[{"_1":2,"_110":-5,"_111":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,86,98],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},"mediaId",6319846,"mediaKeyId","2360350-d968b1db61715e7c764678f17ec4bc9e","parentId",2360350,"title","ZBA denies appeal as moot after staff and applicant align on Klondike Road preliminary-plat matter","audioSeconds",1285,"startMs",8760000,"endMs",10045000,"viewUrl","/Search/View?dp=1&key=2360350-d968b1db61715e7c764678f17ec4bc9e&start=8760&end=10045","thumbnailUrl","https://assets.pipeline.soar.com/2360350-d968b1db61715e7c764678f17ec4bc9e/thumbnail_8760000.jpg","articleUrl","/articles/6319846/Stonecrest/DeKalb-County/Georgia/ZBA-denies-appeal-as-moot-after-staff-and-applicant-align-on-Klondike-Road-preliminary-plat-matter","mediaUrl","https://secure.pipeline.soar.com/6319846-a76cf7dd2928e980e6c7b97ad6c3d03e/orig.mp4?Expires=1771214476&Signature=D2~AH1VqsKG2w9DYukq98YX5hMPvCjGdy~Kn40ThJ6zGnc2lCYDjyNk-gXZwiP31rX85JwsdbVgfMGo6IE2n8pDeAqPAquOsCqAgvBCz6U0bWpDvYeoTZghvI4mdPyBHuLpJOj1IIvOE9p7RxRfDfQhAVGQAXRQn5rXx-6~XsxF97crFwmyaEbcJOGiP3oM8L2M4fycg3wpP4qXaHGS~JXQpNJjeXNvkUX-nVZDLo1w0ZBVjkqqakgicsXo9mMWRTgX01xkrsY2zoK12w0ODVRyD1i-IUSAuUFygWLZ8ehHAvEbb3lGrFX2WbkxAgAbVPIKbglr~2c7sj4lBajilHA__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-02-20T16:55:07.56Z","article","The Zoning Board of Appeals on Feb. 18, 2025, denied as moot an administrative appeal filed by Glencore Services concerning the zoning interpretation for 2955 Klondike Road. The applicant had asked the board to rule on whether townhomes are permitted on the property under its current R-100 zoning within the Stonecrest overlay and whether a DeKalb County rezoning from 2008 applied to the parcel. Staff and the applicant informed the board that they had reached alignment on the core questions, and staff agreed to provide the applicant a written statement reflecting that alignment; in light of that, the board denied the appeal as moot.

Virginia Ive, counsel for the property owner Cordell Lyons and Glencore Services, said the case raised rights and vested-interest questions because the property owner had pursued and received DeKalb County review and approval of a preliminary plat earlier in 2024 and the owner had relied on that approval in purchasing and investing in the parcel. The applicant asked the board to confirm that the overlay allows townhomes on the R-100 parcel and to clarify that the 2008 DeKalb rezoning did not apply to 2955 Klondike Road.

