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. to rezone properties from MU-1 (Mixed-Use Low Density) zoning district to RSM (Small Lot Residential Mix) zoning district to allow for the development of 149 single-family homes, at 1619 Pleasant Hill Trail and 7850 Pleasant Hill Road.
Body
PETITION NO: D2-2025-0283 Z-25-1247358
PROPOSED USE: Single-family homes.
LOCATION: 1619 Pleasant Hill Trail; 7850 Pleasant Hill Road, Lithonia, Georgia 30058
PARCEL NO. : 16 197 02 009 & 16 220 01 001
INFO. CONTACT: Adam Chappell, Sr. Planner, AICP
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Hybrass Properties, LLC c/o Battle Law P.C. to rezone properties from MU-1 (Mixed-Use Low Density) zoning district to RSM (Small Lot Residential Mix) zoning district to allow for the development of 149 single-family homes.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (Dec. 2025) Approval. (August 2025) Denial. (April 2025) Approval with a condition.
PLANNING COMMISSION: (Jan. 6, 2025) Pending. (Sept. 9, 2025) Three-Cycle Deferral. (May 6, 2025) Two-Cycle Deferral.
PLANNING STAFF: Approval with Conditions.
STAFF ANALYSIS: The Applicant requests a rezoning of the subject properties from the MU-1 (Mixed-Use Low Density) Zoning District to the RSM (Small Lot Residential Mix) Zoning District to allow for of a major subdivision of up to 149 single-family detached dwellings. The subject properties, comprising approximately 54.02 acres, are part of a larger grouping of properties that were rezoned in 2007 to the now-defunct PCD Zoning District as a result of CZ-07-12945. The current zoning designation is a result of the adopted 2015 Zoning Ordinance rewrite. The properties are adjacent to and were originally intended to be developed with properties to the west that comprise what is now known as the “Creekside Village” mixed-use development. At the time of this analysis, several phases of “Creekside Village” have been either completed or are under construction. The properties are located within a Neighborhood Center (NC) Character Area, which encourages “compact residential development in mixed-use projects” that “complement the smaller scale character of nearby neighborhoods” per the Dekalb County 2050 Unified Plan (DeKalb County 2050 Unified Plan, pg. 35). The rezoning request would result in lots that would serve as a transition in housing stock, density, and height, from single-family attached dwellings (townhomes) to the west and larger single-family detached lots to the south and east. The request would also eliminate the mixed-use requirement that is currently imposed by the MU-1 Zoning District. Currently the MU-1 zoning would require at least ten (10) percent of the cumulative floor area of the development site to be dedicated to non-residential uses; even though the original PCD zoning prior to the 2015 Zoning Ordinance re-write did not have a minimum non-residential component. The conceptual site plan associated with CZ-07-12945 indicates that the area that is now the subject properties was always intended to be developed as a subdivision of single-family detached dwellings. The irregularity, narrowness, topography, and existing features (such as State Waters) that traverse the site make it difficult for the site to be developed as part and in the form of an interconnected grid. Nevertheless, there are some proposed intersecting streets in the center of the development site, along with the creation of a block in the southeastern portion of the site that includes an area allocated to function as enhanced open space. A total of 20 percent of the development site is required to consist of open space, of which 50 percent (or ten (10) percent of the overall development site) shall be enhanced open space. Per the site plan, portions of wetlands and stream buffers are intended to provide a system of walking trails. The minimum open space requirements appear to be met, but there are concerns that some of the areas identified as open space consist of steep slopes (1:2 feet). Per Section 5.5.3. of the Zoning Ordinance, no more than 50 percent of the minimum open space provided shall be in areas designated as floodplain, wetlands, steep slopes, streams and buffers. Section 14-200. of the Land Development Code requires a minimum of two (2) access points for residential developments containing between 76-150 units. The development site would be connected to the larger “Creekside Village” development by a singular access point to the west; a second access point in the southeastern corner of the development site would provide access to the properties associated with concurrent application CZ-25-1247294, and thus, provide a continuous means of access from Rock Chapel Road to Pleasant Hill Road. A third access point is proposed to connect to the “Piedmont Trace” subdivision to the south solely for the purpose of providing emergency access. The area that is now “Creekside Village” as well as the subject properties 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 (including properties associated with CZ-25-1247294) 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 proposal 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. As an individual proposal, the proposed rezoning appears to provide a development that 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. The development largely appears to be aligned with the goals and intents of the Neighborhood Center (NC) Character Area, per the DeKalb County 2050 Unified Plan (Section 7.3.5. (A)). Thus, based on review of the criteria in Section 7.3.5. (“Standards and factors governing review of proposed amendments to the official zoning map”) the Planning and Sustainability Department recommends that the subject rezoning application be granted Approval with the attached conditions”.
PLANNING COMMISSION VOTE: (January 6, 2026) Pending. (September 9, 2025) Three-Cycle Deferral 8-0-0. Commissioner West moved, Commissioner Moore seconded for a three-cycle deferral to the March 2026 zoning agenda, per Staff recommendation. Commissioner Costello was not present for this vote. 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.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (December 2025) Approval 8-0-0. (August 2025) Denial 5-2-1. 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.