(a)

Application.

(1)

Overlay districts are supplemental to the underlying zoning district classifications established in the Rockdale County UDO that govern all properties within Rockdale County. Within areas mapped as overlay zoning districts in this chapter, these overlay district regulations shall be overlaid upon and shall be imposed in addition to said underlying zoning regulations.

(2)

The provisions of each overlay zoning district apply to all applications for rezoning, land disturbance permits, driveway permits, plan review, plat approval, building permits, utility permits and licenses for all property and rights-of-way within the boundaries of the overlay district.

(3)

All plan reviews, plat approvals, permits and licenses for parcels located within each overlay district shall meet all of the requirements of the base zoning district in which it is located and, in addition, shall meet the requirements of the overlay zoning district applicable to the parcel. All road and utility projects shall adhere to all requirements of the overlay zoning district.

(4)

Any parcel of land that is wholly or partly within the boundary shall be included in the overlay district.

(b)

Relationship to underlying zoning district standards. In any case where the standards and requirements of an overlay zoning district vary from those of the base zoning district, the standards and requirements of the overlay district shall govern.

(c)

Overlay zoning district boundary maps. The following zoning maps are used in the administration of this chapter. Copies of these maps are available for inspection during normal business hours in the department:

(1)

Salem Road Corridor Overlay District Map.

(d)

Map amendments. No change in the boundary of an overlay zoning district shall be authorized, except by the Rockdale County Board of Commissioners pursuant to procedures in section 238-4.

(Ord. No. 0-2006-32, §§ 1—3, 11-28-2006)

(a)

Intent and purpose.

(1)

Intent. The SRCO is intended to implement the policies of the board of commissioners adopted in the Rockdale County Comprehensive Plan and the Salem Road Corridor Study.

(2)

Purpose. The purpose of the SRCO is:

a.

To enhance the quality and compatibility of development in the SRCO.

b.

To encourage appropriate redevelopment of underutilized and blighted property.

c.

To create a sense of place that is aesthetically appealing, walkable and environmentally responsible.

d.

To encourage a balance of uses for living, working, shopping and playing that are accessible within a convenient walking distance.

e.

To promote safe and efficient movement within the SRCO for persons using all modes of travel - motorized vehicles, public transportation, bicycles and walking.

f.

To encourage innovative development projects that set high standards for landscaping, open space, community design and public amenities.

g.

To establish consistent and harmonious design standards for public improvement and private property development within the SRCO so as to unify the distinctive visual quality of the Salem Road Corridor.

(b)

Boundaries.

(1)

Boundary map. The boundaries of the SRCO are shown on the official zoning maps, which boundary and maps are hereby incorporated into and made part of this SRCO. The provisions of this SRCO shall apply to all parcels of land and rights-of-way, or portions thereof, within the boundaries of the SRCO. Any parcel of land that is wholly or partly within the boundary shall be included.

(2)

Map amendments. No change in the boundary of the SRCO shall be authorized, except by the board of commissioners pursuant to procedures in section 238-4.

(c)

Effect of SRCO provisions.

(1)

Application. This SRCO is supplemental to the underlying zoning district classifications established in UDO governing all properties and approvals within this SRCO. These SRCO regulations shall be overlaid upon and shall be imposed in addition to said underlying zoning regulations and other Rockdale County ordinances. The provisions of this SRCO apply to all applications for rezoning, land disturbance permits, driveway permits, plan review, plat approval, building permits and utility permits for all property and rights-of-way within the boundaries of the SRCO.

(2)

All plan reviews, road and utility projects, plat approvals, and permits for parcels located within this SRCO shall meet all of the requirements of the base zoning district in which it is located and, in addition, shall meet the requirements of the SRCO applicable to the parcel.

(3)

The Salem Road Corridor Overlay (SRCO) Design Standards, dated May 14, 2004 and hereby incorporated by this reference, shall apply to all property and public improvements that are subject to this section.

(4)

Relationship to underlying zoning district standards. In any case where the standards and requirements of the SRCO conflict with those of the base zoning district or other provisions of the UDO, including but not limited to subdivision regulations, the standards and requirements of the SRCO shall govern.

(d)

After the effective date of this section, no property located within the SRCO may be rezoned, except to one of the following zoning districts:

(1)

CSD — Conservation Subdivision District.

(2)

MUR — Mixed-Use Residential District.

(3)

NC — Neighborhood Commercial District.

(4)

MxD — Mixed-Use Development District.

(5)

CID — Civic-Institutional District.

(e)

Procedures for rezoning applications.

(1)

After the effective date of this section, rezoning application procedures for property within the SRCO shall be as provided in section 238-4 of the UDO with the following modifications:

a.

All such rezoning applications shall be accompanied by 16 copies of a concept plan meeting the standards of subsection (f)(2), below.

b.

The director and the planning commission shall review and comment on the concept plan as part of making recommendations regarding the board of commissioners' action on the application for rezoning of the property.

c.

If the rezoning application is approved by the board of commissioners, then such rezoning shall be conditioned to the applicant's developing in substantial conformity with the concept plan, including any modifications or conditions approved by the board of commissioners pursuant to its deliberations of the application.

(2)

Minor modification of concept plan. In addition to the administrative variances authorized in section 238-14, the director is authorized to approve minor changes in a concept plan that was approved at the time of rezoning, such as minor shifting of the location of streets, easements or incidental features of the plan, provided that such minor medications:

a.

Do not change the intent of the approved concept plan.

b.

Do not increase densities.

c.

Do not change uses.

d.

Do not increase building height by more than five feet.

e.

Do not change the outside boundaries of the development tract.

f.

Do not affect any change to a condition of zoning or require any deviation from the requirements of the UDO.

(3)

Major modifications of the concept plan.

a.

Any required modification of a concept plan approved as a condition of zoning that does not meet the criteria of a minor modification in subsection (2) above shall be deemed a major modification.

b.

Major modifications in a concept plan approved as a condition of zoning within the SRCO shall require a new application subject to all the applicable requirements of chapter 238 of the UDO and this section.

(f)

Procedures for review and approval of land development requiring subdivision. Land development within the SRCO that requires subdivision shall be authorized subject to the following procedure:

(1)

Pre-design meeting. Prior to filing an application for preliminary plat approval, the applicant shall schedule a conference with the department to discuss the standards and procedures that apply. The owner of the property, the developer and site designer (engineer, surveyor or landscape architect licensed by the state to work in Georgia) must be present at the pre-design meeting with four copies of the concept plan as outlined below.

