draft dunwoody comprehensive plan - mar 17

8/9/2019 Draft Dunwoody Comprehensive Plan - Mar 17

1/74

ACKNOWLEDGEMENTSACKNOWLEDGEMENTSACKNOWLEDGEMENTSACKNOWLEDGEMENTS

Mayor and City Council

Ken Wright, Mayor

Denis Shortal,Post 1

Adrian Bonser,Post 2

Tom Taylor,Post 3

Robert Wittenstein,Post 4

Danny Ross,Post 5

John Heneghan,Post 6

Steering Committee

Al Alberghini

Pattie Baker

Ray Dankberg

Bill Grant

Bill GrossmanRenate Herod

Barbara Koehler

Bob Lundsten

Robert Miller

Queenie Ross

Doug Thompson

Yvonne Williams

Dunwoody Citizens

Dunwoody City Staff

Warren Hutmacher,City Manager

Rebecca Blanford,

Planning Coordinator

Kimberly Greer,

Assistant to the City Manager

Chief Billy Grogan,

Chief of Police

Howard Koontz,

City Planner

Michael Lockett,

I.T. ManagerChris Pike,

Finance Director

Michael Smith,

Public Works Director

Mike Tuller/Jennifer Peterson,

Community Development Director

ConsultantsPond & Company

ARCADISRoss and Associates


2/74

REVISED 03.17.10

- 1 -

TABLE OFCONTENTS

INTRODUCTION AND OVERVIEW OFPLANNING PROCESS ................................................................ 3

SECTION I. COMMUNITY VISION ............................................................................................. 5

City-wide Vision Sta te ment ........................................................................... 5Future Development Map and Character Area Narrative ..................... 6

George town-Sha llow ford Road .................................................... 9

Jett Ferry Ga te way ........................................................................ 12

Tilly Mill Gate way ........................................................................... 13

Winters Cha pel ............................................................................... 14

Perimete r Center ........................................................................... 15

Dunw oody Village ......................................................................... 24

Institutiona l/ Campus .................................................................... 27

Office ............................................................................................... 28Sub urb an Ne ighb orhood ............................................................. 29

Multi-Family/ Mixed -Use ................................................................. 30

Future Development A reas: Qua lity Com munity Ob jec tives ................ 32

SECTION II. FINAL LIST OF ISSUES AND OPPORTUNITIES............................................................... 36

SECTION III. POLICIES AND GOALS ......................................................................................... 40

SECTION IV. IMPLEMENTATION PROGRAM ................................................................................ 52

Long Term Prog rams (beyond 5-year STWP time frame) ........................ 52

Short Term Wo rk Program ............................................................................ 65

Attachment I: Dunwoody Green Communities Certification

Chec klist ......................................................................................................... 67

SECTION V. PARTICIPATION SUMMARY.................................................................................... 72


3/74

REVISED 03.17.10

- 2 -

MAPS&FIGURES

FIGURE 1: Future Development Map ............................................................................. 8

FIGURE 2: Design elements envisioned for the Ge orgetown-Sha llow ford area ..... 9

FIGURE 3: Appropriate transitions: change in building heights, strategic parkingand buffers ....................................................................................................................... 10

FIGURE 4: Example sketch of the types of land use and amenities appropriate

within the Georgetown-Shallowford Corridor Area .................................................. 11

FIGURE 5: Perime ter Center LCI Framework Plan: develop ment typ es .................. 17

FIGURE 6: Deve lopment Opportunit ies ........................................................................ 18

FIGURE 7: Plan-view Perimeter Center Parkway Build- Out with Linear Park and

Green Spac e ................................................................................................................... 19

FIGURE 8: Transit Village Vision: Perimeter Focus: Envisioning a New Atlanta

Center Update(LCI 2005) .............................................................................................. 20FIGURE 9: Develop ment Opp ortunities, Transitiona l Zone (p 49, LCI Update 2005)

........................................................................................................................................... 22

FIGURE 10: Dunwoody Village will feature buildings close to the street, an active

pedestrian zone with b ic yc le op tions tha t a re sa fe and inviting. ........................... 25

FIGURE 11: Results of Community Workshop: New Parks, Priority Destinations, City

Hall and Police ................................................................................................................ 46

FIGURE 12: Results of C ommunity Workshop: Priority Destina tions and Bicyc le

Connec tions .................................................................................................................... 48

TABLES

Tab le 1. Sum mary of Tax Based Financ ing Methods ................................................ 57


4/74

REVISED 03.17.10

- 3 -

COMMUNITY AG E NDA

INTRODUCTION AND OVERVIEW OFPLANNING PROCESS

The City of Dunwoo dy has c om p leted the p roc ess of c rea ting its first Comp rehe nsive Plan. The

Com munity Developme nt Dep artment led the e ffort o f c oordinating g oa ls and po licies ac rossc ity dep artments, and a Stee ring Co mm ittee served a s an ad visory role b oth in solic iting p ublic

input a nd review ing d raft d oc uments. A tea m o f c onsultants fac ilitated mee tings and prepa red

drafts, as d irec ted by city sta ff.

The Comp rehensive Planning e ffort c ontemp lates the 2010-2030planning period and has been

completed per the Rules of the Georgia Department of Community Affairs (DCA), O.C.G.A.

Cha pter 110-12-1, effec tive Ma y 1, 2005. It esta b lishes a long -range vision and c om mits the C ity

to a short-term ac tion plan.

DCA rules state the format of the Comprehensive Planning process consists of three distinctc omponents as follows:

Com munity Assessment Summ ary of existing c ond itions with supp orting d at a and ma ps

Comm unity Partic ipation Prog ram for providing p ub lic input op portunities

Community Ag enda Polic y goa ls and strat eg ies for plan imp lementa tion

The Community Agenda is the heart of the Comprehensive Plan; it articulates the community

vision for a 20-year planning period and provides the policy that guides land-use decision

ma king . It also spec ifies the short-term (five-yea r timeframe ) strate gies by which the com munity

intend s to p ursue its vision. The C om munity Age nd a is based large ly on inp ut d erived from thec ommunity during the proc ess of c itizen involveme nt a s outlined in the Co mm unity Partic ipation

Prog ram . A Stee ring Comm ittee met reg ula rly to help draft the Com munity Age nda and

ba lanc e the various viewp oints expressed d uring the pub lic input p roc ess.

Over a te n-month p eriod , the City of Dunwo od y cond ucted ten com munity me etings to identify

issues and opportunities and to define future development for different neighborhoods in the

City, de fined as Cha rac ter Area s. Five o f the me etings foc used on the C harac ter Area s whe re

public input indicated change was most desired or

p ressure for c hange wa s likely to oc c ur. During these

meetings, residents were most concerned with the trafficimpacts of any change of future development activities.

They a lso e mp hasized the need to retain the tw o-lane road

c harac ter of the City. While consensus em erged reg arding

the ove rall vision of the City ac hieving more co nnec tivity,

wa lk-ab ility, green spa c e a nd c omm unity ga thering p lac es

and amenities -- there were very divergent viewpoints

ab out wa ys to ac hieve those cha nge s. Ultima tely, the


5/74

REVISED 03.17.10

- 4 -

Steering Com mittee recom mend ed to promote cha nge in strateg ic areas such as the

Georgetown area and in Dunwoody Village, but addressed concerns about impacts through

defining transition rules (buffers, building height limits) and requiring functional green space

should an exce pt ional, mixed -use p rojec t b e proposed to transform these area s into the vision

that the c om munity desires. Furthermore, where a pp rop riate, Cha rac ter Area de sc riptions set

param ete rs for innova tive pa rking and analysis of traffic impa c ts.

The Com munity Agend a conta ins three substantive sec tions, which include req uired and

optional components of the DCA planning standards: the Community Vision, Issues and

Opportunities, Policies and an Implementation Program. These sec tions were deve loped

through a process of community participation, relying upon the base-line data and map

ge nerated for the Com munity Assessme nt (see both the Executive Summ ary and Tec hnica l

Append ix). The Cha rac ter Area s are loca ted within the Co mm unity Vision sec tion.

The C omprehensive Plan d oc uments the Dunw oody Comm unity Vision throug h the t oo l of a

Future Develop me nt Map (FDM) and the d esc ription of ea c h Cha rac ter Area de fining land use,

building form and site de sign. Tog ethe r, the ma p and the intent de sc ribed for ea c h Charac ter

Area com prise the o ffic ial land use p olic y that the c ity zoning ordinanc e must aim to implement;

this policy frame work must be referenc ed fo r individua l land -use de c isions to be valid. In

addition, however, the Community Agenda establishes a set of policies regarding

transportation, population and housing, community facilities, economic development, natural

and c ultura l resources, and intergo vernmenta l co ordination tha t a lso inform land use as we ll as

othe r dec isions such a s infrastruc ture a nd c ap ital imp rovem ent planning.

