The intent and purpose of this article are as follows:

(a)

To maintain and enhance the attractiveness of the streetscape and the existing architecture in the community.

(b)

To create and maintain a strong community image and identity by providing for architectural treatments that enhances the visual experience of commercial development in the City of Doraville.

(c)

To require articulation that reduces the mass/scale and uniform monolithic appearance of large commercial and institutional buildings, and ensures that commercial and institutional buildings and other projects incorporate architectural features that provide visual interest, while allowing design flexibility.

(Ord. No. 2014-09, § 1, 8-25-14)

(a)

Applicability.

(1)

The provisions of this article shall apply to buildings and projects in O-I (Office Institutional), and O-W (Office Warehouse) zoning districts, all transect zones and Special Area districts under the Livable Community Code effective upon the date said code may be adopted.

(2)

The landscape provisions (both primary and secondary) of section 23-1704 shall also apply to temporary sales offices and model centers.

(3)

The provisions of this article shall apply to new development, and redevelopment or renovation of an existing building that changes more than forty (40) percent of a primary or secondary facade. The forty (40) percent facade remodeling or renovation standard only applies to that building facade undergoing renovation or redevelopment. New development or building expansion greater than twenty (20) percent in gross floor area shall require full structure compliance. Redevelopment or renovation that changes more than twenty (20) percent of the exterior of an existing building will require compliance with section 23-1705(d)(2), Building color.

(4)

The provisions of this article shall also apply to all principal uses, whether on parent parcels or out-parcels, and to free standing ancillary or secondary uses, such as kiosks, ticket booths, car washes, etcetera.

(5)

The provisions of this article are not intended to prevent the use of alternative design solutions that meet the intent and purpose established in section 23-1701. Alternative design solutions may be utilized upon review and approval of the Community Development Director, with recommendation of the Design Review Board.

(6)

Compliance with the standards set forth in this article shall be demonstrated by submittal of architectural drawings and elevations (of all sides), and a site development plan or site improvement plan in accordance with this and other sections of this code, as well as samples and other information necessary for thorough review of the application.

(7)

Appeals of decisions of the Community Development Director may be appealed pursuant to section 23-1401 of this Code.

(Ord. No. 2014-09, § 1, 8-25-14; Ord. No. 2022-55, § 2, 9-19-22; Ord. No. 2022-85 (A-22-24), § 6, 12-19-22)

The following words and terms, when used in this division, shall have the meanings ascribed to them in this section (graphic representations of these and other architectural features may be found in the most current copy of the City's "Architectural Design Standards Guidebook," a copy of which shall be kept on file with the City Clerk; such representations are secondary and subordinate to these written definitions.):

Awning or canopy. A covering, hood or shelter (of cloth, plastic, metallic or similar material) suspended or projected over a window or door.

Cornice. An ornamental molding that finishes or crowns the top of a building, wall, arch, and etcetera.

Ornamental and structural detail. A raised or decorative feature, other than a corporate logo, and not including textures, color or materials. Examples are decorative tile, molding, niches, pilasters and columns. Corporate colors may be used as accents as per subsection 23-1705(d).

Primary facade. A side of a building that faces a public or private right-of-way or roadway or has the primary customer entrance. (A building may have more than one (1) primary facade.)

Secondary facade. A side of a building that is not a primary facade and either is visible from a public or private right-of-way or roadway or has a secondary or tertiary customer entrance. (A building may have more than one (1) secondary facade.)

(Ord. No. 2014-09, § 1, 8-25-14)

(a)

The intent of this section is to orient applicable buildings toward the public right-of-way or roadway or to private internal collector type/roadways and to establish architectural standards for primary and secondary facades in the City of Doraville.

(b)

Primary and secondary facades shall satisfy the applicable facade standards set forth in this section.

(c)

Building orientation.

(1)

Mid-block commercial buildings shall be oriented to face the right-of-way/roadway, unless it can be shown that compelling site conditions necessitate a different orientation. If compelling site conditions necessitate that the building not face the right-of-way/roadway, then the building is considered to have two (2) primary facades: the facade that faces the right-of-way/roadway and the facade that incorporates the primary customer entrance.

(2)

Corner lot commercial buildings shall be oriented to face a right-of-way/roadway, unless it can be shown that there are compelling site conditions that necessitate a different orientation. If compelling site conditions necessitate that the building not face such right-of way/roadway, then the building is considered to have three (3) primary facades: the two (2) facades that face the right-of-way/roadway and the facade that incorporates the primary customer entrance.

(d)

Primary facades (see Table 23-1704-A for summary of requirements).

(1)

All primary facades of a building shall have architectural style, detail, trim features, and roof treatments that are consistent with each other. Further, all primary facades shall have a similar level of treatment, detail and visual interest. This is inclusive of window, window frames, primary entrance, roof form (parapet, gable, hip, mansard or combination) and architectural elements (columns, pilasters, pediments, overhangs, balustrades, towers, dormers, cupolas and/or other projections of facade and fenestration). In lieu of actual windows and entrances, niches and alcoves with significant architectural delineation and definition to suggest window and entrance elements shall be used.

