Dawson County Unincorporated
City Zoning Code

ARTICLE III

RESIDENTIAL LAND USE DISTRICTS

Sec. 121-58.- Purpose.

The purpose of this article is to establish residential land use districts and to provide standards for development and use. Residential districts are established to prevent incompatible uses, which could reduce or destroy established property values or environment within communities in Dawson County. This resolution provides guidelines for change or development and gives citizens an opportunity for input into the decision- making process before significant land use changes are made that affect the county.

(Res. of 4-7-2023(1))

Sec. 121-59. - RT residential town.

Residential town districts are areas where urbanized single-family residential growth occurs surrounding the city limits of Dawsonville. These areas are typified by small lot single-family construction with access to public water and sewer. Multi-family use (apartments, townhomes, condos, duplexes, triplexes, quadplexes) is prohibited in the RT district. The RT district development standards shall apply to any development that has not obtained a land disturbance permit or building permit at the time of adoption of this ordinance, September 18, 2025, with the exception of zoning conditions and/or variances that may apply to previously approved applications. For any RT developments or properties for which permitting was obtained prior to this date, the applicable code standards for the district as of the date of initial permitting shall apply.

(1)

Development standards for the RT district are:

Minimum development size: 50 acres.

Max density: three dwelling units per gross acre.

Minimum lot size: 12,000 square feet; development must be served by sewer. This standard cannot be varied.

Minimum lot width: 100 feet. Lot width variances are discouraged and shall be reviewed based on the variance criteria of section 121-269. A request to reduce the lot width by more than 25 percent shall be prohibited.

Minimum lot depth: 100 feet.

Max height: 35 feet.

Setbacks from property lines: 25 feet front and rear, ten feet sides. Setback variances are discouraged and shall be reviewed based on the variance criteria of section 121-269. A request to reduce the setback by more than 25 percent shall be prohibited. No setback is required from U.S. Army Corps of Engineers line on Lake Lanier Government Line.

Minimum heated floor area per dwelling unit: 1,200 square feet heated area. This standard cannot be varied.

Minimum 30 percent of the gross acreage in a development of 50 or more residential lots shall be open space/greenspace and shall be shown and noted on all plans. Parking lots, streets, setback areas, stormwater control measures shall not count towards this requirement. Open space/greenspace areas shall be minimum 50 feet in width and shall not be part of the residential lots. An amenity tract shall be located in an area readily accessible to residents. At least one significant amenity feature (sport court, playground, walking trail, pool, etc.) or two smaller amenities (gazebo, fire pit, pergola, etc.) shall be shown and noted on the site plan. Proposed amenities may include walking trails, water features, pedestrian plazas, playground equipment, and other recreational facilities. Parking lots, streets, setback areas, stormwater control measures, and detention facilities shall not count toward the open space requirement.

Landscaping: for developments of 50 or more residential lots, the developer shall provide a landscape plan as part of the civil plans which includes native species trees, shrubs, and/or bushes showing and noting the types of landscaping, including type of ground cover to be used, in common spaces such as the amenities area, mail kiosk area, development entrance, etc.

Buffers: minimum 50 feet vegetation buffer shall be required around the entire perimeter of a development of 50 or more residential lots. Where no natural vegetation exists, a staggered, off-setting row of native, evergreen screening trees eight feet in height at time of planting shall be installed one tree per 20 linear feet around the perimeter of the development. Buffers shall not be a part of the residential lots. Buffers shall be undisturbed unless utilities or access crossings are required, said crossings shall be perpendicular to the buffers. Retaining walls and detention ponds shall not be allowed in the buffer.

Traffic impact study: A traffic impact study shall be submitted to the community development director or his or her designee for review prior to submittal of a rezoning or special use application; or prior to submittal of civil (construction) plans for any of the following:

Large scale developments which meet or exceed the thresholds of a development of regional impact as defined by the Georgia Department of Community Affairs; or

Project includes 100 or more residential dwelling units.

The traffic impact study shall be prepared, signed, and sealed by a registered professional engineer. Applicable documents used in the review of submitted traffic studies may include, but not be limited to, the Dawson County Public Works Guide to Traffic Impact Analysis and the current edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual. When a traffic impact study is required as part of a rezoning or special use application, the study shall be reviewed prior to the planning commission by a third-party engineer on behalf of the county. The review findings of the traffic impact study shall be included as part of the county staff analysis for review by the planning commission. The cost for the review of the traffic impact study by the third-party engineer shall be borne by the applicant.

(2)

Permitted uses.

Principal uses that are allowed by right or by special use approval are listed on Table 3.1.

Restrictions that apply to particular uses allowed by right or special use approval are referenced on Table 3.1 and are contained in section 121-75 of this article.

Allowed accessory uses are limited to private garages, swimming pools, home workshops, tennis courts, children's playhouses, small gardens, non-commercial greenhouses, and home offices that meet the requirements of this section and article VI, section 121-181.

Accessory structures must be constructed in conjunction with or after the principal building is constructed.

The height of the accessory structure shall not exceed the height of the principal building.

Accessory structures shall be no larger than 400 square feet in size.

Minimum setbacks for accessory structures:

Front yard - 40 feet.

ii.

Side yard - 10 feet.

iii.

Rear yard - 10 feet.

(3)

Prohibited uses.

Any principal use not shown on Table 3.1 as allowed in a zoning district, whether by right or with approval as a special use, is specifically prohibited.

Horses are prohibited.

Kennels for the breeding of any animal for sale are prohibited.

Swine are prohibited.

Non-dwelling type structures shall not be connected to utilities and used as a dwelling. Non-dwelling structures include, but are not limited to: campers, travel trailers, recreational vehicles, motor homes, busses, storage buildings, shipping containers, boats, and tiny houses. A tiny house is a residential product that does not comply with the residential code standards for a conventional site-built residence.

Vinyl, metal, and EIFS stucco exterior wall cladding of any kind is prohibited.

(4)

Lot design.

As referenced on Table 129-59 A.

Corner lots shall be a minimum of 90 feet in width and provide setbacks of 20 feet from each frontage.

(5)

Driveway length. The setback for the garage door approach (the point where the vehicle accesses the garage) shall be a minimum of 35 feet from its access drive. The setback and driveway lengths are designed to provide room for automobiles.

(6)

Design standards. For new developments of 25 or more residential lots, at least five exterior view house plans must be submitted to the community development director or his or designee for review, approval, and use prior to issuance of final plat. The following standards shall be required:

The entire front façade of homes, with the exception of windows, doors, and accent features, shall be masonry brick or stone.

The first three feet in height of the sides and rear of residences shall consist of a masonry brick or stone water table. The remainder shall be a fiber-cement hardi-board product or similar appropriate product as approved by the community development director or his or her designee. Vinyl, EIFS stucco, and metal siding shall be prohibited.

All sides of a residence must have at least one window. At least one window per side shall be a minimum of two feet in width by three feet in height.

Each residence shall have a covered rear patio, porch, or deck. The covering as well as the concrete slab shall be a minimum of 14 feet in length and ten feet in depth.

(7)

Pre-application meeting required; community information and input meeting required. Prior to submittal of a rezoning or special use application for a development of 50 or more residential units, the applicant shall complete a pre-application meeting as well as a community information and input meeting per amendment standards of section 121-309.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 41)

Sec. 121-60. - RL residential lakefront.

Residential lakefront districts are areas of single-family residential growth that continue to infill around Lake Lanier. These areas are typified by small lot single-family construction with access to public water and are found on, or extremely near, the lake shore. Substantial investment in permanent residences has been and will be made. Uses that will devalue investment and undermine environmental quality are prohibited. The RL district development standards shall apply to any development that has not obtained a land disturbance permit or building permit at the time of adoption of this ordinance, September 18, 2025, with the exception of zoning conditions and/or variances that may apply to previously approved applications. For any RL developments or properties for which permitting was obtained prior to this date, the applicable code standards for the district as of the date of initial permitting shall apply.

(1)

Development standards for the RL district are:

Minimum lot size: 1.5 acre on septic and well; one acre on septic and public or private water system; 0.75 acre on sewer and public or private water system.

Minimum public road frontage required: 50 feet; or if on a private road, minimum 30 feet wide access and utility easement from the proposed lot to the nearest public road shall be required. In the case of a minor plat (subdivide from one to five or fewer lots), the maximum number of lots allowed to use the same private drive shall be five.

Minimum lot depth: 100 feet.

Max height: 35 feet.

Setbacks from property lines: 25 feet front and rear, ten feet sides. If a variance is requested, the maximum reduction possible is to reduce the front and rear setbacks to 15 feet; maximum reduction possible for side setbacks is to reduce to seven feet No setback is required from U.S. Army Corps of Engineers line on Lake Lanier Government Line.

Minimum heated floor area per dwelling unit: 800 square feet heated area. This standard cannot be varied.

Vinyl, metal, and EIFS stucco exterior wall cladding of any kind is prohibited.

(2)

Permitted uses.

Principal uses that are allowed by right or by special use approval are listed on Table 3.1.

Restrictions that apply to particular uses allowed by right or by special use approval are referenced on Table 3.1 and are contained in section 121-75 of this article.

Allowed accessory uses are limited to private garages, private boat storage, swimming pools, home workshops, tennis courts, children's playhouses, small gardens, non-commercial greenhouses, and home offices that meet the requirements of this section and article VI, section 121-181.

Accessory structures must be constructed in conjunction with or after the principal building is constructed.

The height of the accessory structure shall not exceed the height of the principal building.

Accessory structures shall be no larger than the footprint of the primary structure or one-half the gross square footage, whichever is greater, with the exception that when the lot size is three acres or greater, the size of the accessory structure shall not be regulated in size but shall meet all setback requirements.

Minimum setbacks for accessory structures:

Front yard - 50 feet.

ii.

Side yard - 10 feet.

iii.

Rear yard - 10 feet.

Notwithstanding the foregoing setback requirements, no setbacks are required from the U.S. Army Corps of Engineers line on Lake Lanier. Front yard setback applies to all frontages.

Pet fowl or birds may be kept in cages which shall meet all setback requirements.

(3)

Prohibited uses.

Any principal use not shown on Table 3.1 as allowed in a zoning district, whether by right or with approval as a special use, is specifically prohibited.

Horses on lots less than three acres are prohibited.

Stables housing horses other than those owned by the resident are prohibited.

