March 2005

North Buckhead Newsletter

Page 5

ing, the number of lots that results should not exceed the number which would be allowed by dividing the site's total area by 18,000 SF.  Under some circumstances, individual lots smaller than the 18,000 SF are approved.  But an overall "yield" based on the 18,000 SF has been a "line in the sand" for us.  The result is a similar density for our neighborhood's R3 and PD-H developments, while leaving leeway for modifications within that framework for lot configuration, setback reductions, etc.
Our governments have a vested interest in realizing smaller lots since the property taxes are proportionately higher for the land and there are more buildings if there are more lots.  So when the City is looking for ways to increase revenue, our oversized lots with their potential for rezoning or subdivision are an attractive target.   
While there is nothing magic in and of itself about 18,000 SF, many of us look to it as a desirable constant, which if maintained, can soften the impact of many of the other changes resulting from various development pressures.
-- Bob Young

its ordinances (such as 18,000 SF per lot) like zoning classifications such as R3 do.  As a result PD-H rezonings are potentially dangerous and require great care in evaluating.
A PD-H application is considered a "site specific" zoning change, meaning that the applicant is bound by whatever specifics are stated on the approved site plan (and its attachments).  Each PD-H rezoning must be approved by the City Council.  The Planning Department has developed some policies about PD-H developments, but in the final analysis, anything the City Council approves is permissible.
There must be a considerable effort all through the process to carefully evaluate each PD-H application, because each is unique.  Quite frankly, the end result is largely whatever can be successfully shepherded through the process.  In concept, PD-H has a lot of merit since it frees an application from restrictions that might not really apply to a specific parcel.  But it can be abused and has been abused.  PD-H was been described by one member of the City's Zoning Review Board (ZRB) as meaning, "Pretty Darn Horrible".
NBCA has long held, and the ZRB has finally generally agreed, that when R3 zoning is changed to PD-H zon