The Imp leme nta tion Prog ram inc ludes a Short-Term Work Prog ram (STWP) and on-going

programs to struc ture long -rang e ac tivities. The STWP serves to p rioritize the g oa ls and o b jec tives

that emerged through the Comprehensive Plan process. As a five-year strategic plan, it assigns

benchmarks and tasks to specific city agencies and departments and, when appropriate, also

assigns c ost estima tes. The C ity of Dunwood y will update t he STWP annua lly in conjunc tion w ith

its annual budget process so that Council members review the Citys progress in conjunction

with the STWP schedule, revisit priorities determined w ithin the STWP, and sub seq uently a lloc a te

or re-a lloc a te resources acc ording ly. Through the annua l update, the STWP will be extend ed

one yea r and stay current. It w ill also he lp the C ity identify any nec essary am end me nts to the

Com prehensive Plan in the interim yea rs p rior to a full upd a te (co nduc ted every 10 yea rs).

Dunwoo d ys STWP is a lso o rga nized to serve as a ma nage me nt too l so tha t d ep artment hea ds

c an e sta b lish w orkloa d p riorities and revisit these p riorities with future C ity Co unc ils.

A minor amendment may be made at any time by Council; a major amendment requires

not ifying ARC a nd DCA, as we ll as a p ub lic hea ring p roc ess.


6/74

REVISED 03.17.10

- 5 -

SECTION I. COMMUNITY VISION

The c om munity vision pa ints a p icture o f wha t the C ity of Dunwo od y de sires to b ec om e d uring

the 20-year planning period from 2010 to 2030. It provides a description of the development

patterns expected by the City and under what conditions certain development may be

app rop riate. Throug h a series of p ublic me etings and wo rkshop s, Dunwo od y residents and othe r

stakeholders considered the character of different areas of the City; each character area is

delineated on the Citys Future Development Map (described below) and has a vision

assoc iate d w ith it to guid e future de c isions reg a rd ing land use and d esign. This sec tion beg ins

with a generalized vision statement for the entire City, then presents the Future Development

Map, and establishes land use and design policy via supporting text and illustrations for each

c harac ter area in the City.

City-w ide Vision Statement

The City of Dunwood y show c ases its big c ity ap pe a l with sma ll tow n feel from the mome nt you

c ross its ga tew ays. Through its unique , high-qua lity charac te r as a sa fe, comfo rta b le and

thriving place to live, work, shop and play, the City of Dunwoody preserves the past, promotes

ec onom ic vitality, protec ts the residential nature o f its neighborhoods, presents viable op tions as

a p lac e to live through a ll stage s of life a nd a bility, and prepa res for the futurethrough:

Historic a l designation de signed to save, restore, and p romote our heritage prop erties

Continued high-quality development of the Perimeter business area designed to

promote the economic engine of the City while enhancing convenience to products

and servic es for our c itizens

Conservative, c onsc ientious red evelop me nt of our other comm ercial nod es designed to

enha nc e the q uality of life of our residential neighborhood s Developme nt o f a variety o f living op tions de signed for all stage s of life a nd ab ility

Increased connectivity, enhanced transportation optionsincluding bicycle and

pe de strian, expa nded functional greenspa c e and pa rk ow nership de signed to imp rove

the health, vitality and recreational enjoyment of our Citys businesses and residents and

the long-term susta inab ility of our City

In 2030, the City of Dunwo od y will co ntinue to offer a sma ll tow n expe rience , with metropolitan

ac c ess. Ca pita lizing on its loca tion d irec t a c cess onto Atlanta s perime ter I-285 and m inutes

from Interstate 85 and Georgia 400, the City draws corporate offices and education centers

who se em ployees enjoy the cha rm of Historic d ow ntow n. Ma ster planning e fforts c oo rdina ted

with the Dunwoody City Council, major property owners, and investors throughout Dunwoodywill transform areas into more efficient and attractive corridors. Additionally, the City will create

ga tew ay area s which g ive Dunwo od y visitors and residents a d istinc t sense o f arrival.


7/74

REVISED 03.17.10

- 6 -

Future Development Map and Charac ter Area Narrative

The Future Deve lopm ent M ap and assoc iated na rrat ive b elow em erged from a series of ten

c om munity mee tings (see Sec tion V for the pub lic p articipa tion summa ry). This sec tion

estab lishes the vision and intent for ea c h charac ter area . Sta rting from a c harac ter area ma p

prepared for the Community Assessment, the steering committee and community meeting

participants refined the boundaries and established parameters for the type of future

de velopme nt d esired .

The Future Develop ment Ma p (FDM) de linea tes the b ound aries of ea c h c harac ter area . It is a

visual representation of the Citys future development policy . Interpretation of the map is

provided in the supporting text to be considered along with the Citys zoning, the Quality

Community Objectives and other local policies when decision-makers consider land

deve lopme nt questions or req uests. The supporting text p rovides written and g raphic

desc ription of the type s, forms, styles and pat terns of d eve lopm ent t hat the C ity will encourage

in ea c h area via implementation measures, primarily zoning .

The spec ific land use a nd othe r c harac ter features de sc ribed will inform t he p rep aration of

zoning d istricts ap prop riate for eac h charac ter area , with reg ulations c onc erning p ermitted a nd

conditional land use, as well as criteria for urban design, environmental sustainability,

c onnec tivity, and infrastructure req uirem ents. The Short Term Work Program ident ifies updating

zoning and development regulations as an action for the Community Development

Depa rtme nt. The C ity of Dunwo od y has ad ded to its STWP a c at eg ory of t ype to ide ntify

specific measures (regulations, investments, master plans) and has also prepared a set of long-

range prog ram s to d eta il the m ea sures that the City will undertake to imp lement t he vision and

goals documented below. Furthermore, three sub-area plans adopted or supported by the City

fall within character area boundaries found here, specifically: the Perimeter Livable Centers

Initia tive Stud y (LCI) and the two m aster pla ns p rog ramm ed for 2010 - the

Georgeto wn/ Sha llow ford Ma ster Plan a nd the Dunwoo dy Village Revitaliza tion Ma ster Plan.

As a City near full build-out, Dunwoody will experience change incrementally (lot by lot) in the

ma jority of the City. Three area s, how eve r, a re likely to experienc e ma rket pressure for

redevelopment or are locations where the City intends to provide incentives for revitalization,

and rules for bo th type s of c hange need to be estab lished . The c om munity desires tha t the

ma jority of its land use that ded icated to Stab le Suburban Neig hbo rhoods rema ins the sam e .

The o ther developme nt types de sc ribed be low c an be de fined similarly by use: Multi-

family/Mixed-Use, Institutional, Regional Activity Center, Village Center, and Neighborhood

Com me rc ial. How ever, the Future Developm ent Ma p na mes the different cha rac ters prima rily

based on the location such as street names or historical reference, to give it geographic

context.


8/74

REVISED 03.17.10

- 7 -

The c harac ter areas show n in the Future Develop me nt Ma p a re:

Perimeter Center Suburban Neighborhood

Dunw oo dy Villag e Multi-Family/M ixed -Use

George tow n-Sha llow ford Roa d Community Fac ility/Wate r Treatm ent

Winters Cha pe l Red eve lopm ent Area Institutiona l/Ca mp us

Jett Ferry Ga tew ay Office

Tilly Mill Gatewa y

The supporting na rra tive p rovides policy d irec tion for reg ulating future sc a le, design, and use to

c rea te an overall cha rac ter as defined by an orienting vision. Where app rop riate, sta tem ents

for po lic y and goa ls a re a lso e sta b lished . Sec tion III Policy a nd Goa ls supp leme nt the se w ith c ity-

wide po lic ies and long-range p rog rams. The Citys eleven c harac ter a rea s are ide ntified by

nam e and the co lor used o n the map . No vision or de velopme nt stand ards need ed to b edeve loped for the Community Fac ility/Wa ter Trea tment site, as this use w ill rem ain unc ha nged

and ma intained b y the wa ter treatm ent fac ility.


9/74

REVISED 03.17.10

- 8 -

FIGURE 1: Future Development Map


10/74

REVISED 03.17.10

- 9 -

Geo rgetown-Shallowford Roa d

Vision/ Intent

By 2030, this a rea w ill red eve lop into a ped estrian-

oriented activity center with medium-scaled

intensity of activity. A mix of commercial, officeand high-end shopping integrated with multi-

fam ily as an a cc essory use, or as a p rima ry use fo r

senior living. Red evelop me nt w ill inco rporate

functional open space and greenways and

preserve sing le-family homes. Idea lly, this a rea

includes a community center where senior and

youth activities achieve the Citys desire to be a

lifelong community, allowing options for aging

in p lac e. Multi-use pa ths and transit op tions will

invite a lternative transpo rtat ion mo de s and grea ter co nnec tivity; new p ed estrian opt ions will link

area to Perimeter Center. It focuses more intense development along I-285 with transitions to

ad jac ent residential subd ivisions. Red eve lopm ent takes ad vantag e of the planned

neighb orhood transit station.

