use Permit to operate an outdoor animal kennel
in AG 1 (Agricultural District/ Cedar Grove Overlay District) zoning district. Council District
4
Staff Recommendation: Approval Conditional
Planning Commission: Approval Conditional (5-1)
V. Executive Session, if necessary
VI. Adjournment of Meeting
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OFFICE OF THE
CITY MANAGER
SHARON D. SUBADAN, ICMA-CM, MPS, CPM
CITY MANAGER
COMMUNITY
HONORABLE MAYOR
DEVELOPMENT&
& CITY COUNCIL TO: Planning Commission
REGULATORY AFFAIRS
CARMALITHA GUMBS Reginald McClendon, J.D., AICP, CPM
MAYOR FROM: Department of Community Development Managing Director
and Regulatory Affairs
DR. CATHERINE F. ROWELL
DISTRICT 1 Planning & Zoning Division
AARON JOHNSON
DISTRICT 2
SUBJECT: Z26-004/U26-003/CV26-001/CDP 26-001
HELEN ZENOBIA WILLIS 4740 & 4996 Derrick Road
DISTRICT 3
JACEEY SEBASTIAN MEETING DATE: February 18, 2026
DISTRICT 4
KEOSHA B. BELL
DISTRICT 5
NATASHA WILLIAMS-BROWN
Karim Lalani requesting a rezoning from AG-1 (Agricultural District/ South Fulton
DISTRICT 6
Parkway Overlay District) to C-2 (General Commercial District/ South Fulton Parkway
LINDA BECQUER PRITCHETT
DISTRICT 7 Overlay District) with a special use permit to operate a gas station and convenience store
within a mixed-use retail development at 4740 & 0 Derrick Road (Parcel Ids:
09F330201360613 & 09F330201360621). The applicant also seeks concurrent variances
to remove the 100 ft buffer, to reduce the front setback to 20 ft, reduce the rear setback to
20 ft, and reduce the 35ft side zoning buffers to 0 ft with a future land use amendment
from Suburban I Neighborhood to Commercial Center.
Council District: 4
STAFF RECOMMENDATION: APPLICANT WITHDREW
WWW.CITYOFSOUTHFULTONGA.GOV
CITY OF SOUTH FULTON
4715 FREDERICK DR. SW, SOUTH FULTON, GA 30336
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OFFICE OF THE
CITY MANAGER
SHARON D. SUBADAN, ICMA-CM, MPS, CPM
CITY MANAGER
COMMUNITY
HONORABLE MAYOR
DEVELOPMENT&
& CITY C OUNCIL
REGULATORY AFFAIRS
TO: South Fulton Planning Commission
CARMALITHA GUMBS Reginald McClendon, J.D., AICP, CPM
MAYOR Managing Director
DR. CATHERINE F. ROWELL FROM: Department of Community Development
DISTRICT 1 and Regulatory Affairs
AARON JOHNSON Planning & Zoning Division
DISTRICT 2
HELEN ZENOBIA WILLIS SUBJECT: Z26-002: 4700 Welcome All Road
DISTRICT 3
JACEEY SEBASTIAN MEETING DATE: February 18, 2026
DISTRICT 4
KEOSHA B. BELL
DISTRICT 5
Mike Lee c/o We Partner Group, LLC. requests a rezoning from AG-1 (Agricultural
NATASHA WILLIAMS-BROWN
DISTRICT 6 District) to CUP (Community Unit Plan District) to develop 35 single-family units on
15 acres at 4700 Welcome All Road (Parcel Id: 09F360001530024).
LINDA BECQUER PRITCHETT
DISTRICT 7
City Council District: 3.
STAFF RECOMMENDATION: DENIAL
WWW.CITYOFSOUTHFULTONGA.GOV
CITY OF SOUTH FULTON
5440 FULTON INDUSTRIAL BLVD, SOUTH FULTON, GA 30336
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APPLICATION INFORMATION
Applicant Information: Mike Lee
Status of Applicant: Applicant
City Council District: 3
Parcel ID Number: 09F360001530024
Area of Property: 15 acres
Existing Zoning: AG-1 (Agricultural)
Current/Past Use of the Property: Single-family Residential
Prior Zoning Cases/History: n/a
SPECIFIC INFORMATION
REQUEST
The applicant is requesting to rezone to CUP (Community Unit Plan) to allow for a proposed subdivision of
35 homes.
PROPERTY LOCATION
The property consists of 15 total acres located on the eastern side of Welcome All Road being in Land Lots
152 and 153 of the 9th District in the City of South Fulton, Fulton County, Georgia and City Council District
3.
2021 COMPREHENSIVE PLAN LAND USE DESIGNATION
The subject property has a future land use designation of Suburban I as designated in the 2021 South Fulton
Comprehensive Plan, which does support the proposed zoning classification and use.
ADJACENT ZONING AND LAND USES
North: R-4A (Single-Family Residential District)/ Kensington Wood Subdivision
South: CUP (Community Unit Plan)/ Kensington Heights Subdivision
East: Sub C (Suburban C)/ Broad Subdivision
West: M-2 (Heavy Industrial District)/ Chester Industrial Park
COMMUNITY AND PROPERTY OWNERS’ NOTIFICATION/COMMENTS
Per the requirements of Section 803.05, a Community Zoning Information Meeting was held on January 5,
2026, at 6:00pm. The applicants presented their rezoning plan to attendees.
