THE CITY OF STONECREST GEORGIA REZONING APPLICATION ANALYSIS Prepared By: Ellis Still, Deputy Director Petition Number: RZ25-001 Applicant: Robert F. Bullard 1235 Prospect Road Lawrenceville, GA 30043 bipbobby@belsouth.net Owner: Boris Besay Allison Besay Michele Besay 2474 Kings Arms Dr., Atlanta, GA 30345 besayb2@yhoo.com Project Location: 1455 Rogers Lake Road, Stonecrest, GA 30058 (Parce! ID: # 16 131 03 012) District: 1- Councilman Tara Graves Acreage: +/-14.79 acres Existing Zoning: R-100 District (Residential Med Lot) Future Land Use: Suburban (SUB) Overlay District: N/A Proposed Development/Request: The applicant is seeking a rezoning and map amendment of-+/-14.79 acres from R- 100 (Residential Med Lot) district to RSM (Small Lot Residential Mix) district to construct 75 townhomes. CPIM: June 12, 2025 Planning Commission (PC): July 1, 2025 Mayor & City Council: July 28, 2025 Sign Posted/ Legal Ad(s) submitted: May 23, 2025 Staff Recommendations: DENIAL PC Recommendation: TBD 1Page THE CITY OF STONECREST GEORGIA PROJECT OVERVIEW Location The subject properties are located at 1455 Rogers Lake Road with a parcel identification of 16 131 03 012. The subject property is currently vacant and was partially cleared in 2021 - in accordance with permit number LD21-004. The property abuts R-100 (Residential Med Lot) District to the west, south and east. The abutting property to the north is R-100 (Residential Med Lot) and RSM (Small Lot - Residential) districts. Background The City of Stonecrest Zoning Map has the property zoned R-100 (Residential Med Lot) District. The property is partially wooded and vacant. There are no wetlands or floodplain areas on the property. The applicant is requesting to rezone tax parcel 16 131 03 012 (1455 Rogers Lake Road) from R-100 (Residential Med Lot) to RSM (Small Lot Residential). Aerial Map Site Photo 2/Page THE CITY OF STONECREST GEORGIA Adjacent and Surrounding Properties Zoning Land Use (Petition Number) R-100 (Residential Med Lot) Vacant Land Applicant District R-100 Adjacent: North (Residential MedLot) Single-Family Homes District & RSM (Small Lot Residential) Adjacent: West R-100 (Residential Med Single-Family Homes Lot) & RSM (Small Lot Residential) R-100 Adjacent: East (DeKalb County) Single-Family Homes (DeKalb County) Adjacent: South R-100 (Residential Med Single-Family Homes on Large Lot) District Lots DIVISION 12. RSM (SMALL LOT RESIDENTIAL MIX) DISTRICT Sec. 2.12.1. - Statement of purpose and intent. The purpose and intent of the City Council in establishing the RSM (Small Lot Residential Mix) District is as follows: A. To provide for the creation of For Sale residential neighborhoods that allow a mix of single-family attached and detached housing options; B. To provide flexibility in design and product on the interior of new development while protecting surrounding neighborhoods; C. To implement the future development map of the city's comprehensive plan. 3Page THE CITY OF STONECREST GEORGIA City of Stonecrest 2038 Comprehensive Plan 5- Year Update Suburban Neighborhood (SN): The Suburban Neighborhood area recognizes those areas of the citythat have developed in traditional suburban land use patterns while encouraging new development to have increased connectivity and accessibility. These areas include those already developed and those under development pressures. Suburban Neighborhood areas are characterized by low-pedestrian orientation, limited transit access, scattered civic buildings, and curvilinear street patterns. The desired density for areas of this type is from 4 to 8 dwelling units per acre. Use Descriptions: SF detached; Townhomes; Assisted Living facilities; Neighborhood Retail; Schools; Libraries; Parks and Related; Health Care, Civic Maximum Density, Units/Acre: 4 to 8 du/ac Caption: An example Suburban Neighborhood! LandUsei in Stonecres!, GA Permitted Districts: OI, OIT, NS, RSM, R100, R85, R75, R60, RNC Public Participation Property owners within 1,000 feet of the subject property were mailed notices of the proposed rezoning in January 2025. A Community Planning Information Meeting (CPIM) was held on February 13, at 6:00 p.m. at city hall. There was 1 attendee that spoke on the request in January. There were no attendees that spoke at the June 12th meeting. 4IPage THE CITY OF STONECREST GEORGIA Proposed Site Plan Townhome Community te * RR : B - a 1 a € - 4 % - 5 a B B g JAEEAR: N * 1 E & 3 a x 34 1 E DDD 83 35 a 1 : a 39 B : E 8 J PRE: : Bi MA 8 3 s & 3i 8 B € da Ak 4 B 5 à a a B 8 S : à & E ALH E : a A 8 & 8 84 à $ a e I 3 à $ I # / I 0 SSLAND PVANNA ING B PROIKCT KANIE * ADDRKES F LAVyR MSL (ave ut FAX: 5Page THE CITY OF STONECREST GEORGIA Proposed Site Plan Duplex Community I A 4 3 * 2 * a S a 6 € a > & a & a & - 4 6 63 6 6 3 * * * A I e - LAND a K AS ING AIE - fax # 453 6 1 A 6/Page THE CITY OF STONECREST GEORGI A Proposed Site Plan Single-Family Community # i I 5 a 4 a AN AINGE - A - : : a : € TAVA 1 ' - 453 078 FAT 7IPage THE CITY OF STONECREST GEORGIA RZ25-00001 ADDRESS: 1455 Rogers Lake Road CURRENT ZONING: R-100 (Residential Med Lot) District OVERLAY DISTRICT: N/A FUTURE LAND USE: Suburban SUBJECT PROPERTY: Aerial Map 3 V69 SS VER3 vloss P DEQ0 433 y 0E403350 Degre ac 8IPage THE CITY OF STONECREST GEORGIA Zoning Map e as ay Regen ress Dr RIe Legend R-100 Residential Med Lot M Light Industrial RSM Small Lot Residential Future Land Use Map Legend Heavy Ind. Suburban Neighborhood 9Page THE CITY OF STONECREST GEORGIA PAGE LEFT BLANK INTENTIONALLY 10 IPage THE CITY OF STONECREST GEORGIA STANDARDS OF ZONING MODIFICATION REVIEW Section 7.3.5 oft the Stonecrest Zoning Ordinance list eight factors to be considered in a fechnical review of a zoning case completed by the Community Development Department and Planning Commission. Each element is listed with. staff analysis. A. Whether the zoning proposal is in conformity with the policy and intent of the comprehensive plan. The Stonecrest Future Land Use Map within the 2038 Comprehensive Plan shows the subject property with a land use designation of Suburban. The Use Descriptions has townhomes as an allowable use and Permitted Districts allows the proposed zoning district of RSM. The proposed townhome development is within the allowable density range set forth by the comprehensive plan. B. Whether the zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby property or properties. The zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby properties. The rezoning of the subject property is consistent with zoning of the property to the northwest that is developed as single-family homes. The current single family homes are constructed on lots that are larger than the proposed rezoning request permits. Although the subject property is nearly surrounded by property zoned R-100, mostly 5-acre parcels, there is a townhome development to the north with the same zoning classification as being requested. C. Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned. The subject property is currently zoned R-100 (Residential Med Lot). This zoning classification permits single-family homes with a 15,000 square foot minimum lot size. The property does have reasonable economic use under its current zoning designation and could yield +/- 40 lots. An individual lot, single-family development would be more in character with the surrounding developments. D. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby property or properties. The zoning proposal could adversely affect the existing use or usability of adjacent or nearby property. The proposed rezoning is requesting to allow a townhome development that would add 75 townhomes that will access Rogers Lake Road. This could add approximately 185 more cars to a very narrow: roadway. The pavement width is approximately 20 feet along the frontage ofthe subject property. This could adversely affect the livability ofthe current residents quality oflife as the development could increase accessibility issues to and from Rogers Lake Road. 11IPage THE CITY OF STONECREST - : ORGI A Additionally, the applicant has provided three (3) options of what would be a suitable proposed developments on the property. The options include townhomes, duplexes and single-family homes. It is staffs opinion that townhomes and the duplexes could have a proposed negative effect due to the number of additional cars added to Rogers Lake Road. E. Whether there are other existing or changing conditions affecting the use and development of the property, which gives supporting grounds for either approval or disapproval of the zoning proposal. The proposed use of smaller lot single family homes, townhomes, and duplexes would be inconsistent with the uses that are adjacent to the parcel on all sides. The proposed townhome and/or duplex development would be surrounded by large-lot residential homes to the south and east. It would be bordered by single-family medium lot homes to the north and west. The proposed use would be inconsistent with the adjacent uses and would be a more intense use than the surrounding uses. It would be out of character with the surrounding properties. These factors provide supporting grounds to disapprove the proposed rezoning request for townhomes and duplexes. F. Whether the zoning proposal will adversely affect historic buildings, sites, districts, or archaeological resources. Based on available information, there is no direct indication at this time that the proposed zoning changes for 1455 Rogers Lake Road would adversely affect any historic buildings, sites, districts, or archaeological resources. G. Whether the zoning proposal will result in a use that will or could cause excessive or burdensome use of existing streets, transportation facilities, utilities, or schools. The zoning proposal requests a change that would generate approximately 185 additional vehicles on a road that is very narrow and, in some areas, has no shoulders or guard rails. This will cause burdensome use on the streets in the area as they is currently narrow and, in some areas, need repairs. The proposed development may impact the local school by increasing the number of students attending the area schools. It will also increase the need for utilities such as water and sewer and services including sanitation refuge. H. Whether the zoning proposal adversely impacts the environment or surrounding natural resources. The subject property was partially cleared approximately four (4) years ago. Based on the three (3) options ofthe site plans submitted, it appears that there is an attempt to save most of the existing mature trees depending on the site plan. The proposed development will be required to adherence to all development regulations including evaluation of storm-water requirements, erosion control plan, landscaping plan and open space/tree save areas. 12/Page THE CITY OF STONECREST GEORGIA STAFF RECOMMENDATION The rezoning requested lists three (3) options of a proposed community development on the property. The surrounding area is currently developed as single-family detached homes. The homes to the south and immediate north ofthe subject property are on lots that are 5 acres or more. Staff recommends that the proposed development fit with the surrounding development. Because there is no one (1) definite specific use that is being requested and because staff does not know what the true intent is, staff cannot support rezoning the property without fully evaluating a single/definite requested use. Staffrecommends: DENIAL of rezoning and map amendment requests. 13IPage THE CITY OF STONECREST E E ORGIA Attachment(s): SLUP 24-006 Application Materials Amendment Application All applications and plans must be submitted through the THE C ITY OF Cilizenserve Online Portal STONECREST GEORGIA Amendment. Applicalion PROPERTY Site Address(es): 1455 Rogers Lake Rd/Lithonia, Ga. Parcel #: 16 131 03 012 Zip:30058 30058 Project Name (If applicable): Current Zoning R-100 Proposed Zoning RSM Current Use Undeveloped Proposed Use Townhome subdivision OWNER INFORMATION Name: Boris, Allison, and Michelle Besay Address: 2474 Kings Arms Dr'Atlanta, Ga. 30345 Emall: besayb28yahoo.com Phone: 678-772-0707 APPLICANT Name: RobortF F. Bullard Address: 1235 Prospoct Rdlawrencevile. Ga. 30043 Email: Vpbotby@beliouthnet Phone: 678-344-1293 AFFIDAVIT Tot the best of myk knowledge, this application formi is correct and complete. Ifa additional materials are determined tot ber necessary,! understand thati lamr responsible for filing additional materials as specified by the City of Stonecrest: Zoning Ordinance. understand that failure to supplya allr required Information (per the relevant Applicant Cherklists and Requirements of tho Stonecrest: Zoning Ordinance) will result int the rejection of this application. Ihave read the provisions of the Georgia Code Section 36-67A-3 as required regarding Campaign Disclosures, My Signed Campaign Disclosure Statement is Included. Applicant's Name: RobertF F,Bullard Applicant's Signature: Date: 130/25 NOTARY Swornt to: ands suhserihed beforer me this Soffoyet par e Notary Public: - Signature: ll GEORg Gu Dite: s26 130/25 3L S y T 21 un IA n a 20 7701 27A nonn AAAN TAM ion En N 14IPage THE CITY OF STONECREST Amendment Application THE CITY OF All applications and plans must be submitted through the Citizenserve Online Portal STONECREST & G - A Applicont(s) Notarized Certification The petitioner acknowledged that this amendment application form is correct and complete. By completing this form, all applicant of the subject property certifies authorization of the filing of the application for amendmentis), and authorization of an applicant or agent to act on their behalf in thef filing of the: application including all subsequent application amendments. Applicant Name: RobertF. Bulard Address: 1235 Prospectr Rd City, State: Lawrenoevile, Ga Zip: 30043 Signature: : A Date: 30 - < Sworn to and subscribed before met this, 36 dayof Gpv 2035 - Notary Public: btpbtt edp GEORGIA Be - 1 ON COU : a Applicant (ifa applicable) Name: Address: City, State: Zip: Signature: Date: Sworn to and subscribed before met this, days of 20_ Notary Public: Applicant (Ita applicable) Name: Address: City, State: Zip: Signature: Date: 3120STONECREST BLVD. . STONECREST, GEORGIA 30038 (770) 224-0200 e WWWSTONECHESTGACOV UPDATED ON 12/15/2023 151 IPage THE CITY OF STONECREST Amendment Application HE CITY OF All applications and plans must be submitled through the Citizenserve Online Portal STONECREST o R G IA Properly Owner(s) Notarized Certification The owner and petitioner acknowledge that ths amendment application form S correct and complete. By completing this form, all owners of the subject pragerty certify authorization of the hing of the application for amerdmentis). and authorization of an applicant or agent to act on their hehaifi in the filina of the appkationincluding all subsequent application ndme nte Property Owner Name: Boris Bosay Address: 2474Kings Arma DV ah City, State:Arlanta. Georgia Zip: 30345 Signature: a4 Date: - 2 02 un Swornt to ands subscribed before met this, 30 dayofs Janan 20 25 E. Notary Publie: Qcepealgun lil mn UNTY, I - AdditionalProperty Owner (if applicable) Name: AlsonE Besay Address: 2474Kings Arms De Cty, State: Asanta, Gecrgis Zip: 30345 Signature: L Lo Date: 30 Sworn to ands subscribed before me this, ( dayaf BAuady 2029 Notary Public: loetWegroy i N Additional Property Owner (Ir appliable) Name Mchalen Dasay Address: 2474K Kings Arms Dr City, State: Atlanta. Georga Zip:3 30345 Signature: 01 Date: 3120STONECREST BLVD STONECREST, GEORGIA 30038 770) 224 0200 . wwws STONEC CRESTGA GOV UPDATED ON 12/15/2023 16/Page THE CITY OF STONECREST Amendment Application € E CITY All applications and plans must be submitted through the Citizenserve Online Portal STONECREST 3 E G 1A 0 Sworn to ands subsenbed before met this, dayol Januar, 2025 5 S1o iong Notary Public: tceley gwceply 6-207 - d - AdditionalProperty Owner (Ha applicable) Name: Aeric Bailey Addrese 2474KingsA Ams Or Cty, State: Atlanta, Geargia Dp:3 33345 Signature: 4C Date: Q- 2 Sworn to and subscribed! before me this. 30 25 day ofy Januar NotaryP Public: Cele & Wogauy ROC - 31Z0STONECHEST BIVO STONECREST. GEORGIA 30038 270) 224-0200 . WWWSTOMECHESTOAGOM UPDATED ON 12/15/2023 17/Page THE CITY OF STONECREST 1455 Rogers Lake Rd Lithonia, Ga. 30044 City of Stonecrest Planning and Zoning Department 3120 Stonecrest! Blvd. Ste 190 Stonecrest, Georgia 30038 770-224-0200 RE: Letter of Intent Subject Parcel 1613103012 January 25th, 2025 To Whom It May Concern, Wes would like to request a rezoning oft the 14.86 acre property located at 1455 Rogers Lake Rd. The existing zoning is R100 and we have included a Concept Plan that represents a requesti in rezoning to RSM. The plan features 75 single family attached (SFA) townhome lots. This represents a proposed density of 5.0 unitslacre which includes a bonus density of 25% which is achieved through additional enhanced open space. The following variance is requested: 1)Allow variance from code section 2.11.2. related to required setbacks to allow a 10 foot front setback instead of the required 20 front setback. Sincerely. RRoborl Belland Applicant 18/Page THE CITY OF STONECREST Environmental Site Analysis 1455 Rogers Lake Rd Lithonia, Ga. 30044 1. Conformance to the Comprehensive Plan: a. This project proposes a 75 lot single family attached (SFA) townhome development. The property is at 1455 Rogers Lake Rd and is 14.86 acres. WOODED AREA CONSISTING OF PINES & HARDWOODS (4" TO 20 CALIPER) ALONG PROPERTY LINE, STEEP SLOPES IN THIS AREA AREA RECENTLY TIMBER HARVESTED d Bcog3GAidoy RgasGosiroDr Rogeroctotingor MercyHome - B 0 : 36" White Oak WOODED AREA, CONSISTING OF MAINLY (Poor condition) HARDWOODS (4" TO 12" CALIPER) 19IPage THE CITY OF STONECREST