Professional Documents
Culture Documents
November 2015
Contents
Introduction
Zoning Districts
Nonconformities
Parking
Environment
Perimeter Center
Miscellaneous
Recommended Approach
1. Organization and Format
7
7
2. Use Classifications
10
3. Off-street Parking
10
11
5. Housing Options
11
12
7. Nonconformities
12
8. Procedures
13
13
14
iii
Introduction
The City of Brookhaven has begun a project that
will lead to a complete rewrite of the existing zoning ordinance. The project is being undertaken for
two key reasons:
1. The citys existing regulations are based on ordinances that were in effect in the county long
before the city was incorporated. City leaders
have signaled that it is time for Brookhaven to
chart its own course with respect to the rules
that govern land use and development. These
regulations must respect private property
rights, protect the established character of the
citys many stable neighborhoods and accommodate high-quality development in areas
slated for growth and change.
A website has been established for the rewrite project. This site will serve as a central clearinghouse
for information, including reports, documents
and notices of upcoming public meetings: www.
brookhavenzoning.com.
DIVERSITY
NEIGHBORHOODS
UNIQUE BROOKHAVEN
SUSTAINABILITY
A CITY OF PARKS
ECONOMIC PROSPERITY
3. Community Goals
33
A wide variety of views and opinions were expressed during the early project listening sessions
and the introductory meeting of the project advisory group. This section summarizes the views
expressed at those meetings. It is important to
remember, that these views do not necessarily represent the views of the city or the consultant. They
are offered to provide context and a sense of the
varying community sentiment regarding the types
of issues that may be addressed in Brookhavens
zoning ordinance rewrite.
At least one person suggested that the new ordinance needs to be tied more closely to the new
comprehensive plan.
Zoning Districts
Several participants offered comments about zoning
districts, such as:
A major clean-up;
Nonconformities
Many people mentioned the fact that some older
areas of the cityparticularly R-75 zoned areas
have lot sizes that are at odds with zoning district
lot area and width requirements. This mismatch
results in lots being deemed nonconforming and
owners needing to obtain variances to build or
make improvements. Some suggested addressing
this situation by amending zoning district regulations to better fit existing lot and building patterns
or by rezoning such areas to another conforming
zoning classification.
Someone also posed the scenario of a property
owner with an existing nonconformity who wishes to make an improvement that would make the
property more conforming, though not entirely
conforming. The question raised by this individuals,was different decision-making criteria should
apply in such cases (rather than strict adherence to
all of the hardship criteria).
Buford Highway
Some participants who talked about the Buford
Highway area mentioned the corridors economic
potential. Others, citing the trail plans for North
Many people commented on the setback averaging regulations of the zoning ordinance. Most were
in favor of attempting to craft new rules for corner
lots, allowing reduced building setback on side
streets. Others suggested attempting to refine clarify
the method for establishing what constitutes the
average or mean setback in a given context. Still
others suggested that mandatory setback averaging
requirements pose too many hardships and should
be eliminated or drastically overhauled.
Parking
Parking issues seemed to focus primarily on the
minimum parking ratios of the Peachtree Road
overlay. The sentiment expressed by some was that
the minimum off-street parking requirements in
the overlay are too low and have resulted in spillover parking into stable neighborhood areas. One
person noted that the problem may be the result
of allowing single-use developments to use the
overlays shared, mixed-use parking standards.
Environment
Several people expressed a desire for clearer, simpler tree canopy protection requirements.
One person expressed the view that property owners should be allowed to at least request relief from
stream buffer regulations.
Perimeter Center
RM districts allow
too many building types; or dont provided enough guidance;
residential building type regs are confusing and
overlapping;
Miscellaneous
The following paraphrased comments were also offered by listening session and meeting participants;
Dr
Curtis
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Carlton Pl
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Bol
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Like many ordinances, the way in which information is organized and presented in the citys existing
zoning ordinance could be greatly improved. This
section describes several
157 ways in which the new
ordinance will be made easier to navigate, use and158
understand.
Rd
Tu
Rd
rs
ve
Ri
RM-75
C-1
ea
rth
No
The zoning ordinance is currently codified as Chapter 27 of the city code of ordinances. It is organized
into a series of six articles, each of which contains a
broad range of information:
lls
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Dr
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NS
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155
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R-A8
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w
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C-2
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R-50
O-I
C-1
u
Dr
Shady Va ll
R-50
R-A8
RM-HD
O-I
rd
Bu
Dr
ds
oo
W
Le n
Childers Rd
R-85
ox V
ly L enox View
t Cir
mon
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R-A5
NS
RM-75
C-1
O-D
RM-75
RM-75
Dr
R-85
Trailview Way
RM-100
C-1
R-A5
Victo
r
ble
No
RM-100
R-85
R-A5
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Ct
Clairmont Way
w
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os
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152
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151
am
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k s tone
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n Ln
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Fo
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R-85
R-A8
R-75
RM-85
RM-75
R-60
RM-75
R-85
R-75
Wright Ave
Win
Dogwood Ter
rw
Af
to
RM-85
R-75
Wrights M
R-A8
Mcjenkins Dr
Century Pl
O-I
ne
R-85
203
O-I
R
od
wo
RM-75
RM-HD
Wilmont Dr
RM-75
ne Ln
Pi
Valle RM-100
yW
ay
The section of the report sets forth a series of conceptual recommendations for Brookhavens new
199 It is based on issues raised by
zoning ordinance.
