2020 Annual Development Report

One of the functions of the Department of Planning and Sustainability is to coordinate the County's comprehensive planning, zoning regulatory framework, building development, and business activities with its various partners. The department believes that communication and community partnerships are among our most precious resources as they serve as the pillars of our services. It is our partners that provide us with direction because they know their needs and how we can assist meeting them.  

The 2020 Annual Development Report (ADR) is intended to be an evolving tool for staff and the public to track building and development activity throughout DeKalb County's Land Use Character Areas. The Planning and Sustainability Department staff hopes to receive feedback from citizens, builders, and the business community to continue improving the quality of this report. The activity highlighted in this report is segmented between planning and zoning, structural permits, business license, and land development activity. 

COVID-19 presented numerous challenges to our community, as well as the Planning and Sustainability Department. This global pandemic forced the department to think outside of the box and utilize technology to advance the principles of planning. We maintained our previously in-person planning processes, community engagement, and other services by pivoting to zoom, web based forms, and other online platforms. We would like to thank DeKalb County citizens and staff for their patience and innovation during this challenging time.

 Please see the 2020 Annual Development Report graphics summary document here. 

• Adoption of the Memorial Drive Revitalization Plan  
• Completed the Five-Year Comprehensive Plan Update Draft
• Columbia Drive Glenwood Community Development Assistance Program work was conducted.  

• Staff reviewed and reported on 35 rezoning applications and eight rezoning applications were major modifications to previously adopted conditions of zoning. 
• Six text amendments were adopted, including: Fences and Walls, Errors and Omissions, Buffers around residential areas, Covington and Indian Creek districts, Veterinary Clinics in the MU4 and MU5 districts, and Dimensional Requirements for the HR zoning districts.

• The Sustainability team has made substantial progress in inventorying county-wide operations pertaining to efficiency and environmental initiatives in preparation for DeKalb’s resubmission to the Atlanta Regional Commission’s Green Communities program. 
• ReLeaf DeKalb, a tree-planting program that partners with Trees Atlanta was approved. This program provides residents in unincorporated DeKalb County the service of a professionally planted tree in their front yard for $25.

• Created guides for the ePermitting page including: How to Apply for City Services, Instructions for Submitting an Occupancy Permit, and Instructions for Submitting a Water or Sewer Tap Application. 
• Three Permit Technicians received an ICC Permit Technician Certificate 
• Received 19,084 permit applications
• Issued 13,168 permits (10,074 residential and 3,094 commercial)
• 16,083 calls were received

• 2,430 completed reviews 
• 1,509 incoming calls processed
• 4,667 development inspections
• 3,748 residential inspections
• Land Development application processes have been moved online. 
• Draft of the revised County ordinances has been completed to update to the regional model code for Post-Construction Stormwater Management. 
• County GIS map has been updated to map the bounds of newly defined and established by ordinance flood prone areas. 

• 37,266 trade inspections performed 
• 11,946 building inspections
• 95-96% same day inspections completed 

• Issued 4,489 business licenses

Structural Permits, also known as building permits, allow residents, developers, or contractors to proceed with a project on a given property. Structural permits authorize land disturbance for the use, construction thereon, or alteration of any real property within the unincorporated limits of the county. The purpose of these permits is to ensure that all development is in compliance with the County's standard for safety, construction, zoning and land use.

Structural Permits can be broken down into the following classifications: 

• New Builds: Permit required when a landowner or contractor wants to build a structure on an unoccupied lot.
• Additions: Permit required when an individual wants to build onto an existing property. Examples of additions include but are not limited to, expanding the square footage of a home, an extra story to a building, or an accessory structure (i.e. garages, accessory dwelling unit, or storage sheds). 
• Alterations: A permit for an alteration is required when the building in question needs to be modified to improve its performance or change the nature of its use. This includes refurbishing, retrofitting, repairing, maintenance or decoration. 

 Structural Permit classifications can be further broken down for both residential and non-residential uses. Other types of permits included in this map are as follows: 

There are many reasons to consider different types of housing development. Where are new things being built? Where are residential structures being repaired or altered? In order to answer these questions, this section will look at the following:

• New single family housing developments
• Single family additions and alterations
• New multi-family housing developments
• Multi-family alterations
• Development and other housing types
• Shell Permits

From an economic development perspective, it is crucial to take a look at what types of businesses are coming to the area and where they are "setting up shop". Therefore, this section will look into the following:

• New development for businesses, retailers and other similar uses
• Alterations for businesses, retailers and other similar uses
• Additions for businesses, retailers and other similar uses
• Residential Care permits

Although structural permits can give us an idea of the types of development taking place in the county, it is important to analyze other permit activity as well as rezones and land use amendments. Therefore, the following will be mapped and analyzed:

• Approved Special Land Use Permits
• Approved Rezones
• Approved Land Use Amendments
• Land Disturbance Permits
• Sketch Plats

From a development perspective, it is important to analyze how certain characteristics have changed over the years. Trends in revenue and permit type can have an impact on future developmental patterns.

Resulting from the unprecedented conditions of the COVID-19 pandemic, DeKalb County experienced decreased rates for their permit revenue and their total permits issued from 2019 to 2020.

Structural Permits were very concentrated in the area north of City of Decatur

• New single family housing structural permits occurred near the areas of Avondale Estates, Panthersville, and Lithonia
• New single family housing additions were concentrated throughout District 2, in the municipalities of District 3, and in the LaVista Area of District 1
• North Druid Hills area was observed having the most new multi-family housing based on structural permit data in 2020
• The area near Church Street close to north Decatur had a cluster of multi-family alterations
• The northeastern end of unincorporated DeKalb County represented most of the shell permits in 2020

• District three had the highest percentage of new businesses, retailers, and other uses
• Alterations for new businesses, retailers, and other uses show clusters in the area north of Avondale Estates and south of Doraville
• District 2 had the most additions added for businesses, retailers, and other uses.

• Districts 3 and 5 each contained a third of the approved SLUPs for 2020
• District 3 had the most approved rezones in 2020 (38%) with District 3 coming close in second for approved rezones percentage (33%)
• The two approved land use amendments from 2020 were in district 5.
• Districts 1 and 2 had clusters of land disturbance permits
•  Retail businesses were most popular new business in 2020
• New multi-family housing developments primarily consisted of townhomes.
• Over 800 new single family homes were added to DeKalb County last year
• Districts 3 and 5 had higher rates of SLUPs 
• There were 54 SLUP applications and 20 approved SLUPs in 2020
• The majority of rezones changed to Small Lot Residential Mix (RSM)
• The top three categories of business licenses in order of highest to lowest were Electronic Shopping, Business Support Services, and Janitorial Services
• Districts 3 and 4 accounted for over half of the total business licenses in 2020

The DeKalb County 2050 Unified Plan will combine two of the County’s long-range plans into one: a Comprehensive Transportation Plan that identifies priority transportation projects and policy recommendations and a Comprehensive Land Use Plan that establishes the framework for future growth and development. Transportation and land use investments have a direct impact on one another, so the combined plan will create a more consistent, unified strategy. The combined plan will address arts and culture, housing, health and wellness, public safety, sustainability, retail, and annexation.

The recommendations of this planning process will help DeKalb leadership determine which transportation projects to pursue for both local funding opportunities and state and federal dollars. The Plan will also include recommendations within unincorporated DeKalb activity centers for the types of growth and development that may occur based on new market realities and trends.

If you are interested in the future of DeKalb County's land use or transportation, please check out our website for the  2050 Unified Plan . Please also contribute to the  2050 Unified Plan survey  to help DeKalb County understand the community's vision for our future.