§ 4.01.00. Site design standards for base zoning districts.

4.01.01.

Design standards for lots.

A.

Only one (1) principal residential building and its allowable accessory buildings may hereafter be erected on any one (1) lot in any single-family or two-family residential district. Where contiguous lots have been combined, the combined lot shall be considered one (1) lot.

B.

Except as specifically provided in this ULDC, no lot existing at the time of adoption of this ULDC shall be reduced, divided, or changed so as to produce a lot or tract of land which does not comply with the minimum dimensional standards for its appropriate zoning district.

C.

Land which is required, dedicated or donated and accepted for public use is exempt from the requirement of subsection 4.01.01.B.

D.

Measurement of lot width:

1.

Lot width shall be measured at the right-of-way, along the frontage of the lot, except for cul-de-sac lots.

2.

For cul-de-sac lots, lot width shall be measured at the right-of-way and shall be a minimum of fifty (50) percent of the required width of the zoning district requirement.

4.01.02.

Dimensional standards for building height and location.

A.

Applicability of height standards. The height limitations of this section shall not apply to church spires, belfries, flagpoles, monuments, cupolas, domes, ornamental towers, or observation towers not intended for human occupancy, water towers, transmission towers, radio or television towers or aerials.

B.

Measurement of setbacks. Setbacks shall be measured from the front, side, or rear property line to the nearest building or structure.

C.

Encroachments into required setbacks.

1.

Architectural features such as cornices, eaves, steps, gutters, and fire escapes may project up to three (3) feet beyond a required setback line, except where such projections would obstruct driveways which are used or may be used for access of service and/or emergency vehicles.

2.

In the case of automobile service stations, motels, and similar uses which serve the motoring public, canopies shall be allowed over a driveway or walkway within the front or side yard not to extend from the principal building to a point any closer than fifteen (15) feet from the street right-of-way line or future right-of-way line as designated by the comprehensive transportation plan.

D.

Setback requirements for corner lots for both the primary and secondary structures.

1.

Side yard setback requirements from the right-of-way of abutting streets shall be equal to seventy-five (75) percent of the front yard setback.

2.

It shall be permissible for purposes of this section, to construe a residence to be fronting on a street other than the street which the entrance (front door) faces. In this situation, development plans and plats shall clearly identify the front, side, and rear yards. Setbacks for side and rear yards shall be established according to the standards in the table below for the yards as indicated on the plan or plat.

E.

Property with a side lot line adjacent to a railroad right-of-way shall provide a ten-foot side yard setback.

F.

If a building is constructed on a through lot having frontage on two (2) roads (not at an intersection), a setback from each road shall be provided equal to the front yard requirement for the district in which the lot is located.

4.01.03.

Appearance standards for commercial and industrial buildings.

A.

All buildings constructed within the C-1, C-2, C-3, OI, MU, M-1 and M-2 zoning districts shall meet the development standards in subsection 2.01.03 or 2.01.04 or 2.01.05 and the appearance standards set forth in this section.

B.

Each commercial or industrial building shall maintain a decorative facing on that portion of the building which faces on all public streets. The decorative facing shall consist of brick, masonry, and/or wood. Glass may be used in combination with brick, masonry, and/or wood. All windows shall be consistent with the decorative facade design, considering materials and color.

C.

Mechanical equipment, electrical meter and service components, and similar utility devices, whether ground level, wall mounted, or roof mounted, shall be screened from public rights-of-way views through one (1) of the following methods:

1.

Where equipment is at ground level, screening may be provided through landscaping sufficient to block the view from public rights-of-way.

2.

Where brick, wood, or masonry materials are used to screen the equipment or devices, the materials shall be the same as the predominant exterior building materials for the principal building on the site.

D.

Street level retail uses with sidewalk frontage shall provide an entrance to the building from the sidewalk in addition to any other access that may be provided to the building.

E.

All entrance and exit driveways shall be paved with asphalt, concrete, or pavers.

4.01.04.

Standards for commercial or industrial infill development.

A.

Applicability. The standards of this section shall apply to proposed commercial or industrial development on a vacant or redeveloped lot in the OI, C-1, C-2, C-3, MU, IAC, M-1, and M-2 zoning districts, where the lots on the same street and in the surrounding adjacent area are undeveloped.

B.

Front yard setbacks. Where the actual front yard setbacks within the surrounding area are greater or less than the required front yard setback, as set forth in subsection 4.01.02, the required front yard setback shall be not less than the average front yard setback on the block where the property is located (See figure 4-3).