(2)

Contents of concept plan. Prior to applying for preliminary plat review, the developer shall prepare a concept plan to present to staff at a pre-design meeting with the following:

a.

Statement of intent. A narrative describing the proposed development and explaining how it meets the purpose and intent of the comprehensive land use plan, the Salem Road Corridor Study Summary Report and of this section.

b.

Concept plan. A plan drawn to a designated scale of not less than one inch equals 100 feet (one inch = 100 feet), certified by a professional engineer, landscape architect or land surveyor licensed by the State of Georgia, presented on a sheet having a maximum size of 24 inches × 36 inches, and one 8½ inch × 11 inch reduction of the plan. If presented on more than one sheet, match lines shall clearly indicate where the several sheets join. The concept plan shall represent the conceptual design of the property to be developed, as well as for all adjacent property that is within the developer's ownership or control. The concept plan shall include the following information:

1.

Boundaries of the entire property, with bearings and distances of the perimeter property lines.

2.

Total area of the property in acres.

3.

Approved zoning.

4.

Scale and north arrow, with north, to the extent feasible, oriented to the top of the plat and on all supporting graphics.

5.

Banks of streams, lakes and other waterbodies.

6.

Delineation of any floodplain designated by the Federal Emergency Management Agency (FEMA), United States Geological Survey (USGS), or Rockdale County; the delineation of any jurisdictional wetlands as defined by Section 404 of the Federal Clean Water Act.

7.

Approximate location and extent of any significant historic or archaeological feature, grave, object or structure marking a place of burial, if known, and a statement indicating how the proposed development will preserve the feature and provide access to it during and after construction.

8.

A delineation of all existing structures and whether they will be retained or demolished.

9.

Development density and lot sizes for each dwelling unit type.

10.

Designation of minimum lot areas and yards.

11.

Location, character and amount of development, by type of use.

12.

Building use, location, square footage, density and building height for all parcels.

13.

Parking areas, points of access to public rights-of-way and vehicular and pedestrian circulation patterns within the subject property.

14.

Areas to be held in joint ownership, common ownership or control and the proposed method of control and management of these areas.

15.

Indication that the property is served by public water and/or sewer or private water and/or septic field, with conceptual layout of utilities and location of all existing or proposed utility easements having a width of ten feet or more.

16.

Conceptual plans for drainage with approximate location and estimated size of all proposed stormwater management facilities and a statement as to the type of facility proposed.

17.

Location and width of required buffers at external site boundaries.

18.

Location and approximate extent (in acres) of open space and recreation facilities.

19.

Location, where applicable, of proposed trails, recreation areas, parks, schools, libraries, churches and other public or community uses, facilities or structures on the site.

20.

Applicable portions of the conceptual design for the streets, alleys and multi-use paths consistent with the Salem Road Conceptual Transportation Plan contained in the Salem Road Corridor Study Summary Report and the Salem Road Corridor Design Standards.

21.

Public right(s)-of-way, any required or proposed improvements to the public right(s)-of-way and delineation of the existing centerline of all streets abutting the property, including dimensions from the existing centerline to the edge of the pavement and to the right-of-way.

22.

Width of right-of-way and paved sections of all internal streets.

23.

Seal and signature of professional person preparing the plan.

(3)

Preliminary plat application. Following the pre-design meeting, the applicant shall prepare an application for preliminary plat approval, as provided in section 302-23. The application for approval of a preliminary plat shall be accompanied by the required fee and the following information:

a.

Multi-modal access plan. The multi-modal access plan shall show connections from the system of streets, alleys, sidewalks and multi-use paths shown in the conceptual transportation plan to the entrances of all occupied buildings within the subject property. Convenient pedestrian ways shall be shown from sidewalks along streets to each building entrance, including designated pedestrian access routes across parking lots and between adjacent buildings within the same development. Where an existing or planned public transportation station or stop is within 1,250 feet (straight line distance) from any boundary of the subject property, the access plan shall show how pedestrians may travel safely and conveniently from such station or stop to the entrance of buildings on the subject property. Where an existing or planned multi-use path is located within 1,500 feet (straight line distance) of the subject property, the access plan shall show how safe, continuous and convenient bicycle and pedestrian access may be provided to the subject property.

b.

A traffic impact study for developments with more than 200 p.m. peak hour trips. The traffic impact study shall follow the procedures of the American Planning Association Planning Advisory Service Report Number 387, Traffic Impact Analysis.

c.

Traffic calming plan, in accordance with the Rockdale County Traffic Calming Ordinance.

d.

Shared parking analysis for use of shared parking, if applicable. Shared parking shall meet the requirements of the SRCO design standards.

(4)

Review of preliminary plat. Preliminary plats prepared pursuant to this section shall be reviewed, as provided in section 302-23 with respect to their consistency with the Rockdale County Comprehensive Plan, the Salem Road Corridor Study Summary Report, the Salem Road Corridor Design Guidelines and the concept plan and its conformity with each of the standards and requirements of this section and all other applicable sections of the UDO.

(5)

Resubmission. If the preliminary plat is disapproved by the planning commission, the applicant shall not proceed with development activity until he/she resubmits a revised preliminary plat to the planning commission that meets the standards of this section and addresses the reasons for disapproval in a manner that is satisfactory to the planning commission and receives approval from the planning commission. If the preliminary plat becomes void, the applicant shall submit a new preliminary plat application as required in subsection (3) above. Each resubmittal under this paragraph shall be accompanied by a resubmittal fee.

(6)

Review of multi-modal access plan, traffic impact study, traffic-calming plan, signage master plan and shared parking analysis.

a.

Concurrent with review of the preliminary plat, the department shall review the multi-modal access plan, the traffic impact study, traffic claiming plan, signage master plan and shared parking analysis, if required. Such review shall assess the consistency of these documents with the Salem Road Corridor Summary Report, Salem Road Corridor Design Guidelines and conformity with each of the standards and requirements of this section.

b.

If the multi-modal access plan, traffic impact study, traffic calming plan, signage master plan or shared parking analysis is disapproved, the applicant shall have 30 days to revise and resubmit such document so that it meets the standards of this section and addresses the reasons for disapproval in a manner that is satisfactory to the director. Each resubmittal shall be accompanied by a resubmittal fee.

c.

