Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 05 Super District 07
Application of Hybrass Properties, LLC c/o Battle Law, P.C. for a major modification of zoning conditions pursuant to CZ-18-22130 for the development of single-family, detached residences, at 7788 Pleasant Hill Road; 1716 Pleasant Hill Trail; 7900 Pleasant Hill Road; 7860 Pleasant Hill Road; 8024 Pleasant Hill Road; 7956 Pleasant Hill Road; 7890 Pleasant Hill Road.
Body
PETITION NO: D1-2024-1442 CZ-25-1247294
PROPOSED USE: To modify zoning conditions for the development of single-family, detached homes.
LOCATION: 7788 Pleasant Hill Road; 1716 Pleasant Hill Trail; 7900 Pleasant Hill Road; 7860 Pleasant Hill Road; 8024 Pleasant Hill Road; 7956 Pleasant Hill Road; 7890 Pleasant Hill Road, Lithonia, GA 30058
PARCEL NO. 16 197 03 006; 16 197 03 012; 16 219 01 005; 16 219 01 006; 16 220 01 004; 16 220 01 007; 16 220 01 009
INFO. CONTACT: Adam Chappell, Sr. Planner, AICP
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Hybrass Properties, LLC c/o Battle Law, P.C. for a major modification of zoning conditions pursuant to CZ-18-22130 for the development of single-family, detached residences.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (December 2025) Full-cycle deferral. (August 2025) Denial. (April 2025) Approval with a condition. (Dec. 2024) Denial.
PLANNING COMMISSION: (Jan. 6, 2026) Pending. (Sept. 9, 2025) Three-Cycle Deferral. (May 6, 2025) Two-Cycle Deferral. (Jan. 2025) Two-Cycle Deferral.
PLANNING STAFF: Approval with Conditions.
STAFF ANALYSIS: The Applicant requests a major modification of zoning conditions pursuant to CZ-18-22130 to allow for a major subdivision of up to 182 single-family detached dwellings. The original approval of CZ-18-22130 rezoned the subject properties, comprising approximately 95.52 acres, to the RNC (Residential Neighborhood Conservation) Zoning District for the purpose of developing a major subdivision of up to 214 single-family detached dwellings, in substantial compliance with a site plan dated February 28, 2018. Subsequent attempts to develop the property led to the discovery of areas of rock outcroppings and revealed steep topography, which together necessitated the redesign of the proposal and reduction in units. An updated site plan (dated July 1, 2025) proposes a major subdivision with up to 182 single-family detached dwellings, a reduction of 32 units that brings the density of the proposed development down to approximately 1.91 units per acre. The properties are located within a Suburban (SUB) Character Area, which supports new development provided that such development does not significantly alter established neighborhood development patterns. A number of existing single-family detached subdivisions are located in the vicinity of the properties and have been developed at similar densities. The layout and reduction of units allow for the preservation and allotment of additional greenspace which appear to meet the minimum developmental standards of the RNC Zoning District. Rock outcroppings and areas of steep slopes (1:2 feet or greater) are identified on the plans. Several pocket parks are proposed throughout the development as well as an active recreation area near Pleasant Hill Road. The most recent site plan notably differs from the original site plan in the location and number of access points. At the time of this analysis, only one singular access point is proposed to be provided off of Pleasant Hill Road, opposite of the existing Providence Point Drive (providing access to the “River Acres” and “Providence Point” subdivisions to the south). A second access point in the northwest corner of the development site would provide a connection to the properties designated as 7850 Pleasant Hill Road (Tax Parel ID 16-220-01-001) and 1619 Pleasant Hill Trail (Tax Parcel ID 16-197-02-009); these properties are subject to a concurrent application (Z-25-1247358) to rezone from the MU-1 (Mixed-Use Low Density) Zoning District to the RSM (Small Lot Residential Mix) Zoning District, allowing for the construction of up to 149 single-family detached dwellings. This adjacent development would connect the subject properties with the larger “Creekside Village” mixed-use development; the properties that now make up said development were rezoned in 2007 as a result of CZ-07-12945. Several phases of “Creekside Village” have been either completed or are under construction. When finished, this development would provide access points to the subject properties off of Rock Chapel Road (a major arterial and State DOT route). Compared to the original site plan, this interconnectivity allows for a layout that veers from traditional subdivision designs that are historically more insulated. Conversations with the applicant have indicated that the proposal may be constructed