(2)

For parcels one-half (½) acre or larger, building base perimeter landscaping shall be planted immediately adjacent to and along the full linear length of the primary facade, or between the walk immediately adjacent to the primary facade and the curb along the entire linear length of the primary facade. However, such perimeter landscaping shall allow for reasonable breaks for pedestrian access. The landscaped area shall be a minimum of five (5) feet in depth and shall include shrubs and groundcover with one (1) understory tree planted for each twenty-five (25) feet or fraction thereof of the lineal length of the primary facade. (Understory trees are to be planted no closer than ten (10) feet on center.)

(3)

Office and institutional use primary facades shall have at least one (1) of the following components exclusive of [subsection] (4)(i) below; and a primary facade subject to subsection (2) of this section shall have at least one (1) of the following components exclusive of [subsection] (4)(ii) below.

(4)

Commercial use primary facades shall have at least two (2) of the following components, except that a primary facade with the primary customer entrance shall have at least one (1) of the following components exclusive of the component described in subsection (4)(i) and a primary facade subject to subsection (2) of this section shall have at least two (2) of the following components exclusive of the component described in subsection (4)(ii).

i.

The primary customer entrance.

ii.

For parcels less than one-half (½) acre, building base perimeter landscaping shall be planted adjacent to and along the full linear length of the primary facade. The landscaped area shall be a minimum of five (5) feet in depth and shall include shrubs and groundcover with one (1) understory tree planted for each twenty-five (25) feet or fraction thereof of the lineal primary facade, planted for each fifteen (15) feet or fraction thereof of the lineal primary facade. (Understory trees are to be planted no closer than ten (10) feet on center.)

iii.

Arcades or colonnades a minimum of six (6) feet in width, or other roof treatments that provide shade and break the vertical plane, shall be incorporated along at least fifty (50) percent of the linear length of the primary facade.

iv.

Display windows a minimum of six (6) feet in height shall exist, along at least fifty (50) percent of the linear length of the primary facade.

v.

Awnings associated with windows and/or doors, installed in increments of ten (10) feet or less in length, along at least fifty (50) percent of the linear length of the primary facade.

vi.

Windows that cover at least forty (40) percent of the area of the primary facade.

vii.

Any other treatment that, in the reasonable opinion of and with approval by the Community Development Director and recommendation by the City's Design Review Board, meets the intent of this section.

(e)

Secondary facade standards (see Table 23-1704-B for summary of requirements).

(1)

Secondary facades may be deemed wholly or partially inapplicable by the Community Development Director with recommendation by the Design Review Board, due to the narrowness and low visibility of the area between the side of the building and the side of the adjacent building, provided this determination may be made only where the side yard is less than ten (10) feet in width, and such determination does not modify applicable landscape and related requirements.

(2)

All secondary facades of a building shall have architectural style, detail, trim features, and roof treatments that are consistent with those for the primary facade.

(3)

Any side of an office, commercial or industrial building visible from and adjacent to residential areas shall be treated in the same manner as a secondary facade.

(4)

For parcels one-half (½) acre or larger, perimeter landscaping planted adjacent to and along fifty (50) percent of the linear length of the secondary facade shall be required. The landscaped area shall be a minimum of five (5) feet in depth and shall include shrubs and groundcover with one (1) understory tree planted for each twenty-five (25) feet or fraction thereof of the fifty (50) percent lineal secondary facade. (Understory trees are to be planted no closer than ten (10) feet on center.)

(5)

A secondary facade shall have at least one (1) of the following components:

i.

For parcels less than one-half (½) acre, perimeter landscaping planted adjacent to and along fifty (50) percent of the linear length of the secondary facade shall be required. The landscaped area shall be a minimum of five (5) feet in depth and shall include shrubs and groundcover with one (1) understory tree planted for each twenty-five (25) feet or fraction thereof of the fifty (50) percent lineal secondary facade. (Understory trees are to be planted no closer than ten (10) feet on center.)

ii.

Arcades or colonnades a minimum of eight (8) feet in width, or other roof treatments that provide shade and a break in the vertical plane shall be incorporated along at least fifty (50) percent of the horizontal length of the secondary facade.

iii.

Display windows a minimum of six (6) feet in height shall exist along at least fifty (50) percent of the horizontal length of the secondary facade.

iv.

Awnings associated with windows and/or doors, installed in increments of ten (10) feet or less in length, along at least fifty (50) percent of the horizontal length of the secondary facade.

v.

Windows that cover at least forty (40) percent of the secondary facade.

vi.

Any other treatment that, in the reasonable opinion of and with approval by the City's Design Review Board, meets the intent of this section.

(6)

Exterior building materials shall be restricted on secondary facades as follows:

i.

Corrugated metal panels, used as a finish material, shall not be allowed. The same type of architectural metal panels applied to the primary facade are acceptable for a secondary facade, subject to consultation by the city's Community Development Director and recommendation by the Design Review Board, that the treatment meets the intent of this section.

ii.

Smooth-faced hard-coat concrete shall not cover more than thirty (30) percent of a secondary facade.

iii.