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Staff placed the required notice of public hearing in the South Fulton Neighbor on January 28, 2026, to notify
the public that Case Z26-002 would be heard at the Planning Commission Meeting on February 18, 2026, and
at the City Council Public Hearing on March 10, 2026.
The applicant placed a notification sign in front of the subject property on January 28, 2026, to notify the
surrounding community of the aforementioned hearing dates.
The Applicant was given the addresses within one mile of the subject property for the purposes of hosting
their own community meeting.
APPLICABLE CODE REQUIREMENTS
Table 4-1 Area Regulations for Lots and Principal Buildings.
Sec. 405.01. - Landscape strip and zoning buffer requirements.
Standard of review for proposed rezoning (City Code, Appendix C, Sec. 803.06):
1) The suitability of the subject property for the zoned purposes;
The proposed zoning district and use is supported by the Future Land Use Map. However, the proposal does
not meet the intent of the CUP guidelines.
2) The extent to which the property values of the subject property are diminished by the particular
zoning restrictions;
The current zoning does not diminish the unimproved property value.
3) The extent to which the destruction of property values of the subject property promotes the health,
safety, morals or general welfare of the public;
The current zoning of AG-1 (Agricultural) does not diminish the unimproved property value.
4) The relative gain to the public as compared to the hardship imposed upon the individual property
owner;
The Suburban I Character Area provides a wide diversity of housing types and affordability in the City of
South Fulton while preserving the surrounding natural, agricultural, and rural areas. Staff does not anticipate
any hardship to the property owner.
5) The length of time the property has been vacant as zoned considered in the context of land
development in the area in the vicinity of the property;
The property is not vacant; there is a single-family home on it.
6) Whether the zoning proposal will permit a use that is suitable in view of the use and development of
adjacent and nearby property;
The proposal to develop a small subdivision is suitable in view of the use and adjacent and nearby property.
This property borders single-family developments as well as industrial use and zoned properties to the west.
However, this rezoning proposal does not meet the intent of the CUP zoning category.
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7) Whether the zoning proposal will adversely affect the existing use or usability of
adjacent or nearby property;
The proposal could adversely affect the use or usability of adjacent properties. The adjacent properties to the
north, south, and east are single-family residential uses; however, the proposed lots are smaller than what has
been permitted by adjacent properties.
8) Whether the property to be affected by the zoning proposal has a reasonable economic use as
currently zoned;
The property does have reasonable economic use as currently zoned.
9) Whether the zoning proposal will result in a use which will or could cause an excessive burdensome
use of existing streets, transportation facilities, utilities, or schools;
The zoning proposal should not result in a use that will cause an excessive burden to existing infrastructure.
10) Whether the zoning proposal is in conformity with the policies and intent of the Comprehensive
Plan;
The zoning proposal is in conformity with the comprehensive plan. The property is located in the Suburban I
character area, which supports the development of this property as a single-family residential subdivision.
11) Whether there are other existing or changing conditions affecting the use and development of the
property which give supporting grounds for either approval or disapproval of the zoning proposal;
No other conditions are known to Staff at this time that would affect the use and development of the property.
12) Whether the zoning proposal will permit a use which can be considered environmentally adverse to
the natural resources, environment and citizens of South Fulton.
This zoning proposal should not permit a use that is environmentally adverse.
PUBLIC PARTICIPATION
The applicant hosted a hybrid public participation meeting on January 27, at Welcome All Park &
Multipurpose Facility and Zoom at 11:30 a.m. Neighbors had questions regarding public notification
and accessibility, traffic and roadway impacts, site design & buffering, stormwater, construction
impacts, and property values. The applicant addressed these questions and explained that the
developers will work with city officials to address traffic concerns and maintain green space, while
promising to provide comprehensive project information and continuing to collaborate with the
community regarding their concerns. However, the applicant does not have and did not turn in the
recording of the meeting, which means that the requirements of the Public Participation Plan have
not been met.
STAFF RECOMMENDATION
The applicant is proposing to rezone from AG-1 (Agricultural) to CUP (Community Unit Plan) for the
purpose of developing a 35-lot residential subdivision. The proposed zoning category is supported by the
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future land use character area of Suburban Neighborhood in the City of South Fulton’s 2021 Comprehensive
Plan. The future land use designation of the property is Suburban Neighborhood I.
The purpose of the Suburban Neighborhood Character Area is to provide a wide diversity of housing types
and affordability in the City of South Fulton while preserving the surrounding natural, agricultural, and rural
areas. The area is further subdivided into two levels, Suburban I and Suburban II, which represent a
transitional density from the less intense uses near rural areas to the more intensive suburban uses that are
older and have a higher density.
The CUP zoning district The CUP District identifies land areas for a variety of housing types, including
single-family and multi-family uses, within a planned community setting. The CUP District is intended to:
(1) Encourage the development of large tracts of land as planned communities;
(2) Encourage flexible and creative concepts in site planning;
(3) Preserve the natural amenities of the land by encouraging scenic and functional open areas;
(4) Provide for an efficient use of land;
(5) Provide a stable residential environment compatible with surrounding residential areas; and
(6) Protect neighboring properties by requiring larger peripheral lots adjacent to larger lot developments.
