OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

DeKalb County Board of Commissioners Zoning Meeting - May 28, 2026

Board of Commissioners & Committees — Thursday, May 28, 2026
BodyDekalb County, Georgia
SessionBoard of Commissioners & Committees
DateThursday, May 28, 2026
StatusFILED
Video Record
0:00 / 3:39:14

Transcript — Verbatim
0:03

Good evening, everybody, and welcome to the May 28th 2026 Board of Commissioners Zoning Meeting.

0:11

I am Commissioner Shekira Johnson, District Corps Commissioner and Presiding Officer.

0:17

We will get into business.

0:19

Um, I will ask if my fellow commissioners will allow a shift in the agenda.

0:27

Planning and staff has requested that items.

0:36

Thank you.

0:36

14, 15, and 16 be heard first.

0:40

So if there's no objections, I will call those out first.

0:43

No objections.

0:44

No objections.

0:45

Thank you so much.

0:46

So item in 14 is 2026-0628.

0:53

All commission districts.

0:54

Application of the director of planning sustainability for a text amendment to amend chapter 24 pertaining to an excise tax on short-term rentals and chapter 27 pertaining to zoning for the purpose of clarifying provisions.

1:08

This text amendment is countywide.

1:10

Oh, everyone.

1:13

Okay.

1:15

Good evening, commissioners.

1:16

Good evening.

1:17

Sorry, we're in N 14.

1:20

Okay, I think that's let's see.

1:27

Okay.

1:29

Okay, good evening.

1:30

I'm Yvonne Tramel, and I will be presenting some information.

1:34

These three text amendments will be presented together, short-term rentals, residential entertainment, and chronic nuisance.

1:40

And this is a modern response to evolving lifestyles.

1:44

Um the current regulations are um kind of designed for a different era.

1:49

So we've been working on proposing some ways to kind of accommodate some of the changing.

1:55

I was gonna have them read it before we open public comment since I forgot, but if we need to read the rules now, and we're gonna ask that you hear all three of them together, so we're gonna ask that you read them all three into the I apologize, madam clerk.

2:07

Go ahead and read the rules.

2:08

Citizens may speak for or against an item that is considered by law to be a zoning ordinance, and each side will have 10 minutes to present its case.

2:17

Citizens may also speak for or against an item that is placed on the public hearing agenda, but it's not a zoning ordinance.

2:24

In that case, each side will have five minutes to present its case.

2:28

In the event there is more than one speaker per side, speakers must divide their time in order to complete their full presentation within the 10 minute time allotment or the five-minute time allotment.

2:39

When the buzzer sounds to indicate that time has run out, the speaker will be expected to immediately cease speaking and to leave the podium area.

2:48

Prior to speaking, a speaker shall complete a speaker card and present it when approaching the podium.

2:54

If a speaker has any documents for the commissioners, the speaker shall provide 10 copies when approaching the podium.

3:00

Seven copies are for the commissioners and the remaining copies are for the planning director, the county attorney, and the clerk.

3:07

Applicants of citizens speaking in favor of an item shall speak first, and applicants in zoning ordinance cases shall have the right to reserve time for rebuttal.

3:18

Opponents of a zoning ordinance item shall have no right of rebuttal.

3:22

Once the citizens have finished speaking, staff shall make a recommendation for action to the commission.

3:28

At this point, citizens are no longer allowed to speak unless called to the podium by an individual commissioner to answer questions or provide information.

3:37

Speaker excuse me.

3:39

Speakers should always talk directly into the microphone and begin by stating their name, address, and the name of any organization they represent.

3:47

Abusive, profane or derogatory language will not be permitted.

3:51

Holding up signs, clapping, yelling, standing or laying in the aisles to show support for uh opposition to a speaker will not be permitted.

4:00

But a show of hands of quietly standing in place will be permitted to show support for or opposition to a speaker's position.

4:11

Thank you, madam clerk.

4:12

So I will read these three items together.

4:15

N 14 is item 2026-0628.

4:19

All commission districts application of the director of planning and sustainability for a text amendment to amend chapter 24 pertaining to an excise tax on short-term rentals and chapter 27 pertaining to zoning for the purpose of clarifying provisions.

4:35

This text amendment is countywide.

4:43

All commission districts application of the director of planning is and sustainability for a text amendment relating to residential entertainment in a residential estate or office institutional and office institutional transitional light industrial and heavy industrial zoning districts and for other purposes.

5:01

And then finally, in 16, it is item 2026-0629.

5:06

All commission districts, application of the director of planning and sustainability for a text amendment to identify repeated nuisance properties and establish pathways for notice, corrective action, and related administrative fees.

5:19

This text amendment is countywide.

5:21

Good evening.

5:22

Good evening.

5:23

Whitney Fuller here, your zoning administrator.

5:26

As our deputy director stated before, we would like to present all three cases together because all three cases relate to the modernization that our code needs when it comes to how people are visiting our county when it comes to short-term rentals, how people are entertaining in our county when it comes to residential entertainment, and how we enforce and make sure there's accountability for both of those lanes when it comes to chronic nuisance.