FIGURE 2: Design e leme nts envisione d for the George tow n-Shallow ford a rea


11/74

REVISED 03.17.10

- 10 -

Future Deve lopment Intent

Height:

o 2-3 stories along the b order of cha rac ter area whe re a d jacent to Suburba n

Residential Cha rac ter

o For interior section of the Character Area, 5 stories maximum anticipated, but

potentially up to 8 stories if and only if project proposal provides appropriate

amenities such as civic spaces for assembly, public functional green space,

streetscape improvements, internal grid patterns, innovative parking solutions and

way-find ing signa ge . Until suc h time as the City esta b lishes ame nity criteria for zoning

and development regulations that can implement this vision, an applicant should

indica te with site-plan-spe c ific d raw ings how their projec t m eet s the vision and intent

o Heights and densities will transition d ow nwa rd as deve lopm ent moves we st a long I-

285 and towa rds the a djac ent Suburba n Cha rac ter area s

Form:

o Buildings and site design orga nized to t ake ad vantage of transit

o Cha rac terized by transitions to a d jac ent uses (step d ow n of build ing he ights, buffers)

o Public func tional g reen spa c e a nd c onnec tivity

o Innova tive p arking solutions including und erground op tions and pe destrian o riented

features such as wrap-around parking, landscaping, and a senior-friendly

environment

o High quality materials such as stone and brick mix characterize architectural

treatments

Uses: App rop riate uses include a mix of qua lity, pub lic spa c e (p lazas, poc ket-pa rks) and

Civic Institutional uses, Commercial, Office, Mixed-Use with residential components

ac c omm od ating the crea tion of a lifelong c omm unity:

o Residential Density: Up to 18 units to the acre for a mix of condominium and

townhouse, only on the interior and along I-285; up to 30 units to the acre for age-

restricted, senior housing only on the interior of the character area; 12 units to the

acre elsewhere but require 2 story maximum and transitions along border of

suburba n c harac ter area

o Commercial: Big-bo x reta il is not approp riate (75,000 square foo t o r g rea te r)

FIGURE 3: App ropriate transitions: cha nge in building heigh ts, strategic pa rking a nd buffers


12/74

REVISED 03.17.10

- 11 -

FIGURE 4: Example sketch of the types of land use and amenities appropriate within the Georgetown-

Shallowford Corridor Area (examp le only; ac tual loc ations will vary)

Goals

Land Use and Deve lopm ent

o Re-de velopme nt p rojec ts de mo nstra te ap prop riate transitions be twe en intense uses and

adjacent neighborhoods; transitions include gradual increases only in height-plane,

buffers and landsc ap ing a nd intensity of uses

o City prepa res a Ma ster Plan d eta iling p a rcel-spec ific vision tha t p rom otes investme nt to

red evelop the hosp ital site and Shallowford Roa d c orridor

o Inc orporate susta inab le building and site deve lopm ent p rac tices

o Mixed-age residential including active-adult housing and a range of continuing care

op tions near new pub lic am enities

Transporta tion

o Neighborhood scale transit station potential location in Georgetown incorporated into

redevelopment projects with safe and inviting access and reducing need to rely on

automob ile a s prima ry transportation

o Bicycle and pedestrian connectivity provided throughout character area, and all new

destinations fac ilita te this by providing b icyc le p arking


13/74

REVISED 03.17.10

- 12 -

Jett Ferry Ga tewa y

Vision/ Intent

Neighborhood-scale commercial node focused

on p roviding a unique d estination for surround ing

residents, creating a pedestrian friendly

environment through multi-use paths, streetscape,

and well-designed parking areas and vehicular

access. Cohesive architectural design and

stree tscaping will define ga tew ays into t he C ity of

Dunwoody. A unifying design feature such as

way-finding signage or city marker will link the

ga tew ay with the rest of the City.

Future Deve lopment

Height: Ma ximum 3 sto ries

Form: Jett Ferry nod e w ith buildings oriented tow a rds the three m ajor co mm ercial roa ds

(Mount Vernon Road, Dunwoody Club Drive and Jett Ferry Road); public functional green

space; new development will carefully consider parking; high quality building and

landscaping materials; pedestrian and bicycle friendly streets with way-finding signage

and / or pub lic a rt

Uses: Reta il use, neighb orhood -sca le comme rc ial (no large-sc ale reta il big-box); mixed -

use, a llow ing residential up to 8 units to the a c re

Goals

Land Use and Economic Deve lopm ento Estab lish ga tew ay with feat ures tha t de fine a rrival t o City of Dunwood y

o Fill the va c anc y of the Ace Hardw are

o Re-orient site layout to reduce surfac e p a rking a nd c rea te p ublic p laza

o Reta in qua lity ma terials and landsc aping

Public a rt helps c reate Qua lity ma terials establish orde rliness

sense of plac e but not nec essarily cha rac ter or sense of plac e


14/74


15/74

REVISED 03.17.10

- 14 -

Winters Chape l

Vision/ Intent

Neighborhood-scale commercial node focused on

providing neighborhood level services for

surrounding residents, with connectivity to functionalgreenspace and trails along the reservoir and,

ultimately, the po tential pow er ea sem ent. The City

will seek opportunities to integrate this area with the

rest of the City through unifying elements of

distinctive Dunwoo dy cha rac ter. Qua lity ma teria ls

and sidew alks c harac terize the a rea .

Future Deve lopment

Height: 2 to 3 story deve lopm ent

Form: Development should focus on providing public functional green space andbuild ings with high quality ma teria ls

Uses: Sma ll offic e use, c om me rc ial and neighborhood shop ping, single-fam ily

residential no greater than 4 units to the acre; use of streetscape and entrance areas for

plazas or other pub lic spac e

Goals

Intergovernmental Coordination

o Coo rdinate with Gwinnett County to p romo te rede velop ment of surrounding a rea

Land Use and Ec onom ic Develop ment

o Red evelop older com me rc ial stoc k

o Maintain occ upanc y and p romote p ublic spa ce s to ga ther

o Build on existing com merc ial ac tivity to promo te c om munity events


16/74

REVISED 03.17.10

- 15 -

Perimeter Center

Vision/ Intent

To c rea te a livab le reg ional c ente r with first-class

offic e, retail and high-end restaurants in a pe de strian-

oriented environment that serves as a regional

examp le of high q ua lity design sta nd ards. The City of

Dunwoody works in partnership with the Perimeter

Community Improvement Districts (P-CIDs) to

implement and compliment the framework plan and

projects identified in the Perimeter Center Livable

Centers Initiat ive stud y (LCI) and its five-year up d ates.

By 2030, the area successfully adds public gathering

space and pocket parks, continues to create

transportation alternatives, mitigates against congestion, and reduces remaining excessivesurfac e pa rking . The area c rea tes the c ond itions of possible true live-work environm ent , w ith

a downward trend in the jobs-to-housing ratio from 6.2 in 1990, to 4.5 in 2012 and trending

tow ards 3 or less in the long rang e. All future d eve lopm ent c ontinues to e mp hasize high q uality

design standa rds and building m a terials.

Future Deve lopment

The b ound ary of the Cha rac ter Area de signa tion extends slightly be yond the b ound ary of the P-

CIDs/LCI study area to include either existing commercial or to provide a transition where the

Cha rac ter Area ab uts adjac ent Suburba n Cha rac ter. The loca tor ma p a lso show s whe re the P-

CIDs/ LCI boundary extends both e ast into Sand y Springs and into uninc orpo ra ted DeKa lbCounty, south of I-285.

The first sec tion id entifies the City s intent for the a rea outside the P-CIDs; the subseq uent sec tion

incorporates components of the LCI framework plan which lie within the City of Dunwoody

boundaries.

Outside the Perime te r CIDs/ LCI:

Developme nt within the Perime ter Cent er Charac ter Area tha t ab uts the Suburba n Cha rac ter

area should de mo nstrate c onformanc e with the princ iples of the LCI Transitiona l Area , albe it at

a lower sc ale, intensity and de nsity. Unless ac c om pa nied by an excep tional buffering (for

example, 75 - 100 feet wide landscaped buffers, usable open space provisions), density should

be no greater than 4-8 units to the acre and commercial should be very low intensity (under

20,000 square feet).


17/74

REVISED 03.17.10

- 16 -

Within the Perimeter-CIDs/ LCI study area:

In 2000, the Perimeter-CIDs engaged in a Livable Cities Initiative study to craft a vision and

strate gy for the Fulton a nd DeKa lb Perimeter Community Imp rove me nt Distric ts. This p roc ess

resulted in a future land use p lan tha t d ivide d the C IDs into de fined , deve lopm ent sub-area s --

Transitiona l, High-Density, and Transit Villag e -- indica ted on the Frame work Plan below . The City

of Dunwoody incorporated these areas as official land use policy, when it adopted the DeKalb

County Comp rehensive Plan as an interim p olic y. Where loca ted w ithin the Dunwoo dy City

limits, new development should conform to the intent of these areas, as described in the

Perime ter LCI ad op ted by C ity Counc il and summ arized below.

In 2005, the Perimeter-CIDs went through a process to update the LCI and document growth

strateg ies for eac h area . The C ity w ill partner with the P-CIDs for a 2010 Upda te a nd a me nd this

Com prehensive Plan , if a pp rop riate.