The site plan submitted contains a long, narrow lot with a stream crossing at the rear of the development on
the east side. The land to the west of the stream crossing is reserved as common space, but it is unclear how
homeowners would be able to access the common space as it is on the other side of the stream and there are
wetlands in the area. No specific amenities are proposed in this area. The site plan shows that there is an area
in the front that is reserved for common space on the north side of the proposed internal street and an amenity
area on the south side of the proposed internal street; however, a 40’ landscape strip in the front of the
development is required in that area. Nowhere on the plan does it specify what specific amenities are
proposed.
The intent of the CUP zoning is not met by this proposed site plan. At a total of 15 acres, this proposal is not
for a large tract of land and it does not meet the intent of a planned community. Flexible and creative concepts
in site planning are not employed, and open areas do not appear to have a specific function. All proposed lots
are peripheral lots and they are required to be larger as they are adjacent to larger lot developments on both
the north and south sides of the proposed development. Generally, there is no indication that this is a planned
community but rather, a standard subdivision that offers small lots with no defined amenities.
Staff recommends DENIAL based on these factors.
PREPARED BY: Karen Tominey, Senior Planner
REVIEWED BY: Reginald McClendon, Director, CDRA
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OFFICE OF THE
CITY MANAGER
SHARON D. SUBADAN, ICMA-CM, MPS, CPM
CITY MANAGER
COMMUNITY
DEVELOPMENT&
HONORABLE MAYOR
REGULATORY AFFAIRS
& CITY COUNCIL
Reginald McClendon, J.D., AICP, CPM
CARMALITHA GUMBS Managing Director
MAYOR
DR. CATHERINE F. ROWELL TO City of South Fulton Planning Commission
DISTRICT 1
AARON JOHNSON FROM: Department of Community Development and Regulatory
DISTRICT 2
Affairs Planning & Zoning Division
HELEN ZENOBIA WILLIS
DISTRICT 3
SUBJECT: Z26-005/CDP26-002: 0 & 3665 Jonesboro Rd
JACEEY SE BASTIAN
DISTRICT 4
MEETING DATE: February 18, 2026
KEOSHA B. BELL
DISTRICT 5
NATASHA WILLIAMS-BROWN The applicant is requesting a rezoning requesting a rezoning from AG-1
DISTRICT 6 (Agricultural District/Old National Highway Overlay District) to CUP (Community
LINDA BECQUER PRITCHETT Unit Plan District/Old National Highway Overlay District) 0 & 3665 Jonesboro Rd
DISTRICT 7 (09F130000595413, 09F130000591065, & 09F130000591800) at with a future
land use amendment from Suburban II Neighborhood to Suburban I
Neighborhood to develop a single-family residential community with 41 detached
homes on 13.83 acres. (Council District 5)
STAFF RECOMMENDATION: DENIAL (Z26-005)
DENIAL (CDP26-002)
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APPLICATION INFORMATION
Applicant Information: Delores A. & Robert A. West c/o Dani Blumenthal, Gaskins +
LeCraw
Status of Applicant: Applicant
City Council District(s): 5
Parcel ID Number: 09F130000595413, 09F130000591065, & 09F130000591800
Area of Property: 13.83 0Acres
Existing Zoning: AG-1 (Agricultural District/Old National Highway Overlay
District)
Current/Past Use of the Property: Vacant
Prior Zoning Cases/History: None
SPECIFIC INFORMATION REQUEST
BACKGROUND
The applicant is requesting a rezoning requesting a rezoning from AG-1 (Agricultural District/Old
National Highway Overlay District) to CUP (Community Unit Plan District/Old National Highway
Overlay District) with a future land use amendment from Suburban II Neighborhood to Suburban I
Neighborhood to develop a single-family residential community with 41 detached lots, internal public
streets, a centralized mail kiosk, a stormwater detention pond, and a small gathering space/amenity
area.
PROPERTY LOCATION
The property consists of a 13.83-acre parcel located on the north side of Jonesboro Rd and west
side of the Georgia power company easement, lying and being in Land Lots 59 of the 9th District,
Fulton County, Georgia. The property is in Council District 5.
2021 COMPREHENSIVE PLAN LAND USE DESIGNATION
The subject property has a future land use designation of Suburban Neighborhood as
designated in the 2021 South Fulton Comprehensive Plan, which does support the proposed
zoning. The Suburban II Neighborhood allows up to 8 units per acre. The proposal is to rezone
CUP to permit residential development at a density of approximately 2.96 units per acre.
However, the Applicant is seeking to amend the Future Land Use Designation from Suburban
II Neighborhood to Suburban I Neighborhood, therefore if the amendment passes, it will
support the proposed rezoning.
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ADJACENT ZONING AND LAND USES
North: Union City
South: AG-1 (Agricultural District/Old National Highway Overlay District)
East: AG-1 (Agricultural District/Old National Highway Overlay District)
West: SH (Senior Housing District/Old National Highway Overlay District)
COMMUNITY AND PROPERTY OWNERS NOTIFICATION/COMMENTS
Per the requirements of Section 803.05, a Community Zoning Information Meeting was held on
February 2, 2026, at 6:00pm. The applicants presented their rezoning plan to attendees, and a few
residents spoke in opposition to the development offering amendments.
Staff placed the required notice of public hearing in the South Fulton Neighbor on January 28, 2026,
to notify the public that Case Z26-005/CDP26-002 would be heard at the Planning Commission
Meeting on February 18, 2026, and at the City Council Public Hearing on March 10, 2026.
