Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): 3 and 6
Application of Director of Planning & Sustainability to rezone property from Tier 4a of the Bouldercrest Overlay District within the Soapstone Historic District with an underlying M (Industrial) zoning district to Tier 5 of the Bouldercrest Overlay District within the Soapstone Historic District with an underlying R-100 (Residential Medium Lot-100) zoning district, at 1734 Henrico Road.
Body
PETITION NO: N10-2026-0827 Z-26-1248111
PROPOSED USE: Tier 5 of the Bouldercrest Overlay District.
LOCATION: 1734 Henrico Road, Conley, Georgia 30288
PARCEL NO. : 15 045 02 186
INFO. CONTACT: John Reid, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Director of Planning & Sustainability to rezone property from Tier 4a of the Bouldercrest Overlay District within the Soapstone Historic District with an underlying M (Industrial) zoning district to Tier 5 of the Bouldercrest Overlay District within the Soapstone Historic District with an underlying R-100 (Residential Medium Lot-100) zoning district.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (June 2026) Full-Cycle Deferral.
PLANNING COMMISSION: (July 7, 2026) Three-Cycle Deferral.
PLANNING STAFF: Withdrawal without Prejudice_rev. 07.30.2026
STAFF ANALYSIS: (08.13.2026 BOC) The BOD was adopted by the Board of Commissioners on March 22, 2013. The two primary industrial tiers include Tier 4 and Tier 4a. Tier 4A of the BOD is the industrial area along the east side of I-675 and west of the existing Georgia Power Overhead Utility Easement located south of I-285 and north of Cedar Grove Road. Because Tier 4A is only separated from residential neighborhoods by the utility easement, uses and standards are more stringent in this tier. Tier 4a is adjacent to Tier 5 which is a single-family residential tier to the east and, at this location, is currently developed with a single-family residential subdivision (Westside Place and Bouldercrest Phase 2). The remainder of Tier 4a appears to be developed with industrial uses including truck parking. Some additional considerations regarding the application are as follows: Goals or determinations in support of this project: The proposed single-family rezoning is consistent with the 2050 Comprehensive Plan’s goal of encouraging “new and diverse housing types to help the county meet market demand and support continued growth” (Page 14, 2050 Comprehensive Plan Housing Opportunities). The single-family residential subdivisions built circa 2005/2006 to the east (Westside Place and Bouldercrest Phase 2) appear to be a stable neighborhood, in good condition since the adoption of the BOD in 2013. Allowing for the opportunity for new construction of single-family homes is consistent with the purposes and intent of the BOD to “improve the visual appearance and increase property values in the BOD community” (Sec 3.39.1.A.6, Statement of Purpose and Intent, Bouldercrest Overlay District). The proposal to allow the opportunity for new residential development is consistent with the purpose and intent of the BOD to “enhance the long term viability of the district by encouraging new commercia, industrial, and residential developments that increase the tax base and provide employment opportunities for the citizens of DeKalb County”.(Page Sec 3.39.1.A.7, State of Purpose and Intent, Bouldercrest Overlay District). Since the subject properties fall at the northern edge of Tier 4a and most of the remaining Tier 4a areas to the south are developed with industrial uses/truck parking uses, it does not appear that changing to a residential Tier 5 will adversely impact the viability of the remaining Tier 4a or the BOD. Goals or determinations in opposition to this project: Typically, properties located along a truck route (Henrico Road) with frontage along two interstates (I-675 and I-285) are more suited for commercial or industrial uses. However, the subject properties do not have direct access to these interstates. There is already a strong zoning boundary line of demarcation between Tier 4a Industrial and Tier 5 Residential that extends to the south, almost to Cedar Grove Road. LIND Character areas encourage “locating industrial centers in areas with good access to interstates and truck routes, and to direct industrial development to existing industrial districts, especially sites with limited negative environmental impacts” (Page 51, LIND Character Area Goals). The encroachment of residential into industrial zoned lands could set a precedent for similar future encroachments, however it appears that most of the Tier 4a lands have already been developed so this risk may be overstated. The LIND Character area calls for “conducting small area plans and freight cluster studies to better define industrial areas and address transitions and traffic impacts” (Page 51, LIND Character Area Goals, 2050 Comprehensive Plan). A Small Area Plan (SAP) is currently underway which includes the subject properties, but that SAP is not anticipated to be adopted until late 2026. The properties fronting Henrico Road abutting the east and west side of one of the subject properties (1680 Henrico Road) currently contain truck parking. If approved, residents of the new single-family project will be accessing a heavy truck route and may encounter potential visual, traffic, and noise impacts from adjacent industrial uses. However, the exiting neighborhood would have similar or more intense impacts in the future if these parcels were developed as currently entitled. FINDINGS