The city attorney and staff told the board that city staff and the applicant were in agreement on the interpretation and that staff would provide the applicant a written alignment. Given that there was no outstanding administrative dispute for the board to resolve, a board member moved to deny the appeal for mootness; the motion carried by voice vote. The board recorded that no substantive conflict remained between the parties and that staff will issue the agreed-upon written clarification. The applicant requested the ability to proceed with a previously submitted preliminary plat and asked for the city to accept the DeKalb approval and move the matter forward; staff indicated next steps would be processing of the preliminary-plat submittal and written confirmation.","mediaType","Video","parentTitle","ZBA 6:30 PM 2-18-2025","oneSentenceSummary","The Zoning Board of Appeals denied an administrative appeal as moot on Feb. 18, 2025, after the applicant and city staff reached agreement on whether townhomes are permitted on 2955 Klondike Road under the Stonecrest overlay and whether an earlier DeKalb County rezoning applied to the parcel.","taxTitle","Stonecrest, DeKalb County, Georgia","taxId",4249,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6319850,"Board approves reduced front-setback for detention pond at proposed South Stone Mountain self-storage site",579,8033000,8612000,"/Search/View?dp=1&key=2360350-d968b1db61715e7c764678f17ec4bc9e&start=8033&end=8612","https://assets.pipeline.soar.com/2360350-d968b1db61715e7c764678f17ec4bc9e/thumbnail_8033000.jpg","/articles/6319850/Stonecrest/DeKalb-County/Georgia/Board-approves-reduced-front-setback-for-detention-pond-at-proposed-South-Stone-Mountain-self-storage-site","https://secure.pipeline.soar.com/6319850-1a110450ccde9dc8bc0df40335357f25/orig.mp4?Expires=1771214476&Signature=kvqZRZwO8pGqjYs~AaQC-VHANk4HC9GxSIjKLQFWbBnJ87m7oorPz99lcqR9Wz-0sco-SVY-FLO2p4RN-4q1r0wHMDPkywhtEUuCxaRuKDn9CfC3FLuTX8M28XjWl3ra4GE-mDk4c~QoFPu2gtFHFDV0yhlgjyns8yCo5pmaeTR8AaBfxVmR3543jhZ~iYpbA-5cmdVxcSuv6rZMic86V-axz9sxsNiY--CrdUDxAJs63ZAhy3eqciZMs5m4iwd-EcFexUONU-~Odug3bdmlCIQWsA6SS~62wOzFuraVfC5BtQ3vsSRDaxN1WpqXu-~z2nSTZ4QvgWNh-6Fhj1pNUw__&Key-Pair-Id=KUT5TJCACFTXG","The Zoning Board of Appeals voted to approve variance V24-007 on Feb. 18, 2025, allowing a detention pond associated with a proposed climate-controlled self-storage facility at 2395 South Stone Mountain Road to encroach into the front-yard setback. The board approved staff-recommended conditions, including a revised site plan illustrating the reduced setback to 30 feet (rather than the originally requested 15 feet), compliance with stormwater-management requirements, and additional submittals prior to permitting.

Jason Brown of Georgia Civil, representing the applicant, described the requested reduction as limited to the portion of frontage occupied by the pond—roughly 160 linear feet of the site frontage—and not across the entire property. Staff told the board the revised site plan submitted on Jan. 16 met the staff recommendations and that the stormwater design had been reviewed and approved to demonstrate functionality.

Staff recommended approval with conditions: submit a revised site plan showing the conditional setback reduction measured from the front-yard property line (staff recommended 30 feet), comply with chapter 14 stormwater-management requirements and any applicable design requirements tied to building square footage, and show a reduced building footprint/square-footage tabulation as part of the site-plan submittals. The applicant also committed to landscaping and screening around the pond; the engineer said the plan provides two rows of evergreen plantings, 94 trees and 61 shrubs, and a tree-density calculation exceeding code requirements.

