Planned development districts are intended to encourage the development large tract, mixed use neighborhoods in areas of the county designated as villages in the Spalding County Comprehensive Plan and Land Use Map. The development is based on the as planned residential, retail, institutional, industrial and hospitality; land uses which are to be incorporated into a mixed use villages that are designed to be live work, shop communities. Planned development districts also encourage flexible and creative concepts in site planning; conserve natural topographical and geological features of the land by encouraging scenic and functional open spaces; accomplish a more desirable environment than would be possible through the strict application of minimum requirements of this ordinance; provide for an efficient use of land resulting in smaller networks of utilities and street and thereby lower development and housing costs; promote a less sprawling form of development; and provide an environment of stable character compatible with surrounding areas.

(Res. No. A-00-22, § 2, 11-6-00; Res. No. A-05-13, § 1, 8-15-05)

The PD district shall be applicable to areas that are identified on the Spalding County Comprehensive Plan as medium density residential, and all PD districts shall be located on major arterial roads and where public water and sewerage facilities are available and installed.

(Res. No. A-00-22, § 2, 11-6-00; Res. No. A-05-13, § 2, 8-15-05)

A.

The following principal uses are permitted in PDD Districts:

1.

Residential development meeting the criteria of this ordinance, which development may include any and all principal uses contained in Article 7 (R-1 Single-Family Residential Low Density District), Section 703(A); Article 8 (R-2 Single-Family District), Section 803(A); Article 8A (R-2A Single-Family and Two Family Residential District), Section 803A(A)(4); Article 9 (R-3 Multiple-Family District), Section 903(A)(1); Article 10 (R-4 Single-Family District), Section 1003(A); and Article 11A (R-6 Planned Residential Community District), Section 1103A(A) of the Zoning Ordinance of Spalding County.

2.

Neighborhood commercial development meeting the criteria of this ordinance, which development may include any and all principal uses contained in section 1703(A)(1) of this ordinance and in Article 13 (C-1A Neighborhood Commercial District), Section 1303(A) of the Zoning Ordinance of Spalding County.

3.

Shopping center development meeting the criteria of this ordinance, which development may include any and all Principal Uses contained in Article 12 (C-1 Highway Commercial), Section 1203(A) and Article 13 (C-1A Neighborhood Commercial District), Section 1303(A) of the Zoning Ordinance of Spalding County.

4.

Industrial park meeting the criteria of this ordinance, which development may include any and all principal uses contained in Article 14A (C-1C Manufacturing Light), Section 1403A(A)(1-3, 6-18, 20) and Article 15 (C-2 Manufacturing), Section 1503(A)(1-3, 6-26, 29-31, 33, 35-40, 46-48, 50), of the Zoning Ordinance of Spalding County.

5.

Recreation/lodge development meeting the criteria of this ordinance which development may include any and all principal uses as follows: Residential uses as allowed under Section 1703(A)(1), hotels and motels associated with retreats, conference buildings, training centers, hostels, campgrounds with RV and tent facilities, amusement activities, recreation facilities, golf courses, golf driving range, riding stables, country clubs.

B.

The following principal uses are permitted as special exceptions in planned development districts:

1.

For planned residential developments, any principal use permitted as a special exception in Article 7 (R-1 single-family residential low density district), section 703(B); Article 8 (R-2 single-family district), section 803(B); Article 8A (R-2A single-family and two-family residential district), section 803A(B); Article 10 (R-4 single-family district), section 1003(B); and Article 11A (R-6 planned residential community district), section 1103A(B) of the Zoning Ordinance of Spalding County.

2.

For planned neighborhood development, any principal use permitted as a special exception contained in Article 17, (PDD planned development district), section 1703(B)(1) and Article 13 (C-1A neighborhood commercial), section 1303(B)(1, 2, 4, 5 and 6).

3.

For planned shopping center, any principal use permitted as a special exception in Article 12 (C-1 highway commercial), section 1203(B)(1 and 3) and Article 13 (C-1A neighborhood commercial district), section 1303(B)(1, 2, 4, 5 and 6) of the Zoning Ordinance of Spalding County.