Kennels for the breeding of any animal for sale are prohibited.

Swine are prohibited.

The use of an accessory building for a home occupation is prohibited on parcels less than three acres in size.

Non dwelling type structures shall not be connected to utilities and used as a dwelling. Non dwelling structures include, but are not limited to, campers, travel trailers, recreational vehicles, motor homes, busses, storage buildings, shipping containers, boats, and tiny houses. A tiny house is a residential product that does not comply with the residential code standards for a conventional site-built residence.

(4)

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 41)

Sec. 121-61. - RS residential suburban.

Residential suburban districts are areas where low density single-family residential growth occurs south and east of the Etowah River. These areas are typified by conventional subdivision development and suburban style, single-family, on-site construction that may not have access to public sewer. Uses that will devalue investment and undermine environmental quality are prohibited. The RS district development standards shall apply to any development that has not obtained a land disturbance permit or building permit at the time of adoption of this ordinance, September 18, 2025 with the exception of zoning conditions and/or variances that may apply to previously approved applications. For any RS developments or properties for which permitting was obtained prior to this date, the applicable code standards for the district as of the date of initial permitting shall apply.

(1)

Development standards for the RS district are:

Minimum lot size: 1.5 acre on septic and well; one acre on septic and public or private water system; 0.75 acre on sewer and public or private water system.

Minimum lot depth: 100 feet.

Max height: 35 feet.

Major farm buildings shall be a minimum distance of 50 feet from the property line or 200 feet from the nearest residence, other than the residence of the owner, whichever is greater. The exhaust end of all poultry houses shall be located not less than 300 feet from any existing residence other than the property owners. All poultry houses shall be located not less than 300 feet from a property line adjacent to residentially zoned property and 50 feet from the property line of any property located in an RA or C-RB district.

Minimum heated floor area per dwelling unit: 800 square feet heated area. This standard cannot be varied.

Vinyl, metal, and EIFS stucco exterior wall cladding of any kind is prohibited.

Traffic impact study: A traffic impact study, prepared by a registered professional engineer on behalf of the applicant, shall be submitted to the community development director or his or her designee for review prior to submittal of a rezoning or special use application; or prior to submittal of civil (construction) plans for any of the following:

Large scale developments which meet or exceed the thresholds of a development of regional impact (DRI) as defined by the Georgia Department of Community Affairs; or

Project includes 100 or more residential dwelling units.

(2)

Permitted uses.

Principal uses that are allowed by right or by special use approval are listed on Table 3.1.

Restrictions that apply to particular uses allowed by right or special use approval are referenced on Table 3.1 and are contained in section 121-75 of this article.

Accessory structures must be constructed in conjunction with or after the principal building is constructed.

The height of the accessory structure shall not exceed the height of the principal building.

Pet fowl or birds may be kept in cages which shall meet all setback requirements.

Minimum setbacks for accessory structures:

Front yard - 40 feet.

ii.

Side yard - 10 feet.

iii.

Rear yard - 10 feet.

(3)

Prohibited uses.

Any principal use not shown on Table 3.1 as allowed in a zoning district, whether by right or with approval as a special use, is specifically prohibited.

Horses are prohibited on parcels less than three acres in size.

Kennels for the breeding of any animal for sale are prohibited.

Swine are prohibited.

The use of an accessory building for a home occupation on parcels less than three acres in size.

(4)

One accessory dwelling unit (ADU) (guest quarters, caretaker/employee residence, guest house, pool house) is allowed per parcel in accordance with the following:

The ADU must be located on the same parcel as the main/primary/principle residence. The ADU may be located in the front, side or rear yards. Required setbacks shall be 100 feet from the front property line, 25 feet from the side property lines, and 25 feet from the rear property line. There must be at least ten-foot separation between the ADU and the primary residence.

The ADU must be constructed in conjunction with or after the primary residence is constructed.

The ADU must be a conventional site-built residence. An ADU cannot be a manufactured home, storage building, shipping containers, boats, or tiny house. A tiny house is a residential product that does not comply with the residential code standards for a conventional site-built residence.

The height of the ADU shall not exceed the height of the primary residence.

The ADU must have a separate address for public safety purposes and shall be served by separate utilities than the primary residence.

At least one of the residences (principle residence or ADU) must be owner-occupied full-time.

The ADU must be minimum 400 square feet heated space.

(5)

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 41)

Sec. 121-62. - RS-2 residential suburban.

RS-2 residential suburban districts are areas where low density single-family residential growth with access to public sewer occurs south and east of the Etowah River. These areas are typified by conventional subdivision development and suburban style, single-family, on-site construction. The RS-2 district development standards shall apply to any development that has not obtained a land disturbance permit or building permit at the time of adoption of this ordinance, September 18, 2025 with the exception of zoning conditions and/or variances that may apply to previously approved applications. For any RS-2 developments or properties for which permitting was obtained prior to this date, the applicable code standards for the district as of the date of initial permitting shall apply.

(1)

Development standards for the RS-2 district are:

Minimum development size: 50 acres.

Max density: two dwelling units per gross acre.

Minimum lot size: 15,000 square feet; development must be served by sewer. This standard cannot be varied.

Minimum lot depth: 100 feet.

Max height: 35 feet.

Minimum heated floor area per dwelling unit: 1,200 square feet heated area. This standard cannot be varied.

Driveway length: The setback for the garage door approach (the point where the vehicle accesses the garage) shall be a minimum of 35 feet from its access drive. The setback and driveway lengths are designed to provide room for automobiles.

Large scale developments which meet or exceed the thresholds of a development of regional impact (DRI) as defined by the Georgia Department of Community Affairs; or

Project includes 100 or more residential dwelling units.

(2)

Permitted uses.

Principal uses that are allowed by right or by special use approval are listed on Table 3.1.

Restrictions that apply to particular uses allowed by right or special use approval are referenced on Table 3.1 and are contained in section 121-75 of this article.

Allowed accessory uses include private garages, swimming pools, home workshops, tennis courts, children's playhouses, small gardens, non-commercial greenhouses, and home offices that meet the requirements of this section and article VI, section 121-181.

Accessory structures must be constructed in conjunction with or after the principal building is constructed.

The height of the accessory structure shall not exceed the height of the principal building.

Accessory structures shall be no larger than the footprint of the primary structure or one-half the gross square footage, whichever is greater.

Pet fowl or birds may be kept in cages that shall meet all setback requirements.

Minimum setbacks for accessory structures:

Front yard - 40 feet.

ii.

Side yard - 10 feet.

iii.

Rear yard - 10 feet.

(3)

Prohibited uses.

Any principal use not shown on Table 3.1 as allowed in a zoning district, whether by right or with approval as a special use, is specifically prohibited.

Horses are prohibited.

Kennels for the breeding of any animal for sale are prohibited.

Swine are prohibited.

The use of an accessory building for a home occupation is prohibited.

(4)

Design standards. For new developments of 25 or more residential lots, at least five exterior view house plans must be submitted to the community development director or his or designee to be reviewed, approved, and used prior to issuance of final plat. The following standards shall be required:

The entire front façade of homes, with the exception of windows, doors, and accent features, shall be masonry brick or stone.

All sides of a residence must have at least one window. At least one window per side shall be a minimum of two feet in width by three feet in height.

Each residence shall have a covered rear patio, porch, or deck. The covering as well as the concrete slab shall be a minimum of 14 feet in length and ten feet in depth.

(5)

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 41)

Sec. 121-63. - RS-3 residential suburban.

[The RS-3 District has been removed.] No applications to rezone property to this district will be heard by the planning commission or the board of commissioners, however other public hearing applications and development permits within those districts shall be accepted. RS-3 residential suburban districts are areas where moderate density single-family residential growth with access to public sewer occurs south and east of the Etowah River. These areas are typified by conventional subdivision development and suburban style, single-family, on-site construction. The RS-3 district development standards shall apply to any development that has not obtained a land disturbance permit or building permit at the time of adoption of this ordinance, September 18, 2025 with the exception of zoning conditions and/or variances that may apply to previously approved applications. For any RS-3 developments or properties for which permitting was obtained prior to this date, the applicable code standards for the district as of the date of initial permitting shall apply.

(1)

Development standards for the RS-3 district are:

Minimum development size: 50 acres.

Max density: three dwelling units per gross acre.

Minimum lot size: 12,000 square feet; development must be served by sewer. This standard cannot be varied.

Minimum lot depth: 100 feet.

Max height: 35 feet.

Minimum heated floor area per dwelling unit: 1,200 square feet heated area. This standard cannot be varied.

Large scale developments which meet or exceed the thresholds of a development of regional impact as defined by the Georgia Department of Community Affairs; or

Project includes 100 or more residential dwelling units.

(2)

Permitted uses.

Principal uses that are allowed by right or by special use approval are listed on Table 3.1.

Restrictions that apply to particular uses allowed by right or special use approval are referenced on Table 3.1 and are contained in section 121-75 of this article.

Allowed accessory uses are limited to private garages, swimming pools, home workshops, tennis courts, children's play houses, small gardens, non-commercial greenhouses, and home offices that meet the requirements of this section and article VI, section 121-181.

Accessory structures must be constructed in conjunction with or after the principal building is constructed.

The height of the accessory structure shall not exceed the height of the principal building.

Accessory structures shall be no larger than the footprint of the primary structure or one-half the gross square footage, whichever is greater.

Minimum setbacks for accessory structures:

Front yard - 40 feet.

ii.

Side yard - 10 feet.

iii.

Rear yard - 10 feet.

Pet fowl or birds may be kept in cages that shall meet all setback requirements.

(3)

Prohibited uses.

Any principal use not shown on Table 3.1 as allowed in a zoning district, whether by right or with approval as a special use, is specifically prohibited.

Horses are prohibited.

Kennels for the breeding of any animal for sale are prohibited.

Swine are prohibited.

The use of an accessory building for a home occupation is prohibited.

(4)

Design standards. For new developments of 25 or more residential lots, at least five exterior view house plans must be submitted to the community development director or his or designee to be reviewed, approved, and used prior to issuance of final plat. The following standards shall be required:

The entire front façade of homes, with the exception of windows, doors, and accent features, shall be masonry brick or stone.

All sides of a residence must have at least one window. At least one window per side shall be a minimum of two feet in width by three feet in height.

