Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 05 Super District 07
Application of SAWA Partners, LLC c/o Teweldemedhin Gebremeskel for a Special Land Use Permit (SLUP) to allow a recycling plant (recycling concrete business) in the M (Industrial) zoning district, at 1313 and 1303 Lithonia-Industrial Boulevard.
Body
PETITION NO: N9-2026-0146 SLUP-26-1247921
PROPOSED USE: Recycling plant (recycling concrete business).
LOCATION: 1313 and 1303 Lithonia-Industrial Boulevard, Lithonia, GA 30058
PARCEL NO. : 16 164 02 007; 16 164 02 005
INFO. CONTACT: John Reid, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of SAWA Partners, LLC c/o Teweldemedhin Gebremeskel for a Special Land Use Permit (SLUP) to allow a recycling plant (recycling concrete business) in the M (Industrial) zoning district.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (Feb. 2026) Approval.
PLANNING COMMISSION: (March 3, 2026) Two-cycle deferral.
PLANNING STAFF: (March 2026) Full-Cycle Deferral.
STAFF ANALYSIS: The request is for a Special Land Use Permit (SLUP) to allow a recycling business within the M (Light Industrial) zoning district. The subject site contains vacant land, a structure, and Transportation Equipment Storage. Based on county records it does not appear that a building permit has been issued for the structure on site. The proposed recycling business is consistent with the light industrial (M) and industrial (M-2) zoning and development pattern in the surrounding area which is developed with truck parking, a landfill, quarries, and vacant land. The Comprehensive Plan designates this site and the surrounding industrial (M) zoned properties within a Light Industrial (LIND) Character Area designated by the 2050 Comprehensive Land Use Plan Map, and the proposed use is consistent with the following plan strategies: “Locate industrial centers in areas with good access to interstates, truck routes, and direct industrial development to existing industrial districts” (Light Industrial, page 51). Additionally, the applicant has submitted documentation of compliance with the heavy industrial supplemental regulations per Section 4.2.29 (See attached). However, there are several development issues that need to be addressed as follows: 1. Street trees and streetlights are required along Lithonia-Industrial Boulevard. 2. The Fire Marshall may require outdoor storage areas to have a dedicated all-weather access drive around the piles for fire equipment access and fire safety. 3. Transportation Department indicates the following: “Lithonia-Industrial Boulevard is classified as a “Minor Arterial” road. There is not enough information to properly review. Access points were set based on the Lithonia Industrial Blvd Road Plans. Applicant does not show interior routes on plans. Streetlights will be required on Lithonia-Industrial Boulevard”. 4. Any future SLUP approval will require that the existing structure on site obtain a building permit. Clarify on plan if the existing structure complies with minimum building setbacks. 5. Show how trucks will enter and exit the property, noting on the plan where the paved surfaces for the transportation equipment storage will be located, and clarify whether the secondary curb cut off Lithonia Industrial Boulevard will be used for the proposed operation. 6. Any future approval shall require a dust management plan to be submitted and approved by the Department of Planning and Sustainability prior to the issuance of any certificates of occupancy. The Facility manager and the employees will be responsible for managing the dust management plan to minimize fugitive dust beyond the boundaries of the site. Conveyor belts shall have coverings installed during normal operations. Outdoor storage areas shall be confined within three-sided containment walls (block or concrete) subject to Fire Marshal approval. Vehicles delivering materials to and from the site shall use appropriate covering to minimize any dust impacts onto adjacent properties and the surrounding area. 7. Any future approval shall require demonstration of compliance with Chapter 14 (Environmental) of the DeKalb County Code, including but not limited to Section 14-40 (Storm Water Management) and Section 14-42 (Storm Water Quality Control) of the DeKalb County Code of Ordinances as approved by the Storm water Management Division of Public Works and the Land Development Division of the Planning and Sustainability Department. A detailed hydrology study is required as part of the land disturbance permit application for a storm water mitigation plan for the area of development. Approval of a Storm Water Pollution Prevention Plan (SWPPP) by the Department of Public Works is required to address any potential water quality impacts from the Ready-mix plant and outdoor storage areas prior to the issuance of any land development permits. 8. Verify if issuance of an air quality permit from the Environmental Protection Division of the Georgia Department of Natural Resources is required prior to the issuance of any building permits or land development permits. 9. Verify if applicant must file a Notice of Intent for coverage under the Georgia National Pollutant Discharge Elimination System (NPDES) for Industrial Activity Permit with the Georgia Environment Protection Division of the Georgia Department of Natural Resources and maintain compliance with NPDES requirements. 10. All future approvals shall demonstrate compliance with the DeKalb County Noise Ordinance and shall be maintained and comply with OSHA safety standards. 11. Since the property abuts land in the City of Stonecrest, Staff has sent the application to that jurisdiction. But, as of the time of this writing, has not received any comments. Therefore, Staff recommends a “Full-Cycle Deferral” to the May 2026 zoning agenda to allow the Applicant appropriate time to address these issues.
PLANNING COMMISSION VOTE: (March 3, 2026) Two-Cycle Deferral 7-0-0. Motion was made by Commissioner Costello, seconded by Commissioner Patton for a two-cycle deferral to the July 2026 zoning agenda.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (February 2026) Approval 5-0-0.