Staff placed a notification sign in front of the subject property on January 28, 2026, to notify the
surrounding community of the aforementioned hearing dates.
The Applicant was given the addresses within one mile of the subject property for the purposes of
hosting their own community meeting.
APPLICABLE CODE REQUIREMENTS
• Sec. 511. - Old National Highway Overlay District.
• Sec. 404.03. - CUP community unit plan district.
• Sec. 405.01. - Landscape strip and zoning buffer requirements.
Standard of review for proposed rezoning (City Code, Appendix C, Sec. 803.06):
1) The suitability of the subject property for the zoned purposes;
The property supports the size and intensity of the proposed use. The proposed zoning district is
not supported by the Future Land Use Map; However, the applicants are also requesting an
amendment to the Future Land Use Map from Suburban II Neighborhood to Suburban I
Neighborhood. Therefore, if the amendment passes, it will support the proposed rezoning.
2) The extent to which the property values of the subject property are diminished
by the particular zoning restrictions;
The current AG-1 zoning does not diminish the unimproved property value.
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3) The extent to which the destruction of property values of the subject property
promotes the health, safety, morals or general welfare of the public;
Maintaining the existing zoning protects public health and safety by limiting development intensity
in an area constrained by environmental features, pipeline easements, and limited roadway access.
However, the proposed rezoning does not diminish property values of the underutilized development
along a major corridor.
4) The relative gain to the public as compared to the hardship imposed upon the
individual property owner;
Providing a wide diversity of housing types and affordability is the intent of the Suburban
Neighborhood I future land use designation, while encouraging civic uses such as schools, places of
worship, community centers, and facilities. While the proposed development offers 41 detached
dwellings. There are other zoning districts compatible with the current future land use. Staff does not
anticipate any hardship for the property owner.
5) The length of time the property has been vacant as zoned considered in the
context of land development in the area in the vicinity of the property;
Staff has no knowledge of any prior development on the property.
6) Whether the zoning proposal will permit a use that is suitable in view of the use
and development of adjacent and nearby property;
The proposed zoning will permit a use that is suitable for the development of adjacent and
nearby properties within City limits, because abutting properties are zoned and utilized as
residential and agricultural nearby.
7) Whether the zoning proposal will adversely affect the existing use or usability of
adjacent or nearby property;
The proposal will not adversely affect the use or usability of nearby property.
8) Whether the property to be affected by the zoning proposal has a reasonable
economic use as currently zoned;
According to the Code of Ordinance Sec. 207.06. - Use table the property does have reasonable
economic use as currently zoned. However, CUP provides a residential component that aligns with the
housing need identified in the City of South Fulton Housing Assessment.
9) Whether the zoning proposal will result in a use which will or could cause an
excessive burdensome use of existing streets, transportation facilities, utilities, or
schools;
The extent of burden this proposal will cause existing infrastructure is unknown to Staff at this time.
The zoning proposal is less intense than the allowable gross density for residential as stated in the City's
Comprehensive Plan for the subject property if granted approval for CDP amendment.
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10) Whether the zoning proposal is in conformity with the policies and intent of
the Comprehensive Plan;
The zoning proposal is not currently in conformity with the 2021 Comprehensive Plan. The property
is in the Suburban II Neighborhood character area; however, they are applying to amend their future
land use to Suburban Neighborhood I. The Suburban Neighborhood Character Area intends to
provide a wide diversity of housing types and affordability in the City of South Fulton while
preserving the surrounding natural, agricultural, and rural areas.
11) Whether there are other existing or changing conditions affecting the use and
development of the property which give supporting grounds for either approval or
disapproval of the zoning proposal;
No other conditions are known to Staff at this time that would affect the use and development
of the property.
12) Whether the zoning proposal will permit a use which can be considered
environmentally adverse to the natural resources, environment and citizens
of South Fulton.
The zoning proposal does not propose a use that is, or can be, considered adverse to the environment
or the natural resources, environment and citizens of the City of South Fulton. The applicant has
stated the floodplains, wetlands, and streams will be protected in accordance with City of South
Fulton regulation. All steams will be protected by a 75’ undisturbed stream buffer and additional 25’
impervious setback with an addition 10’ landscape easement along the entire frontage along
Jonesboro Road
PUBLIC PARTICIPATION
The public participation meeting was held virtually due to inclement weather on January 26, 2026 at
6:00pm via zoom. There was a total of 5 people in attendance. The applicant stated no issues or
concerns were raised at the meeting.
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STAFF RECOMMENDATION
The Suburban Neighborhood Character Area intends to provide a wide diversity of housing types
and affordability in the City of South Fulton while preserving the surrounding natural, agricultural,
and rural areas. The area is further subdivided into two levels, Suburban I and Suburban II, which
represent a transitional density from the less intense uses near rural areas to the more intensive
suburban uses that are older and have a higher density. The Suburban Neighborhoods are located
closest to urbanized areas and are comprised of medium-density residential housing. Included in
this area are the communities of Sandtown, Cascade, Old National, and portions of Cliftondale.
Public infrastructure is available. This Character Area has the highest percentage of existing
developed land.
The Suburban I Neighborhood Character Area supports the following: R-3,R-3A,R-4A, CUP, NUP
and SH.
The Suburban II Neighborhood Character Area supports the following zoning districts R-3, R-3A, R-
4,R-4A,R-5, R-5A, TR, MIX and NUP.