Approval of the preliminary plat shall be contingent on the director's approval of the multi-modal access plan, traffic impact study, traffic claming plan, signage master plan and shared parking analysis.

d.

Approval of the preliminary plat shall entitle the applicant to prepare and submit construction plans for site improvements required in this section and other provisions of the UDO.

(7)

Review of construction plans. The department shall review construction plans prepared pursuant to this section, with respect to their consistency with the Rockdale County Comprehensive Land Use Plan, the Salem Road Corridor Study Summary Report, the Salem Road Corridor Design Guidelines and the preliminary plat and the conformity of the construction plans with each of the standards and requirements of this section and all other applicable sections of the UDO. The construction plans will follow the Rockdale County process for approval of land disturbance permit, UDO sections 302-45 and 302-46.

(8)

Performance guarantee. The director shall have the authority to require the applicant to establish a performance guarantee or post performance bonds in a form acceptable to Rockdale County in order to guarantee timely installation of required project improvements such as, but not limited to streets, utilities, drainage, sidewalks, landscaping and multi-use trails within the subject development that are consistent with the conceptual transportation plan within the Salem Road Corridor Study Summary Report and the Salem Road Corridor Design Guidelines. Said performance guarantee shall consist of an irrevocable letter of credit or other form of security accepted by the county in an amount equal to up to 125 percent of the construction cost estimated by a professional engineer registered in the State of Georgia. The performance guarantee shall be for a term not to exceed 12 months, with six-month extensions subject to approval by the director. Release of the performance guarantee shall be upon inspection by the department and acceptance of all improvements by the county. This guarantee may be in addition to any other guarantee otherwise required by Title 3 of the UDO.

(9)

Final plat. The applicant shall apply for final plat approval following installation, approval and acceptance by Rockdale County of all required site improvements. Final plat approval shall be required prior to approval of building permits for individual sites. The application for final plat approval shall conform to the requirements of sections 302-25 and 302-26.

(10)

Building plans.

a.

Following ratification of the final plat by the Rockdale County Board of Commissioners, the applicant may submit building plans for construction on individual lots with required fees.

b.

Review of building plans. The department will review building plans for conformity with the requirements of this section, section 302-49, building codes, and other requirements of the UDO. If the building plans are disapproved, the applicant shall not be authorized to receive building permits until the building plans are resubmitted and approved by the department. Each resubmittal shall be accompanied by the appropriate fees.

c.

Building permits. Following approval of building plans by the department, the applicant may apply for building permits based on approved plans. No building permits shall be issued prior to approval of building plans by the department.

(g)

Procedures for review and approval of land development not requiring subdivision. Land development within the SRCO that does not require subdivision shall be authorized subject to the following procedure:

(1)

Pre-design meeting. Prior to filing an application for land development the applicant shall schedule a conference with the department to discuss the standards and procedures that apply. The owner of the property, the developer and site designer (engineer, surveyor or landscape architect licensed by the state to work in Georgia) must be present at the pre-design meeting with four copies of the concept plan as outlined.

(2)

Contents of concept plan. Prior to applying for construction plan review, the developer shall prepare a concept plan with the following:

a.

Statement of intent. A narrative describing the proposed development and explaining how it meets the purpose and intent of the comprehensive land use plan, the Salem Road Corridor Study Summary Report and of this section.

b.

Site development plan. A plan drawn to a designated scale of not less than one inch equals 100 feet, certified by a professional engineer, landscape architect or land surveyor licensed by the State of Georgia, presented on a sheet having a maximum size of 24 inches × 36 inches, and one eight and one-half inches × 11 inches reduction of the plan. If presented on more than one sheet, match lines shall clearly indicate where the several sheets join. The site development plan shall represent the conceptual design of the property to be developed, as well as for all adjacent property that is within the developer's ownership or control. The site development plan shall include the following information:

1.

Boundaries of the entire property, with bearings and distances of the perimeter property lines.

2.

Total area of the property in acres.

3.

Approved zoning.

4.

Scale and north arrow, with north, to the extent feasible, oriented to the top of the plat and on all supporting graphics.

5.

Banks of streams, lake, and other waterbodies.

6.

Delineation of any floodplain designated by the FEMA, USGS, or Rockdale County; the delineation of any jurisdictional wet-lands as defined by Section 404 of the Federal Clean Water Act.

7.

Approximate location and extent of any significant historic or archaeological feature, grave, object or structure marking a place of burial, if known, and a statement indicating how the proposed development will preserve the feature and provide access to it during and after construction.

8.

A delineation of all existing structures and whether they will be retained or demolished.

9.

Designation of buildable area and front, side and rear yards of the parcel.

10.

Proposed use(s), location, square footage, density and height for all buildings.

11.

Parking areas, points of access to public rights-of-way and vehicular and pedestrian circulation patterns within the subject property.

12.

Areas to be held in joint ownership, common ownership or control and the proposed method of control and management of these areas.

13.

Indication that the property is served by public water and/or sewer or private water and/or septic field, with conceptual layout of utilities and location of all existing or proposed utility easements having a width of ten feet or more.

14.

Conceptual plans for drainage, with approximate location and estimated size of all proposed stormwater management facilities and a statement as to the type of facility proposed.

15.

Location and width of required buffers at external site boundaries.

16.

Location and approximate extent (in acres) of open space and recreation facilities.

17.

Location, where applicable, of proposed trails, recreation areas, parks, schools, libraries, churches and other public or community uses, facilities or structures on the site.

18.

Applicable portions of the conceptual design for the streets, alleys and multi-use paths consistent with the Salem Road Conceptual Transportation Plan contained in the Salem Road Corridor Study Summary Report and the Salem Road Corridor Design Standards.

19.

Public right(s)-of-way, any required or proposed improvements to the public right(s)-of-way and delineation of the existing centerline of all streets abutting the property, including dimensions from the existing centerline to the edge of the pavement and to the right-of-way.

20.

Width of right-of-way and paved sections of all internal streets.

21.

Seal and signature of professional person preparing the plan.

c.