Backlit awnings and backlit canopies including service station and convenience store backlit awnings and canopies shall be prohibited except for those portions of awnings or canopies which may have approved backlit sign copy area.

(7)

Exterior ground level mechanical equipment, mechanical equipment package units, dumpster and trash receptacles, or related attachments (food freezers, air handling units, and etcetera) adjacent to a residential area or visible from a public right-of-way shall be concealed, hidden by a wall with caps as an extension of the building. When such units abut commercial or industrial uses and are not visible from a public right-of-way (i.e., they are not a primary or secondary facade), they shall be painted to match the color of the building.

(Ord. No. 2014-09, § 1, 8-25-14)

(a)

The intent of this section is to promote better architectural design and to create visual interest by requiring minimum design treatments for commercial buildings and projects.

(b)

Both single and multiple-tenant buildings are required to provide a minimum of three (3) of the following building design treatments:

(1)

An arched, gabled, stepped or decorative parapet with cornice over the primary customer entrance that is integrated with the building's mass and style.

(2)

Canopies or porticos integrated with the building's massing and style.

(3)

Peaked roof forms.

(4)

Overhangs a minimum of three (3) feet in depth.

(5)

Arcades a minimum of six (6) feet in depth wide.

(6)

Arches or arched forms.

(7)

Display windows, a minimum of six (6) feet in height.

(8)

Ornamental and structural details that are integrated into the building structure.

(9)

Clock tower or bell tower.

(10)

Sculptured artwork (excluding corporate logos or advertising).

(11)

Any other treatment that, in the reasonable opinion of and with approval by the Community Development Director, with recommendation by the City's Design Review Board, meets the intent of this section.

(c)

Exterior building materials contribute significantly to the visual impact of a building on the community. Exterior building materials shall be restricted on primary facades as follows:

(1)

Corrugated metal panels, used as a finish material, are prohibited. Architectural metal panels are acceptable, subject to consultation and a determination by the city's Community Development Director and recommendation of [the] Design Review Board that the treatment meets the intent of this section.

(2)

Highly reflective or mirror-like materials shall be prohibited.

(3)

Blacked out or darkened windows of less than seventy-five (75) percent transparency and window treatments or uses that obscure clear visibility into and out-of the building shall be prohibited.

(4)

Smooth-faced concrete shall have textured hard-coat stucco or other decorative finish.

(5)

Backlit awnings and backlit canopies including service station and convenience store backlit awnings and canopies, shall be prohibited, except for those portions of awnings or canopies which may have approved backlit sign copy area.

(6)

The use of full-depth brick, natural stone, cast stone, terra cotta, pre-cast concrete resembling brick or stone or hard coat stucco as major component of the primary facade with accents of ceramic tile, galvanized steel, glass block, wood, stone or hard-coat stucco are strongly encouraged. Alternative materials shall require approval of the Community Development Director with recommendation from the Design Review Board.

(d)

Exterior building colors have a significant visual impact. Accordingly, colors are restricted as follows:

(1)

Building color schemes that use colors that are electric, fluorescent or neon shall not be permitted on the exterior of any building.

(2)

Building color schemes shall be consistent with the "Commercial/Institutional Color Chart" maintained by the City Community Development Department. A maximum of three (3) corporate colors, those colors normally recognized as representing the business in multiple locations as part of their corporate identity, and not incorporated within the Commercial/Institutional Color Chart adopted by the City, may be used for trim and cornice work.

(3)

A maximum of three (3) colors may be used on the exterior of any building, plus one (1) additional color for trim or cornice work. Where a clear break exists giving the appearance of a separate building, such color scheme may be repeated. These limitations exclude unpainted natural stone or roof material.

(4)

Graphics, color schemes, or murals shall not be permitted on a building except as may be permitted as a part of allowable signage consistent with chapter 14 of the City of Doraville's Code of Ordinances.

(e)

Separate ancillary structures (carwash, cashier booths, canopies over gas pumps, etc.) shall have comparable pitch or parapets for roofs and shall otherwise have the same architectural detail, design elements and roof design as the primary structure, including the same cornice treatment, the same materials and colors, etcetera.

(f)

Prohibited construction siding materials for all additions to existing buildings shall include, without limitation, exposed concrete block, plywood, oriented strand board (OSB), corrugated or sheet metal, unfinished wood, or similar materials, as determined by the Director of Planning and Community Development.

(Ord. No. 2014-09, § 1, 8-25-14; Ord. No. 2023-07 A-22-27, § 2, 2-23-23)

(a)

The intent of this section is to add visual interest, and to reduce massing and screen rooftop equipment, by requiring minimum roof treatments. This section shall apply to all principal uses and to free standing ancillary or secondary uses, such as kiosks, ticket booths, car washes, and etcetera.

(b)

Both single and multiple-tenant buildings are required to have variations in the rooflines, and roof features that are consistent with the building's mass and scale. In addition, roofs shall meet at least two (2) of the following requirements:

(1)

Decorative parapets that are a minimum of three (3) feet in height above the finished roof or that are high enough to block the view of any mechanical equipment or fixtures that are situated on the roof.