Each residence shall have a covered rear patio, porch, or deck. The covering as well as the concrete slab shall be a minimum of 14 feet in length and ten feet in depth.

(5)

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 41)

Sec. 121-64. - RSR residential sub-rural.

Residential sub-rural districts are areas where substantial investment in permanent residences has been and will be made. Uses that will devalue investment and undermine environmental quality are prohibited. The size of lots should be large with a pleasing environment and should be located away from intensive or commercial development. The RSR district development standards shall apply to any development that has not obtained a land disturbance permit or building permit at the time of adoption of this ordinance, September 18, 2025 with the exception of zoning conditions and/or variances that may apply to previously approved applications. For any RSR developments or properties for which permitting was obtained prior to this date, the applicable code standards for the district as of the date of initial permitting shall apply.

(1)

Development standards for the RSR district are:

Minimum lot size: 1.5 acre on septic and well water; one acre on septic and public or private water; 0.75 acre on sewer. This standard cannot be varied.

Minimum lot depth: 100 feet.

Max height: 35 feet.

Minimum heated floor area per dwelling unit: 800 square feet heated area. This standard cannot be varied.

Vinyl, metal, and EIFS stucco exterior wall cladding of any kind is prohibited.

Large scale developments which meet or exceed the thresholds of a development of regional impact as defined by the Georgia Department of Community Affairs; or

Project includes 100 or more residential dwelling units.

(2)

Permitted uses.

Principal uses that are allowed by right or by special use approval are listed on Table 3.1.

Restrictions that apply to particular uses allowed by right or special use approval are referenced on Table 3.1 and are contained in section 121-75 of this article.

Accessory structures must be constructed in conjunction with or after the principal building is constructed.

The height of the accessory structure shall not exceed the height of the principal building.

Minimum setbacks for accessory structures.

Front yard - 50 feet.

ii.

Side yard - 10 feet.

iii.

Rear yard - 10 feet.

Pet fowl or birds may be kept in cages that shall meet all setback requirements.

(3)

Prohibited uses.

Any principal use not shown on Table 3.1 as allowed in a zoning district, whether by right or with approval as a special use, is specifically prohibited.

Manufactured or relocated housing is prohibited on lots less than five acres in size.

Kennels for the breeding of any animal for sale are prohibited.

No swine are allowed.

Horses are prohibited on lots less than three acres.

The use of an accessory building for a home occupation is prohibited on parcels less than three acres in size.

(4)

One accessory dwelling unit (ADU) (guest quarters, caretaker/employee residence, guest house, pool house) is allowed per parcel in accordance with the following:

The ADU must be constructed in conjunction with or after the primary residence is constructed.

The height of the ADU shall not exceed the height of the primary residence.

The ADU must have a separate address for public safety purposes and shall be served by separate utilities than the primary residence.

At least one of the residences (principle residence or ADU) must be owner-occupied full-time.

The ADU must be minimum 400 square feet heated space.

(5)

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 41)

Sec. 121-65. - RSRMM residential sub-rural manufactured/moved.

Residential sub-rural manufactured/moved districts are the same as RSR districts except that manufactured housing and houses moved from other locations are permitted. The RSRMM district development standards shall apply to any development that has not obtained a land disturbance permit or building permit at the time of adoption of this ordinance, September 18, 2025 with the exception of zoning conditions and/or variances that may apply to previously approved applications. For any RSRMM developments or properties for which permitting was obtained prior to this date, the applicable code standards for the district as of the date of initial permitting shall apply.

(1)

Development standards for the RSRMM district are:

Minimum lot size: 1.5 acre on septic and well water; one acre on septic and public or private water; 0.75 acre on sewer. This standard cannot be varied. All proposals to subdivide land shall meet the minimum lot size requirement.

Minimum lot depth: 100 feet.

Max height: 35 feet.

Minimum heated floor area per dwelling unit: 800 square feet heated area. This standard cannot be varied.

Large scale developments which meet or exceed the thresholds of a development of regional impact as defined by the Georgia Department of Community Affairs; or

Project includes 100 or more residential dwelling units.

(2)

Permitted uses.

Principal uses that are allowed by right or by special use approval are referenced on Table 3.1.

Restrictions that apply to particular uses allowed by right or special use approval are referenced on Table 3.1 and are contained in section 121-75 of this article.

Accessory structures must be constructed in conjunction with or after the principal building is constructed.

The height of the accessory structure shall not exceed the height of the principal building.

Minimum setbacks for accessory structures:

Front yard - 40 feet.

ii.

Side yard - 10 feet.

iii.

Rear yard - 10 feet.

Pet fowl or birds may be kept in cages that shall meet all setback requirements.

(3)

Prohibited uses.

Any principal use not shown on Table 3.1 as allowed in a zoning district, whether by right or with approval as a special use, is specifically prohibited.

The use of an accessory building for a home occupation is prohibited unless the lot is three acres or greater in size.

Kennels for the breeding of any animal for sale are prohibited.

Swine are prohibited.

Horses are prohibited on lots less than three acres.

Non dwelling type structures shall not be connected to utilities and used as a dwelling. Non dwelling structures include but are not limited to campers, travel trailers, recreational vehicles, motor homes, busses, storage buildings, shipping containers, boats, and tiny houses. A tiny house is a residential product that does not comply with the residential code standards for a conventional site-built residence.

(4)

Manufactured home compatibility standards. See chapter 105, building and building regulations.

(5)

One accessory dwelling unit (ADU) (guest quarters, caretaker/employee residence, guest house, pool house) is allowed per parcel with a minimum lot size of 1½ acre in accordance with the following:

The ADU must be constructed in conjunction with or after the primary residence is constructed.

The height of the ADU shall not exceed the height of the primary residence.

The ADU must have a separate address for public safety purposes and shall be served by separate utilities than the primary residence.

At least one of the residences (principle residence or ADU) must be owner-occupied full-time.

The ADU must be minimum 400 square feet heated space.

(6)

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 41)

Sec. 121-66. - RMF residential multi-family.

Residential multi-family districts are intended to provide suitable land for a variety of dwelling types at densities up to six units per acre in areas served by public water and public sewer facilities. Mobile home parks are not included in this district. The RMF district development standards shall apply to any development that has not obtained a land disturbance permit or building permit at the time of adoption of this ordinance, September 18, 2025 with the exception of zoning conditions and/or variances that may apply to previously approved applications. For any RMF developments or properties for which permitting was obtained prior to this date, the applicable code standards for the district as of the date of initial permitting shall apply.

(1)

Permitted uses.

Principal uses that are allowed by right or by special use approval are listed on Table 3.1.

Restrictions that apply to particular uses allowed by right or special use approval are referenced on Table 3.1 and are contained in section 121-75 of this article.

Allowed accessory uses are limited to mailbox kiosks, private laundry facilities, parking garages, waste receptacle loading areas, and private amenities. Accessory uses must be located within the interior of the proposed development.

(2)

Prohibited uses.

Any principal use not shown on Table 3.1 as allowed in a zoning district, whether by right or with approval as a special use, is specifically prohibited.

Vinyl, metal, and EIFS stucco exterior wall cladding of any kind are prohibited.

The use of an accessory building for a home occupation is prohibited.

(3)

Development regulations. All apartment, duplex, triplex, quadplex, and townhouse developments shall conform to the following regulations:

Site plan approval required. All multi-family developments including apartments, duplexes, triplex, quadplex, and townhouses require conceptual site plan approval by the planning commission in accordance with all procedures and requirements established by the county.

All conceptual site plans submitted for a land use amendment shall, at a minimum, contain the following information:

Title of the proposed development.

The name, address, and telephone number of the architect, engineer or other designer of the proposed development.

Scale, date, north arrow, and general location map showing relationship of the site to streets or natural landmarks.

Boundaries of the subject property, all existing and proposed, streets, including right-of-way and street pavement widths.

Buildings; water courses; parking and loading areas; floodplain; stormwater detention; open space, undisturbed open space, passive recreation, active recreation areas; and other physical characteristics, of the property and proposed development.

Building setbacks, buffers, landscape strips, and common areas.

Topographic contours at two feet intervals.

All accessory structure's locations delineated.

Streetscape plan delineating on-street parking; parallel parking and 90-degree parking may be incorporated to address parking demand, i.e., mail kiosks, school bus stops, and seasonal activities.

10.

No multi-family development may be approved or constructed in whole or part without being served by both public water and public sewer facilities.

Regulations. All condominium developments shall meet all applicable state laws, including the Georgia Condominium Act, as amended.

Driveways and interior roads.

An interior road(s) serving any multi-family development shall be paved and include curb and gutter. Parking on interior roads is to be regulated by section 121-169, off-street parking and loading spaces.

Access from a street to an individual townhouse or residential unit shall be restricted to a driveway a minimum of 24 feet in length from the face of the unit to the curb or sidewalk; two such units may combine and share driveways along a common property line if the width of the common drive does not impact drainage. Side-by-side parking spaces between a street and a townhouse, duplex, triplex, or quadplex residence is not allowed.

Design criteria and standards not specifically set forth herein shall conform to the latest edition of the AASHTO policy on geometric design of highways and streets, as applicable.

Sidewalk minimum five feet in width shall be required along existing public road frontages and on at least one side of proposed interior roads.

Fire protection.

All multi-family developments shall be designed and constructed as required by local and state fire codes.

Roadway widths and design must comply with fire code access codes.

Open space.

Each development shall have a minimum of 40 percent of the development's total land area as open space, i.e., pocket parks, tot lots, stream buffers, vegetative buffers, passive amenities, neighborhood greens, and community gardens.

A buffer of at least 50 feet in width shall be provided and maintained around the entire exterior perimeter of all apartments, condominium, duplex, triplex, quadplex, and townhouse developments. Utilization of existing native to Georgia trees and vegetation is appropriate for inclusion within the buffer, or when not found to screen the development, the buffer shall be supplemented with additional Georgia native landscaping and plantings.

Service buildings. Subordinate accessory structures are permitted for maintenance, storage and other incidental uses supportive to the primary use of the property. Community service facilities and accessory structures are subject to site plan approval. Such structures may include, but are not limited to, facility management offices, community laundry facilities mail kiosk covers, and indoor community recreation areas.

(4)

Townhouse development regulations.

Lots. Each townhouse shall be located on its own lot of record. A minimum of 2,400 square feet in size.

