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Central Business District (CBD), Mill District
(MD), Planned Development Overlay (PD)Task A
Task B
Task C
Remainder of Zoning Ordinance
Sign Ordinance
SHAPE AVONDALE ESTATES:
RE-VAMP CITY’S ZONING CODE
Goal: Better align the City’s zoning code with the
master plan and downtown vision and design a more
user-friendly document with graphics and illustrations.
THE PROCESS: TIMELINE
Public involvement opportunities modified to
align with shelter in place protocols.
PUBLIC INVOLVEMENT
KICKOFF
TASK A
TASK B
August ----- December January ----- March April ----- October November ---- December January-----March
Draft Text Development
ADOPTION
TASK C
PUBLIC INPUT SUMMARY▪ 6 public meetings
▪ Stakeholder interviews
▪ Community survey
▪ Survey of Visual Preferences
▪ Scavenger hunt
▪ Individual meetings with BOMC
▪ Attorney review and feedback
▪ Future meetings
▪ PZB introduction
▪ BOMC introduction
▪ 3 open houses
▪ Adoption process (PZB + 2 BOMC meetings)
CROSS-REFERENCED DOCUMENTS
▪ Comprehensive Plan
▪ Downtown Master Plan
▪ Zoning Diagnostic
▪ HPC Guidelines
▪ Current zoning/policies/practices
▪ Current allowable uses
▪ Urban Design Plan
ARTICLE 1 | INTRODUCTORY PROVISIONS
ARTICLE 2 | BASE ZONING DISTRICTS
ARTICLE 3 | SPECIAL PURPOSE DISTRICTS
ARTICLE 4 | OVERLAY DISTRICTS
ARTICLE 5 | USES
ARTICLE 7 | REVIEW AND APPROVAL PROCEDURES
ARTICLE 8 | ADMINISTRATION AND ENFORCEMENT
ARTICLE 9 | TERMINOLOGY AND MEASUREMENTS
ARTICLE 10 | APPENDICES
HOW IT’S ORGANIZED
DISTRICT BUILDING STANDARDS
Defines the regulations and
restrictions to support district
consistency by managing buildings,
and structures
Establishes minimum and maximum
dimensional standards
THREE DISTINCTIVE CBD SUBAREAS
CBD-1: Transit-Oriented Development
Mid-rise Housing and Commercial uses
Walkable design encourages transit ridership that is within 1,500 feet of the MARTA heavy rail station
Max. 5 stories. Max. 5 stories along 278 and adjacent to CBD-2. Transitional height plane along edge of CBD-2.
CBD-2: Adaptive Re-Use
Walkable, human-scaled development.
Encourages adaptive re-use of industrial properties
Low-rise housing opportunities
Max. three stories.
CBD-3: Historic/Shopping District
Mid to Low-Rise housing.
Ground floor restaurants and retail along the Town Green edge.
Max. 5 stories. 4 stories away from MARTA. Transitional height plane along North Avondale, edge of CBD-2, and adjacent to Town Green.
FOUR FACADE TYPES
Attached: Multistory single family residential structure, each unit has its own external entrance.
General: Multistory structure that can accommodate non-residential uses on all stories.
Walk-Up: Building with ground floors units whose entrances face the sidewalk or street.
Shopfront: Building with large amounts of storefront glass at ground level and regularly spaced entrances
1. Attached 2. General
4. Shopfront3. Walk-Up
Includes regulations on lot coverage, setbacks, ceiling
heights, ground story uses, and fenestration %
requirements that vary by district.
ARCHITECTURAL CHARACTERISTICS FOR
COMMERCIAL DISTRICTS
5
3
4
6
22
5
10
3
4
7
9
1. Attached 3. Walk Up 4. Shopfront2. General
1
2
4
8
3
1. Corbels 4. Two Exterior Materials 7. Detailing 10. Sidewalk setbacks
2. Cornice or Frieze 5. Recessed Window Openings 8. Lintels and Stills
3. Horizontal Articulation of Floors 6. Fenestration % : Ground v.
Upper
9. Box bay windows
Includes regulations on exterior finish
materials, massing, articulation,
balconies, window systems, and
pedestrian access.
HIERARCHY OF CBD STREET TYPES
A. Continuous building frontages, uninterrupted sidewalks, and robust pedestrian realm.
B. Active building fronts, curb cuts and other minor service needs where other options not available, and comfortable pedestrian realm.
C. Parking lot and structure access, safe pedestrian realm.
D. Shared streets for pedestrians/bikes/vehicles at very slow speeds, no formal separation between modes.
E. Intended to provide access and service to adjacent parcels. When possible shall provide sole vehicular access to those lots.
