Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
Commission District(s): 3 and 6
Application of Eisenhower Services, Inc. c/o Tracy Swearington, Sr. to amend the character area from LIND (Light Industrial) to the SUB (Suburban) character area to allow a single-family residential development, at 1680 and 1700 Henrico Road.
Body
PETITION NO: D4-2026-0150 LP-26-1247932
PROPOSED USE: Single-family residential development.
LOCATION: 1680 and 1700 Henrico Road, Conley, GA 30288
PARCEL NO. : 15 046 01 001; 15 046 01 005
INFO. CONTACT: James Burge, Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Eisenhower Services, Inc. c/o Tracy Swearington, Sr. to amend the character area from LIND (Light Industrial) to the SUB (Suburban) character area to allow a single-family residential development.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (June 2026) Full-Cycle Deferral. (Feb. 2026) Denial.
PLANNING COMMISSION: (July 7, 2026) Denail. (March 3, 2026) No Recommendation.
PLANNING STAFF: (08.13.2026 BOC) Approval_rev. 07.30.2026. (March 2026) Two-Cycle Deferral.
STAFF ANALYSIS: The applicant is seeking to amend the Future Land Use Map to change the land use character area of two parcels from LIND (Light Industrial) to SUB (Suburban). The applicant has also filed a companion application Z-26-1247931 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 The northern lot (15 046 01 001) is bounded to the north and east by the Suburban (SUB) Character Area, and to the south by the Light Industrial (LIND) character area. The west side of the lot is a large interstate right of way. The southern lot (15 046 01 005) is currently bounded on all four sides by Light Industrial. The DeKalb 2050 Unified Plan specifies that the location of Light Industrial areas “shall preserve the appeal and appearance of residential and commercial areas from the prospective intrusion of light industrial land uses.” (p. 45) Although this policy is primarily written to protect residential and commercial areas from the impacts of light industrial uses, it also supports the broader planning principle that residential and industrial land uses should be arranged with appropriate separation, transition, and buffering. Sec. 7.3.4.-Standards and factors governing review of proposed amendments to the comprehensive plan map. The following standards and factors are found to be relevant for evaluating applications for amendments to the comprehensive plan map and shall govern the review of all proposed amendments to the comprehensive plan map: A. Whether the proposed land use change will permit uses that are suitable in consideration of the use and development of adjacent and nearby property or properties. B. Whether the proposed land use change will adversely affect the existing use or usability of adjacent or nearby property or properties. C. Whether the proposed land use change will result in uses which will or could cause excessive or burdensome use of existing streets, transportation facilities, utilities, or schools. D. Whether the amendment is consistent with the written policies in the comprehensive plan text and any applicable small areas studies. E. Whether there are potential impacts on property or properties in an adjoining governmental jurisdiction, in cases of proposed changes near county or municipal boundary lines. F. Whether there are other existing or changing conditions affecting the use and development of the affected land areas which support either approval or denial of the proposed land use change. G. Whether there will be an impact on historic buildings, sites, districts or archaeological resources resulting from the proposed change. After weighing the various factors at play, Planning staff has concluded that the Land Use Amendment would be consistent with the standards and factors for amending the Comprehensive Plan based on factors A, B, D and F: A: The land use change would provide adjacent residents on Pius Drive, Wanda Way, and Dees Drive to the east of the property with a greater buffer from industrial land use. It would eliminate the potential for a new industrial development to come in directly bordering the rear of their properties. While there is potential for conflict between the proposed development and the adjacent Light Adjacent (LIND) properties on 1670 & 1784 Henrico Road, county staff has determined that protecting existing residents from future industrial development on the subject properties may be more important at this time. B: The proposed land use change will not adversely affect the existing use or usability of adjacent or nearby property or properties. D: The proposed residential development in line with the 2050 Comprehensive Land Use Plan’s goal of “Housing Variety and Choice”. This development will help bring in “new and diverse housing types will help the County meet market demands and support continued growth.” (P. 14) F: During the application process, the county pursued Code Enforcement action against the illegal truck parking taking place on the adjacent properties at 1670 & 1784 Henrico Road in order to prevent future conflicts between those properties and the proposed development. While the county has withdrawn the applications to change the Future Land Use of those two parcels, the Long-Range Planning team will revisit making this Future Land Use change during the ongoing update to the Comprehensive Land Use Plan and hopes to address the issue of industrial/residential land use conflicts more broadly during the process. Planning Staff recommends “Approval” of this application.
PLANNING COMMISSION VOTE: (July 7, 2026) Denial 6-0-2. Motion was made by Commissioner Moore, seconded by Commissioner West for denial. Commissioner Cooper & Commissioner Williams abstained. (March 3, 2026) No Recommendation. 1st Failed MOTION (4-3-0) was made by Commissioner Moore, seconded by Commissioner Patton that this agenda item be "Deferred, three full cycles". 2nd Failed MOTION (4-3-0) was made by Commissioner Costello, seconded by Commissioner Zou that this agenda item be "Denied". This application moves forward to the Board of Commissioners with no recommendation from the Planning Commission.
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. (February 2026) Denial 11-0-0. The Council recommended denial due to concerns over loss of industrial property and that residential use was not appropriate in this industrial location where there is lots of truck traffic along Henrico Road. The Council was supportive of more single-family residential housing in appropriate locations in District 3