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Public meetings held on June 9 and 29 generated numerous questions and comments. Below are the questions and answers.
Implementation
Q: Who controls the Task Force? What is the timing before recommendations are in place? Is this group properly focused? What is the next step?
A: The Task Force was appointed by CEO Vernon Jones and is headed by co-chairs . It has operated independently calling on County staff and other experts for input. The Committee has remained focused on the core issues of Infill in mature, stable neighborhoods. The next step involves a public hearing and adoption of the recommendations by the Board of Commissioners.
Q: Must we have a blanket policy?
A: The recommendations are proposed revisions to the current Code to reflect the changing building environment. A blanket policy provides a greater opportunity for equal protection under the law and assists in the uniform application and enforcement of the requirements.
Q: What is the fast track timetable to implement? What about publishing a homeowner’s guide to report complaints/problems?
A: The Committee is working very hard to see these recommendations implemented in a short time. Both county staff, including the legal, planning and development departments, and the Committee are working to get suggested text amendments to the Board of Commissioners for their consideration and adoption. A guide is an excellent idea and could make the process easier for builders, residents and County staff.
Q: What can individuals do to help things along?
A: Get in touch with your Commissioners and with the CEO to let them know you support these recommendations and would like to see them enacted as soon as possible.
Q: Why not move to association neighborhood level? On the height issue, what about homes below street level? Would it be possible to use the curb level as part of the reference measurement?
A: Most neighborhoods do not have mandatory, or even active voluntary, homeowner associations. We believe it would be very difficult to implement and enforce limits established on a neighborhood basis. The Committee looked at numerous options for measuring reference point heights and chose this method because the measurement points are fixed and easily obtainable.
Q: Can we expect action now?
A: Some actions, such as moving dumpsters off the streets, are already being implemented. The Committee is working very hard to see these recommendations implemented in a short time.
Q: What is the next step in implementing? How long will that take?
A: The recommendations are currently being reviewed by the Legal Department and are being crafted into ordinances that meet legal requirements for incorporation into the County Code. We anticipate the proposal coming before the Board of Commissioners for public debate and discussion soon. As soon as it is placed on the BOC agenda, that information will be added to the website.
Property Values
Q: What determines value in a subdivision?
A: The first three rules of real estate value are: location, location, location. The market determines value of a given property.
Q: Will the new recommendations add to the cost of a home?
A: The recommendations are not expected to add to the cost of a home. Since absolute height will be limited, less material and labor is needed. Consequently, in theory at least, building costs are less.
Q: How will the new ordinances affect property values?
A: The proposed ordinance is not expected to have any significant effect on property values. The recommendations are written to create predictability for builders and residents. Ultimately, this should add value to all properties since everyone will know what to expect. The recommendations assist in the preservation of property values by mitigating the negative impact on adjoining properties and the general neighborhood.
There is a trend that typically the first house sold as a “tear-down” brings the highest price. Then, as the teardowns continue, the prices decline as the property is seen only as raw land and the value of the house is not a factor.
Q: What market analysis was done?
No market analysis has been performed. Since home value is driven primarily by location, rather than by its height, no significant market impact is anticipated due to the recommendations.
Building Specifics
Q: When the house built is beyond the regulations, will the fine be low so the builder is likely to pay rather than meet regulations?
A: A house cannot be built “beyond regulations”. Builders, developers and homeowners can apply for variances which are heard by the Zoning Board of Appeals. If you suspect that a house is being built that violates ordinances, contact the Development Department at 404-371-2167. The DeKalb Code of Ordinance is located on the DeKalb County website at www.co.dekalb.ga.us. The Committee is aware of the need to have penalties that discourage behavior that is at variance with the requirements of the County Ordinances.
Q: How will the accuracy of provided information be verified?
A: A licensed engineer or landscape architect must certify that the information submitted is accurate.
Q: What is the flexibility in lots that vary in height from left to right (or side to side)?
A: There is no specific flexibility built into the recommendations. Height will be measured from the lowest footer to the highest peak of the roof. As a practical matter, height will be determined using certified elevations shown on the architectural drawings of the new building.
Q: What are the limitations/restrictions on slab-vs-basement?
A: There are no requirements in the recommendations that would lead to a preference of one design over another. There are no limitations on putting in a basement. The only restriction is the height of the front door threshold in relation to the previous threshold (not higher than 2 feet) and the absolute overall height of the building.
Q: Is the Infill Committee addressing the use of consistent facing materials?
A: The Infill Committee is not addressing architectural issues. The County ordinance addresses, or restricts, the use of some building materials. Individual neighborhoods, such as the Druid Hill Historic District, address architectural issues. A. The county requires a 75 foot buffer around streams and does not allow development in flood plains. There is an administrative variance process in place that allows for some very minor encroachment of the 75 foot buffer, but such variances are seldom granted.
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