(2)

A three-dimensional cornice treatment, a minimum of twelve (12) inches in height, having a minimum of three (3) vertical (not diagonal) changes in plane (no two (2) on the same plane), and a variety of thickness in relief ranging from the greatest at the top to the least at the bottom.

(3)

Overhanging eaves that extend at least three (3) feet beyond the supporting walls, with a minimum fascia depth of six (6) inches.

(4)

Three (3) or more roof planes per primary facade.

(5)

A sloping roof height (measured from the top of the supporting wall vertically to the peak of the sloping roof) shall not exceed the average height of the supporting walls. The sloping roof height shall not be less than a pitch of 4:12. However, a pitch of 3:12 may be acceptable depending on the mass and scale and elevations and renderings showing the appropriateness and compatibility of the design after consultation and approval of the City's Community Development Director, with recommendation by the Design Review Board.

(6)

Any other treatment that, in the reasonable opinion of the Community Development Director and with recommendation by the City's Design Review Board, meets the intent of this section.

(c)

Backlit awnings used as a mansard or canopy roof shall be prohibited in both single and multiple-tenant buildings.

(d)

Exterior rooftop equipment including any HVAC roof refrigeration equipment or other mechanical rooftop equipment, fixtures or structure (such as hill house, penthouse, or trailer type) shall be concealed from eye-level view from any public right-of-way and from any adjacent properties by a roof or parapet wall extension with caps as an extension of the building.

(Ord. No. 2014-09, § 1, 8-25-14)

(a)

The intent of this section is to provide protection from the sun and adverse weather conditions for customers and employees of applicable businesses. These requirements are not applicable to single-tenant buildings with a gross floor area of ten thousand (10,000) square feet or less, or multiple-tenant buildings and projects with a gross floor area of less than twenty thousand (20,000) square feet.

(b)

Except as provided under subsection (a) of this section, the following customer convenience treatments shall be required:

(1)

Single-tenant buildings, with a gross floor area of over ten thousand (10,000) square feet and less than twenty thousand (20,000) square feet, shall have a highly visible primary customer entrance (see the current version of the Architectural Design Standards Guidebook maintained by the City for graphic representations).

(2)

Single-tenant buildings with a gross floor area of twenty thousand (20,000) square feet or more shall have a highly visible primary customer entrance incorporating decorative landscape planters or wing walls that incorporate landscaped areas.

(3)

Multiple-tenant buildings and projects with a gross floor area of twenty thousand (20,000) square feet or more shall have the following:

a.

Anchor tenants shall provide highly visible primary customer entrances.

b.

Decorative landscape planters or wing walls and intermittent shaded outdoor community space shall be provided. Such area shall be located adjacent to the primary customer entrance, or circulation path of the complex.

(Ord. No. 2014-09, § 1, 8-25-14)

(a)

The intent of this section is to provide visual interest to all facades by requiring a minimum level of detail features on facades. These detail features shall not consist solely of applied graphics or paint.

(b)

All facades of buildings with a gross floor area of twenty thousand (20,000) square feet or more shall be required to incorporate at least three (3) of the following facade treatments. At least one (1) of these treatments shall repeat horizontally. All such design elements shall repeat at intervals of no more than thirty (30) feet, either horizontally or vertically. All facades of buildings with a gross floor area of less than twenty thousand (20,000) square feet shall be required to incorporate at least two (2) of the following facade treatments. At least one (1) of these treatments shall repeat horizontally. All such design elements shall repeat at intervals of no more than twenty-five (25) feet, either horizontally or vertically.

(1)

Expression of a vertical architectural treatment with a minimum width of twelve (12) inches.

(2)

Building stepbacks, offsets or projections, a minimum of three (3) feet in depth.

(3)

Color change.

(4)

Texture and/or material change.

(5)

Architectural banding.

(6)

Pattern change.

(7)

Any other treatment that, in the reasonable opinion of and with approval by the Community Development Director and recommendation by City's Design Review Board, meets the intent of this section.

(c)

Blank wall areas on any facade shall not exceed ten (10) feet in vertical direction or twenty (20) feet in horizontal direction. Control and expansion joints constitute a detail feature only if incorporated as a decorative pattern and spaced apart at intervals of six (6) feet or less. Relief and reveal work depth must be a minimum of one-half (½) inch.

(d)

Big box development: By encouraging the visual appearance of numerous smaller storefronts, in lieu of one (1) large big box storefront, this subsection is intended to reduce the large visual mass and monotonous exterior appearance typically associated with big box development (defined in section 23-402 of this Code). The standards in this subsection call for individually-peaked, forward-projecting, and vertically-oriented exterior architectural forms and features on street-facing facades and rooflines. Such forms will assist owners in architecturally expressing, on the exterior of their stores, the individual components (e.g., garden, grocery, pharmacy) within their stores. As such, the vertically-oriented, forward-projecting, and peaked components shall incorporate vertical components which serve to interrupt the pronounced horizontal roofline of big box structures and to reinforce the appearance of smaller, individual storefronts.