b. Adjacent Property Description and Proposed Site Plan Adjacent single family Adjacent single family homes (R-100 zoning) homes (RSM zoning) VA a BPREPTT Adjacent single family lot 6 (R-100 zoning) siias - - N MaV Adjacent single family lots (R-100 zoning) C. This proposed project conforms to the Comprehensive Land Use Plan as it proposes single family attached (SFA) townhomes which is an allowed use under RSM zoning d. Under the Comprehnsive Land Use Map, the proposed project and property is located in the "Suburban Neighborhood" classification. e. The proposed townhome development would be an acceptable "Suburban Neighborhood" Land Use. 20 & 20/Page THE CITY OF STONECREST 2. Environmental Impacts of the Proposed Project: a. The U.S. Fish and Wildlife Service, National Wetlands Inventory Map has been consulted and site visits have been done to this property and no wetlands areas exist on this site. b The Federal Emergency Agency (FEMA) flood maps have been consulted and there is no floodplain on this property from a water course with a drainage area exceeding 100 acres or floodplain per FIRM Panel 13089C0113K dated 12/8/2016. G. A: site visit has been done at this site and no streams or related stream buffers exist on the site or within 200 feet of the site. d. There is one small area just north of the northern property line of the site where there are existing slopes that exceed 25% over: a 10 foot rise in elevation. There are no slopes like this actually on the site. e. Through field observations, a good portion of the site was cleared in the past 2-3 years, and almost all of the new development area is in the recently cleared area. The cleared area has begun to be re-vegetated with Black Berry and other early succession shrub, pine, and ground cover growth. The perimeter areas of the site have some Loblolly Pine but is a majority mix of hardwoods. The largest hardwoods are around 20" DBH but the majority are under 10" dbh. f. After an onsite review of the property, and reviewing the United States Fish and' Wildlife Service inventory maps, the Georgia Department of Natural Resources, and the Wildlife Resources Division and Natural Heritage online records, we have determined that there are no endangered species, protected natural resources or natural heritage registered sites on or adjacent to this property. g. According to the National Register of Historic Places and our onsite site review, there are no historic or archaeological sites on, or adjacent to this site. 21/Page THE CITY OF STONECREST 3. Project Implementation Measures: a. There are no streams or floodplains that exist on the site or within 200 feet of the site. On areas that exist with significant slopes to the north of the property, the addition of a stormwater detention pond will decrease the flow rates from the site to the neighboring properties. b The protection of water quality will be achieved through the addition of a stormwater detention pond and water quality measures. C. There is no existing infrastructure on the site. d. There are no historical or archaeologically significant areas on the site. e. The site will not produce any negative impacts on environmentally, stressed communities by exposure to any of the followings factors such as public or municipal (e.g., soild waste or waste water treatment facilities, utilties, airports, and railroads) and industrial (e.g.. landfills, quarries, and manufacturing facilities) uses. f. This site proposes to save over 50% of its total area in green/open space. g. The site will have buffer and green space areas around its perimeter to help protect surrounding citizens from any negative impacts of any proposed lighting and noise. h. This site will propose and preserve recreational green sace and parks. i. This site will have minimal negative impacts to the existing wildlife in the area as it will set aside over 50% of its total area as open/green space. 22IPage THE CITY OF STONECREST GEORGIA de E II I BE 4 De III - IIII BE 5 B I - 23Page THE CITY OF STONECREST m I IIII m IIIIII I IT I I ITII E I I - m II m IIIII m I IT II IIII Attachment(s): Community Planning Information Meeting (CPIM) Summary Minutes 24Page THE CITY OF STONECREST STONECREST CITY OF STONECREST, GEORGIA Conmmily Planning Information Merting (CPIMD Snwwary Minntes June 12, 2025, at 6:00PM. mhmiinEs *IN-PERSONI MEETING Stonecrest's YouTube) Broadcast Link Citizens wishing to: actively participate and comment duringt the public hearingportion of the meeting may comment inj person. You may also submnity your request,i including your full name, address, andp position on the agendai itemy you are commenting on (for or: against) via email to] FimimMasE by 2p.m. the day before the meeting to be read into the record: at the meeting. I. CALL TOORDER. AND INTRODUCTIONS: Planning and Zoning Staff- -Felleshia Blair Commumnityl Development! Director Shawanna Qawiy, Plamning: andz Zoning Deputy Director Ellis Still, Senior Planner Ramonal Eversley, Zoning Analyst Abeykoon Abeykoon, and Administrative Assistant Cobil Brown were in attendance. I. REVIEWOF THE PURPOSE. ANDINTENT OF THE COMMUNITY PLANNING: INFORMATION MEETING ANDI RULES OF CONDUCT-Felehin Blair mI. Itemn(s) ofDiscussion: PETITION: RZ25-001 PEIITIONER: Bobby Bullard ofBullardI Land Planning LOCATION: 1455 Rogers Lake Rd PETITIONER'SI REQUEST: The requesti ist forar rezoning andmapa amendment ofthe parcel from R-100 (Residentiall Medium] Lot- 100) to RSM (Smalll Lotl Residentiall Mix) for aj proposedresidential development. Bobby Bullard, thed applicant, came upt tos speak. He stated that this application was sent through a full-cycle deferment at the April. 28, 2025,Mayora andCity Council) Meeting, and also mentioned fhatt the plamingizoning department recommended denial of the applicationi in their staffreport. Hehast met with two oft the councili members tos see whaty producty twould be beneficial for the owner ofthep propertya as wellast thec city. Thej project was originally proposed tol be solely at townhome development, buti instead, they arej proposing duplexes. The development will also feature amenitiess such as a) playground and: a community garden. Thepublic as giren fime to ask questions. Thenes sas no oNe to make a comment PETITION: RZ25-003 PEIITIONER: Hughl Delaney ofD2 Construction Services LOCATION: 29791 Klondikel Road PETITIONER'S: REQUEST: The requestis fora a rezoning: and Imap amendment ofthe from OI (Office- Institutional) tol MR-1 (Medium E Residential- -1) for aproposed townhome development. Hugh Delaney, tke applicant, came upt to speak. He statedt that rezoning the property wouldp providear more economical uset for the property and wouldo contributet to increasingt thet tax base int the area Thec owner ofthep property would like to develope eight townhomes ont thej property. The development would provide a good residential mixi in the area. 25 IPage THE CITY OF STONECREST STONECREST CITY OF STONECREST, GEORGIA Thepublic 1as given time to ask questions. Ms. Tetra, a residentwho lives near the site oft the proposed development, asked where the access point oft the development willl be located Antionettel Riners, a resident, statedt that thej proposed development willl lead to congestion int the area. She also commented on the smallers size of the proposedt townhomes and asked about the price point. She mentioned that shel has lived in the area for awhile, and with the expansion ofher neighborhood and the suroumding developments, the area now has less ofa country feel. Lastly, she askedi ift the development will be on sewer or septic. Hugh Delaney informed that there isn'ta definitive price point determined for the homes yet, and that they will be on sewer. Annal Radolph, a resident, stated that she is concemed about traffic comingi into her neighborhood, the garbage dumpster on the drawingi in animals, if there will be al buffer between the existing developments, another planned develcpmenti int the area, ERV andt the access points to the development TameikaJared, a resident, stated that she is also concemed about thet traffic the development will produce. She also asked about thec completion ofther neighboring development, sidewalks, trees, and an additional accesspoint. Fellisha Blair planner, stated that there ares standards that applicants who are seeking to develop must abide by, inchiding adding sidewalks and landscaping PETITION: ZM25-002 PETITIONER: Hughl Delaney ofD2 Construction Services LOCATION: 29791 Klondike Road PETITIONER'S: REQUEST: The requesti ist to: amendt the approved conditions placed ont the site for a proposed townhome development. Hugh. Delaney, the applicant, stated that the property was conditioned (CZ-08-14586) toa site plan sixteen years ago that was never executed! by the previous owner oft the property. They would like tor remove all oft the conditions to move forwardwitht their proposed development Ihe public 1ras given fimeto ask questions. Anna Randolph, a resident, askedi if the conditions could stay inj place, more specifically, the condition that addresses traffic. Antionette Riners, a resident, mentioned! her concem about the property's s5 size and the mmber oft townhomes proposed tol be ont the lot. Hugh Delane, the applicant, stated that he will try to havet the developer for the townhomes at the mext meeting to provide information about them specifically. PEIITION: SLUP25-002 PETITIONER: Lydial Nicholas ofOasis Personal Carel Home LOCATION: 5284 Salem Springs Place PETTONIRSREQUEST: The petitioner is seekinga Speciall Land Use Permit (SLUP)t to operate asa a Type 21 Home Occupation for a personal carel home business. Lydia Nicholas, the applicant, stated that she curently worksi int thel ICU department, andl her experiences with her patients at her facility illustrate whyl her proposedt usei is neededf for thee elderly population Shes stated thatity willn not bear mursery home, but is more ofar matter of companionship. Itv was also stated that six residents canl livei in the home and that theywill be assisted with their nutrition, socializing. and wil participate in activities. Ramona Eversley, Senior Planner, asked the applicant about the mmber oft restrooms int the home, the mmber of floors the home has, additional staff, and ifthe HOA allows this use. Lydia Nicholas, the applicant, replied that there aret three restrooms, a stair lift will be installed for the residents to access the 26/Page THE CITY OF STONECREST STONECREST G € OR GIA A - CITY OF STONECREST, GEORGIA second floor, there will be one: additional staffi member, and that there isi nol HOA. Thepublic was giren timet to ask questions. Desiree. imbrose, a resident, stated shel has lived in the subdivision for 27 years andi is notl about thej proposal. She stated that this business should bei ina commercial area. Ms. Ambrose also asked the applicant! how prtse she would be ont the property. Lydia Nickolas, the applicant, stated that) her business will not change the "outlook" ofthe community andt that the building will remaint residential. She also stated thats she recently bought they property tol live in It wasa also stated that there willl be no signs or traftic. Tanda Car,ar resident, stated thats she lives two mirutes from the proposedpersonal carel home and thats she opposes the application. Therel has been a steady declinei int thet upkeep neighbathood duet to investors buying properties andsquatters. Thisb business will open the door to morel businesses operatingi int the area. Brenda Thitehead, ar resident, stated that she the business. This locationi is not a fit for this ofbusiness. She also questioned ifit wouldt be safe for the elderly reperat top participate in activities such ast walking ont breathe Maurice McFarland,: a1 resident, stated that this businessy will: affect the community's values andt those who currently reside in the area He stated that he assisted with repairing thel home andi lis fully aware SPES its makeup. Ity was also expressed that this isa all done solely to make money. Lydia Nicholas, the applicant, clarified that thel business will not change the outlook oft the neighborhood: and that she would like to make ani impact on the commnity. She also stated that the home has more than enough space fort the residents. PETITION: TMOD25-003 PETITIONER: The Cityo ofStonecrest LOCATION: City-Wide PEIITIONER'S! REQUEST: The Cityo ofStonecresti is seeking approval to modify Chapter. 27: ZONING ORDINANCE. Ellis-Still, Depnhy Director ofPlanning & Zoning, stated that the cityisp petitioning tot update tems in Chapter 27Zoning Ordinance toa align with the department structure of the city. All decisions for the planning and zoning division will ber made by the Community Development! Director. Thepublic 1ras givu time to ask questions. Ilere was NO onet tor make a comment. IV. ADJOURNMENT The meeting was adjoumed at7 7:48 pm Americas withl Disabilities Act The City ofStonecrest does mot discriminate on the basis of disabiliy in its programs, senvices, acthities, and employment practices. Day-talamsw danyoemedaasatplspatyr, an assistive listenig device or print material in digital fonnat) or reasonable modification to prognams, senices or activities contact the. ADA Coordinator; Sonya Isont, as soon as possible, prefrably 2 days before the activity or event. 27Page THE CITY OF STONECREST STONECREST CITY OF STONECREST, GEORGIA APPROVED: lid Still 6/25/2025 DIRECTOR, PLANNING & ZONING DATE ATTEST: SECRETARY DATE 28Page THE CITY OF STONECREST GEORGIA REZONING APPLICATION ANALYSIS Prepared By: Ramona Eversley, Senior Planner Petition Number: RZ25-003 Applicant: Hugh Delaney ofD2 Construction Services 2424 Thronfield Road Charlotte, North Carolina 38305 hugh@d2constructionservices.com Owner: Glencor Services INC. 7469 Old Alexandria Ferry RD # B Clinton, MD Project Location: 2979 Klondike Road District: 1- Councilwoman Tara Graves Acreage: 0.97 acres Existing Zoning: O.I- Office Institutional District Future Land Use: Urban Neighborhood (UN) Overlay District: N/A Proposed Development/Request: The applicant is seeking a rezoning andi map amendment of0.97 acres from OI (Office Institutional) to MR-1 (Medium Density Residential- 1) for a proposed townhome development. CPIM: June 12, 2025 Planning Commission (PC): July 1, 2025 Mayor & City Council: July 28, 2025 Sign Posted/ Legal Ad(s) submitted: Staff Recommendations: APPROVAL w/ Conditions PC Recommendation: 1Page THE CITY OF STONECREST GEORGIA PROJECT OVERVIEW Location The subject property is situated along Klondike Road, a major arterial road in Stonecrest, with a parcel identification of 16 138 01 002. The subject properties are currently vacant in a wooded area. The property abuts R-100 Districts to the north, south and west, and MR-1 (Med Residential - 1) to the East. coatugestemoge Background BED 0 The City of Stonecrest Zoning Map has the property zoned OI (Office- Institutional) District. The property is wooded anece Abenlanos and vacant. The applicant's survey indicates that there is no wetland area on the property. The applicant is requesting to rezone Tax Parcels 16 138 01 002 (2979 Klondike Road) from OI (Office Institutional) to MR-1 (Medium Density Residential - 1). Google Stoneçrest a 0 d WeleyPrcy Terrace AVin ace a 9 a E 5 Google 2IPage THE CITY OF STONECREST GEORGIA Adjacent and Surrounding Properties Zoning Land Use (Petition Number) OI Applicant (Office- Institutional) Vacant Land Adjacent: North R-100 Vacant Land (Residential MedI Lot) Adjacent: West R-100 Single Family Residential (Residential Med Lot) Adjacent: East MR-1 Wesley Providence (Med Density Residential) Apartment Homes R-100 Adjacent: South (Residential Med] Lot) Single Family Residential DIVISION 13. - MR-1 (MEDIUM DENSITY RESIDENTIAL-I) DISTRICT Sec. 2.13.1. - Statement of purpose and intent. The purpose and intent ofthe City Council in establishing the MR-1 (Medium Density Residential-1) District is as follows: A. To encourage primarily For Sale or For Rent residential, planned developments that allow accessory retail, office, institutional, and civic uses; B. B. To provide for residential neighborhoods with a mix of single-family and multifamily housing types that maintain harmony of scale, intensity, and design with surrounding development; C. To provide for connectivity of streets and communities and reduce the dependence on automobile use by increasing the ease of and opportunity for alternative modes of travel; D. To implement the future development map of the city's comprehensive plan. Public Participation Property owners within 1,000 feet of the subject property were mailed notices of the proposed rezoning in May 2025. There was a Community Planning Information Meeting (CPIM) held on June 12, at 6:00 p.m. at city hall. There were six attendees who voiced several concerns regarding the development. Residents expressed apprehension about increased traffic congestion, potential spring water issues underground, and the absence of sidewalks. They also highlighted the need for road widening to accommodate adequate turning space and raised concerns that the townhomes might be rented out rather than owner-occupied. Additionally, there were fears about potential future crime and the belief that the area may be too small to support townhome development. 3Page THE CITY OF STONECREST GEORGIA Submitted Site Plans : : - * - - I E - 3 a lasal - . 