Castleberry Hill

Steering Committee - Zoning Draft Dec 2000

Zoning Draft 12/18/00

Castleberry Hill

proposed zoning 12/18/00


Draft


www.castleberryhill.org

Steering Committee Findings 12/18/00

Castleberry Hill
www.castleberryhill.org
Steering Committee Findings
Regarding Neighborhood Zoning and Design Guidelines
12/12/00

Whereas, The Castleberry Hill Neighborhood Association has formed a Steering Committee to draft recommendations regarding zoning and
design guidelines for the neighborhood; and

Whereas, neighborhood developers have joined the Committee to provide their expertise regarding the realities of development; and

Whereas, the recommendations of the Committee are a result of the Neighborhood Master Plan administered by the City of Atlanta’s Planning Department; and

Whereas, The City’s Planning Department has encouraged the Neighborhood Association through the Master Planning effort to develop design guidelines and zoning regulations; and

Whereas, the Steering Committee has studied the physical characteristics of the neighborhood, current zoning and land use, history.

NOW THEREFORE BE IT RESOLVED BY THE STEERING COMMITTEE AND BROUGHT TO THE NEIGHBORHOOD ASSOCIATION FOR APPROVAL as follows:

General Statement of intent

1. To preserve the Castleberry Hill National Register District’s historic
pattern and distribution of building types that are characterized
primarily by railroad service, warehouse-distribution, and small
retail-commercial buildings, many of which were constructed in the
early 20th century.

2. To encourage economic development and a variety of housing
opportunities;
to foster neighborhood revitalization; and to encourage an economically
and culturally diverse population.

3. To promote a livable, sustainable neighborhood with pedestrian
convenience and connectivity; to better link building to the public
life of the street; and to better reflect the planning policies of the
City’s CDP (“ all buildings shall front on streets or squares” 20-45).


Boundaries and Scope

These recommendations are applied to the area shown on the attached map, which is the area of Castleberry Hill Neighborhood, on the north MLK Jr. Dr., on the east Spring St. and I-20, on the south McDaniel St., and on the west Northside Dr. with the the exclusion of the federal property of the Richard Russell Federal Courts Building at MLK Jr. Dr. and Spring.St.
and Mitchell St., and the following additions:

1. The addition of the Peters St.Bridge.
2. The addition of the parcel (s) at the northeast corner of Mitchell St.
and Centennial Olympic Park Dr.

The boundaries of Castleberry Hill Neighborhood are divided into three Subareas as depicted on the attached map “Proposed Neighborhood Subareas”. Committee recommendations for each subarea are as follows:

1. SUBAREA 1:

The intent for subarea 1 is to protect the core of the Neighborhood which is comprised of early twentieth century historic railroad service,
warehouse-distribution, and small retail-commercial buildings.

A. Boundaries: The boundary of Subarea 1 is the boundary of the existing
National Register District with the following inclusions:

• All of the property east of Peters St.to the railway.
• The parcels which front the west side of Walker St.
• On the north side to include property along Centennial Olympic
Park Dr. to Chapel St.and Nelson St., as to include the
Historic Buildings such as the Mueller Lofts and John Deere Lofts.

B. Height: The Committee believes it is important to develop height
regulations which preserve the compatibility of visual qualities
and special relationships that exist between buildings in the
Historic Register District.
The Historic buildings are one, two, and three stories in height. The
Committee has studied topography, height of the existing buildings, current land values, and development trends with the following findings:

• The Swift building ( 244 Peters St.) is 42 feet in height.
• 200 Walker is approximately 46 feet in height.
• Because these buildings are above average in height, the recommended
height for this area is to be 40 feet, measured at the frontage
St.of the property, as the control for this subarea.
• To avoid penalizing the low lying area east of Peters St.to the
railway, building heights will be measured at the closest point of
Peters St.
• The Committee recognizes that Peters St., north of Haynes St., is an
important gateway to the Historic District. Therefore, the
recommendation is that new construction north of Haynes St. on
Peters St. be limited to a 2 story building compatible in height to
the existing historic structures there.
.
C. Setback: The Committee recognizes it is important to compliment the
historic pattern of buildings aligning at the street. At the same
time, the Committee recognizes the need for adequate sidewalks for
pedestrian safety and sidewalk activities. Therefore, the Committee
recommends the following regulations:

• Produce a minimum of 10 foot and maximum of 15 foot wide sidewalks
along Peters St. by action which takes back the Street and preserves
the continuous uninterrupted frontage of buildings at the street.
• Produce a minimum of 9 foot and maximum of 15 foot wide sidewalks
everywhere else.
• Produce design criteria for what structures are appropriate in set
backs, and what style, type, and material is appropriate for such
structures.
• Develop and promote the use of a Pedestrian Space Plan for the
Neighborhood.
• The Committee further recommends that when retail is the use, that
the customer entrance be at the street front.