4.

For planned industrial developments, any principal use permitted as a special exception in Article 14A (C-1C manufacturing light), section 1403A(B) and Article 15 (C-2 manufacturing), section 1503(B)(1).

5.

For planned recreation/lodge development, restaurants.

C.

The following accessory uses are permitted in planned development districts:

1.

For planned residential developments, any accessory use permitted as an accessory use in Article 7 (R-1 single-family residential low density district), section 703(C); Article 8 (R-2 single-family district), section 803(C); Article 8A (R-2A single-family and two-family residential district), section 803A(C); Article 9 (R-3 multiple family district), section 903(C); Article 10 (R-4 single-family district), section 1003(C); and Article 11A (R-6 planned residential community district), section 1103A(C) of the Zoning Ordinance of Spalding County.

2.

For planned neighborhood development, any accessory use permitted in Article 17 (PDD planned development district), section 1703(C)(1) and Article 13 (C-1A neighborhood commercial), section 1303(C).

3.

For planned shopping center, any accessory use permitted in Article 12 (C-1 highway commercial), section 1203(C)(1 and 3) and Article 13 (C-1A neighborhood commercial district), section 1303(C)(1) of the Zoning Ordinance of Spalding County.

4.

For planned industrial developments, any accessory use permitted as a special exception in Article 14A (C-1C manufacturing light), section 1403A(C) and Article 15 (C-2 manufacturing), section 1503(C)(1).

5.

For planned recreation/lodge development, any accessory use associated with the primary activity and which complies with this ordinance and the Unified Development Ordinance of Spalding County.

6.

Mobile food service unit, temporary.

D.

All accessory uses must meet the following standards:

1.

For planned residential development and planned neighborhood development:

a.

They must be located in the rear yard.

b.

They may not be located closer than five (5) feet from any property line.

c.

They may not be located in any front or side yard.

d.

Accessory buildings and structures not attached to the principal building must be located at least twelve (12) feet from the principal building on the lot.

2.

For planned shopping center development, planned industrial development, and planned recreation/lodge development:

a.

They may not be located closer than five (5) feet from any property line.

b.

Accessory buildings not attached to the principal building must be located at least twelve (12) feet from the principal building on the lot.

E.

All uses not permitted within PD districts by this section are specifically prohibited.

(Res. No. A-00-22, § 2, 11-6-00; Res. No. A-03-23, §§ 2, 4, 6, 8-4-03; Res. No. A-05-13, § 3, 8-15-05; Ord. No. 2022-007, § 10, 10-3-22)

A.

Pre-application concept conference/review.

1.

Prior to filing an application for a planned development, the applicant shall confer with the zoning administrator in order to review the general character of the planned development (on the basis of tentative land use sketch) and to obtain information on development standards and ordinances affecting the proposed planned development.

2.

Before an application is authorized, the applicant shall submit a preliminary concept plan for review by the community development department.

3.

The applicant shall arrange a public meeting to be held at his expense that will arrange for a public meeting preferably near to the site where development is proposed. The applicant shall contact the adjacent property owners and property owners within a 1.5-mile radius by mail in the surrounding area notifying them of the public meeting date, location and time and the development intent. Notification should be structured as to provide a response from the owner. A list of all property owners, responses, and copies of the notification should be presented along with the preliminary concept plan. The format of the public meeting shall be such where interested property owners and other members of the public can review plans, ask questions of the applicant and staff and make verbal or written comments which shall be recorded by the applicant and submitted with the concept plan to the community development department.

4.

The department shall coordinate review of the plan and associated documents and provide a report to the planning commission. The plan shall be submitted to the planning commission, for review at a public meeting. The planning commission shall review the plan and provide comments and recommendations within thirty (30) days from the date of submittal of a completed application packet.

[5.]

Preliminary concept plan requirements: The following is required to be included with the preliminary concept plan:

a.

Planned development name;

b.

The owner and developer of the property;

c.

Architect, engineer or planner who designed the plan;

d.

Location or orientation map of the property;

e.

Legal description of the parcel;

f.

Date, scale, north arrow;

g.

