Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 05 Super District 07
Application of Tawanda Vauss to rezone property from R-85 (Residential Medium Lot-85) zoning district to RSM (Small Mix Residential) zoning district to allow for a personal care home for more than six (6) individuals, at 7566 Union Grove Road.
Body
PETITION NO: N6-2025-0629 Z-25-1247470
PROPOSED USE: Personal care home, for more than six (6).
LOCATION: 7566 Union Grove Road, Lithonia, Georgia 30058
PARCEL NO. : 16 186 01 007
INFO. CONTACT: Lucas Carter, Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Tawanda Vauss to rezone property from R-85 (Residential Medium Lot-85) zoning district to RSM (Small Mix Residential) zoning district to allow for a personal care home for more than six (6) individuals.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (June 2025) Approval.
PLANNING COMMISSION: (July 8, 2025) Pending.
PLANNING STAFF: Approval.
STAFF ANALYSIS: The applicant requests a rezoning from R-85 to RSM to support a proposed increase in capacity at an existing personal care home from six to more than six individuals. The facility, Edna Mae Lockett Personal Care Home, has operated since 2017 under valid licensure and occupies a single-family residential structure. No physical expansion, exterior modification, or site disturbance is proposed. The subject property totals 2.91 acres and is situated along Union Grove Road with significant frontage and building setbacks. The site includes four private rooms and three shared bedrooms, supporting up to 10 residents. The size of the parcel exceeds minimum standards and is sufficient to support the proposed use, including yard areas, open space, and required off-street parking. DeKalb County Environmental Health has reviewed the septic system and found it adequate or upgradeable, with space to accommodate replacement if needed. The requested zoning change is consistent with the intent of the 2050 Comprehensive Plan. The Suburban character area encourages context-sensitive infill and inclusive housing options that allow for aging in place and residential-scale care. Personal care homes in residential settings are supported by policy statements that promote the integration of care-based services into established neighborhoods (page 39, 2050 Comprehensive Plan) The site’s location, layout, and established history make it appropriate for this classification. The RSM zoning district allows greater flexibility to accommodate small-scale care facilities without disrupting neighborhood character. The home is residential in appearance and intensity, and the proposed use is compatible with the surrounding zoning pattern, which includes a mix of R-85 and RSM properties. There have been no known complaints or adverse impacts from the current operation, and no material changes are proposed beyond the increase in occupancy. Upon review of Section 27-7.3.5 of the Zoning Ordinance, staff finds the proposed rezoning from R-85 to RSM to be consistent with Comprehensive Plan policy, suitable for the site, and compatible with the surrounding neighborhood. Therefore, staff recommends “Approval” of the rezoning request.
PLANNING COMMISSION VOTE: (July 8, 2025) Pending.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (June 2025) Approval 5-0-1.