Multi-modal access plan. The multi-modal access plan shall show connections from the system of streets, alleys, sidewalks and multi-use paths shown in the conceptual transportation plan to the entrances of all occupied buildings within the subject property. Convenient pedestrian ways shall be shown from sidewalks along streets to each building entrance, including designated pedestrian access routes across parking lots and between adjacent buildings within the same development. Where an existing or planned public transportation station or stop is within 1,250 feet (straight line distance) from any boundary of the subject property, the access plan shall show how pedestrians may travel safely and conveniently from such station or stop to the entrance of buildings on the subject property. Where an existing or planned multi-use path is located within 1,500 feet of the subject property, the access plan shall show how safe, continuous and convenient bicycle access may be provided to the subject property.

d.

A traffic impact study for developments with more than 200 p.m. peak hour trips. The traffic impact study shall follow the procedures of the American Planning Association Planning Advisory Service Report Number 387, Traffic Impact Analysis.

e.

Traffic calming plan, in accordance with section 332-10.

f.

Shared parking analysis for use of shared parking, if applicable. The shared parking shall meet the requirements of the SRCO design standards.

(3)

Review of multi-modal access plan, traffic impact study, traffic-calming plan, signage master plan and shared parking analysis.

a.

The department shall review the multi-modal access plan, the traffic impact study, traffic calming plan, signage master plan and shared parking analysis, if required. Such review shall assess the consistency of these documents with the Salem Road Corridor Summary Report and the Salem Road Corridor Design Guidelines and conformity with each of the standards and requirements of this section.

b.

Approval of the site development plan shall be contingent on the department's approval of the multi-modal access plan, traffic impact study, traffic calming plan, signage master plan and shared parking analysis, if required.

(4)

Submission and review of construction plans. Construction plans consistent with the site development plan shall be submitted to the department with the required fees. The department shall review construction plans prepared pursuant to this section, with respect to their consistency with the Rockdale County Comprehensive Land Use Plan, the Salem Road Corridor Study Summary Report, the Salem Road Corridor Design Guidelines, the site development plan and its conformity with each of the standards and requirements of this section and all other applicable sections of the UDO. The constructions plans will follow the Rockdale County Process for Approval of Land Disturbance Permit, UDO sections 302-45 and 302-46.

(5)

Land disturbance permit. Approval of construction plans shall entitle the applicant to schedule a pre-construction conference with the department and to obtain land disturbance permits for construction of site improvements required in this section and other requirements of the UDO.

(6)

Performance guarantee. The director shall have the authority to require the applicant to establish a performance guarantee or post performance bonds in a form acceptable to Rockdale County in order to guarantee timely installation of required project improvements such as, but not limited to streets, utilities, drainage, sidewalks, landscaping and multi-use trails within the subject development that are consistent with the conceptual transportation plan within the Salem Road Corridor Study Summary Report and the Salem Road Corridor Design Guidelines. Said performance guarantee shall consist of an irrevocable letter of credit or other form of security accepted by the county in an amount equal to up to 125 percent of the construction cost estimated by a professional engineer registered in the State of Georgia. The performance guarantee shall be for a term not to exceed 12 months, with six-month extensions subject to approval by the director. Release of the performance guarantee shall be upon inspection by the department and acceptance of all improvements by the county. This guarantee may be in addition to any other guarantee otherwise required by the UDO.

(7)

Right-of-way dedication. If dedication of right-of-way or other land to Rockdale County is required by this section, acceptance by the county shall be contingent on the developer submitting a metes and bounds description of the required right-of-way and transferring title to such land by deed to the county prior to issuance of building permits.

(8)

Building plans.

a.

Following issuance of a land disturbance permit, the applicant may submit building plans for construction on individual lots, along with required fees. The department will review building plans for conformity with the requirements of this section, building codes and other requirements of the UDO.

b.

Review of building plans. The department will review building plans for conformity with the requirements of this section, section 302-49, building codes, and other requirements of the UDO. If the building plans are disapproved, the applicant shall not be authorized to receive building permits until the building plans are resubmitted and approved by the department. Each resubmittal shall be accompanied by the appropriate fees.

c.

Building permits. Following approval of building plans by the department, the applicant may apply for building permits based on approved plans. No building permits shall be issued prior to approval of building plans by the department.

(h)

Appeals. Appeals of final decisions of the director by aggrieved persons shall be reviewed by the board of adjustment, as provided in section 238-8.

(i)

Public improvement standards. Public rights-of-way within the SRCO shall be improved in accordance with the following standards:

(1)

Street standards. Street standards, by type, as shown on the conceptual transportation plan and the Salem Road Corridor Study SRCO design standards.

a.

Boulevard (Salem Road).

1.

45-mph design speed.

2.

Minimum 126-foot right-of-way.

3.

Minimum 14-foot wide landscaped median (back of curb to back of curb).

4.

Four travel lanes at 11 feet each.

5.

18- to 24-inch wide curb and gutter.

6.

Eight-foot (minimum) wide landscaped strip along outside curb (both sides of street).

7.

Ten-foot (minimum) wide curvilinear multi-use paved path outside landscaped strip.

8.

Street lights required in landscaped strip.

9.

Pedestrian lights required two feet off the back of the multi-use path.

10.

Trees required in landscaped strip.

b.

Collectors.

1.

35-mph design speed.

2.

Minimum 66-foot right-of-way.

3.

Two or three travel lanes at 11 feet each.

4.

18- to 24-inch wide curb and gutter.

5.

Five-foot (minimum) wide landscaped strip along outside curb.

6.

Five-foot (minimum) wide sidewalk outside landscaped strip.

7.

Maximum street grade of six percent.

c.

Local streets.

1.

25-mph design speed.

2.

Minimum 64-foot right-of-way.

3.

Two travel lanes at ten feet each.

4.

Two on-street parallel parking lanes at eight feet each, with curbed bulb outs at intersections, where appropriate.

5.

18- to 24-inch wide curb and gutter.

6.

Five-foot (minimum) wide landscaped strip along outside curb.

7.

Five-foot (minimum) wide sidewalk outside landscaped strip.

8.

Maximum street grade of eight percent.

d.

Alleys.

1.

20-foot right-of-way.

2.

16-foot wide paved travel lane.

3.

Utility easements as required by director.

4.

Maximum street grade of eight percent.

e.

Multi-use paths.

1.

No motorized vehicles, except golf carts.

2.

Maximum grade of six percent.

3.

14-foot wide right-of-way.

4.