in phases, and thus this aforementioned second connection and the construction of a significant number of units may not be completed concurrently. This will potentially affect the number of access points required. Section 14-200. of the Land Development Code requires a minimum of three (3) access points for residential developments containing between 151-300 units; thus, the proposal may not meet the minimum number of access points required without a variance granted from the Planning Commission. Since the development is proposed to connect to 7850 Pleasant Hill Road, and, by extension, “Creekside Village”, it appears to meet the intent of the SUB Character Area for new development to provide increased connectivity (DeKalb County 2050 Unified Plan pg. 41). However, this interconnectivity was determined to trigger a traffic impact study based of the total number of units overall (which given existing and proposed units, is well over 500). In addition to a traffic impact study, the area that is now “Creekside Village” as well as the properties associated with Z-25-1247358 were subject to a DRI review in 2007 (DRI #632). The age of the DRI review, as well as the connection with and partial integration of the proposals within the larger “Creekside Village”, were determined by the Atlanta Regional Commission (ARC) to require a new Development of Regional Impact (DRI) be submitted and reviewed. The new DRI study (DRI #4478), which encompasses the proposals and “Creekside Village” as a whole, was completed on September 12, 2025. In its findings, the ARC determined that the overall developments are “somewhat aligned with applicable “Rural Areas” growth management policies which call for limited development and maintenance of rural character”. Most of the DRI’s comments appear to center around the existing/proposed portions of “Creekside Village” and its frontage along Rock Chapel Road. Comments and suggestions from the Georgia Regional Transportation Authority (GRTA) in a Notice of Decision for DRI #4478, dated, October 14, 2025, also appear to be largely focused on infrastructure improvements along this corridor. The GRTA report, did, however, suggest several traffic calming features along the development site’s frontage along Pleasant Hill Road, which is currently a two (2)-lane Right-of-Way (ROW) that is classified as a minor arterial. These include the provision of deceleration lanes, left-turn lanes, a four-way-stop at the Pleasant Hill Road intersection with Providence Point Drive and the proposed access point, and pedestrian infrastructure (including a crosswalk) connecting the north and south sides of Pleasant Hill Road. These traffic calming features could potentially mitigate the lack of access points off Pleasant Hill Road (as there have been community concerns regarding additional access points off of this ROW). As an individual proposal, the proposed modification of conditions to CZ-18-22130 appears to provide a development that is more compatible with existing development patterns (Section 7.3.5. (B)). The proposal is more sensitive to its environs (protecting significant areas surrounding state waters and floodplains (Section 7.3.5. (H)) while also proposing connectivity to other developments, creating interconnected communities that veer away from the more insular subdivisions typical of the past. Thus, based on review of Section 7.3.10. (“Modifications and changes to approved conditions of zoning”) and Section 7.3.5. (“Standards and factors governing review of proposed amendments to the official zoning map”), the Planning and Sustainability Department recommends ”Approval, with the attached conditions” of the request for a major modification of zoning conditions pursuant to CZ-18-22130.
PLANNING COMMISSION VOTE: (January 6, 2026) Pending. (September 9, 2025) Three-Cycle Deferral 8-0-0. Commissioner West moved, Commissioner Cooper seconded for a three-cycle deferral to the March 2025 zoning agenda, per Staff recommendation. Commissioner Costello was not present for this vote. (August 11, 2025) Denial 5-3-0. Applicant was not present. (May 6, 2025) Two-Cycle Deferral 6-0-0. Jan Costello moved, Edward Patton seconded for a two-cycle deferral to the September 2025 zoning agenda, per Staff recommendation. (January 7, 2025) Two-Cycle Deferral 9-0-0. Jan Costello moved, Edward Patton seconded for a two-cycle deferral to the May 2025 zoning agenda, per Staff recommendation.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (December 2025) Full-cycle deferral 5-0-0. (August 2025) Denial 5-3-0. Applicant was not present. (April 2025) Approval with a condition (6-0-0) that the residents surrounding the property must be notified of any blasting that may occur in advance and informed of the name of the company hired to do the blasting. (Dec. 2024) Denial 8-0-0.