The board voted to approve the staff-recommended conditions by voice vote. Staff and the applicant agreed the approval is subject to final engineering and permitting to demonstrate the detention pond functions as designed, and the applicant must provide the revised site plan and stormwater documentation required by the conditions before land-disturbance or building permits are issued.","The ZBA approved a variance reducing the required front-yard setback from 60 feet to 30 feet to permit a portion of a detention pond within the front setback for a climate-controlled self-storage facility; staff conditions require a revised site plan, stormwater compliance, and planting/screening.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6319851,"ZBA approves lot-size reduction and facade variance for Panola Road phase of Stonecrest development",2197,5027000,7224000,"/Search/View?dp=1&key=2360350-d968b1db61715e7c764678f17ec4bc9e&start=5027&end=7224","https://assets.pipeline.soar.com/2360350-d968b1db61715e7c764678f17ec4bc9e/thumbnail_5027000.jpg","/articles/6319851/Stonecrest/DeKalb-County/Georgia/ZBA-approves-lot-size-reduction-and-facade-variance-for-Panola-Road-phase-of-Stonecrest-development","https://secure.pipeline.soar.com/6319851-023df7a1cf7d8200ee001df6cbc47348/orig.mp4?Expires=1771214476&Signature=KnVuKZ6ennGQcfusuSMtEuwKu0Hx5VKX73drJWOjru553DJ1z3wUn066~6Uy8MZ7CKFIF6wJHKV0vS7hBD7OXXBSC-gMk03WfMbcq3Nct7B5meLg8H~PWcSYdnvwGhXwd-6FLG1G9RJ3aIoiqyShPeFzglUBbGapFbnVMcnPIrKnhr2gkC8NAuP3ZMCGQ2MIy075YBhbMRS3zUg3WQnSYtBlDdLz9Q8u73jnSZjbGF-icYhiq0hT4mEdfE~QswX~6Ps2YppGCeD7ep2ZCUdDFRXLyYiKUMorLTGwb1DbWMTuXZcrxTQRxv9Dyi6nKhi29Xn9t49wInF3pjZK2kFxzw__&Key-Pair-Id=KUT5TJCACFTXG","The Zoning Board of Appeals approved petition V24-008 on Feb. 18, 2025, granting a variance to reduce minimum lot area and to modify street-facing architectural-material requirements for the Panola Road portion of the multi-phase residential project. The board adopted staff-recommended conditions and a 67% street-facing masonry requirement consistent with a related variance the board approved earlier in the meeting.

Staff described V24-008 as a companion application for a 67.94-acre portion of the larger site at 2680 Panola Road. The applicant asked to reduce required single-family lot area from 5,000 square feet to a 4,000-square-foot minimum for a set of lots in the single-family portion, and for the same street-facing material flexibility the board granted in V24-006. Staff recommended that the applicant submit street-facing facade renderings and a materials list at the preliminary plat or land-disturbance permit stage, comply with overlay district architectural standards, meet access-management and stormwater/land-disturbance requirements, and satisfy any Development-of-Regional-Impact (DRI) review before preliminary plat approval.

During the public hearing developer representatives reiterated the project goal to provide a mix of housing—townhomes, single-family detached and active-adult units—to create a walkable, intergenerational neighborhood; they said smaller lots support that product mix and the city’s urban-neighborhood future land-use guidance. Resident commenters asked the board to consider the reason for existing standards (including masonry expectations and lot sizes) and expressed concern about neighborhood aesthetics and enforcement.

The board’s motion approved the lot-size reduction and the requested architectural modification with staff conditions; the approval included the requirement that the developer provide facade renderings and materials at the next review stage so staff can verify compliance with the approved mix. The transcript records that the board approved the motion by voice vote. Specific numeric limits on how many lots may receive the reduced size were discussed by staff but not fully resolved in the hearing transcript; the staff report references a reduction to 4,000 square feet for a subset of single-family lots (transcript language: \"minimum for a 20 a 32 single family lots\"), and the applicant must satisfy DRI and other pre-plat conditions before preliminary plat or land-disturbance permits are issued.","The board approved a variance to permit reduced single-family lot sizes (from 5,000 to 4,000 sq ft minimum for a subset of lots) and required 67% masonry on street-facing facades for the Panola Road portion of the same multi-phase development; staff conditions on renderings, access management and DRI review also attached.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6319852,"Zoning board approves facade-variance for Hillandale townhome project with 67% street-facing masonry requirement",5678,1243000,6921000,"/Search/View?dp=1&key=2360350-d968b1db61715e7c764678f17ec4bc9e&start=1243&end=6921","https://assets.pipeline.soar.com/2360350-d968b1db61715e7c764678f17ec4bc9e/thumbnail_1243000.jpg","/articles/6319852/Stonecrest/DeKalb-County/Georgia/Zoning-board-approves-facade-variance-for-Hillandale-townhome-project-with-67-street-facing-masonry-requirement","https://secure.pipeline.soar.com/6319852-b693d6bf6a27d9c484b3d4f933138ab9/orig.mp4?Expires=1771214476&Signature=T0f9ZpxyLp1bDXePe0QsjgHODMZ6ySIrIePfvX0I7oVrOIJxU1Ulz8hqLySf~LAbSr-KcIyi1cVSEIUSur3RmfIv2HvoY5kf-jNveMrHYvmTka8bypjsaMkE1ot7~WdHnG3VunWQkD1KNMZsSV~Q3LGT5d-qr1vYmXdy6nI8oAzOJtdIvJA-ojW0kVJPueTZ-s9pLN3~Oxb7BT8J8lX1DBsu8EDs~9qHJ9vCInjCbRI1-m665GPlBCzwM8TRrgQG9Zp9J9c0-5uNXvB6Ea5RsL41RLvWE~DaFN84Veaj2QUYhUvlri5KSMA0urZ1t0oN5w35tNvm0twXXKiBh2Iyow__&Key-Pair-Id=KUT5TJCACFTXG","The Zoning Board of Appeals on Feb. 18, 2025, approved a variance allowing the developer of the Hillandale site to use a mix of exterior materials on street-facing townhome facades while requiring 67% of the street-facing frontage to be brick or stone. The decision applies to the project at 5526 Hillandale Drive and was adopted by voice vote after public comment and staff review.