Minimum lot width. The minimum lot width for a townhouse shall be 24 feet.

Frontage. The minimum frontage of the site for a townhouse development project on a public street shall be at least 100 feet.

Setbacks for principal and accessory structures.

All units shall be a minimum of 22 feet from the front property line.

ii.

Driveway length. All units shall have a driveway that is a minimum of 24 feet from the face of the unit to the back of curb or sidewalk, whichever is more restrictive.

iii.

Between buildings, there shall be no less than a 20-foot separation.

iv.

A minimum 50-foot exterior setback from any adjoining parcel boundary is required.

The rear setbacks for lots not located on the exterior property boundary of the plat, shall be a minimum of 20 feet except where a rear entry garage, carport, or other parking area accessible from an alley is provided; then the setback shall be 20 feet measured from the alley curb or property line, whichever is greater.

Building height. No townhouse building or structure shall exceed the height of 35 feet.

Maximum units per building. No more than six townhouses shall be permitted to form any one single building. Any building containing more than three units with common walls must have the roof of each attached unit distinct from the other through separation or offsets in roof design.

Minimum heated floor area. All units shall have a minimum heated floor area of 1,200 square feet.

Maximum density. Townhouse developments shall not exceed a density of six units per acre.

Foundation walls. Exposed foundation walls must be faced in brick, stone, or manufactured stone to the level of the first finished floor when there is a basement or at least 18 inches above grade for the entire perimeter wall when the building has a slab on grade.

Enclosed garage. All units shall include an enclosed garage a minimum of 400 square feet in size.

Allowed accessory uses. Limited to swimming pools, home workshops, children's playhouses, storage buildings.

Accessory structures must be constructed in conjunction with or after the principal building is constructed.

The use of an accessory building for a home occupation is prohibited.

The height of the accessory structure shall not exceed the height of the principal building.

Accessory structures shall not exceed 300 square feet in size.

To allow for a diversity of housing product within a neighborhood, up to 25 percent of the total units may be constructed as traditional single-family detached residential homes.

Design standards. At least five exterior view plans must be submitted to the community development director or his or designee to be reviewed, approved, and used prior to issuance of final plat or building permit. The following standards shall be required:

The entire front façade of units, with the exception of windows, doors, and accent features, shall be masonry brick or stone.

All sides of a residence must have at least one window. At least one window per side shall be a minimum of two feet in width by three feet in height.

Each townhome shall have a covered rear patio, porch, or deck. The covering as well as the concrete slab shall be a minimum of 14 feet in length and ten feet in depth.

(5)

Residential duplex, triplex, or quadplex development regulations.

Minimum parcel size. Each development shall have a minimum parcel size of ten acres.

Frontage. The minimum lot frontage on a public street for each duplex, triplex or quadplex development project shall be at least 60 feet.

Setbacks. All developments shall have side setbacks a minimum of 20 feet and a minimum rear setback of 50 feet.

Building height. No duplex, triplex and quadplex building or structure shall exceed the height of 35 feet.

Maximum units per building. No more than four units shall be permitted to form any one single building.

Minimum heated floor area. All units shall have a minimum heated floor area of 1,200 square feet.

Maximum density. All developments shall not exceed a density of six units per acre.

The entire front façade of units, with the exception of windows, doors, and accent features, shall be masonry brick or stone.

All sides of a residence must have at least one window, which shall be a minimum of two feet in width by three feet in height.

Each duplex, triplex, or quadplex shall have a covered rear patio, porch, or deck. The covering as well as the concrete slab shall be a minimum of 14 feet in length and ten feet in depth.

(6)

Apartment regulations.

Minimum parcel size. Each apartment development shall have a minimum parcel size of ten acres.

Access frontage. The minimum frontage for each development on a public street shall be at least 100 feet.

Structure separation. Apartment buildings shall be constructed with a separation of at least 20 feet.

Setbacks. All apartment developments shall have a minimum setback of 50 feet from all property lines.

Building height. No apartment building or structure shall exceed the height of four stories or 50 feet whichever is the lesser.

Minimum heated floor area. All units shall have minimum heated floor area of 1,200 square feet.

Building facades. Exterior view plans must be submitted to the community development director or his or her designed to be approved prior to issuance of building permits for all apartment buildings. The following standards shall be required:

At least 50 percent of all sides shall be masonry brick or stone. The remainder shall be a fiber-cement hardi-board product or similar appropriate product as approved by the community development director or his or her designee. Vinyl, EIFS stucco, and metal siding shall be prohibited.

Use of materials shall vary and not exceed 50 percent of any one type per building side.

All sides of an apartment building must have at least three windows, which shall be a minimum of two feet in width by three feet in height.

Maximum density. All apartment developments shall not exceed a density of six units per acre.

Exterior lighting. Full cutoff fixtures shall be required for all exterior lighting except for architectural lighting that adheres to the following:

Uplighting shall be shielded by a roof overhang or similar structural shield.

Luminaires shall be aimed to shield the lamp and its reflective surfaces from off-site view and to prevent light output beyond the building.

A licensed architect or engineer or a person holding a certification with CFLC (Smart Outdoor Lighting Alliance), CLC (American Lighting Association), CLD (International Association of Lighting Designers), or CLEP (Association of Energy Engineers) shall stamp or certify a prepared lighting plan that ensures that all exterior lighting adheres to design standards.

(7)

(8)

Traffic impact study. A traffic impact study shall be submitted to the community development director or his or her designee for review prior to submittal of a rezoning or special use application; or prior to submittal of civil (construction) plans for any of the following:

Large scale developments which meet or exceed the thresholds of a development of regional impact as defined by the Georgia Department of Community Affairs; or

Project includes 125 or more residential dwelling units.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 41)

Sec. 121-67. - VCR vacation cottage restricted.

[The VCR District has been removed.] No applications to rezone property to this district will be heard by the planning commission or the board of commissioners, however other public hearing applications and development permits within those districts shall be accepted. Vacation cottage restricted districts are areas where substantial investment in permanent residences has been and will be made. All land areas currently zoned VCR district shall abide by the following regulations:

(1)

Permitted uses.

Principle uses that are allowed by right or by special use approval are listed on Table 3.1.

Restrictions that apply to particular uses allowed by right or special use approval are referenced on Table 3.1 and are contained in section 121-75 of this article.

Allowed accessory structures are limited to private garages, swimming pools, home workshops, tennis courts, children's playhouses, small gardens, non-commercial greenhouses, and home offices that meet the requirements of this section and article VI, section 121-181.

Accessory structures must be constructed in conjunction with or after the principal building is constructed.

The height of the accessory structure shall not exceed the height of the principal building.

Accessory structures shall be no larger than the footprint of the primary structure or one-half the gross square footage, whichever is greater.

Pet fowl or birds may be kept in cages that shall meet all setbacks.

(2)

Prohibited uses.

Any principal use not shown on Table 3.1 as allowed in a zoning district, whether by right or with approval as a special use, is specifically prohibited.

Kennels for the breeding of any animal for sale are prohibited.

Swine are prohibited.

Horses are prohibited on lots less than three acres.

The use of an accessory building for a home occupation is prohibited on parcels less than three acres.

(3)

Building requirements. The minimum requirements for the VCR land use district are:

Minimum square footage for all residential structures in this district is 800 square feet (heated).

Minimum lot size in the VCR district is 25,700 square feet if served by a septic tank and private, individual well; 20,000 square feet if served by an approved public water system as per Dawson County Environmental Health Department. A minimum lot size of 16,000 square feet if served by an approved public water system and an approved public sewerage system. All proposals to subdivide land shall meet the minimum lot size requirement.

Minimum setbacks for principal structures:

Front yard - 35 feet.

Side yard - 15 feet.

Rear yard - 20 feet.

Notwithstanding the foregoing setback requirements, no setbacks are required from the U.S. Army Corps of Engineers line on Lake Lanier unless a road is involved. Front yard setback applies to all frontages on streets except for rear alleys. If a variance is requested, the maximum reduction possible is to reduce the front and rear setbacks to 15 feet; maximum reduction possible for side setbacks is to reduce to seven feet.

Minimum setbacks for accessory structures:

Front yard - 50 feet.

Side yard - 10 feet.

Rear yard - 10 feet.

Maximum building height is 35 feet.

If a principal residential structure is located less than 15 feet from any property line, fire and building codes impose certain requirements.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 41)

Sec. 121-68. - VC vacation cottage.

[The VC district has been deleted from this chapter.] No applications to rezone property to this district will be heard by the planning commission or the board of commissioners, however other public hearing applications and development permits within those districts shall be accepted. All land areas currently zoned VC district shall abide by the following regulations:

(1)

Permitted uses.

Principal uses that are allowed by right or by special use approval are listed on Table 3.1.

Restrictions that apply to particular uses allowed by right or special use approval are referenced on Table 3.1 and are contained in section 121-75 of this article.

Accessory structures must be constructed in conjunction with or after the principal building is constructed.

The height of the accessory structure shall not exceed the height of the principle building.

Pet fowl or birds may be kept in cages that shall meet all setback requirements.

(2)

Prohibited uses.

Any principal use not shown on Table 3.1 as allowed in a zoning district, whether by right or with approval as a special use, is specifically prohibited.

Kennels for the breeding of any animal for sale are prohibited.

Swine are prohibited.

Horses are prohibited on lots less than three acres.

The use of an accessory building for a home occupation is prohibited on parcels less than three acres in size.

(3)

Building requirements. The minimum requirements for the VC land use district are:

Minimum square footage for all residential structures in this district is 800 square feet (heated). Mobile/manufactured homes must comply with compatibility standards of chapter 105-72.

Minimum lot size. 25,700 square feet if served by a septic tank and private, individual well; 20,000 square feet if served by an approved public water system as per Dawson County Environmental Health Department. A minimum lot size of 16,000 square feet if served by an approved public water system and an approved public sewerage system. All proposals to subdivide land shall meet the minimum lot size requirement.

Minimum setbacks for principal structures.

Front yard - 35 feet.

Side yard - 10 feet.

Rear yard - 20 feet.

Notwithstanding the foregoing setback requirements, no setbacks are required from U.S. Army Corps of Engineers line on Lake Lanier unless a road is involved. Front yard setback applies to all frontages on streets with the exception of rear alleys. If a variance is requested, the maximum reduction possible is to reduce the front and rear setbacks to 15 feet; maximum reduction possible for side setbacks is to reduce to seven feet.