Therefore, the CUP rezoning request would be supported in the Suburban I Neighborhood
Character Area if the amendment passes.
Regarding the proposed zoning, The Community Unit Plan district is described in the South
Fulton Zoning Code as follows:
CUP Community Unit Plan District. The CUP District identifies land areas for a variety of housing
types, including single-family and multi-family uses, within a planned community setting. The CUP
District is intended to:
1. Encourage the development of large tracts of land as planned communities;
2. Encourage flexible and creative concepts in site planning;
3. Preserve the natural amenities of the land by encouraging scenic and functional open
areas;
4. Provide for an efficient use of land;
5. Provide a stable residential environment compatible with surrounding residential areas;
and
6. Protect neighboring properties by requiring larger peripheral lots adjacent to larger lot
developments.
The purpose and intent of the Old National Highway Overlay District is as follows:
a) The City Council of South Fulton, Georgia hereby declares it to be the purpose and intent
of the Old National Highway Overlay District (District) to establish a uniform procedure
for providing for the protection, enhancement, preservation, unity of design, and use of
places, sites, buildings, structures, streets, neighborhoods, and landscape features in the
Old National Highway District in accordance with the provisions herein.
b) The Old National Highway Overlay District is adopted as part of a strategy designed to
promote the health, safety, order, prosperity, and general welfare of the citizens of South
Fulton through the regulation of design, aesthetics, location, bulk, size of buildings and
structures, and the density and distribution of population.
c) This District also seeks to reduce congestion on the streets; to provide safety from fire,
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flood and other dangers; provide adequate light and open space; protect the natural
environment and address other public requirements, in order to provide sustainable
development that involves the simultaneous pursuit of economic prosperity,
environmental protection and social quality.
d) This District also seeks, among other things, to promote accepted design principles in
areas of new development and redevelopment, to raise the level of community
understanding and expectation for quality in the built environment, to protect and
enhance local aesthetic and functional qualities, and to stimulate business and promote
economic development.
e) In consideration of the character of the Old National Highway District, the regulations in
this Section 511 are intended to monitor the suitability for certain uses, construction and
design, prevent functional and visual disunity, promote desirable conditions for
community and commerce and protect property against blight and depreciation.
While residential development may be appropriate in this general area, the requested rezoning goes
against the future land use and does not reflect the minimum change necessary to allow reasonable
amendment as the supported Suburban II Neighborhood Character areas may suffice for the
proposed development of 2.96 dwelling units per acre. Furthermore, the subject property primary
access is proposed from Georgia State Route 138 (Jonesboro Road), a GDOT-maintained speed limit
of 55 mph. Staff express concerns with the site plan regarding turning lanes entering and exiting the
proposed subdivision.
However, the applicant has made further revision to add an addition 10’ landscape easement along
the entire frontage along Jonesboro Road with shadow box fencing. The applicant also states the
amenity area will include a covered pavilion and tot lot; and addition to reducing the rear setbacks to
provide space to accommodate ranch homes. The ranch homes may have 1-car garages, but all 2-
story homes will provide a 2-car garage. If the proposed rezoning is approved.
Staff recommends DENIAL based on these factors for Rezoning.
Staff recommends DENIAL based on these factors for Community Development Plan.
PREPARED BY: Adriana Echols, Planner
REVIEWED BY: Reginald McClendon, Director, CDRA
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OFFICE OF THE
CITY MANAGER
SHARON D. SUBADAN, ICMA-CM, MPS, CPM
CITY MANAGER
COMMUNITY
DEVELOPMENT&
REGULATORY AFFAIRS
Reginald McClendon, J.D., AICP, CPM
Managing Director
HONORABLE MAYOR TO: City of South Fulton Planning Commission
& CITY COUNCIL
CARMALITHA GUMBS FROM: Department of Community Development and Regulatory
MAYOR Affairs Planning & Zoning Division
DR. CATHERINE F. ROWELL
DISTRICT 1 SUBJECT: U26-001: 0 Cochran Rd
AARON JOHNSON
DISTRICT 2 MEETING DATE: February 18, 2026
HELEN ZENOBIA WILLIS
DISTRICT 3
The applicant is requesting a Special Use Permit to allow a telecommunication
JACEEY SEBASTIAN
DISTRICT 4 support structure at 0 Cochran Rd (09C110000420377) nearest cross street is
West Stubbs Rd in AG-1 (Agricultural District/Cliftondale Overlay District)
KEOSHA B. BELL
DISTRICT 5 zoning district on 6.70 acres. (Council District 4)
NATASHA WILLIAMS-BROWN
DISTRICT 6 STAFF RECOMMENDATION: APPROVAL CONDITIONAL
LINDA BECQUER PRITCHETT
DISTRICT 7
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APPLICATION INFORMATION
Applicant Information: TowerCo c/o Baker Donelson Law Firm
Status of Applicant: Applicant
City Council District(s): 4
Parcel ID Number: 09C110000420377
Area of Property: 6.70 Acres
Existing Zoning: AG-1 (Agricultural District/Cliftondale Overlay District)
Current/Past Use of the Property: Vacant
Prior Zoning Cases/History: None
SPECIFIC INFORMATION
BACKGROUND
The applicant is requesting a Special Use Permit to allow a telecommunication support structure in
AG-1 (Agricultural District/Cliftondale Overlay District). The proposed project consists of a one
hundred ninety-five foot monopine telecommunications facility, including ground equipment
within a fenced compound, to improve wireless service coverage and capacity in the surrounding
area. The facility will be unmanned, accessed periodically for maintenance, and designed to
accommodate multiple carriers.
