The R-A residential-agricultural district is established to provide for rural farm or very low density, nonsuburban development in areas where intensive land development is not desired due to limited ability to provide public services and facilities. The minimum lot size in the R-A district is 2½ acres, with the exception of legal lots of record existing at the time of the enactment of this chapter. The land uses permitted in this district shall be as set forth in section 90-50, and lot and structure requirements shall be as set forth in section 90-53.

(Code 1979, § 2-16-20)

The R-1 single-family residential district is established to provide low density, suburban development on lots served by public water, but that may not have access to the public sewer. The R-1 district is designed to serve as a transition between R-A and R-1A districts. The minimum lot size in the R-1 district is 30,000 square feet if served by the public sewer and 40,000 square feet if sewer service is not available. The land uses permitted in the R-1 district shall be as set forth in section 90-50, and lot and structure requirements shall be as set forth in section 90-53.

(Code 1979, § 2-16-21)

The R-1A single-family residential district is established for the development of low to medium density single-family residential uses. The R-1A district is designed to serve as a transition between the R-1 and R-2 districts. Uses in the R-1A district must be served by public water and sewer. The minimum lot size in the R-1A district is 20,000 square feet. The land uses permitted in the R-1A district shall be as set forth in section 90-50, and lot and structure requirements shall be as set forth in section 90-53.

(Code 1979, § 2-16-21.1)

(a)

[Established.] The R-2 single-family residential district is established to provide for the development of medium density single-family residential uses. Uses in the R-2 district must be served by public water and sewer. The minimum lot size in the R-2 district is 10,000 square feet. The land uses permitted in the R-2 district shall be as set forth in section 90-50, and lot and structure requirements shall be as set forth in section 90-53.

(b)

Special requirements. For property rezoned to R-2 in 2012 or at a later date a minimum of ten percent of the property shall be set aside as common space. The buffer requirement in subsection 90-139(7) may be included in this calculation.

(Code 1979, § 2-16-22; Ord. No. 12-03, § 1(Exh. A), 5-15-2012)

(a)

[Established.] The R-3 single-family residential district is established to provide for high density single-family residential development. Uses in the R-3 district must be served by public water and sewer. The minimum lot size in the R-3 district is 7,500 square feet. The land uses permitted in the R-3 district shall be as set forth in section 90-50, and lot and structure requirements shall be as set forth in section 90-53.

(b)

Special requirements. For property rezoned to R-3 in 2012 or at a later date a minimum of ten percent of the property shall be set aside as common space. The buffer requirement in subsection 90-139(7) may be included in this calculation.

(c)

Limitation on R-3 single-family residential district. No property in the unincorporated areas of Columbia County will be zoned for an R-3 single-family residential district after the effective date of this section and no application to rezone property to an R-3 single-family residential district will be accepted after the effective date of this ordinance. All parcels of land zoned as R-3 single-family residential district as of the effective date of this ordinance [from which this subsection derives] shall continue with that zoning designation until such property is rezoned in accordance with the provisions of this chapter.

(Code 1979, § 2-16-23; Ord. No. 12-03, § 1(Exh. A), 5-15-2012; Ord. No. 15-14, § 1, 6-16-2015)

(a)

[Established.] The R-3A single-family and two-family residential district is established to provide for high density single-family and two-family residential development. Uses in the R-3A district must be served by public water and sewer. The minimum lot size in the R-3A district for single-family development is 7,500 square feet, and for two-family development, the minimum lot size is 10,000 square feet. The land uses permitted in the R-3A district shall be as set forth in section 90-50, and lot and structure requirements shall be as set forth in section 90-53.

(b)

Special requirements. For property rezoned to R-3A in 2012 or at a later date a minimum of ten percent of the property shall be set aside as common space. The buffer requirement in subsection 90-139(7) may be included in this calculation.

(c)

Limitation on R-3A single-family and two-family residential district. No property in the unincorporated areas of Columbia County will be zoned for an R-3A single-family and two-family residential district after the effective date of this section and no application to rezone property to an R-3A single-family and two-family residential district will be accepted after the effective date of this ordinance [from which this subsection derives]. All parcels of land zoned as R-3A single-family and two-family residential district as of the effective date of this ordinance shall continue with that zoning designation until such property is rezoned in accordance with the provisions of this chapter.