Minimum setbacks for accessory structures:

Front yard - 50 feet.

Side yard - 10 feet.

Rear yard - 10 feet.

Maximum building height is 35 feet.

If a principal residential structure be located less than 15 feet from any property line, then fire and building codes impose certain requirements.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 41)

Sec. 121-69. - RA residential agricultural/residential exurban.

Residential agricultural/residential exurban districts are areas that consist of mainly larger parcels primarily agricultural in land use with residential or other use incidental to the agricultural use, or areas that are not under intensive development pressures. Agricultural uses range from farmsteads, pastures, horticulture, animal husbandry, poultry, and forestry, including intensively managed tree farms to non-managed woodlands. The conservation of prime agricultural and forestry resources from intensive development into other uses is a primary objective of this classification and is encouraged. Some prime agricultural land is geographically located on land with constraints on residential or commercial development, such as steep forested slopes or river valley floodplains; therefore, careful consideration should be given to land use changes in those areas. These areas do not have existing public sanitary sewer facilities and are mainly accessed by rural roads. The RA district development standards shall apply to any development that has not obtained a land disturbance permit or building permit at the time of adoption of this ordinance, September 18, 2025 with the exception of zoning conditions and/or variances that may apply to previously approved applications. For any RA developments or properties for which permitting was obtained prior to this date, the applicable code standards for the district as of the date of initial permitting shall apply.

(1)

Development standards for the RA district are:

Minimum lot size: five acres. This standard cannot be varied with the following exceptions. An existing lot/parcel at least five acres in size shall be eligible for the family density exception per section 133-337. For all rural subdivisions proposed to be subdivided according to the minor subdivision plat specifications of section 133-115, the minimum lot size shall be 12 acres.

All proposals to subdivide land shall meet the minimum lot size requirement.

Minimum lot width at building line: 150 feet. If a variance is requested, the maximum reduction possible is to reduce to 100 feet.

Minimum lot depth: 200 feet.

Max height: 35 feet.

Setbacks from property lines (primary/principle structure and accessory structures): 40 feet front and rear, 25 feet sides. If a variance is requested, the maximum reduction possible is to reduce the front and rear setbacks to 25 feet; maximum reduction possible for side setbacks is to reduce to 15 feet. No setback is required from U.S. Army Corps of Engineers line on Lake Lanier Government Line.

Minimum heated floor area per dwelling unit: 800 square feet heated area. This standard cannot be varied.

Large scale developments which meet or exceed the thresholds of a development of regional impact as defined by the Georgia Department of Community Affairs; or

Project includes 125 or more residential dwelling units; or

Contains more than 50,000 square feet of gross floor area.

(2)

Permitted principal uses.

Principal uses that are allowed by right or by special use approval are listed on Table 3.1.

Restrictions that apply to particular uses allowed by right or special use approval are referenced on Table 3.1 and are contained in section 121-75 of this article.

(3)

Allowed accessory uses.

Customary and essential accessory farm buildings and uses are allowed and include barns and other livestock structures, storage sheds, used for the day-to-day operation of such activities, for the storage or preservation of said crops, products and foodstuffs raised or grown on said parcel, and roadside stands for the sale of products grown on that property only and that comply with the requirements of this section.

Accessory structures shall be no larger than the footprint of the principal structure or one-half the gross square footage, whichever is greater, with the exception that when the lot size is three acres or greater, the size of the accessory structure shall not be regulated in size but shall meet all setback requirements.

One accessory dwelling unit (ADU) (guest quarters, caretaker/employee residence, guest house, pool house) is allowed per parcel with a minimum of three in size in accordance with the following:

The ADU must be constructed in conjunction with or after the primary residence is constructed.

The height of the ADU shall not exceed the height of the primary residence.

The ADU must have a separate address for public safety purposes and shall be served by separate utilities than the primary residence.

At least one of the residences (principle residence or ADU) must be owner-occupied full-time.

The ADU must be minimum 400 square feet heated space.

Home occupations are allowed if requirements in article VI, section 121-181 are met. The use of an accessory building for a home occupation shall not be permitted on lots less than three acres in size.

Direct marketing of produce grown on-site is allowed in a farm market, one farm market or one roadside stand no greater than 500 square feet of building area.

Storage, retail or wholesale marketing, or processing of agricultural products into a value-added agricultural product is a permitted use in a farming operation if more than 50 percent of the stored, processed or merchandised products are produced on-site by the farm operator.

Agricultural farm operations may include any or all of the following agriculturally related uses and some non-agriculturally related uses so long as the general character of the farm is maintained.

Bakeries selling baked goods containing product grown on-site.

Playground areas or equipment, not including motorized vehicles or rides.

Petting farms, animal display and pony rides.

Wagon, sleigh, and hayrides.

Nature trails.

Open air or covered picnic areas with restrooms.

Educational classes, lectures, seminars.

Historical agricultural exhibits.

Kitchen facilities and/or tasting rooms for processing/cooking or serving of items for sale containing produce and crops grown on-site.

10.

Gift shops for the sale of agricultural products and non-agricultural products such as antiques or crafts, limited to 1,000 square feet building area.

11.

Construction and renovation of structures to be utilized for assembly of people are subject to commercial building codes and life safety code requirements.

If any agricultural farm includes the listed uses in section 121-69(2)g, adequate parking facilities must be provided in the form of the following:

A minimum of 20 parking spaces must be provided.

Parking facilities may be located on a grass or gravel area. All parking areas shall be defined by either gravel, cut lawn, sand or other visible marking.

All parking areas shall be located a minimum of 50 feet from any exterior property line, and the drives designed in such a manner to avoid traffic hazards associated with entering and exiting the public roadway.

Paved parking areas must meet all design, landscaping and screening and setback requirements set forth by Dawson County codes and regulations. A land disturbance permit is required.

All lighting and parking lighting shall not exceed 1.0 foot-candles in intensity along the property lines of any adjoining property when measured 36 to 48 inches above grade.

(4)

Event centers—Special use required.

Event centers, which may include spaces for special events such as weddings, parties, family gatherings, photography sessions, and other events, require special use approval prior to beginning any operations. The following standards apply:

Prior to submittal of a special use application, the applicant must submit a concept site plan prepared by a surveyor or civil engineer to the community development director or his or her designee, who shall schedule a pre-application meeting with the applicant to obtain input from applicable department representatives such as public works, fire, and utilities.

Event centers must be located on a parcel with a minimum of 15 acres.

Event centers may include overnight accommodations subject to the short-term rental and accommodation event center standards of county code chapter 30.

Event centers may sell and serve alcohol provided an appropriate alcohol license is held by the property owner or the alcohol is served in accordance with the state and local catering requirements and a valid caterer's license.

The maximum number of guests or attendees for an outdoor venue shall be 250 for any single event.

Outdoor music shall not be allowed after 10:00 p.m.

The noise generated from the property shall not exceed 70 decibels (dB) as measured at any property line.

A fire safety, prevention, and emergency response services plan shall be submitted for review and approval by Dawson County prior to approval.

Local or state agencies must review access to ensure that vehicles leave or join the roadway traffic at a proper angle and conform to the road rules.

10.

Portable sanitary facilities shall be located at least 25 feet from an adjacent property with residential use.

11.

Fireworks displays are prohibited.

12.

Parking: A minimum number of parking spaces, per determination of Dawson County staff based on applicable use classification and applicable building and/or fire/life safety code standards, must be provided. Parking facilities may be located on a grass or gravel area with the exception of handicapped accessible spaces, which shall meet applicable code standards. All parking areas shall be defined by either gravel, cut lawn, sand, or other visible markings. All parking areas shall be located a minimum of 50 feet from any exterior property line, and the drives shall be designed in such a manner as to avoid traffic hazards associated with entering and exiting the public roadway. Paved parking areas must meet all design, landscaping, screening, and setback requirements set forth by Dawson County codes and regulations. A land disturbance permit is required.

13.

Lighting: All lighting and parking lighting shall not exceed 1.0 foot-candles in intensity along the property lines of any adjoining property when measured 36 to 48 inches above grade.

(5)

Allowed temporary uses. The following temporary uses are allowed:

Seasonal U-pick fruits and vegetable operations.

Seasonal outdoor mazes of agricultural origin such as straw bales or corn, small-scale outdoor entertainment such as a car show, art fair or music concert, fun houses or haunted houses, non-profit fundraising events, and festivals with a special event business permit.

(6)

Prohibited uses.

Any principal use not shown on Table 3.1 as allowed in a zoning district, whether by right or with approval as a special use, is specifically prohibited.

Manufacturing operations related to allowed agricultural uses are prohibited.

Horses are prohibited on lots less than three acres.

Meat processing and food franchises or franchise products are prohibited.

Non-dwelling type structures shall not be connected to utilities and used as a dwelling. Non-dwelling structures include, but are not limited to, campers, travel trailers, recreational vehicles, motor homes, busses, storage buildings, shipping containers, boats, and tiny houses. A tiny house is a residential product that does not comply with the residential code standards for a conventional site-built residence. and utility buildings.

A manufactured home is prohibited on a tract of land less than three acres in size unless approved by special use.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 41)

Sec. 121-71. - RRE residential rural estate.

Residential estate districts are areas that are either primarily single-family residential with other agricultural, pastoral, or recreational uses incidental to the principal residential use, or areas that are not under intensive development pressures. Typical rural residential estate district uses range from horticulture, agri-tourism, livestock, animal husbandry, and non-managed woodlands. The conservation of prime agricultural and forestry land use from the need to extend urbanized infrastructure (public water and sewer service) is to maintain the rural character. Some prime agricultural land is geographically located on land with constraints, such as steep forested slopes or river valley floodplains; therefore, thorough impact analysis should be reviewed prior to land use changes in those areas. The RRE district development standards shall apply to any development that has not obtained a land disturbance permit or building permit at the time of adoption of this ordinance, September 18, 2025 with the exception of zoning conditions and/or variances that may apply to previously approved applications. For any RRE developments or properties for which permitting was obtained prior to this date, the applicable code standards for the district as of the date of initial permitting shall apply.

(1)

Development standards for the RRE district are:

Minimum lot size: three acres. This standard cannot be varied. All proposals to subdivide land shall meet the minimum lot size requirement.