Discussion Breakdown — Share of Meeting
Procedural███████████████████19%
Community Engagement█████████████████17%
Zoning And Land Use██████████10%
Public Safety█████████9%
Property Maintenance████████8%
Zoning Regulations███████7%
Multifamily Housing Development█████5%
Alcohol Regulation█████5%
Cannabis Regulation████4%
Summary of Proceedings

DeKalb County Board of Commissioners Zoning Meeting - May 28, 2026

The DeKalb County Board of Commissioners held a zoning meeting on May 28, 2026, under the presiding of Commissioner Shekira Johnson. The meeting covered numerous zoning applications, text amendments, and special land use permits, with actions including approvals, deferrals, and withdrawals. Key topics included short-term rental regulations, residential entertainment, chronic nuisance properties, and various rezoning and special use requests.

Public Comments & Testimony

  • N14-16 (Short-term rentals, residential entertainment, chronic nuisance): No public speakers for or against.
  • D2 (Recycling plant): Multiple speakers in support (applicant Abraham Hagos, community members praising the applicant's character and business record). One speaker in opposition (Gina Mangum, East DeKalb Community Coalition) argued the project is incompatible with nearby future residential development and would compromise economic development.
  • N1 (Rezoning at 1942 Columbia Drive): Applicant spoke in favor; no opposition.
  • N7 (Personal care home): Applicant (Three Ladies and a Heart) spoke in favor; multiple neighbors spoke in opposition citing existing personal care home nuisances, safety concerns, and a 2010 fire fatality.
  • N8 (Rezoning at 2697 Kelly Lake Road): Applicant and developer spoke in favor; several residents spoke in opposition, emphasizing desire to maintain R75 zoning and character.
  • N9-11 (Quick Trip car wash, fuel pumps, alcohol outlet): Applicant and one resident in favor; no opposition.
  • N13 (Bouldercrest overlay text amendment): Multiple residents spoke in opposition, requesting denial or deferral to allow completion of a small area planning process.
  • N17 (Alcohol outlet at 2615 Shallowford Road): Applicant spoke in favor; no opposition.

Discussion Items

  • N14 (2026-0628): Text amendment to clarify short-term rental regulations, including excise tax, local agent requirements, and 24/7 complaint hotline. Staff recommended 30-day deferral; after discussion, commissioners agreed to defer 30 days with public hearing to refine language.
  • N15 (2026-0453): Text amendment for residential entertainment (events for fee) in certain districts. Staff recommended deferral to August 13 BOC meeting. Discussion included event limits (staff proposed 8/year, planning commission recommended 2/year), exemptions for nonprofits, and clarification on small private gatherings. Motion to defer with public hearing carried.
  • N16 (2026-0629): Text amendment for chronic nuisance properties, establishing warning, escalating fees (capped at $5,000), and potential permit revocation. Staff recommended deferral to August 13. Motion to defer with public hearing carried.
  • D1 (2025-1621): Rezoning for up to 214 single-family homes at 8277 Norris Lakeway. Staff recommended three-cycle deferral; applicant requested two-cycle deferral to address ARC comments. Motion for two-cycle deferral carried.
  • D2 (2026-0146): Special land use permit for a concrete recycling plant at 1313/1303 Lithonia Industrial Blvd. Staff recommended approval with 10 conditions. After public comment, motion to approve with conditions carried.
  • N1 (2026-0443): Rezone from R75 to RSM for 12 single-family attached units at 1942 Columbia Drive. Commissioner Massaia expressed concerns about lot sizes and community character. Motion to defer 30 days (decision only) carried.
  • N2/N3 (2026-0444/0445): Major modification and SLUP for drive-through at 2960 N. Druid Hills Road. Applicant requested withdrawal without prejudice. Motions to withdraw carried.
  • N4/N5 (2026-0448/0449): Character area amendment and rezoning from C1 to R60 for a single-family home at 711/705 Hillmont Ave. Staff recommended approval with condition for sidewalk. Motions to approve carried.
  • N6 (2026-0450): Rezone from R85 to C1 for tire shop at 4700 E. Ponce de Leon Ave. Applicant requested withdrawal without prejudice. Motion carried.
  • N7 (2026-0451): SLUP for personal care home for up to 6 adults at 1179 Old Coach Rd. Staff changed recommendation to denial due to proximity (335 feet) to existing community living arrangement. After discussion, applicant withdrew without prejudice.
  • N8 (2026-0452): Rezone from R75 to R60 for 12 single-family homes at 2697 Kelly Lake Rd. Residents opposed. Commissioner Massaia suggested deferral to allow further community conversation. Motion to defer 30 days with public hearing carried.
  • N9 (2026-0447): SLUP for car wash at Quick Trip on Memorial Drive. Staff recommended denial based on town center character area, but provided conditions if approved. Commissioner Johnson moved to approve with staff and additional applicant conditions (solar panels, additional trees, $25,000 pedestrian improvement contribution). Motion carried.
  • N10 (2026-0489): SLUP for alcohol outlet (existing) at same location. Motion to approve with conditions carried.
  • N11 (2026-0490): SLUP for fuel pumps (existing) at same location. Motion to approve with conditions carried.
  • N12 (2026-0534): Rezone from R75 to OI for Avondale Church of Christ to expand fellowship hall and raise canopy. Staff recommended approval. Motion carried.
  • N13 (2026-0630): Text amendment to allow office uses by SLUP in Tier 5 of Bouldercrest overlay. Staff recommended approval; residents requested deferral. Motion to defer 30 days (decision only) carried.
  • N17 (2026-0509): SLUP for alcohol outlet (beer/wine) at 2615 Shallowford Rd. Staff recommended approval with 13 conditions. Commissioner Bolton noted previous denial but conditions changed. Motion to approve with conditions carried.