1999 parking lot conditions in the Perimeter Center area

2009 cond itions abo ve (o utpa rce l de velopm ent); the City envisions co ntinuing the trend of c onve rting existing surfac e p arkin

to b etter uses, ide ally including po cket p ark and g reen spa ce


18/74

REVISED 03.17.10

- 17 -

Zoned when the area was under unincorporated DeKalb County jurisdiction, several of the

parce ls loca ted within the Citys c harac ter a rea rema in unde velope d . Zoning currently wo uld

a llow a round 5,000 new un its w ithin the c ity limits. As ac tua l ma rket va lues ad just in the post-

recession climate, the City anticipates opportunities to establish development regulations to

provide appropriate recreation and open space amenities for the public, especially where

op en spac e p otent ial is identified within the Perimet er LCI Transit Villag e and Transitiona l

sec tion de sc ribed further be low.

FIGURE 5: Perimete r Cen ter LCI Frame work Plan: d eve lopme nt typ es

A Community

Improvement Distric t (CI

is an authorized self-ta xi

district de dica ted to

infrastruc ture

improvements within itsbound a ries. The P- CIDs

are governed b y two

bo ards one ea ch for

Fulton a nd De Ka lb. The

CIDs spent or leverag ed

pub lic funds to invest $5

million in Dunwoo dy a lo

ove r $7 million from ARC

LCI program wa s direc te

to the P-CIDs. This make

one of the mo st, if not th

most, suc c essful C IDs in

the region. The P-CIDs

mission fo c uses exc lusive

on transpo rta tion

improvements:

To w ork c ontinuously to

develop efficient

transpo rtation services,

with an em phasis on

ac c ess, mob ility,

diversifica tion a nd

modernization.


19/74

REVISED 03.17.10

- 18 -

Perime ter Center - Transit Village :FIGURE 6: Develop me nt Op po rtunities


20/74

REVISED 03.17.10

- 19 -

Transit Village Sub-Area:

Defined by a ha lf-mile rad ius a round the existing MARTA Sta tions, the Transit Villag e a rea will

develop as a high-density urban district promoting a mix of residential, commercial and

institutiona l uses. The LCI upd a te p lan c ites two rea sons for this dec ision, ba sed on the loca tion

of major transit infrastructure which provides opportunities for alternative transportation. High-

density development makes these large infrastructure projects feasible, and second, there existsan increasing demand for mo re urba n environm ents offering transit conve nience .

During the d evelop me nt of the LCI, the d esire to ge nerate a Tow n Cent er nea r Perime ter Mall

to reinforce business d eve lopm ent a nd a sense o f identity for the area em erged . The p lan

argues the vision for the Perime ter Ma ll Transit Village c an serve a s the p roto type

spea rhea d ing de velop me nt at o ther MARTA Sta tions.

FIGURE 7: Plan-view Perimete r Center Parkway Build- Ou t w ith Linea r Pa rk and Green Space

North

Perimeter Ma ll


21/74


22/74

REVISED 03.17.10

- 21 -

In 2009, the P-CIDs broke

ground on the nearly $18

m i l l i o n h a l f - d i a m o n d

interchange at Hammond

Drive and GA 400.

Construction will include

building entrance and exit

ramps from Hammond

Drive to GA 400 and

replace the four-lane

Hammond overpass with a

nine-lane, higher bridge tomeet current and future

tra ffic vo lume s. This will

provide alternative access

to the area. The p rojec t

had been planned for

more than 15 years.

from office s a t Perime ter Summit a nd Lake Hea rn backs up d uring p ea k hours. The rec ent

intercha nge improveme nts at Ashford Dunwood y Roa d are a imed at red ucing c onge stion on

Ashford Dunwoo dy Roa d , on b oth sides of I-285.

Additionally, the P-CIDs completed the Perimeter Center Parkway Bridge

(flyove r) in 2007. This b ridg e p rovides muc h need ed veh icula r, pedestrianand b icyc le ac c essibility c onnec ting the Dunwoody M ARTA Sta tion to

Perime ter Summ it. The pa rkway improvem ents we re ac hieved through a

collaborative partnership between the Atlanta Regional Commissions

Livable Centers Initiative, Georgias Fast Forward bond program and

DeKalb County.

The City a lso e nvisions rea lizing t he LCI go a l of expanding the open space

from the trails behind the Ravinia Tow ers to a dd itiona l areas when Ravinia

is further develop ed in the future. A public plaza would also be

ap prop riate at Perime ter Summ it, to serve the large numb er of residents

and em ployee s tha t will be using the c om plex. Public a rt such a s

sc ulptures or founta ins c ould enhanc e these op en spac es. This would

anticipate a conversion of excess parking (Wal-Mart) into usable pocket

parks.

Perime ter Center Transitiona l Sub-Area:

Geared specifically towards protecting the single-family communities that become vulnerable

to density pressures given high land prices, this sub-area actively discourages incompatible infill

and loss of neighbo rhood c haracte r.The C ity of Dunwo od y intend s to imp lement t he LCI plan s

recommendation for establishing a buffer zone where transitional regulations can be put in

p lac e to offer c ontextua l sensitivity. The Framew ork Plan narra tive ind ica tes low and m ed ium

density offic e a nd multi-fam ily residentia l. For the PC-Transitiona l sub -area , the C ity of

Dunwoody considers up to 8 units to the acre low density and 12 units to the acre medium

density.

The LCI study ide ntifies two a rea s of p ote ntial ope n spac e, as indica ted on the de velopment

op portunities ma p below . They inc lude surfac e pa rking that c ould be c onverted into more

ap prop riate uses, inc lud ing usab le op en spa c e a menities.


23/74

REVISED 03.17.10

- 22 -

FIGURE 9: Development Opportunities, Transitional Zone (p 49, LCI Update 2005)


24/74

REVISED 03.17.10

- 23 -

Perimeter Center Charac ter Area Goa ls

Land Use

o New residential development will include amenities and provide public functional green

space

o New residential d evelop me nt w ill ad d ress sc hool c ap ac ity issues and ap plica nts will wo rk

with Boa rd of Educ a tion a nd City for bet ter resolution o f sc hoo l issueso Red uce surfac e p arking and promo te livab le centers in the imm ed iate a rea s surround ing

MARTA station

o Achieve a lifelong-community for residents who can age in place with safe access to

medical and recreational services

Transporta tion and C irc ulation

o Support imp leme nta tion of the Perime ter LCI Plan

o Crea te b ic ycle, ped estrian and po tential go lf c art op tions to c onnec t w ith the rest of the

City of Dunwood y

o Work w ith the Perime ter Transporta tion Ma nage me nt Assoc iation (TMA) to ac tively

reduce automobile dependency and emerge as a leader in alternative transportation

for the region

Intergovernmental Coordination

o Work to strengthen Board of Education relationship for creative solutions to school

capaci ty

o Work with the P-CIDs boa rds to imp leme nt v ision

o Coordinate with the City of Sandy Sp rings for LCI Upd a tes and implementa tion

o Coordinate with the Atlanta Regional Commission (ARC) for continued implementation

of LCI stud y

o Co ord ina te with MARTA reg a rding Bus Rap id Transit (BRT) (or other reg iona l service) a nd

urban d esign surround ing a ll transit sta tions


25/74

REVISED 03.17.10

- 24 -

Dunwoody Village

Vision/ Intent

Dunwoody Village has historically been the

hea rt of Dunwood y. A ma ster planning p roc ess

will have established a detailed vision for this

center of the community, focused on pedestrian

amenities, public functional green space, traffic

calming, architectural controls, connectivity and

p lac e making. A sense of history will add to the

c ha rm and sense of p lac e. This a rea w ill offer a

village green with civic a c tivities and a me nities,

and redevelopment will draw community

members to shopping, dining and entertainment.

Furthermore, redevelopment should have a

residential co mp onent for day a nd e vening ac tivity to foster com munity. The d esign shouldembodythe unique c ha rac ter of Dunwo od y. The marker or unifying signifier (whethe r a logo

or other identifier) that the City crea tes for itself and em ploys a t g at ew ays should b e ha llma rked

in the Dunwoo dy Village in a d istinctive, prominent w ay.

Future Deve lopment

Height: 3 stories, but allow potentially up to 5 at intersections if and only if a unique

project is proposed with architecturally distinct features, innovative parking solutions

(covered decks, underground parking, or alternatives) and spaces for public use. A 5-story

build ing would only be c onsidered a t the c ore of the Village ; the b ound ary prop erties of the

Dunwoo d y Charac ter Area will not b e approp riate if grea ter than two stories

Form: Ma ster p lanned de sign, high quality b uilding m ate rials, c ivic am enities, integ rat ed

op en spac e a nd a pp rop riate t ransitions from grea ter to less intense uses. The p eriphery of

the c ha rac ter area will inc lude a 100-foot transitional area to protec t adjac ent p rop erties, as

solidified by Overlay Distric t regulations

Use: Mixed-Use (combined office, retail and residential where residential is located

only on the second floor or above) up to 12 units to the acre, although age-restricted

projects would be granted consideration for additional densities; live-work units, civic

institutional, community retail (not greater than 50,000 square feet), local and unique

business, boutique retail, public assembly and entertainment


26/74

REVISED 03.17.10

- 25 -

Goals

Land use

o Create an active community center with public places to gather, following a master

p lanning p roc ess that potentially supp orts a red eve lopm ent investme nt p rog ram

o Through the Ma ster Plan p rocess, esta b lish w ay-finding or land ma rk fea tures tha t unify

the Village and can be used across the City, if a way-finding or gateway plan does not

a lrea dy exist for the g rea ter City as a w hole

o Master Plan should consider shadowing effects of taller buildings and appropriatelyregulate to not visually impose on adjacent single-family residents

o Implement the Dunwoody Village Overlay and review regularly to ensure enforcement

me ets intent of ove rlay and Cha rac ter Area vision

Transporta tion and c irc ulation

o Creatively add ress the p arking and cong estion that new loc al ac tivity may gene rat e

o Maste r Plan p rocess w ill iden tify solut ions for struc tura l pa rking

o Establish b icyc le netw ork for new connec tivity throughout the C ity so tha t all roa ds lead

to the Village

o Esta b lish infrastructure threshold s tha t new d eve lopme nt must mee t

Community Facilities

o Pursue site location evaluation and financing plan locating City Hall, Police and other

civic functions, including options for joint public-private partnership

o Create venues for cultural events like music and create programs for public uses of City

Hall and lib rary; prom ote a loc al rec rea tion cente r such as a YMCA

FIGURE 10: Dunwoody Village will feature buildings close to the street, an active

pe de strian zone w ith bicycle o ptions that a re safe and inviting.