The applicant states, in order to provide sufficient coverage and alleviate capacity issues due to
increased wireless demand and congestion in the City of South Fulton, T-Mobile requires a new cell
site in the vicinity of the above-referenced address.
PROPERTY LOCATION
The property consists of a 6.70 acre parcel located land located on the South side of Cochran
rd and nothe of Cascade Palmetto Hwy, nearest cross street is West Stubbs Rd, lying and being
in Land Lots 42 and 43, 9C Land District of Fulton County, Georgia The property is in Council
District 4.
2021 COMPREHENSIVE PLAN LAND USE DESIGNATION
The subject property has a future land use designation of Suburban Neighborhood within
the 2021 South Fulton Comprehensive Plan.
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ADJACENT ZONING AND LAND USES
North: CUP (Community Unit Plan District/Cliftondale Overlay District) and AG-1 (Agricultural
District/Cliftondale Overlay District)
South: AG-1 (Agricultural District/Cliftondale Overlay District)
East CUP (Community Unit Plan District/Cliftondale Overlay District) and AG-1 (Agricultural
District/Cliftondale Overlay District)
West: AG-1 (Agricultural District/Sandtown Overlay District)
COMMUNITY AND PROPERTY OWNERS NOTIFICATION/COMMENTS
Per the requirements of Section 803.05, a Community Zoning Information Meeting was held on
January 5, 2026, at 6:00pm. The applicants presented their rezoning plan to attendees, and
nobody spoke in favor. However, a few residents had concerns about the development.
Staff placed the required notice of public hearing in the South Fulton Neighbor on January 28,
2026, to notify the public that Case U26-001 would be heard at the Planning Commission Meeting
on February 18, 2026, and at the City Council Public Hearing on March 10, 2026.
Staff placed a notification sign in front of the subject property on January 28, 2026, to notify the
surrounding community of the aforementioned hearing dates.
The Applicant was given the addresses within one mile of the subject property for the purposes of
hosting their own community meeting.
Standard of review for proposed rezoning (City Code, Appendix C, Sec. 803.06):
1) Is the proposed use consistent or inconsistent with the Comprehensive Plan?
The proposed telecommunications tower is generally consistent with the City of South
Fulton 2021 Comprehensive Plan. While the Future Land Use designation of Suburban
Neighborhood emphasizes preserving the surrounding natural, agricultural, and rural
areas. The proposed development may enhance public safety, improves emergency
response, supports reliable connectivity for residents and businesses, and provides
essential infrastructure needed for modern communication.
2) Is the proposed use consistent with the supplemental plans adopted by the City
Council, such as/or revitalization or economic development plans?
The subject property is located within a Tax Allocation District (TAD) that encourages
infrastructure investment, public safety enhancements, and technological connectivity; the
facility supports emergency communications and modern wireless needs without introducing
commercial or high-intensity development inconsistent with long-range planning goals.
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3) Is the proposed use compatible with the adjacent land uses and zoning
districts?
The proposed use is compatible, when conditioned, with adjacent AG-1 and CUP-zoned
properties. The monopine design, setbacks, and vegetative screening reduce visual and
land-use conflicts. The facility does not introduce noise, traffic, or activity levels that
would disrupt surrounding low-density and agricultural uses.
4) Does the proposed use on violate local, state, and or/federal statues,
ordinances, or regulations governing land development?
The proposed use does not violate local, state, or federal statutes or ordinances governing
land development. The applicant has committed to compliance with the City of South
Fulton Zoning Ordinance, FCC regulations, FAA requirements, and all applicable building
and safety codes.
5) What is the effect of the proposed use on vehicular and pedestrian traffic
flow and safety, along adjoining streets?
The proposed use will have minimal impact on vehicle or pedestrian traffic. The facility will
be unmanned, with occasional maintenance visits. No increase in daily traffic volumes or
pedestrian activity is anticipated along Cochran Road.
6) Is the screening adequate to protect adjacent uses from any negative
impacts of the proposed use?
The screening is adequate, provided existing vegetation is preserved and supplemented where
necessary. The stealth monopine design, combined with perimeter fencing and landscaping,
limits visual impacts on adjacent properties.
7) Can outdoor lighting be used so as to not interfere with surrounding uses?
Outdoor lighting must be consistent with that of a residential development and therefore
would not interfere with surrounding uses
8) Does ingress and egress to the property reduce negative impacts of the
proposed use or enhance safety?
The property access is limited, infrequent, and does not create hazardous turning movements or
congestion.
9) Will the number, size, and type of signs proposed for the site have any
negative impact on traffic or surrounding property uses?
No signs are proposed
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10) Are off-street parking space adequate? Will they be properly located to
reduce any negative impact on surrounding property uses?
Due to the unmanned nature of the facility, parking demand is minimal and will not impact
surrounding properties.
11) Does the use have sufficient space to operate its activities?
The proposed lease area provides sufficient space to safely operate the telecommunications facility,
including equipment, maintenance access, and required setbacks, without encroaching on
adjacent uses.
12) Are there any negative environmental impacts which should be considered, for
example, topography, special geological features, soil, water runoff, air
pollution, water pollution or contamination, wetlands, etc?