Key Outcomes

  • N14: Deferred 30 days with public hearing.
  • N15: Deferred to August 13, 2026 BOC zoning meeting with public hearing.
  • N16: Deferred to August 13, 2026 BOC zoning meeting with public hearing.
  • D1: Deferred two cycles (to allow DRI review).
  • D2: Approved with 10 conditions.
  • N1: Deferred 30 days, decision only.
  • N2/N3: Withdrawn without prejudice.
  • N4/N5: Approved with condition (sidewalk).
  • N6: Withdrawn without prejudice.
  • N7: Withdrawn without prejudice.
  • N8: Deferred 30 days with public hearing.
  • N9: Approved with conditions (staff + applicant: solar panels, 3 additional overstory trees, $25,000 pedestrian improvement JDA).
  • N10: Approved with conditions.
  • N11: Approved with conditions.
  • N12: Approved.
  • N13: Deferred 30 days, decision only.
  • N17: Approved with 13 conditions.

Meeting Transcript

Good evening, everybody, and welcome to the May 28th 2026 Board of Commissioners Zoning Meeting. I am Commissioner Shekira Johnson, District Corps Commissioner and Presiding Officer. We will get into business. Um, I will ask if my fellow commissioners will allow a shift in the agenda. Planning and staff has requested that items. Thank you. 14, 15, and 16 be heard first. So if there's no objections, I will call those out first. No objections. No objections. Thank you so much. So item in 14 is 2026-0628. All commission districts. Application of the director of planning sustainability for a text amendment to amend chapter 24 pertaining to an excise tax on short-term rentals and chapter 27 pertaining to zoning for the purpose of clarifying provisions. This text amendment is countywide. Oh, everyone. Okay. Good evening, commissioners. Good evening. Sorry, we're in N 14. Okay, I think that's let's see. Okay. Okay, good evening. I'm Yvonne Tramel, and I will be presenting some information. These three text amendments will be presented together, short-term rentals, residential entertainment, and chronic nuisance. And this is a modern response to evolving lifestyles. Um the current regulations are um kind of designed for a different era. So we've been working on proposing some ways to kind of accommodate some of the changing. I was gonna have them read it before we open public comment since I forgot, but if we need to read the rules now, and we're gonna ask that you hear all three of them together, so we're gonna ask that you read them all three into the I apologize, madam clerk. Go ahead and read the rules. Citizens may speak for or against an item that is considered by law to be a zoning ordinance, and each side will have 10 minutes to present its case. Citizens may also speak for or against an item that is placed on the public hearing agenda, but it's not a zoning ordinance. In that case, each side will have five minutes to present its case. In the event there is more than one speaker per side, speakers must divide their time in order to complete their full presentation within the 10 minute time allotment or the five-minute time allotment. When the buzzer sounds to indicate that time has run out, the speaker will be expected to immediately cease speaking and to leave the podium area. Prior to speaking, a speaker shall complete a speaker card and present it when approaching the podium. If a speaker has any documents for the commissioners, the speaker shall provide 10 copies when approaching the podium. Seven copies are for the commissioners and the remaining copies are for the planning director, the county attorney, and the clerk. Applicants of citizens speaking in favor of an item shall speak first, and applicants in zoning ordinance cases shall have the right to reserve time for rebuttal. Opponents of a zoning ordinance item shall have no right of rebuttal. Once the citizens have finished speaking, staff shall make a recommendation for action to the commission. At this point, citizens are no longer allowed to speak unless called to the podium by an individual commissioner to answer questions or provide information. Speaker excuse me. Speakers should always talk directly into the microphone and begin by stating their name, address, and the name of any organization they represent. Abusive, profane or derogatory language will not be permitted. Holding up signs, clapping, yelling, standing or laying in the aisles to show support for uh opposition to a speaker will not be permitted. But a show of hands of quietly standing in place will be permitted to show support for or opposition to a speaker's position. Thank you, madam clerk. So I will read these three items together. N 14 is item 2026-0628.

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