(Code 1979, § 2-16-24; Ord. No. 12-03, § 1(Exh. A), 5-15-2012; Ord. No. 15-15, § 1, 6-16-2015)

The R-4 recreational residential district is established to provide for low density residential development related to Clarks Hill Lake. The R-4 district is intended to permit only those residential and related recreational uses of land and structures, and to exclude all those activities not compatible with the character of recreational-residential areas. The minimum lot size in the R-4 district is 40,000 square feet, with the exception of legal lots of record existing at the time of the enactment of the ordinance from which this chapter is derived. The land uses permitted in the R-4 district shall be as set forth in section 90-50, and lot and structure requirements shall be as set forth in section 90-53.

(Code 1979, § 2-16-25; Ord. No. 14-09, § 1, 9-16-2014)

(a)

Established. The T-R townhouse residential district is established to provide for the development of townhouse residential units at a density not greater than eight units per acre. Uses in the T-R district must be served by public water and sewer. It is intended that the T-R district serve as a transition between single-family detached houses and existing commercial and apartment zoning districts, or areas designated for a commercial and apartment development in the growth management plan. The land uses permitted in the T-R district shall be as set forth in section 90-50, and lot and structure requirements shall be as set forth in section 90-53.

(b)

Special requirements. A minimum of ten percent of the site approved for a development under the T-R district shall be set aside as open space, a portion of which shall be improved with active recreation facilities, including play equipment suitable for children.

(Code 1979, § 2-16-26)

(a)

Established. The A-R apartment residential district is established for development of multifamily residential dwellings at a density of not greater that 14 units per acre, which have ample open space, recreational areas and off-street parking. Uses in A-R district must be served by public water and sewer. The land uses permitted in the A-R district shall be as set forth in section 90-50, and lot and structure requirements shall be as set forth in section 90-53.

(b)

Limitation on A-R apartment residential districts. No property in the unincorporated areas of Columbia County will be zoned for an A-R apartment residential district after the effective date of this section and no application to rezone property to an A-R apartment residential district will be accepted after January 1, 2011. All parcels of land zoned as an A-R apartment residential district as of January 1, 2011 shall continue with that zoning designation until such property is rezoned in accordance with the provisions of this chapter.

(c)

A-R10 apartment residential district established. The A-R10 apartment residential district is established for development of multifamily residential dwellings at a density of not greater than ten units per acre, which have ample open space, recreational areas and off-street parking. Uses in the A-R10 apartment residential district must be served by public water and sewer. It is intended that the A-R10 apartment residential district be located within the Tier 1 and Tier 2 nodes on the growth management plan. The land uses permitted in the A-R10 apartment residential district shall be as set forth in section 90-50, and lot and structure requirements shall be as set forth in section 90-53 of this chapter.

(d)

Special requirements applicable to the A-R apartment residential district and the A-R10 apartment residential district. A minimum of ten percent of the site approved for a development under the A-R apartment residential district and A-R10 apartment residential district shall be set aside as usable open space, a portion of which shall be improved with active recreation facilities, including play equipment suitable for children. The amenities shall be installed in full before 50 percent of the building construction is complete. It is intended that any new apartment developments shall be encouraged to be located within nodes, based on the growth management plan.

(Code 1979, § 2-16-27; Ord. No. 11-02, § 1, 3-1-2011)

(a)

Use table.

(1)

Allowed use (A). Indicates a use is allowed in the respective district. The use is also subject to all other applicable requirements of the Code.

(2)

Limited use (L). Indicates a use is allowed in the respective district, subject to a use standard found in the right-hand column of the use table. The use is also subject to all other applicable requirements of the Code.

(3)

Conditional use (C). Indicates a use may be allowed in the respective district only where approved by the board of commissioners in accordance with section 90-180.

(4)

Use not allowed. A blank cell indicates that a use is not allowed in the respective district.

