PETITION TO AMEND THE

FULTON COUNTY ZONING RESOLUTION -

ARTICLE 12F - Sandtown Overlay District

2008Z -0021 SFC

Department of Environment and Community Development

Recommendation

APPROVAL

Community Zoning Board Recommendation

October 21, 2008

APPROVAL

PROPOSED AMENDMENT

To amend Article 12F of the Fulton County Zoning Resolution; Sandtown Overlay District.

STAFF ANALYSIS

In June of this year the Fulton County Board of Commissioners adopted amendments to the Sandtown and Cliftondale Overlays to revise their common boundary. During that process the Sandtown Community drafted a list of revisions that they wanted Fulton County to consider. The amendment is the combination of the revisions requested by the Sandtown community, requested revisions of the business community and the desire of Fulton County staff to provide all overlay districts with clearly definable boundaries. This amendment includes a revision to the Sandtown Overlay District map that is larger than the original requested change by the Sandtown community. The change is the result of Fulton County extending the geographic boundaries to more clearly definable limits. In addition the amendment includes changes to overlay district standards that are in keeping with adjacent overlay districts including increasing landscaping buffers and setbacks, refining building design and color, increasing door signage and providing for additional security measures.

The proposed revised Sandtown Overlay District will have the following geographic boundaries:

The southern boundary of the Sandtown Overlay is as follows. (No changes are recommended for this boundary.) The boundary will follow the centerline of Camp Creek Parkway starting at the intersection of Camp Creek Parkway and Campbellton Fairburn Road. The boundary line will follow the centerline of Camp Creek Parkway in a westerly direction until the intersection of Camp Creek Parkway and Merk Road. The boundary line then moves south along the centerline of Merk Road until it reaches the centerline of Camp Creek (waterway). The boundary will now follow the centerline of the Camp Creek (waterway) in a westerly direction until it intersects with the Georgia Power easement located in land lot 128 of the district 14F. The boundary will then turn to a northerly direction and follow the Georgia Power easement on its eastern and northern side to its intersection with Stonewall Tell Road. At this intersection the boundary will turn again in a northerly direction to follow the centerline of Stonewall Tell Road. At the intersection of Stonewall Tell Road and Campbellton Road, the boundary will turn in a westerly direction and follow the centerline of Campbellton Road until it reaches the existing western boundary of the Sandtown Overlay District.

The western boundary of the Sandtown Overlay is proposed as follows. The boundary will follow the centerline of Fulton Industrial Boulevard starting at the intersection of Campbellton Road and Fulton Industrial Boulevard. The boundary will proceed in a northerly direction until the intersection with Riverside Drive. At this intersection the boundary will turn in an easterly direction to follow the centerline of Riverside Drive in a southerly direction until it intersects with the southern boundary of land lot 132. The boundary will then turn to the east and proceed along the southern boundary of land lot 132 and then along the southern boundary of land lot 117 until it intersects with Camp Creek Parkway. The boundary will then turn in a northerly direction and follow the center line of Camp Creek Parkway until it intersects with Fulton Industrial Boulevard.

The northern boundary of the Sandtown Overlay is proposed as follows. Starting at the intersection of Camp Creek Parkway and Fulton Industrial moving northeast, the boundary will follow the centerline of Fulton Industrial Boulevard until it intersects with Cascade Road. At this intersection the boundary will turn to the east and follow the centerline of Cascade Road until it intersects with the western boundary of land lot 90. At this point the boundary will turn to the south and follow the western boundary of land lot 90 until it intersects with the southern boundary of land lot 90. At this point the boundary will turn to the east and follow the southern boundary of land lot 90 and land lot 80 until it intersects with an unnamed creek fed by the City of East Point Reservoir at which point the boundary line will turn south following the centerline of said creek until it intersects with New Hope Road. The boundary will then proceed southwest along the centerline of New Hope Road until it intersects with the northern lot line of land lot 78 at which point it will travel east along said land lot line until it intersects the southwestern boundary of the Loch Lomond residential community. The boundary will then proceed southeast along the southwestern boundary of the Loch Lomond residential development until it intersects with the city limits of Atlanta.

The eastern boundary of the Sandtown Overlay is proposed as follows. The eastern boundary of the Sandtown Overlay is the city of Atlanta city limits.

