§ 4. Land development districts.
4-1
Establishment of Districts. In order that the purposes of this ordinance as defined in Section 1 may be accomplished, there are hereby established within Lanier County, Georgia, land development districts identified as follows:
4-1.1
A-U Agricultural Use. The purpose of this district is to permit agricultural uses, to encourage the maintenance of the rural countryside, to preserve forests and other undeveloped lands away from areas of population growth, and to allow residents to retain their traditional ways of life. The preferred land use in the district is agricultural, either active in the form of crops, or passive in the form of forest management or pasture lands. The A-U district should be utilized as a land use designation where a more intensive use of the land is unlikely to occur in the near future. The requirements of the district are designed to encourage the maintenance of a rural character.
4-1.2
R-R Rural Residential. The purpose of this district shall be to allow for residential development on lots of less than five acres in appropriate areas designated in the Comprehensive Plan in unincorporated Lanier County. With Health Department approval, such districts may use individual water supply and sewerage disposal systems. Minimum gross floor area per dwelling unit in this district shall be a minimum of 800 square feet.
4-1.3
R-1 Single-Family Residential. The purpose of this district is to provide single family residential areas with minimum lot sizes of one acre, said areas being protected from the depreciating effects of small lot development and excessive density and from the encroachment of these uses which are incompatible to a desirable residential environment. With Health Department approval, such districts may use individual water supply and sewerage disposal systems. Minimum gross floor area per dwelling unit in this district shall be a minimum of 1,500 square feet.
4-1.4
R-1A Single-Family Residential. The purpose of this district is to provide single family residential areas with minimum lot sizes of one acre, said areas being protected from the depreciating effects of small lot development and excessive density and from the encroachment of these uses which are incompatible to a desirable residential environment. With Health Department approval, such districts may use individual water supply and sewerage disposal systems. Minimum gross floor area per dwelling unit in this district shall be a minimum of 1,200 square feet.
4-1.5
M-H-P Manufactured Housing Park. The purpose of this district is to provide for the development of property that is suitably located and planned for manufactured housing park use. Property developed in this district is to remain in single ownership for rental or leasing purposes only. Manufactured housing parks shall be developed only in strict accordance with the Manufacturing Housing Park provisions of this ordinance.
4-1.6
R-C Rural Commercial. The purpose of this district is to provide for and protect areas that can accommodate a variety of sales and services that are commonly needed by the rural community.
4-1.7
G-B General Business. The purpose of this district shall be to provide for and encourage the proper grouping and development of uses which include a wide variety of sales and services that will best accommodate the needs of the county and the traveling public in order to reduce highway traffic congestion, traffic hazards, and blight along the public streets and highways of the county.
4-1.8
WLI Wholesale-Light Industrial. The purpose of this district shall be to provide and protect areas for those wholesale and light industrial uses which do not create excessive noise, odor, smoke, dust, and which do not possess other objectionable characteristics which might be detrimental to surrounding neighborhoods, or to the other uses permitted in the district.
4-1.9
H-I Heavy Industrial. The purpose of this district shall be to provide and protect areas for those industrial uses which cannot comply with the regulations of the WLI District.
4-1.10
C-A Adult Commercial. The purpose of this district shall be to provide a reasonable location within the community for the development of adult-oriented businesses, including adult entertainment establishments.
4-1-11
PD Planned District. (Refer to Section 4-4.)
4-2
Land Development Districts Map and Major Thoroughfare Plan. The boundaries of each district are shown on maps entitled "Official Land Development Districts Map of Lanier County, Georgia." The classification of streets (local and collector streets and arterials) within Lanier County, Georgia are shown on a map entitled "Major Thoroughfare Plan, Lanier County, Georgia." The Official Land Development Districts map and Major Thoroughfare Plan shall be dated and certified by the Chairman of the County Commission and County Clerk, and said maps and all explanatory matter thereon accompanies and is hereby made a part of this ordinance.