No significant negative environmental impacts have been identified. The limited scope of
development minimizes disturbance to topography, soils, and vegetation. Stormwater runoff
impacts are minimal, and no wetlands or environmentally sensitive features are adversely affected.
Based on the environmental analysis submitted.
13) Availability of other land suitable for proposed use and effect on balance of land
uses;
While other parcels may exist within the broader service area, staff finds that the subject site is
reasonably suited for the proposed use due to its size, location, and ability to accommodate the
facility while minimizing impacts on developed residential areas. The AG-1 District is intended
to encompass lands devoted to agricultural uses and low-density residential use, single-family
subdivisions and conservation subdivisions.
14) Effect on character of the neighborhood;
The proposed use does not substantially alter the character of the surrounding area.
15) Effect on adjacent property;
The proposed use is not expected to negatively affect adjacent properties. Visual impacts are
mitigated, and there are no anticipated adverse effects related to noise, traffic, or land-use
compatibility.
16) Economic use of current zoning;
The AG-1 Agricultral District has numerous allowed uses that supports the economic viability
of the subject property.
17) Other conditions
Sec. 509.15. - Wireless telecommunications
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PUBLIC PARTICIPATION
The public participation meeting was held in person January 5, 2026 at 5:30pm at Elegant Occasions
Event Center at 7580 Springbox Drive, Suite 100, Fairburn, GA and virtually on January 28, 2026 at
6:00pm via Microsoft Teams. There were a total of 12 people in-person and 6 people virtually.
The applicant addressed questions and concerns raised by meeting participants regarding the
proposed telecommunications tower. The applicant presented RF propagation maps to demonstrate
existing coverage limitations and explained how the proposed facility would improve service in the
area. Participants were informed that radiofrequency emissions are regulated at the federal level by
the Federal Communications Commission (FCC) and that the facility would operate within
established safety standards. Health information materials from the World Health Organization were
also distributed to provide additional context regarding public health considerations.
The applicant further explained that the proposed facility would be designed as a stealth monopine
and would only be visible above portions of the existing tree line, with example images provided to
illustrate the intended appearance. Additionally, participants were informed that T-Mobile would
serve as the initial anchor tenant, with the facility designed to accommodate additional carriers in the
future, subject to applicable regulations.
STAFF RECOMMENDATION: APPROVAL CONDITIONAL
Recommended Conditions:
1. That Cliftondale Overlay District requirements must be followed.
• Stealth design is required for all cell towers.
• Height of cell towers shall not exceed 199 feet.
• Wireless communications facilities shall be disassembled and removed from the site
within 90 days of the date its use for wireless telecommunications is discontinued.
PREPARED BY: Adriana Echols, Planner
REVIEWED BY: Reginald McClendon, Director, CDRA
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OFFICE OF THE
CITY MANAGER
SHARON D. SUBADAN, ICMA-CM, MPS, CPM
CITY MANAGER
COMMUNITY
HONORABLE MAYOR
DEVELOPMENT&
& CITY C OUNCIL
REGULATORY AFFAIRS
TO: South Fulton Planning Commission
CARMALITHA GUMBS Reginald McClendon, J.D., AICP, CPM
MAYOR Managing Director
FROM: South Fulton Department of Community
DR. CATHERINE F. ROWELL
DISTRICT 1 Development and Regulatory Affairs
AARON JOHNSON Planning & Zoning Division
DISTRICT 2
HELEN ZENOBIA WILLIS SUBJECT: U26-002: 7600 Hall Road
DISTRICT 3
JACEEY SEBASTIAN MEETING DATE: February 18th, 2026
DISTRICT 4
KEOSHA B. BELL
DISTRICT 5
Atlanta Film Animals requesting a Special Use Permit to operate an outdoor
NATASHA WILLIAMS-BROWN
animal kennel in AG-1 (Agricultural District/ Cedar Grove Overlay District) zoning
DISTRICT 6
district located at 7600 Hall Rd (Parcel ID: 07 040001130369 & 07 040001130377).
LINDA BECQUER PRITCHETT
DISTRICT 7 Council District 4.
STAFF RECOMMENDATION: APPROVAL CONDITIONAL
WWW.CITYOFSOUTHFULTONGA.GOV
CITY OF SOUTH FULTON
5440 FULTON INDUSTRIAL BLVD, SOUTH FULTON, GA 30336
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APPLICATION INFORMATION
Applicant Information: Abigail Van Horn
Status of Applicant: Attorney
City Council District(s): 4
Parcel ID Number: 07 040001130369 & 07 040001130377
Area of Property: 19.21 acres
Existing Zoning: AG-1 (Agricultural)/Cedar Grove Overlay District
Current/Past Use of the Property: The property is mainly vacant. There are three structures on the
property.
Prior Zoning Cases/History: N/A
SPECIFIC INFORMATION
REQUEST
Atlanta Film Animals requesting a Special Use Permit to operate an outdoor animal kennel in AG-1
(Agricultural District/ Cedar Grove Overlay District) zoning district.
PROPERTY LOCATION
The properties are 19.21 acres of land laying and being in Land Lot 113 of the 7th District, Fulton County,
Georgia.
2021 COMPREHENSIVE PLAN LAND USE DESIGNATION
The subject property has a future land use designation of Rural Neighborhood as designated in the 2021 South
Fulton Comprehensive Plan.