COMMUNITY ZONING BOARD MEETING

On October 21, 2008, the Community Zoning Board heard this amendment. A representative of the Loch Lomond Subdivision was present at the hearing and requested that their subdivision be removed from being included in the Sandtown Overlay's map. The Community Zoning Board recommended approval of the amendment and requested that Staff remove all parties whom did not want to be included. Staff agreed to remove any group or individual that contacted them and provided a written request. Staff has received a written request from the Loch Lomond representative and has amended the map accordingly.

Overlay District Comparison - Sandtown Overlay Update 2008
	Sandtown	Requested Revisions	FC Final Revision
Month & Year first adopted	April 1998	2008
Landscaping and Buffers
Residential
Along Public Streets	15 foot landscape strip	25 feet	25 foot undisturbed buffer and 10 foot improvement setback or minimum 6 foot high earthen berm or combination thereof
Along interior property line adj to nonresidential zoning	10 foot landscape strip	15 feet	15 foot landscape strip
Commercial
Along Public Streets	15 foot landscape strip	25 feet	25 foot landscape strip
Along interior property line adj to nonresidential zoning	10 foot landscape strip	15 feet	15 foot landscape strip
Screening
Allowable fence materials public streets and side yards	Stone, iron, wrought iron, treated wood, white picket, min. 3-rail horse fence	Most developments use aluminum instead of true wrought iron	Stone, wrought iron, material designed to have the appearance of wrought iron, treated wood, or material designed to have the appearance of natural wood.
Building Design
Height	No requirement	(1) 35 feet & 2 story max from street level for residential (2) consider keeping 3rd attic level	35 feet for non-residential and 3-stories for residential buildings and mixed-use buildings that contain residential component
Burglar bars, roll-down curtains, etc	Burglar bars, steel gates, metal awnings and steel-roll down curtains are prohibited on the exterior and interior of the structure except at the structure's rear	(1)consider allowing metal awnings looks better both short and long term and (2) consider allowing steel roll down curtains for security	Burglar bars, steel gates and steel roll down curtains are prohibited on the exterior and interior of the structure except at the structure's rear. Security grilles are allowed if installed interior to the place of business; at a uniform height across the entire business front and to be designed in a grid or brick pattern.
Non Residential
Primary Materials	Brick, Stone or Clapboard (Industrial bldgs stucco, stone, brick, wood or alternative treatment approved by E&CD Director	Add: (1) cementatious plank (2) EFIS*	Solid wooding siding, cementatious siding, stucco, brick, stone or alternative treatment approved by Director of E&CD (No change for industrial buildings)
Accent Materials	Glass, architecturally treated concrete masonry, precast stone, or stucco	add EIFS*	Glass, architecturally treated concrete masonry, precast stone, stucco, material designed to have the appearance of stucco if installed 4 feet above grade
Min.Fenestration %	No requirement	25%	25%
Residential
Primary Materials	Brick, Stone, Stucco, Solid plank, Cementatious plank, or Horizontal clapboard siding	add EIFS*	Stucco, Cementatious siding, solid wood siding, brick, stone or alternative treatment approved by the Director of E&CD
Accent Materials	Glass, architecturally treated concrete masonry, precast stone, or stucco	add EIFS*	Glass, architecturally treated concrete Masonry, Precast Stone, Stucco, material designed to have the appearance of stucco if installed 4 feet above grade
Accent Colors	Greens, Greys, Grey-Blues, Green-Greys	Add additional color choices including black to accent colors	Staff supports adding all requested colors
Signs
Prohibited Signs	window	remove prohibition of window signs	Staff recommends increasing door signs to a max of 25% of the door area
*EIFS - Exterior Insulation and Finish Systems (EIFS) also referred to as synthetic stucco is a type of building product that provides exterior walls with an insulated finished surface.

ADOPTED BY THE BOARD OF COMMISSIONERS ON APRIL 1, 1998

AMENDED AUGUST 2, 2000, MAY 7, 2003, MARCH 3, 2004, AND JUNE 4, 2008

ARTICLE XIIF

Sandtown Overlay District

12F.1. PURPOSE AND INTENT. The Board of Commissioners of Fulton County, Georgia hereby declares it to be the purpose and intent of this Resolution to establish a uniform procedure for providing for the protection, enhancement, preservation, unity of design, and use of places, sites, buildings, structures, streets, neighborhoods, and landscape features in the Sandtown District in accordance with the provisions herein.