D. Architectural Standards: The intent of the Architectural Standards
would be to:

• To set forth basic minimum standards that are compatible with the
existing historic buildings within the neighborhood. The intent is
not to limit the design of a new structure to replication of
existing structures, but to foster design of massing, size, scale,
materials, and elements to enhance the built quality of the
Neighborhood while encouraging creativity. The Committee recognizes
that in addition to the height and setback, the actual visual image
of the building is important to preserving the character of the
Neighborhood.
• Alterations and additions should be clearly differentiated, but
acknowledge scale and m,material so that a false historical
appearance is not created. Alterations and additions should be in
accordance with the U.S. Secretary of the Interior Standards for
Rehabilitation and Guidelines for Restoring Historic Buildings.
• To promote visual continuity and preserve the character of the
Historic District, the committee recommends design guidelines to be
applied. The following guidelines are taken from a list the
neighborhood started in 1985:

1. New construction and renovations to existing structures shall use
natural materials compatible with surrounding historic structures,
including:
a. Stone
b. Brick
c. Wood
d. Glass block
e. Storefront glazing
f. Stucco to be limited to Portland cement, quantity and location.

2. Guidelines to regulate signage are recommended, including:

a. No Flashing Signs
b. External illumination of signage only - NOT internally illuminated
c. If sign is not attached to the building it can not be lit.
d. NO GENERAL OUTDOOR ADVERTISING SIGNAGE. NOT VARIABLE.

3. Roof lines of new construction and renovations should be compatible with
existing historic roof lines.
Existing roofs lines are primarily flat roofs or low pitched behind
horizontal parapets with stepping details and occasional gabled parapets
( Pillowtex building 141 Mangum St.).

4. Roof top construction.

a. Roof top construction should be setback from the exterior building
wall.
b. The committee recognizes that the roof top appurtenances are
characteristic of the district. As such, penthouse structures should
be allowed to some height limit as an exception to other height
limits.
c. Decks should be constructed of quality materials. Wood railing and
structures should not be visible from the frontage street.

5. Lighting. Guidelines should be developed to promote uniform lighting
throughout the district compatible with the historic character of the
neighborhood.

6. Facades ( see also 4 above ). Guidelines should be established to
ensure the use of windows, or fenestration, which is compatible with
historic entries.
7. Building entries should be at the street front and be compatible with
the historic entries.

E. Parking: There is an acknowledgement of the need for parking. Shared and
offsite parking arrangements are encouraged. A goal of seeking out a
parking factor that encouraged retail in all areas where buildings are
close to the sidewalk. Encourage the development of a parking area East
of Peters St. to satisfy public parking needs. Recommend 1 parking space
per dwelling. Surface parking shall be screened from the public right of
way with a landscaping strip. Trees must be a minimum three and a half
caliper measuring 36 inches from the ground. and a minimum height of
ten feet. Shrubs should not exceed a maximum height of two feet. Other
regulations to remedy future parking problems should be developed.
F. Street Furniture: Street furniture to include but not limited to lamps,
bench seating, newspaper vending boxes, trash receptacles, official city
and neighborhood signage, trees and shrubs and flowers pots.

1. Sidewalk Cafes: Should be located back from the intersection where
pedestrians queue up before crossing. The placement of defined seating
space should leave ample room for pedestrians to pass by. The seating
area should be well defined. Traditional wooden or plastic picnic tables
and benches are prohibited.

2. Retractable awnings or removable umbrellas: must have a minimum
clearance of seven feet above the sidewalk level.

3. Newspaper vending boxes: should be placed so they do not interfere with
pedestrian circulation. Back from the intersection and outside the sight
triangle. ( Definition of sight triangle as follows: An area bounded by
the first 20 feet along the intersecting edges of where the right-of-way
is located and a line connecting the ends of such 20 foot lines ). The
boxes shall never be attached to lighting fixtures. Boxes shall not be
grouped together and have a length of no more than 6 1/2 feet.

4. Tree Planting: All newly planted trees shall be a minimum of 3 1/2 inch
caliper measured at 36 inches from the ground. and a minimum of ten feet
in height. Trees shall be drought tolerant, limbed at a seven foot
height. Trees that will reach thirty feet and over shall not be planted
inside the sight triangle.

5. Trash receptacles: Should be a Victor Stanley Model S-42 or similar
looking standard.

2. SUBAREA 2:

A. Boundaries: On the northside at MLK Jr. Dr., east side Elliott St.,
Chapel St. to Centennial Olympic Park Dr., south one property deep west
of Walker St. to Peters St. and McDaniel St., and then west on McDaniel
St.to Northside Dr. and then north to MLK Jr. Dr. ( See Map )

B. Height: The committee recommends three height zones for Subarea 2.
1. Buildings or portions of buildings east of Northside Dr. and west of
a line which is 250 feet from the east right-of-way of Northside Dr,
as indicated on the attached map, may be a maximum of 70 feet in
height at any frontage.
2. Buildings east of the 70 foot height zone west of SUBAREA 1, may be a
maximum of 50 feet in height.
3. Buildings to the north of Nelson St., as indicated on the map, may be
a maximum of 50 feet in height.
The committee recognizes that Centennial Olympic Park Dr. ( COP Dr.) is
the gateway of the neighborhood and the Historic District. Therefore,
the recommendation is that all new construction north of Chapel be
limited to a two story building with pedestrian entrance on COP DR.