(1)

Building entry finish materials. Owners shall maximize the amount of pedestrian-scaled windows (avoiding extensive opaque surfaces) along the street-facing facade which contains the primary customer entrance. Furthermore, owners shall utilize smaller-scaled, and darker colored, exterior finish materials (e.g., individual bricks or stone veneer in lieu of light-colored stucco on masonry or pre-cast concrete panels) on the lower portions (the "water table") of big box exterior walls which are adjacent to customer entrance(s), and which flank the exterior pedestrian sidewalk system on street-facing facades. Such darker, smaller-scaled finish materials shall be featured from the sidewalk grade, to no less than four (4) feet above sidewalk grade.

(2)

Required transparent windows. Such primary customer entrance facades shall incorporate a minimum of twenty-five (25) percent transparency (windows). The transparency calculation may include the glass surfaces of the customer entrance window system itself. The area of required transparency shall be calculated by multiplying the structure's linear frontage by a height (above adjacent finished pavement grade) of twelve (12) feet. In addition, street-facing primary customer entrance facades shall incorporate an overhead projecting portico, arcade, or colonnade, as described below. Such customer entrance overhead forms shall, at a minimum, extend over the same twenty-five (25) percent transparency area.

(3)

Transparency alternative; architectural projections. As an alternative to meeting the twenty-five (25) percent transparency and entranceway overhead form requirements, street-facing facades containing the primary customer entrance shall include covered porticos, arcades, colonnades, or a combination thereof, along a minimum of sixty (60) percent of the horizontal length of the subject facade.

(4)

The roof plane of such porticos, arcades, or colonnades shall not extend horizontally for more than fifty (50) linear feet without the substantially and proportionately-sized, interrupting vertical architectural forms referenced above. The face (fascia) of such vertical forms shall project upward a minimum of fifteen (15) feet above the horizontal fascia of the portico, arcade, or colonnade lying below. The highest point of the fascia, or gable, of such vertical projections shall extend upward to a point at least as high as the horizontal roof line (parapet edge) of the big box development's principal structure. Furthermore, such vertical forms shall be no less than twenty (20) feet wide, as measured at the face (fascia) or base of the gable.

(5)

The covered porticos, arcades, or colonnades shall incorporate the customer sidewalk below with a minimum pedestrian clearance (clear width), between the structure and the supporting columns, of twelve (12) feet. Such porticos, arcades, or colonnades, and twelve-foot wide sidewalks, shall not replace any required building foundation area landscape planter requirements for primary and secondary facades.

(6)

Facades which face an adjacent street, but which do not possess the primary customer entrance (i.e., a side street facade), shall provide the above-referenced porticos, arcades, or colonnades, and associated individual roofline vertical projections, along at least forty (40) percent of the street-facing (side) facade. Such forty (40) percent requirement shall only apply to any segment of a side facade which does not incorporate a garden center decorative perimeter wall system as described in this subsection.

(7)

Garden center walls. When a garden center is placed along a street-facing facade, a garden center decorative perimeter wall system may be substituted for the porticos, colonnades, arcades, and vertical form required above. Such garden center decorative wall systems shall be constructed of columns (posts) at least thirty-six (36) inches wide (or thirty-six (36) inches in diameter), and spaced no more than twenty-five (25) feet on-center along the perimeter of the garden center.

i.

The columns shall be horizontally interconnected across each of their top portions with a substantial cross member. The columns or column cap component may extend above the horizontal cross members up to twenty-four (24) inches. Such upper horizontal cross member shall feature colors, finish, dimensions, proportions, and trim details which are architecturally consistent with the adjacent supporting columns and with the big box principal structure. The upper cross members shall be the highest visual component of the wall system, and no other fencing materials, or store merchandise, may protrude above the horizontal cross members. Disproportionate, undersized, or otherwise architecturally incompatible columns or horizontal cross member designs are prohibited. Alternative designs for garden center decorative perimeter wall systems may be approved Design Review Board on a case by case basis.

ii.

Chain link fencing material, including vinyl-clad or other coated fencing, is prohibited on such garden center walls. Instead, garden center decorative walls systems may infill the gaps between the columns and the upper horizontal connecting cross members, with decorative metal fencing materials (e.g., wrought iron-styled aluminum fencing).

iii.

In addition, black fabric mesh, or similarly opaque and approved materials, shall be installed on the interior side of the decorative metal fencing in order to visually screen any materials which may be stacked or stored on the inside of the garden center decorative wall system.

iv.

Garden center wall exterior foundations shall adhere to primary and secondary building facade landscaping requirements.

Table 23-1704-A
Primary Facade Additional Treatments: Requirements/Options
(see subsection 23-1704(d))

Table 23-1704-B
Secondary Facade Additional Treatments: Required/Options
(see subsection 23-1704(e))

Table 23-1704-C
(see section 23-1708)

All Facades

* At least one (1) treatment shall repeat horizontally. All elements shall repeat at intervals of not more than thirty (30) feet, either horizontally or vertically.

** At least one (1) treatment shall repeat horizontally. All elements shall repeat at intervals of not more than twenty-five (25) feet, either horizontally or vertically.

(Ord. No. 2014-09, § 1, 8-25-14)

(a)

Curb stops shall be required whenever parking facilities directly abut pedestrian walkways.