CBD DESIGN STANDARDS
Storefront requirements – cornice, sign board, transom, display window, bulkhead, recessed entry
CBD-1 Materials.
Primary: Metal panels and siding; exposed, stained, or painted concrete; exposed wood; and ceramic panels; brick, including full-depth and half-depth masonry brick; and stone.
Secondary: EIFS; glass block; phenolic resin panels, metal mesh; brick, including full-depth and half-depth masonry brick.
CBD-2 Materials.
Primary: Brick, including full-depth and half-depth masonry brick; stone, including unpainted natural stone, unpainted cast stone having the appearance of natural stone; and unpainted terracotta.
Secondary: Metal panels and siding; wood, including natural wood or cement-based artificial wood siding.
CBD-3 Materials.
Primary: Brick, including full-depth and half-depth masonry brick;
Secondary: Wood, including natural wood or cement-based artificial wood siding; shingles, including wood or cement-based shakes and shingles; or stucco.
PUD REQUIREMENTS
Overall Development Standards (ODS)Permitted and prohibited uses;
Maximum lot standards (FAR, coverage, height,
blocks)
Minimum open space;
Minimum lot size;
Required yard setbacks;
Parking requirements; and
Building massing.
Overall Development Plan (ODP)Existing Conditions
Overall Master Plan
Phasing Plan
Regulating Plan
Streetscape and Hardscape Manual
Architectural Pattern Book
Allows more flexibility in development character to
produce projects that implement the
Comprehensive Plan that have not been
anticipated by current zoning and development
standards, while ensuring the application and
standards are well-defined, mixed-use, and set at a
higher bar than a traditional rezoning application.
ADAPTIVE REUSE OVERLAY
Meant to encourage redevelopment to follow a compact development
pattern, architectural style, implement mix of uses, and preserve existing
structures within Downtown.
Defines applicable adaptive reuse projects.
Establishes revised dimensional requirements and standards.
PERMITTED, CONDITIONAL AND SUPPLEMENTAL LAND USES BY DISTRICT
Increased permitted uses (without a conditional use permit) in CBD
Added supplemental regulations to further
define what is allowed and where
Removed undesirable uses from
table
PERMITTED,
CONDITIONAL,
& SUPPLEMENTAL
LAND USES BY
DISTRICT CHARTEach use may be permitted as of right (P)
With supplemental regulations (S)
As a conditional use (C)
Or not permitted (–).
Where C and S are used together (C/S), the conditional use is required to comply with the supplemental use regulations in addition to any additional conditions imposed by the conditional use permit approval.
ACCESSORY DWELLING UNITS (ADUs)
Smaller, secondary home on the same lot as a primary dwelling. ADUs are independently habitable and provide the basic requirements of shelter, heating, cooking, and sanitation.
Maximum of one per lot or dwelling
Short-term rentals prohibited
Design standards
800 sf maximum size
Height subordinate to primary structure or 24’, whichever is less
Materials, roof pitch, windows substantially proportionate to primary structure
BUILDING DESIGN STANDARDS
General Design Standards—materials
Primary: Brick, including full-depth and half-depth masonry brick; stone, including unpainted natural stone, unpainted cast stone having the appearance of natural stone; and unpainted terracotta.
Secondary: Metal panels and siding; wood, including natural wood or cement-based artificial wood siding.
Primary – 70%; Secondary – 30%
Prohibited Materials. Synthetic stucco, concrete masonry units (CMU), and vinyl are not permitted as exterior finish materials.
Maximum 3 primary materials
ON-STREET PARKING
REQUIREMENTS
▪ Vehicle parking maximums – no minimums
▪ Bicycle parking minimums
▪ Lot design and landscaping requirements
OPEN SPACE REQUIREMENTS
Established Minimum Open Space
Requirements
10 percent in CBD and all other uses
20 percent for SF attached and MF
Established Performance Standards
Enabled Transfer of Open Space to
create large spaces
Required a minimum of one open space amenity:
• Public art installation.
• Bioretention Area.
• Decorative water feature.
• Community garden.
• Playground.
• Plaza.
• Public outdoor dining area.
• Picnic shelter.
• Putting green.
• Climbing wall.
• Others.
Landscaping and screening regulations
enhance the quality of life by buffering
sensitive uses and preserving and
protecting the natural environment.
