Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 04 Super District 06
Application of Claudette Pile for a Special Land Use Permit (SLUP) for a personal care home, up to six (6) in the R-85 (Residential Medium Lot-85) zoning district, at 4293 Hambrick Way.
Body
PETITION NO: N7-2024-1108 SLUP-24-1247188
PROPOSED USE: Personal care home, up to six (6).
LOCATION: 4293 Hambrick Way, Stone Mountain, Georgia 30083
PARCEL NO. : 18 122 03 053
INFO. CONTACT: Lucas Carter, Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Claudette Pile for a Special Land Use Permit (SLUP) for a personal care home, up to six (6) in the R-85 (Residential Medium Lot-85) zoning district.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (October 2024) Approval.
PLANNING COMMISSION: (November 7, 2024) Denial.
PLANNING STAFF: Denial.
STAFF ANALYSIS: The proposed personal care home at 4293 Hambrick Way is located within an R-85 (Residential Medium Lot-85) zoning district and is surrounded by similar residential properties. While the zoning district allows personal care homes through a Special Land Use Permit (SLUP), this application does not comply with Section 27-4.2.41(B)(3) of the ordinance mandating a minimum separation of 1,000 feet between group personal care homes in residential areas to prevent the concentration of such facilities and the institutionalization of neighborhoods. According to DeKalb County GIS measurements, a personal care home at 1260 Hambrick is approximately 550 feet away. This clear violation makes the application noncompliant with zoning regulations for consideration of the Special Land Use Permit The property consists of a 3,193-square-foot six (6)-bedroom home on 0.47 acres (20,473 square feet), which appears to have adequate size for a personal care home accommodating six individuals. The property benefits from adequate infrastructure. The home is located on a public street with sufficient access to utilities, including water and sewage, and no significant traffic impact is anticipated. In addition, personal care homes are not typically anticipated to create congestion issues. The driveway on the property provides sufficient parking space for staff, residents, and visitors, reducing the likelihood of overflow parking on the street. The proposed personal care home is generally consistent with the comprehensive plan’s suburban (SUB) land use designation, which supports residential development and infill for populations that may face difficulty accessing housing. In principle, the personal care home could contribute to the community by providing care services for individuals in need of assistance. The property offers sufficient ingress and egress for safety and convenience, and no historic or archaeological sites are at risk. However, there is a lack of a detailed operational history for the care home, including how long it has operated and with how many residents, which adds to the uncertainty surrounding this application. In light of the violation of the minimum 1,000-foot separation requirement and the absence of a floor plan to verify the suitability of the space for six individuals, the proposed personal care home at 4293 Hambrick Way does not meet the criteria for a Special Land Use Permit. Despite the potential benefits to the community and the adequacy of the site in terms of size, parking, and traffic, the application’s failure to comply with the minimum distance requirement, along with the lack of critical supporting documentation, leads to a recommendation of “Denial” by staff based on review of Section 4.2.41.B.3 of the Zoning Ordinance.
PLANNING COMMISSION VOTE: (November 7, 2024) Denial 6-0-0. LaSonya Osler moved, Jan Costello seconded for denial, per Staff recommendation.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (October 2024) Approval 11-0-0.