(Ord. No. 16-14, § 1, 6-21-2016; Ord. No. 19-04, § 1(Exh. A), 4-2-2019; Ord. No. 19-10, § 1(Exh. A), 8-6-2019; Ord. No. 20-01, § 1(Exh. A), 2-4-2020)

The leasing, renting or granting permission for occupancy of a bedroom or an efficiency area in the main house or dwelling structure to more than two individuals who are not related to the owner or principal occupants of the dwelling on the lot or tract of land shall not be permitted on a property zoned for a single-family dwelling. A dwelling which meets the definition of a group home, as defined in section 90-147, is exempt from this requirement.

(Code 1979, § 2-16-28.1; Ord. No. 16-30, § 1, 9-20-2016)

An ancillary dwelling shall be built only on a lot or tract of land containing 20,000 square feet of area or more. No more than one ancillary dwelling shall be constructed on a lot or tract of land containing not more than five acres of area, and no such ancillary dwelling shall contain more than 1,800 square feet of space under roof; provided, however, that the board of commissioners may increase the maximum area of such an ancillary dwelling based upon the size of the lot or tract of land on which it is to be constructed, the size of the main or principal dwelling on the lot or tract of land, the topography of the lot or tract of land, the proximity of the ancillary dwelling to other structures, and any other factors which might affect the aesthetics of placing the ancillary dwelling on the lot or tract of land. The board of commissioners may permit the construction of more than one ancillary dwelling on a tract of land containing in excess of five acres of area, and on such tracts of land may increase the maximum size limitations on the ancillary dwellings as the board of commissioners, in its discretion, shall determine, taking into account the same factors as set forth in the preceding sentence. A manufactured/mobile home, or tiny house is not allowed as an ancillary dwelling.

(Code 1979, § 2-16-28.2; Ord. No. 11-04, § 1, 3-1-2011; Ord. No. 19-11, § 1(Exh. A), 8-6-2019)

_____

The following table sets forth requirements for lot size, lot design and certain building requirements in the various residential zoning districts as indicated:

   * Public water and sewer service required.

  ** Minimum lot area is for the project as a whole and not for the individual lots within the project.

 *** The planning commission may reduce minimum lot frontage of radial lots by one-third. After review by and upon the recommendation by the county engineer, the planning commission may further reduce the minimum frontage on radial lots to a distance at which the required minimum lot width at the building line is achieved at the minimum front setback line for the district. In no case shall the minimum lot frontage be reduced to less than 40 feet.

**** Where the development is required to provide a buffer as required by section 90-139(a)(7) this acreage can be subtracted from the ten percent calculation for the common space requirement of this table. Where the buffer is included within the private individual lot area and where required buffers exceed the minimum required setbacks, the recorded plat will show the required buffer area and an additional ten feet to the rear or side building setback line. This requirement applies to property rezoned after January 1, 2012 only.

Note: In all zoning districts, common areas and utility service areas may, subject to approval of the planning commission, have a lot area less than provided in this table.

(Code 1979, § 2-16-29; Ord. No. 01-11, § 2, 11-6-2001; Ord. No. 08-01, §§ 1—3, 2-5-2008; Ord. No. 11-05, § 1(Exh. A), 3-1-2011; Ord. No. 12-07, § 1(Exh. A), 5-15-2012)

_____

Single-family and two-family residences constructed in the T-R, A-R, C-1, C-2, C-3, M-1, M-2 and P-1 districts shall comply with the requirements of the R-3A district as set forth in section 90-53.

(Code 1979, § 2-16-30)

(a)

Intent. A residential cluster overlay district "RCO" is intended to preserve open space, protect environmentally sensitive areas, enhance scenic views, and promote better neighborhood and urban design without increasing the underlying allowable density.

(b)

Calculation of open space. The minimum amount of open space preserved outside of any single family residential lot utilizing an RCO district shall be the sum of the differences between the minimum required lot sizes for each lot as provided in section 90-53 for the applicable zoning district of this Code and the allowed lot sizes for each such lot as provided in this section; provided however, that in no event shall the amount of open space be less than one acre.