Focuses on:
• Parking
• Open Space
• Transitional Buffers
• Plant & Landscape Material
• Maintenance
LANDSCAPING &
OTHER SITE FEATURES
TRANSITIONAL BUFFERS
Protection of more sensitive uses from more intensive uses
Structures or paving prohibited
Trees to be preserved, unless dead or diseased
TRANSITIONAL HEIGHT PLANE
Applicable on CBD-zoned lots adjacent to R-zoned lots and City open spaces and between CBD-1 and CBD-2.
Transitional height plane starts 45 feet above ground at shared property line, extending inward towards the CBD zoned lot for a horizontal distance of 75 feet, then angles up at a 45-degree angle.
No portion of building can protrude this plane.
Dark skies ordinance
Perimeter maximums
Parking lot minimums and maximums
Cutoff fixtures
Photometric plan submittal (commercial)
OUTDOOR LIGHTING
SUSTAINABILITY MEASURES
Development required to achieve
minimum number of sustainability
points.
Points can be gained by integrating
a variety of measures for energy
efficiency, water efficiency, and
transportation efficiency.
SUSTAINABILITY MEASURES
Commercial
Developments—
6 points required
coming from two
different
categories
REDEVELOPMENT THRESHOLDS
Identifies and establishes threshold by
which developments have to bring
site and building conditions into
compliance with the Zoning
Ordinance.
Applies to all zoning districts unless
exempt.
PROCEDURES SUMMARY
Clarified procedures and cleaned up process and review and approval criteria
Zoning Map Amendments (rezonings), Text Amendments, and Comprehensive Plan amendments - same process – staff review/PZB recommendation/BOMC decision
Conditional use permits – unchanged process – staff review/BOMC decision
Variances – Same procedure as current via BOA; added concurrent variance process for streamlined review when the same project is also requesting a rezoning for review by BOMC
Added Tier 1 waivers to allow for approval of minor development modifications via administrative approval
❑ Examples of Tier 1 design variation – reduction in sidewalk width by 20%; reordering of landscape, sidewalk, and supplemental zones to account for utilities and other obstructions
Added Tier 2 Variations for more significant development departures to the code to be reviewed by PZB before administrative approval.
❑ Examples of Tier 2 design variations – reduce or alter width of streetscape; reduce or alter façade type requirements
Procedure Staff PZB BOMC Superior
Court
R = Review/Recommendation | DM=Decision-Making Body | A =
Appeal Body
Variance R R DM A
Admin Variance DM __ A __
Tier 1 Waiver DM __ A __
Tier 2 Waiver R R DM A
Amendment
(including
rezoning)
R R DM A
Conditional Use
Permit (CUP)
R __ DM A
DCI R R DM A
Concurrent
Variance
R R DM A
Appeal of Admin
Decision
__ __ DM A
PROCEDURES SUMMARY
New Procedure
Existing Procedure
Variance/Amendment/
CUP/Concurrent
Variance
Admin.
Variance/Tier 1
Waiver
Tier 2 Waiver/DCI Appeal of Admin
Decision
Newspaper 15 days 15 days
Abutters Letters
Mailed
15 days 15 days
Posted (sign) 15 days 15 days
Posted at City Hall* 24 hours 10 days 24 hours
Posted on website* 1 week 10 days 1 week
Notice timeframes are minimum time periods in advance of meeting
*based on policy and practice
PUBLIC NOTICE SUMMARY
VARIANCE
Modification of any regulation in code (unless prohibited)
Prohibited Variances:
Structure or use not allowed in zoning district.
Building height increase.
Change a condition of zoning.
Decrease lot area or width.
Change or expansion of non-conforming use.
Customer contact for home occupation.
