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Central Business District Overlay for the City of Rossville, Georgia

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Central Business District Overlay for the City of Rossville, Georgia Draft Central Business District Overlay for the City of Rossville Central Business District Overlay for the City of Rossville, Georgia 1 Draft Central Business District Overlay for the City of Rossville The adopted North Rossville Redevelopment more place based City Center. of Rossville. The Plan provides guidance to enhance the The Plan also illustrates a need for a design quality of life, encourage private sector reinvestment, standard which can be enforced. Therefore an overlay promote sound economic development, and work to should be clear in its description. This ensure the owner reduce slum and blighted conditions. Through the Plan, understands what their responsibilities are in maintaining current challenges with the regulatory code which governs their property. This also provides a clear tool for code enforcers to enforce when new proposed developments amendment uses an overlay district to intentionally arrive. change the development standards and zoning codes to become more aligned with the Plan’s vision. The proposed tool is called an overlay as it sets over your zoning map. At the base level we have our The Plan spells out a set of action steps to be map of Rossville. It shows roads, buildings, streams. undertaken in revitalizing Downtown Rossville. This overlay is meant to meet criteria in 2 actions steps while for each piece of land. The zone restricts what uses are providing substantive progress for many other steps. allowed and not allowed. It also restricts basic massing Those three steps are: such as height and setbacks. On top of the zoning map is the overlay map. This map adds an additional layer of 1) Create and Adopt an overlay for the commercial corridor. and distinction for how a zone works in a particular area. 2) Revise zoning ordinance to allow appropriate residential This proposal introduces the Central Business District development in commercial area. Overlay which covers Downtown Rossville. The Central Business District Overlay will only impact those parcels zoned C-1 District within the boundary. The City Center has development challenges stemming from a zoning code built in the 1980’s1,2. Since the creation of this code both the market and technology have changed. We now see more demand for an active retail scene, pedestrian environment, cultural activities, Overlay Diagram street-oriented retail, and the interconnection of downtown into residential neighborhoods3. Many of these Overlay Map Technological changes have allowed for safer mixing of uses, digital sales, new active architecture, co-working spaces, and a number of new types of transportation. Uses once considered dangerous are now safer and can be Zoning Map mixed with residential. Technology and the ability to shrink industrial uses now means artisinal industry can be safely nested in a mixed-use neighborhood. Bakeries, furniture makers, printers, breweries, and other light industry City Map residential dwellings (with appropriate restrictions). The movement to place based markets have created a demand for more traditional neighborhood development3,4. This overlay in intended to augment existing codes to reach a Footnotes 1: International Council of Shopping Centers, “The Economics of Place-Making”, First Quarter 2018 2: Journal of the American Institute of Planners, “Small Town Revitalization Planning: Case Studies and a Critique” 1977 3: Journal of the American Institute of Planners, “The Successful Few: Healthy Downtowns of Small Metropolitan Regions” Third Quarter 2007 4: Journal of the American Institute of Planners, “Can Small-City Downtowns Remain Viable?”, Fourth Quarter 2007 2 Draft Central Business District Overlay for the City of Rossville Boundary Map What changes are being proposed? The boundaries for this overlay started with the City Center bounds as described in the North Rossville creates challenges, issues, and unintended consequences. Redevelopment Plan. Those boundaries were then These problems lead to lower quality development in the expanded to include the additional C-1 District properties downtown, development of uses which have negative fronting McFarland Avenue, the purpose being that these unintended consequences, and restrict out more properties shared the C-1 Central Business District and appropriately sited buildings and uses. In reviewing the frontage on a Minor Arterial (Functional Class GDOT). current code 8 topics were recommended for changes. arterials informing the boundary are shown in blue. 1) Land Uses 2) Setbacks 3) Building Frontage 4) Parking and Services 5) Building Massing