C.

[Materials.] Buildings shall be of similar materials, textures, and designs as the surrounding area, as determined by the administrator.

D.

[Building tops or cornices.] Building tops or first floor cornices shall be aligned.

E.

[Exceeding predominant height.] Where the height of proposed buildings exceeds the predominant height of buildings in the surrounding area, there shall be a transition in height. The transition shall occur in "step increases" of building height, such that adjacent buildings do not exceed one hundred fifty (150) percent of the height of existing buildings, to the maximum allowable for the zoning district.

F.

[New building widths.] New buildings shall be consistent with existing building widths, through one (1) of the following methods (See figure 4-3):

1.

The new building shall not exceed the average width of existing buildings in the surrounding area; or

2.

The new building shall provide a division of the facade into visible building increments that are no larger than the average width of existing buildings in the surrounding area.

4.01.05.

Additional standards for the mixed-use zoning district.

A.

In addition to the dimensional standards for the MU zoning district set forth in subsection 2.01.05, development in the MU zoning district shall meet the standards set forth in subsection 4.01.05.

B.

Where nonresidential uses are proposed, shared parking shall be required. The standards for shared parking are set forth in subsection 8.02.08.

C.

Development parcels in the MU zoning district shall provide vehicular access to adjacent parcels by means of connected parking lots, shared driveways, cross-access easements, or other interparcel connections. (See subsection 8.01.04 regarding standards for these types of shared access.)

D.

Development may be proposed on a single parcel, or two (2) or more parcels. Where a single development is proposed that includes two (2) or more parcels, the development shall be under unified control and/or management.

1.

The standards for setbacks in subsection 2.01.05 shall apply on the front, side, and rear of the development parcel. Setbacks or building separation on the interior of the development parcel shall be proposed by the applicant. Such internal setbacks or building separation shall be consistent with fire and building safety requirements.

2.

The standards for buffers in section 5.02.00 shall apply on the perimeter of the development parcel. Buffers shall not be required between uses on the interior of the development parcel. This does not relieve the applicant from meeting all landscaping requirements that may apply to the total site or parking areas within the site.

E.

Development proposed within the MU zoning district shall be integrated.

1.

For nonresidential uses: each use or building within a development shall be connected by direct and convenient sidewalks or pathways to provide pedestrian access from one use or building to another use or building. The walking distance between any two (2) uses shall not exceed 660 feet and shall be so stated on the final plat for the development.

2.

Parking lots shall be connected and cross-access easements provided as set forth in section 8.02.08 unless topographic constraints exist to prevent such connections.

3.

For a combination of residential and nonresidential uses: the residential portion of the site shall be connected by direct and convenient sidewalks or pathways to provide pedestrian or bicycle access from the residential development to the nonresidential development. The nonresidential portion of the site shall meet the connection standards in [subsection] E.1. above.

F.

Where residential uses are proposed within the same building as nonresidential uses, the residential uses shall be limited to upper floors.

G.

Residential dwellings that are not within the same building as a nonresidential use shall meet the appearance requirements applicable to commercial and industrial buildings in subsection 4.01.03.

H.

Development within the MU zoning district shall provide public spaces, subject to the following requirements:

1.

An area equal to one (1) percent of the total floor area within the development shall be provided as public space.

2.

The following types of spaces may be provided: transit stops, plazas, courtyards, atriums, pavilions, or other similar public spaces.

3.

Public spaces shall be within view of a street or public area and accessible by pedestrians.

I.

Development within the MU zoning district shall provide open space, subject to the following requirements:

1.

A minimum of five (5) percent of the total land area shall be devoted to open space. The required open space shall not be counted toward required landscaping, required buffers, stormwater management facilities, or required public space.

2.

The following types of open spaces may be provided: parks, playgrounds, picnic grounds, playing fields or courts, trails for jogging or biking, or passive open space.

3.

Open spaces shall be accessible to pedestrians and/or bicyclists.

4.

The type and design of open space shall be consistent with the type of development within the mixed use area. Passive open spaces are appropriate as a means of protecting views and natural features. Playgrounds, fields, and courts are appropriate in or near residential developments.

J.

Parking areas are required within each MU zoning district. The locations of parking areas are encouraged, to be located in the side and rear yards where such parking areas can be partially or wholly screened by buildings from the public right-of-way. (See subsection 8.02.07 for parking lot design requirements.)

K.

Exterior lighting for parking areas and building security shall be shielded and directed to avoid direct illumination of adjacent properties, as measured at the property line.