Ten feet paved width.

5.

Shoulder width variable, based on topography.

6.

Five-foot flare at street intersections, with ramp to street and bollards spaced six feet apart to block motorized traffic, except golf carts.

7.

Multi-use paths shall be located outside all required buffers, except that a required buffer may contain one or more crossings of a multi-use path provided that such crossing:

A.

Is part of an approved multi-modal access plan required in subsection (7)a of this subsection.

B.

Is approximately perpendicular to the required buffer.

C.

Is designed to have the least disruption to the intended screening provided by the required buffer.

(2)

Network standards.

a.

Connectivity. Within a development that includes more than five acres, the following standards apply:

1.

No public street may be longer than 600 feet without an intersection with another public street. Cul-de-sacs are prohibited, except where approved by the director, because of unusual site conditions; such as steep topography, streams, lakes, floodplains, wetlands, or stream crossings, safety hazards or other unusual property development or access constraints.

2.

Continuous pedestrian walkways must be provided to connect building entrances to required sidewalks along street frontage.

b.

Sidewalks.

1.

Minimum width: Five feet.

2.

Location: On both sides of streets, at least five feet behind curb.

c.

Crosswalks.

1.

All intersections shall contain crosswalks that connect to sidewalks in all quadrants.

2.

Crosswalks shall be either demarcated with high-reflectivity thermoplastic paint or brick pavers.

(3)

Street trees.

a.

Street trees shall be provided in medians and required landscaped strips adjacent to all streets.

b.

Street trees shall be a minimum of two-inch diameter breast height (dbh) at the time of planting, and be warranted by the developer for a period of two years.

c.

Street trees shall be spaced an average of 30 feet apart.

d.

Spacing of street trees and streetlight standards may be adjusted to account for driveways, utility poles, fire hydrants and other obstructions and to provide adequate visual clearance for intersections, driveways and traffic control devices.

e.

No street tree or streetlight standard shall be placed within ten feet of another tree, streetlight standard, utility pole or within five feet of a fire hydrant.

f.

Appropriate street tree species include:

1.

Eastern Hornbeam.

2.

Red Maple.

3.

Southern Sugar Maple.

4.

Willow Oak.

5.

Other trees similar to the above and suitable for urban pedestrian environment, upon approval of the county arborist/urban forester.

6.

No more than 25 (or 25 percent of the total number, whichever is greater) of the trees installed may be of any one genus.

(4)

Landscaping.

a.

Medians and landscaped strips shall be planted with grass and a variety of low, hardy shrubbery and flowering plants with mulched beds. Areas of exposed earth shall not be allowed. Landscaping shall be approved by the county arborist/urban forester.

b.

Maintenance. All landscape materials required by this section or other section of the UDO shall be maintained by the property owner or property owners' association. Such maintenance shall keep landscape materials health, neat and orderly in appearance, and free of litter and debris. Landscape materials that die or that, in the opinion of the county arborist/urban forester, are diseased, shall be replaced by the property owner or property owners' association.

(5)

Street and pedestrian lighting.

a.

Streetlights of a design as approved by the director shall be provided for automobiles on all boulevards and collectors.

b.

Additional lighting of a design approved by the director shall be provided for pedestrians and bicyclists along all public streets and along all multi-use trails. These lights shall be a maximum of 15 feet in height with average spacing not to exceed 40 feet apart. When design standards call for pedestrian lighting in the same proximity as the streetlights required in this subsection, a streetlight for automobiles may substitute for lighting for pedestrians that would otherwise be required at approximately the same location.

(6)

Underground utilities.

a.

For all new construction and redevelopment, utilities along public streets must be placed underground.

b.

The director may approve an exception, if subsurface rock or other unique hardship makes such installation unfeasible.

(7)

Traffic calming.

a.

Approved traffic-calming measures shall be required, in accordance with section 332-10.

b.

Traffic-calming measures shall conform to an approved traffic calming plan that indicates the type(s) of traffic-calming measures to be installed, their location and shall be consistent with the details and specifications prepared by the county.

c.

Traffic-calming measures shall be installed, inspected and approved on each street prior to issuance of a certificate of occupancy for buildings located on the street where traffic-calming is required.

(8)

Escrow in lieu of improvements. At the option of the county, the developer shall pay funds into an escrow account in lieu of making project improvements required in this section. Such escrow account shall be established only for the purpose of coordination of such project improvements with a public improvement project that is part of an approved capital improvements program. The amount of the escrow fund shall be established by the director based on the projected construction cost of the improvements, based on the most recent edition of Georgia Department of Transportation "Item Means Summary" or other comparable standardized cost estimation procedure.

(j)

Property development standards. Property within the SRCO shall be developed in accordance with the following standards:

(1)

Density. Maximum permitted density shall be as provided in the underlying zoning district, except as provided in subsection (2) of this subsection.

(2)

Density bonus. To encourage public dedication of right-of-way and construction of streets and multi-use paths, other than project improvements, consistent with the Salem Road Conceptual Transportation Plan and Salem Road Corridor Design Standards, the developer shall be entitled to additional intensity of use, in addition to that otherwise allowed, for uses otherwise authorized in the applicable zoning district and in accordance with the following table:

(3)

Access management standards.

a.

Driveway connections serving uses in zoning districts other than R-1 or CSD shall not be permitted within the functional area of an intersection and shall be consistent with the following standards:

1.

Not within 150 feet of the centerline of an intersecting collector.

2.

Not within 100 feet of the centerline of an intersecting local street.

3.

Driveways on the same side of a public street shall be spaced a minimum of 200 feet apart on center.

4.

Except where driveways are on opposite sides of a raised median, driveways shall either directly align or have offsets of a minimum of 125 feet, as measured between the centerlines.

b.

Corner sight distance. All driveways approaching a collector or arterial street shall provide adequate corner sight distance. The minimum corner sight distance from the driveway shall be equal to or exceed ten times the regulated speed of the intersecting street, as measured from the center of the driveway in both directions along the right-of-way line of the intersecting street; unless a more restrictive standard is required by the GDOT. The sight distance shall provide clear visibility of an object two feet above the intersected street when viewed from the centerline of the approaching street at a height of three and one-half feet above the ground.

c.

No residentially developed property may have a curb cut in excess of 30 feet in width, and no nonresidential property may have a curb cut in excess of 40 feet without approval of the director.

d.