6 & 3 $ - as an, - a : de a - a EXISTING CONDITIONS 4Page THE CITY OF STONECREST GEORGIA Rezoning Plan - - - - - : T - EE1 - - : 34 - - - - RRS - - - 8 a - : : - - : 3 3 9 - : mynI MAL STAMT CONCEPTUAL SITE PLAN 5/Page THE CITY OF STONECREST GEORGIA Building Elevations f 20x44 TE LEGEO 2 slec) (mesk Mimal fleerlaa) 0 E E a arxr n 5 arr E . - 5 a E - KITCEN 6 CHEN * a B E ONN NS DNNS ) DNNS - MA : ABEAT 00 AOGA - - @ E 3 : FRST FLOOR FLAN - FARTAL a 1 CAE ONK SE 3 % CE E a a € () mG E 026 a FAtA E : - - 4 Ei FIRST FLOOR PLAN FLOOR PLAN :A - : - FRSTF - - 3 81 2 a 6/Page THE CITY OF STONECREST GEORGIA TES : - ESEND EF - 5 0 B GFRE a A DED : 0 5 a 3 - PEDROCM 2 - DEDROOM 2 DEDROCH 22 E s 6 a u - 3I lit - u! 1 p 6 El B Er z PARTIAL SECOND FLOOR osct , DEDROCH OMERS a osE a CMERS DCDROC M E w FLAN s AE € - - SVF i € V SECOND PLOOR PLAN - SECOND FLOOR PLAN BEONE - wwa EE - 7IPage THE CITY OF STONECREST GEORGIA i & @li 844 - 8 3 3 K2 N! QN; ( W4: G! B44i A . % . : , : % @; (II I ydi : j1 ii Wai G! @ A . 1 % M a Q9, B4i O! & ) 9 a D - % a OIsBo0oB-1 tk @, : arys E - A-7 rnir NVR] - es7 aae - 12 v 8Page THE CITY OF STONECREST GEORGIA 1 A M 9 % 9 G - G 0 - - y G ! a d ad2 - - a 1 à * BAR a 4 W OJsHo0noB- 01 : A-6 FEPAR R - NVR] a eeses -he- - a I a a 9Page THE CITY OF STONECREST GEORGIA REE FREE Em E HE E E T EEEE E) E HE : E I E3 ETT uET 10Page THE CITY OF STONECREST GEORGIA - m m E m I H: m mm 11Page THE CITY OF STONECREST GEORGIA Im H I I1 I : mn m 12Page THE CITY OF STONECREST GEORGIA RZ25-00003 ADDRESS: 2979 Klondike Road CURRENTZONING: O-I (Office Institutional) District OVERLAY DISTRICT: N/A FUTURE LAND USE: Urban Neighborhood Aerial Map Wesley Brcydercep lesley Google 13 IPage THE CITY OF STONECREST GEORGI A Zoning Map R-100 R-100 R-100 R-100 Arabian Ter Legend R-1 100 Residential Med Lot OI- Office- Institutional MR 1 Med Density Residential Future Land Use Map 2979 6864 8000 3000 a 3000 8000 € Legend Urban Neighborhood Suburban Regional Center 14 IPage THE CITY OF STONECREST GEORGIA PAGE INTENTIONALLY LEFT BLANK 15IPage THE CITY OF STONECREST GEORGIA STANDARDS OF ZONINGI MODIFICATION REVIEW Section 7.3.5 ofthe Stonecrest Zoning Ordinance list eightfactors to be considered in a technical review of a zoning case completed by the Community Development Department and Planning Commission. Each element is listed with staff analysis. A. Whether the zoning proposal is in conformity with the policy and intent of the comprehensive plan. Yes, the proposed rezoning of0.97 acres from Office-Institutional (O-I) to Medium Density Residential-1 (MR-1) in Stonecrest aligns with the City of Stonecrest comprehensive plan and zoning policies. B. Whether the zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby property or properties. Yes, the proposed rezoning of0.97 acres from Office-Institutional (O-I) to Medium Density Residential-1 (MR-1) is likely to permit a use that is suitable in view ofthe use and development of adjacent and nearby properties. The proposed MR-1 zoning would allow for medium-density residential development, which is consistent with the evolving character of the area. This zoning change would facilitate the development of housing options that are compatible with the existing and planned uses nearby. C. Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned. Yes, the proposed rezoning of0.97 acres from Office-Institutional (O-I) to Medium Density Residential-1 (MR-1) is likely to permit a reasonable economic use of the property, even ifit remains zoned as O-I. Both the current O-I zoning and the proposed MR-1 zoning allow for reasonable economic uses ofthe 0.97-acre property. The choice between maintaining the O-I zoning or transitioning to MR-1 should consider factors such as market demand, development costs, and alignment with the city's long-term planning goals. D. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby property or properties. Yes, the proposed rezoning of0.97 acres from Office-Institutional (O-I) to Medium Density Residential-1 (MR-1) is unlikely to adversely affect the existing use or usability of adjacent or nearby properties. While the proposed rezoning is compatible with surrounding land uses, considerations should be given to potential impacts on adjacent properties, such as: 16/Page THE CITY OF STONECREST GEORGI A Traffic and Parking: Increased residential density may lead to higher traffic volumes and parking demand. Mitigation measures, such as adequate parking provisions and traffic management plans, should be considered. Privacy and Buffering: Ensuring appropriate setbacks and landscaping can mitigate potential impacts on the privacy and aesthetics of neighboring properties. Infrastructure Capacity: Assessing the capacity of existing infrastructure, including water, sewer, and roads, is essential to accommodate the proposed development without adversely affecting nearby properties. E. Whether there are other existing or changing conditions affecting the use and development of the property, which gives supporting grounds for either approval or disapproval of the zoning proposal. Yes, several existing and evolving conditions in The City of Stonecrest support the proposed rezoning of0.97 acres from Office-Institutional (O-I) to Medium Density Residential-1 (MR-1). These conditions align with the City of Stonecrest comprehensive planning objectives and reflect broader trends in land use and development. Alignment with the Comprehensive Plan The City ofStonecrest's Comprehensive Plan sets forth a vision for sustainable growth, emphasizing the need for diverse housing options and the revitalization of underutilized properties. Rezoning to MR-1 supports this vision by facilitating the development of medium-density residential units, which are consistent with the city's goals for balanced development. Proximity to Established and Emerging Residential Areas The subject property is situated near existing and planned residential developments, such as the Panola Park community. This proximity indicates a trend towards residential growth in the area, suggesting that medium-density housing would be compatible with and beneficial to the surrounding neighborhood. Economic Considerations While the property is currently zoned 0-I, which permits office and institutional uses, the market demand for such uses may be limited in this location. Rezoning to MR-1 could unlock higher-value residential development opportunities, potentially leading to increased property values and tax revenues, which align with the city's economic development objectives. Infrastructure and Accessibility The property benefits from existing infrastructure, including road access and utilities, which can support medium-density residential development. The existing infrastructure 17IPage THE CITY OF STONECREST GEOR GI A reduces the need for significant additional investment, making the proposed rezoning a practical and efficient use of resources. F. Whether the zoning proposal will adversely affect historic buildings, sites, districts, or archaeological resources. The proposed rezoning site is not situated within a designated historic district or known archaeological site. G. Whether the zoning proposal will result in a use that will or could cause excessive or burdensome use of existing streets, transportation facilities, utilities, or schools. The proposed rezoning is unlikely to cause excessive or burdensome use of existing streets, transportation facilities, utilities, or schools. This assessment is based on the current infrastructure capacity and the scale of the proposed development. Streets and Transportation - The proposed MR-1 zoning is consistent with the City of Stonecrest efforts to improve transportation facilities and manage increased traffic volumes. Utilities - Major utility providers, including Georgia Power are upgrading their systems throughout Stonecrest to ensure sufficient capacity for both housing and business developments. Schools - The proposed development is expected to generate a modest number of school- age children, which is unlikely to significantly impact the capacity of local schools. H. Whether the zoning proposal adversely impacts the environment or surrounding natural resources. Given the City of Stonecrest commitment to environmental oversight and the absence of significant environmental constraints on the proposed site, the rezoning is not expected to adversely affect the environment or surrounding natural resources. STAFF RECOMMENDATION Staffi is recommending APPROVAL with the following conditions: 1. The applicant shall submit a comprehensive traffic study to assess the potential impacts on local traffic patterns and determine the need for any necessary road improvements or traffic mitigation measures. 2. The applicant must provide documentation demonstrating that existing utilities, including water, sewer, and stormwater systems, have adequate capacity to support the proposed development. If deficiencies are identified, the applicant shall propose necessary upgrades. 3. The applicant shall implement measures to protect existing natural resources, including maintaining appropriate buffers and preserving mature trees where feasible. 18 IPage THE CITY OF STONECREST GEORGIA 4. A 50-foot-wide buffer with existing and new trees shall be maintained along the property's boundaries to minimize visual and environmental impacts on adjacent properties. 5. The development shall include provisions for pedestrian connectivity, such as sidewalks or pathways, to enhance accessibility and promote walkability within the community. 6. The applicant shall adhere to the city's architectural design standards to ensure that the development is aesthetically compatible with the surrounding area. 7. The applicant shall include a percentage of affordable housing units within the development to promote socioeconomic diversity and meet community needs. PLANNING COMMISSION (PC) RECOMMENDATION - July 1, 2025. 19Page THE CITY OF STONECREST GEORGIA Amendment Application THE CITY oF All applications and plans must be submitted through the Citizenserve Online Portal STONECREST GEORGIA Amendment Application PROPERTY Site Addres(es:2979 Klondike Road Parcel : 16 138 01 002 Zp:30038 Stonecrest, GA Project Name (fappleableNIA Current Zoning Ol with conditions Proposed Zoning mR-1 Current Use None Proposed Use WA Umes OWNER INFORMATION Name: Gloncor Services, Inc. Address: 7469 Old Alexandria Ferry Road, Suite B, Clinton, MD 20735 Email: mopoggmotamsamcon Phone: 301-704-5586 APPLICANT Name: Hugh B. Delaney Address: 2245 Ballston Plece, Knightdale, NC 27545 Email: ndeemeaen Phone: 704-340-7623 AFFIDAVIT Tot the best of my knowledge, this application formi is correct and complete. If additional materlais are determined tot benecessary,! understand thati am responsible for filinga additional materials ass spedfied by the aty of Stonecrest Zoning Ordinance. lunderstand that fallure to supply allr requlredi Information (per the relevant Applicant Checklists and Requirements ofthe Stonecrest Zoning Ordinance) will result in the rejection oft this application. Thave read the provisions oft the Georgia Code Section 36-67A-3 as requiredi regarding Campalgn Disclosures. My Signed Campaign Disclosure Statement s Included. Applicant's Name: Hugh B. Delaney Applicant's Signature: bbDDat Orte:. 42 24-25 NOTARY Sworntoa and subscribed! beforemethis 24" Dayof Apnl 20.25. Notary Public: TamKa n 50 TAMKAD JOHISON wury Pubitersutvrols Mrylans Signature: Vank Prince Georpe' County Da 4/2H15 Hy Commistion bapires Apr 16, dois 3120 STONECREST BLVD. -STONECREST, GEORGIA3 30038 . (770) 224-0200 . WWWSTONECHESTGAGO UPDATED ON 12/15/2023 20Page THE CITY OF STONECREST GEORGIA Amendment Application THE CITY OF All applications and plans musi be submitted through the Cilizenserve Online Portal STONECREST - 0 R a A, Propedty Owner(s) Notarized Certilicalion The owner and petitioner acknowledge that this amendment application form is correct and complete. By completing this form, all owners of the subject property certify authorization of the filing of the application for amendmentfs), and authorization of an applicant or agent to act on their behalf int thef filing of the application including all subsequent application amendments. Property Owner Name: Glencor Services, Inc. Address: 74699ld Alexandria Feyy Road, Suite B City, State: Clinton, Md Zp:20735 Signature: hr Gysr Date: 42425 Swom to ands subscribed before me this, 24 day of. April 20 25 Notary Publg TAMIKAD. JOHNSON Notary Public State ofA Maryland Prince George's County My Commission Expires Apr 16, 2028 Additional Property Owner (fa applicable) Name: Address: City, State: Zip: Signature: Date: Sworn to ands subscribed before me this, dayol 20 Notary Public: Additional Property Owner (fa applicable) Name: Address: Gty, State: Zp: Signature: Date: 320STONECNISTBVD STONECREST, GEORGIA 30038 770) 224-0200 wwwS STONECRESTGAGOY UPDATED ON 12/15/2023 21Page THE CITY OF STONECREST GEORGIA Amendment Application - HE CITY All applications and plans must be submitted through the Citizenserve Online Portal STONECREST GEORGIA Swornt to ands subscribed before me this. dayo of NotaryP Public: 31205 STONECRESTE BLVD. STONECREST, GEORGIAS 30038 . (770) 224-0200 WWWSIONECHESTGAGOV UPDATEDC ON 12/15/2023 22/Page THE CITY OF STONECREST SEORGIA Amendment Application TME CITY AlI applications and plans must be submitted through the Citizenserve Online Portal STONECREST EORGIA Applicantfs) Notorized Certificatlon The petkioner acknowledged that this amendment application form ls correct and complete. By completing this form, all applicant ol the subject property certiles authortzation of the filrg of the application for amendmentfs), and authoriration of an applicant or agent to ect on thelr behall In the flinge oft the application Indluding all subsequent application amendments. Applicant Name: Hugh B. Delaney Address: 2245 Ballston Placo City, sute.Knightdale, NC Zp:27545 Signature: 3 al Date: 412425 Swom to andi subscribed! before met this, 244 dey of Apr7 20 25 NotaryP 5 TAJKAD JOHNSON Motary! Public Suate of) Maryland Prince Georyey County My Commiscion ExpiresA Apr 16, 2024 Applicant (ta applicable) Name Wiliam Cordell Lyons Address: 5811 Bames Drive Cty, State: Clinton, MO Dp:20735 Signature: NJ JJu C- Ly Ov Date: 424/25 h Swom to and subscribed before me this, day ot, April 20 25 NotaryPlla uw TAAKA D. JOHKSON Motary! Public State of Maryland Prince Georye's County Hy Comnisslon bpires Apr 16, 2028 Applicant (Ma applicable) Name: Address: Cry,Suate: Zpr Sgnature: Dite: 31205 STONECREST AVP. STONECREST, GEORGIA 0038 . - 224-0200 www. STONEC TGA coV UPDATED ONI 12/15/2093 23 IPage THE CITY OF STONECREST GEORGIA Amendment Application THE CITY OF All applications and plans musi be submitted through the Citizenserve Online Portal STONECREST CFORGIA Sworn to and subscribed before me this, dey of & NotaryPublic: 31205TONECREST BLVD. STONECREST, GEORGIA 30038 770) 224 0200 wwwS STONECRESTGAGOV UPDATEDO ON 12/15/2023 24IPage THE CITY OF STONECREST GEORGIA y - a - STONECREST a Campaign Disclosure Ordinance Campaign Disclosure Ordinance Please read the law and complete the Campaign Disclosure Statement on the following page if you are requesting a Rezoning, Concurrent Variance, or Conditional Use. GA Citation/Title GA Code 36-67A-3, Disclosure of campaign contributions '38069 Code, 36-67A-3 CODE OF GEORGIA TITLE 36.1 LOCAL GOVERNMENT PROVISONSAPPUCABLE TO COUMIESAMDMUNICPA CORPORATIONS CHAPTER 67A. CONFLICT OF INTEREST IN ZONING ACTIONS (Current through 2000 General Assembly) 30-07Disclosure of campaign contributions. a) When any applicant for rezoning action has made, within two years immediately preceding the filing of that applicant's application for the rezoning action, campaign contributions aggregating $250 00 or more to a local government official who will consider the application, it shall bet the duty of the applicant to file a disclosure report with the governing authority of the respective local government: showing 1) The name and official position of the local government official to whom the campaign contribution was made; and 2) The dollar amount and description of each campaign contribution made by the applicant to the local govemment official during the two years immediately preceding the filing of the application for the rezoning action and the date of each. such contribution b) The disclosures required by subsection (a) of this Code section shall be fded within ten days after the application for the rezoning action is first filed. ) When any opponent of a rezoning action has made, within two years immediately preceding the filing oft the rezoning action being opposed, campaign contributions aggregating $250.00 or more to à local government official of the local government which will consider the application, it shall be the duty of the opponent to file a disclosure with the governing authorifyrespective local government showing 1) The name and official position of the local government official to whom the campaign contribution was made; and 2) The dollar amount and description of each campaign contribution made by the opponent to the local govemment official during the two years immediately preceding the filing of the appliçation for the rezoning action and the date of each such contribution. d) The disdasure required by subsectian (c) of this Code section shali be filed at least five calendar days prior to the first hearing by the local govemment of any of its agencies on the rezoning application. jcode 1981, 36-67A-3, enacted by Ga. L 1986, p. 1269, 1; Ga. L 1991, p. 1365, 1; Ga. L 1993, p. 91, 36.) Official Code of Georgio Annotated Copyright 1982 2000 State of Georgia. 