staff, residents and city officials during early project
198
meetings and the consultants review of the current
zoning ordinance. It does not attempt to identify
every needed change. Instead, it sets the tone for an
overall approach to the ordinance rewritea kind
of big picture road map for rewriting the ordinance.
As the project proceeds, many additional technical revisions and edits will also be proposed in an
effort to produce a more comprehensible and user
friendly document. Additional substantive changes
156 the
will likely be identified and worked out during
ordinance drafting process.
R-75
Pine Co
Lynmoor Dr
Burton P laza Ln
ee Dr
N Cliff
R-DT
RM-85
tone C ir
RM-75
Coosawatt
k
Pa r
ay Est
airw
Fairway Gdns R-A5
N ottingh
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R-75
ir
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RM-85
RM-75
R-A8
Cobblesto
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202
Recommended Approach
Gab
Ci r
ldw
Ca
Coosawattee Dr
Briarwood Hills Dr
way
il ls Rd
id H
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Br
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Jonatho
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Village
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RM-85
R-A5
O-I
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RM-85
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R-75
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Cir
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R-75
Sk
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Noel Dr
Yancy Ln
200
Fairhill Ln
N Dru
E Club Dr
Ramp
Lindenwood Ln
R-A8
236
R-75
C-1
R-75
Wayside Dr
Colonial Dr
R-75
R-50
Trl
R-75
ur
eh
Lim
R-50
R-50
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R-50
R-A5
R-A8
RM-85
RM-75
Skyla
R-50
R-50
R-75
Ave
O-I
R-75
Skyland Ter
R-75
R-50
Oglethorpe
R-75
Dr
R-50
R-75
arn C ir
Fe
t Dr
Raven H
Skyland T
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Cotswold Dr
Wawona Ter
Ct
R-A8 Tugaloo
R-75
Fearn Cir
RM-150
Cir
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Loraine St
R-60
R-60
237
G rant Dr
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Sylv
R-50
Etowah Dr
Milowyn Pl
R-75
Ci
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R-50
R-75
R-A8
R-75
RM-75
RM-HD
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RM-75
RM-75
R-A8
kli n
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RM-75
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R-75
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238
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Peachtree
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Ellijay Dr
Bellaire Dr
C-1
239
RM-75
R-75
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RM-75
R-75
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Canmon
Trentwood Pl
R-50
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R-75
R-60
R-A8
Dr
Manville Dr
243
RM-75
en
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Dr
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Dr
Rd
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W
aven D
Brookh
R-100
Aragon Way
Wilford Dr
RM-100
C-1
C-1
B ro o khaven
Sunland Dr
R-100
Br
Tryon Pl
Rd
Br
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Rd
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Green Meadows Ln
Ma
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Rd
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RM-85
Stoland Dr
RM-HD
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Re
ay
W
S Bamby Ln
R-100
R-75
Camille Dr
e Rd
R-75
d
orne R
E Osb
O-I
RM-75
RM-75
R-DT
Dorman Ave
R-75
242
pson Rd
EO
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Rd
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Bragg St
Rd
241
Driveway
O-I
R-75
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RM-75
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R-50
Ter
Article I: General
Article II: District Regulations
Article III: Overlay District Regulations
Article IV: Supplemental Regulations
Article V: Administration
A preliminary proposed outline for the new ordinance follows. This proposed outline breaks out
and elevates important zoning provisions that are
sometimes buried within the documents current
organizational scheme. This approach should make
it easier to zero-in on provisions of importance to
individual ordinance users.
The new regulations should also contain illustrations and graphicsinstead of just long passages
of textto help convey the meaning of regulatory
concepts.
Sample Illustration
Description
2.2.4.
Building Regulations
following regulations.
area.
Building Regulation
Minimum Building Setbacks (feet)
F
S
I
R
Front Street
35[1]
Side Street
20[1]
Interior Side
10
Rear
40
40
2,000
2.2.2.
Building Types
A.
B.
2.2.3.
le
mp
Detached houses
Public and civic buildings
Lot Regulations
e
ag
u
yo
la
Sa
Lot Regulation
A
W
C
15,000
100
35
45
2.2.5.
Use Regulations
Principal uses are allowed in the R1-15 district in accordance with the use regulations of XXX.
2.2.6.
A.
Other Regulations
Accessory Uses and Structures
See XXX.
B.
Parking
See XXX.
C.
Fences
See XXX.