Out parcels with less than 300 feet of road frontage are restricted to internal access only.

e.

Driveways that enter a major thoroughfare at traffic signals must have at least two outbound lanes (one for each turning direction) of at least 11 feet in width, and one inbound lane with a maximum width of 11 feet.

f.

Except for single-family and two-family residences, driveway grades shall conform to the requirements of the GDOT design standards.

g.

Driveways shall intersect roads or streets at an angle between 75 and 105 degrees.

h.

Driveway aprons shall be constructed so as to provide a minimum slope of one-quarter inch per foot away from the edge of pavement of the public street to prevent the direct discharge of surface water onto the travel lane of the abutting road or street.

i.

Minimum number of driveways required per the Table of Vehicular Access Points.

Table of Vehicular Access Points

(4)

Access easements and inter-parcel access. Inter-parcel access, joint driveways, cross access drives and access easements shall be provided, as follows, except where the director determines that they are unfeasible because of topographic or other site-specific constraints:

a.

Abutting nonresidential developments on major collectors and arterials shall provide a cross-access drive and sidewalk access to allow circulation between sites.

b.

Joint driveways and cross access easements shall be established for multi-parcel, nonresidential development wherever feasible along boulevards. The building site shall incorporate the following:

1.

Continuous cross-access drive connecting adjacent parcels along the thoroughfare.

2.

A design speed of 15 mph and a two-way travel aisle with a minimum of 20 feet to accommodate automobiles, service vehicles and loading vehicles.

3.

Driveway aprons, stub-outs and other design features to indicate that abutting properties may be connected to provide cross access via a service drive.

c.

The director may reduce the required separation distance of access points where the minimum required distance proves impractical, provided all of the following requirements are met:

1.

Joint-access driveways and/or cross-access easements are provided in accordance with this section.

2.

The site plan incorporates a unified access and circulation system for vehicles and pedestrians in accordance with this section.

(5)

Lot standards.

a.

Minimum lot width for commercial property: 100 feet at right-of-way line.

b.

Reverse-fronting lots required for residential subdivisions on streets classified as boulevards or collectors. A landscaped median on the boulevard or collector street, in lieu of reverse-fronting lots, may be approved by the director, provided the residential lots facing the boulevard or collector have a minimum of 100 feet street frontage and utilize shared driveways at a minimum ratio of 2:1.

(k)

Standards for required open space.

(1)

Categories of open space. Open space required in the SRCO shall be held under unitary ownership or control and shall consist of any of the following three categories of land:

a.

Primary conservation area. This category includes streams; wetlands designated by the national wetlands inventory; 100-year floodplain, as identified on federal insurance rate maps; steep slopes exceeding 25 percent; areas of exposed rock; and private cemeteries and burial grounds. These areas shall be left in a natural and undisturbed state, except for the fewest possible perpendicular crossings of essential access roads and utility lines.

b.

Secondary conservation area. This category includes land in water supply watersheds; aquifer recharge areas identified in the Rockdale County Comprehensive Plan; riparian and wetland buffers that are over 25 feet in width; significant habitat areas, as identified in the Rockdale County Comprehensive Plan; areas containing archaeologically or historically significant structures or sites, as identified in the Rockdale County Comprehensive Plan; and related contextual areas, soils unsuitable for septic tanks, prime agricultural soils, mature hardwood forest, meadows, farm fields, pastures and other areas with scenic views.

c.

Outdoor recreation area. This category includes greenways, trails, bikeways, paths, tennis courts, ball fields, playfields, courts, golf courses, swimming pools, clubhouses, toilets, dressing rooms, lockers, bicycle facilities, equestrian facilities, beaches, docks, seating areas, amphitheaters, stages, band shells, community buildings, fountains, plazas, patios, decks, lawns, picnic shelters and picnic areas, landscaping and other land containing outdoor recreation structures and facilities. Lakes and ponds are allowed in outdoor recreation areas, but their surface area shall not be counted as open space.

(2)

Impervious areas. Parking lots, drives, walks, buildings and other impervious surfaces may be included in required open space, provided that they constitute no more than ten percent of the total required open space.

(3)

Accessibility of open space. Open space shall be designed and located for the convenient access and enjoyment of all users of the property. Open space shall be within 1,000 feet of all occupied buildings in the development. All occupied buildings shall be connected to the open space by improved pathways or sidewalks.

(4)

Contiguous open space. Not less than 50 percent of required open space shall be in a contiguous tract.

(5)

Interconnected open space network. It is the intent of this section that the protected conservation areas, open spaces, greenways, bikeways, trails, sidewalks and outdoor recreation areas within a development that provides open space be continuous with compatible areas containing similar features on abutting property. The design of developments shall provide for maximum connections, providing pedestrian and bike access to off-site and on-site attractions such as public trails, paths, parks, wildlife refuges, public facilities; such as community centers, schools, libraries, fire and police stations, senior centers, railroad right-of-way, utility easements and institutions; such as universities, churches, museums and other cultural facilities.

(6)

Best management practices (BMPs). Active recreation areas, such as golf courses, playing fields, swimming pools and tennis courts, shall employ applicable BMPs, as provided in section 306-4 of the UDO, and shall not be permitted in primary conservation areas.

(7)

Ownership, maintenance, and control of open space. Common open space within a development shall be held in unitary ownership or control and perpetually administered and maintained by any of the following methods, either individually or in combination, and subject to approval by the county:

a.

Fee-simple dedication. Open space or common areas within developments may be offered for dedication to the public at the time of application. Dedication shall take the form of a fee simple ownership by the county. The county may, but shall not be required to, accept undivided open space, provided that:

1.

The size, location, type of development, cost of development or maintenance of such open space or common area or the availability of public open space would make public use desirable or necessary.

2.

Such land is accessible to the public.

3.

There is no cost of acquisition, other than any cost incidental to the transfer of ownership such as title insurance.

4.

The developer conveys to the county a copy of the deed of conveyance and a title certificate or, at the request of the director, a commitment for a policy of title insurance issued by an insurance company authorized to do business in the State of Georgia, assuring unencumbered title for all lands proposed to be conveyed to the county, other appropriate governmental agency or other organization, including the nonprofit organization.

b.