L.

Containers for solid waste collection shall not be located within twenty-five (25) feet of residentially zoned properties. Solid waste collection areas shall be fully enclosed, except for a gate, by a solid wall, solid fence, or landscaped buffer not less than ten (10) feet in width. Where a buffer is proposed, it shall contain shrubs selected from the lists of "large screening shrubs" and "small shrubs" in subsection 5.01.02. Large shrubs shall be planted every eight (8) feet, on center. Small shrubs shall be planted in a double staggered row to form a hedge.

4.01.06.

Additional standards for the interchange activity center zoning district.

A.

In addition to the dimensional standards for the IAC zoning district set forth in subsection 2.01.05, development in the IAC zoning district shall meet the standards set forth in subsection 4.01.06.

B.

Development may be proposed on a single parcel, or two (2) or more parcels.

1.

Where a single development is proposed that includes two (2) or more parcels, the development shall be under unified control and management.

2.

The standards for setbacks in subsection 2.01.05 shall apply on the front, side, and rear of the development parcel. Setbacks or building separation on the interior of the development parcel shall be proposed by the applicant. Such internal setbacks or building separation shall be consistent with fire and building safety requirements, as set forth in the applicable building and technical codes. (See subsection 1.07.06 for a list of codes adopted by reference.)

3.

The standards for buffers in section 5.02.00 shall apply on the perimeter of the development parcel. Buffers shall not be required between uses on the interior of the development parcel. This does not relieve the applicant from meeting all landscaping requirements that may apply to the total site or parking areas within the site.

4.

Multiple uses or buildings within the development site shall be connected by sidewalks or pedestrian pathways.

5.

Shared parking shall be required and shall meet the standards of subsection 8.02.08.

C.

New curb cuts shall be minimized. New developments shall provide vehicular access to adjacent parcels by means of connected parking lots, shared driveways, cross-access easements, or other interparcel connections. (See subsection 8.01.04 for standards for these types of shared access.)

D.

Exterior lighting for parking areas and building security shall be shielded and directed to avoid direct illumination of adjacent properties.

E.

Containers for solid waste collection shall not be located within fifty (50) feet of residentially zoned properties. Solid waste collection areas shall be fully enclosed, except for a gate, by a solid wall, solid fence, or landscaped buffer not less than ten (10) feet in width. Where a buffer is proposed, it shall contain shrubs selected from the lists of "large screening shrubs" and "small shrubs" in subsection 5.01.02. Large shrubs shall be planted every eight (8) feet, on center. Small shrubs shall be planted in a double staggered row to form a hedge.

F.

Residential structures within the IAC zoning district shall be limited to multifamily buildings, such as apartments, town homes, row houses, or other attached dwellings.

4.01.07.

Design standards for single-family dwellings within the RA, R-1, R-2, R-3, R-4, and R-5 zoning districts. All single-family dwellings, including manufactured homes shall meet the design standards set forth in subsections 4.01.07.A. through H. Manufactured homes in the RMH zoning district shall meet the standards of the district and standards for manufactured home/mobile home parks set forth in subsection 4.03.16.

A.

The minimum width of the building shall exceed sixteen (16) feet.

B.

The minimum roof pitch shall be 4:12, with the exception of attached patio covers. The minimum roof pitch of an attached patio cover shall be as required by the current state minimum standard codes for construction as adopted by the Board of Community Affairs, along with their respective amendments.

C.

Roof materials shall include wood or cedar shakes, asphalt composition, wood shingles, concrete, fiberglass or metal tiles, slate, or built-up gravel materials. Other roof materials may be used where specifically approved by the building official.

D.

The dwelling shall be attached to a permanent foundation. The foundation shall be concrete or masonry blocks joined by mortar or both.

E.

Any building having its finished floor entirely above grade, except for a basement, as defined in the standard building codes, shall be enclosed by masonry blocks or bricks joined by mortar, or poured concrete walls having a height of at least eighteen (18) inches high and a minimum width of six (6) inches wide.

F.

The exterior siding material shall consist of wood, masonry, concrete, stucco, masonite, metal or vinyl lap or other materials of like appearance. Where metal or vinyl lap siding is used, the siding shall not have a shiny surface. Siding materials shall improve or reflect the existing character of the surrounding area.

G.

The building shall be constructed according to standards established either by the state minimum standard codes, the Standard Building Code, the National Manufactured Housing Construction and Safety Standards Act, or the State of Georgia Industrial Building Act.

H.

