NDHRA Guidelines for Developers

This document outlines the procedures and standards that the North Druid Hills Residents Association (NDHRA) expects of developers in our neighborhood. It supplements, not replaces, County Codes and Ordinances. We will use these guidelines to evaluate and monitor all development projects.

By publishing these guidelines, members of the NDHRA - individually and jointly - publicly assert our Constitutional rights to the quiet enjoyment of our established quality of life in this neighborhood and the safety and security of our homes. We will do all we can to protect and enhance our property values and the high quality of life we enjoy here.


I. Who We Are

NDHRA represents a large, mature single-family residential neighborhood, developed with respect for the natural environment, occupying the Fern Creek watershed, with complementary development along perimeter streets.

  1. Boundaries
    • The NDHRA neighborhood is generally bounded by North Druid Hills Rd., LaVista Rd., Clairmont Rd., and I-85. Fern Creek ridgelines roughly follow Clairmont Rd. and North Druid Hills Rd.
    • Our area of concern includes all properties within those boundaries plus all other properties that impact our neighborhood, including properties on both sides of the boundary streets.

  2. Natural Environment
    • The majority of land within the NDHRA area drains into Fern Creek, which runs through the center of the area northward from LaVista Rd. across Briarcliff Rd. under I-85 into Peachtree Creek.
    • Topography and geology is widely varied, with significant differences in elevation.
    • Tree cover is abundant and varied, including many significant and specimen trees, providing habitat for important wildlife populations.

  3. Built Environment
    • Traditional single-family housing predominates the interior of the neighborhood, with other land uses along the boundary streets.
    • A balance has been established between the character and density of development and the capacity of the service infrastructure for water, sewer, gas, streets, and communication systems.
    • We enjoy a useful mixture of land uses throughout the area -- residential, commercial, institutional and office.


II. General Principles for Development

We will look first to the general principles outlined in this section for guidance when reviewing proposed developments. Developers are advised to keep these principles in mind when contemplating any project in our neighborhood. (The specific standards for different land uses as listed in Section III will be used to evaluate the details of each project.)

  1. Protecting Environment
    Protection of the existing natural environment is of highest priority, and developer proposals and plans must demonstrate commitment to this principle.

  2. Compatibility
    • With existing land uses, densities and services:
    • Mass, height, etc. in proportion to adjacent development
    • Impact upon infrastructure network and capacities
    • Appearance and architecture of buildings
    • Established property values
    • Natural features and topography

  3. Blending In
    Integrate into and become part of our existing neighborhood structurally, socially and esthetically.

  4. Enhance Neighborhood
    Support and contribute to the continued function and value of this area as a residential neighborhood of great desirability.

  5. Competency
    Developers proven to be responsive to neighborhood concerns will be favored.

  6. Traffic Concerns
    Development plans should address traffic congestion and safety.

  7. When to Contact Us
    Contact neighborhood representatives before committing to a specific project and design concept. For further information, visit our web site at www.ndhra.org or write to our mailing address at:

    NDHRA, P.O. Box 95965, Atlanta, GA 30347


III. Specific Standards for Developments

Land development must avoid environmental devastation. Site planning should begin with recognition of topography and tree inventory. This requires a fundamental change in the current approach to site development. Site planners, architects, and engineers should be prepared to demonstrate that building placements, grading and landscaping, and paved surfaces, will have the least possible impact on topography, soil and geology, tree cover, drainage, etc. We expect new development to exceed the minimum standards specified in the County's Zoning Ordinance, Tree Protection Ordinance, and other Codes and Ordinances.

Certified technical data and studies need to evaluate the nature and density of each project in terms of potential cumulative impact upon the neighborhood's established service infrastructure and drainage system beyond project boundaries. Such information will be expected to describe corrective measures and sources of funding.

Each development project in our neighborhood will be expected to meet or surpass the following criteria:

  1. Residential
    Residential is the predominant land use in this neighborhood. It varies from low density in the interior to a higher density on the perimeter. The existing infrastructure is adapted to that land use pattern. New residential development should be designed to complement, not be isolated from, adjoining residential areas.

    1. Neighborhood Interior Areas
      • Match existing residential mass and density in immediate vicinity
      • Single family detached housing expected
      • Renovations to conform to County zoning and building codes
      • No more than two stories high above grade
      • Not less than 2000 sq. ft. floor area
      • Brick construction preferred, with non-brick architectural accents acceptable
      • Parking spaces located behind the building setback line
      • Sidewalks required; connect to and extend existing sidewalks
      • Utilities underground
      • Adapt to location and character of existing drainageways
      • Save specimen trees and replace other trees needed to be removed by the site plan in accordance with or better than County Tree Protection Ordinance standards

    2. Neighborhood Perimeter Areas
      • Use above standards for single family detached housing, and use following standards for all other housing
      • Additional rental apartments not acceptable
      • Attached single-family townhouses must be carefully limited and conditioned
      • Maximum density of five units per acre
      • Maximum height above grade limited to one story more than adjoining residences, not to exceed three stories
      • Minimum floor area per unit of 1800 sq. ft.
      • Brick construction preferred; non-brick architectural accents acceptable
      • Varied façade and roof lines
      • Walkways to include locally focused lighting standards
      • Sidewalks along perimeter streets connected to neighborhood walks
      • Utilities underground
      • Detailed plans to show landscaping and protected trees
      • Include heavily planted perimeter and transitional buffers
      • Avoid gated communities
      • Avoid blank end walls

    3. Neighborhood Transition Areas
      • Soft transition areas (natural and planted buffers) between different types of residential development
      • Hard transitions (barriers such as stone or masonry walls or fences plus landscaping) between residential and non-residential development

  2. Commercial Areas
    Existing commercial zoning along the perimeter streets is more than sufficient. Expanded commercial and office zoning will be opposed. Upgrades and improvements will be supported within existing commercial areas in accordance with the following standards.

