§ 11.4. SH Senior Housing District.


Latest version.
  • 11.4.1. SH District scope and intent. Regulations in this section are the SH District regulations. Article XIX should be consulted to determine uses and minimum standards for uses allowed by Administrative Permit or Use Permit. The SH District is intended to provide land area devoted to senior housing consisting of single family and multi-family dwellings. The SH District is intended to:

    A.

    Encourage senior housing opportunities throughout unincorporated Fulton County except in industrial areas.

    B.

    Allow seniors the ability remain in their community.

    C.

    Provide standards whereby senior housing is compatible with the surrounding area.

    11.4.2. Use regulations. Within the SH District, land and structures shall be used in accordance with standards herein. Any use not specifically designated as a permitted use in this section or as a use allowed by Administrative Permit or Use Permit shall be prohibited.

    A.

    Permitted uses. Structures and land may be used for only the following purposes:

    1.

    Single-family dwelling

    2.

    Two-family dwelling

    3.

    Triplex

    4.

    Quadruplex

    5.

    Townhouse

    6.

    Multi-family residential

    B.

    Accessory uses. A structure or land may be used for uses customarily incidental to any permitted use and a dwelling may be used for a home occupation.

    11.4.3. Development plan. The development plan shall be the zoning control document for features depicted graphically. The site plan requirement applicable to rezoning requests shall be adhered to for SH District rezoning requests. Administrative guidelines for preparing site plans are referenced in Article 28.5.2. A site plan shall become the development plan if the request to rezone is approved without changes or additions. If the approval by the board differs, in any way, from what is depicted on the site plan submitted for the purpose of seeking rezoning, a revised plan must be certified by the Environment and Community Development Department before development related permits may be issued. A site plan or development plan shall not substitute for plans which are required as a prerequisite for applying for development related permits. The location of all use areas shall be shown on the development plan, and location on the ground shall be as shown on the development plan.

    _____

    11.4.4. Development standards.

    A.

    Height regulations: No building shall exceed 40 feet in height.

    B.

    Minimum lot area or land area per unit: As specified in conditions.

    C.

    Maximum density:

    Comprehensive Land Use Plan Map
    Suggested Density
    (units per acre)
    SH District
    Maximum
    Density
    (units per
    acre)
    Agricultural, forestry and mining 3
    Residential - 1 unit/acre or less 3
    Residential - 1 to 2 units per acre 4
    Residential - 2 to 3 units per acre 5
    Residential - 3 to 5 units per acre 7
    Residential - 5 to 8 units per acre 10
    Residential - 8 to 12 units per acre 14
    Residential - 12 to 20 units per acre 20
    Retail service and commercial 7
    Office 7
    Live work—Neighborhood (residential up to five units per acre) 7
    Live work—Community (residential up to nine units per acre) 11
    Live work—Regional (residential plus nine units per acre) 11
    Community facilities 7
    Institutional uses 7

     

    D.

    Minimum lot width: 20 feet.

    E.

    Minimum SH development frontage: 35 feet.

    F.

    Minimum lot frontage: 20 feet adjoining a street except up to 35 feet may be required whenever the Director of Public Works requires the extra width to protect catch basins.

    G.

    Minimum heated floor area per unit:

    Dwelling Unit Type Minimum Heated Floor Area
    Single-family detached 1,100 square feet
    Two-family 900 square feet
    Triplex 900 square feet
    Quadraplex 900 square feet
    Townhouse 900 square feet
    Multi-family (efficiency or studio) 600 square feet
    Multi-family (1 or 2 bedrooms) 750 square feet

     

    H.

    Minimum perimeter setback for the entire SH development:

    1.

    Minimum front yard: 40 feet.

    2.

    Minimum side yard:

    30 feet adjacent to interior line.

    40 feet adjacent to street.

    3.

    Minimum rear yard: 35 feet.

    I.

    Minimum interior setbacks when one building per lot:

    1.

    Minimum front yard: 20 feet from right-of-way.

    2.

