§ 3.39.2. District boundaries, tiers and sub-areas, and map.

The boundaries of the district are delineated in the Bouldercrest-Cedar Grove-Moreland Overlay District Map which is attached hereto as Exhibit A, dated March 22, 2013, and adopted with this division as a map amendment to the official zoning map of DeKalb County. The director of planning and sustainability shall be the final authority to determine whether any property is located within the boundaries of the district. Any changes to the Bouldercrest-Cedar Grove-Moreland Overlay District Map will require a map amendment and an accompanying text amendment revising this section to reflect the revised map for the district pursuant to the procedures of chapter 27, article 7, division 3—Official zoning map, text, and comprehensive plan land use map amendments.

The district shall be divided into five (5) tiers to guide future development and redevelopment. Within these tiers are two (2) gateways and two (2) corridors. The corridors and gateways are sub-areas of the tiers, and as such will adhere to the uses and standards of the underlying tier, unless exceptions are otherwise specifically stated. The tier, gateway and corridor structure is as follows:

A.

Tier 1 and Gateway 1. Tier 1 is a medium-intensity area focused around the activity center at the interchange of Bouldercrest Road north of I-285. The purposes of this tier are to allow more intense mixed-use development along Bouldercrest Road, which is a major thoroughfare, and to encourage redevelopment of oversized parking areas, old motels, outdated shopping centers, old apartments and other uses that are incompatible with redevelopment. New buildings including retail, office, and residential uses within mixed-use developments will be encouraged and will decrease the need for vehicular trips. Gateway 1 is a sub-area within Tier 1 at the interchange of Bouldercrest Road and I-285. The uses and requirements of Tier 1 apply to Gateway 1, with additional design requirements. These additional requirements are specified in the design guidelines under "Streets and Sidewalks—Gateways 1 & 2."

B.

Tier 2. Tier 2 is a moderate-intensity area within an existing light industrial zoned area centered at the intersection of Moreland Avenue and Cedar Grove Road. The goal of this tier is to encourage the consolidation of properties for higher intensity industrial development within a mixed used context. Tier 2 allows commercial uses and convenience goods and services, thereby reducing the need for vehicular trips outside the district. Residential development is not allowed in this tier.

C.

Tier 3. Tier 3 is a low-intensity area at the intersection of Bouldercrest Road and Cedar Grove Road. The goal of this tier is to promote evolution into a neighborhood center, by allowing small scale development in a mixed-use context, providing for a more compatible use to adjacent single-family neighborhoods.

D.

Tier 4, Gateway 2 and Corridor 2. Tier 4 is the existing industrial zoned area along Moreland Avenue, and the goal of this tier is to encourage the development and redevelopment of industrial properties, but to higher design standards than currently exist. Gateway 2 is a sub-area within Tier 4 at the interchange of Moreland Avenue and I-285. The requirements of Tier 4 apply to Gateway 2, with additional design requirements because of its sensitive location. These additional requirements are specified in the design guidelines under "Streets and Sidewalks—Gateways 1 & 2." Corridor 2 is a sub-area in Tier 4. All requirements of Tier 4 are applicable in Corridor 2, with additional design requirements illustrated in the design guidelines under "Streets and Sidewalks—Corridors 1 & 2." The goal of the additional requirements for Tier 4 and its sub-areas is to enhance the visual quality of the primary roads in Tier 4, and additional features that support this goal are encouraged.

E.

Tier 4A. Tier 4A. is the industrial area along the east side of I-675 and west of the existing Georgia Power Overhead Utility Easement located north of Henrico Road. Because Tier 4A. is only separated from residential neighborhoods by the utility easement, uses and standards are more stringent in this tier.

F.

Tier 5 and Corridor 1. Tier 5 constitutes the existing single-family residential areas in the district. Legally existing homes as of the date of this division's adoption will not be required to comply with the regulations in this division or district design guidelines as set forth in subsection C., unless undergoing major improvements as described in subsection D. above. The principal uses of land and structures in this tier shall be as provided by the table of uses and the applicable underlying zoning district classification. This tier addresses design issues, such as location of structures, design varieties, landscaping, lighting and entrance signage. Corridor 1 is a sub-area in Tier 5. All requirements for Tier 5 are applicable in Corridor 1, with additional design requirements illustrated in the design guidelines under "Streets and Sidewalks—Corridors 1 & 2." The goal of these additional requirements is to enhance the aesthetic quality of the primary roads in Tier 5, and additional features that support this goal are encouraged.

( Ord. No. 15-06 , 8-25-2015)