Property owners' association. The undivided open space and associated facilities may be held in common ownership in perpetuity by a property owners' association established in accordance with the laws of the State of Georgia. The association shall be formed and operated under the following additional provisions:

1.

The developer shall provide a description of the association, including its bylaws and methods for maintaining open space.

2.

The association shall be organized by the developer and shall be operated by the developer until the sale of two-thirds of the lots within the development.

3.

Membership in the association is mandatory for all purchasers of property and their successors.

4.

The association shall be responsible for perpetual maintenance of insurance and taxes on undivided open space, enforceable by liens placed by the county on the association. The association may place liens on the homes or house lots of its members who fail to pay their association dues in a timely manner. Such liens may require the imposition of penalty interest charges.

5.

The members of the association shall share equitably the cost of maintaining and developing such undivided open space. Shares shall be defined within the association bylaws.

6.

In the event of a proposed transfer, within the methods here permitted, of undivided open space land by the property owners' association, notice of such action shall be given to all property owners within the development.

7.

The association shall administer common facilities and property and perpetually maintain the undivided open space.

8.

Where a property owners' association accepts dedication of common open space that contains maintenance of landscaping and improvements, the association may require the developer to post financial security to ensure structural integrity and maintenance of improvements for a term not to exceed 24 months from the date of acceptance of dedication. The amount of financial security shall not exceed 15 percent of the actual cost of installation of said improvements.

c.

Private conservation organization. The owner of open space may transfer easements to a private, non-profit organization among whose purposes it is to perpetually conserve open space, provided that:

1.

The organization is a conservation organization with perpetual existence.

2.

The conveyance contains appropriate provisions for proper reversion or retransfer, in the event that the organization becomes unwilling or unable to continue carrying out its functions.

3.

A perpetual maintenance agreement acceptable to the county is entered into by the developer and the organization.

4.

Prior to dedication or conveyance of open space, the following documents shall be submitted to and approved by the county:

A.

Specification of the ownership of the common open space.

B.

The articles of incorporation or other organizational documentation for the non-profit organization.

C.

The bylaws of the non-profit organization.

5.

The covenants or restrictions related to the use of common property, including the system and amounts of assessments for perpetuation and maintenance.

6.

A document granting the right of entry upon such common property to the county law enforcement officers, rescue squad personnel and fire fighting personnel while in the pursuit of their duties; and, in the case of private streets and common driveways, permitting the enforcement of cleared emergency vehicle access.

7.

A specification of methods of maintenance, responsibilities of maintenance and a recommended time schedule for the maintenance of major facilities; including streets, street signs, pools, sidewalks, parking areas and buildings.

8.

A guarantee that any association formed to own and maintain open space will not be dissolved without the consent of the county.

9.

A copy of the proposed notice that will be given to prospective buyers regarding the organization, assessments and fiscal program.

10.

A specification of compulsory membership and compulsory assessment provisions.

11.

The documents set forth in paragraph c.4. of this subsection (7) shall be reviewed and approved by the director, and such approval shall be obtained before any final plat is recorded or final site plan is approved. Such documents, once approved, shall become part of the recorded subdivision plat or approved site plan.

(8)

Liens by Rockdale County. In the event that the party responsible for maintenance of the open space fails to maintain all or any portion in reasonable order and condition, the county may assume responsibility for the maintenance and may enter the premises and take corrective action, including the provision of extended maintenance. The costs of such maintenance may be charged to the owner, property owners' association or to the individual property owners that make up the property owners' association and may include administrative costs and penalties. Such costs shall become a lien on all subdivision properties.

(l)

Environmental controls.

(1)

BMPs. Site development shall incorporate BMPs designed to protect water quality, as provided in section 306-4 of the UDO.

(2)

Parking lot landscaping.

a.

Parking lots shall incorporate landscaped areas covering at least 15 percent of the surface area.

b.

Parking lots shall be landscaped such that every parking space is no more than 50 feet from a shade tree or street tree.

c.

Landscaped areas in parking lots shall be depressed below paved surfaces and designed with flush curbs or curb inlets to absorb stormwater runoff.

(m)

Architectural standards.

(1)

Minimum building height: 18 feet on boulevards and collectors.

(2)

Minimum front yard building setback: 25 feet.

(3)

Street orientation. Principal building entrances shall be oriented to public streets wherever possible. When approved by the director, a principal building entrance may be oriented to a side yard provided said entrance is not more than 100 feet from the right-of-way of an adjacent street and directly connected to the adjacent street frontage by a continuous sidewalk not less than five feet in width.

(4)

Residential garage doors shall be oriented to the side or rear yard, or shall be set back at least 40 feet behind the front facade of the residence.

(5)

Massing and modulation. The massing of building facades oriented to public streets shall incorporate modulation with horizontal and vertical breaks at least every 100 feet.

(6)

Building materials. Building materials for facades oriented to public streets shall be constructed of brick, stone, or textured concrete masonry units, stucco, or glass. Front facades of single-family dwellings shall be constructed with brick, stone, stucco, wood siding or similar material approved by the director.

(7)

Prohibited materials. Metal siding, vinyl siding, and standard concrete block are prohibited.

(8)

All mechanical equipment shall be screened from view from all public streets.

(9)

Satellite dish antennae. No satellite dishes shall be permitted within view from public streets.

(10)

Fenestration. At least 40 percent of non-residential facades facing boulevards must be clear glass.

(n)

Parking requirements. Off-street parking shall be required as in section 222-2 of the UDO, except as provided below:

(1)

Minimum parking required for residential uses.

a.

Single-family dwellings: Two spaces per dwelling unit.

b.

Multi-family dwellings: One and one-half spaces per dwelling unit.

c.

Bed and breakfast inn: Two spaces, plus one space per guest bedroom.

d.

Personal care homes: One space per bedroom plus one space per caregiver.

(2)

Minimum parking required for commercial uses and services.

a.

Commercial, retail, and service uses: One space per 300 square feet.

b.

Restaurants, full service: One space per 75 square feet of seating area.

c.

Supportive commercial uses (in MUR and CID): One space per 300 square feet.

(3)

Minimum parking required for professional office uses: One space per 300 square feet.

(4)

Minimum parking required for outdoor recreation facilities: Ten spaces per acre of recreational land, plus one space per 400 square feet of related buildings.

(5)

Other uses. Minimum number of parking spaces shall be as provided in section 222-2 of the UDO, subject to subsection (6) below.