A compatibility review shall be conducted to verify that a proposed manufactured home meets the standards set forth in subsection 4.01.07. Requirements for review are set forth in subsection 12.02.08.

4.01.08.

Compatibility standards.

A.

The manufactured home shall be substantially similar or superior in size, siding material, roof material, foundation, and general aesthetic appearance to site-built or other forms of housing which may exist or be permitted under this ULDC in the same zoning district or general area.

B.

All towing devices, wheels, axles, and hitches shall be removed from the manufactured home.

C.

At each exit door there shall be a landing that is a minimum of thirty-six (36) inches by thirty-six (36) inches.

D.

Windows and doors shall be similar in material, design, and appearance to windows and doors on site-built homes in the surrounding area.

4.01.09

Outdoor lighting standards. The intent of this ordinance is to preserve, protect, and enhance the lawful nighttime use and enjoyment of any and all property through the use of appropriate lighting practices and systems. Such individual fixtures and lighting systems are designed, constructed, and installed to control glare, minimize obtrusive light, conserve energy and resources while maintaining safety, security and productivity, and curtail the degradation of the nighttime visual environment.

A.

[Establishing lighting:] Lighting in all districts shall be established in such a way that no direct light is cast upon or adversely affects adjacent properties and roadways. This section shall not apply to lighting established by governmental authority within public rights-of-way.

B.

Submittal requirements: The applicant for any permit of work involving outdoor lighting fixtures governed by this section shall submit, as part of the site plan, evidence that the proposed work will comply with this article. The following information must be included for all nonresidential site plan submissions and all plans for uses ancillary to residential uses such as club houses, amenity areas, etc.

1.

Location, type and height of all freestanding, building-mounted and canopy light fixtures, shall be shown on the site plan and building elevations.

2.

Photometric grid overlaid on the proposed site plan indicating the overall light for intensity throughout the site (in footcandles). No certificate of occupancy or certificate of completion shall be issued until the photometric grid has been approved by the inspector or administrator.

3.

Specifications and details for the type of fixture being proposed including the total lumen output, type of lamp and method of shielding.

4.

Use of fixture proposed; and

5.

Any other information deemed necessary by the administrator and/or building inspector.

C.

General provisions: The design and illumination standards of this ordinance shall apply to all exterior lighting sources and other light sources visible from the public right-of-way or adjacent parcels, except where specifically exempted herein.

1.

Shielding: Exterior lighting shall be fully shielded and directed downward, and shall utilize full cutoff housings, louvers, glare shields, optics, reflectors or other measures to prevent off-site glare and minimize light pollution.

2.

Intensity: The intensity of light within a site shall not exceed ten (10.0) footcandles within any site; however the administrator or designee may permit a maximum intensity of twenty (20.0) footcandles provided that such lighting is otherwise in compliance with this ordinance and one (1.0) footcandle at any property line or street right-of-way line. Where the subject property abuts a residential district or existing residential use, the intensity shall not exceed one-half (0.5) footcandle at the property line.

3.

Measurement: Light intensity levels shall be measured on the horizontal plane at grade level within the site, and on the vertical plane of any property line or street right-of-way line at a height of five (5) feet above grade level.

4.

Decorative light fixtures: The administrator or designee may approve decorative light fixtures as an alternative to shielded fixtures, provided that such fixtures would enhance the aesthetics of the site and would not cause off-site glare or light pollution.

5.

[Wall-mounted lights:] Wall-mounted lights shall be cut-off, down directional with a maximum of two hundred fifty (250) watts per fixture. The administrator may approve wall-mounted lights to up to four hundred (400) watts when there are unique limitations and conflicts associated with a site.

D.

Exemptions: The following are exempt from the lighting requirements of this section:

1.

Roadway and airport lighting and lighting activated by motion sensor devices.

2.

Temporary circus, fair, carnival, or civic events.

3.

Construction or emergency lighting, provided such lighting is temporary and is discontinued immediately upon completion of the construction work or abatement of the emergency necessitating said lighting.

4.

Temporary lighting.

5.

Lighting associated with agricultural activities.

6.

Athletic fields.

7.

Swimming pools.

8.

Holiday decorations.

9.

Shielded pedestrian walkway lighting.

10.

Residential lighting with no-offsite glare.

11.

Street lights.

12.

Other uses deemed reasonable by the administrator.

(Ord. No. 12-02, 1-3-12; Ord. No. 12-16, § I, 10-15-12; Ord. No. 13-06, § I, 5-21-13; Ord. No. 14-02, § 1, 6-17-14)