and Height 6) Materials 7) Signage 8) Site Plan Requirements t S k r a d l n C a t l S r t a E Gordon Ave e S W Gordon Ave t F a c r t t e S M S t t t s W n S n S L k e g c e i C t y n i H a d r t o p S r S 27 B wy E S U S H tate Ave t Rt uga S e ama 1 Chick d W Lake Ave r a e Av w e o k La H E e d v R A h c d a n nb a l ei r L l a W r F il T c so t n f i M S t l e t S v C A s w e d r n d o n m A h r c D i e R g id B R r n r ya D n io St s e e Legen d is g N d v i L A M in n R e y L Prim ary ArteriaS l Roads r r n S a y t e o n s i o City Cen ter Bou n dary s si is is mp y e Lot Lin es M r M D S o B M ia k t ee cM g c c r S h i Geo i l l St an r H St Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User CommunityTe 3 Draft Central Business District Overlay for the City of Rossville Land Uses Setbacks It is recommended to add and remove some uses of Setbacks are the distance between the building the C-1 District within the Central Business District Overlay. and the curb or neighboring property line. It is These changes come from the Plan, which recommends recommended to amend current setbacks of the C-1 adding residential uses to the downtown, restricting uses District within the Central Business District Overlay to encourage a more traditional downtown development engaging downtown culture, and making downtown more pattern while accommodating an incremental development desirable for redevelopment. Uses are recommended to process. The Plan states a desire for a more walkable remove create heavy vehicular crossing of pedestrian and pedestrian friendly downtown. This relies on better ways, increase curb-cuts, and produce noise/odor/light building orientation towards the public realm and reducing nuisances which leak of site. the barriers which separate the public from the private. Uses proposed to be added to C-1 District in the Central Setback Diagram Business District Overlay are; • Live-Work • Restaurants, cafes, and other eateries • Single Family Attached Dwellings (No more than 6 units in a single massed building.) • Multi-Family Dwellings (No more than 6 units in a single- building.) • Open Market for the sale of produce, butchered meats, or similar foods. (Special Permit Only) • Artisan and Craft Studios • Indoor and Outdoor Art Galleries (Special Permit only) • Sidewalk sales and tent sales are allowed only as Temporary events accessory to the permitted retail uses within the overlay and shall be conducted immediately adjacent to the principal business for no more than 14 days within a calendar year. The business shall make all necessary arrangements to keep public rights-of-way Side Setback Front Setback unobstructed and obtain all required permits. The following changes are proposed to bring commercial buildings up to the street, allow residences to have some Uses proposed to be prohibited from the C-1 District in the privacy, and accommodate courtyards, outdoor eating Central Business District Overlay are; areas, and allow some allowances to protrude into the right-of-way. • Gas Stations or Service Stations • Auto Dealerships • Change the measurements of setbacks from the • Auto Repair/Detailing Shops centerline of street to edge of curb. • Car Washes • Minimum Front-yard Building Setback decreased to 5’. • Surface Parking Field • Maximum Front-yard Building Setback from curb at 5’; • Warehousing or Outdoor Storage however, a maximum building setback of 15’ may be permitted if the use is an attached single family home or an intentional public space or pedestrian activity space is provided between the building and sidewalk such as a park, plaza, outdoor dining, or similar. 4 Draft Central Business District Overlay for the City of Rossville building facade.” match one of the adjacent front-yard setbacks if those • New construction shall occupy a minimum of 80% of setbacks establish a dominant pattern (more than 30%) lot frontage with a building facade. Courtyards and other on the same block. • Awnings and balconies may protrude into the public frontage build-out requirements when screened right of way on non-arterial streets so long as applicants appropriately. agree to an agreement of indemnity and hold harmless. • Building frontages along a public road cannot be blank Any protrusion into the right-of-way must be at least 8’ (Lacking windows, doors, or other ornamentation meant clearance above a sidewalk. to create safety for pedestrians or enhance the public realm) for more than 20 linear feet. Building Frontage • Buildings shall have their principal pedestrian entrance along a public street. When on a corner the arterial Building Frontage refers to the required percentage road shall be the determined road for principal pedestrian of lot width that must be occupied by a building facade.
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