25IPage THE CITY OF STONECREST Amendment Application HE CITY Ail applicalions an i plans must be submitted through the Citizenserve Online Portal STONECREST E RGIA Campaign Disclosure Statement Havey you, within the twoy years immediately preceding the filing oft this application, made campaign contributions aggregating $250.00 or Yes No more to a member oft the City of Stonecrest City Council or a member oft the City of Stonecrest Planning Commission? Applicant/Property Owner Name: William Cordell Lyons Address: 5811 Barnes Drive City,State:Clinton, MD Zip:20735 Signature: Mdlar C. C 0 Date: 412529 lfthe answer above is yes, please complete thef following section: Date Government Official & Position Description Amount 31205 STONECRESTI BLVD. STONECREST, GEORGIA 30036 (770) 224-0200 WWWSTONECHISTGACOY UPDATED ON 12/15/2023 26/Page THE CITY OF STONECREST Amendment Application YHE CITY OF All applications and plans must be submitted through the Citizenserve Online Portal STONECREST E RGIA Campaign Disclosure Statement Haveyou, withint the twoyears Immediately preceding the Alingo oft this application, made campalgn contributions aggregating $250.00 or Yes No more to à member of the Cy of Stonecrest Cy Councii ora a member ofthe Cty of Stonecrest Planning Commission? Applicant/Property Owner Name: Hugh B. Delaney Address: 2245 Baliston Place City, State:Knightdale, NC Zip;27545 Signature: y 1 k Date: 24 25 Ifthe answer abovelsy yes, please complete the following section: Date Govemment Ofcial & Position Description Amount 31Z0STONECREST BLVD. STONECKEST, GEORGIA 30038 e 179) 224-0200 www STONECRESTGAGOY UPDATED ON 12/15/2073 27IPage THE CITY OF STONECREST Amendment Application THE CITY oF All applicailons and plans must be submitted through the Citizenserve Online Portal STONECREST 0 R G - A Campaign Disclosure Statement Havey you, within the twoyearsi immediately preceding the filingo oft this application, made campaign contributions aggregating $250.00 or Yes No more to a member of the City of Stonecrest City Council or a member ofthe City ofs Stonecrest Planning Commission? Applitcant/Property Owner Name: Glencor Services, Inc. Address: 7469 Ol4 Alexandria Feny Raod, Ste B, Clinton, Md: 20735 City,State:Clinton, MD Zip:20735 Signature: LJA 1 & D Date: 25 25 lthe answer above Isy yes, please complete the following section: Date Government Official & Position Desaription Amount 3120 STONECREST BLVD. STONECREST, GEORGIA 30038 77012 224 0200. www STONECRESTGAGOV UPDATED ON 12/15/2023 28 IPage THE CITY OF STONECREST GEORGIA GLENICOR 7469 Old Aleandra Ferry Road-Suite! B-Cinom.Marylamd 20735-1834 2 SERVICES, INC. Td: 301-877-7770- Fax: TR-wadasdnine April 29, 2025 Re: Letter of Intent GLencor Services, Inc. (GSI) is sending this letter to notify the City of Stonecrest of its intent to rezone the property located at 2979 Klondike Road. GSI seeks to rezone the property from Office- Institutional to MR-1. The subject property's current zoning as Office/Iinstitutional (O/1) is a spot zoning, unlike the surrounding parcels, which are either residential or multifamily. This zoning disparity is causing significant economic hardship, leading to the subject property's devaluation. GSI believes changing the zoning to MR-1 is appropriate since it falls in line with the future land use plan, the RC-Regional Center Future Lane use designation and it add values to the property. Best Regards, Mdlar Cly William Cordell Lyons President, CEO 29 IPage THE CITY OF STONECREST GEORGIA Legal Description 2979 Klondike Road - Tax ID: 16 138 01 002 Aream39,710 Square Feet or 0.912 Acres Allthat tract orp parcel ofl landlying and! being in Land Lot 138, 16" District, Dekalb County, Citys of Stonecrest, Georgia, being particularly described as follows. To find the Point of Beginning commence at the westerly R/W line of Klondike Road (R/W varies) and the northerly R/W line of Arabian Terrace (50' R/W); THENCE leaving said westerly R/W line of Klondike Road North 83 degrees 53 minutes 26: seconds West a distance of 196. 48 feet to a point. THENCE North 03 degrees 38 minutes 46 seconds East a distance of 33.08 feet to a 3/8" rebar found. THENCE North 03 degrees 38 minutes 46 seconds East a distance of 166.92 feet to a nail found. THENCE South 84 degrees 08 minutes 06 seconds East a distance of 200.11 feet to a point on the westerly R/W line of Klondike Road. THENCE along said westerly R/W line of Klondike Road South 04 degrees 41 minutes 29 seconds West a distance of 200.73 feet to the Point of Beginning. 30Page THE CITY OF STONECREST GEORGIA STONECREST OEOROIA The rezoning will not adversely affect any historical buildings or archeological resources as the property is not classified as a historical site. &. Whether the zoning proposal will result in a use that will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities, or schools. Rezoning the property to MR-1 is in line with the RC Regional Center future land use. By adhering to the future land use plan the property would be within the projected traffic patterns, expected growth, and expected population growth of the area. Therefore, the proposed zoning will not negatively impact existing streets due to the limited amount of townhome density allowed under the MR-1 zoning, the limited number of families occupying theses spaces, thus limiting the impact on school enrollment. The following items may be required: (Review provided thresholds for applicability) * Traffic Impact Study: Project does not meet minimal requirements for traffic study therefore a traffic study is not required. * Development of Regional Impact Review: NA * Environmental Impact Report: NA * DeKalb County Department of Watershed Management Capacity Letter NA * Dekalb County School Capacity Letter (for 10 residential dwellings/units or more) NA 1. A] Trip Generation Report shall be submitted as a part of zoning applications for all Non-Residential and Mixed Use developments and for Residential Developments with greater than 10 proposed units. Applicants should follow this sample report: Land Use (ITE Code) Intensity Daily A.M Peak P.M. Peak Total In Out Total In Out Total General Office (710) 50,000 Gross Square Feet 782 95 13 108 23 112 135 Townhouse (230) 200 Units 1,157 15 75 90 71 35 106 TOTAL 1,939 110 88 198 94 147 241 2. A] Traffic Impact Study shall be submitted as part of the zoning application for developments that produce 100 or more peak hour trips or at the discretion of the Public Works Department based on review of the request at the pre-application meeting. 3. The minimum requirements of the Traffic Impact Study shall be as follows: Land Use m Code Varlable Rate Tipr! Minimum Sire for 100 Var Peak Hour Tps 3120 Stonecrest Bivd. . Stonecrest Georga 30038 . (770) 224 0200 - ton UPDATED ON 12/15/2023 31Page THE CITY OF STONECREST STONECREST - ORGIA Residential Single Family Detached 210 Housing Units 1.01 994 Units Apartment 220 Housing Units 0.62 161 Units Townhome/Condo 230 Housing Units 0.52 1921 Units Retail Shopping Center 820 10001 sf GIA 3.71 26ksIGIA Speciahy Center 826 10001 sf GLA 5.02 20ksIGIA Pharmacy no drive-t thru 880 1000 sf 8.4 115ksf Pharmacy w/drive-thru 881 1000 sf 9.91 10ks! Services FastF Food 934 1000 sf 45.42 2.2ksf SLC Down Restaurant 932 1000 sf 10.81 9ksf Coflee/Donut Shop 937 1000 s 100.58 1ks! Bank noc drive-t thru 911 1000 sf 12.13 8ksf Bank w/drive thru 912 10001 sf 243 4ksf Gas Station 944 Pumps 13.87 7pumps Institutional Day Care 565 Students 0.81 1235 Students Private School [K-8) 534 Students 0.9 1115 Students Private School (K-12) 536 Students 0.81 1235 Students ofice General Oflice 710 1000 st 1.56 64ksf Medical Office 720 10001 sf 3.57 28ksf lodging Hotel 310 Rooms 0.6 166F Rooms 3120 Stonecrest Blvd. . Stonecrest, Georgia 30038 770) 224 0200 o gov UPDATED ON 12/15/2023 32Page THE CITY OF STONECREST STONECREST A= CITY OF STONECRESI, GEORGIA Commmily Planning Information Meeting (CPI) Summary Minutes June 12, 2025, at6 6:00 P.M. amilisasEs *IN-PERSON: MEETING Stonecrest's) YouTube Broadcast Link Citizens wishing to actively participate and comment during the public hearing portion of the meeting may comment inj person. You may also submit your request, includingyour full name, address, and position on the agenda item you are commenting on (for or against) via email to] amismmsmENT by 2 p.m. the day before the meeting to be read into the record at the meeting. I. CALL TO ORDER. AND INTRODUCTIONS: Planning and Zoning Staff Felleshia Blair Community Development Director Shawanna Qawiy, Planning: and Zoning Deputy Director Ellis Still, Senior Planner Ramona Eversley, Zoning Analyst Abeykoon Abeykoon, and Administrative. Assistant Cobi Brown were in attendance. I. REVIEWOF THEL PURPOSE. ANDI INTENT OF THE COMMIUNITY PLANNING INFORMATION MEETING AND RULES OF CONDUCT- Felleshia Blair II. Item(s) ofDiscussion: PETITION: RZ25-001 PETITIONER: Bobby Bullard of Bullard Land Planning LOCATION: 1455 Rogers Lake Rd PETITIONER'S: REQUEST: The request is for a rezoning and map: amendment ofthe parcel from R-100 (Residential Medium Lot - 100) to RSM (Smalll Lot Residential Mix) for aj proposed residential development. Bobby Bullard, the applicant, came up to speak. He stated that this application was sent through a full-cycle deferment at the April 28, 2025, Mayor and City Council Meeting, and: also mentioned that the planning/zoning department recommended denial of the application int their staff report. Hel has met with two oft the council members tos see whatj product would be beneficial for the owner ofthe property as well: as thec city. The project was originally proposed to be solelyat townhome development, but instead, they are proposing duplexes. The development will also feature amenities such as aj playground and: a community garden. Thej public 1ras given time to ask questions. There was nO one to make a comment. PETITION: RZ25-003 PETITIONER: Hugh Delaney ofD2 Construction Services LOCATION: 29791 Klondikel Road PETITIONER'S REQUEST: The request is for a rezoning: and map: amendment ofthe parcel from OI (Oflice Institutional) tol MR-1 (Medium Density Residential -1) for aj proposed townhome development. Hugh. Delaney, the applicant, came upt to speak. He stated that rezoning the property would providea more economical use for the property and would contribute to increasing the tax base in the area. The owner oft thej property would like to develop eight townhomes on the property. The development would provide a good residential mixi int the area. 33 IPage THE CITY OF STONECREST STONECREST 3 - CITY OF STONECREST, GEORGIA Thej public was given time to ask questions. Ms. Vetra, a resident who lives near the site oft thej proposed development, asked wheret the: access point ofthe development will be located Antionette. Rivers, a resident, stated that the proposed development will lead to congestion in the area. She also commented on the smaller size of the proposed townhomes and: asked about the price point. She mentioned that she has lived in the area for: a while, and with the expansion ofher neighborhood and the surrounding developments, the area now has less ofa country feel. Lastly, she asked if the development will be on sewer or septic. Hugh Delaney informed that there isn'ta definitive price point determined for thel homes yet, and that they will be on sewer. Anna Randolph, a resident, stated that she is concerned about traffic coming into her neighborhood, the garbage dumpster on the property drawingi in animals, ifthere will be 3 buffer between the existing developments, another planned development in the area, traffic, and the access points tot the development. Tameika. Jared, a resident, stated that she is also concerned: about the traffic the development will produce. She also asked about the completion ofthe neighboring development, sidewalks, trees, and an: additional access point. Fellisha Blair, plamer, stated that there are standards that applicants who are seeking to develop must abide by, including adding sidewalks and landscaping. PETITION: ZM25-002 PETITIONER: Hugh Delaney ofD2 Construction Services LOCATION: 2979 Klondike Road PETITIONER'S: REQUEST: The request is to: amend the approved conditions placed on the site for aj proposed townhome development. Hugh Delaney, the applicant, stated that the property was conditioned (CZ-08-14586) to a site plan sixteen years ago that was never executed by the previous owner ofthep property. They would like to remove all oft the conditions to move forward with their proposed development. Thej public was given time to ask questions. Amna. Randolph, a resident, asked ift the conditions could stay in place, more specifically, the condition that addresses traffic. Antionelle. Rivers, a resident, mentionedi her concern: about thej property's size and the number oftownhomes proposed to be on the lot. Hugh Delaney, the applicant, stated that he will try to have the developer for the townhomes at the next meeting to provide information about them specifically. PETITION: SLUP25-002 PETITIONER: Lydial Nicholas ofOasis Personal Care Home LOCATION: 5284 Salem Springs Place PETITIONER'S: REQUEST: Thej petitioner iss seeking a Special Land Use Permit (SLUP) to operate as a Type: 21 Home Occupation for aj personal care home business. Lydia Nicholas, the applicant, stated that she currently works int thel ICU department, and her experiences with her patients atl her facility illustrate whyl her proposed use is needed for the elderly population. She stated that it will not be a nursery home, but is more ofa matter of companionship. It was also stated that six residents can live: in the home: and that they will be assisted with their nutrition, socializing, and will participate in: activities. Ramona Eversley, Senior Plamer, asked the applicant about the number ofr restrooms in the home, the number of floors the home has, additional staff, and ifthe HOA allows this use. Lydia Nicholas, the applicant, replied that there are three restrooms, a stair lift willl bei installed for the residents to access the 34Page THE CITY OF STONECREST STONECREST 3 A CITY OF STONECRESI, GEORGIA second: floor, there will be one additional staff member, and that there is no HOA. They public was, given time to ask questions. Desiree.Ambrose, a resident, stated shel has lived in the subdivision: for 27: years and is not happy about the proposal. She stated that this business should bei in a commercial area. Ms. Ambrose also asked the applicant how frequently she wouldt be on the property. Lydial Nicholas, the applicant, stated that her business will not change the "outlook" ofthe community and that the building will remain residential. She also stated that she recently bought thej property to live in. It was also stated that there willl be no signs or traffic. Wanda Carr, a resident, stated that she lives two minutes away from the proposed personal care home and that she opposes the application. There has been a steady declinei in the upkeep oft the neighborhood due to investors buying properties and squatters. This business will open the door to1 more businesses operating in the: area. Brenda hitehead, a resident, stated that she opposes the business. This location is not ai fit for this type ofbusiness. She also questionedi ifit would be safe for the elderly residents toj participate in activities such as walking on thes road. Maurice McFarland, a resident, stated that this business will affect the community's property values and those who currently residei int the area. He stated that he assisted with repairing thel home and is fully aware of its makeup. It was also expressed that this is all done solelyt to make money. Lydia Nicholas, the applicant, clarified that thel business will not change the outlook of the neighborhood: and that she would like to make: an impact on the community. She also stated that the home has more than enough space for the residents. PETITION: TMOD25-003 PETITIONER: The City ofStonecrest LOCATION: City-Wide PEIITIONER'S REQUEST: The Cityo of Stonecresti is seeking approval to modify Chapter 27 ZONING ORDINANCE. Ellis Still, Deputy Director ofl Plaming & Zoning, stated that the city is petitioning to update terms in Chapter 27 Zoning Ordinance to align with the department structure oft the city. All decisions for thej planning and zoning division will be made by the Community Development Director. The public was given time to ask questions. There was no one fo make a coment. IV. ADJOURNMENT The meeting was adjoumed at 7:48 p.m. Americans with Disabilities Act The Cily of Stonecrest does not discrhminate on the basis of disability in its programs, services, activities, and employment practices. Dwaasyaalantpn effective commmication, (suche as asignl languagehtepreter, an assistive listening device or prit material mn digital format) or reasonable modification to programs, services or activities contact the ADA Coordinator, Sonya Ison, as soon as possible, preferably 2 days before the activity or event. 35/Page THE CITY OF STONECREST GEORGIA STONECREST 3 OR G A A - CITY OF STONECRESI, GEORGIA APPROVED: Vlid Still 6/25/2025 DIRECTOR, PLANNING & ZONING DATE ATTEST: 6/25/2025 CobiBown SECRETARY DATE 36/Page THE CITY OF STONECREST GEORGIA SPECIAL LAND USE PERMIT ANALYSIS Prepared By: Ellis Still, Deputy Director Petition Number: SLUP 25-002 Applicant: Lydia Nicholas 5284 Salem Springs Place Lithonia, GA 30038 ydiamn88@gmail.om Property Owner: Lydia Nicholas 5284 Salem Springs Place Lithonia, GA 30038 vdiann88@gmal.com Project Location: 5284 Salem Springs Plance (Parcel ID 16 045 03 057) District: 4- - Mayor Pro Tem George Turner Acreage: +/- 0.24 acres Existing Zoning: RSM (Small Lot Residential Mix) District Overlay: None Future Land Use: Suburban (SUB) Proposed Development/Request: The applicant is seeking to operate a Type 2 Home Occupation for a Personal Care Home. CPIM: March 23, 2025 Planning Commission: July 1, 2025 Mayor & City Council: July 28, 2025 Sign Posted/ Legal Ad(s) submitted: March 23, 2025 Staff Recommendations: DENIAL Planning Commission: TBD SLUP: 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA PROJECT OVERVIEW Location The subject property is located at 5284 Salem Springs 1R4 Saln Place, Stonecrest, GA 30038. The property is near Salem 0 : Middle School and close to the intersection of Salem Road soe 1 , 307 1 : and Panola Road. Salem Road is classified as a collector 306 14 sa road. 305 15 304 The property zoned RSM (Small Lot Residential Mix) 300 303 zoning district, and the surrounding properties are zoned sS S RSM (Small Lot Residential Mix) and R-100 (Residential :e - Med. Lot). 