Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
Commission District(s): 4 and 6
Application of Jared Samples to amend the character area from CRC (Commercial Redevelopment Corridor) to the NC (Neighborhood Center) character area to allow for residential development, at 5561-5567 Memorial Drive.
Body
PETITION NO: N2-2026-1099 LP-26-1248188
PROPOSED USE: Residential development.
LOCATION: 5561-5567 Memorial Drive, Stone Mountain, GA 30083
PARCEL NO. : 18 070 03 008
INFO. CONTACT: Kidest Mulat, Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Jared Samples to amend the character area from CRC (Commercial Redevelopment Corridor) to the NC (Neighborhood Center) character area to allow for residential development.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (August 2026) Approval.
PLANNING COMMISSION: (September 1, 2026) Pending.
PLANNING STAFF: (September 2026) Full-Cycle Deferral.
STAFF ANALYSIS: The applicant is requesting a FLUM (future land use map amendment) from CRC (Commercial Revitalization) Corridor to NC (Neighborhood Center) to develop 306 units consisting of five-story multifamily units and 40 townhome community (13.1 acres). The applicant’s intent is to transform these underutilized commercial structures to a high-density residential community to raise area values. The applicant presumes this development would reduce late-night commercial noise and create a community-oriented environment. The subject site contains a former shopping center, Village Square, from Staff research Village Square appears largely vacant since 2015. Prior to that, Village Square contained a variety of businesses including a learning center, small retail beauty shop, furniture store, and an event space. To add, this FLUM has a companion application case (Z-26-1248188) proposing rezone from C-1 to MR-2. Section 27-7.3.2 of the Code states any applicant seeking to rezone property to a classification that is inconsistent with the comprehensive plan, must first obtain approval of an amendment to the comprehensive plan maps from the Board of Commissioners. Staff contacted the Applicant on 8/4/26 with site orientation considerations to better achieve the overall NC vision. While the feedback is not intended to represent a required layout, but rather to demonstrate potential design opportunities that may be worth considering as the project evolves. The applicant revised and submitted an updated site plan on 8/11/26. However, the concept increases the proposed residential density, still contains a large amount of surface parking, and remains entirely residential. This report will outline whether this subject property land use change aligns with the DeKalb County 2050 Unified Plan, Comprehensive Land Use Plan. To add, there is a Small Area Plan (SAP) that the subject property falls in. The subject property must adhere to the recommendations of both the comprehensive plan and Small Area Plan. While the following findings support redevelopment of the property, they also support Staff’s recommendation of a Full- Cycle Deferral of the proposed land use amendment and rezoning applications (Z-26-1247190 & LP-26-1248188) to allow further refinement of the concept before establishing a new long-term land use and zoning framework. Given the approximately 13-acre size of the property, its prominent location along Memorial Drive, and its specific identification as a redevelopment opportunity in the Memorial Drive Corridor SAP, Staff finds that additional consideration of the proposed site organization, mix of uses, and overall Neighborhood Center (NC) character is warranted. Therefore, based on review of the applicable criteria under Section 27-7.3.4 of the DeKalb County Zoning Ordinance, it is the recommendation of the Planning & Sustainability Department that Application Z-26-1248190 be “Deferred, Full- Cycle to the November 19th BOC Zoning Agenda” to allow the applicant additional time to revise the proposal and address the outstanding zoning, site orientation, and SAP considerations identified in this report.
PLANNING COMMISSION VOTE: (September 1, 2026) Pending.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (August 2026) Approval 7-1-0.