This Resolution is adopted as part of a strategy designed to promote the health, safety, order, prosperity, and general welfare of the citizens of Fulton County through the regulation of design, aesthetics, location, bulk, size of buildings and structures, and the density and distribution of population.

This Resolution also seeks to reduce congestion on the streets; to provide safety from fire, flood and other dangers; provide adequate light and open space; protect the natural environment and address other public requirements, in order to provide sustainable development that involves the simultaneous pursuit of economic prosperity, environmental protection and social quality.

This Resolution also seeks, among other things, to promote accepted design principles in areas of new development and redevelopment, to raise the level of community understanding and expectation for quality in the built environment, to protect and enhance local aesthetic and functional qualities, and to stimulate business and promote economic development.

In consideration of the character of the Sandtown District, these regulations are to monitor the suitability for certain uses, construction and design, prevent functional and visual disunity, promote desirable conditions for community and commerce and protect property against blight and depreciation.

In order to allow for wider community involvement, any proposed development that would fall under an overlay district's purview and that abuts the common boundary with another overlay district will result in Fulton County staff contacting the appropriate adjoining overlay district representatives. Each community will then be invited to participate in all County facilitated meetings. However, the project's final development standards shall be governed by the Overlay District Standards in which the parcel lays.

12F.2. SANDTOWN OVERLAY DISTRICT USE REGULATIONS. The Sandtown Overlay District applies to all properties zoned or developed for nonresidential and residential uses (except single family detached dwelling units) as illustrated on the attached map below. Single family developments are exempted except for compliance with Section 12F.4. A (Buffers and Landscaping). Single family units not part of a subdivision are exempt from this Ordinance. Within the Sandtown Overlay District, land and structures shall be used in accordance with the standards of the underlying district.

Whenever provisions of this Article conflict with any other Article in the Zoning Resolution of Fulton County or any other Fulton County ordinances, regulations, or resolutions, these standards shall prevail.

12F.3. DESIGN REVIEW BOARD. The Sandtown Overlay District Design Review Board shall consist of a seven-member board of residents, land owners, business owners, and professional architects and/or land planners, who either maintain primary residences and/or businesses or own land in the Sandtown District. The Board shall review all plans for development in the District for compliance with the standards herein and shall make recommendations to the Department of Environment and Community Development prior to the approval of a Land Disturbance Permit, Building Permit, or Sign Permit.

Members of the Sandtown Overlay District Design Review Board shall be nominated by the District Commissioner and approved by the Fulton County Board of Commissioners. Members shall serve at the pleasure of the Board of Commissioners.

Members of the Sandtown Overlay District Design Review Board will elect a Chairman and a Vice-Chairman. Meetings will be conducted in accordance with Robert's Rules of Order.

Public records shall be kept by the Sandtown Overlay District Design Review Board of its resolutions, proceedings, findings, and recommendations and such records shall be maintained in a place and manner as to allow public access.

12F.4. DEVELOPMENT STANDARDS.

12F.4. A. Buffers and Landscaping

1. 40-foot wide natural, undisturbed buffer except for approved access and utility crossings, improvements, and replantings where sparsely vegetated subject to the approval of the Fulton County Arborist, with a 10-foot improvement setback or as may be approved by the Director of Environment and Community Development, along Camp Creek Parkway.

2. 15-foot wide landscape strip along Campbellton Road and All AG-1 and residential zonings or uses shall provide a minimum 25-foot wide natural, undisturbed buffer with a 10-foot improvement setback or provide a minimum six (6) foot high earthen berm planted to landscape strip standards, with a maximum slope of 3 to 1 or combination thereof along any other all public streets when Article 4 of the Zoning Resolution otherwise specifies a smaller landscape strip.

3. All nonresidential (except AG-1) zonings or uses shall provide a minimum 25-foot wide landscape strip along all public streets.

34. 1015-foot wide landscape strip along any interior property line adjacent to a nonresidential zoning and/or use.

12F.4. B. Screening

1. Refuse areas and receptacles shall be placed in the least visible location from public streets and shall be enclosed on 3 sides with opaque walls. The 4th side shall be a self-closing gate made from noncombustible materials. Opaque walls shall be a minimum of 12 inches higher than the receptacle. Wall materials shall be noncombustible brick, stone, or split-faced concrete masonry block. Refuse receptacles shall not be placed within 50 feet of an existing residential or AG-1 (Agricultural) zoning district.