    Minimum side yard:

    Seven feet adjacent to interior lot line, except that up to a seven-foot encroachment and maintenance easement may be provided on adjacent parcels, in combination with or in lieu of a side yard, such that a minimum building separation of 14 feet is maintained.

    Zero if units are attached, for example, townhouses on separate lots of record

    15 feet adjacent to street.

    3.

    Minimum rear yard: 25 feet.

    J.

    Minimum accessory structure requirements:

    Single-family and two-family uses: Accessory structures may be located within the side or rear yards but shall not be located within a minimum yard and are subject to perimeter and minimum yard setbacks.

    Multi-family uses: Accessory structures may be located in the rear yard only but shall not be located within a minimum yard.

    K.

    Minimum building separation—More than one dwelling per lot: All building separations shall be as specified by the Standard Building Code.

    L.

    Other minimum standards:

    1.

    Setbacks and roof lines shall be varied by at least two feet so that no more than three adjoining dwelling units within a single building shall have the same front setback or roof line.

    2.

    Common outdoor area consisting of not less than 150 square feet per unit shall be provided for recreation in all developments.

    3.

    Land area proposed for open space or recreation shall be allocated among the use areas in proportion to the ratio of a neighborhood's population to the total SH population so that acreage devoted to open space is reasonably accessible to all residents.

    4.

    Provide a minimum 600 square foot heated and cooled community center with kitchen and media center facilities. If there is a management office associated with the development, the community center may be located within the confines of that office.

    5.

    Agreements, covenants, declarations and other contracts which govern the use, maintenance, and protection of a SH development among its owners' areas shall be part of the official zoning file, and changes thereto shall have no force and effect until a copy has been provided to the Director of the Environment and Community Development Department. All SH developments shall have a mandatory agreement, covenant or contractual requirement that all sales or transfers of the property to subsequent owners shall be subject to the 100 percent occupancy requirement by residents aged 62 or older.

    6.

    A 50-foot principal perimeter building setback shall be provided for the entire SH development when adjacent to single family residential districts and/or AG-1 districts.

    7.

    Parking spaces shall be calculated as 1.4 spaces per dwelling unit.

    8.

    No parking shall be allowed in the minimum front yard setback.

    9.

    SH developments must be served by public water and sewer.

    10.

    All SH developments shall provide a minimum 25-foot wide natural, undisturbed buffer with a ten-foot improvement setback or a minimum six-foot high earthen berm planted to landscape strip standards, with a maximum slope of 3 to 1 or combination thereof around the perimeter of the property. Said buffer and improvement setback or berm shall not be part of any residentially platted lot. All areas which are not part of an individual lot and held in common shall be accessible via dedicated roadways, easements, sidewalks, etc. and shall be maintained by a mandatory homeowners association, whose proposed documents of incorporation shall be submitted to the Director of the Department of Environment and Community Development for review and approval prior to the recording of the first final plat.

    11.

    Facility shall comply with all applicable local, state, and federal regulations and copies of any applicable permits shall be provided to the Department of Environment and Community Development prior to the issuance of a certificate of occupancy.

    12.

    Projects are required to incorporate Easy Living and applicable accessibility standards (as administered and copyrighted by a coalition of Georgia citizens including AARP of Georgia, Atlanta Regional Commission, Concrete Change, Georgia Department of Community Affairs, Governor's Council on Developmental Disabilities, Home Builders Association of Georgia, Shepherd Center and the Statewide Independent Living Council of Georgia).

    13.

    Senior housing shall be 100 percent occupied by persons who are 62 years of age or older which shall be verified per Housing and Urban Development (HUD) regulations regarding verification of occupancy.

    11.1.5. Other regulations. The headings below contain some additional, but not all, provisions applicable to the Senior Housing District:

    Development Regulations. Article XXXIV

    Exceptions. Section 4.3

    Floodplain Management. Section 4.24

    Off Street Parking and Loading. Article XVIII

    Outside Storage. Section 4.2

    River Protection. Metropolitan River Protection Act

    Signs. Article XXXIII

(Amd. No. 11-0288, 5-4-11)