(b)

Building perimeter crosswalks shall be designed and coordinated to move people safely to and from buildings and parking areas by identifying pedestrian crossings with signage and variations in pavement materials or markings.

(c)

Pedestrian walkways shall be a minimum of five (5) feet wide. Materials may include concrete, brick, or other material as approved by the City's Community Development Director. Pedestrian walkways through a parking lot or drive area shall be designated or identified by not only painted stripes but also other material or treatment sufficiently to clearly designate or identify them as such. Pedestrian walkways shall be curbed wherever possible. Textured pedestrian walkway surfaces shall be sufficiently smooth not to hinder walking or the movement of shopping carts or strollers.

(Ord. No. 2014-09, § 1, 8-25-14)

(a)

Applicability. This section is applicable to all public and private streets within the City of Doraville in the O-I, O-W, R-3, and RSFA zoning districts. Refer to article XX for widths and street categorization for streets and public frontages in transect zones and special districts.

(b)

Streetscapes requirements. Unless otherwise allowed by the Director of Planning and Community Development, or in a plan approved by City Council, streetscapes shall be located on both sides along all streets, and shall consist of two (2) zones: a planting zone and a sidewalk. See section 23-402 and section 23-2061 for definitions of each.

(1)

Planting zones may consist of either a continuous strip or regularly spaced tree wells.

(2)

When tree wells are used for street tree plantings, trees shall have a minimum planting area of fifty (50) square feet and shall be planted with evergreen ground cover or covered with hardwood mulch. Flowers and seasonal plantings may be planted in tree planting areas, but shall be supplemented by hardwood mulch when not planted.

(3)

All newly planted street trees shall be single-stemmed with a minimum caliper of three (3) inches measured thirty-six (36) inches above ground, shall be a minimum of ten (10) feet in height, shall have a minimum mature height of forty (40) feet (unless otherwise instructed by a utility provider), and shall be limbed up to a minimum height of seven (7) feet.

(4)

Decorative pedestrian lights shall be located in the planting zone as required by the Director of Planning and Community Development and shall be placed a maximum distance of eighty (80) feet on-center and spaced equidistant between required street trees.

(5)

Wherever street trees are planted, tree root barriers shall be required for all plantings.

(c)

Order of streetscape zones. Unless otherwise approved by the City Council via variance, or by the Director of Community Development via administrative variance, the layers of the streetscape shall be as follows:

(1)

Back of curb; then

(2)

Planting Zone; then

(3)

Sidewalk.

(d)

Street type classification. The Director of Planning and Community Development shall make the final determination for street type classification.

(e)

Streetscape zone minimum widths. The following table describes the minimum width required for sidewalks and planting zones.

(Ord. No. 2022-60 (A-22-23), § 3, 11-14-22; Ord. No. 2024-13(A-24-03), § 5, 10-16-24)

(a)

Definitions.

Solar energy system (SES) means a device or structural design feature that provides for the collection of solar energy for electricity generation, consumption, or transmission, or for thermal applications.

For purposes of this section, SES refers only to (1) photovoltaic SESs that convert solar energy directly into electricity through a semiconductor device or (2) solar thermal systems that use collectors to convert the sun's rays into useful forms of energy for water heating, space heating, or space cooling. This excludes concentrated solar power, which uses mirrors to focus the energy from the sun to produce electricity.

Integrated solar energy system means an SES where solar materials are incorporated into building materials, such that the two are reasonably indistinguishable, or where solar materials are used in place of traditional building components, such that the SES is structurally an integral part of a house, building, or other structure. An integrated SES may be incorporated into, among other things, a building facade, skylight, shingles, canopy, light, or parking meter.

Rooftop solar energy system means an SES that is structurally mounted to the roof of a house, building, or other structure and does not qualify as an integrated SES.

Auxiliary solar energy system (Auxiliary SES) means an SES consisting of a single photovoltaic panel which serves as a dedicated power source for a single device or piece of equipment.

Ground mounted, pole mounted, or freestanding solar energy system means an SES that is structurally mounted to the ground and does not qualify as an integrated SES. Any solar canopy that does not qualify as an integrated SES shall be considered a ground mounted SES, regardless of where it is mounted.

The footprint of a ground mounted SES is calculated by drawing a perimeter around the outermost SES panels and any equipment necessary for the functioning of the SES, such as transformers and inverters. The footprint does not include any visual buffer or perimeter fencing. Transmission lines (or portions thereof) required to connect the SES to a utility or consumer outside the SES perimeter shall not be included in calculating the footprint.

Ground Mounted SESs shall be delineated by size as follows:

Small Scale Ground Mounted Solar Energy System (Small Scale SES) means a Ground Mounted SES with a Footprint of less than one (1) acre.

Large Scale Ground Mounted Solar Energy System (Large Scale SES) means a Ground Mounted SES with a Footprint of more than one (1) acre.

Battery

energy storage system means one or more devices, assembled together, capable of storing energy in order to supply electrical energy at a future time, not to include a stand-alone 12-volt car battery or an electric motor vehicle.

(b)

Permitted uses by zoning district.