C. Setback: To encourage neighborhood oriented development and pedestrian
connectivity.
1. A minimum 15 foot sidewalk at Northside Dr.
2. A minimum of 9 foot sidewalks elsewhere.
3. Parking behind buildings, rather than in front.
4. Buildings that front on streets or squares.
5. When retail is the use that the entrance be at the street.

3. SUBAREA 3:

A. Boundaries: At the south point of Peters St. and Spring St., south along
Spring St. to I-20, southwest along I-20 to McDaniel St., west along
McDaniel St. to the Norfolk Southern and CSX Railway, and north back to
Spring St.

The committee has heard from the owners of this area and
recommends that the zoning which will protect their revitalization
efforts and encourage further revitalization limit some uses and
promote residential and retail in this area.
The Committee recommends:

B. Height: No restrictions beyond what is already in place.

C. Setback: To encourage neighborhood oriented development and pedestrian
connectivity:
1. A minimum 15 foot sidewalk at Whitehall and Spring St.
2. A minimum 9 foot sidewalk elsewhere.
3. Parking behind buildings, rather in front.
4. Buildings that front on streets or squares.
5. When retail is the use that the customer entrance be at the street.
6. Shared parking when possible, with access off McDaniel St. behind all
of the buildings utilizing a shared driveway with maintenance
agreement. Reduce the use of front curb cut along Whitehall St.

D. Zoning: Rezoning of this I-1 area to commercial in order to eliminate
environmental contamination and allow and encourage residential uses,
while at the same time preserving the light industrial uses of the
owners who have revitalized that area.

4. Recommendations that apply to all areas:
In addition to the above, the Committee recommends:

A. Prohibition of the following uses:
1. Parking lots for hire, unless specifically dedicated for uses
within the neighborhood and community parking for retail.
2. Adult entertainment establishments.
3. Retail sale of liquor and wine.
4. Heavy industry.
5. Tow lots.
6. Gas stations.
7. Automobile repair and body shops.
8. Automobile sales lots.

B. In order to minimize curb cuts, regulations which would permit shared
driveways.

C. Regulations that prohibit drive-throughs.

D. Regulations that discourage environmental contamination from,
businesses like dry-cleaners.

E. Regulations that discourage parking pressure on Subarea 1 from other
areas.

F. Regulations that spell out the variance process and criteria for
granting variances, special uses permits, special administration
permits.etc.

G. Improved Neighborhood review of all issues, and improved
communication between City and Neighborhood, possibly with the use of
the internet.

H. All new construction and exterior renovations shall be reviewed,
first, by the Neighborhood Association, then the UDC and the NPU.

I. Awnings and Canopies - fabric and metal are acceptable, no use of
internal illumination.

J. Entries - All entries will face the street front and call upon the
UDC to regulate the appropiate addition entries and casings.

5. Mechanism:
The Committee met with the city planning staff and entered into a
preliminary discussion of potential zoning mechanisms. Because of the
technical nature of these mechanisms it is important to research and
understand the implications for the Neighborhood of each option. The
following options have been discussed in the committee and throughout
the planning effort.
A. All of Castleberry Hill would be a Landmark District with different
subareas.
B. The core of Castleberry Hill would be a Landmark District and the
other subareas would be Historic Districts.
C. A new SPI District would supplant the existing zoning. The core
would have a Landmark District Overlay. A critical aspect of this
mechanism would be designing the SPI regulations so that appropriate
neighborhood review is maintained.

ADDITIONAL ITEMS STILL UP FOR DISCUSSION

DENSITY
LOT COVERAGE
MINIMUM LOT SIZE - WIDTH, DEPTH, AREA
USES OF SETBACKS - PARKING, BUFFERS DISTURBED AND UNDISTURBED
USES OF THE LAND USE INTENSITY SYSTEM ( LUI )
INTRUSIONS INTO SETBACKS
ACTIVE RECREATION IN REQUIRED YARDS
ACCESSORY STRUCTURES
TRANSITIONAL HEIGHT PLANES
USABLE OPEN SPACE REQUIREMENTS
PERMITTED PRINCIPAL USES
PERMITTED ACCESSORY USES
LIMITATION ON VARIANCES AND SPECIAL EXCEPTIONS
DRAINAGE AND WATER DETENTION PONDS
NON-VARIABLE ITEMS
FLOOR HEIGHTS
WINDOW AND DOORWAY DESIGNS
LOADING DOCKS
SITE PLAN GUIDE LINES
MASS AND SCALE
DESIGN FOR MISSING HISTORIC FEATURES

Committee Members:

Bill Bounds
David Butler
Bruce Gallman
Jerry Hoy
Jody Kuehn
Calvin Lockwood
Sharon Marshall
Herman Russell
James Schneider
Kate Siegel
Alycen Whiddon
( Russ Mc Call )*
( Ms. Heath )*


Issues may be different for different subareas of the neighborhood.
Some issues may be non-issues for the neighborhood.


* Member was informed and participated through Bruce Gallman