Minimum lot width at building line: 150 feet. If a variance is requested, the maximum reduction possible is to reduce to 100 feet.

Minimum lot depth: 200 feet.

Max height: 35 feet.

Setbacks from property lines: 40 feet front and rear, 25 feet sides. If a variance is requested, the maximum reduction possible is to reduce the front and rear setbacks to 25 feet; maximum reduction possible for side setbacks is to reduce to 15 feet. No setback is required from U.S. Army Corps of Engineers line on Lake Lanier Government Line.

Minimum heated floor area per dwelling unit: 800 square feet heated area. This standard cannot be varied.

(2)

Permitted principal uses.

Principal uses that are allowed by right or by special use approval are listed on Table 3.1.

Restrictions that apply to particular uses allowed by right or special use approval are referenced on Table 3.1 and are contained in section 121-75 of this article.

(3)

Allowed accessory uses.

Agriculture, floriculture, horticulture, silviculture, cultivation of field, garden crops or similar small scale related uses are allowed.

Customary and essential accessory farm buildings and uses include barns and other livestock structures, storage sheds, and home offices.

Accessory structures shall be no larger than the footprint of the primary structure or one-half the gross square footage, whichever is greater, with the exception that when the lot size is three acres or greater, then the size of the accessory structure shall not be regulated in size but shall meet all setback requirements.

One accessory dwelling unit (ADU) (guest quarters, caretaker/employee residence, guest house, pool house) is allowed per parcel with a minimum lot size of three acres in accordance with the following:

The ADU must be constructed in conjunction with or after the primary residence is constructed.

The height of the ADU shall not exceed the height of the primary residence.

The ADU must have a separate address for public safety purposes and shall be served by separate utilities than the primary residence.

At least one of the residences (principle residence or ADU) must be owner-occupied full-time.

The ADU must be minimum 400 square feet heated space.

Home occupations are allowed if requirements in article VI, section 121-181 are met.

A temporary roadside stand/table not greater than 100 square feet for the seasonal sale of products grown on the property.

(4)

Prohibited uses. Any principal use not shown on Table 3.1 as allowed in a zoning district, whether by right or with approval as a special use, is specifically prohibited.

The use of an accessory building for a home occupation is prohibited on properties less than three acres in size.

Non dwelling type structures shall not be connected to utilities and used as a dwelling. Non dwelling structures include, but are not limited to: campers, travel trailers, recreational vehicles, motor homes, busses, storage buildings, shipping containers, boats, and tiny houses. A tiny house is a residential product that does not comply with the residential code standards for a conventional site-built residence.

A manufactured home is prohibited on a tract of land less than three acres in size unless approved by special use.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 41)

Sec. 121-72. - RPC residential planned community.

The residential planned community district is a parcel of land developed with a variety of land uses which may vary from strict application of minimum standards in other land use classifications with the purpose of encouraging the development of large tracts of land as planned communities; encourage flexible and creative concepts in site planning; preserve the natural environment by encouraging scenic and functional open areas within residential areas; and provide for an efficient use of land resulting in increased efficiency in providing services, thus lowering development costs due to the smaller networks for streets and shorter utility lines. The residential planned comprehensive development is a flexible alternative which advocates the grouping or clustering of lots and buildings on a smaller portion of the tract, where the developer can maintain the same residential density but offer smaller lots, with remaining land dedicated or reserved for open space, agriculture, woodlands, or passive recreation. The RPC district development standards shall apply to any development that has not obtained a land disturbance permit or building permit at the time of adoption of this ordinance, September 18, 2025 with the exception of zoning conditions and/or variances that may apply to previously approved applications. For any RPC developments or properties for which permitting was obtained prior to this date, the applicable code standards for the district as of the date of initial permitting shall apply.

(1)

Applicability. RPC is permitted only if a single developer or development group is planning and constructing the entire unit, including all amenities, and shall not be available to any development if any lots or parcels are sold to others before construction of amenities and buildings (excepting single-family residences). Amenities shall be shown as part of a specific phase(s) of the master plan and must be constructed accordingly.

(2)

The minimum acreage permitted for RPC is 50 contiguous acres.

The amount of permanent open space or natural space required shall be no less than 40 percent of the development.

An active amenity area consisting of at least a pool, clubhouse, and two active courts is required.

The overall density shall be no more than 1.5 units per acre. This standard cannot be varied.

The minimum lot size shall be 10,000 square feet. This standard cannot be varied.

All residential units shall have a minimum size of 1,200 square feet of heated area. This standard cannot be varied.

(3)

An application for zoning and any development permits shall be preceded by an informal meeting with the planning staff prior to submission and shall be consistent with the format required for subdivision approval with the following additions:

A proposed master plan showing at minimum:

Total property area depicted on a survey to be included in the development with a legal description of the subject property by metes and bounds;

Proposed buildings with approximate square footage and footprints;

Proposed street layout;

Existing topographic conditions to include a contour interval of a minimum five feet based on field surveys or photogram metric photogrammetric methods;

Amenity areas and buildings, including defined open space;

Traffic impact study;

Environmental impact report;

Minimum 50 feet undisturbed buffer around the entire perimeter of the development must be shown on the master plan. This standard cannot be varied;

Number and type of residential units proposed.

Water and sewage disposal and other utility plans.

A statement of intent containing disclosure of ownership, financial information, of the character of the proposed development, including a summary of gross density, types of dwelling units, amenities provided, agreements or protective covenants, and a schedule for the completion of various stages of the development including completion of amenities, open space, transportation improvements and landscaping.

A conceptual master drainage plan shall be provided with the application for rezoning to identify the detention/retention and encourage creative water quality and quantity treatment processes.

(4)

The approved rezoning to RPC shall be conditioned upon the approved conceptual master plan. Any substantial change or revision to the master plan by 25 percent or more of the number of residential units, type of uses, and/or mix of uses after the initial rezoning or any change to any other zoning condition imposed by the county, shall require submittal of a rezoning application.

(5)

Any major or substantial change in the approved master development plan that affects the intent and character of the development, increases the density, or changes the land use pattern, changes the location or dimensions of streets or similar changes must be reviewed and approved by the Dawson County Board of Commissioners after review and recommendation by the planning commission before any work shall be permitted. A request for revision of the master development plan shall be supported by a written statement justifying the necessity or desirability for such revision. Any such major change shall be considered a request to change a zoning condition and shall be subject to rezoning procedures.

(6)

Permitted uses.

Principal uses that are allowed by right or by special use approval are listed on Table 3.1. In addition, a limited commercial component to the project is allowed, such as clubhouse, market, offices, salon, villas, etc. This may be included at no more than four percent of the total gross acreage. The commercial uses are intended for small-scale neighborhood service, to be located on the interior of the development and shall be presented to the board of commissioners and delineated on the master plan. The community commercial component of the plan shall be integrally designed with the residential component and shall provide both vehicular and pedestrian interconnectivity and access throughout.

Restrictions that apply to particular uses allowed by right or special use approval are referenced on Table 3.1 and are contained in section 121-75 of this article.

Accessory uses must be located on a parcel that is currently occupied by a principal residential structure.

Accessory structures shall be no larger than the footprint of the primary structure or one-half the gross square footage, whichever is greater.

Pet fowl or birds may be kept in cages that meet all required setbacks.

(7)

Prohibited uses.

Any principal use not shown on Table 3.1 as allowed in a zoning district, whether by right or with approval as a special use, is specifically prohibited.

Horses are prohibited.

Kennels for the breeding of any animal for sale are prohibited.

Swine are prohibited.

The use of an accessory building for a home occupation is prohibited.

(8)

Open space requirements.

Minimum area. Each separate tract of open space shall contain at least two acres.

Minimum width. Walkways or "fingers" of open space created to provide access from individual lots to a larger expanse of open space shall have a minimum width sufficient to accommodate a path, given the existing terrain, the center of which path shall be at least 25 feet from any property line. All path dimensions shall have a width no more than eight feet.

Features. Open space shall include irreplaceable natural features of the site such as riparian habitats and streams, significant stands of trees, individual trees of significant size, rock outcropping, and peaks and ridges that are themselves scenic features or from which scenic views are available.

Natural limitations. Natural areas which are, constrained lands, including swamps, floodplains, wetland areas, steep slopes (45 percent or more for 100 feet or more), lakes, ponds, and streams may be included as open space. These areas shall not count for more than 50 percent of the total open space required.

Uses restricted. Buildings shall not occupy open space but may occupy area allocated for one or more conventional lots.

Easements restricted. Open space may be entered or crossed by utility easements where such easements will involve access by persons or vehicles for periodic maintenance or repair only.

Open space shall be undisturbed except where designed as an active amenity area.

(9)

Roads and utilities.

All roads shall have sidewalks and there shall be permanent pedestrian access designed throughout the project.

All utilities shall comply with applicable codes, and street lighting shall be included on all new streets by the developer. Responsibility for maintenance of utilities and lighting shall be held by the homeowners or property owner's association as appropriate.

Sidewalks shall be required along both sides of roadways.

(10)

Design standards. At least five exterior view plans for homes, duplexes, triplexes, and townhomes must be submitted to the community development director or his or designee to be reviewed, approved, and used prior to issuance of final plat or building permit. Exterior view plans for apartment buildings must be submitted to the community development director or his or her designee to be reviewed, approved, and used prior to issuance of final plat or building permit. The following standards shall be required:

The entire front façade of homes, duplexes, triplexes, quadplexes, and townhomes, with the exception of windows, doors, and accent features, shall be masonry brick or stone.

The first three feet in height of the sides and rear of homes, duplexes, triplexes, quadplexes, and townhomes shall consist of a masonry brick or stone water table. The remainder shall be a fiber-cement hardi-board product or similar appropriate product as approved by the community development director or his or her designee. Vinyl, EIFS stucco, and metal siding shall be prohibited.

All sides of homes, duplexes, triplexes, quadplexes, and townhomes must have at least one window. At least one window per side shall be a minimum of two feet in width by three feet in height.

All homes, duplexes, triplexes, quadplexes, and townhomes shall have a covered rear patio, porch, or deck. The covering as well as the concrete slab shall be a minimum of 14 feet in length and ten feet in depth.

At least 50 percent of all sides of apartment buildings shall be masonry brick or stone. The remainder shall be a fiber-cement hardi-board product or similar appropriate product as approved by the community development director or his or her designee. Vinyl, EIFS stucco, and metal siding shall be prohibited.