218 Adjacent & 24 213 47 41 3 3 Surrounding Zoning Land Use ME (Petition Number) 22 Properties R-100 Residential Adjacent: North (Residential Med (Single Family Lot) District Home) RSM Residential Adjacent: West (Small Lot) (Single Family Residential District Home) RSM Residential Adjacent: East (Small Lot (Single Family Residential) Home) District R-100 Residential Adjacent: South (Residential Med (Single Family Lot) District Home) Background The subject property is located in the Salem Hills Subdivision and was built in 1999. According to the City Council DIVISION 12. Section The property was constructed as a single-tamily home 2.12.1 the purpose and intent of establishing the RSM consisting ofs 5 bedrooms and 2.5 bathrooms, according to (Small Lot Residential Mix) District is as follows: A. the floor plan submitted by the applicant. The property is To provide for the creation of] For Sale residential currently vacant and was recently purchased by Ms. Lydia neighborhoods that allow a mix of single-family Nicholas. The proposed request is to establish a Personal attached and detached housing options; B. To provide Care Home at this location. Ifapprovals are rendered the flexibility in design and product on the interior of new applicant will be required to meet the local and state while development protecting surrounding licensing requirements from the State of Georgia as part of the approval process to obtain a business license. neighborhoods; C. To implement the future development map of the city's comprehensive plan. SLUP: 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA DIVISION 2. - SUPPLEMENTAL USE REGULATIONS Sec. 4.2.19. - Child daycare facility (up to six children), or child daycare center (seven or more children). Sec. 4.2.41. - Personal care homes and child caring institutions. A. Personal care homes, general requirements. 1. If owned by a corporation, partnership, Limited Liability Company or any entity other than a natural person, the administrator identified in the state license application must reside in the personal care home. If owned by an individual, the individual owner must reside in the group personal care home. 2.Each personal care home must obtain a city license as well as all license(s) and/or permit(s) required by the State of Georgia before beginning to operate. Each personal care home licensed and/or permitted by the State of Georgia must display its state-issued and city-issued license(s) and/or permit(s) in plain view, visible from the front doorway of the facility. 3.No personal care home may display any exterior signage that violates the sign ordinance in chapter 21 ofthe Code or the sign provisions in the zoning regulations for the underlying zoning district where the personal care home is located. 4.Personal care homes may apply for an FHA Accommodation Variance as provided for in section 7.5.9 ofthis chapter. 5.No city permit for the operation of the personal care home shall be transferable. B. Personal care home, group (up to six persons). 1.Two copies of complete architectural plans for the subject group personal care home, signed or sealed by a registered architect, shall be submitted to the director of planning prior to issuance ofa building permit or business license. 2.Each group personal care home must provide at least four parking spaces within a driveway, garage or carport and must comply with any applicable requirements in article 6. 3.The home must be at least 1,800 sq. ft in size. 4.In order to prevent institutionalizing residential neighborhoods, no group personal care home located in a residential zoning district may be operated within 1,000 feet of any other group personal care home. The 1,000- foot distance requirement is measured by a straight line which is the shortest distance (i.e., "as the crow flies") between the property lines of the two tracts of land on which the group personal care homes are located. C. Personal care home, (seven or more persons). 1.Two copies of complete architectural plans for the subject community personal care home, signed or sealed by a registered architect, shall be submitted to the director of planning prior to issuance of a building permit or business license. 2. Each community personal care home must provide at least one-half parking spaces for each employee and resident and must comply with any applicable requirements in article 6. SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA Suburban Neighborhood (SN): The Suburban Neighborhood area recognizes those areas of the cityt that have developed in traditional suburban land use patterns while encouraging new development to have increased connectivity and accessibility. These areas include those already developed and those under development pressures. Suburban Neighborhood areas are characterized by low-pedestrian orientation, limited transit access, scattered AA - civic buildings, and curvilinear street patterns. The desired density for areas of this type is from 4 to 8 dwelling units per acre. Use Descriptions: SF detached; Townhomes; Assisted Living facilities; Neighborhood Retail; Schools; Libraries; Parks and Related; Health Care, Civic Maximum Density, Units/Acre: 4 to 8 dulac Caption: An example Suburban Neighborhood Land Use in Stonecrest, GA Permitted Districts: 0l, OIT, NS, RSM, R100, R85, R75, R60, RNC Zoning Classifications Legend C-1: Local Commercial MU-1: Mixed-use Low Density R-60: Residential Medium Lot-60 C-2 General Commercial MU-2: Mixed-use Low-Medium Density R-75: Residential Medium Lot-85 HR-1: High-density Residential1 MU-3: Mixed-use Medium Density R-85: Residential Medium Lot-85 HR-1: High-density Residential 2 MU-4: Mixed-use High Density R-100: Residential Medium Lot-100 HR-1: High-density Residential 3 MU-5: Mixed-use Very High Density RE: Residential Estate M: Light Industrial NS: Neighborhood Shopping RLG: Residential Large Lot M-21 Heavy Industrial OD: Office-distribution RNC: Residential Neighborhood Conservation MR-1: Medium-density Residential 1 Ol: Ofice-Institutional RSM: Small Lot Residential Mix MR-2: Medium-density Residential 2 OIT: Office-Institutional Transitional SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA Public Participation Property owners within 1,000 feet of the subject property were mailed notices of the proposed special land use permit in May. The Community Planning Information Meeting (CPIM) was held on June 12, 2025, at 6:00 pm at city hall. There were eight (8) residents in attendance that spoke at the meeting. Their concerns included: neighborhood character, safety, parking, and the property being used as a commercial use. SLUP: 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA Floor Plan 12 s Concrete Patio a 53 34.4 12.8 12.3 : 20 Breakfast 20 Main Bath Bath Bedroom Kitchen Laundry Family Room 1 & Bedroom a 1/2 Bath 2CarA Attached 7.5 Main Bedroom Bedroom Bedroom Dining Room à Foyer 20 12 12 12 2 Stoop - Second Floor First Floor TOTAL Sketch by alan mode Area Calculations! Summary SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA SLUP 25-002 ADDRESS: 5284 Salem Springs Place CURRENT ZONING: RSM (Small Lot Residential Mix) District OVERLAY: None FUTURE LAND USE: Suburban (SUB) Subject Property Aerial Map T6S UNI3 TOO 00 20) 309 558 47 5331 8 355 8 0 8562 49 50) 2 305 551 858 U 304 16 52(6) 0) 3035 8559 SS) 318) (319) 0 6954 302 SA8D 5284 6283 99 6398 9 02 280 2975355 (298) 60 SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA Zoning Map Salen s SanRS sn 33 1 E 514 1 1 Legend Future Land Use Map RSM- Small Lot Residential Mix Salem Rd Salem Rd Legend 5209 55) 3552 Suburban 243 5331 E 557 35545 ua 41 542 $252 3547 3544 3571 572 3 5 I 6 I 2 u 537 a 3543 5254 $4 $279 sT - 5259 s21 su 5218 261 245 a Springs PI Salen 5232 3682 SPw, 9 5243 $253 5193 sn 3434 5300 3510 5391 5 5364 05 SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA STANDARDS OF REZONING REVIEW Section 7.4.6 ofthe Stonecrest Zoning Ordinance list nineteen factors to be evaluated in consideration of granting a special land use permit. No applicationf for a special land use permit shall be granted unless satisfactory provisions and arrangements have been made concerning each) factor by the Community Development Department, Planning Commission and City Council. Each factor is listed with staff analysis. A. Adequacy of the size of the site for the use contemplated and whether or not adequate land area is available for the proposed use including provision of all required yards, open space, off-street parking, and all other applicable requirements of the zoning district in which the use is proposed to be located. The property was developed in 1999 as a single-family dwelling. The subject property consists of approximately +/- 0.24 acres (10,455 SF) of residentially zoned land. The lot has a sizeable backyard that would be adequate, and the structure meets all setbacks and lot dimensional requirements as per Division 2, Section 2.2.1 - Dimensional Requirements. The lot has adequate parking spaces for four vehicles. The house floor plan indicates that the home has 2,121 square feet of enclosed floor space consisting of 4 bedrooms upstairs and 1 bedroom downstairs. There are 2 full bathrooms upstairs and a 1/2 bath downstairs. B. Compatibility of the proposed use with adjacent properties and land uses and with other properties and land uses in the district. According to the City of Stonecrest Zoning Ordinance, Section 2.12.2 Permitted and Special Land Uses, the proposed use requires a Special Land Use Permit to be allowed in the RSM (Small Lot Residential Mix) zone district. There is another registered personal care home on Salem Road approximately 3,500 feet away (as the crow. fly) The zoning ordinance requires the uses to be at least 1,000 feet apart. The applicant's floor plan shows 5 bedrooms with 4 bedrooms potentially being available for rent. The applicant stated that there would be 2 people per room which could have a total of9 people in the home. This would not be compatible with the land uses of other properties in the area. C. Adequacy of public services, public facilities, and utilities to serve the proposed use. The property is located off Salem Road, which is a collector street with access to existing developed public facilities and utilities in place. D. Adequacy of the public street on which the use is proposed to be located and whether or not there is sufficient traffic-carrying capacity for the use proposed SO as not to unduly increase traffic and create congestion in the area. Salem Road is an existing roadway with approximately 75 feet of public right-of-way width. There is adequate traffic-carrying capacity along the roadway. SLUP: 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA E. Whether or not existing land uses located along access routes to the site will be adversely affected by the character of the vehicles or the volume of traffic generated by the proposed use. The property has the capacity to have 9 people living in the home which could increase the amount of traffic and the number of vehicles. The increase could potentially come from the residents of the personal care home or the families of the people in the home visiting. There are no sidewalks in the neighborhood which will affect traffic as vehicular traffic will have to share the streets with pedestrian traffic. There is also on-street parking that will affect vehicular traffic as well as there could be residents of the personal care home that have a vehicle which will further increase the amount of on-street parking and volume oftraffic. The existing residential land use located in the area could be adversely affected by the character of the vehicles or volume of traffic changes that will occur. F. Adequacy of ingress and egress to the subject property and to all proposed buildings, structures, and uses thereon, with particular reference to pedestrian and automotive safety and convenience, traffic flow and control, and access in the event of fire or other emergency. Adequate ingress and egress currently exist in the community. There are no sidewalks available for pedestrian mobility which could cause a safety issue. There is on-street parking in the neighborhood which is currently a safety issue for the residents. There are concerns from residents that fire safety vehicles and other emergency vehicles are not able to freely navigate the community. Additional vehicles have the potential to add to an already existing problem. Whether the proposed use will create adverse impacts upon any adjoining land use by reason of noise, smoke, odor, dust, or vibration generated by the proposed use. It cannot be determined at this time whether the proposed use will adversely impact adjoining land uses by reason of noise, smoke, odor, dust, or vibration generated by the proposed personal care home. G. Whether the proposed use will create adverse impacts upon any adjoining land use by reason of the hours of operation ofthe proposed use. The proposed use hours of operation should not create adverse impacts upon any adjoining land use. The proposed residents will be senior and usually peaceable. H. Whether the proposed use will create adverse impacts upon any adjoining land use by reason of the manner of operation of the proposed use. The proposed use could adversely impact any adjoining land use by reason of manner of operation. The property is a single-family dwelling proposing to operate a personal care home with the potential to have 9 people living in the home. I. Whether the proposed use is otherwise consistent with the requirements of the zoning district classification in which the use is proposed to be located. For the proposed use to be consistent with the requirements outlined in the zoning district, the approval of a Special Land Use Permit (SLUP) is required. SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST SEORGIA J. Whether the proposed use is consistent with the policies of the comprehensive plan. The use is consistent with the policies ofthe comprehensive plan and is permitted by the zoning ordinance with a special land use permit. The comprehensive plan states "those areas ofthe city that have developed in traditional suburban land use patterns while encouraging new development to have increased connectivity and accessibility. > The existing structure was developed as a traditional suburban land use pattern. K. Whether the proposed use provides for all required buffer zones and transitional buffer zones where required by the regulations of the zoning district in which the use is proposed to be located. The proposed use would be in an existing neighborhood and would not require a buffer because the use is residential. L. Whether there is adequate provision of refuse and service areas. There are currently refuse and services provided for the community. The use would not change any oft the current services. M. Whether the length of time for which the special land use permit is granted should be limited in duration. The Special Land Use Permit will be granted to the applicant for the requested use and is not transferable. Ifthe uses is discontinued or another applicant applies for the same use at this address, the existing permit will expire. N. Whether the size, scale and massing of proposed buildings are appropriate in relation to the size of the subject property and in relation to the size, scale and massing of adjacent and nearby lots and buildings. The size, scale and mass ofthe proposed development are appropriate in relation to the size ofthe subject property and in relation to the size and scale ofthe adjacent and nearby lots and homes. O. Whether the proposed use will adversely affect historic buildings, sites, districts, or archaeological resources. There are no historical buildings or archeological resources that staff are aware ofin the area. P. Whether the proposed use satisfies the requirements contained within the supplemental regulations for such special land use permit. The proposed use does or can meet the requirements of the supplemental regulations. Q. Whether the proposed use will create a negative shadow impact on any adjoining lot or building as a result ofthe proposed building height. The proposed use will not create a negative shadow impact on any adjoining lot or building as a result of building height. The building height is not proposing to change with this request. SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA R. Whether the proposed use would be consistent with the needs of the neighborhood or the community as a whole, be compatible with the neighborhood, and would not be in conflict with the overall objective of the comprehensive plan. The proposed use could potentially be a conflict with the community as a whole by the number of people residing at the home and the potential for an increase in on-street parking. The use would not be compatible with the neighborhood and could be in conflict with the overall objective of the comprehensive plan. STAFF RECOMMENDATION Staff has concerns about the layout oft the home and whether or not the home will be conducive for the activities and living access of seniors. This includes the number of bathrooms available to the residents and the majority ofthe bedrooms being located on the upstairs level of the house. Staff has concerns about the potential number of people that could be residing in the home, the potential for increased on-street parking and traffic and the use not being a good fit in the neighborhood. Staff recommend DENIAL of the special land use permit. PLANNING COMMISSION RECOMMENDATION = July 28, 2025 TBD SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA Attachment(s): SLUP 24-006 Application Materials Amendment Application THE CITY OF All applications and plans must be submitted through the Citizenserve Online Portal STONECREST GEORG PA Amendment Application PROPERTY Site Address(es):. 