P: Permitted. The SES is allowed in this district.

CUP: Conditional Use Permit required.

X: Prohibited.

(c)

Applicability.

(1)

This article applies to the siting, construction, installation, and decommissioning of any new SES to be constructed or installed after [the effective date of this ordinance] within the jurisdiction of Doraville. This article shall not apply to the temporary placement of portable photovoltaic panels.

(2)

Any SES that, prior to November 17, 2021:

a.

Is in operation; or

b.

Is being lawfully sited, constructed, or installed; or

c.

Has caused the incurrence of substantial liabilities relating to siting, construction, or installation;

Shall be exempt from complying with this section, unless the surface area of an integrated SES or rooftop SES or the footprint of a ground mounted SES is increased by more than five (5) percent after November 17, 2021.

(3)

Unless otherwise expressly stated herein, an SES shall comply with all applicable federal, state, and local laws, including the requirements of the Doraville zoning code and applicable building, fire, electric, and plumbing codes.

(d)

Requirements for integrated solar energy systems.

(1)

Solar access. Consistent with O.C.G.A. § 44-9-20 et seq., a property owner may obtain a solar easement from another property owner for the purpose of ensuring the integrated SES adequate exposure to sunlight.

(2)

Tree removal. The removal of trees or natural vegetation for an Integrated SES shall be avoided to the extent reasonably practicable and shall comply with the requirements of Article IX, Tree Protection Plan and Permit Requirements. Applicant must submit an Arborist Photovoltaic Tree Affidavit stating whether any trees will be removed or pruned for the installation of the system.

(3)

Posting of line diagram and additional markings. Line diagram must be posted at location of service equipment in addition to applicable safety markings required by the National Electrical Code and all relevant codes and ordinances.

(e)

Requirements for rooftop solar energy systems.

(1)

Solar access. Consistent with O.C.G.A. § 44-9-20 et seq., a property owner may obtain a solar easement from another property owner for the purpose of ensuring the rooftop SES adequate exposure to sunlight.

(2)

Tree removal. The removal of trees or natural vegetation for a rooftop SES shall be avoided to the extent reasonably practicable and shall comply with the requirements of Article IX, Tree Protection Plan and Permit Requirements. Applicant must submit an Arborist Photovoltaic Tree Affidavit stating whether any trees will be removed or pruned for the installation of the system.

(3)

Height. A rooftop SES shall be given an equivalent exemption, if any, to within an additional six (6) feet of the applicable zoning district's height restrictions for roof-mounted mechanical devices or equipment, except a rooftop SES mounted on a sloped roof shall not vertically exceed the highest point of the roof to which it is attached.

(4)

Roof edge setbacks. A rooftop SES shall be installed with a setback of at least three (3) feet from the roof edge for fire safety purposes.

(5)

Posting of line diagram and additional markings. Electrical line diagram must be posted at location of service equipment in addition to applicable safety markings required by the National Electrical Code and all relevant codes and ordinances.

(f)

General requirements for all ground mounted solar energy systems.

The following requirements apply to all Ground Mounted SESs, in addition to the specific requirements in this article that apply to Large Scale SESs.

(1)

Solar access. Consistent with O.C.G.A. § 44-9-20 et seq., a property owner may obtain a solar easement from another property owner for the purpose of ensuring a ground mounted SES adequate exposure to sunlight.

(2)

Impervious surface. Ground mounted structures and components of the ground mounted SES, including panels, transformers and foundations, shall be considered pervious if they maintain sheet flow and allow for water to infiltrate under and around them through a pervious surface and into the subsoil.

(3)

Lighting. To reduce light pollution, lighting of a ground mounted SES shall:

a.

Be limited to the minimum reasonably necessary for its safe operation; and

b.

Be directed downward where reasonably feasible; and

c.

Incorporate full cut-off fixtures; and

d.

Reasonably utilize motion sensors.

(4)

Tree removal. The removal of trees or natural vegetation for a Ground Mounted SES shall be avoided to the extent reasonably practicable and shall comply with Article IX Tree Protection Plan and Permit Requirements.

(5)

Posting of line diagram and additional markings. Electrical line diagram must be posted at location of service equipment in addition to applicable safety markings required by the National Electrical Code and all relevant codes and ordinances.

(g)

Decommissioning.

Unless otherwise approved by the Doraville Department of Planning and Community Development, decommissioning shall begin no later than twelve (12) months after a Ground Mounted SES has ceased to generate electricity or thermal energy. Within six (6) months of the beginning of decommissioning, the SES and all structures associated with it shall be removed, all materials shall be recycled or otherwise reused to the extent reasonably practicable, and the property shall be returned to its condition prior to the installation of the SES or to some other condition reasonably appropriate for the designated land use.

(h)

Specific requirements for large scale solar energy systems.

The following requirements apply to Large Scale SESs, in addition to the general requirements in this article that apply to all Ground Mounted SESs.

(1)

Setbacks. A Large Scale SES shall comply with the following setback requirements:

a.

The Large Scale SES shall be located no closer than the lesser of (a) fifteen (15) feet from any property line, or (b) the required setback for the applicable zoning district, if any; and

b.