Use of materials for apartment buildings shall vary and not exceed 50 percent of any one type per building side.

All sides of an apartment building must have at least three windows, which shall be a minimum of two feet in width by three feet in height.

(11)

(12)

Large scale developments which meet or exceed the thresholds of a development of regional impact as defined by the Georgia Department of Community Affairs; or

Project includes 125 or more residential dwelling units.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 41)

Sec. 121-73. - RMHP residential manufactured/mobile home park.

(a)

Purpose and intent. The residential manufactured/mobile home park district is considered a higher density, multi-family development intended to provide clustered areas for mobile home pads, which are leased rather than subdivided for individual ownership, which are served by public water, public sanitary sewer, and recreational amenities.

(b)

Permitted uses. The following uses are permitted:

(1)

Mobile homes and manufactured homes within mobile home parks, but not including mobile homes on individual lots under separate ownership. Commercial uses within individual mobile homes are not permitted.

(2)

Administration buildings and customary laundry and service buildings.

(3)

Community centers and recreation facilities intended to serve residents of the district.

(4)

Customary accessory uses and structures clearly incidental to one or more permitted uses.

Accessory structures shall be no larger than the footprint of the primary structure or one-half the gross square footage, whichever is greater.

(5)

Public and semi-public buildings and uses.

(c)

Mobile home park development regulations. Development for mobile home parks in the MHP district shall conform to the following regulations:

(1)

Site plan approval required: All mobile home park developments shall require site plan submittal to the planning and development department.

(2)

Location and frontage: A mobile home park development shall be located on property with a minimum frontage of 200 feet on a public street.

(3)

Street requirement: Interior roads serving the development shall be constructed to county standards, and shall include curb and gutter. All interior roads within the development are the responsibility of the property owner(s) and shall be adequately maintained to county standards.

(4)

Lot area and width: A mobile home park development shall have a minimum area of five contiguous acres and a lot width of at least 200 feet.

(5)

Density: The maximum density of a residential mobile home district development is six units per acre.

(6)

Recreation and other community facilities: Not less than ten percent of the total area of the development shall be devoted to recreation and other community use facilities for mobile home parks designed for or containing ten or more mobile homes.

(7)

Perimeter setback required: No mobile home or other building or structure shall be located closer than 40 feet to any mobile home park perimeter property boundary.

(8)

Perimeter screening required: A landscaped screen consisting of dense evergreen trees and/or shrubs and having a minimum width of ten feet along all property lines shall be required. All perimeter screening must be maintained by park owners.

(9)

Utilities: All mobile home parks shall be served by approved public water and public sanitary sewer systems. All electric, gas, cable lines serving mobile home parks shall be placed underground. Meter boxes shall also be clustered in designated sites and adequately buffered.

(10)

Refuse collection: Each mobile home park shall provide refuse collection pads at locations convenient to each mobile home space, but in no case more than 50 feet from the street serving each mobile home. Refuse collection sites must be properly screened and buffered with both fencing and a vegetative buffer.

(11)

Space numbering: Each mobile home space shall be provided with a sign, not less than one square foot in area, which indicates the appropriate space number or address. Numbering shall meet minimum E911 regulation standards.

(12)

Fire protection: All mobile home park developments shall supply adequate fire protection in the form of placement of water lines and fire hydrants and added protection measures according to fire codes.

(13)

Service buildings:

Subordinate accessory structures are hereby required for maintenance and other incidental uses supportive to the primary use of the property. A minimum 100 square feet of storage space shall be required by the developer for each unit in a mobile home park. These types of facilities shall be grouped, centrally and conveniently located for park patrons. All service facilities shall be built and maintained by the park owner(s) in compliance with all local commercial building codes.

Community service facilities and related accessory structures shall be provided for the convenience of the complex patrons. A laundry facility for park patrons shall be required and must be maintained by park owners.

All mobile home park developments shall provide a covered bus stop shelter accessible to a designated bus route.

(14)

No individual lot or space in any mobile home park may be sold or control of that lot or space transferred with the intent or effect of a sale unless that lot or space and mobile home park shall meet all requirements of the county subdivision regulations and the park owner shall hold a valid subdivision plat.

(15)

Parking: Off-street paved parking facilities shall be grouped in bays, either adjacent to streets or in the interior of blocks. No off-street parking space shall be more than 100 feet by the most direct pedestrian routes from a door of the dwelling unit it is intended to serve. Parking shall be provided at a rate of two parking spaces per each mobile home in the development.

(16)

Street lighting: Street lighting shall be required at each entrance or exit to a mobile home park. Street lighting shall also be placed and staggered every 300 feet along all streets in the mobile home park.

(17)

Miscellaneous:

Junk vehicles or vessels shall not be allowed to be stored or placed at any location within a mobile home park. The owner(s) of the mobile home park shall be responsible for compliance with this requirement.

Covenants required by the owner(s) of all mobile home parks shall be submitted with the site plan.

(d)

Mobile home and mobile home space requirements. Each mobile home shall be located on a separate pad per the following regulations:

(1)

Space size and width: Each mobile home space within the development shall contain a minimum size of 4,000 square feet and a minimum width of 40 feet.

(2)

Setbacks: Each mobile home shall be setback a minimum of ten feet from the front space line or street right-of-way, five feet from the side space line, and ten feet from the rear space line.

(3)

Foundations and tie-downs: Each mobile home shall be supported by piers and foundations and shall be anchored to the ground in accordance with building code requirements.

(4)

Porches/landings: At each entrance/exit door of each mobile home shall be a landing or porch that is a minimum of 48 inches by 48 inches in size.

(Res. of 4-7-2023(1))

Sec. 121-74. - Chart of uses in residential land use (zoning) districts.

Purpose. This section lists by the following matrix chart the uses allowed by right and by special use approval in each residential zoning district. A listed allowed use is one which is permitted in the zone without any qualifications, except wherever such qualifications may be indicated in this land use resolution and county ordinances. A listed special use is one which may be granted only when certain conditions are met.

In the following chart an "A" means that the use is permitted in the zoning district listed by the abbreviation at the top of the column. An "S" means that the use is allowed only by special use approval by the board of commissioners. A blank space indicates that the use is not allowed under any circumstances.

(1)

Allowed principal uses. A principal use is the specific, primary purpose for which land, or a building is used. Principal uses that are allowed by right or allowed only by special use approval in each zoning district are shown on Table 3.1: principal uses allowed by zoning district.

(2)

Special uses. Principal uses that are special uses may be granted subject to special use approval following the procedures for amendments as set forth in article X and with consideration of additional review criteria that may be established in this land use resolution and county ordinances.

(3)

Restrictions on particular uses. Restrictions that apply to certain principal uses and to certain zoning districts are listed in section 121-75. The restrictions also apply to special uses unless specifically waived or modified as a stipulation of special use approval. For those uses that have specific restrictions associated with them, a reference is given on the Table 3.1 to the pertinent subsection of section 121-75.

(4)

Interpretation of uses. Some degree of interpretation will occasionally be needed. It is not possible to list each, and every variation or name of a given use. In addition to other generally accepted references and resources, the North American Industrial Classification System (NAICS), published by the U.S. Department of Commerce (current available edition), shall be referred to interpret the definition of uses listed on Table 3.1 to identify similar uses that may be allowed along with each listed use. The NAICS classification number is shown on the tables for each applicable use for reference and interpretation only; the NAICS is not adopted as part of this Code. In all cases of uncertainty, the determination of whether or not a particular use is allowed in a particular zoning district shall reflect the purpose of the zoning district as stated in this article, both the common and dictionary definitions of the use, and the array of listed uses that are allowed in the district as to their character and intensity, outdoor storage, traffic generation, and availability of infrastructure, as determined by the community development director.

(5)

Future abutting developers in non-RA or RRE land use districts. Prior to administrative action on either the land use district or the issuance of a building or occupancy permit the applicant therefore shall be required to sign a waiver which will indicate that the applicant understands that a use is ongoing adjacent to his use which will produce odors, noise, dust, and other effects which may not be compatible with the applicant's development. Nevertheless, understanding the effects of the adjacent RA or RRE use, the applicant agrees by executing the form to waive any objection to those effects and understands that his district change and/or his permits are issued and processed in reliance on his agreement not to bring any action (asserting that the adjacent uses in the RA or RRE district constitute a nuisance) against local governments and adjoining landowners whose property is located in an RA or RRE district.

(6)

On-site sewage management systems. The Dawson County Board of Commissioners may require larger minimum lot sizes for use of on-site sewage management systems in zoning or land use districts providing for septic service. If there is a conflict between the minimum lot size(s) established by the Dawson County Board of Health and that established by the Dawson County Board of Commissioners, the larger lot size(s) established by the board of commissioners shall control.

Table 3.1 Principal Uses Allowed by Residential Zoning District

NAICS Ref.	Zoning Districts → Principal Uses ↓	RT	RL	RS	RS-2	RS-3	RSR	RSRMM	RMF	VCR	VC	RA	RRE	RPC	RMHP	See Section
NAICS Ref.	Zoning Districts → Principal Uses ↓	A = Allowed; S = Allowed if Approved as a Special Use; Blank Space = Prohibited
Agricultural Uses
111	Crop Production, including Greenhouse, Nursery (non-retail), and Floriculture Production											A
112	Animal Production and Aquaculture (except for: Dog or Cat Breeding Kennel; and, Animal Slaughtering and Processing)											A
112990	Dog or Cat Breeding Kennel											S	S			121.75(9)
113	Forestry and Logging											A
114210	Hunting Preserve											S	S			121.75(9)
1151	Support Activities for Crop Production											A				121-76
115210	Support Activities for Animal Production (including Livestock Breeding Services)											A				121-76
1153	Support Activities for Forestry											A
321113	Portable Sawmill											A				121.75(7)
312130	Winery, no retail and/or restaurant											S				121.75(8) Chapter 6 - Alcoholic Beverages
312130	Winery, with retail and/or restaurant											S				121.75(8) Chapter 6 - Alcoholic Beverages
424410	Farmers Market (wholesale)											A
541940	Animal Hospital and Veterinary Clinic											A	S			121.75(9)
712190	Wildlife Preserve											S	S			121.75(9)
713990	Horse Riding Stables											S	S			121.75(9)
Residential Uses
n/a	Single-Family Detached: Site-Built or Modular Home	A	A	A	A	A	A	A		A	A	A	A	A
n/a	Single-Family Detached: Manufactured Home							A			A	A	A		A	121-75(3)
n/a	Residential Uses within the Etowah River corridor protection district	A	A	A	A	A	A	A	A			A	A	A	A	109-87
	Two-Family Dwelling: Duplex								A					A
	Three-Family Dwelling: Triplex								A					A
	Four-Family Dwelling: Quadruplex								A					A
	Single Family Attached: Townhouses								A					A		121-66(4)
	Multi-Family: Apartments								A							121-66(6)
	Manufactured Home Park														A
721191	Bed and Breakfast		A									A	A	A		Ch. 30, Article V
721199	Short Term Home Rental	A	A	A	A	A	A	A		A	A	A	A	A		Ch. 30, Article V
Public/Institutional Uses
813110	Churches and Other Facilities for Religious Organizations Worship	A	A	A	A	A	A	A	A	A	A	A	A	A
Recreation Uses
711212	Commercial Racetrack											S
711310	Commercial Arena											S
711310 711310-05	Event Centers Accommodation Rental Event Centers											S
713990	Private Amenity Area that is a part of and serves a residential development but is located on a separate lot	A	A	A	A	A	A	A	A				A			121-75(4)
721211	RV Parks and Campgrounds											S				121-75(10)
Communications & Utilities
221	Public Utilities	A	A	A	A	A	A	A	A	A	A	A	A	A	A
221114	Solar Farm											S				121-75(6)
517312	Telecommunication Facility											S				121-109

