A REVIEW OF SLUP 6 USES STANDARDS AND REGULATIONS Presented to the - - PowerPoint PPT Presentation

A REVIEW OF SLUP 6 USES STANDARDS AND REGULATIONS

Presented to the Planning Commission November 16, 2016

Background

In 2011, DeKalb county adopted a requirement that the following six land uses obtain Special Land Use permits;

1.

Convenience Stores (Fuel Pumps and Beer and Wine Sales)

2.

Liquor Store (Alcohol Outlets, Package Stores)

3.

Fast Food Restaurants (specifically, Drive through restaurants)

4.

Auto Repair Establishments

5.

Pawn Shops, and

6.

Check Cashing establishments

Previous ordinance was based on “national studies” but no specific studies were cited or any local studies conducted. The ordinance was challenged in court and the judge awarded the decision to the developer.

Purpose

To present the policy direction to the Planning Commission as it relates to proposed new development standards for SLUP6 uses to assist the county in future SLUP decisions that will be defensible in court.

Previous Meeting Discussions

At two PED Committee meetings and one Community Council meeting, staff received direction on the following:

• Alcohol Outlets (Liquor Stores)
• Fuel Pumps
• Fast Food Restaurants (Drive Through)
• Automobile Repair
• Pawn Shops
• Check Cashing

Today, we will present the direction received.

Alcohol Outlets

Land Use Examples Where they are allowed Supplemental Standards Alcohol Outlet - Package stores, as a primary use

Any liquor store

• 1. Permitted in OD and M.
• 2. Permitted in C1and C-2 with

SLUP.

• 1. 1,000 foot separation for

liquor stores

• 2. Included distance limitations

from Chapter 4

• 3. Advertising for alcohol shall be
• nly within the retail building, not

visible from the outside.

Alcohol Outlet - Beer and wine stores, beer growlers, as a primary use

Total Wine – 20,000 to 50,000 square feet Small wine shop Beer Growlers

• 1. Permitted in OD and M.
• 2. Permitted in C-1, C-2 and MU

1-5 with SLUP.

• 3. MU, beer and wine only.

Same as 2. and 3. above

Alcohol Outlet - Beer and wine, accessory to Retail less than 25,000sf

QT – 8,000 square feet. CVS – 10,000 to 13,000 square feet

• 1. Permitted in OD and M.
• 2. Permitted in NS, C-1,

C-2 and MU 1-5 with SLUP.

• 3. NS as accessory only.
• 4. MU, beer and wine only.
• 1. Same as 2. above
• 2. No more than 20% total floor

area used for sale and storage.

• 3. Advertising for alcohol shall be
• nly within the retail building, not

visible from the outside.

• 4. Retail that sells alcohol shall not

have youth oriented video games

• n premises.
• 5. No single can beer sales.
• 6. No wine sales in small bottles.
• 7. Ice/cup setups is prohibited in

package stores.

• 8. No video game machines.

Drive-through Restaurants

Land Use Examples Where they are allowed Supplemental Standards Drive-through restaurant

Any fast food establishment which serves from walk-up or drive-up window. 1. Permitted by right in C-1, C-2 and MU-1 if in SUB or CRC.

• 2. SLUP required in C-1,

C-2, and MU-1 in activity centers.

• 3. Permitted by right in activity

centers if 1,000 feet from interstate highway interchange.

• 1. Must meet existing

supplemental regulations regarding location of windows, stacking of vehicles, speaker boxes, etc., plus

• 2. Sound attenuation masonry

wall or speaker volume mitigation measure.

• 3. Owner/operator responsible

for litter.

• 4. Locate within 400 feet of a

major intersection. 5. Access limited to inter-parcel

• r shared drive in activity

centers 6. Must be at least 500 feet from schools

Fuel Pumps

Land Use Examples Where they are allowed Supplemental Standards Fuel pumps associated with large- scale retail

Kroger -100,000 to160,000 square feet, COSTCO – 143,000 to 205,000 square feet 1. Permitted by right in C-1, C-2, OD, M and MU 1-5, when within 1,000 feet of interstate

• hwy. interchange.
• 2. SLUP required when

>1000’.

• 1. Must meet the existing

supplemental regs regarding setbacks, stacking of vehicles, etc.