5284 Salem Sping3 Parcel": 160450357 Zip: P thonk 9 GA 29638 30038 Project Name (Ifapplicable): Current Zoning RSNA Proposed Zoning Current Use KesiSendial Home Proposed Use Rrsonal Gre how OWNER INFORMATION Name: Luyelia AW cholas Address: - o SPrings Plau Konig A 3003% Email: Tetlannst. a moil cbw Phone: ySyNO-9E6 APPLICANT Name: ydia Nichslos Address: S4 Balenn Pangs Plau Lthonia GA 30038 Email: dannss 0 Bmbil LBm Phone: 404 740 A816 AFFIDAVIT To the best ofr my knowledge, this application form Isc correct and complete. If additional materials are determined tol be necessary,! understand that lam responsible for filing additional materials as specified by the City ofs Stonecrest Zoning Ordinance. understand that failure to supply: all required Information (per the relevant Applicant Checklists and Requirements of the Stonecrest: Zoning Ordinance) will result in the rejection of this application. have read the provislons of the Georgia Code Section 36-67A-3 as required regarding Campaign Disclosures. My Signed Campaign Disclosure Statement is Included. Applicant's Name: DIA NTCHOLAS Applicant's Signature: 63 Date: H. 18.202 S NOTARY Sworn to ands subscribed! before met this 18 Dayo of Apcil 20 25 Notary! Public: licz nea ACA Signature: OFF FICIAL - zept 24- 18-2025 ELTEZER ENCARNACION Notary Public. Georgia GWINNETT COUNIY My Commission Expires October 9. 2028 1 1n roarrareri nis TharenreT crnncia on M 20 17701 274-A70 m a Mnanal ETANEFOECTGA anr ) UIPNATFNAN 12/15/072 SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA Amendment Application CIV OP All applications and plans must be submitted Ihvough the izensrvez OnfneFoda STONECHEST A axOmmedlnaauad Cerlifisallen The owner and petitione ecknowtedge that this amendment applcation form is correct and complete. ey completing this form, al owners of the subpect propeny ceruly euthoruation of the ABg of the applcation for amendmentis). and authorration of an applicant or agent to act on their behall ini the Mlinge el the epphration incuding als sutequent apphication amendmnents. Pvaperty Om Name IDIN NICHOLAS Address 5755, Pau CAy. Srate G-A Dp: 0038, Signature Dute A 2 Sworn to and suberibed befare mel this. 13 daye of Apst 202.5 OFF C AL SE AL Mastary! Pub ELVEZER ENCANACION Nolary. GWINNETT - 44 couNf Geors 7 Y My Comms sien Eapires October . 202h Addidonal Pvoperty Owner (u applicable) Name Address Ciry.State Dp: Sgnaturv: Dute: Sworn ta and subscribed before me this, day of 20 Notary Publc Addiional Pvoparty Oumer ( applicable) Name Address: Cry, State. Zip Signature Date: 3120 STONECREST BLVD. . STONECREST, GEORGIA 30038 a (770) 224-0200 e WWSTOMICMESIGAGOV UPDATED ON 12/15/2023 SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA AmendmentAplecalon THE CITY OP All applications and plans must be submitted through the Citizenserve Online Portal STONECREST e R A Property Owner(s) Notarlzed Certification The owner and petitioner acknowledge that this amendment: application form is correct and complete. By completing this form, all owners of the subject property certify authorization of the fing of the application for amendment(s), and authorization of an applicant or agent to act on their behall in the filing of the applkation! Including alls subsequent application amendments. Property Owner Name: Kk) xl HolAs Address: Spezas Mace City,State: LZIlONzA 6A Ip: 30039 Signature: Date: 4/21/9026 Swom to and subscribed! before me this 79th dayof. Apil 2076 NotaryPuble Emily Mary Carmen Dawson Notary Public, State of Ohio My Commission! Expires: byuol October 3rd, 2027 Additional Property Owner (fa applicable) Name: Address: Gry,State: Zp: Signature: Date: Swomt to and subscribed before met this, days of 20_ NotaryPublic: Additional Property Owner (ifa applicable) Name: Address: City,State: Zip: Signature: Date: 3120 STONECREST BLVD, STONECREST, GEORGIA 30038 . (770) 224-0200 . WWWSTOMECAISTCAGOV UPDATED ON 12/15/2023 SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA Feb 4, 2025 The City of Stonecrest Lithonia, Dekalb County Georgia Dear Sir/Madam, I hope this letter finds you well. I am writing to formally express my intent to open a personal care home at the address 5284 Salem Springs Place, Lithonia, GA 30038. After thorough consideration and research, I am confident that this location will serve as an ideal site to provide high-quality care and services for senior citizens and individuals in need of assistance with daily living activities. The personal care home I plan to establish will focus on promoting independence, safety, and overall well-being for our residents, offering a supportive environment that respects the dignity and privacy of eacbjndividual. My goal is to create a welcoming and nurturing community where seniors can thrive, engage in meaningful activities, and receive the care they deserve. Key features oft the facility will include: Spacious, accessible living quarters tailored to meet the needs of seniors. On-site healthcare services, including nursing assistance, medication management, and emergency support. Social and recreational activities designed to enhance the physical, mental, and emotional health of residents. 24/7 support staff to ensure safety, comfort, and personalized care. In compliance with all local zoning regulations, licensing requirements, and safety standards, I will ensure that the home meets all necessary codes and guidelines to operate as a personal care facility. I have begun the process of securing all relevant permits and certifications, and I am committed to working closely with local authorities to ensure the smooth establishment and operation of the care home. would appreciate the opportunity to meet with you to discuss the specifics of my plan and any additional steps - need to take to proceed with the application and approval process. Please feel free to contact me at 4047409816 or via email at ydianns8@gmalcom to schedule a meeting or provide further information on the requirements. SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA Thank you for your time and consideration. Hlook forward to your support and the opportunity to contribute to the well-being of our community through this important endeavor. Sincerely, Lydia Nicholas Owner SLUP: 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA a - 8 - by - 82 A 3 K 6 a FUE 881 a y 3 3 9 E I 2 8 4 & - I 3 I B R, I a - 3 3 Ba - 8 E - EA > T 3 : 3 8; - E N 5 4 a 8 : I 86 B : 3 88 - 8) I 1 & & DA - - B 5 A € a 8 8 S 3 - 1 5 1 a: - - z A - B a I a K; R A = > B a I - A $ a @ a 3 ER I a" - E S N 2, B 8 = - A - B8 B - N I 8 48 3 a B5 a a & E B S - * sa B 9 1 & 8 E a a % 3 : 8 ( A P A 33 - 88 - - # - E R5 L 6 9 - 8 8 R3 A 9 9 e de N * - d& 1 . € 8/ f 4 - 1 . /N 0119'46" W 41. o 961 E O. a - E * a 9 9 a 94 e S 18307 13703 S *e : 9993 935 BA 65 a E aa6 & $ 55 RE & dg0s 8 6 3 8 B aa 6 a M 88 5 4 "as E 3 0g94 1 g443 4 88" R 5 EEEEEE E d € R - 9 6 MAGNETIC 5 8 88 T 1 a I a - SE - 8 aI # I 9 8 : a g gl 8 F 8 a P & A H : SLUP: 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGI A 17 e concrete Patio & 5.3 344 2.8 12.3 20 Brealifast ar Main Bath Bithi Bedrocm Kite Laundry Family Roam Bodroom e 1/2 Bath 2Car Attached Main Bodroom Bodroom Bodroam Dning Room E Foyer 2 pop Secand Floor First Floor TOTAL ah y ian Area Calculations Summary Living Area Calculation Details First Flose 960.92: Sq ft 0.5x2x2= 2 0.5x2x2= 2 5.3x2 10.6 10.4x 41.6 34.4x 26.3 904.72 Secend Flocr 1160.52 Sqt 8x5.3 42.4 15x20 300 34.4x1 163 = 560.72 10x12 120 6x2.9 17.4 10x12 120 Totall Living Area (Rounded): 2121 Sq ft Non-living Area Concrete Patio 105.4Sqf ft 12x8 96 2x1.5 3 0.5x2x2 2: 2 2x1.2 2.4 0.5x x < 2= 2 2Car Attached 406 SqR 20x x20.3 406 Concrete Patio 20Sqft 5x 20 SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA SUBJECT FRONT 5284 Salem Springs PI Sales Pice 294,900 GLA 2,121 Tot Rooms 8 Tot Bedrms. 5 Tot Bahms. 2.1 Locaton N,Salem Hills: Mew NRes; Site 10367 st Quaity Q4 Apa 26 SUBJECT REAR SUBJECT STREET Form PCh6SR -TOTAL' appraisal sotware by alam mode, inc. 1-800-ALAMODE SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA Main Bedroom 5284 Salem SpringsPI Sales Price 294,900 GLA 2,121 TOLF Rcoms 8 Tot Bedrms 5 Tot Bahrms. 2.1 Locaton N,Salem Hills: Vew NRes; Ste 10367 st Quaity Q4 Ape 26 Main Bath Main Bath SLUP: 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA Bath 5284 Salem Springs PI Sales Price 294,900 GLA 2,121 TotF Rooms 8 Tot Bedms 5 TotE Bahms. 2.1 Locaton NSalem Hills; Mew N,Res; Ste 10367 st Quaity Q4 Age 26 Bedroom Bedroom SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA Bedroom 5284 Salem Springs PI Sales Price 294,900 GLA 2,121 Tot Rooms 8 ToLE Bedrms. 5 Tot Bzhms. 2.1 Locaton N,SalemH Hills; Vew NRes; Ste 10367 st Quity Q4 Ape 26 Laundry Bedroom a SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA Family Room 5284 Salem Sprngs PI SalesPrice 294,900 GLA 2,121 Tot Rooms 8 Tot Bodrns. 5 Tot Batms. 2.1 Location N.Salem Hills; Mew NRes; Ste 10367 st Qusity 04 Apr 26 Breakfast Kitchen Fom PCDESI- 'TOTAL" appraisal sotwarety alamode, nc. 1-800-ALAMODE SLUP: 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA 1/2 Bath 5284 Salem Springs PI Sales Price 294,900 GLA 2,121 Tot Rooms 8 ToL Bedms. 5 ToL Bahms. 2.1 Locaton NSalem Hills; Vew NRes; Site 10367 sf Qualty Q4 Apa 26 Dining Room SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA Attachment(s): Community Planning Information Meeting (CPIM) Summary Minutes STONECREST CITY OF STONECREST, GEORGIA Commnity Planning Iformation Meefing (CPIM) Sunmary Minutes June 12, 2025, at 6:00PM Plamning mminrtoneratraeur *IN-PERSONA MEETING Stonecrest's) YouTubel Broadeast) Link Citizens wishing to: actively participate and comment duringt they public hearingportion of the meetiug may comment inj person. You may also submity your request, including your full name, address, andp positione on the agendai item you are commenting on (for or against) via email to] Planning-z miratonegtstraser by 2 p.m. the day before the meeting tol be read into the record at the meeting. I. CALL1 TOORDER. AND INTRODUCTIONS: Planning and Zoning Staff- -Felleshial Blair Community Development Director Shawanna Qawiy, Planning and Zoning Deputy Director) Ellis Still, Senior Planner Ramona Eversley, Zoning Analyst Abeykoon. Abeykoon, and Administrative. Assistant Cobil Brown were in attendance. I. REVIEWOF THEI PURPOSEANDINTENT: OF THE COMMUNITY) PLANNINGI INFORMATION MEETING. AND RULES OF CONDUCT-Flleihial Blair II. Item(s) ofDiscussion: PETITION: RZ25-001 PETITIONER: Bobbyl Bullard of Bullard Land Planning LOCATION: 1455 Rogers Lakel Rd PETTONERSREQUEST: Ther requesti is for a rezoning: and amendment ofthe parcel from) R-100 (Residential ge Lot 100) to! RSM (Small Lot Residential Mis) for aj proposedz residential development. Bobby Bullard, the qpplicant, came up tos speak. Hes stated that this application was sent through: a full-cycle deferment att the April2 28, 2025, andCity Councill Meeting and: alsor mentionedthat the plamingizoningd department recommended denialof the application 2 int staffreport Hel has met with two oft the councilt memberst tos see whaty product would bel beneficial fort the owner oft thep property ast wellast the city. The project was originally proposedt to bes solely at townhome development, buti instead, they, arey proposing duplexes. The development will: also feature amenities such as a) playground anda a community garden. Thepublic wras giren fine to ask questions. There sas no onet to make a comment. PETITION: RZ25-003 PETITIONER: Hugh Delaney ofD2 Construction! Services LOCATION: 29791 Klondikel Road FETTONERSREQUEST: The requesti is for a: rezoning and map amendment ofthe from OIC (Office- Institutional) tol MR-1 (Medium Bris Residential -1) for aproposed townhome development. Hugh Delaney, the applicant, came upt tos speak. He stated that rezoningt they property wouldprovidea ai more economical use for the property: and would contribute toi increasingt thet tax basei in the area. The owner rofthey propertys would liket to develop eight townhomes on thej property. Thec developments would provide a goodr residential mix int thes area SLUP 25-002 5284 Salem Springs Place THE CITY OF. STONECREST GEORGIA STONECREST CITY OF STONECREST. GEORGIA Ihe public 1as given time to ask questions. Ms. Tetra, a resident who lives near the site of the proposed development, asked where the access] point oft the development willl be located Antionette Rivers, a resident, stated that the proposed development willl lead to congestion in the area. She also commented ont the smaller size oft the proposed townhomes and asked about thej price point. She mentioned that she has lived in the area for a while, and with the expansion ofher neighborhood and the suroumding developments, the area now has less ofa country feel Lastly, she askedi ift the development will be on sewer or septic. Hugh Delaney informed that there isn'ta definitive price point determined for the homes yet, and that they will be on sewer. Anna Randolph, a resident, stated that she is concemed about traffic comingi into her neighborhood, the garbage dumpster on the property drawing in animals, if there willl be a buffer between the existing developments, another planned development int the area, traffic, and the access points to the development. Tameika. Jared, a resident, stated that she is also concemed about the traffic the development will produce. She also asked about the completion ofthei neighboring development, sidewalks, trees, and an additional access] point. Fellisha. Blair, planer; stated that there ares standards that applicants who are seeking to develop must abidel by, including adding sidewalks and landscaping. PETITION: ZM25-002 PETITIONER: Delaney ofD2 Construction Services LOCATION: 5 Klondike Road PETITIONER'S: REQUEST: The requesti is to amend the approved conditions placed ont the site for aj proposed townhome development Hugh Delaney, the applicant, stated that the property was conditioned (CZ-08-14586) to a site plan sixteen years ago that was nevere executed by thej previous owner of thej property. They would like to remove all of the conditions to move forward witht their proposed development The public 1ras given time to ask questions. Anna Randoiph, a resident, askedi if the conditions could stay inj place, more specifically, the condition that addresses traflic. Antionette. Rivers, a resident, mentioned her concern about thej property's size and the number of towmhomes proposed to be on the lot. Hugh Delaney, the applicant, stated that he will try to have the developer for the townhomes at the next meeting to provide information about them specifically- PETITION: SLUP25-002 PETITIONER: Lydial Nicholas ofOasis Personal Care Home LOCATION: 5284 Salem Springs Place PETITIONER'S! REQUEST: The petitioner is seekinga a Special Land Use Permit (SLUP) to operate as a Type 2 Home Occupation for aj personal care! home business. Lydia. Nicholas, the applicant, stated that she currently worksi in the ICU department, and her experiences with her patients at her facility illustrate whyl her proposed use is needed for the elderly population Shes stated thati it willn not be a mursery home, but is more ofai matter of companionship. It was also stated that six residents canl live int the home and that they will be assisted with their nutrition, socializing. and wil participate in activities. Ramona Eversley, Senior Plauner, asked the applicant about the number ofrestrooms in the home, the mumber off floors the! home has, additional staff, and ifthe HOA allows this use. Lydia Nicholas, the applicant, replied that there are three restrooms, a stair lift will bei installed for the residents to access the SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA STONECREST 3 o GIA CITY OF STONECREST. GEORGIA second floor, there will be one additional staff member, and that there isi nol HOA Ihej public as given timet to ask questions. Desiree. Ambrose, a resident, stated shel has lived in the subdivision for 271 years andi is not about the proposal. She stated that this business should bei in a commercial area. Ms. Ambrose also asked the applicant! how pras she would be ont the property. Lydia Nicholas, the applicant, stated that her business will not change the "outlook" ofthe community and that the building will remain residential. She also statedt that she recently bought the property to live in It was also stated that there willl be no signs or traffic. Wanda Car, a resident, stated that she lives two minutes away from the proposed personal care. home and that she opposes the application. There has been a steady declinei in the upkeep ofthe neighborhood due toi investors buying properties ands squatters. This business will open the door to more businesses operating in the area. Brenda litehead, a resident, stated that she opposes the business. This location is not a fit for this ofbusiness. She also questioned ifit would be safe for the elderly residents toj participate in activities such as walking on Pe road. Maurice McFarland, a resident, statedt that this business will affect the community's values and those who currently reside in the area. He stated that! he assisted with repairing the home and is fully aware Sretyy ofi makeup. Ity was also expressed that this is all done solely to make money. Lydial Nicholas, the applicant, clarified that the business will not change the outlook of the neighborhood and that she would like to make an impact ont the community. She also stated that the home has more than enough space for the residents. PETITION: TMOD25-003 PETITIONER: The City of Stonecrest LOCATION: City-Wide PETITIONER'S: REQUEST: The City of Stonecrest is seeking approval to modify Chapter 27 ZONING ORDINANCE. Ellis Still, Depub Director ofPlamning Zoning, stated that the cityi is petitioning tot update terms in Chapter 271 Zoning Ordinance to align with the department structure of the city. All decisions for the planning and zoning division will be made by the Community Development! Director. Thepublic was given fime fo ask questions. Ilere was NO one to make a comment. IV. ADJOURNMENT The meeting was adjoumed at 7:48 pm Americans withl Disabilities Act The City ofStonecrest does not discriminate on the basis of disability in its programs, services, activities, and employment practices. boumedantlayawkalimieperdaenycommumicatont daaigpgy, an assistive listening device or print material in digital format) or reasonable modification to prograns, services or activities contact the ADA Coordinator; Sonya Isom, as soon as possible, preferably 2 days befre the activify or event. SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA STONECREST CITY OF STONECREST, GEORGIA APPROVED: llia Still 6/25/2025 DIRECTOR, PLANNING & ZONING DATE ATTEST: SECRETARY DATE SLUP 25-002 5284 Salem Springs Place THE CITY OF STONECREST GEORGIA ZONING MODIFICATION Prepared By: Ramona Eversley, Senior Planner Petition Number: ZM25-000002 Applicant: Hugh B. Delaney asinsssmisn Property Owner: Glencor Services Inc. 7469 Old Alexandria Ferry Rd. #B Clinton, MD Project Location: 2979 Klondike Road, Lithonia, GA 30038 Parcel ID 16 138 01 002 District: 1 - Councilwoman Tara Graves Acreage: +/- 0.97 acres Existing Zoning: OI- Office-Institutional Proposed Zoning: MR-1 Overlay: n/a Future Land Use: SUB - Suburban Proposed Development/Request: The: applicant is requesting to amend the approved conditions defined in Dekalb County case number CZ-08014586. 