Creating Our 
Community Together

In DeKalb County, a small area plan is a focused planning tool that addresses a specific corridor or neighborhood rather than the whole county.

Why it matters for Bouldercrest:

The Bouldercrest Corridor Small Area Plan will guide what happens along Bouldercrest Road—how land is used, what kinds of buildings are allowed, how walkable the area becomes, and how long-time residents are protected. It gives more detail than the county’s broader Comprehensive Plan.

An overlay district is a zoning tool that adds extra rules or standards on top of existing zoning for a defined area, often to implement specific goals like design standards, walkability, historic preservation, or green infrastructure.

Why it matters for Bouldercrest:

The Bouldercrest Overlay means that even though parcels may have different base zones, they will also be subject to unified guidelines (streetscape, design, land use) that align with the community’s vision and the small area plan.

A SLUP is a zoning tool that allows a specific use of land different from what the land is currently zoned for. Often the applicant of the SLUP is requesting for "special use" of the land. For example, a large industrial facility might need a SLUP if the land they wish to develop land that is currently zoned residential.

Why it matters for Bouldercrest: When a large development or non-residential use proposes a site along Bouldercrest Road, the SLUP process allows for community review, public comment, and proposal of conditions to protect existing neighborhoods.

Text amendments refer to changes in the zoning ordinance or comprehensive plan text, not a specific parcel rezoning, but rewriting or adding language in the code to reflect new standards or policy shifts.

Why it matters for Bouldercrest:

When the small area plan proposes new design standards, zoning guidelines, or overlay rules, many will be implemented via text amendments so that the code aligns with the community’s vision.

Walkability refers to how easy and safe it is for people to walk from place to place, like from home to shops, parks, work or transit.

Why it matters for Bouldercrest: Better sidewalks, connected trails, local destinations (shops, cafes), and fewer car-only trips mean more social interaction, healthier living, less traffic, and stronger local business support.

Mixed-use development blends different uses such as residential, commercial, retail, office all within a single area or building.

Why it matters for Bouldercrest:

Instead of only houses or only offices, mixed-use can create “live, work, play” spaces. That could mean homes above local shops, offices next to cafés, and community amenities all within walking distance. It supports a more vibrant corridor and community.

Density refers to how many units (homes, apartments, offices) are built per area of land (e.g., units per acre) or how intense the use of the land is.

Pros of higher density:

• Efficient use of land, infrastructure, and services

• More people living/walking in one area supports local business, transit, and affordability

• Potentially lower per-unit infrastructure costs

Cons of higher density:

• If poorly designed, it can lead to overcrowding, traffic, loss of neighborhood character, and strain on services

• Existing residents may feel displacement or value loss

How it influences companies/developers:

• Developers often look for higher-density sites because they can amortize infrastructure and generate more return per acre

• Corporations or developers may prefer zones with higher allowable density and floor-area ratios because they can build more units and optimize value

For Example: Companies like Sprouts, Whole Foods, Trader Joe’s, Starbucks and others rely on minimum population density to ensure they have enough daily customers to stay profitable. If an area doesn’t have enough households or walkable activity nearby, these retailers won’t invest/build there, even if residents deeply want them. Strategic, node-based density along Bouldercrest signals to brands like these that the community can support and sustain a store.

Why it matters for Bouldercrest: The small area plan will need to decide where higher density makes sense (perhaps near major intersections or transit) and where lower density or step-down design is better (near existing single-family homes). Balancing density ensures growth supports the corridor but doesn’t harm long-time residents or the fabric of the community.

Live-work units are places where someone both lives and works. Typically housing with flexible space for a business or studio.

Why it matters for Bouldercrest:

These units support entrepreneurship. Local residents can start businesses near where they live, rather than commuting far. Live-work units help keep dollars local, protect entrepreneurs' investment, and strengthen the local economy.