The mixed-use village (MUV) district is established primarily to encourage the development of mixed-use developments consisting of both residential and commercial property. The MUV 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 MUV 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. The MUV district is intended to:

(1)

Encourage the development of large tracts of land as planned, mixed use communities;

(2)

Offer enhanced protection of natural resources and sensitive environmental features, including streams, water bodies, floodplains, wetlands, steep slopes, woodlands, and native plant communities;

(3)

Encourage flexible and creative concepts in site planning;

(4)

Preserve the natural amenities of the land by encouraging scenic and functional open space areas; and

(5)

Provide for an efficient use of land.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 44)

Within the MUV district, land and structures shall be used in accordance with the standards set forth herein. Any use not specifically designated as a permitted use shall be prohibited.

(1)

Permitted uses. Structure and land may be used for only the following purposes:

a.

Single-family attached dwellings; townhomes.

b.

Single-family detached dwellings.

c.

Apartments.

d.

Patio homes.

e.

Restaurants.

f.

Condominiums.

g.

Jointly anchored office-residential buildings with ground floor retail.

h.

Live work units: residential, above or behind commercial and office uses in the same building.

i.

Small accessory dwelling units (guest house).

j.

Accessory buildings and uses.

k.

Clubs and lodges (non-commercial).

l.

Colleges and universities.

m.

Commercial and office uses.

n.

Retail and service uses.

o.

Day care facilities.

p.

Family day care.

q.

Golf courses.

r.

Group homes.

s.

Guest houses.

t.

Home occupations.

u.

Neighborhood recreation centers.

v.

Nursing home facilities; with either ground floor retail or medical services.

w.

Continuum of care retirement facilities.

x.

Parks, public and private.

y.

Personal care homes.

z.

Public utility facilities.

aa.

Religious institutions.

bb.

Retirement centers.

cc.

Schools, public and private.

dd.

Public uses.

ee.

Parking structures.

ff.

Professional, scientific, and technical services.

gg.

Warehouse flex space; not to exceed 75,000 square feet.

(2)

Special uses. Low intensity assembly/manufacturing not to exceed 50,000 square feet for the total MUV are permitted subject to the following restrictions. Such facilities must be in an enclosed building or structure, must be designed to fit the architectural theme of the community, must not emit any noxious odors or noise, and shall not be used for the storage of hazardous materials.

(3)

Prohibited uses. Structure and land shall not be used for the following purposes: Adult entertainment establishments; adult video stores; adult book stores; adult novelty stores; automobile sales, mobile homes/manufactured homes; or any use not designated as a permitted use.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 44)

Land area for the MUV shall be 150 or more acres in size.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 44)

The gross overall density of an MUV development shall not exceed 2.8 units per acre. The minimum lot size for single-family detached residential lots shall be 10,000 square feet. All residential units shall have a minimum size of 1,200 square feet of heated area. These standards cannot be varied.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 44)

The village center area is defined as the geographic area within the community where the majority of commercial, business, and public facilities shall be located that are intended to serve the entire community. The village center area shall be designated on the conceptual plan.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 44)

The minimum setbacks shall be 20 feet front and rear; the maximum amount of eligible variance is to reduce to 15 feet. The minimum side yard setback shall be ten feet; the maximum amount of eligible variance is to reduce to seven feet. There shall be a minimum 50 feet undisturbed buffer around the entire perimeter of the development; said buffer must be shown on the master plan and this standard cannot be varied.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 44)

No building shall be more than five stories in height or more than 60 feet in height, whichever is less, unless approved by the board of commissioners as part of the development plan. The height limitation does not apply to unoccupied and inaccessible architectural features (e.g., church spires, belfries, cupolas and domes, parapet walls, monuments, government-owned observation towers, water towers, chimneys, flag poles, and similar structures).

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 44)

All water and sewer service construction shall meet the standards of the service provider. Utilities shall be placed underground. Stormwater facilities shall be constructed to the specifications of the applicable local or state authority.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 44)

The street network shall be designed in a connected pattern limiting cul-de-sacs. Street patterns shall be designed to respect and follow existing topography, to minimize earthmoving and disruption of existing natural features. The applicant may request alternative design standards for infrastructure such as narrower streets or alternative stormwater methods to support more creative land development and to decrease potential environmental impacts of proposed development. Any proposed alleyways shall be designed in accordance with the approved development plan. Streets shall be designated public or private on the master development plan.

(1)

Streets shall be designed to:

a.

Preserve existing hardwood tree lines and watercourses.

b.

Minimize alteration of natural, cultural, and historic features.

c.

Minimize acreage devoted to streets.

d.

Calm vehicle traffic.

e.

Promote pedestrian circulation.

f.

Maximize the view of natural vistas.

(2)

Street construction. Street design and construction shall be shown on in the master development plan. In the center village the street shall be designed to meet a 300- to 600-foot grid.

(3)

Parking. Parking spaces shall be provided in accordance with current Dawson County regulations as to number of spaces for a particular use and dimension of spaces. Parking may be shared between land uses. On-street parking shall be permitted throughout the district and shall be depicted on the master development plan. On-street parking spaces shall count toward the minimum spaces required based on the land uses proposed. Off-street parking design shall be approved by the Dawson County Department of Public Works.

(4)

Alleys. Alleys shall be permitted as appropriate. Alleys shall be designed with a minimum of 12 feet lane width and a minimum R-O-W of 20 feet. Alley design shall be approved by the Dawson County Department of Public Works.