OF FACT: The following findings address each of the applicable standards and factors under Section 27-7.3.5 of the DeKalb County Zoning Ordinance governing review of proposed rezoning applications. Conformity with the policy and intent of the Comprehensive Plan. Upon adoption of the companion land use amendment from Light Industrial (LIND) to Suburban (SUB), the property will be consistent with the SUB Character Area Designation and advances the 2050 Comprehensive Plan’s housing goals to encourage new and diverse housing types to meet market demand (2050 Comprehensive Plan, Housing Opportunities, P. 14). Whether the proposed use is suitable in view of adjacent and nearby development. The subject property, as well as a companion rezone case Z-26-1248109 at 1670 Henrico Road, are county-initiated rezone requests from industrial to single-family residential. These two county-initiated requests, as well as the adjacent residential rezone requests for the properties at 1680, 1690, and 1700 Henrico Road, would allow opportunities for residential development on the entire area north of Henrico Road, east of I-675, and west of a Georgia Power Easement which could minimize or eliminate any adverse impacts between industrial and residential uses. However, there are two community driven planning initiatives for the Bouldercrest area with additional community engagement underway. As a result, it appears that there may not be commissioner desire to act on the two county-initiated requests until after the planning initiative(s) are finalized. Whether the property has a reasonable economic use as currently zoned. The property is currently used as a truck parking lot and a single-family residence, which are prohibited uses in Tier 4a industrial tier of the BOD. However, there are other non-residential uses allowed in Tier 4a. Therefore, it appears the property has a reasonable use as currently zoned. Whether the proposal will adversely affect the existing use or usability of adjacent or nearby property. The subject property, as well as a companion rezone case Z-26-1248109 at 1670 Henrico Road, are county-initiated rezone requests from industrial to single-family residential. These two county-initiated requests, as well as the adjacent residential rezone requests for the properties at 1680, 1690 and 1700 Henrico Road, would allow the opportunity for residential development on the entire area north of Henrico Road, east of I-675, and west of the Georgia Power Easement which could minimize or eliminate any adverse impacts between industrial and residential uses. However, there are two community driven planning initiatives for the Bouldercrest area with additional community engagement underway. As a result, it appears that there may not be commissioner desire to act on the two county-initiated requests until after the planning initiative(s) are finalized. Whether other existing or changing conditions support approval or disapproval. The ongoing Community-led Bouldercrest Small Area planning initiative process, anticipated for review in 2027, reflects the community’s recognition that the current land use in this corridor may not be the most compatible. Whether the proposal will adversely affect historic buildings, sites, districts, or archaeological resources. The subject property is located within the Soapstone archaeological district. The applicant appeared before the DeKalb County Historic Preservation Commission on July 20, 2026. Comments from the HPC included the following: 1. Residential is an appropriate and preferred land use over industrial; 2. Current industrial uses are not great for current archaeological sites, and at some point archaeological reporting needs to be done; and 3. Whenever development occurs, an archaeological monitor will be required. Whether the proposal will result in excessive or burdensome use of streets, utilities, or schools Any future residential development on this parcel will have to comply with the DeKalb County Transportation Department right-of-way, dedication, pedestrian infrastructure, and sight distance requirements. Whether the proposal adversely impacts the environment or surrounding natural resources. No significant environmental constraints, wetlands, floodplain, or protected natural resources have been identified on the subject property that would be adversely impacted by proposed residential development. Standard land disturbance permit requirements and stormwater management conditions will apply at the time of development plan approval. While Staff originally recommended approval of this application, at this time a withdrawal is recommended in consideration of community-led small area planning initiative(s) is currently underway. Therefore, based on review of Section 7.3.1 (initiations of proposals for text and map amendments), Section 7.3.5(a)(conformity with policy and intent of comprehensive plan), and Section 7.3.5(b)(suitability with adjacent and nearby properties) of the Zoning Ordinance, it is the recommendation of the Planning Director that the rezone application be “Withdrawn without prejudice” .
PLANNING COMMISSION VOTE: (July 7, 2026) Three-Cycle Deferral 8-0-0. Motion was made by Commissioner Osler, seconded by Commissioner Moore for a three-cycle deferral to the January 2027 zoning agenda.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (June 2026) Full-Cycle Deferral (7-0-0) to allow time for a Small Area Plan (SAP) to be adopted so that the proposal can be reviewed against the SAP goals and recommendations.