Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 05 Super District 07
Application of Hybrass Properties, LLC c/o Battle Law, P.C. for a major modification of zoning conditions pursuant to CZ-18-22130 for the development of single-family, detached residences, at 7778 Pleasant Hill Road; 1716 Pleasant Hill Road; 7900 Pleasant Hill Road; 7860 Pleasant Hill Road; 8024 Pleasant Hill Road; 7956 Pleasant Hill Road; 7890 Pleasant Hill Road.
Body
PETITION NO: N5-2024-1442 CZ-25-1247294
PROPOSED USE: To modify zoning conditions for the development of single-family, detached homes.
LOCATION: 7778 Pleasant Hill Road; 1716 Pleasant Hill Road; 7900 Pleasant Hill Road; 7860 Pleasant Hill Road; 8024 Pleasant Hill Road; 7956 Pleasant Hill Road; 7890 Pleasant Hill Road, Lithonia, GA 30058
PARCEL NO. 16 197 03 006; 16 197 03 012; 16 219 01 005; 16 219 01 006; 16 220 01 004; 16 220 01 007; 16 220 01 009
INFO. CONTACT: Adam Chappell, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Hybrass Properties, LLC c/o Battle Law, P.C. for a major modification of zoning conditions pursuant to CZ-18-22130 for the development of single-family, detached residences.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: Denial.
PLANNING COMMISSION: Two-Cycle Deferral.
PLANNING STAFF: Two-Cycle Deferral.
STAFF ANALYSIS: The subject properties were originally rezoned to the RNC (Residential Neighborhood Conservation) Zoning District with conditions on May 22, 2018 (Z-18-22130), limiting the use of the properties to a subdivision of no more than 214 single-family detached dwellings (in substantial conformance to a site plan submitted on February 28, 2018). The approved Ordinance, conditions of rezoning, and conceptual site plan are included with this analysis. The properties are located within a Suburban (SUB) Character Area and are adjacent and in close proximity to a number of existing or proposed single-family detached subdivisions, as well as denser single-family attached and mixed-use development along Rock Chapel Road. The request for a major modification of zoning conditions is a result of existing site conditions (rock outcroppings, severe slopes, etc.) that affected the implementation of the original site plan at the Sketch Plat and Land Development Permit (LDP) stages of review. A modification to Condition #1 revolves around a revised site plan (dated October 10, 2024) that reduces the number of units to no more than 182 single-family detached dwellings, a reduction of 32 units that brings the density of the proposed development to approximately 1.91 units per acre. A modification of Condition #4 would relocate the originally proposed access points along Pleasant Hill Road to accommodate topography. One of the access points would connect to a proposed subdivision to the north of the development site; notably, however, Current Planning has yet to have received a Sketch Plat application for such a subdivision. An additional access point would be provided only for emergency vehicles. Per the current site plan, only (1) of the three (3) access points would be for regular traffic off of Pleasant Hill Road, which has raised concerns from Staff as well as the surrounding community. While the reduction of units allows for the potential preservation of greenspace that is encouraged with RNC developments (see Section 2.10.2. of the Zoning Ordinance), there are still potential issues with topography that may affect the configuration and/or potential lot yield with the development. Namely, the new site plan does not appear to prove compliance with the minimum greenspace requirement as defined per Section 2.10.5. of the Zoning Ordinance. A minimum of 30 percent of the total site area shall be dedicated to greenspace, which may not consist of the following features (per Section 2.10.5.(B)): 1. Streams and stream buffers 2. Wetlands 3. Rock outcroppings 4. Stopes steeper than 1:2 slope 5. Sites of archaeological significance 6. Floodplains 7. Areas intended to be dedicated for right of way The submitted site plan shows a development that appears to have extreme slopes throughout, as well as having state waters/stream buffers. Meeting this greenspace requirement could pose a challenge for development and could affect lot yield. As a result of meetings with Current Planning Staff, the applicant has requested a deferral of the proposal to revise their site plan and provide additional information. In coordination with the applicant’s request, the Planning and Sustainability Department recommends a “Two-Cycle Deferral to the May 2025 zoning agenda to address the above issues”.
PLANNING COMMISSION VOTE: (January 7, 2025) Two-Cycle Deferral 9-0-0. Jan Costello moved, Edward Patton seconded for a two-cycle deferral to the May 2025 zoning agenda, per Staff recommendation.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: Denial 8-0-0.