Fuel pumps, associated with convenience stores, gas stations, service stations

QuikTrip, any mom & pop gas stations, gas stations with repair bays. 1. Permitted by right in NS, C-1 and C-2 if in SUB or CRC. 2. Permitted with SLUP in NS, C-1 and C-2 if in activity centers. 3. Permitted by right in M and M-2.

• 4. Not permitted in MU (current).
• 5. Permitted without a SLUP if

within 1,000 feet of interstate highway interchange.

• 6. SLUP required if >1,000’.

Same as above, plus

• 1. Locate within 400 feet of major

intersection.

• 2. Must have secondary access by

secondary street, inter-parcel or shared access.

• 3. If in an activity center – “gas

backwards”, building up to street with active entrance and 25% fenestration.

• 4. Low planter wall to screen cars

at pumps.

• 5. Pedestrian walkways.
• 6. Existing building and

appurtenances that do not conform, if redeveloped or modified, the planning director shall determine the standards that have to be met. No SLUP required. 7.Owner/operator responsible for litter.

Reverse Frontage Gas Stations

Concept would position the convenience store/retail market building along the street frontage and place the pumps in rear. Concept creates an urban edge and more pedestrian friendly road frontage.

Reverse Frontage Gas Stations

This concept allows for pedestrian connections to adjacent land uses. The decorative fence although not opaque does mitigate the impact of high vehicular dependent land uses.

Reverse Frontage Gas Stations

Optional Concept includes a decorative wall along the frontage to create a short but effective hard edge along the commercial corridor and blocks a portion of the vehicular activity from the road corridor.

Distance Measurements

 The following slides provides an aerial view of the

distance measurements from sample:

 Interstates intersections  Major roadway intersections

Interstate Interchange – Distance Measurements

Major Roadway Intersection – Distance Measurements

Major Roadway Intersection – Distance Measurements

Major Roadway Intersection – Distance Measurements

Automobile Repair – No SLUP

Land Use Examples Where they are allowed Supplemental Standards Automobile repair and maintenance, primary, Major

Paint and Body shops, Collision facilities, major engine repair Transmission repair

• 1. Permitted by right in C-2, M

and M-2.

• 1. 300 foot separation from
• residence. (in addition to parks,

schools, churches etc.)

• 2. Limited to collector streets or

higher.

• 3. Activities must be indoors.
• 4. Cars awaiting service parked
• n-site. Overnight cars stored

indoors or fenced enclosure

• 5. Outdoor display restricted to

within 10 feet of building.

• 6. No junk cars
• 7. No auto sales

Automobile repair and maintenance, primary, Minor

Jiffy Lube, Auto sound system, Tire sales 1.Permitted by right in C-1, C-2, and M. 1. Activities must be indoors.

• 2. Limited to collector streets or

higher.

• 3. Cars awaiting service parked
• n-site. Overnight cars stored

indoors or screening fenced enclosure

• 4. Outdoor display restricted to

within 10 feet of building.

• 5. Permanent outside storage is

prohibited.

• 6. No junk cars
• 7. No auto sales

Pawn Shops, Check Cashing Facilities

Land Use Examples Where they are allowed Supplemental Standards Pawn shop

Pawn shop and title pawn 1. Permitted in C-2 with a SLUP. 2. Permitted by right in OD and M

• 1. 1,000-foot separation from

another pawn shop or check cashing facility

• 2. Windows and doors must not

be covered or heavily tinted. (Light filtration of 32% or greater)

• 3. Gates and burglar bars are

prohibited.

Check cashing facility

Facility in freestanding building or lone business in tenant space. Not in convenience stores or Walmart 1. Permitted in C-2 with a SLUP 2. Permitted by right in M.

• 1. 1,000-foot separation from

another pawn shop or check cashing facility

• 2. Windows and doors must not

be covered or heavily tinted.

• 3. Gates and burglar bars are

prohibited.

Action Steps

 November 1, 2016, Planning and the law

department to draft the ordinance based on input from PED.

 November 9, 2016 - Joint Community Council (Clark

Harrison)

 November 16, 2016 - Planning Commission Public

Hearing (Maloof)

 December 6, 2016 and December 13, 2016 – BOC

Public Hearings (Maloof).