(5)

Pedestrian circulation. As part of the concept plan, the applicant shall submit a pedestrian circulation plan depicting size and location of all pathways, trails, and sidewalks. All proposed land uses shall be connected to the pedestrian circulation system. Multi-use trails shall be noted in the concept plan. Golf carts are permitted on the multi-use trails if designated on the master development plan.

(6)

Street trees. As part of the land disturbance plan for permit review, the applicant shall supply a street tree plan showing the location, spacing and type of street trees proposed throughout the development. Street trees shall not be needed in areas where the applicant intends to preserve existing trees. Developments in the MUV district shall meet the provisions of the most current tree preservation and landscaping requirements adopted by Dawson County related to parking areas.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 44)

(a)

A mixed-use village consists of a combination of retail, grocery store, service, civic, office, institutional, multi-family, conservation, and residential land uses. These uses are coordinated to create a cohesive and master planned neighborhood with the associated needs for convenience and specialty commercial and services to serve the neighborhood. The mixed-use village specifications are based on a gross overall density of 2.8 units per acre. This is a density neutral concept, regulated by a binding concept plan.

(b)

Each mixed-use village shall include a specific village center, which should be the focal point of the village with other uses radiating outward in intensity. The village center exact location may vary for topography, constrained lands, and location on major corridors.

(c)

The village center shall be designed to serve as the place for daily interaction, shopping, eating, and other personal services within a walking or bicycling distance. Each village center must include a civic open space. This can be a plaza, square or green, however it must be used and reinforced through appropriate site and building planning as the focal point of the center.

(d)

The concept plan shall include at least one strong anchor like a grocery store focused on serving community needs. Upper story uses are permitted for each commercial area.

(e)

Road networks within the village shall be connected maintaining a sense of hierarchy for separation of commercial traffic from residential traffic. Wider sidewalks, street trees, and landscaping as well as street furniture, awnings, and cross walks are required for each village.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 44)

A minimum of 40 percent of the total land area of the MUV district shall be open space or green space. Open space may include areas for both passive and active recreation. Examples include parks, playgrounds, play fields, greenways, trails, streams, creeks, ponds, and natural areas. The concept plan shall show all proposed areas of open space. For the purpose of this section, the developer or owner may designate a portion of the open space as a wetland, stream and/or wildlife mitigation bank, and such area shall be counted as part of the open space. In addition, such mitigation bank may be placed in the ownership of a third-party but shall be considered as part of the overall required development open space if such area remains a mitigation bank and is undeveloped.

(1)

Prohibited uses of open space:

a.

Golf courses.

b.

Roads, and impervious parking areas.

c.

Agricultural and forestry activities not conducted according to accepted best management practices.

d.

Use of motorized vehicles, except for maintenance accesses.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 44)

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:

(1)

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.

(2)

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.

(3)

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.

(4)

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.

(5)

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.

(6)

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

(7)

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.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 44)

Prior to constructing any structure or facility, the applicant shall submit a landscaping plan showing the location of all proposed landscaping for the area to be disturbed. Such plan shall show all proposed planting material (type and size), ground cover, proposed irrigation, and existing vegetation to be preserved. All plantings shall be Georgia native.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 44)

To develop in the MUV district, the applicant shall first obtain approval of the concept plan.

(1)

Concept plan. To rezone to MUV, the developer/applicant must submit a concept plan that shall include, but not be limited to:

a.

Proposed uses.

b.

Number of units per use.

c.

Designated areas of uses.

d.

Location of proposed open space/greenway areas.

e.

Proposed name of development.

f.

Location of all wetlands and streams as those terms are defined under state and federal law.

g.

Location of streets, roadways, alleyways, sidewalks, trails, and other transportation facilities.

h.

Location and size of water and sewer facilities.

i.

Location of all stormwater and sediment control facilities.

j.

Location and size of lots and building areas along with proposed setbacks.

k.

Location and designation of all buffered areas; streams, creeks and waterways, wetlands, adjacent property owners.

l.

Architectural standards as stated in this article.

m.

Additional items that may be requested by the Dawson County planning staff or the board of commissioners necessary to ensure compliance with the terms of this article.

The concept plan of the development shall be submitted to Dawson County at the time of filing for rezoning to the MUV district. The concept plan shall be prepared by an architect, landscape architect, engineer and/or land surveyor whose state registration is current and valid.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 44)

Development of each village must be phased so that within the development schedule both residential and nonresidential spaces are designed for construction at the same time, as opposed to one or the other being built first. Development of each phase or section shall be permitted so that within phases or staging both residential and non-residential spaces are provided concurrently. In the event the proportion among the residential and non-residential becomes imbalanced permits will not be issued until the development activity is balanced. If significant modifications to the master plan are proposed, including, but not limited to, proposed changes by 25 percent or more of the number of residential units, type of uses, and/or mix of uses, a zoning case shall be required to amend the conditions of approval, to be reviewed by the planning commission and decided on by the board of commissioners in the same process as a rezoning application. A minor modification to the master plan, including, but not limited to, proposed changes of less than 25 percent of the number of residential units, type of uses, and/or mix of uses, shall not require a zoning case.

(Res. of 4-7-2023(1); Ord. of 9-18-2025(1), Exh. A, § 44)

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.

(Ord. of 9-18-2025(1), Exh. A, § 44)

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:

(1)

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

(2)

Project includes 125 or more residential dwelling units; or

(3)

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

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 meeting 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.

(Ord. of 9-18-2025(1), Exh. A, § 44)