Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 05 Super District 07
Application of D.R. Horton c/o Battle Law, P.C. to rezone property from R-85 (Residential Medium Lot-85) zoning district to RNC (Residential Neighborhood Conservation) zoning district for the development of up to 214 single-family detached dwellings, at 8277 Norris Lake Way.
Body
PETITION NO: D1-2025-1621 Z-26-1247833
PROPOSED USE: Development of up to 214 single-family, detached dwellings.
LOCATION: 8277 Norris Lake Way, Snellville, Georgia 30039
PARCEL NO.: 16 228 01 007
INFO. CONTACT: Adam Chappell, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of D.R. Horton c/o Battle Law, P.C. to rezone property from R-85 (Residential Medium Lot-85) zoning district to RNC (Residential Neighborhood Conservation) zoning district for the development of up to 214 single-family detached dwellings, which will be Phases 3 and 4 of the adjacent Champions Runs Subdivision.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (April 2026) Full-cycle deferral. (Dec. 2025) Full-cycle deferral.
PLANNING COMMISSION: (May 5, 2026) Pending. (Jan. 6, 2025) Two-Cycle Deferral.
PLANNING STAFF: (May 2026) Full-Cycle Deferral. (Jan 2026) Two-Cycle Deferral.
STAFF ANALYSIS: The applicant is seeking to rezone the subject property from the R-85 Zoning District to the RNC Zoning District to allow for the development of a subdivision with up to 214 single-family detached dwellings, comprising Phases 3 and 4 of the larger “Champion’s Run” development. Combined, Phases 1-4 would comprise up to 587 dwelling units at a density of approximately 2.37 units per acre. Although a traffic study appears to have been provided, the proposal of additional units warranted an additional study. The Atlanta Regional Commission (ARC) has established a review process for “large-scale and/or specific type of development that is likely to generate impacts beyond the boundaries of the host local government in which it is located”, referred to as a Development of Regional Impact (DRI) study. A DRI study for housing is dependent on the number of units proposed. Given the combined nature of the development (at over 500 units in total) plus the subject property’s proximity to another large-scale development that recently involved a DRI Study (Creekside Village/DRI #4478), a new DRI study was deemed to be required by the ARC for “Champion’s Run” (DRI #4578). At the time of this analysis, the ARC has released preliminary comments associated with DRI #4578. In its preliminary review, the ARC states that the proposal does not appear to be aligned with its Rural Areas growth policies, which state: “Rural Areas are those where limited development has taken place or and where development pressure is low. These areas are characterized by sporadic, large single-family lots, agricultural uses, protected lands, and forests. These areas border more centrally developed and developing areas and represent the limits of the urban service area in the region. There is a strong desire from residents and elected officials in these areas to keep them rural. Increased development threatens existing rural economic uses, such as forestry, agriculture, and tourism. To maintain economic viability without undesirable development, these areas may be appropriate as “sending” areas in potential Transfer of Development Rights (TDR) programs. The region is striving to protect these areas by limiting infrastructure investments to targeted areas and allowing no development or only low impact development. There will be a continued need to maintain existing transportation infrastructure, but care should be taken not to spur unwanted growth by inappropriate expansion of infrastructure capacity. The project is not aligned with the Atlanta Region’s Plan’s policy recommendations for Rural Areas. It could be somewhat in alignment by preserving more natural wooded area by incorporating conservation neighborhood strategies and utilizing land clearing methods that preserve existing trees on actual home sites rather than clearcutting the entire site...” The Suburban (SUB) Character Area, per the DeKalb County 2050 Unified Plan, encourages that “future development should provide better pedestrian and community connectivity and be designed in a way that preserves and enhances existing greenspace... Potential development strategies include clustered development, conservation communities, or conservation villages and hamlets” (DeKalb County 2050 Unified Plan, pages 40-41). The proposal, while appearing to meet the minimum open space requirements of the RNC Zoning District, notably provides far less connectivity and the formation of longer, uninterrupted blocks compared to Phases 1 and 2. While part of this appears to be in response to natural features (streams, wetlands, etc.) present throughout the site, the narrowness and irregular shape of the property in its current configuration appears to be more of a limiting factor. This does not necessarily constitute a hardship towards the provision of a more connected development or an alternative clustering of dwelling units that would better align with the SUB Character Area or with the ARC’s Rural Areas growth policies. It should be noted, however, that a final “Notice of Decision” has not yet been issued by the ARC. As a result of conversations with the ARC and the applicant, the Planning and Sustainability Department recommends a “Full Cycle Deferral to the July 2026 zoning agenda” of this application request to allow sufficient time for procedural requirements to be followed and for additional changes to the proposal that may result.
PLANNING COMMISSION VOTE: (May 5, 2026) Pending. (January 6, 2025) Two-Cycle Deferral 9-0-0. Commissioner Cooper moved, Commissioner West seconded for a two-cycle deferral to the May 2026 zoning agenda, per Staff recommendation.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (April 2026) Full-cycle deferral 10-0-0. (December 2025) Full-cycle deferral 7-1-0.