2. Accessory site features are prohibited in the front yard of any property.

3. Accessory site features located on the ground shall be screened from view from any public right-of-way, any residential use, or any residential or AG-1 zoning category by one of the following: placement behind the building, 100% opaque fencing, berm or vegetative screen planted to buffer standards.

4. Accessory site features on a roof shall be screened by a parapet or other architectural feature or as approved by the Director of Environment and Community Development.

5. Opaque fences are prohibited adjacent to public streets.

6. Fencing materials along public streets and side yards are restricted to stone, iron, wrought iron, material designed to have the appearance of wrought iron, treated wood, or material designed to have the appearance of natural wood. white picket, and minimum 3-rail horse fencing with posts.

7. Chain link fencing may be used along golf courses, play fields, and other recreational areas. All chain link fencing shall be black or hunter green vinyl coated.

8. When required, fencing material around detention/retention facilities shall be black or hunter green vinyl coated chain link fence.

9. Retaining walls shall be faced with or constructed of stone, brick, or decorative concrete modular block only.

10. All parking and loading areas shall be screened from public streets by either a minimum 4-foot high berm and/or a continuous hedge of evergreen shrubs.

12F.4. C. Pedestrian Paths

1. Sidewalks are required along all public and private road frontages.

2. Except in truck loading and parking areas of industrial and warehouse-distribution uses, internal walkways (paths) are required from the public sidewalk to the main entrance of the principle use of the property and shall meet applicable Americans with Disabilities Act (ADA) standards for slope, width, texture, level differences, and ramps.

3. Pedestrian paths may be constructed of either colored/textured materials or conventional sidewalk materials and shall be clearly identified.

4. Pedestrian paths shall be illustrated on the site plan submitted at the time of application for a Land Disturbance Permit

5. Paths shall be designed to minimize direct auto-pedestrian interaction.

6. Paths shall be connected to signalized crosswalks where applicable.

7. Paths shall be direct and convenient routes between points of origin (such as a bus stop) and destination (such as a shop, bank, etc).

8. Street furniture shall be located outside the specified width of any pedestrian path.

12F.4 D. Lighting

1. A lighting plan for open parking lots and pedestrian paths shall be submitted for approval prior to the issuance of a Land Disturbance Permit.

2. Any lighting fixture shall be a cutoff luminary whose source is completely concealed with an opaque housing. Fixtures shall be recessed in the opaque housing. Drop dish refractors are prohibited. The wattage shall not exceed 420 watts/480 V per light fixture. This provision includes lights on mounted poles as well as architectural display and decorative lighting visible from a street or highway. Wall pack lighting shall be cut-off down directional a maximum of 250 watts. Canopy lighting shall be cut-off down directional a maximum of 250 watts. Canopy lighting shall be cut-off luminaries with maximum lamp wattage of 400 watts.

3. Light sources (lamps) shall be incandescent, fluorescent, metal halide, mercury vapor, natural gas, or color corrected high-pressure sodium (CRI of 60 or better). The same type must be used for the same or similar type of lighting on any one site.

4. Mounting fixtures must be modified in such a manner that the cone of the light is not directed at any property line. The minimum mounting height for a pole is12 feet. The maximum mounting for a pole is 28 feet. Any fixture and pole located within 20 feet of a residential zoning shall be a type four or forward throw distribution.

5. All site lighting shall be designed so that the illumination as measured in foot-candles at any one point meets the following standards: Minimum and maximum levels are measured at any one point. Average level is not to exceed the calculated value and is derived using only the area of the site included to receive illumination. Points of measure shall not include the area of the building or areas which do not lend themselves to pedestrian traffic. Also, if the major portion of the lighting design is to be in the front of a building, the average level should not be affected by adding a light or two in the back of the same building, which would raise the average of the intended area for lighting.

6. Future renovations, upgrades, or additions to existing facilities prior to the effective date of this ordinance shall not exceed existing illumination levels below. The entire site must be bought into conformance with this article should a renovation, upgrade, or addition occur that would require a land disturbance permit.

Location or Type of Lighting	Minimum Level	Average Level	Maximum Level