27/74

REVISED 03.17.10

- 26 -

Seve ra l reg iona l examples of redevelopment with open space were referenced during

Community Mee ting d isc ussions about Dunw oo dy Village. The C ity of Smyrna a llow s

higher buildings ad jac ent to the p laza a t the Market Village show n. The City of

Dunwoody envisions similar development and rules whereby densities may increase,

contingent upon the provision of amenities (open space, plazas, etc) or development

fea tures suc h a s mixed -inc om e provisions.

City of Duluth City of Suwane e

City of Smyrna


28/74

REVISED 03.17.10

- 27 -

Institutional/ Cam pus

Vision/ Intent

A defined area for academics, culture, and

rec rea tion supporting t he missions of its respec tive

institutions wh ile c onsidering the mo b ility need s of

Dunwoody residents.

Future Deve lopment

Height: 3 stories (with transition required for

4 sto ries)

Form: High quality design and building

ma terials with ma nag ed ac c ess and pa rking;

buffers and landsc aping

Use: Institutiona l and c ultura l fac ilities

Goals

Transporta tion

o Imp roved roa ds with b etter ingress and eg ress ma nag ement

o Womack Road is the central corridor in the Campus and Institutional area, connecting

Cha mb lee Dunwood y with Tilly Mill Roa d. Co ntinued g row th of Ge orgia Perime ter

Co lleg e s Dunwoo dy ca mp us, a long w ith Dunwo od y High Sc hoo l, has ca used increased

congestion in recent years. Roadway restriping should be considered in order to

fac ilitat e mo re efficient use of Woma c k Roa d . Imp rovement of existing bike netw orks

and transit development should also be employed as a means to address the issue, asroa d wid ening is not a fea sible solution in this c onte xt

Geo rgia Perimete r Colleg e


29/74


30/74

REVISED 03.17.10

- 29 -

Suburban Neighbo rhood

Vision/ Intent

Sta b le, ow ner-occ up ied single-fam ily residential

area that is characterized by a traditional

suburban pattern of development with

accessible sidewalks, extensive landscaping, and

access to parks and functional greenspace,

plac es of w orship a nd sc hoo ls.

Future Deve lopment

Height: 2 story typical although high

quality, 3 story attached residential units

(townhome s) ma y be ap propriate if and only

if featuring high quality architectural

treatment and only where existingtow nhom es c urrently allow ed by pa st zoning

Form: Trad itiona l homes with qua lity

build ing m at erials, high qua lity d esign, stree tsc ap ing a nd pe de strian a me nities

Uses: Single-fam ily residential, pub lic gat hering spaces, plac es of w orship, office -

residential or neighborhood scale commercial at key intersections (less than 10,000 square

feet); tow nhom es only whe re existing townho me s c urrently a llow ed by zoning

Density: Ma ximum residential density 4 units to the a c re


31/74

REVISED 03.17.10

- 30 -

Multi-Fam ily/ Mixed -Use

Vision/ Intent

Providing high density housing o p tions a long I-285

and along Peachtree Industrial Boulevard with

high quality material and amenities that are

contextually sensitive to the surrounding land

uses. The City env isions aging , existing

apartments to redevelop into mixed-use

developments, adding public functional green

spa c e and more owner-oc c upied op tions.

Future Deve lopment

Height: 4-5 sto ries, bu t up to 8 sto ries if

redevelopment includes a mix of uses (that is,

not for stand-alone multi-family use) and also creates additional, functional greenspace;building demonstrates transitional height planes for stepping down to single family

neighborhoods

Form: Strong continuity be twe en d evelop me nts throug h high architec tura l stand a rds,

qua lity building ma teria ls, prom inent plac em ent of a me nities such a s functiona l greenspa c e

and pe de strian wa lkwa ys

Uses: Multi-family and Mixed-Use, primarily medium-density with a mix of high density

multi-family, attac hed and de tac hed single-family

Density: Unless othe rwise grand fathe red , ma ximum 14 units to the ac re; red evelop ment to

encourage attached single-family or mixed-use but including multi-family between 24-30units to the acre if and only if project proposals provide appropriate amenities including

func tiona l pub lic green spa c e and streetsca pe imp roveme nts.


32/74

REVISED 03.17.10

- 31 -

Quality Community Objectives

DCA has established a number of Quality Community Objectives that provide targets for

local governments in developing and implementing their comprehensive plans. Principles

established by the Quality Community Objectives were introduced throughout the

community participation process and in the development of the Community Agenda.

Ob jec tives that w ill be p ursued in ea c h Cha rac ter Area are indica ted in the ta ble b elow.


33/74

REVISED 03.17.10

- 32 -

Future Develop ment A reas: Quality Com munity Obje ctives

Quality Community Objective to be

pursuedGeorgetown-

Shallowford

Road

Dunwoody

Village

Perimeter

Center

Winters

Chapel

Redevelopment

Jett Ferry

Gateway

Tilly Mill

Gateway

Suburban

Neighborhood

Multi-

Family /

Mixed-Use

Institutional

/ Campus Offic

1. Development Patterns: Traditional

neighborhood development patterns should

be encouraged, including use of more human

scale development, compact development,

mixing of uses within easy walking distance of

on each other, and facilitating pedestrian

activity.

2. Infill Development Communities: Should

maximize the use of existing infrastructure

and minimize the conversion of undeveloped

land at the urban periphery by encouraging

development or redevelopment of sites closer

to the downtown or traditional urban core of

the community.

3. Sense of Place: Traditional downtown

areas should be maintained as the focal point

of the community or, for newer areas where

this is not possible, the development of activity

centers that serve as community focal points

should be encouraged. These community

focal points should be attractive, mixed-use,

pedestrian-friendly places where people

choose to gather for shopping, dining,

socializing, and entertainment.


34/74

REVISED 03.17.10

- 33 -


pursuedGeorgetown-

Shallowford

Road

Dunwoody

Village

Perimeter

Center

Winters

Chapel

Redevelopment

Jett Ferry

Gateway

Tilly Mill

Gateway

Suburban

Neighborhood

Multi-

Family /

Mixed-Use

Institutional

/ Campus Offic

4. Transportation Alternatives: Alternatives

to transportation by automobile, including

mass transit, bicycle routes, and pedestrian

facilities, should be made available in each

community. Greater use of alternate

transportation should be encouraged.

5. Regional Identity: Each region shouldpromote and preserve a regional "identity," or

regional sense of place, defined in terms of

traditional architecture, common economic

linkages that bind the region together, or other

shared characteristics.

6. Heritage Preservation: The traditional

character of the community should be

maintained through preserving and revitalizing

historic areas of the community, encouraging

new development that is compatible with the

traditional features of the community, and

protecting other scenic or natural features that

are important to defining the community's

character.

7. Open Space Preservation: New

development should be designed to minimize

the amount of land consumed, and open

space should be set aside from developmentfor use as public parks or as

greenbelts/wildlife corridors. Compact

development ordinances are one way of

encouraging this type of open space

preservation.


35/74

REVISED 03.17.10

- 34 -


pursuedGeorgetown-

Shallowford

Road

Dunwoody

Village

Perimeter

Center

Winters

Chapel

Redevelopment

Jett Ferry

Gateway

Tilly Mill

Gateway

Suburban

Neighborhood

Multi-

Family /

Mixed-Use

Institutional

/ Campus Offic

8. Environmental Protection:Environmentally sensitive areas should be

protected from negative impacts of

development, particularly when they are

important for maintaining traditional character

or quality of life of the community or region.

Whenever possible, the natural terrain,drainage, and vegetation of an area should be

preserved.

9. Social and Economic Development:

Growth Preparedness: Each community

should identify and put in place the pre-

requisites for the type of growth it seeks to

achieve. These might include infrastructure

(roads, water, sewer) to support new growth,

appropriate training of the workforce,

ordinances and regulations to manage growth

as desired, or leadership capable of

responding to growth opportunities and

managing new growth when it occurs.