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ADJACENT ZONING AND LAND USES
North: AG-1 (Agricultural/Cedar Grove Overlay District)
South: AG-1 (Agricultural & CUP (Community Unit Plan/Cedar Grove Overlay District)
East: AG-1 (Agricultural/Cedar Grove Overlay District)
West: AG-1 (Agricultural & CUP (Community Unit Plan/Cedar Grove Overlay District)
COMMUNITY AND PROPERTY OWNERS’ NOTIFICATION/COMMENTS
Per the requirements of Section 803.05, a Community Zoning Information Meeting was held on December 1st,
2025, at 6:00pm. The applicants presented their Special Use plan to attendees.
Staff placed the required notice of public hearing in the South Fulton Neighbor on January 28th, 2026, to notify
the public that Case U26-002 would be heard at the Planning Commission Meeting on February 18th, 2026, and
at the City Council Public Hearing on March 10th, 2026.
The applicant placed a notification sign in front of the subject property on January 27th, 2026, to notify the
surrounding community of the aforementioned hearing dates.
The Applicant was given the addresses within one mile of the subject property for the purposes of hosting their
own community meeting.
APPLICABLE CODE REQUIREMENTS
Sec. 512. – Cedar Grove Overlay District.
Sec. 302.21. – Kennel, Outdoor (and other outside animal facilities)
Sec. 18-1008. – Wildlife or Exotic Animal
Sec. 18-4001 – Precautions to be taken by owners.
Standard of review for proposed rezoning (City Code, Appendix C, Sec. 803.06):
1) Is the proposed use consistent or inconsistent with the Comprehensive Plan?
The Comprehensive Plan identifies this area as the future land use designation of Rural Neighborhood. Outdoor
Kennels are allowed in an agricultural area with a special use permit.
2) Is the proposed use consistent with the supplemental plans adopted by the City Council, such as/or
revitalization or economic development plans?
N/A – no supplemental plans have been adopted by the City Council.
3) Is the proposed use compatible with the adjacent land uses and zoning districts?
The proposed Outdoor Kennel does not change the nature of the existing uses to the subject property.
4) Does the proposed use on violate local, state, and or/federal statues, ordinances, or regulations
governing land development?
The proposed use does not violate local, state, and federal statues, ordinances, and regulations.
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5) What is the effect of the proposed use on vehicular and pedestrian traffic flow and safety, along
adjoining streets?
The operation of the Outdoor Kennel does not change the current flow of vehicular and pedestrian traffic on
the adjoining streets.
6) Is the screening adequate to protect adjacent uses from any negative impacts of the proposed use?
N/A
7) Can outdoor lighting be used so as to not interfere with surrounding uses?
N/A
8) Does ingress and egress to the property reduce negative impacts of the proposed use or enhance safety?
The property is assessed from Hall Rd.
9) Will the number, size, and type of signs proposed for the site have any negative impact on traffic or
surrounding property uses?
No signs are proposed.
10) Is off-street parking space adequate? Will they be properly located to reduce any negative impact on
surrounding property uses?
Off-street parking is provided on the subject property.
11) Does the use have sufficient space to operate its activities?
The subject property has sufficient space to operate an outdoor kennel.
12) Are there any negative environmental impacts which should be considered, for example, topography,
special geological features, soil, water runoff, air pollution, water pollution or contamination, wetlands,
etc.?
No new development is being proposed to incur environmental impacts.
13) Availability of other land suitable for proposed use and effect on balance of land uses;
N/A
14) Effect on character of the neighborhood;
There should be minimal effect on the neighborhood.
15) Effect on adjacent property;
There should be minimal effect on the adjacent property.
16) Economic use of current zoning;
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N/A
17) Other conditions
Recommended Conditions:
1. That the Special Use Permit is not transferrable.
2. That the permittee is required to maintain a valid South Fulton business license to operate a special use for
an outdoor kennel.
3. Must adhere to Section 18-4001. – Precautions to be taken by owners’ portion of the Code of Ordinance.
4. Must adhere to Section 18-1008. – Wildlife or Exotic Animal portion of the Code of Ordinance.
PUBLIC PARTICIPATION
Applicant held their public participation meeting on January 29th at 6PM in person at 7600 Hall Rd. They also
provided a virtual option for community members via Zoom. The concerns expressed were the safety of the
animals on the property, protocol if the animals were to leave the property, and what animals will be on the
property. For full details, please see public participation report attached below.
STAFF RECOMMENDATION
The Rural Neighborhood Character Area intends to preserve the primarily rural residential character of City
of South Fulton. This area represents a transition between the Agricultural and Suburban Neighborhood
Character Areas. The AG-1 District is intended to encompass lands devoted to agricultural uses and low-
density residential use, single-family subdivisions and conservation subdivisions. The Cedar Grove Overlay
District is adopted as part of a strategy designed to promote the health, safety, order, prosperity, and general
welfare of the citizens of South Fulton through the regulation of design, aesthetics, location, bulk, size of
buildings and structures, and the density and distribution of population. This use also complies with Section
302.21. – Kennel, outdoor (and other outside animal facilities) portion of the Code of Ordinance thus the
reason for this recommendation.
Staff recommends APPROVAL CONDITIONAL based on these factors.
PREPARED BY: Alani Joseph, Planner
REVIEWED BY: Reginald McClendon, Director, CDRA
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