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.
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PETITION NO: N2-2025-1621 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, AICP
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: (Dec. 2025) Full-cycle deferral.
PLANNING COMMISSION: (Jan. 6, 2025) Pending.
PLANNING STAFF: Two-Cycle Deferral.
STAFF ANALYSIS: The subject property, comprising approximately 114 acres according to Tax map records, is currently zoned R-85 (Residential Medium Lot-85) and is located within a Suburban (SUB) Character Area. The subject property is adjacent to properties to its immediate south that were rezoned to RNC and are currently developed or under development as residential subdivisions, comprising Phases 1 and 2 of what is now referred to as “Champion’s Run” (formally known as “Red Stag”). Several public hearings and administrative approvals relevant to the subject property and these adjacent properties are outlined below: • Z-18-1235046 (2018): On September 25, 2018, the Board of Commissioners conditionally approved an application to rezone approximately 122.77 acres (comprising 8657 Pleasant Hill Way and others) from the R- 85 Zoning District to the RNC Zoning District in order to construct up to 321 single-family detached dwellings. • P-Plat #1243655 (2020): On June 24, 2020, the Planning Commission approved a Sketch Plat application authorizing the subdivision of the 122.77 acres subject to Z-18-1235046 for the construction of 321 single-family detached dwellings. • Z-20-1244113 (2020): An application was submitted (concurrently with LP-20-1244114) to rezone the property designated as 8400 Pleasant Hill Way (south of the subject property) from the R-85 Zoning District to the RNC Zoning District to construct up to 36 single-family detached dwellings. On September 24, 2020, the Board of Commissioners granted a “Withdrawal without Prejudice” of this application. • LP-20-1244114 (2020): An application was submitted (concurrently with Z-20-1244113) for a Land Use Map Amendment to change the future land use designation of 8400 Pleasant Hill Way from Conservation Open Space (COS) to Suburban (SUB). On September 24, 2020, the Board of Commissioners approved this request. • #1243986 (2021): A Land Development Permit (LDP) application was approved by the County to allow for site improvements on the eastern portion of properties (8657 Pleasant Hill Way and others) rezoned per Z-18- 1235046, allowing for the construction of 134 single-family detached dwellings. This LDP comprised Phase 1 of development within “Champion’s Run”. • P-Plat #1246252 - Champion’s Run Phase 2 R85 (2025): On April 23, 2025, the Planning Commission approved a Sketch Plat application authorizing the subdivision of 8400 Pleasant Hill Way to construct up to 20 single-family detached dwellings. This was heard concurrently with P-Plat #1246254 (see below). • P-Plat #1246254 - Champion’s Run Phase 2 RNC (2025): On April 23, 2025, the Planning Commission approved a Sketch Plat application authorizing the subdivision of 8682 Pleasant Hill Road to construct up to 176 single-family detached dwellings. This was heard concurrently with P-Plat #1246252. The property designated as 8682 Pleasant Hill Road comprised the remainder of the original 122.77 acres rezoned as part of Z-18-1235046, and as such, was subject to its conditions, whereas the property designated as 8400 Pleasant Hill Way was/is not subject to any conditions of zoning. In order to be developed under one LDP, one or both properties would have needed to be rezoned (or gone through a major modification process) so that both properties would have shared the same zoning designation and conditions. This is in part due to the permitting process; multiple properties would need to go through a lot combination prior to being redivided. While the R-85 and RNC zoned development sites together comprise “Phase 2” of “Champion’s Run”, they are viewed as two (2) separate subdivisions from a development perspective. • #1247818 and #1247819 - Champion’s Run Phase 2 R85 and RNC (2025): At the time of this analysis, LDP’s are under review for the R85- and RNC-zoned properties but have yet to have received official County approval. The applicant, D.R. Horton c/o Battle Law, P.C., 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. The proposed Phases 3 and 4 comply with all requirements of the RNC district including but not limited to open space, building setbacks, and parking requirements. Furthermore, the rezoning request is consistent with the RNC zoning pattern and density to the south. Although a traffic study appears to have been provided, the proposal of additional units warrants 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”. At the time of this analysis, this DRI study (DRI #4578) is ongoing. As a result of conversations with the ARC and the applicant, the Planning and Sustainability Department recommends a “Two-Cycle Deferral to the May 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: (January 6, 2025) Pending.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (December 2025) Full-cycle deferral 7-1-0.