1. Approval is based on the submitted site plan. 2. Access is restricted to the internal roadways of the development to the north ofthe project site. 3. No curb cut access from the site to Klondike Road will be permitted. 4. A 20-foot landscape strip along Klondike Road is required to screen the parking areas from view. CPIM: June 12, 2025 Planning Commission: July 1, 2025 Mayor & City Council: July 28, 2025 Sign Posted/ Legal Ad(s) submitted: Staff Recommendations: DENIAL Planning Commission: TBD 1 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA PROJECT OVERVIEW Location ZM25-000002 R-100 The subject property is situated along Klondike Road, a major arterial road in Stonecrest, with a parcel identification of 16 138 01 002. The subject properties are currently vacant in a wooded area. The property abuts R-100 Districts to the north, south and west, and MR-1 (Med Residential = 1) to the East. R-100 R-100 R-100 Adjacent & Arabian Ter Surrounding Zoning Land Use (Petition Number) Properties R-100 Adjacent: North (Residential Med Proposed Townhomes Lot) District R-100 Adjacent: West (Residential Med Single Family Residential Lot) District MR-1 Adjacent: East (Med Density Wesley Providence Residential) R-100 0 Adjacent: South (Residential Med Single Family Residential Lot) District Background Arbin Terrace The City of Stonecrest Zoning Map has the property zoned OI (Office- Institutional) District. The property ace 3 is wooded and vacant. The applicant's survey indicates that there is no wetland area on the property. The applicant is requesting to rezone Tax Parcels 16 138 01 I 002 (2979 Klondike Road) from OI (Office Institutional) to MR-1 (Medium Density Residential - Google 1). 2 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA Suburban Neighborhood (SN): The Suburban Neighborhood area recognizes those areas of the city that have developed intraditional suburban land use patterns while encouraging new development to have increased connectivity and accessibility. These areas include those already developed and those under development pressures. Suburban Neighborhood areas are characterized by low-pedestrian orientation, limited transit access, scattered civic buildings, and curvilinear street patterns. The desired density for areas of this type is from 41 to 8 dwelling units per acre. Use Descriptions: SF detached; Townhomes; Assisted Living facilities; Neighborhood Retail; Schools; Libraries; Parks and Related; Health Care, Civic Maximum Density, Units/Acre: 4 to 8 du/ac Caption: An example Suburban Neighborhood Land Use in Stonecrest, GA Permitted Districts: 0I, OIT, NS, RSM, R100, R85, R75, R60, RNC Public Participation Property owners within 1,000 feet of the subject property were mailed notices of the proposed rezoning in May 2025. There was a Community Planning Information Meeting (CPIM) held on June 12, at 6:00 p.m. at city hall. There were six attendees who voiced several concerns regarding the development. Residents expressed apprehension about increased traffic congestion, potential spring water issues underground, and the absence of sidewalks. They also highlighted the need for road widening to accommodate adequate turning space and raised concerns that the townhomes might be rented out rather than owner-occupied. Additionally, there were fears about potential future crime and the belief that the area may be too small to support townhome development. 3 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA Existing Site Plan (May 15, 2025) - : - : : - : 34 - 8 E B 38 a - : (s - : - 3 - 1 ' - - CONCEPTUAL SITE PLAN 4 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA ZM25- 002 ADDRESS: 2979 Klondike Road CURRENT: ZONING: OI- Office Institutional FUTURE LAND USE: SUBURBAN (SUB) Aerial Map Subject Property 2949 5 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA Zoning Map R-100 2979, 2 R-100 R-100 R-100 Arabian Ter R-100 Legend R-1 100 Residential Med Lot OI Office- Institutional MR- 1 Med Density Residential 6 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA Future Land Use Map RC RC UN SUB SUB SUB Arabian Ter SUB SUB SUB SUB SUB Legend Urban Neighborhood Suburban Regional Center 7 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA STANDARDS OF REZONING REVIEW Section 7.3.5 ofthe Stonecrest Zoning Ordinance list eightfactors to be considered in a technical review ofa zoning case completed by the Community Development Department and Planning Commission. Each element is listed with staff analysis. Whether the zoning proposal is in conformity with the policy and intent of the comprehensive plan. The removal of conditions may lead to uses or intensities inconsistent with the adopted land use plan or the goals for community development. Whether the zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby property or properties. The original conditions were imposed to address compatibility with adjacent residential areas. Their removal could result in adverse impacts such as increased traffic, noise, or visual intrusion. Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned. The property remains economically viable under the existing zoning and conditions. Based on current land use patterns, market analysis, and development potential, staff finds: Comparable Development: Nearby properties with similar zoning and conditions have been successfully developed or redeveloped, indicating the existing regulatory framework allows for productive use. Permitted Uses: The current zoning classification permits a range of uses that offer reasonable economic return. There is no evidence that the property is functionally obsolete or that the existing conditions preclude all viable uses. Lack ofHardship: The applicant has not demonstrated a unique or site-specific hardship that would justify the removal of conditions. Economic inconvenience or desire for increased profitability does not constitute a lack of reasonable use under applicable standards. Inyestment-Backed Expectations: The original zoning approval, including conditions, established clear expectations for use and intensity. Removal ofthose conditions could disrupt the intent oft the initial zoning approval and undermine the balance between development and community interest. The property retains reasonable economic use under its current zoning and conditions. Therefore, the request to remove conditions is not justified based on economic hardship or infeasibility. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby property or properties. Protection of Residential Character: The existing conditions were specifically imposed to buffer or mitigate impacts on nearby residential uses. Their removal would likely increase the intensity of development or introduce uses incompatible with the character of the surrounding area. 8 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA Traffic and Access Impacts: Adjacent streets and intersections currently function adequately under existing zoning conditions. Removal ofaccess or use limitations may increase traffic volume, turning movements, or cut- through traffic, which could diminish the usability and safety of neighboring properties. Noise, Light, and Privacy: Without the existing development limitations, future uses may introduce higher levels of noise, lighting, or building mass, negatively impacting nearby residential and low-intensity commercial properties. The proposed zoning amendment to remove existing conditions would adversely affect the existing use and usability of adjacent or nearby properties. The conditions in place serve a continuing public interest and protect the integrity and livability of the surrounding area. Whether there are other existing or changing conditions affecting the use and development of the property, which gives supporting grounds for either approval or disapproval of the zoning proposal. Staff has reviewed whether there are any existing or emerging conditions in the area that would justify a change to the current zoning conditions. Findings: Lack of Significant Change: There have been no substantial changes in land use, infrastructure, or policy direction in the immediate area since the original conditions were imposed. The surrounding development pattern remains stable, with adjacent properties continuing to operate under similar zoning and land use designations. Area Plan Consistency: The proposal remains inconsistent with the applicable comprehensive plan or subarea plan, which continues to support lower-intensity or transitional uses and the preservation of conditions to buffer surrounding properties. Community Intent and Precedent: The original zoning conditions were adopted to address community concerns and ensure compatibility with adjacent uses. There has been no demonstrated change in community position or planning policy that would justify removal of these conditions. Infrastructure Capacity: There have been no infrastructure upgrades or capacity improvements (e.g., roadway widening, transit enhancements, or utility expansions) that would accommodate more intense use of the site or justify relaxing existing limitations. There are no existing or changing conditions that support the removal of the current zoning conditions. Whether the zoning proposal will adversely affect historic buildings, sites, districts, or archaeological resources. The proposed rezoning site is not situated within a designated historic district or known archaeological site. 9 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA Whether the zoning proposal will result in a use that will or could cause excessive or burdensome use of existing streets, transportation facilities, utilities, or schools. Staff has evaluated whether removal of the existing zoning conditions would result in a use that will, or could, cause excessive or burdensome use of existing streets, transportation facilities, utilities, or schools. Findings: Traffic and Street Capacity: The current conditions help limit the intensity and traffic generation of the site. Removing these controls may lead to higher trip volumes, peak-hour congestion, and reduced safety or efficiency on nearby local and collector roads not designed to support higher traffic loads. Transportation Infrastructure: No improvements or capacity expansions have been made to local transportation facilities that would justify increasing the intensity ofsite use. The potential increase in vehicle trips may exacerbate wear on aging roadways and increase demand for traffic control or signalization. Utility Services: The existing zoning conditions limit the scale of development, helping to match utility demand with available capacity. Removal of these conditions could strain water, sewer, or stormwater systems if more intensive uses are pursued. Whether the zoning proposal adversely impacts the environment or surrounding natural resources. Staff1 has considered whether the proposed removal of zoning conditions would have adverse impacts on the environment or surrounding natural resources. Findings: Stormwater and Drainage: The existing conditions may include requirements for site design, impervious surface limits, or stormwater controls. Removal of these could lead to increased runoff, flooding risks, or sedimentation of nearby streams or drainage channels. Tree Canopy and Vegetation: Existing zoning conditions may protect or limit the removal of mature trees and natural vegetation. Their removal could result in substantial loss of tree canopy and green space, negatively affecting biodiversity, shade cover, and air quality. The proposed zoning amendment could lead to adverse environmental impacts that are currently mitigated by the existing conditions. Removing these protections may result in harm to natural resources and local ecological balance. 10 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA STAFF RECOMMENDATION Staff recommend DENIAL oft the request to amend the approved conditions defined in Dekalb County case number CZ- 08014586. 1. Approval is based on the submitted site plan. 2. Access is restricted to the internal roadways of the development to the north ofthe project site. 3. No curb cut access from the site to Klondike Road will be permitted. 4. A 20-foot, landscape strip along Klondike Road is required to screen the parking areas from view. PLANNING COMMISSION RECOMMENDATION - July 1, 2025 TBD 11 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA Attachment(s): ZM25-002 Application and Supporting Documents Amendment Application TME CITY OP All applications and plans must be submitted through the Ciltizenserve Online Portal STONECREST EORGIA Amendment Application PROPERTY Site Address(es):2979 Klondike Road Parcel :16 138 01 002 Zip:30038 Stonecrest, GA Project Name( (tapplcableN/A Current Zoning OI with conditions Proposed Zoning Remove conditions Current Use None Proposed Use Unknown OWNER INFORMATION Name: Glencor Services, Inc. Address: 7469 Old Alexandria Ferry Road, Sulte B, Clinton, MD 20735 Email: oegemwmenk-msw Phone: 301-704-5586 APPLICANT Name: Hugh B. Delaney Address: 2245 Ballston Place, Knightdale, NC 27545 Email: -deeeaeN Phone: 704-340-7623 AFFIDAVIT Tot the best of my knowledge, this application form is correct and complete. If additional materlais are determined to be necessary, understand that am responsible for filing additional materials as specified by the Cty of Stonecrest Zoning Ordinance. lunderstand that failure to supplya all required Information (per the relevant Applicant Checklists and Requirements of the Stonecrest: Zoning Ordinance) will result in the rejection oft this application. have read the provisions of the Georgia Code Section 36-67A-3 as requlred regarding Campaign Disclosures. My Signed Campaign Disclosure Statement is Included. Applicant's Name: Hugh B. Delaney Applicant's Signature: DbDDar Ore:. 