The board said the requirement for masonry on 67% of the street-facing facades will be a condition of approval; the board also allowed the use of board-and-batten and cementitious (Hardie) siding as part of the approved material mix. An earlier amendment that would have required 33% masonry on interiors of each unit and additional HOA/rental-monitoring conditions was withdrawn and not part of the final approval.

The variance was sought for a proposed mixed residential community that the applicant described as a 670-home, intergenerational development with a range of product types and roughly $3,000,000 in amenities the builder said it will add beyond zoning requirements. Jesse Clark, entitlement manager for NVR | Ryan Homes, told the board the site is a ‘‘unique project in the sense that it is a development of regional impact. It's 670 homes, and it will provide the rooftops that will allow the retail to eventually come here.’’ Clark said the developer is proposing a mix of brick, stone and fiber-cement siding and cited a hardship tied to a road alignment through the site that increased the amount of frontage the project must treat as roadway-facing. Clark said the donated road right-of-way added about 2,400 linear feet of publicly visible frontage, which he said would materially raise costs to meet the ordinance if only brick and stone were required at all roadway facades.

Pastor Jasper Williams of Salem Bible Church spoke in support of the project and described the church's history with the parcel and its decision to convey a road easement to the county. ‘‘We gave the road to the county because a whole lot was at stake. And human life nothing is no more important than that,’’ Williams said.

Opponents raised aesthetic and precedent concerns. Resident Dave Marcus asked why a road alignment should justify reduced masonry and urged the board to protect the city's visual character. Staff and the deputy director explained existing ordinance language allows a 60/40 split for primary versus secondary materials in some overlay circumstances; the board's 67% frontage masonry condition is stricter than that baseline.

Staff told the board that, if the variance is granted, the applicant must supply street-facing facade renderings and a materials list at the preliminary plat/land-disturbance stage so the planning review can verify the approved mix. The board and staff also discussed enforcement steps tied to the mandatory homeowners association referenced by the applicant; the board did not adopt the earlier, more prescriptive HOA/rental-monitoring language proposed during initial motions.

The board's approval does not authorize construction; the applicant must return to the planning review process with elevation renderings and material schedules for the preliminary plat stage and obtain any required permits and final approvals before building can begin.","The Stonecrest Zoning Board of Appeals approved a variance allowing mixed siding materials on street-facing townhome facades for the 670-home Hillandale development while requiring 67% of the street-facing frontage be brick or stone; interior masonry and HOA/rental monitoring conditions were withdrawn on reconsideration.","actionData","errors"]

Article not found

ZBA denies appeal as moot after staff and applicant align on Klondike Road preliminary-plat matter

Board approves reduced front-setback for detention pond at proposed South Stone Mountain self-storage site

ZBA approves lot-size reduction and facade variance for Panola Road phase of Stonecrest development

Zoning board approves facade-variance for Hillandale townhome project with 67% street-facing masonry requirement