(c)

Protection of open space/dedication of access. Open space created under a RCO district which is not to be used for roads, parking lots, structures or active recreational activities shall be set aside in permanent conservation, through the use of conservation easements granted to Columbia County, or to a qualified "holder" as the term "holder" is defined in § 44-10-2(2) Official Code of Georgia Annotated. The conservation easement shall provide only for passive recreational activities included but not limited to hiking or non-motorized bicycling, trails, parks or landscaped storm water management facilities. With the exception of paved trails, these conservation easements shall not allow for impervious surfaces including but not limited to parking lots, roads, structures including but not limited to storage sheds or pavilions, active recreational activities including but not limited to ball fields, golf courses, swimming pools or tennis courts. Where practical and in accordance with the greenspace master plan, access easements shall be provided to Columbia County for greenway trail construction and maintenance. Only after a conservation easement has been granted may property be transferred to a third party.

(d)

Applicability. The RCO may be made applicable to properties zoned R-A, R-1, R-1A, R-2, R-3, and to residential uses allowed within S-1.

(e)

Access restriction. All lots in the RCO shall be provided access only from local streets interior to the development.

_____

(f)

Lot, area, and setback guidelines.

Lot, Area, and Setback Guidelines
Residential Cluster Overlay Districts

 * And minimum lot width at the building line. See section 90-53 for reduction on radial lots.

** With public water and sewer.

_____

The lot area, frontage, and setback guidelines shown in this table shall apply; provided, however, in order to provide flexibility in subdivision design, the lot area may be reduced to the minimum lot area specified in the table, and the frontage width of a lot may be reduced by no more than 20 percent below the lot width specified in this section. The average lot area and lot width of all lots within the development shall meet or exceed the lot area and lot width requirements of this section. The largest lot area shall not exceed maximum lot area specified for the RCO district. A maximum of 25 percent of the lots may be subject to both lot area and lot frontage reductions.

(g)

Procedure for approval. An RCO district may be established by the board of commissioners upon review and approval in accordance with the procedures of section 90-180 of this chapter, with an additional requirement that the following information be submitted with the application for the creation of RCO district.

(1)

A plan showing the maximum number of lots allowed under the underlying residential zoning district.

(2)

A proposed RCO plan detailing:

a.

The total number of lots;

b.

Lot layout with all lot areas and all lot widths;

c.

The calculation of required open space;

d.

The average lot area and the average lot width;

e.

The number and percentage of lots below both the specified lot area and lot width for the RCO district, and;

f.

The proposed setbacks of the development.

(3)

A narrative outlining the concept behind the development and the rationale behind the necessary reductions in lot size and lot width.

(h)

Limitation on RCO residential cluster overlay district. No property in the unincorporated areas of Columbia County will be zoned for an RCO residential cluster overlay district after the effective date of this section and no application to rezone property to an RCO residential cluster overlay district will be accepted after the effective date of this ordinance [from which this subsection derives]. All parcels of land zoned as RCO residential cluster overlay district as the effective date of this ordinance shall continue with that zoning designation until such property is rezoned in accordance with the provisions of this chapter.

(Code 1979, § 2-16-31; Ord. No. 01-10, § 1, 10-2-2001; Ord. No. 06-01, § 1, 3-7-2006; Ord. No. 15-16, § 1, 6-16-2015)

(a)

Purpose. The purpose of the planned residential development (PRD) zoning designation is to:

1.

Allow one or more properties to be planned as a unit with development standards tailored to the site;

2.

Provide maximum flexibility and diversification of lot sizes and architectural styles in the development of the property;

3.

Maintain consistency with the county's comprehensive plan and all subsequent amendments and updates;

4.

Protect the integrity and character of residential uses in the county;

5.

Encourage efficient use of land for preservation of sensitive environmental and cultural resources such as open space areas, waterways, wetlands, and topographic features;

6.

Provide for effective development of public facilities and services for the site;

7.

Encourage use of design features to achieve development that is compatible with the area; and

8.

Allow for creative and imaginative design that will promote amenities beyond those expected in conventional developments.