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 42)

Sec. 121-75. - Restrictions on particular uses.

(a)

Purpose. The purpose of this section is to provide land use and development regulations for specific uses that are applicable to sites throughout Dawson County. Unless otherwise noted, these standards are intended to be applied within all land use districts where the particular uses are allowed, whether by right or through special use approval.

(b)

Bed and breakfasts, accommodation rental event centers, and short-term rentals. See chapter 30, article V.

(c)

Manufactured homes. Manufactured homes shall meet the compatibility requirements of chapter 105, division 3.

(d)

Private amenity areas such as swimming pools, tennis courts, children's play areas, small gardens, non-commercial greenhouses, fitness and recreations centers, club houses or community rooms and other similar uses shall meet the following requirements:

(1)

Adequate parking area is provided for the amenity area; a minimum of 15 parking spaces, and one bicycle rack.

(2)

The area is fenced and landscaped. All pools should be landscaped and screened such that at least 50 percent of the view from the road is obscured.

(3)

The amenity area must be under construction and completed during the first phase of the development. Additional amenities may be shown as a part of a specific phase(s) of a master plan and must also be constructed within said phase.

(4)

Lighting must be provided for the parking area and all walkways and pedestrian access points.

(5)

Full cutoff fixtures shall be required.

(e)

Public utilities.

(1)

Public utilities shall have a maximum gross total of 400 square feet of structure per parcel unless a variance is approved.

(2)

Public utilities include infrastructure services and the structures necessary to provide those services including electricity, natural gas, telephone, water, or sewer. See section 121-109 for telecommunication facilities.

(f)

Solar farms.

(1)

Freestanding solar panels located on the ground shall not exceed 20 feet in height above the ground.

(2)

Freestanding solar panels shall meet a minimum setback of 50 feet from all property boundaries.

(3)

Solar farms shall be located on parcels greater than five acres.

(4)

A 20-foot undisturbed, vegetated buffer shall be provided along the perimeter of the installation area.

(5)

The vegetated buffer must contain evergreen species.

(g)

Portable sawmills.

(1)

One portable sawmill on property a minimum of five acres in size is allowed; the activity shall not interfere with the quiet use and enjoyment of the outside environment of neighboring property owners.

(2)

Operational hours shall be between the hours of 8:00 a.m. and 8:00 p.m. Monday through Friday, 10:00 a.m. to 6:00 p.m. Saturdays and Sundays.

(3)

A portable sawmill shall not be operated for more than four hours on Saturday or Sunday.

(4)

A portable sawmill shall not be operated after dark.

(h)

Wineries. Wineries may sell wine in a tasting room with special use approval, subject to the following conditions:

(1)

Wineries must be licensed according to the Dawson County Alcohol Ordinance.

(2)

Retail sales and ancillary restaurant facilities are allowed if approved as a special use.

(3)

Retail sales and restaurant or food service facilities shall be clearly accessory to the production of wine.

(4)

Any restaurant facilities shall be approved by the Dawson County Health Department.

(i)

Animal hospitals, veterinary clinics, dog kennels, and catteries, riding stables, hunting preserves using natural or native game resources, or wildlife preserves and structures necessary or accessory to the above uses require approval as a special use with due consideration given to all relevant data relating to the public health, safety and welfare including:

(1)

Noise factors that may impact adjacent residential areas;

(2)

Isolating factors, such as topography or buffers;

(3)

Noxious odors affecting adjacent properties; and

(4)

Potential traffic generated by the use.

(j)

Campgrounds and recreational vehicle parks. Commercial campgrounds and recreational vehicle (RV) parks may be permitted by special use in the RA zoning district. The minimum parcel size for a commercial campground or recreational vehicle park is 15 acres.

(1)

Commercial campgrounds and RV parks shall have direct access to or have a minimum of 75 feet of frontage on a state or county-maintained roadway.

(2)

Commercial campgrounds and RV parks shall be served by a central water (community or public) supply.

(3)

Commercial campgrounds and RV park facilities shall include a residence for the owner/manager of the premises; utility hook-ups; accessory structures, playgrounds, and open space areas, fenced yard areas for pets; and recreational vehicles (including travel trailers) in designated spaces.

(4)

Length of the stay for all but permanent staff shall not exceed 30 consecutive days.

(5)

All campground and RV park facilities, including structures, camping sites, RV camp/parking sites, man-made uses, and other facilities associated with the use shall be setback a minimum of 100 feet from all adjacent property lines.

(6)

All campground and RV park facilities, including structures, camping sites, RV camp/parking sites, man-made uses, and other facilities associated with the use shall be surrounded by a minimum 50-foot-wide vegetated buffer.

(7)

Light posts shall not exceed a height of 20 feet from finished grade.

(8)

The park shall not provide long-term RV or semi-truck storage.

(9)

Sanitary facilities and trash receptacles shall be located a minimum of 200 feet from all property lines.

(10)

Recreational facilities associated with the use shall be for staff and guests only.

(11)

RV units shall be fully licensed and ready for highway use, i.e., licensed, on its wheels or jacking system, attached to the site only by quick-disconnect type utilities and security devices, and have no permanently attached structures or additions.

(12)

Service areas and loading areas shall be separated from the primary vehicular and pedestrian circulation areas.

(13)

Storage areas and refuse enclosures shall be oriented away from view from the right-of-way and screened from view.

(14)

All refuse enclosures shall be enclosed on three sides by a brick, masonry, or cement wall; chain link fencing is prohibited.

(k)

Open space permitted uses.

(1)

Conservation of natural, archeological, or historical resources;

(2)

Meadows, woodlands, wetlands, wildlife corridors, game preserves, or similar conservation-oriented areas;

(3)

Walking or bicycle trails, provided they are constructed of porous paving with pervious materials;

(4)

Passive recreation areas, such as open fields and community gardens;

(5)

Defined passive amenity space;

(6)

Agriculture, horticulture, silviculture, or pasture uses, provided that all applicable best management practices are used to minimize environmental impacts, such activities are not conducted within constrained land conservation areas, and no existing healthy, native forests of more than five contiguous acre in size is removed to allow for such activities;

(7)

Nonstructural stormwater management practices and structural stormwater management practices that allow for infiltration, such as bioretention areas;

(8)

Septic systems comprised of single or multiple septic tanks and leach fields located on soils particularly suited to such uses; and not located within state waters undisturbed buffers;

(9)

Easements for drainage, pedestrian access; or

(10)

Other conservation-oriented uses compatible with the purposes of this ordinance.

(l)

Heavy industrial uses.

(1)

Traffic generated from the use shall not use local roads unless located within an approved master development plan;

(2)

Vehicle access shall be arranged to minimize conflict with vehicular traffic;

(3)

Outdoor storage shall meet minimum building setbacks and shall be screened by opaque fencing a minimum of six feet in height; and

(4)

A landscape strip shall be planted to provide a vegetative screen along 70 percent of the road frontage, except for approved access points.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 42)

Sec. 121-76. - Dimensional requirements.

All proposals to subdivide land shall meet the minimum lot size requirements for the applicable land use (zoning) district.

Land Use District Table 3.2

Performance Standard	Land Use District Table 3.2
Performance Standard	RT	RL	RS	RS-2	RS-3	RSR	RSRMM	RA	RRE
Minimum lot size in acres of land area with individual on-site sewage disposal and private well ¹	N/A	1.5	1.5	N/A	N/A	1.5	1.5	5	3 ⁵
Minimum lot size when connected to approved public or private water system and on-site septic ²	N/A	1	1	N/A	N/A	1	1	5	3
Minimum lot size when connected to approved public or private water system and sewer system ³	12,000 sq. ft	0.75	0.75	15,000 sq. ft	12,000 sq. ft	0.75	0.75	5	3
Minimum lot depth (feet)	100	100	100	100	100	100	150	200	200
Minimum lot width (feet) ⁴	100	100	100	100	100	100	100	175	150
Minimum front yard setback (feet)	25	25	25	25	25	25	25	40	40
Minimum side yard setback (feet)	10	10	10	10	10	10	10	25	25
Minimum rear yard setback (feet)	25	25	25	25	25	25	25	40	40
Minimum heated floor area per dwelling unit	1,200	800	800	1,200	1,200	800	800	800	800
Height	35'	35'	35'	35'	35'	35'	35'	35'	35'

Requirements of VCR, VC, RPC, RT, and RMHP district are not incorporated into Table 3.2; see respective sections that address these land use districts for performance standards.

Table 3.2 Dimensional Requirements by Residential Zoning District*

¹ Unless otherwise indicated, the minimum square feet required for a residential unit is 800 square feet (heated).

² Community or public water.

³ Public water and sewer.

⁴ Width at the building line; frontage minimum for an individual lot is 30 feet.

⁵ A manufactured home may be located on a lot of record that is less than three acres with special use approval.