To: Planning and Zoning Commission
From: Sarah Hensley, Director of Development Services
Subject:
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PUBLIC HEARING: Consider a request for a Future Land Use Plan (FLUP) amendment from Retail/Commercial (RTC) and Patio/Garden/Townhome (PGT) to Mixed-Use (MU), for 15.63 acres, legally described as Lots 1-3, Block A and Lot 2, Block B of the Samantha Springs Commerce Park Addition, located on the east side of N. Main St., approximately 1,250 feet northeast of the Johnson Road and N. Main St. intersection, and addressed as 800 N. Main Street. Jason Claunch, Catalyst Commercial, Applicant. Joe McCombs, Owner. (PA-2608-0003)
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Background:
The Applicant is requesting a Future Land Use Plan (FLUP) amendment to change the land use designation from Retail/Commercial (RTC) and Patio/Garden/Townhome (PGT) to Mixed-Use (MU). The FLUP amendment aligns with the Applicant’s request to rezone the property from Commercial (C) and Light Industrial (LI) to Planned Development - Mixed Use for a mixed-use development consisting of 31 brownstone units, approximately 8.19 acres of non-residential development, and approximately 3.27 acres of open space.
Current FLUP Designation:
Retail/Commercial (RTC) and Patio/Garden/Townhome (PGT)
The 2021 FLUP definitions for RTC and PGT are as follows:
RTC: This land use category is characterized by establishments that provide goods and services to the public. Examples of retail/commercial uses include restaurants, shops, grocery stores, hotels, banks, and big box retailers. These uses require high visibility locations and should be located on major roadways and intersections. This is a higher intensity land use category. Therefore, retail/commercial located adjacent to residential areas should include screening, buffering, and site placement techniques to mitigate noise and light impacts.
PGT: This land use category represents the densest residential land use category and is intended for patio/garden homes, townhomes, duplexes, and fourplexes. Subdivisions with this designation should be distinctive, walkable, destination neighborhoods that are in close proximity to amenities such as mixed-use developments, hike and bike trails, and parks. Unique building architecture, building materials, roadway treatments, and open space amenities are anticipated. Patio/Garden homes in this land use category
require 5,000 square-foot lots up to 7,999 square-foot lots. Townhomes, duplexes and fourplexes will be on lots less than 5,000 square feet.
Proposed Land Use Designation: Mixed-Use (MU)
The 2021 FLUP definition for MU is as follows:
The Mixed-Use Zoning Districts (MU) provide unique opportunities to develop community destinations with a mix of retail/commercial, office, entertainment, open space, civic, institutional and residential uses within pedestrian-oriented, vertical and horizontal mixed-use environments. Such synergistic developments shall utilize the Planned Development (PD) zoning process outlined in the Unified Development Code. While not every use listed above must be integrated into a particular MU PD, all MU zoning districts must include at least three of the other uses in addition to some type of residential component (i.e. - retail/commercial, office, entertainment, civic, open space, or institutional). The residential use may be a live/work unit that combines a workspace accessible to the public with a private residential space in the same unit. Components of a mixed-use development include specialized street standards, parks and plazas, and enhanced architectural standards. The physical development patterns of MU PDs shall include unifying landscape elements; integrated transportation networks shared by vehicles, bicyclists and pedestrians; environmental stewardship; connectivity within as well as to adjacent developments; and interconnected public spaces such as parks, open space, and water features.
Surrounding FLUP Designations:
North: RTC and PGT
South: RTC and PGT
East: High-Density Single Family 8,000-14,999 square-foot lots (HD-SF)
West: RTC with a Tech-Flex Overlay
Current Zoning:
The Applicant is also requesting a zoning change from Commercial (C) and Light Industrial (LI) to Planned Development - Mixed Use. That request is on the agenda as a separate item.
Citizen Input:
On August 28, 2026, the city mailed 29 letters of notification for this public hearing to all property owners within three-hundred feet (300’) of the subject site. A public hearing notice sign was also posted on the site.
Alternatives:
The Planning and Zoning Commission has the following options when considering a Future Land Use Plan amendment application:
• Recommend approval as submitted.
• Table the agenda item to a specific date with clarification of intent and purpose.
• Recommend denial.
City Council Action:
If the Planning and Zoning Commission takes action and makes a recommendation on this agenda item, then this request will be scheduled for City Council action on October 6, 2026.