(b)

Intent. The intent of the planned residential development (PRD) classification is to create a more desirable use of the land, a more coherent and coordinated development, and a better physical environment that would otherwise be possible under a single zoning district or combination of zoning districts.

(c)

Applicability. The provisions of this section are applicable to property upon designation of the site as a planned residential development by the board of commissioners pursuant section 90-180.

1.

A planned residential development (PRD) is established by rezoning the property and adopting a development plan. The development plan establishes regulations for the use, development, improvement and maintenance of the property, and must be adopted in accordance with section 90-180.

2.

The development plan establishes the permitted, conditionally permitted and accessory uses; site plan, including the site area; street layout, including typical street sections; pedestrian facilities; open space areas; number of residential units by type; square footage of residential units; preliminary landscaping plan, development regulations; architectural standards; phasing plan, if applicable; statement regarding consistency with the comprehensive plan and all other applicable plans; traffic study; other information necessary for the substantive and environmental review of the proposed project; and any other information deemed necessary by the planning services director.

(d)

Permitted uses. A listing of permitted uses within a particular PRD district shall be adopted as part of the regulations applying to that district only. The uses permitted shall be:

1.

Single-family dwelling;

2.

Two-family dwelling;

3.

Townhouse;

4.

Multi-family;

5.

Customary accessory structures;

6.

Ancillary dwellings;

7.

Golf, country club, clubhouse, pool and recreation courts, active recreation amenities.

(e)

District regulations. The following regulations apply to designated uses and development in PRD districts, other provisions in this article to the contrary notwithstanding:

1.

The development plan shall specify a phasing plan for all amenities to be provided within the development. The amenity phasing plan shall correspond with the overall development phasing schedule, and shall provide for the reasonable completion of amenities to maximize enjoyment by residents.

2.

The following site development characteristics shall be determined and set in the approved plans for PRDs:

(i)

Minimum lot area(s);

(ii)

Minimum lot width(s);

(iii)

Size(s) and location(s) of yard(s) and setback(s);

(iv)

Maximum impervious surface ratio for individual lots and the development as a whole;

(v)

Minimum and/or maximum building density, including total number of residential units permitted, broken down by type;

(vi)

Maximum structure height(s);

(vii)

Open space shall be provided with all PRDs, and minimum open space shall be set by the development plan. For PRDs incorporating multi-family residential dwellings, a portion of the open space, complementary to the proposed design and lifestyle features of the proposed development, shall be reserved as common open space that shall be designated for the recreational or leisurely use by residents.

(viii)

Off-street and on-street parking and loading needs and dimensions;

(ix)

Internal traffic calming strategies;

(x)

Location, size, and/or amount of bufferyard(s), screening, landscaping, and tree save areas;

(xi)

Layout of lots, streets, and any other infrastructure, including bicycle and pedestrian facilities, serving the PRD;

(xii)

Street tree planting plan, which shall detail species, placement, size, number of trees, and the party responsible for perpetual maintenance;

(xiii)

Development-specific architectural design criteria;

(xiv)

Location, size, and design of any permanent signage;

(xv)

Location of and specifications for site access and internal traffic circulation; and

(xvi)

Any other site-specific prescription(s) deemed necessary for the development of the site, as proposed.

3.

Projects shall meet the following design requirements:

(i)

The minimum side building setback shall be ten feet for all single-family detached units, and on the detached side of all single-family attached units. This minimum notwithstanding, the character of a proposed (or "the proposed" or "a particular") planned residential development may justify smaller side setbacks. Certain development types, including, but not limited to traditional neighborhood development (TND), pocket neighborhoods, and some residential infill solutions may benefit from the use of smaller setbacks to achieve the development concept. The board of commissioners may, where justified by the development concept, approve minimum side building setbacks below ten feet.

(ii)

The minimum rear building setback will be ten feet.

(iii)

Driveways shall be a minimum of 20 feet long between the garage and sidewalk or back of curb (where sidewalks are not present).

(iv)

Streets shall be designed as a hierarchy of street types in an interconnected pattern.

a.

