Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
Commission District(s): 4 and 6
Application of David Metzger to rezone property from R-85 (Residential Medium Lot-85) zoning district to OIT (Office-Institutional-Transitional) zoning district to allow a child daycare center, for more than seven (7) children, at 3970 Norman Road.
Body
PETITION NO: N5-2026-1102 Z-26-1248179
PROPOSED USE: Child daycare, more than seven (7) children.
LOCATION: 3970 Norman Road, Stone Mountain, GA 30083
PARCEL NO. : 18 095 06 072
INFO. CONTACT: Whitney Fuller, Zoning Administrator
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of David Metzger to rezone property from R-85 (Residential Medium Lot-85) zoning district to OIT (Office-Institutional-Transitional) zoning district to allow a child daycare center, for more than seven (7) children.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (August 2026) Approval with a condition.
PLANNING COMMISSION: (September 1, 2026) Pending.
PLANNING STAFF: (September 2026) Full-Cycle Deferral.
STAFF ANALYSIS: Under the DeKalb County Code of Ordinances, the range of nonresidential uses permitted within residential zoning districts is limited. A more integrated approach to land use can provide opportunities for complementary services that support the economic, social, and cultural vitality of established residential communities. Locating compatible services within or near residential neighborhoods can also reduce the need for vehicle trips by allowing residents to access certain services closer to home. The proposed program would also be operated by a nonprofit organization and offered at a subsidized cost, increasing access to childcare for families who may otherwise face financial or geographic barriers to this essential service. The provision of accessible childcare and other community-serving services can contribute to the long-term social and economic vitality of a neighborhood. However, the potential benefits of the proposed use must be evaluated against the capacity of the subject property to accommodate the intensity of the proposed activity. The application does not propose site improvements to address the increased daily occupancy and activity associated with the proposed child day care center. The parking plan shows four (4) potential spaces for vehicular parking (shown in red on the survey dated 04-29-26). The proposed program would serve approximately 30 children on a daily basis Monday through Saturday, which would generate additional vehicular activity, pedestrian activity, and demand for on-site parking and passenger drop-off and pick-up areas. Of particular concern is the relationship between the anticipated drop-off and pick-up activity, available on-site parking, and the limited site improvements proposed as part of the request. Without adequate areas for queuing and circulation on the property, there is potential for vehicle stacking or queuing to extend into the public right-of-way, creating conflicts with through traffic and increasing pedestrian safety concerns. These impacts may be capable of being mitigated through site design, circulation improvements, operational measures, or appropriate zoning conditions; however, the proposal as submitted does not sufficiently address the anticipated impacts associated with the proposed intensity of use. While staff supports the underlying use, the application does not yet establish conformity with the Suburban character area's land use policy as set out on page 25 of the 2050 Unified Plan (Finding A). In addition, the submitted survey and parking schematic do not provide clear evidence that on-site parking and vehicular circulation can adequately accommodate a child day care center serving up to 30 students without creating an adverse burden on adjacent residential properties (Findings D and E). For these reasons, staff recommends a full-cycle deferral to allow the Current Planning Division to make a determination on zoning and land use compatibility, and to allow the applicant the opportunity to amend the application to include a parking and traffic mitigation plan and a drop-off/pick-up operations plan covering Monday through Saturday activity. 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 this application be “Deferred, Full-Cycle to the November 19th BOC Zoning agenda”. Because Staff is recommending deferral rather than approval or denial, no conditions are recommended at this time. Should the application be approved following deferral, Staff recommends the attached conditions.
PLANNING COMMISSION VOTE: (September 1, 2026) Pending.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (August 2026) Approval (6-0-2) with the condition that the Applicant be restricted from any land disturbance.