(6)

Additional parking standards. These additional parking standards also shall apply to all property within the SRCO:

a.

Maximum parking authorized. Except for single-family dwellings the maximum parking in the applicable zoning district shall be 125 percent of the minimum allowable number of parking spaces in subsection (n)(1)(5) above. Any parking spaces in excess of 105 percent of the minimum shall be constructed on previous surfaces.

b.

Alternative pervious surfaces may be approved by the director.

c.

Where a parking lot is adjacent to a street or public right-of-way, the parking lot shall be screened from the right-of-way by a minimum three feet high and three feet wide, dense evergreen hedge or by a brick, stone or textured concrete masonry unit wall not less than three feet high.

d.

Lighting. Parking lots with more than 50 spaces must be illuminated. Lighting fixtures must use cut-off fixture types that minimize the diffusion of light to other properties.

e.

Bicycle parking. All uses that are required to provide off-street parking spaces for motorized vehicles shall also provide bicycle parking spaces. Uses that require up to 50 off-street parking spaces for motorized vehicles shall provide at least one bicycle space, plus a minimum of one more bicycle space for each additional 50 parking spaces required for motorized vehicles.

f.

Shared parking.

1.

The director may approve a reduction of up to 25 percent in the number of parking spaces required for a specific use where inter-parcel access is provided and a shared parking analysis approved by the director demonstrates that adequate parking will be provided with the approved reduction.

2.

In no case shall parking spaces that are farther than 1,000 feet from a building entrance be allowed to satisfy off street parking requirements for a use.

g.

On-street parking.

1.

The director may approve credit for on-street parking spaces provided on streets classified as local streets as a means to reduce the off-street parking requirements for a parcel.

2.

The number of on-street parking spaces credited for a parcel shall not exceed the number of feet of linear frontage of the parcel along local streets (not including frontage devoted to driveways) divided by the constant 24.

h.

The director may approve an administrative variance to permit an increase in the maximum authorized number of parking spaces required in subsection (n)(6)a. provided that the applicant prepares a parking analysis taking into consideration the possible allowances in subsections (n)(6)g. and (n)(6)h. that demonstrates to the satisfaction of the director that:

1.

The applicant has made adequate provision for access to the site by pedestrians and bicyclists.

2.

There is no feasible alternative that would provide for the safe and adequate provision of parking for the proposed use.

3.

The applicant has a unique hardship that is not self-imposed.

4.

Such hardship can only be resolved by increasing the maximum authorized number of parking spaces for the subject use or site.

(7)

Dumpsters. Dumpsters shall be placed on a concrete pad and screened by an opaque fence or wall that is a minimum of eight feet in height. Dumpsters shall only be located in the area between the rear of the principal structure and the rear lot setback line, or between the side of the principal building and the side lot setback line.

(8)

Drive-through windows.

a.

Drive-through windows shall be screened from view from a boulevard and from adjacent residentially zoned property.

b.

No outdoor speakers shall be directed toward adjoining residentially zoned property.

(o)

Off-street loading requirements. Off-street loading spaces shall be provided as in section 226-1, except as follows:

(1)

Buildings with more than 5,000 square feet of commercial, retail, services or professional offices shall provide a minimum of one off-street loading space.

(2)

Buildings with more than 25,000 square feet of commercial, retail, services or professional offices shall provide a minimum of one off-street loading space for each 25,000 gross square feet or fraction thereof.

(3)

Off-street loading shall be limited to the area between the rear of the principal structure and the rear lot setback line, or between the side of the principal building and the side lot setback line.

(p)

Minor alterations and additions. Applications for land disturbance permits, driveway permits, sign permits, plan review, plat approval, building permits and utility permits for properties within the Salem Road Corridor Overlay District shall meet all of the requirements of the base zoning district in which the parcel is located and all provisions of the SRCO unless such application meets one of the following exceptions:

(1)

Alterations to existing single-family dwellings located within a subdivision of record zoned R-1, R-2 or R-3 with a final plat approved prior to enactment of this section shall not be subject to the provisions of this SRCO, provided that such alterations are limited to the following actions:

a.

Additions of heated floor area less than 50 percent of the existing floor area.

b.

Construction of an accessory structure or garage not to exceed 500 square feet in floor area.

c.

Improvements to outdoor space, such as swimming pools, courts for basketball, tennis or handball, gazebos, trellises, patios, decks, balconies, and similar non-occupied structures; or interior renovations.

(2)

Construction of a single-family dwelling on an existing lot of record zoned R-1, R-2, or R-3 within a single-family residential subdivision with a final plat approved prior to enactment of this section shall not be subject to the provisions of this SRCO provided that such new construction shall be of similar floor area, materials and design as the single-family dwellings on adjacent lots in the same subdivision.

(3)

Replacement, reconstruction, restoration, or repair of a single-family dwelling that is destroyed or damaged by fire or other natural occurrence shall not be subject to the provisions of this SRCO, provided that such dwelling is located on an existing lot of record zoned R-1, R-2, or R-3 within a single-family residential subdivision with a final plat approved prior to enactment of this section, and provided that such new construction shall be of similar floor area, materials and design as the single-family dwellings on adjacent lots in the same subdivision.

(4)

Construction, rehabilitation, restoration and repair of a nonresidential structure existing prior to the enactment of this section shall not be subject to those provisions of the SRCO that are wholly unrelated to the nature of the permit sought until such time as the cumulative effect of all such permits on a single parcel results in an increase in the total floor area of the existing structure by 20 percent or 5,000 square feet, whichever is less.

(q)

Signs.

(1)

All ground signs shall be attached to a permanent wall or pilasters constructed of brick, stone or textured concrete masonry units no more than eight feet in height.

(2)

All signs may be illuminated, provided the light source is external and oriented downwards, such as a gooseneck lamp.

(3)

Sign table for nonresidential districts.

(4)

Sign table for residential districts.

(5)

All other signs shall be regulated as provided under chapter 230 of the Rockdale County Code of Ordinances.

(Ord. No. 0-2006-32, §§ 1—3, 11-28-2006; Ord. No. 0-2007-23, § 2, 10-9-2007; Ord. No. 0-2012-11, § 11, 11-27-2012; Ord. No. 0-2015-13, §§ II—VI, 12-8-2015)

[Reserved]

[Reserved]