Accurate copies of the "Official Land Development Districts Map of Lanier County, Georgia" and the "Major Thoroughfare Plan, Lanier County, Georgia," shall be on file in the office of the Land Development Administrator at all times. Said maps shall accurately show all map amendments made in accordance with the provisions of this ordinance. It shall be the duty of the Land Development Administrator to ensure that the "Official Land Development Maps of Lanier County, Georgia" and the "Major Thoroughfare Plan, Lanier County, Georgia," displayed in his office, are kept up-to-date and accurately show all amendments.
4-3
Interpretation of Land Development District Boundaries. When uncertainty exists with respect to the location of boundaries of any land development district as shown on the "Official Land Development Districts Map of Lanier County," the following rules shall apply:
4-3.1
Unless otherwise specifically indicated, where district boundaries are indicated on the land development map as approximately following the centerline of a street right-of-way, highway, railroad right-of-way line, stream bed, or river bed; such centerlines shall be interpreted to be such district boundaries.
4-3.2
Boundaries indicated as approximately following platted lot lines shall be interpreted as following such lot lines.
4-3.3
Where district boundaries are indicated on the land development map as approximately following the corporate limit lines, then such corporate limit lines shall be interpreted to be such district boundaries.
4-3.4
Where district boundaries are indicated on the land development map as being set back from the centerline of a street right-of-way, road, highway, railroad, stream, or river, and parallel thereto, then such district boundaries, unless otherwise specifically indicated, shall be interpreted as being at the scaled distance from the centerline of such street, road, highway, railroad, stream, or river as being parallel thereto.
4-4
Planned Development District (PD).
4-4.1
Purposes and Intent. Planned Development (PD) Districts are intended to provide an alternative method of land development and redevelopment not available within the framework of standard land development districts. The standards and procedures of approving these districts are intended to promote flexibility of design and allow for planned diversification and integration of uses and structures while at the same time, retaining in the Commission the absolute authority to establish such conditions, limitations and regulations as it deems necessary to maintain community aesthetics and to protect the public health, safety and general welfare. In doing so, the Planned Development Districts are designed to achieve the following objectives:
a.
Accomplish a more desirable development pattern than would be possible through strict adherence of standard land development and subdivision regulations.
b.
Accommodate a mixture of uses and/or development patterns which are compatible both internally and externally through limitations on sign control, building orientations, buffering or other techniques which may be appropriate to a particular development proposal.
c.
Encourage flexible and creative concepts of site development planning which meet changing needs, technologies, economic and consumer preferences.
d.
Permit the combining and coordinating of architectural styles, building forms and building relationships within a Planned Development.
e.
Preserve natural amenities of the land by encouraging scenic and functional open areas.
f.
Encourage an efficient use of land, where appropriate and beneficial to the County, resulting in smaller networks of streets and utilities thereby lowering development and housing costs.
g.
Maintain consistency with the Goals, Policies, and Future Land Use elements of the Comprehensive Plan.
4-4.2
Relation to Land Development Districts and Other Regulations. Planned Development Districts are not the same as a land development district, but instead reflect a special development. A Planned Development approval may also be ignored and the property may still be developed at any time in accordance with the current land development district regulations. However, once development has commenced under a Planned Development approval, development must continue under the terms and conditions of the approval until it is completed or until the Planned Development approval is properly amended or deleted.
a.
Planned Developments shall meet the intent of all applicable development regulations of Lanier County. These shall include, but not be limited to, the Land Development Ordinance, Land Subdivision Regulations, and Standard Construction Codes. Where these are in conflict, the approved Planned Development plans, terms and conditions shall take precedence. All proposed deviations from the County's development standards shall be itemized and depicted in the Planned Development proposal. If not, county construction standards regarding streets, parking and utilities shall be met in all Planned Development proposals without deviation or variance.
b.
Planned Developments shall not be used as merely a means to avoid full compliance with standard development regulations for purposes of private gain. Development proposals that can easily be accomplished under standard development regulations and/or a different land development classification, will not be approved as a Planned Development District.
4-4.3
Eligibility Requirements. [The] minimum acreage for Planned Development proposal shall be as follows:
a.
All-residential developments: 10 acres.
b.
Non-residential or mixed use development: 20 acres.
