§ 5.5.3. Standards and design.

Open Space and enhanced open space calculations

A.

Required open space shall meet the standards of Table 5.4: Enhanced Open Space: Minimum Requirements.

B.

All deeded open space created shall be platted and provide a public access easement in a form approved by DeKalb County.

C.

Prior to issuance of a land disturbance permit or building permit:

1.

For development projects with residential uses requiring enhanced open space, no lot or multifamily building shall be more than one-quarter (0.25) mile distance from a designated enhanced open space. If site constraints limit access to the enhanced open space, the distance may exceed the minimum setback requirement of this subsection, subject to the approval of the director of planning. Measurement of distance shall be based on the distance of road and/or pathway providing connectivity to the enhanced open space.

2.

A development project with residential uses not within one-half (0.5) mile distance to a public park or recreation facility that is required to provide enhanced open space shall incorporate at least one (1) enhanced open space type identified as clubhouse/pool amenity, neighborhood park with active recreation, and/or playground. If a development is intended for senior housing, a passive park with benches and paved paths, common patio, courtyard, barbecue/fire pit shall be considered an enhanced open space.

3.

For development projects with residential uses within one-half (0.5) mile of an existing or programmed public school, park, trail or library, the applicant for a land disturbance permit shall provide for pedestrian access to the school, park, trail or library. If an existing or future pedestrian network and/or multi-use trail is identified by DeKalb County, the applicant may be required to provide a future reservation for such a connection. Where a programmed facility has no current concept design for potential alignment, an applicant for a land disturbance permit requiring connection to a park shall meet with the parks and recreation department to determine whether any reasonable spur connection would be possible.

a.

For measurement of distance to a qualifying public amenity, measurement shall be taken along an improved walkway or sidewalk to the entrance of the public amenity.

b.

For measurement to nearby existing or proposed public trail or greenway, measurement shall be taken from a point along the exterior boundary of the development directly to the nearest point of the trail or greenway.

D.

Enhanced open space. Enhanced open space shall be required as set forth in Table 5.4. Standards for enhanced open space are found in Table 5.5 and 5.6. In addition, each function may be designated as either public (subject to the approval of and acceptance by DeKalb County) or private ownership.

E.

Open space and enhanced open space standards.

1.

Required open space shall conform to the zoning district requirements in article 2. Where Table 5.4 conflicts with article 2, article 2 shall prevail. Open space and enhanced open space design within a historic district that is subject to architectural design review shall require a certificate of appropriateness from the DeKalb County Historic Preservation Commission.

2.

Lakes or ponds may be included as part of the open space requirements in a development, provided they are incorporated as part of enhanced open space design, subject to limitations of the riparian buffer as set forth in chapter 14 of the Code.

3.

Dry detention basins shall be designed by a professional engineer and may not count toward open space area requirements unless designed as an amenity or aesthetic feature.

4.

Enhanced open space may include hard space surface areas in accordance with the permitted elements identified in Table 5.6.

5.

Below ground utilities or facilities may be located in the open space area.

6.

Designated wetlands and dedicated conservation areas for native species and/or vegetation may count toward open space requirements in accordance with Table 5.5.

7.

Open space adjacent to existing buildings that have historical or cultural significance may be counted toward the minimum required open space if made accessible for the common usage of the development. However, the enclosed building area may not be included in the minimum required open space requirement.

8.

Stormwater facilities may be located within open space if the stormwater facility is designed and approved as an amenity and/or low impact stormwater management technique, and is in compliance with applicable regulation of chapter 14 of the Code, including approved best management practices. Such facilities may be exempt from fencing, provided that the public health safety and welfare is not jeopardized by the lack of fencing as determined by the director of planning.

F.

[Residential lots and yards.] No residential lots shall be allowed to extend into the required open space nor shall individual residential yards count toward open space requirements.

Table 5.4 Enhanced Open Space: Minimum Requirements

Total and Enhanced Open Space: Minimum Requirements
	SF-RES Cottage	SF-RES Attached or Detached	Mobile Home Parks	Multi-family	Mixed-Use	Commercial/Retail	Large Retail	Office	Industrial
Open space minimum required % of total square footage of the development	See section 5.7.5	20%	10%	See specific zoning district	See specific zoning district	15%	20%	15%	20%
Enhanced open space minimum required %	3,000 sq. ft. minimum. See section 5.8.4.M.	Minimum 50% of total open space	Minimum 25% of total open space	See specific zoning district	Site plan specific	N/A	Minimum 50% of total open space	N/A	N/A

 

G.

Enhanced open space standards and types.

1.

Enhanced open space areas are areas readily accessible, practical, and generally acceptable for active or passive recreation uses. If able to meet these characteristics, enhanced open space areas may not include required setback areas, drainage easements required by the director of public works, dedications with existing above ground facilities, or contain structures not intended for landscape or recreational purposes.

2.

Maintenance of such areas is not the responsibility of DeKalb County unless formally established and approved by the county through legal agreements. Maintenance shall be the responsibility of the owner or homeowners association in a form approved by DeKalb County.

3.

Total enhanced open space may be distributed throughout the project, but each individual enhanced open space type shall meet the enhanced open space dimensional standards of Table 5.5.

4.

Elements shown under the "Permitted Elements" column in Table 5.6 are allowed for the various enhanced open space types. Other elements that are not listed may be allowed by the director of planning if they are consistent with the enhanced open space type.

5.

Table 5.5 establishes enhanced open space types and minimum dimensional standards. The minimum size for any enhanced open space type shown in Table 5.5 may be reduced below the minimum amount if another enhanced open space type in the same development is increased by a corresponding amount above the minimum size shown in Table 5.5. Table 5.5 is supplemented further by Table 5.6 which provides design requirements for each type.

6.

Table 5.6 establishes the requirements for each enhanced open space type and its associated design requirements. Elements may be required by specific development types according to Table 5.6.

Table 5.5 Enhanced Open Space Types with Minimum Size

Enhanced Open Space Dimensional Standards
Enhanced Open Space Types	Minimum Size (sf)
Clubhouse*/Pool amenity area	N/A
Greens/attached squares	500
Greenway	N/A
Pocket park	2,000
Neighborhood park	43,560
Plaza	3,000
Square	2,000
Playground	3,000
Detention facilities designed and approved to serve as aesthetic amenity	N/A

 

Table 5.6: Enhanced Open Space Types and Requirements

H.

Phasing provisions. If a project's required open space is developed in phases, the amount of open space shall be computed separately for each phase, but may be combined with existing open space in earlier phases:

1.

The first phase of development shall contain, at a minimum, its pro rata share of the total amount of required open space based on the size and type of the development; and

2.

The total amount of open space set aside in each phase shall meet the open space standard as applied to the total area of the phase and previously approved phases.

I.

Conservation or water quality.

1.

No more than fifty (50) percent of required open space may consist of floodplain, wetlands, steep slopes, streams and buffers.

2.

Green roofs may contribute to open space minimum area requirements with documentation from a licensed professional that such feature serves a water quality or alternative stormwater function.

J.

Prohibited uses of open space. The following shall not be considered when calculating open space:

1.

Individual wastewater disposal systems, such as septic tanks, septic fields, etc.

2.

Private yards that are not subject to an open space or conservation easement.

3.

Public street rights-of-way or private street easements, including streetscapes located within those rights-of-way or easements.

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