    • Increased landscaping and tree planting
    • Vehicular access from perimeter streets only
    • Non-substantial and metal buildings opposed
    • Garish colors, flashing lights, etc. opposed
    • Lighting not to illuminate adjoining properties
    • Noises not detectable beyond property lines
    • Permeable parking surfaces where possible
    • Landscaped buffers and barriers adjoining residential areas
    • Sidewalks and interior walkways tied to neighborhood sidewalks

  3. Institutional Uses
    Institutional uses in this neighborhood are excessive and additional such development will be opposed.

    • Expansion, conversion, renovation. etc, of existing institutional uses must be severely limited, buffered, and landscaped
    • Noises shall not be detectable beyond the property line
    • Parking areas must be heavily buffered from adjoining residences
    • Hours of operation of accessory uses must be limited
    • Lighting and tree planting standards for parking areas should be the same as for commercial areas

IV. Evaluating Zoning Changes

Requests for changes in Land Use and Zoning District categories must:
    • Explain why the current zoning needs to be changed
    • Show how the proposal agrees with the County Comprehensive Plan
    • Include an independent evaluation of the impact of the proposed development on the surrounding neighborhood
    • Be reviewed with NDHRA before official application is made to the County
    • Not use escalating land costs as justification for zoning changes

V. Supporting Data and Materials

The following will be required from developers as a basis for our support, but may be simplified in our judgment for small and limited impact projects.
  1. County Review
    • Evidence of preliminary review of proposal with County Planning, Zoning and Land Development Departments
    • Statement assuring conformity to County standards, plus justification for each variation as reviewed with County staff

  2. Detailed Site Plans
    Adaptation to the natural environment and established neighborhood features will be crucial to site plan approval by NDHRA and to establishing good relations with our neighborhood.
    • Begin site planning with accurate tree inventory and topographic data. Tree inventory to be done by size, species and categories in accordance with the County Tree Protection Ordinance.
    • Protection of tree cover, topography and natural drainage will be fundamental site development considerations, with only minimal grading and modification of the natural drainage system.
    • Clear cutting and radical grading will not be tolerated.
    • Protect and build around specimen trees and most of the significant trees, replacing any trees impossible to retain.
    • Arrange site improvements such as drives, parking, utilities and buildings to avoid and protect natural features.
    • Show site inventory and topographic data on maps and transparencies at the same scale as the site plan.
    • Supply preliminary site plan and supporting data to NDHRA before submitting formal County application.
    • Final site development plan to be essential part of any zoning or development application approved by the County.
    • Use final site development plan to guide and control detailed construction plans and to monitor site development

  3. Zoning Conditions
    • Negotiated on a case by case basis to implement above development principles and standards
    • Incorporated in any zoning application approved by County and made a part of official records, including the site plan.
    • Made part of recorded subdivision plat and deeds

  4. Contract Between NDHRA and Developers
    • Contract between NDHRA and developer to reference zoning conditions
    • Enforceable by NDHRA and specified property owners
    • Recorded along with the subdivision plat as a covenant on each property parcel


VI. Construction Activity

  1. Conditions To Be Controlled During Construction
    • Hours of operation
    • Daily Maintenance of site
    • Parking and delivery
    • Noise and dust
    • Drainage, soil erosion and siltation
    • Protective barriers for tree-save areas and buffer areas
    • Blasting restrictions
    • Trash removal and burning

  2. Construction Delays
    If site development is delayed for more than 6 months after beginning site disturbance, developer must maintain property in keeping with the surrounding neighborhood, including but not limited to:
    • debris removal
    • road and sidewalk maintenance (if applicable)
    • grass replacement and upkeep
    • tree replacement
    • drainage control

VII. Enforcement Pledge

It is the North Druid Hills Residents Association who will determine the suitability and impact of any development in this area upon the neighborhood and adjoining properties. Our evaluation will be submitted for the record along with other reports or analyses to County Boards and Commissions.

The results of applying these Criteria, including the conditions of zoning and any contract between NDHRA and the developer, shall be recorded, along with any subdivision plats, as covenants on the total land area involved in the development. Any subsequent developer/ builder/owner will be required to assume full responsibility for executing all the provisions of the conditional zoning and for meeting all the terms of the contract. The NDHRA commits itself to ensuring that these requirements are carried out as agreed to.

We pledge to support developers who will work with us to implement these standards and criteria and enhance our neighborhood. We do not oppose all development within our area. Our opposition is to insensitive, inappropriate, and destructive development. We will take all legal and political measures possible to enforce these policies and development criteria.

It is essential to contact us before committing to a specific project and design concept. For information on individuals to contact, visit our web site at www.ndhra.org or write to our mailing address at:

NDHRA, P.O. Box 95965, Atlanta, GA 30347

Version 1.2 9/17/02
©2003 North Druid Hills Residents Association, Inc.