2. Use Classifications
3. Off-street Parking
Excessive off-street parking requirements can lead
to the over-development of parking infrastructure,
which increases impervious cover and stormwater
runoff and drives up the cost of development.
The current ordinances use typology could be simplified and collapsed into a logical, well-defined use
classification system that includes just a few dozen
land use categories. This move would eliminate an
outmoded system of use regulation and allow the
city to better respond to economic and technological changes over time.
Allowed Uses
Zoning District
USE CATEGORY
Subcategory
Specific Use (See
Minor
Major
Wireless Telecommunications
Freestanding tower
Building-mounted antenna
Tower-mounted antenna
COMMERCIAL
Adult Use [1]
Animal Service
Boarding or shelter
Grooming
Veterinary care
Assembly and Entertainment
Commercial Service
Building service
Business support service
Consumer maintenance and repair
Personal improvement service
Research service
Day Care
Day care home
Day care center
Eating and Drinking Establishment
Restaurant
Bar
Financial Service (except the following)
??? (Pawn/sheck/payday??)
Funeral or Mortuary Service
Lodging
Office
Parking, Non-Accessory
Use Regulations
MX1
MX2
MX3
Supplemental
Regulations
MX4 CO-1
CO-2
CN
CG
P
S
P
S
P
S
P
S
P
S
S
S
S
S
P
S
P
S
P
S
P
S
P
S
S
S
P
S
S
P
S
S
P
S
S
P
S
S
P
S
S
P
S
S
P
S
S
P
S
S
P
S
S
P
S
S
P
S
S
P
S
S
P
P
P
P
18.25.11 -F
18.25.11 -F
18.25.11 -F
18.25.11 -A
P
P
P
P
P
P
P
P
P
P
P
P
S
S
P
P
P
S
P
P
P
18.25.11 -B
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
?
P
P
?
P
P
?
P
P
10S
P
S
P
S
P
P
S
S
S
P
S
P
P
P
P
S
P
S
P
P
P
P
P
P
P
P
???
Expressly allowing the use of pervious pavement materials and bioretention areas within
parking lots;
Single-family detached
Single-family attached
Duplex
5. Housing Options
Side
Side
Fr
on
Front
11
Rear
Cul-de-sac
Lot
Sid
Sid e
e
Cul-de-sac
Lot
Rear
Rear
Rear
n
Fro
Side
Side
Side
Side
Interior Lot
Rear
Cul-de-sac
Lot
Rear
Side
Corner Lot
Street
Side
Side
nt
Fro
Front
Front
Front
Cul-de-sac
Lot
Rear
Interior Lot
Side
Side
Corner Lot
e
Sid e
Sid
Street
Side
Front
Corner Side
Front
Rear
Rear
Corner Lot
Interior
Lot
Cul-de-sac
Lot
Front
Front
Rear
Rear
Side
Side
Side
Side
Side
Front
Flag Lot
Corner Lot
Side
Side
Side
Reverse Corner Side
Front
Front
Rear
Reverse
Corner Lot
Through Lot
Side
Rear
Side
Interior
Lot
Rear
Side
Interior Lot
Side
Side
Corner Lot
Rear
Front
Front
Corner Side
Front
Rear
Fron
Street
Front
Corner Side
Street
Front
Rear
Rear
Rear
Side
Side
Rear
Cul-de-sac
Lot
Sample Illustration
Triplex
Multi-family
Supportive living
In order to address such comprehensive plan priorities as infill compatibility, community identity and
appearance, walkability, bikeability, and transit-orientation, the updated zoning ordinance will need to
include additional provisions addressing form and
character.
Senior housing (such as assisted living, congregate living, continuing care retirement community).
7. Nonconformities
In zoning parlance, nonconformities are buildings, uses, and lots that were established in compliance with regulations in existence at that time, but
that no longer comply with applicable rules because
the rules were changedor were first instituted
after such situations were established. Nonconforming status could be related to virtually anything now
addressed by current controls, including failure to
meet current zoning setback, building height, lot
coverage or stream buffer standards.
Some people confuse nonconforming with illegal. A more apt description might be previously
conforming, because it more clearly indicates that
such situations did comply with applicable rules
at one point in time. The stigma of nonconforming status sometimes results in all nonconforming
situations being treated alike, as is the case with the
Nonconforming Uses section (Article V, Division
5) of Brookhavens current zoning ordinance.
A recommendation to incorporate additional housing options into the zoning ordinance should not be
interpreted as a call to include them in all districts,
but rather that an expanded range of options be
available through in some districts or zoning techniques and the applicable standards that apply to
such housing types be clearly stated.
12
8.3 Enforcement
8.1 Organization
8.2 Variances
8. Procedures
13
areas where change is desired and when existing zoning regulations hinder achievement of
the desired change; or
While neighborhood character overlays are often thought of as imposing an additional layer of
requirements, the regulations of an neighborhood
character overlay can actually be more or less restrictive than the underlying zoning.
14