The Large Scale SES shall be located no closer than the lesser of (a) twenty (20) feet from any public right-of-way, or (b) the required setback for the applicable zoning district, if any; and

c.

The Large Scale SES shall be located no closer than one hundred (100) feet from any residential dwelling unit on an adjacent lot.

(2)

Visual buffers. A Large Scale SES shall have, to the extent reasonably practicable, a visual buffer of natural vegetation that provides a reasonable visual and lighting screen to reduce the view of the SES from residential dwelling units on adjacent lots (including those lots located across a public right-of-way). The existing natural tree growth and natural land forms along the SES perimeter may create a sufficient buffer and shall be preserved when reasonably practicable. Any visual buffer must be established and maintained in accordance with the most recent visual buffer plan approved by the Doraville Department of Community Development.

(3)

Signage. A Large Scale SES:

a.

Shall display signs (a) stating the risks that may result from contact with a Large Scale SES, (b) identifying the owner or operator of the Large Scale SES, and (c) providing a 24-hour emergency contact phone number; and

b.

Shall comply with the requirements of the applicable zoning district for displaying any advertisement; and

c.

May have signs that contain educational information about the Large Scale SES.

(i)

Specific requirements for battery energy storage systems.

(1)

Battery energy storage systems must be installed in non-habitable spaces such as utility rooms, garages, storage rooms or on the exterior of a building.

(j)

Permit application.

The installation of any SES or energy storing system following November 17, 2021 must apply for and obtain a permit. The permit application for an SES must comply with the permit requirements of section 5-7 Permits. In addition to the requirements of section 5-7, any permit application for a rooftop SES must submit:

For Residential:

(1)

A Residential Building Permit Application.

(2)

State of Georgia Electrical Contractor License and Business License.

(3)

Electrical One-Line Diagram: This is a line drawing, which shows the components of the system, and their relationship to each other in the installation. This is not a scaled drawing, but is merely a conceptual representation of the system design used to verify compliance.

(4)

Layout of solar array (location and number of panels).

(5)

Equipment list with make and model.

(6)

Energy storage with line drawing.

(7)

North American Board of Certified Energy Practitioners (NABCEP) letter confirming the roof can carry the required load.

(8)

Arborist Photovoltaic Tree Affidavit stating whether any trees will be removed or pruned for the installation of the system. Removal of any trees will require the review by the City Arborist.

For Commercial: All residential requirements with the exception of the Residential Building Permit; further, the items below are required:

(1)

Commercial building permit application.

(2)

Letter from a professional structural engineer.

(3)

Stamped line drawing from a professional engineer.

(Ord. No. 2014-09, § 1, 8-25-14; Ord. No. 2021-79 (A-21-30), § 1, 11-17-21; Ord. No. 2024-13(A-24-03), § 6, 10-16-24)

(a)

The Mayor and City Council may constitute a Design Review Board. If such Board is constituted, it shall consist of five (5) individual volunteers who are residents of the City. Two (2) members of the Board shall be laymen, two (2) shall be design professionals as defined by the State of Georgia. At least one (1) member shall be a licensed architect. Until such time as the Board is constituted, the City is authorized to hire the required design professionals and architect until such time as these vacancies are filled with a City resident. In the event of a future vacancy, the City shall be further authorized to hire the required professionals. The term of the members shall be two (2) years. The Board shall review and make recommendations in regards to applications subject to the ordinance pursuant to this article.

(b)

Prior to the issuance of any land disturbance permit, or building permit for properties subject to the requirements of this article, and after submission of applications for such permits to the Community Development Department, the applicant shall provide full plans and documents as deemed necessary by the Community Development Director for a thorough review of the application. These may include such plans as a site plan, landscaping plan, building design including elevations and architectural details of proposed buildings, and samples of exterior materials and colors. The Board may request additional plans and materials found necessary for their review. Such representations shall demonstrate that the proposed design is in compliance with all of the requirements of this article or request specific variations pursuant to the authority of this article.

(c)

Upon submission, the Design Review Board shall review the application and submittals in a public meeting within the following timeframes:

(1)

If the completed application, with required exhibits, is submitted a minimum of ten (10) days prior to the next regularly scheduled Board meeting: review shall occur no later than ten (10) business days following the date of submission.

(2)

If the application is submitted at a time less than ten (10) days prior to the next regularly scheduled Board meeting: review shall occur at the next regularly scheduled Board meeting.

(d)

Such meeting shall be public and noticed to the applicant no later than five (5) days prior to the meeting. Two (2) public notification signs shall be placed at conspicuous locations on the property indicating the date and location of the proposed meeting. The cost of said notifications shall be borne by the applicant.

(e)

At the conclusion of the meeting, unless same is postponed at the request of the applicant, the Design Review Board shall issue its recommendation of approval or denial of the application based on the standards in this article with a written determination identifying the specific nature of the requirements not met.

(f)

The Mayor and City Council may adopt a fee for processing and review of all submissions required under this article.

(Ord. No. 2014-09, § 1, 8-25-14; Ord. No. 2022-60 (A-22-23), § 4, 11-14-22)