Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): Commission District 05 Super District 07
Application of Hailey Todd, PEC+ for a Special Land Use Permit (SLUP) to allow for senior residential housing in the R-100 (Residential Medium Lot-100) zoning district and Tier 5 of the Hidden Hills Overlay district, at 5083 Biffle Road.
Body
PETITION NO: N3-2025-0626 SLUP-25-1247527
PROPOSED USE: Senior residential housing.
LOCATION: 5083 Biffle Road, Stone Mountain, Georgia 30088
PARCEL NO. : 16 028 01 001
INFO. CONTACT: Adam Chappell, Sr. Planner, AICP
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Hailey Todd, PEC+ for a Special Land Use Permit (SLUP) to allow for senior residential housing in the R-100 (Residential Medium Lot-100) zoning district and Tier 5 of the Hidden Hills Overlay district.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (June 2025) Approval.
PLANNING COMMISSION: (July 8, 2025) Pending.
PLANNING STAFF: Approval with Conditions.
STAFF ANALYSIS: The applicant, Haley Todd (PEC+) is proposing to construct a total of 230 dwelling units at a density of approximately 4.23 units per acre, of which 131 are senior housing units. The subject property in its current configuration comprises approximately 77.21 acres of land that was formerly used as part of the now-defunct Hidden Hills Golf Course. The property is located within a Suburban (SUB) Character Area per the DeKalb County 2050 Unified Plan and has an underlying zoning designation of R-100 (Residential Medium Lot-100). In addition, the subject property spans across two tiers of the Greater Hidden Hills Overlay District: • The extreme eastern and southern portions of the property are designated as being within Tier 4 of the Overlay. Section 27-3.37.5. of the Zoning Ordinance defines Tier 4 as “a conservation open space area comprised of properties which are of such size, configuration and topography which would cause undue impacts on adjoining properties if developed. The properties are to be used for active and passive recreation areas and associated accessory structures.” • The remaining 54.355 acres are designated as being within Tier 5 of the Overlay. Section 27-3.37.5. of the Zoning Ordinance defines Tier 5 as “a neighborhood mixed-use area which allows for increased density, increased building heights, and additional permitted uses within a mixed-use environment. The purpose of Tier 5 is to allow increased development in an area where it is needed while preserving/conserving property within Tiers 3 and 4.” On September 22, 2021, the DeKalb County Planning Commission approved a Sketch Plat (P-Plat #1244609) authorizing the subdivision of 77.21 acres for the purpose of constructing 228 single-family attached (townhome) dwellings, 240 multifamily dwellings, and approximately 225,000 square feet of non-residential office space. Per Section 14-98 of the Land Development Code, P-Plat #1244609 expired on September 22, 2023. On May 22, 2024, the DeKalb County Planning Commission approved a Sketch Plat (P-Plat #1246015) authorizing the subdivision of 77.21 acres into three (3) parcels solely for the purpose of conveying two of the three resultant lots to a new owner for conservation. These lots would align with the current boundaries of Tier 4 on the subject property, as shown in the map titled “Greater Hidden Hills Overlay District” dated October 28, 2011. At the time of this analysis, P-Plat #1246015 has not expired; however, a Final Plat officially creating these three (3) distinct lots has yet to have been recorded by the County. An additional Sketch Plat application is currently under review at the time of this analysis and is associated with the subject Special Land Use Permit (SLUP) request, which focuses on the remaining 54.355 acres that would comprise Tier 5 of the Overlay. This Sketch Plat application (P-Plat #1246985) calls for up to 230 dwellings at a density of approximately 4.23 units per acre- a significant reduction from the original proposal in 2021 (468 units at a density of 8.61 units per acre, if using the 54.355-acre figure). Of the 230 dwellings proposed, 44 units would be conventional single-family detached dwellings and 186 would be single-family attached (townhome) dwellings. Of the 186 attached dwellings, 131 are proposed to be senior units. Tier 5 of the Overlay only authorizes senior housing with a SLUP, hence the subject application request (the proposed use also satisfies the mixed-use requirement of Tier 5 of the Overlay). As indicated by a graphic titled “Hidden Hills Master Plan” presented by the applicant at Community Council, the proposed 131 senior housing units would be located in the northwestern section of the development site. The units are proposed to be single-story and ADA accessible, and appear to meet the supplemental requirements for senior housing developments as specified in Section 27-4.2.26. of the Zoning Ordinance. The proposed use would be integrated into the larger proposed “Terra Bella” development as envisioned in P-Plat #1246985 (the most recent site plans are included with this analysis) and would share amenities including open space and a clubhouse/pool located to the south of the proposed traffic circle on the site plan. The proposed senior housing supports the intent of the Suburban (SUB) Character Area per the DeKalb County 2050 Unified Plan, as it would “increase housing choice and income diversity without significantly altering established neighborhood development patterns”. The proposed senior housing and additional units that would be associated with P-Plat #1246985 would be developed at a density that is similar to other developments within the Overlay. The overall development promotes connectivity and provides walking trails and ADA-compliant pathways throughout. From a land use perspective, the proposed use of senior housing would not be in conflict with the intent of Tier 5 of the Overlay and appears to meet the supplemental criteria of Section 27-4.2.46. (Senior housing: independent and assisted living, nursing, and continuing care) and the criteria for a SLUP in Section 27-7.4.6. of the Zoning Ordinance. Therefore, upon review of Section 27-4.2.46 and 27-7.4.6 of the Zoning Ordinance, the Planning and Sustainability Department recommends “Approval, with the attached conditions”.
PLANNING COMMISSION VOTE: (July 8, 2025) Pending.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (June 2025) Approval 5-0-1.