Business Appropriateness The businesses

and industries encouraged to develop or

expand in a community should be suitable for

the community in terms of job skills required,long-term sustainability, linkages to other

economic activities in the region, impact on

the resources of the area, and future

prospects for expansion and creation of

higher-skill job opportunities.


Employment Options A range of job types

should be provided in each community to

meet the diverse needs of the local workforce.


36/74

REVISED 03.17.10

- 35 -


pursuedGeorgetown-

Shallowford

Road

Dunwoody

Village

Perimeter

Center

Winters

Chapel

Redevelopment

Jett Ferry

Gateway

Tilly Mill

Gateway

Suburban

Neighborhood

Multi-

Family /

Mixed-Use

Institutional

/ Campus Offic


Education Opportunities Educational and

training opportunities should be readily

available in each community to permit

community residents to improve their job

skills, adapt to technological advances, or to

pursue entrepreneurial ambitions.13. Social and Economic Development:

Housing Choice A range of housing size,

cost, and density should be provided in each

community to make it possible for all who

work in the community to also live in the

community (thereby reducing commuting

distances), to promote a mixture of income

and age groups in each community, and to

provide a range of housing choice to meet

market needs.

14. Governmental Relations: Regional

Solutions Regional solutions to needs shared

by more than one local jurisdiction are

preferable to separate local approaches,

particularly where this will result in greater

efficiency and less cost to the taxpayer.

15. Governmental Relations: Regional

Cooperation Regional cooperation should beencouraged in setting priorities, identifying

shared needs, and finding collaborative

solutions, particularly where it is critical to the

success of a venture, such as protection of

shared natural resources or development of a

transportation network.


37/74


38/74

REVISED 03.17.10

- 37 -

Econom ic Develop ment

Issue s

No Business Deve lopment strategy

Inc orporated during rec ession, which w ill a ffect new Citys first b udg et c yc les

Around 2,000 comm unity memb ers live a t or below the p ove rty level

Opportunities Diversified ec ono mic base not hit as ha rd a s other jurisd ict ions during rec ession

High incom e a nd highly educ ate d w orkforc e

The slowd ow n in deve lopm ent gives City time to prepa re fo r the series of a pproved DRIs

and rema ining d eve lopm ent within the Perime ter Cent er

The P-CIDs prog ram fo r streetsc ape and o ther improve me nts tested a nd p rove n

Perimeter Center successfully thrives beyond the typical life cycle of a regional

develop me nt m all; serves as high q uality d esign exam p le for the region

Rec ent incorpo ration provide s an o pp ortunity to de velop a ga tewa y program that helps

to brand the City

Newly vacant hospital and surrounding land provides an opportunity to redevelop in a

senior friendly ma nner

Transportation

Issues

Lac k of bicyc le network and c om p lete sidew a lk netw ork for residential areas

Seve ral c ong estion hot spo ts a re o n road s whe re inc rea sing c ap ac ity (ad ding lanes) is

not possible g iven existing c onstraints

Perimeter College presents the challenge of having an institutional use in a residential

neighb orhood with few alternatives for public transpo rta tion

Opportunities

Loc a tion of future transit site to be de termined by 2010

Seve ral p ublic transit op tions, espe c ially nee de d by the 20% of p op ula tion under 18 and

the 13.5% over 65 (anticipated to grow to 23% by 2030) who may begin considering

a lternative m od es of transportation

Exc ellent sidew alk network in intensely deve loped a rea s but need improved c onnec tivity

from surround ing residential

Upc om ing Reg iona l Transporta tion Plan (RTP), inc lud ing light ra il, trolley, go lf c a rts, and

othe r alternatives that e xp lore c onnec tivity and netw orking opt ions

Upc om ing City of Dunw oody Comp rehe nsive Transporta tion Plan (CTP)

Natural and Cultural ResourcesIssues

The State and region fac e a wa ter mana gem ent issue a nd nee d loc al government

lead ership for susta inab le wa ter qua lity and supp ly ma nage me nt

No clea n pub lic a rea s/ p ublic areas sa fety program s (QCO )

No c ity ord inanc e rega rd ing historic preservation (QCO )

Severely deg rade d strea ms throug hout Dunwo od y


39/74

REVISED 03.17.10

- 38 -

Lac k of c onnec tivity be twee n Citys green spa c es

Und erutilized green spac e b y MARTA and w ithin Perime ter Center

Limited ab ility to use stream w ays as linea r parks due to b uffer and flood p lain restric tions.

Opportunities

A Susta inab ility Com mission c rea ted in the first m ont h p ositions the C ity for lea dership in

establishing responsible policy and gaining immediate recognition through the AtlantaReg ional Co mm issions c ertific ation p rog ram for Green Com munities

The C ity has the found at ion for c ond uc ting a c om plete historic inventory

Seve ra l la rge c om munity centers through the City s d iverse religious institutions

To exp lore utilizing t he utility ea sem ent for trail purpo ses

To ut ilize stream buffers for bike a nd ped estrian trail connec tivity

To b uild on the Dunw ood y Preserva tion Trust to investiga te t he p ossibility of a Histo ric

Preservat ion p rog ram

The Highto wer Tra il offers a unique c ultura l resource, one tha t c ould possibly be ut ilized as

a histo ric p ed estrian trail

To b uild upon e xisting resource s to further de velop a c ultura l arts p rog ram

Com munity Fac ilities and Service s

Issue s

The ra tio of p arks to p op ulation is 3.23 ac res per 1,000 peo p le, som ew ha t low ; to

ma intain this level of servic e a s the C ity grows, the City will need to a dd a t least 31 ac res

of new parkland by 2030

Lac k of c ontrol over muc h of the green spa ce in the City

Vac ant land that is suitab le and we ll-loca ted for pa rkland is very limited

The use of e asem ent s (suc h a s the pow er transmission line) and flood p lains as linea r

pa rks, trails or bikewa ys must b e neg otiate d individually with ea ch p rop erty owne r over

who se land the park or trail is or will be loca ted

Police services w ill need long te rm fa c ilities

Need t o review senior services and fac ilities

The C itys adm inistrat ive o ffic es and po lic e d ep artment a re ho used in temp orary, lea sed

office space. Permanent City Hall and police headquarters will be needed in the long

term

Unap pe aling a bo ve-ground utility lines throughout the C ity

The use o f strea m w ays as liner pa rks is som ew ha t limited by sta te restric tions on la nd

disturba nc e w ithin 25 fee t of the strea m b anks, and loca l floodpla in reg ulat ions

Opportunities

There are a few a rea s in the C ity app rop riate for red evelop me nt. A new C ity Ha ll and / or

police headquarters could provide a valuable anchor to spur private development

activities

The C ity enjoys ma ny priva te and religious com munity c ente r and rec rea tion services

Perimeter Community Improvement Districts (P-CIDs) provide a good template for further

infrastructure imp rove me nts in various nod es c ity-w ide


40/74

REVISED 03.17.10

- 39 -

New incorpo ra tion p rovides op po rtunities for control and planning of p ark fac ilities within

City bo unda ries in the future

A parks strategy of providing neighborhood parks throughout the City would require 10

new park sites, ranging in size from 2 to 5 acres, with service areas of mile or less

walking distances

The City is c rossed ea st-west b y a ma jor pow er easem ent, c onta ins a DeKalb wa tertransmission easement from the reservoir northeasterly to the city limits, and is crossed by

the floodplains of several streams that flow through and between numerous

neighborhoods. All of the se a rea s a re c and ida tes for linea r parks w ith tra ils or bike p a ths,

subjec t to sep arate ag reem ents with ea ch of the prope rty owne rs.

There a re seve ra l spec ific destinat ion nodes in the C ity tha t esta b lish a basis for de signing

an integ rate d p ed estrian and bikewa y system that w ill serve pub lic dem and


41/74

REVISED 03.17.10

- 40 -

SECTION III. POLICIES AND GOALS

The City of Dunwood y ad op ts the follow ing po licies and g oa ls to a chieve bo th the c ity-wide

vision and the vision and intent of ea c h c harac ter area as desc ribed in Sec tion I, and to a dd ress

issues ide ntified in Sec tion II, as required by the Sta te o f Georg ia p lanning rules. In Sec tion IV, the

City describes long range programs and short-term implementation activities that will help the

c om munity to a c hieve these g oa ls. See also t he C ha rac ter Area sec tion (Sec tion I) defining

go a ls spe c ific to individua l Charac ter Area s, as a pp rop riate.

Population and Housing (PH)

The C ity of Dunwood y has an ac tive and e ngaged c itizenry, and its residents expressed a desire

to c reate a high qua lity of life for all me mb ers of the c om munity. The fo llow ing p olicies and go a ls

define the Citys effort to add ress the need s relate d t o p op ulat ion and housing.