4-24-25 NOTARY Sworn to and subscribed beforer met this 24 # Dayof Apnl 20.25. Notary Publlc: TamiKa A John 504 TAIKA D. JONNSON Notary? Pubtte Suate of Maryland Signature: C 1k Prince George's County Dat H/215 My Commission Expires Apr 16,2028 31205 STONECREST BLVD. STONECREST, GEORGIA 30038 (770) 224-0200 www. STONECRESTGAGOV UPDATED ON 12/15/2023 12 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA Amendment Application VME CITy OF All applications and plans must be submitted through the Cilizenserve Online Portal STONECREST G Applicantfs). Notarzed Certification The petitioner acknowledged that this amendment application form is correct and complete. By completing this form, all applicant of the subject property certifes authortzation oft the fling oft the application for amendmentis), and authorization of an applicant or agent to act on thelr behall ln thet flinge oft the pplication Including alls subsequent application amendments. Appliant Neme: Hugh B. Delaney Address: 2245 Ballston Place Oty, SuteKnightdale, NC 2p:27545 Signature: 51 3 > Date: 42425 Swom tos and subscribed before met thls, 24H dey of Apriz 20 25 NotaryPe La TAMIKA DJOHNSON Notary Public Suate of Maryland Prince George'y County Hy Commisaslon Expires Apr 16, 2025 Applicant (r applicabl) Name: Wiliam Cordell Lyons Address: 5811 Bames Drive Cry, State: Clinton, MD Zip20735 Signature: WNy JARA - C 3M ov Date: 4/24/75 A Wh Swom to end subscribed before met this, day of, April 25 Notary P hun TAMKAI D. JOHNSON Metary Public Sute ofA Maryland Prince Georpes County My Commisslon Expires Apr 16, 2028 Applicent o applable) Name: Address: ay,5 State: Zp: Signature: Dite: 31201 STONECREST BLVD STONECREST, GEORGIA 30038 770) 224-0200 . WWW.STOMECHESTGACOV UPDATED ON 12/15/2023 13 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA Amendment Application THE CITY OF All applicalions an id plan 15 musi be submitted through the Citizenserve Online Portal STONECREST GEORGIA Swor to and subscribed before me this, day of 20 Notary Public: 31205TONECREST BLVD. STONECREST, GEORGIA 30038 (770) 224-0200 WWW.STONECHESTGAGOY UPDATED ON12/15/2023 14 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA Amendment Application THE CITY OF All applicalions and plans musi bé submitted through the Citizenserve Online Portal STONECREST R Properly Owner(s) Notarized Cerlification The owner and petitioner acknowledge that this amendment appliçation form is correct and complete. By completing this form, all owners of the subject property certify authorization of the filing of the application for amendment(s), and authorization of an applicant or agent to act on their behalf in the Aling of the application Including all subsequent application amendments. Property Owner Name: Glencor Services, Inc. Address: 74699ld Alexandia Fey Road, Suite B Ciy,Suate-Clinton, Md Zp:20735 Signature: y9n Date: 412425 Swom to and subscribed before met this, 24" days of April 20 25 Notary Publg TAMIKA D. JOHNSON Netary! Publkc State of Maryland Prince Georpe's County My Commission Expires Apr 16, 2028 Additionall Property Owner (fa applicable) Name: Address: Cty, State: Zip: Signature: Date: Sworn to andi subscribed before me this, day of 20 Notary Public: Additional Property Owner (fa applicable) Name: Address: City, State: Zip: Signature: Date: 31205 STONECRESTI BLVD. STONECREST, GEORGIA 30038 (770): 224-0200. . WWWSTONECRSTGAGOV UPDATED ON12/15/2023 15 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA Amendment Application THE CITY OF All applicalions and plans must be submitted through the Citizenserve Online Portal STONECREST ROROL - A Swort to ands subscribed before me this, deyo of 20 Notary Public: 31Z0STONECRESTBIVD: . STONECREST, GEORGIA 30038 . (770): 224-0200 . WWWSTONECISTGAGOV UPDAYED ON 12/15/2023 16 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGI A - Amendment Application THE CITY OF All applicalions and plans must be submitted through the Citizenserve Online Portal STONECREST - 0 - RGIA Campalgn Disclosure Statement Havey you, within the twoy years immediately preceding the filing ofthis application, made campaign contributions aggregating $250.00 or Yes No more to a member oft the City of Stonecrest City Council or à member ofthe City of Stonecrest Planning Commission? Applkant/Property Owner Name: William Cordell Lyons Address: 5811 Barnes Drive City,State:Cliton, MD Zip:20735 Signature: Mdlar C. lya Date: 425/29 Ifthe answer abovei isy yes, please complete thet following section: Date Government Official & Position Description Amount 3120 STONECREST BLVD. STONECREST, GEORGIA 30038 (170) 224-0200 www STONECRESTGAGOV UPDATEDON 12/15/2023 17 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA Amendment Application THE CITY OF All applications and plans must be submitted through the Citizenserve Online Portal STONECREST R GIA Campaign Disclosure Statement Havey you, within the two) years Immediately preceding the fling ofthis application, made campalgn contributions aggregating $250.00 or Yes No more to a member of the dy of Stonecrest Cty Council or a member ofthe Cty of Stonecrest Planning Commission? Appliant/Property Owner Name: Hugh B. Delaney Address: 2245 Baliston Place Clvy,Slateikrighdale NC Zip;27545 Signature: 67 Dak Date: 24 25 lfthe answer above ls yes, please complete thet following section: Date Govemment ofcial &I Position Dascription Amount 3120 STONECREST BLVD. . STONECREST, GEORGIA 30038 179) 224-0200 . WWWSIONECNETGA GOV UPDATED ON 12/15/2023 18 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA 1 Amendment Application THE CITY OF All applicalions and plans must be submitted through the Citizenserve Online Portal STONECREST : R A Campaign Disclosure Statement Havey you, within the two years immediately preceding the filing oft this application, made campaign contributions aggregating $250.00 or Yes No more to a member of the City of Stonecrest City Council or a member ofthe City of Stonecrest Planning Commission? Appliant/Property Owner Name: Glencor Services, Inc. Address: 7469 OI4/ Alexandia Feny Raod, Ste B, Clinton, Md: 20735 City, State:Clinton, MD Zip:20735 Signature: AJNL 1 & P Date: 425/25 Ifthe answer above is) yes, please complete the following section: Date Government Official & Position Desaription Amount 3120 STONECREST BLVD. STONECREST, GEORGIA 30038 (770) 224-0200. WWWSTONICESTGAGOV UPDATED ON 12/15/2023 19 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA GLENICOR - 74690k Alexandr a Fery Road. Suite B.Clinton, Maryland 20735-1834 SERVICES, INC, Tel3 301-877-7770. Fav:, 301 -877-7775. wwwfilemurenikcescon: April 24, 2025 Re: Letter of Intent The purpose of this letter of intent is to notify the City of Stonecrest that Glencor Services, Inc (GSI) intend to amend the current conditions imposed on property located at 2979 Klondike Road, Stonecrest, GA 30028. We are requesting that current conditions defined in Dekalb Couty case number CZ-08-14586 on. July 8, 2008, be removed. The restrictive conditions limit the land use and future land use options. The subject property's current zoning is Olfice/Institutional (O]1) which is a spot zoning, unlike the surrounding parcels, which are residential or multifamily. The zoning disparity, along with the current restrictions, is causing significant economic hardship, leading to the subject property's devaluation. We are requesting the conditions be removed for the following reasons; 1. The zoning conditions are no longer viable. The intent of these conditions was based on develop plans by the previous owner. 2. The zoning conditions are impacting our ability to develop the property. 3. The current zoning conditions limit or eliminate any viable economic use for the property. GSI is eager to maintain a strong partnership with the Stonecrest community and our neighboring stakeholders. By removing the current zoning conditions, we believe it enhances the property's value, provides GSI with more viable options, and contributes to the overall prosperity of the area. Best Regards, Mlhun G lyt William Cordell Lyons President, CEO Meeting your. organization's needs is our business 20 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA STONECREST o a Net Nst nudJ 1. A] Trip Generation Report shall be submitted as a part of zoning applications for all Non-Residential and Mixed Use developments and for Residential Developments with greater than 10 proposed units. Applicants should follow this sample report: Land Use (ITE Code) Intensity Daily A.M Peak P.M. Peak Total In Out Total in Out Total General Office (710) 50,000 Gross Square Feet 782 95 13 108 23 112 135 Townhouse (230) 200 Units 1,157 15 75 90 71 35 106 TOTAL 1,939 110 88 198 94 147 241 2. A Traffic Impact Study_shall be submitted as part of the zoning application for developments that produce 100 or more peak hour trips or at the discretion of the Public Works Department based on review of the request at the pre-application meeting. 3. The minimum requirements oft the Traffic Impact Study shall be as follows: Land Use ITE Code Varlable Rate Trips/ Minimum Size for 100 Var Peak) Hour Trips Residential Single Family Detached 210 Housing Units 101 99Units Apartment 220 Housing Units 0.62 161 Units Townhome/Condo 230 Housing Units 052 192 Units Retail Shopping Center 820 1000 SfGIA 3.71 26kfGIA Specialty Center 826 1000 sfGIA 5.02 20ksfGIA Pharmacy- noc drive thru 880 1000sf 8.4 11.5kf Pharmacy w/drive-t thru 881 10001 s 991 10kf Services FastF Food 934 10001 s 45.42 22kf StD Down Restaurant 932 1000 s 10.81 9kf Coffee/Donut Shop 937 1000 s 100.58 1kf Bankr no drive-t thru 911 10001 sf 12.13 Sksf Banky w/drive-thru 912 1000 s 243 4kf Gass Station 944 Pumps 13.87 7pumps Institutional Day Care 565 Students 081 1235 Students Private School/K-s) 534 Students 09 1115 Students Private School(K-12) 536 Students 0.81 1235 Students Office Generaloffice 710 1000 sf 156 64ksf Medicaloffice 720 10001 sf 3.57 28s lodging Hotel 310 Rooms 06 166F Rooms 21 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST E EORGIA Attachment(s): Community Planning Information Meeting (CPIM) Summary Minutes STONECREST CITY OF STONECREST, GEORGIA Commmily Planning Information Meeting (CPIM) Smmmary.Mmutes June 12, 2025, at 6:00 P.M. Planning-z minEAtOIATERARAT *IN-PERSON: MEETING Stonecrest's' YouTubel Broadcast Link Citizens wishing to actively participate and comment during the public hearing portion of the meeting may commenti inp person. You may also submit your request,i including your full name, address, and position on the agenda item you are commenting on (for or against) via email to) TamhsmtsmsmsN by 2j p.m. the day before the meeting tol be read into the record at the meeting. I. CALL TOORDER. AND INIRODUCIIONS: Planning and Zoning: Staff -Felleshia Blair Community Development Director Shawanna Qawiy, Planning: and Zoning Deputy Director Ellis Still, Senior) Planner Ramona Eversley, Zoning Analyst Abeykoon. Abeykoon, and Administrative. Assistant Cobi) Brown were: in: attendance. II. REVIEW OF THEPURPOSE. ANDI INTENT OF THE COMMUNITY! PLANNING INFORMATION MEETING. AND RULES OF CONDUCT-Feleshina Blair II. Item(s) ofDiscussion: PETITION: RZ25-001 PETITIONER: Bobby Bullard ofBullard Land Planning LOCATION: 1455 Rogers Lake Rd PETTONERSREQUEST: The requesti is fora rezoning: and map: amendment ofthe parcel from R-100 (Residential Medium Lot 100) tol RSM (SmallI Lot Residentiall Mix) for: a proposed residential development. Bobby Bullard, the applicant, came up to speak. He stated that this application was sent throughaf full-cycle deferment at the April 28, 2025, Mayor and City Council? Meeting, and: also mentioned that the planning/zoning departmentr recommended denial of the application int their staffr report. Hel has met with two ofthe council members to see what product would be beneficial for the owner ofthe property: as well as the city. The project was originally proposed tol bes solelya a townhome development, buti instead, they: arey proposing duplexes. The development will also feature: amenities such as aj playground anda a communitys garden. The public was given time to ask questions. There sas 10 one to make a comment. PETITION: RZ25-003 PETITIONER: Hughl Delaney ofD2 Construction: Services LOCATION: 2979 Klondike Road PETITIONER'S! REQUEST: The request is fora a rezoning: andi map: amendment ofthe parcel from OI (Office Institutional) tol MR-1 (Medium Density Residential -1) for: aj proposed townhome development. Hugh. Delaney, thes applicant, came up to speak. He stated that rezoning they property would provide a more economical use for the property: and would contribute toi increasing thet tax base in the area. The owner ofthey property would like to developeight townhomes on the property. The development would provide a good residential mixi in thea area. 22 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA STONECREST CITY OF STONECRESI, GEORGIA Thej public was given time to ask questions. Ms. Vetra, a resident who lives near the site ofthe proposed development, asked where the access point of the development willl be located Antionette. Rivers, 01 resident, stated that the proposed development will lead to congestion in the area. She also commented on the smaller size ofthe proposed townhomes and: asked about the price point. She mentioned that she has lived in the area for: a while, and with the expansion ofher neighborhood: and the surrounding developments, the area now has less ofa country feel. Lastly, she asked ifthe development will be on sewer or septic. Hugh. Delaney informed that there isn'ta definitive price point determined for the homes yet, and that they will be on sewer. Amna. Randolph, a resident, stated thats she is concerned: about traffic comingi into her neighborhood, the garbage dumpster on the property drawing in animals, ifthere will be a buffer between the existing developments, another planned developmient in the area, traflic, and the: access points to the development. Tameika Jared, a resident, stated that she is also concerned: about the traffic the development will produce. She: also asked: about the completion of the neighboring development, sidewalks, trees, and an additional access point. Fellisha. Blair, planner, stated that there are standards that applicants who are seeking to develop must abide by, including adding sidewalks and landscaping. PETITION: ZM25-002 PETITIONER: Hugh Delaney ofD2 Construction Services LOCATION: 29791 Klondike Road PETITIONER'S) REQUEST: The requesti is to amend the approved conditions placed on the site for aj proposed townhome development. Hugh. Delaney, the applicant, stated that the property was conditioned (CZ-08-14586) toas site plans sixteen years ago that was never executed by the previous owner ofthe property. They would like to remove: all oft the conditions to move forward with their proposed development. The public sas, given time to ask questions. Amna Randolph, a resident, askedi ift the conditions could stayi in place, more specifically, the condition that addresses traffic. Antionettel Rivers, a resident, mentioned! her concern about the property's size and the number oft townhomes proposed to be on the lot. Hugh Delaney, the applicant, stated that he will tryt to have the developer for the townhomes at the next meeting to provide information: about them specifically. PETITION: SLUP25-002 PETITIONER: Lydia Nicholas ofOasisl Personal Care Home LOCATION: 5284 Salem Springs Place PETITIONER'S: REQUEST: The petitioneri is seeking: a Special Land Use Permit (SLUP) to operate as a Type 21 Home Occupation for a personal carel home business. Lydia Nicholas, the applicant, stated that she currently works in the ICU department, and her experiences with her patients atl her facility illustrate whyl her proposed usei is needed for the elderly population. She stated thati it will not be: a nursery! home, but is more ofai matter of companionship. It was also stated that six residents can livei int the home and that they will be assisted with their nutrition, socializing, and will participate in activities. Ramona. Eversley, Senior Plamer, asked the applicant about the number ofrestroomsi in the home, the number off floors the home has, additional staff, and ift the HOA allows this use. Lydia Nicholas, the applicant, replied that there are three restrooms, as stair lift will bei installed for the residents to access the 23 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA STONECREST G o GIA= CITY OF STONECREST, GEORGIA second floor, there will be one additional staff member, and that there is no HOA. The public was, given time to ask questions. Desiree.Ambrose, a resident, stated she has lived in the subdivision for 27 years and is not happy about the proposal. She stated that this business should bei in: a commercial area. Ms. Ambrose also asked the applicant how frequently she would be on the property. Lydia Nicholas, the applicant, stated that her business will not change the "outlook" oft the community and that the building will remain residential. She also stated that she recently bought thej property to live in. It was also stated that there will be no signs or traffic. Wanda Carr, a resident, stated that she lives two minutes away from the proposed personal care. home and that she opposes the application. There has been a steady decline in the upkeep oft the: neighborhood due to investors buying properties and squatters. This business will open the door to more businesses operating in the: area. Brenda hitehead, a resident, stated that she opposes the business. This location is not a fit for this type ofbusiness. She also questioned ifit would be safe for the elderly residents to participate in activities such as walking on the road. Maurice McFarland, a resident, stated that this business will affect the community's property values and those who currently reside in the area. He stated that he: assisted with repairing the home and is fully aware ofi its makeup. It was also expressed that this is all done solelyt to make money. Lydia Nicholas, the applicant, clarified that thel business will not change the outlook oft the neighborhood and that she would like to make ani impact on the community. She also stated that thel home has more than enough space for the residents. PETITION: TMOD25-003 PETITIONER: The City of Stonecrest LOCATION: City-Wide PEITTIONERS REQUEST: The City of Stonecrest is seeking approval to modify Chapter 27 ZONING ORDINANCE. Ellis Still, Depul" Director ofPlaming & Zouing, stated that the cityi is petitioning to update terms in Chapter 27 Zoning Ordinance to: align with the department structure of the city. All decisions for the planning and zoning division will be made by the Community Development Director. Thej public was given time to ask questions. There was no one to make a comment. IV. ADJOURNMENT The meeting was adjoured at 7:48 p.m. Americans withl Disabilities Act The Cily of Stonecrest does not discriminate on the basis of disability in its programs, services, activities, and employment practices. omnednllayald; andservices/or Pechecommmication. (suchasasign! languageintepreter:, an assistive listening device or prht material in digital format) or reasonable modification to programs, services or activities contact the ADA Coordinator, Sonya Isom, as soon as possible, prefèrably 2 days before the activity or event. 24 ZM25-000002 2979 Klondike Road THE CITY OF STONECREST GEORGIA CII STONECREST G o RG A CITY OF STONECREST, GEORGIA APPROVED: Wlis Still 6/25/2025 DIRECTOR, PLANNING & ZONING DATE ATTEST: CobiBown 6/25/2025 SECRETARY DATE 25 ZM25-000002 2979 Klondike Road