4-4.4
Planned Development Review Process and Fees. Planned Developments shall be reviewed and advertised in a similar manner as a proposed Land Development Map amendment as described in Section 13 Amendment. Pre-application meeting(s) with appropriate County staff shall be required to discuss the proposal before the application is submitted. Base application fees shall be ($300) for an all-residential development and ($500) for a non-residential or mixed-use development. Additional fees for advertising shall be required in accordance with Section 13.
4-4.5
Development Plan Submittal Requirements. Proposed development plans shall include, but not be limited to, the following. County staff at the pre-application meeting or during the review process may determine additional submittal requirements.
a.
Completed application forms as provided by the Zoning Administrator.
b.
Letter of Intent. This shall be signed by the applicant and consist of a brief narrative describing the proposed project. This shall include, but not be limited to: location, specific list of proposed uses, gross/net acreages for development, building sizes, dwelling unit densities, development timeline.
c.
If developed in phases, a master concept plan shall be submitted delineating the area of each phase. If deemed necessary, each phase of the development shall be reviewed and approved separately.
d.
Mechanically drawn site plans. These shall be prepared by any of the following that are certified/registered in the State of Georgia: land surveyor, engineer, architect, and landscape architect. Appropriate numbers of copies shall be provided for necessary staff review and public hearings. These plans shall include, but not be limited to, the following:
1.
Location map depicting subject property's relation to major roads, city boundaries, etc.
2.
Title, scale, and North arrow.
3.
Existing and proposed site improvements which depict building locations with their approximate sizes, building setbacks, parking and other paved areas, all utility facilities and easements, and drainage structures.
4.
Detention/retention areas with depicted outfalls and impervious surface calculations.
5.
Landscape plan showing any vegetative buffers, open spaces, and other landscaping. Plant species shall be depicted where appropriate. A minimum 15% of the gross property acreage shall be reserved as vegetated open space and/or outdoor recreation area.
6.
Building front elevations where appropriate.
e.
Boundary survey and/or legal description in metes and bounds.
f.
Proposed list of deviations from the County's development standards.
g.
Evidence of unified control over the development by a single developer or entity during construction of the project. This may include protective covenants, deed restrictions, maintenance agreements, etc. Conditions of approval for the development shall be made binding on all heirs, assigns, and successors to the development.
h.
Written approval from the County Engineer stating that the proposal is in compliance with the County's street, parking and utilities regulations.
4-4.6
Terms and Conditions of Approval. Development approval shall be tied to all approved site plans made part of the public hearing. Conditions of approval shall address, but not be limited to, the following:
a.
Time limits by which to begin and/or complete the total development or each development phase where appropriate.
b.
Dedications and/or maintenance of public rights-of-way, easements, and other public spaces.
c.
Complete list of all land uses to be permitted under the Planned Development approval.
4-4.7
Planned Development Amendments or Deletions.
a.
Amendment. Substantial amendments to an approved Planned Development District shall be reviewed and processed in the same manner as if it were a completely new development proposal. The term "substantial" shall include, but not be limited to, any of the following:
1.
Greater than 10% increase in number of dwelling units, overall building size(s), building height, or total impervious surface area.
2.
Reduction by greater than 10% of landscaped or open space areas, or building setbacks.
3.
Significant relocation of buildings or other site features.
4.
Any change in the boundaries of the Planned Development District.
Non-substantial amendments to an approved Planned Development District shall be reviewed and approved jointly by the Zoning Administrator, Planning Director and Director of Inspections. At their discretion, such amendments may be presented to the Planning Commission.
b.
Deletion or revocation of an approved Planned Development District, or any portion thereof, shall be reviewed and considered in the same manner as a substantial amendment described above. The Planning Commission, the original applicant(s), or the County of Lanier may initiate said deletion or revocation. However, the total development or phased portion thereof has not commenced construction within its specified time period, then the Planned Development approval for all/that portion shall be automatically revoked. The applicant(s) would then need to re-apply for another Planned Development approval in order for the development to proceed.
4-4.8
Enforcement and Penalties. The terms and conditions of approval for Planned Development Districts shall be enforceable in the same manner as any other provision of this Land Development Ordinance for Lanier County. Violations shall be punishable as provided in the Code of Ordinances of Lanier County for each separate offense.