Policies

Throug h c a reful planning, the City of Dunwo od y seeks to e nsure tha t p op ula tion growth

will not exceed infrastructure investment

The City of Dunwo od y seeks to p romote a strong quality of life by fostering ac tive c ivic

engagement by all ages and demographic groups and by celebrating the diversity of

the comm unity. Furthermore, c ity planning and programming will aim to ma ke

Dunwood y a lifelong c ommunity : tha t is, a p lac e individuals c an live throug hout t heir

lifetime a nd w hich p rovides a full range o f op tions for residents, includ ing:

o transportation op tions: allow ways to rema in mo b ile and reta in indep end enc e

o hea lthy lifestyles: c rea te environm ents tha t p rom ote physica l ac tivity, the p rod uc tion

of loca l food , and soc ial interac tion

o expa nde d informa tion and ac cess to services:

provide ho using op tions nea r servic es for the c ontinuum of c are nee ded throughag ing yea rs

modernize and e xtend netw ork of informa tion

The C ity will prom ote wa ys to a c hieve a grea ter level of owner-occ upied housing

New housing will be considered appropriate if accompanied by a mechanism that

determines if existing or proposed recreation, open space, schools and other

infrastructure c an supp ort new residents

The C ity of Dunwoody rec og nizes the diversity of the c om munity and will ac tively

consider mechanisms for boards and commission membership to reflect this diversity to

ensure broa d rep resenta tion

New housing infill into existing neighborhoods will be contextually appropriate andcompatible with surrounding properties

Goals

Within the zoning ordinance, establish defined criteria for the location of density as

depicted by the Future Development Map and associated narrative to responsibly

manage redevelopment


42/74

REVISED 03.17.10

- 41 -

Develop strategies to review annual population estimates, such as maintaining an

internal process to review annual permitting data to accurately project population

numbers

Promote and pursue senior and active adult housing and services (community center,

ac cess, housing op tions)

Consider housing services and resources for cost-burde ned 1

Ma inta in work-force housing subsidies for polic e fo rc e a nd eva luat e a pp licab ility to o ther

sectors

home-owners as identified inthe C om munity Assessment a nd t hose w ith spec ial need s.

Land Use and Develop me nt (LU)

The C ity of Dunwo od ys existing land use footp rint wa s develop ed be fore the City was

inco rporated . Howe ver, the C ity see ks to a ssert its new d irec tion through land use strateg ies tha t

w ill furthe r enhanc e qua lity of life and ease mo b ility. While supporting transit-oriented

de velopme nt in the Perime ter Cente r Cha rac ter Area , the City aims to m ainta in low de nsity for

the m a jority of its land use, yet find innova tive solutions for linking land use a nd transporta tion. Inadd ition to the goa ls esta b lished for spec ific C ha rac te r Area s (see Sec tion I), the C ity c om mits to

the follow ing:

Policies

Preserve the c harac ter of existing residential neighborhoods

Preserve strategically located, existing undeveloped land that could be a viab le op tion

for funct ional greenspa c e

Encourage a mix of compatible land uses in future infill development and

redevelopment

Promote walk- and bike-ability to homes, schools, shopping, civic uses and open

space Prom ote the conversion of surface parking to other land uses (outparcels, plazas, open

spa ce ) and enc ourag e struc tured pa rking solutions

Ensure that regulations clearly define infrastructure thresholds and criteria for land use

decisions

Land use decisions will concurrently consider implications for transportation and open

space

Encourage mixed-use development and design standards that enhance pedestrian

movement, lifelong c om munities and healthy living

Protect properties loc ated on b orde rs of Suburba n Charac ter Area with co mp atible

height, building placement, densities, massing and scale, buffers, tree protection and

othe r assoc iated site deve lopm ent a nd b uilding regulations

Champion sustainable development in all land use a nd d evelopm ent prac tice s

1The U. S. Depa rtment of Housing a nd Urban Deve lopme nt de fines c ost b urde ned as renter a nd owne r household s

with mo nthly housing costs wh ich excee d 30% of the ir househo ld inco me . Seve re c ost burdened household s a re tho se

households that a lloc ate mo re tha n 50% of their monthly incom e to wa rds housing.


43/74

REVISED 03.17.10

- 42 -

Goals

Create a "sense of place" through Dunwood y identifier/ logo on signag e, a wayfinding

sign system , a gateway program , and design standards for corridors, nodes and

gateways

Esta b lish Design Guidelines or Overlay Districts for nodes or prepare city-wide design

standa rds suffic ient for c om merc ial nod e a nd key corridor red eve lopm ent

Determine appropriate location for City Hall as a strategic effort to promote

rede velop me nt (see a lso Com munities Fac ilities subsec tion)

Imp lement the Perimeter LCI rec omme ndat ions and Fram ew ork Plan, as upda ted in the

2005 Perimeter LCI Update . Furthermore, the City will be a joint partner of the 2010 LCI

update with the Perime ter Com munity Imp rove me nt Distric ts and City of Sand y Springs

Estab lish incentives and / or bonuses for large lot land holde rs to p reserve op en spac e

Prepare master plans for the c ha rac ter area s of Georgetown and Dunwoody Village that

will further refine ea c h c harac ter area s vision and purpose

Update the zoning ordinance to compliment the recommendations made within thisComp rehensive Plan , inc lud ing a req uirem ent fo r utilities to b e p lac ed unde rground

Promote the reduction of parking minimums, while setting parking maximums in

c omm erc ial zones

Use design standards to ensure infill residential development is consistent and

co mpa tible with existing development

Prepare electronic p arcel da ta (GIS layers)to a llow (1) ac c urate rec ord keeping and (2)

ana lysis nec essa ry for land use and infrastructure investment dec isions

Develop a c ity-wide green spac e plan

Promo te de velopme nt of Comm unity Gardens

Economic Develop ment (ED)

The C ity benefits from a strong and d iversified ta x ba se d ue to the m ix of land uses, prima rily

c onc entrate d in the Perimete r Center Charac ter Area . Ma intaining the ec onomic hea lth

c urrent ly enjoye d by the C ity is a t op p riority, residents desire th is p riority to be b a lanc ed with the

existing cha rac ter of Dunwo od ys neighb orhood s. In ad dition to estab lishing a sense of p lac e

and identity as a way to promote community and pride in its quality of life, the City of

Dunwoody also seeks to brand itself as a way to define the City as a great place to do

business.

Policies

The C ity of Dunwood y is business-friendly and supports its small businesses that add tothe c ha rac ter and qua lity of life for residents

The e conom ic p riority for the C ity is to p rotec t a d iversified , healthy tax base in order to

function as a financially responsible government and provide the services and capital

imp rove me nts desired b y its residents and business ow ners


44/74

REVISED 03.17.10

- 43 -

Cultivate a healthy, cooperative relationship with the Perimeter CIDs, which serves the

ge neral we lfare o f the City of Dunwood y

Development in Dunwoody will be recognized for its high quality design standards

throug hout the City

The C ity of Dunwo od y com mits to m aximizing resources throug h ince ntives and g rants;this will especially target opportunities to promote unique development, such as

adaptive reuse o f buildings w ith historic va lue

Goals

Develop a business strateg y with an ac tion p lan tha t enga ges loc al co mm unity supp ort

for loc a l businesses and ta rge ts sustainable, loc al p roducts and servic es

Pursue the possibility of a real estate inventory identifying key parcels to market to

possible deve lopers and / or industria l b usinesses

Develop and implement a redevelopment plan for the Georgetown/ Sha llow ford a nd

Dunwo od y Villag e Cha rac ter Area s

Develop a financial feasibility study for joint partnership to redevelop the Dunwoody

Villag e area or the Georgetow n/Shallowford area to p otentially ac c omm od ate a new

City Hall/Civic Cent er

Create a d istinctive identity for Dunwo od y throug h the plac ement of gatewa ys and way -

finding signag e at strateg ic po ints that help c omm unic ate and ma rket the Citys ide ntity

Transporta tion (T)

The City of Dunwoo dy w ill unde rta ke a Comprehe nsive Transporta tion Plan (CTP) in 2010,

building on the found a tions of the Com prehensive Plan. The follow ing polic y and g oa l

sta tem ents will guide tha t effort in d eta iling a transpo rta tion plan t hat me ets the spe c ific nee ds

of Dunwood y.