Review and Approval Criteria:
• Exceptional conditions i.e. size, shape, topography
• Unnecessary hardship
• Conditions peculiar to property
• No detriment to the public good
ApplicationStaff Review/
Recommendation
Planning and Zoning
Board Recommendation
Board of Mayor and
Commissioners Final
Decision
ADMINISTRATIVE VARIANCE
UPDATE
Minor variance that can be approved by staff
Up to 10% Change
Max. Lot Coverage
Max Parking
Min. Setback, excluding transition buffer
Increase fence (2 feet) and wall heights (1 foot)
Application Staff Final Decision
Review and Approval Criteria:
• Exceptional conditions ie. size, shape, topography
• Unnecessary hardship
• Conditions peculiar to property;
• No detriment to the public good nor impair the purposes or intent of this Zoning
WAIVER
Request to alter site or building feature
Two tiers
Example: reduce width of sidewalk
Review and Approval Criteria:
• Features such as topography, high frequency transmission lines, existing trees of specimen or significant quality, underlying rock, inhibit ability
• Alternative streetscape or building/façade design configurations are provided; and
• Proposal will not result in any detriment to the public good,
TIER 1 WAIVER Reduce street dimensional standards by up to 20%
Reorder landscape, sidewalk, and supplemental zone (e.g.: power poles)
Reduce Building Standards up to 20%
Building Material proportions
Façade Recesses
Roof Lines
Blank Walls
Window Systems
Application Staff Review/ Final Decision
TIER 2 WAIVER
Reduce any dimensional standard any amount
Reduce, alter, or eliminate any Façade Type/Building Design Standard
ApplicationStaff Review/
Recommendation
Planning and Zoning
Board Recommendation
Board of Mayor and
Commissioners Final
Decision
AMENDMENT (includes rezonings)
Change to any land use regulation
Text amendment
Future Development Map in Comprehensive Development Plan (CDP)
Zoning map amendment (rezoning)
ApplicationStaff Review/
Recommendation
Planning and
Zoning Board
Recommendation
Board of Mayor and
Commissioners
Final Decision
Zoning Map Amendments (rezonings)
Review and Approval Criteria:
• Promotes the health, safety, morals or general welfare of the public;
• Suitable for area;
• Length of time the property has been vacant as zoned,
• Compatible with use and development of adjacent and nearby property;
• Affect on the existing use or usability of adjacent or nearby property;
• Reasonable economic use as currently zoned;
• Impact on transportation facilities, utilities or schools;
• Consistent with the Comprehensive Development Plan (CDP);
• Supporting argument for change on part of applicant
• Adverse impacts– noise, hours of operation, traffic
Comprehensive Plan and
Future Development Map Amendments
Text Amendments
Review and Approval Criteria:
• Consistent with CDP
• Corrects an error or inconsistency in the Zoning Ordinance
• Meets the challenge of changing condition or necessary to implement established policy
Review and Approval Criteria:
• Consistent with CDP and Future Development Map
• Proposal can be service by existing public infrastructure
• Doesn’t Negatively impact natural or historic resources
• Best interest of the City
• Proposed change has reasonable economic use
CONDITIONAL USE PERMIT (CUP)
Proposed uses that require additional scrutiny
ApplicationStaff Review/
Recommendation
Board of Mayor and
Commissioners Final
Decision
Review and Approval Criteria:
• Consistent with CDP
• No negative impact on environment or adjacent properties
• Consistent with the needs of the area
• No negative impact on public infrastructure
• Consistent with development in area
• Consistent with desirable development pattern for area
• Length of time vacant
DEVELOPMENT OF COMMUNITY IMPACT (DCI)
Projects greater than 2 acres that don’t have
any other legislative review by BOMC
Purpose to provide for:
Unified approaches to development
Compatible developments
Architectural review for large projects
ApplicationStaff Review/
Recommendation
Planning and
Zoning Board
Recommendation
Board of Mayor and
Commissioners
Final Decision
Review and Approval Criteria:
Designs:
• Are in harmony with general character of neighborhood
• Provide visual continuity physically and aesthetically
• Protect scenic views and natural landscape
• No negative impact on environment or adjacent properties
• Respect historical character of building/neighborhood
Proposed Development
• Suitable given adjacent use and development
• No negative impact on public infrastructure
• Consistent with CDP and subareas
• No adverse affect on nearby properties.
CONCURRENT VARIANCE
ApplicationStaff Review/
Recommendation
Planning and Zoning
Board
Recommendation
Board of Mayor and
Commissioners Final
Decision
Variance processed simultaneously with an amendment (e.g.: rezoning), conditional use permit, or DCI application.
Same criteria as Variances
APPEAL OF ADMINISTRATIVE DECISION
Appeal criterion:
• An appeal shall be sustained only upon a finding by the Board of Appeals that the administrative official's action was based on an erroneous finding of a material fact or that the administrative official acted in an arbitrary manner.
Process that allows people to appeal decisions made by staff
ApplicationBoard of Mayor and
Commissioners Final Decision
ORGANIZATION
Article 1 – Introductory Provisions
Article 2 – General Regulations
Article 3 – Review and Approval Regulations
Article 4 – Administration and Enforcement
Article 5 – Terminology and Measurements
GENERAL REGULATIONS
Defines when sign permits are required,
exemptions, and prohibited signage.
Outlines what is required for conformance
to state law.
Delineates CBD-specific sign regulations.
Distinguishes between permanent and
temporary signs.
Added easy-to-use summary charts
REVIEW & APPROVAL PROCEDURES /
ADMINISTRATION & ENFORCEMENT
Defines process and needs for sign permitting, when a
variance is needed, and how to appeal rulings.
Establishes the process of inspection and code enforcement
related to sign installation, revocation, and maintenance.