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 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 to allow for a single-family, residential development, at 1680, 1690 and 1700 Henrico Road.
Body
PETITION NO: D5-2026-0151 Z-26-1247931
PROPOSED USE: Single-family residential development.
LOCATION: 1680, 1690 and 1700 Henrico Road, Conley, GA 30288
PARCEL NO. : 15 046 01 001; 15 046 01 006; 15 046 01 005
INFO. CONTACT: John Reid, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Eisenhower Services, Inc. c/o Tracy Swearington, Sr. 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 to allow for a single-family, residential development.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (June 2026) Full-Cycle Deferral. Feb. 2026) Denial.
PLANNING COMMISSION: (July 7, 2026) Denial. (March 3, 2026) No Recommendation.
PLANNING STAFF: Approval w/Conditions_rev. 07.30.2026. (March 2026) Two-Cycle Deferral.
STAFF ANALYSIS: (07.30.2026 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. There are many competing goals emanating from the 2050 Comprehensive Plan and the Bouldercrest Overlay District that should be considered in the staff recommendation for this project. Given these goals and the subject properties’ proximity to existing single-family neighborhoods and frontage along two interstates and a truck route, it appears that either industrial or single-family residential may be appropriate on these properties. Some additional considerations regarding the application are as follows: Goals or determinations in support of this project: The proposed single-family project 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 abutting the subject properties 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. 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 proposed 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) No industrial development has occurred on the subject properties since the BOD was originally established in 2013 calling into question the viability of industrial uses at this location. 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 community led small area planning initiative is currently underway which includes the subject properties. 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. 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. A. Conformity with the policy and intent of the Comprehensive Plan. Upon adoption of the companion land use amendment converting two parcels from Light Industrial (LIND) to Suburban (SUB), all three subject properties will be consistent with the Suburban character area designation, which supports single-family residential development at the proposed density of 2 units per acre. The proposal directly 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). B. Whether the proposed use is suitable in view of adjacent and nearby development. The subject properties are directly adjacent to and contiguous with established single-family residential subdivisions (Westside Place and Bouldercrest Phase 2) to the east, which are developed under the same Tier 5 BOD / R-100 zoning district being requested. The proposed use is compatible in character, density, and zoning classification with the immediately adjoining neighborhood. Industrial uses to the south are separated by proposed open space strips and the site’s internal access and configuration, which adequately buffer the subject properties from adjacent truck parking operations. Additionally, there are two county-initiated rezoning requests adjacent to the subject properties at 1670 and 1734 Henrico Road which, if rezoned to residential, could provide additional buffering and could further minimize or eliminate adverse impacts between industrial and residential uses. C. Whether the property has a reasonable economic use as currently zoned. The three subject properties have remained vacant under M (Light Industrial) zoning since the Bouldercrest Overlay District was established in 2013 (more than twelve years) with no industrial development occurring during that period. The absence of any development activity over this duration indicates the properties do not have a viable economic use under the current zoning. D. Whether the proposal will adversely affect the existing use or usability of adjacent or nearby property. The proposed single-family development is consistent with and complementary to the existing residential neighborhood to the east and will not diminish the usability of those properties. Industrial uses to the south are separated by proposed open space strips and the site's internal access road configuration, which adequately buffer the subject properties from adjacent truck parking operations. E. Whether other existing or changing conditions support approval or disapproval. The ongoing Bouldercrest Small Area Plan process, anticipated for adoption in late 2026, reflects the county's recognition that land use transitions in this corridor are appropriate and overdue. The twelve-year vacancy of these properties under industrial zoning, combined with the corridor's proximity to established residential uses, represents a changing condition that supports approval of the residential rezone. F. Whether the proposal will adversely affect historic buildings, sites, districts, or archaeological resources. The subject properties are located within the Soapstone archeological district. The applicant appeared before the Dekalb County Historic Preservation Commission on July 20, 2026. Comments from the HPC included the following: 1. Applicant needs to explain in study methodology how they were able to do systematic field shovel tests to the subsoil in an area that is very rocky with lots of trees. 2. Mitigation might be especially appropriate on the eastern property boundary; maybe consider having open space in this area because that would provide a buffer for whatever is left of the two potential historic sites identified in the study; 3. Prepare for an archaeological monitor to be on-site during construction. G. Whether the proposal will result in excessive or burdensome use of streets, utilities, or schools. The DeKalb County Transportation Department has reviewed the proposal and provided conditions of approval addressing right-of-way dedication, pedestrian infrastructure, and sight distance requirements along Henrico Road, which will adequately mitigate traffic impacts from the proposed 33-lot subdivision. Intergovernmental review has confirmed no school capacity concerns with the proposed residential zoning. H. 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 properties that would be adversely impacted by the proposed residential development. Standard land disturbance permit requirements and stormwater management conditions will apply at the time of development plan approval. Notwithstanding the competing land use considerations identified above, the overarching housing policy goals of the 2050 Comprehensive Plan, the twelve-year absence of industrial development on the subject properties, the compatibility of the proposed use with the established residential neighborhood to the east, and the site's demonstrated ability to meet BOD Tier 5 and R-100 development standards collectively support a recommendation of approval. Therefore, based on review of the applicable criteria under Section 27-7.3.5 of the DeKalb County Zoning Ordinance, it is the recommendation of the Planning & Sustainability Department that application Z-26-1247931 be “Approved, with the attached conditions”.
PLANNING COMMISSION VOTE: (July 7, 2026) Denial 6-0-2. Motion was made by Commissioner Costello, seconded by Commissioner Moore for denial. Commissioner Cooper & Commissioner Williams abstained. (March 3, 2026) No Recommendation (4-3-0). Motion was made by Commissioner Costello, seconded by Commissioner Zou for denial. Commissioners Murphy, Osler and Patton opposed.
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.