Policies

The C ity of Dunwo od ys CTP will exp lore w ays for Dunwood y to:

Prioritize multi-moda l transportation options in a Co mp rehe nsive Transporta tion Plan

Crea te a co mmunity-wide ped estrian/b ike p ath network

Provide safe and sec ure parking to supp ort multi-modal transit services

Increase network connectivity to accommodate demand between adjacent

neighb orhood s and d eve lopm ents without a cc essing the ma jor thoroughfa re system

Prom ote the use of zero-em ission Low Spee d Vehic les (LSV) a nd Neighb orhood Elec tric

Vehicles (NEVs) and c onsider other eme rging a nd innovative tec hnologies

Estab lish pedestrian and bic yc le friendly programs and roa d stand ards

Promote trave l dema nd ma nag eme nt (TDM) strategies to red uc e trips

Preserve current transportation investment through effective maintenance of

transportation system


45/74

REVISED 03.17.10

- 44 -

Support GRTA, MARTA, ARC and GDO T efforts related to exp ress transit service and

reg iona l bus rap id transit (BRT) initiatives to c onnec t Dunw oo dy to surround ing

communities

Goals

Prep are a b icyc le a nd pe de strian p lan (see also Com munity Fac ilities subsec tion)

Explore trad e-o ffs and imp lications of road wa y ca pa city along high dem and co rridors

Improve two-lane roads for efficient operations and safety , but ma intain two-lane roa ds

as integral to City cha rac ter

Prepare appropriate local ordinances to allow bicycle use of sidewalks, as provided by

Sta te o f Geo rgia law

The City w ill promote a grid network of streets and multiple connections between

subd ivisions when re-develop me nt opportunities a rise

Find a pp rop riate me c hanisms for traffic mitigation along Wom ac k Road

Consider innovative, long range schemes for relieving congestion in the DunwoodyVillag e area , such a s designate d parking external to a pe destrian-only zone , pote ntially

served b y a shuttle o r som e service jo intly op erated w ith Perime ter-CIDs

Explore feasibility of golf-cart use as transportation mode and identify needs

(imp roveme nts, striping, signag e) fo r roa ds dete rmined app rop riate for this po tential

Bikeways along streets should be separated from the automobile lanes. At signalized

intersections, provide a separate pedestrian-bicycle phase and no turn on red

restrictions to avoid conflicts with motor vehicles

Where possible, demarcate pedestrian and bikeway crossings at all intersections with

contrasting roadway materials

Com munity Fac ilities and Services (CF)

As a new City, Dunwoody faces a set of challenges in

establishing new services and facilities to meet its needs now

and into the future. Although Dunwood y c urrently has a

multi-year lease for its City Hall and Police Headquarters, a

de c ision reg a rding the loc at ion of future fa c ilities will need to

be ma de within the next ten years.

Policies

Parks and Greenways

Acquisition priorities focus on the purchasing

agreement with DeKalb County to acquire the

following parks or sites with potential open space

opportunities:

o Liane Leveta n Pa rk a t Brook Runo Dunwo od y Park/ Dunwood y Nature C enter

o Vernon Springs Park


46/74


47/74

REVISED 03.17.10

- 46 -

FIGURE 11: Results of Co mm unity Workshop: New Parks, Priority De stina tions, City Hall and Police

City Fac ilities and Sa fety

Provide conveniently located and efficiently managed City Administration services,

dem onstra ting c om mitment to susta inab le prac tices in mana ging c ity-run resources

Provide a safe and secure environment through the delivery of fair and impartial police

servic es, proac tive p rob lem solving and increased c om munity pa rtnerships

Strate g ica lly loc a te new c ity fac ilities and investments so tha t goa ls suc h as c rea ting

community gathering places, expanding green space, and attracting redevelopment

investment c an b e a chieved

Goals

Parks and Greenways

The City w ill inve stiga te the possibility of ut ilizing the Georgia Power

utilityeasement for a multi-use t ra il based on the PATH Founda tionreport, DeKalb s Greenw ay Trails: A Ma ste r Plan fo r Multi-Use Trails in

DeKalb County, Georgia. The C ity of Dunwo od y rec og nizes tha t this

would involve negotiations with owners of approximately 100

parcels; while challenging and likely extending many months or

yea rs, the C ity comm its to this go a l


48/74

REVISED 03.17.10

- 47 -

Establish redevelopment incentives to obtain ope n spac e and / or rec reational amenities

for red eve lopm ent sites

Prepare and implement a parks and green/open space plan and incorporate nature

resources inventory update as part of site feasibility analysis; plan should consider

ac quisition a s well as sites outside the c urrent c ity bound ary

Negotiate with DeKalb County Board of Education regarding use of existing and vacant

facilities for recreational purposes, including potential maintenance sharing to off-set

costs

City Fac ilities and Servic es

Imp lement t he Polic e Dep a rtme nt Stra teg ic Plan

Undertake a space-needs study to quantify the amount of floor area that would be

neede d to a dd ress the C ity s adm inistra tive, co urt a nd po lic e ne ed s throug h 2030

o The spac e-nee ds stud y should inc lude a n eva luat ion of physica l inter-office

relationships and lay the g round wo rk for arc hitectural and floo r layout d esigns

Undertake a loca tion study for City Ha ll and Police Hea dquarters. Ad d itiona lly, the stud y

should e valuate

o the feasibility of including outdoor ceremo nial spa ce and public greenspa ce

o the possibility of funding the project through a private-public partnership

whereby an investor could offer a re-development project incorporating City

Hall, Police Headquarters, public assembly space, plazas, etc. under joint or

shared financ ing

Undertake a feasibility study to establish impact fees

Ma intain and expand the Citys Adop t-a-Spo t p rog ram

Multi-modal Amenities

Coo rdinate the bikewa y sec tion of the CTP with the Parks and Recreation Plan such that

new park sites a re served as destina tions by the b ikew ays wheneve r possible

In all planning activities, pursue the goal of creating a fully integrated pedestrian and

bicycle system of connectivity to parks, schools, between residential and commercial

areas, and other high priority destinations identified in this Community Agenda

As pa rt o f develop ing the Com prehensive Transportation Plan, create a bikeway and

sidewalk plan that is destination demand based, interfaces with proposed linear parks,

and serves both a rec rea tional and transpo rtat ion func tion


49/74


50/74

REVISED 03.17.10

- 49 -

where the built environment is destroyed and redeveloped at increasing rates, protecting

historical sites develops a cultural identity for the City and provides a nostalgic reminder of its

histo ry. As a result, the c om munity ga ins a sense of pride in the histo ric resource s, sta b ilizes

p rop erty values, enc ourage s ec ono mic deve lopm ent, and fosters c ivic beauty. Mo st

importantly, historic American architecture expresses heritage, something that can never be

duplicated or replaced, and therefore invaluable to the character and identity of thecommunity.

As inventoried in the Community Assessment, Dunwoody benefits from several historic buildings

includ ing the Che ek-Spruill Fa rmhouse. The work of the Dunwood y Preserva tion Trust has helped

to raise public awareness and helped define the City of Dunwoody by establishing a sense of

p lac e. The City will seek to forma lize supp ort for protec ting a nd enha nc ing its historic and

cultural resources by reinforcing these efforts through official government resources and

regulations.

The City of Dunwood y intend s to c ontinue its com munity-oriented a pproac h tow ards nat ura l

and c ultura l resource p lanning. This stra teg y of c om munity p a rtnership a nd involvement

streng thens Dunwo od y a nd eng age s c itizens in stew ardship. Spe c ifica lly the City of Dunwo od y

c om mits tha t it will:

Policies

Natura l Resources

Demonstrate regional lead ership in promoting effic ient and innovative use o f resources

Enga ge reg ional, sta te a nd federal resources for imp roving loc al susta inab le prac tices

Obtain Atlanta Regional Commission (ARC) GreenCommunity certification (see specific

p rog ram c omp onent s in Sec tion IV - Imp lementa tion)

Sup port community gardens, including the DunwoodyCommunity Garden at Brook Run, and community-supported

ag ric ulture enc ourag ing loc al food produc tion

Cultural resources

Create and maintain programs to support historic preservation and/or campaign for

grant do llars tha t a wa rd historic p reservation d ollars

Support the arts and op po rtunities for cultural ac tivities and events

Goals

Natura l Resources

Implement policies and regulations that assist the pursuit of certification under the GreenComm unities program established by the Atlanta Regional Commission

Integrate sustainable practices and environmentally preferable procurement in all City

projec ts whe re feasible in consideration o f life c yc le c osts

Sta ff the Sustainability Commission to imp leme nt a nd monitor prog ram ming tha t fosters

environmental stewardship


51/74

REVISED 03.17.10

- 50 -

Undertake a Sustainability Plan that builds upon the Green Community certification to

integrate economical, environmental and social sustainability goals, milestones and

performanc e m ea sures spec ific to the City of Dunwood ys op portunities and c ha lleng es.

Among other ob jec tives, the Susta inab ility Plan w ill explore:

o green econom ic d evelopm ent

o innovative low impact development practices

o imp roving residential q ua lity of life

o red uc ing c osts and increasing efficienc y within pub lic fac ilities

o increasing energy indep ende nce

o increasing loc a l food sec urity

o increasing quality and innova tive use o f the w aste strea m a nd

o reviewing and improving existing sustainable programs to increase efficiency

o ma rketing imp lic ations of ac hieving susta inab le develop me nt ob jectives

Cultural Resources

Undertake a city-specific Historic Resources Inventory that builds upon the Community

Assessment list generated from the DeKalb History Center, the Historic Preservation

Division o f Natura l Resources, and the Dunw oo dy Preserva tion Trust

Create initiatives that leverage federal and state resources in order to facilitate historic

preservation and heritage tourism

Consider zoning regulations and p roced ures tha t p rotec t historic and c ultura l resources

Intergovernmental Relations (IR)

Loc ated in DeKa lb County, Dunwood y is borde red by the C ity of Sand y Sp rings, Fulton Co unty

and Gw innett County. Due to its loca tion along the I-285 corridor and a s hom e to a po rtion of

the Perimeter Reg ional Ac tivity Center, the City of Dunwo od y plays a strate gica lly impo rtant role

within the Atlanta M etro Reg ion and the sta te. The City comm its to w orking with other

governmental entities where t

draft dunwoody comprehensive plan - mar 17

Documents