Interconnecting sidewalks with a minimum width of five feet shall be installed on both sides of all streets, and shall meet Public Rights-of-Way Accessibility Guidelines (PROWAG) requirements, latest edition, at all street intersections. A walking trail with a minimum width of eight feet may be installed in lieu of sidewalks along one side of major neighborhood streets where the installation of sidewalks is unnecessary or impractical, as determined by the director of planning services.

b.

Sidewalk or walking trail locations shall be shown on street types.

c.

Major neighborhood streets shall converge on neighborhood centers, parks, landmarks, schools, etc.

d.

Streets and alleys shall terminate at other streets within the neighborhood, and shall be "stubbed out" at the edge of the project site to provide linkages with future development. Connections shall be made to "stub outs" on adjacent parcels. The use of dead-end streets and culs-de-sac should be minimized and must be approved by planning commission in cases where site topography necessitates their use.

(v)

Street trees shall be planted on both sides of all streets (except alleys).

a.

Street trees shall be planted within a tree lawn with a minimum width of six feet, either between the back of the curb and the sidewalk, or between the sidewalk and the building.

b.

A street tree planting plan shall be included with the development plan, and shall detail species, placement, size, number of trees, and the party responsible for perpetual maintenance.

c.

Required street trees shall be installed prior to the issuance of a certificate of occupancy for the building to which the street trees closest relate.

d.

Existing tree canopy may substitute for the installation of street trees, where practical, and may be approved by the director of planning services.

(vi)

Roadway design and stormwater standards shall adhere to environmentally sensitive and aesthetically pleasing best management practices and development standards.

(vii)

A minimum of ten percent of the usable project area shall be permanently allocated to open space.

a.

A portion of the required open space shall be centrally located within the development. Location and approximate size of the open space area shall be designated and approved by the planning commission as part of conceptual approval.

b.

For developments under ten acres, the open space requirement may be satisfied by an existing or proposed public park or trail network that is within 1,300 feet of the development boundary.

c.

Stormwater infrastructure may not be counted toward the required open space, unless designed as part of a low-impact system that utilizes bio-swales and natural recharge areas.

d.

Utility easements may not be counted toward the required open space, unless utilized as part of a common trail network or other amenity.

(viii)

Specific architectural design criteria shall be adopted as part of the overall plan for the site.

(ix)

Maximum impervious cover for residential lots shall be specified in the development plan, with stormwater infrastructure designed accordingly.

(x)

Vegetated bufferyards of a minimum width of 20 feet shall be maintained along all exterior road frontages of a PRD.

(xi)

Vegetated bufferyards of a minimum width of 15 feet shall be maintained along a development's exterior boundaries.

a.

Bufferyards shall be left undisturbed throughout development.

b.

Bufferyards may count as part of the required open space only if located outside of a building lot.

4.

Additional criteria for multi-family and single-family attached development:

(i)

Density counts relate to buildable site area.

(ii)

Fifty percent of single-family attached units must have access to an attached or detached garage. If detached, the garage must be located to the rear of the primary structure.

5.

The site development characteristics prescribed by the approved development plan associated with a PRD shall supplant any conflicting standards for site development established in the Columbia County Code of Ordinances. Any site development characteristics not prescribed in the approved plans for a PRD shall be subject to the minimum standards, if applicable, established in the Columbia County Code of Ordinances.

(f)

PRD revisions.

1.

Minor changes. Changes proposed in writing by the applicant that do not alter district boundaries and that involve revision of minor characteristics of a PRD, such as relocation of driveways, façade details, drainage structures, number of required parking spaces, and other features that do not materially affect the approved plan concept or violate any other applicable regulations, may be approved by the planning commission. Variations to residential density less than five percent of the initially-approved density constitute minor changes.

2.

Major changes. Changes proposed in writing by the applicant that alter district boundaries or that materially affect the characteristics or functionality of the PRD, such as changes in the general layout of buildings and their environs on the site, changes to the district regulations, or landscaping shall be submitted under the provisions of section 90-180 pertaining to zoning changes and ordinance amendments, and must be approved by the board of commissioners. Variations to residential density that are five percent or greater of the initially-approved density constitute major changes.

(Ord. No. 15-19, § 1(Exh. A), 6-16-2015