Total acreage of tract;

h.

Topography at ten-foot contour intervals;

i.

Proposed land use and net acreage in each type;

j.

Proposed street layout;

k.

Proposed lot layout;

l.

Proposed buffers, open space and natural environmental features such as surface drainage and open water;

m.

General location of proposed buildings to be used for commercial, industrial, recreation, or public facility uses;

n.

Proposed building elevations of typical buildings.

[6.]

Following submittal of the preliminary concept plan review and approval by the planning commission, the developer of the planned development project may apply for rezoning pursuant to the requirements of the Unified Development Ordinance, and master development plan approval.

B.

Master plan requirements.

1.

A master development plan which incorporates and/or addresses the recommendations made by the planning commission in its review of the preliminary concept plan shall be submitted with the application for planned development approval.

2.

The master development plan shall include the following information:

a.

The plan shall include information contained on the preliminary concept plan and address all recommendations previously made by the planning commission.

b.

Graphic scale shall be not less than one (1) inch equals one hundred (100) feet.

c.

Sheet size must be not larger than forty-two (42) inches long and thirty (30) inches wide. If the complete plan cannot be shown on one (1) sheet of this size, it may be shown on more than one (1) sheet with an index map on a separate sheet of the same size.

d.

The developer shall submit a plan of his entire tract, even though his present plans may call for the actual development of only a small portion of the property. Any unit divisions or phasings of unit division intended in the preparation of the final plat must be represented on the master plan.

e.

Property information:

i.

Planned development project name;

ii.

Owner and developer of the property;

iii.

Architect, engineer, or planner who designed the plan;

iv.

Date, scale and north arrow;

v.

An area map showing property owners, zoning classifications of parcels, and existing land use within 1.5 miles of the proposed property for the planned development project;

vi.

A legal description of the parcel.

f.

Existing conditions:

i.

Existing topographical features of the site, with a minimum contour interval of ten (10) feet. The outline of wooded areas and surface drainage such as streams lake and wetlands shall be shown;

ii.

Current soil classifications according to the U.S. Soil Conservation Service Classifications for Spalding County;

iii.

The location of any flood hazard areas subject to the 100-year flood within and adjacent to the proposed property. The location of the 100-year flood shall be shown relative to contour elevations;

iv.

The location and extent of any aircraft approach zones over the proposed property;

v.

The location of any existing property lines within the parcel; the location, width, right-of-way, and names of any existing roads; railroads; utility rights-of-way or easements; and existing buildings and structures;

vi.

Existing public facilities such as sanitary sewers, water mains, storm drainage facilities, culverts, bridges, and other underground or aboveground facilities within the parcel to be developed, or within the rights-of-way of roads bordering the parcel with sizes, grades, and invert elevations from filed surveys or other sources.

g.

Proposed development conditions:

i.

Phases of the proposed developments;

ii.

Location and extent of the proposed transportation system, including all streets and other accessways (sidewalks, driveways, walking paths, etc.) with right-of-way and pavements widths, as well as proposed street names within the proposed development;

iii.

Delineation of the proposed residential land use areas, including the location of residential land uses, dwelling unit types, total number of dwelling units, total number of lots, number and percentage allocation by dwelling unit type, outlines of all dwellings, maximum proposed heights, and yard setbacks;

iv.

Proposed layout and dimensions of all lots within each proposed residential zoning district including all setbacks;

v.

Calculation of residential density in dwelling units per net acre, by zoning district and dwelling unit type proposed;

vi.

The delineation of proposed nonresidential land use areas, including lot layout and dimensions with setbacks, and general location of proposed buildings and structures shown by outlines, maximum proposed building heights;

vii.

The interior common open space system;

viii.

The location and use of existing and proposed public, semi-public and community facilities such as schools, parks, open areas, and other public buildings on the site, including areas proposed to be dedicated or reserved for community or public use;

ix.

Proposed improvements to existing community facilities including roads, sewers, drainage and water facilities adjoining or near the site;

x.

Perspective drawings of representative building types, provided this is not required for all single-family detached dwellings;

xi.

An off street parking and loading plan;

xii.

The location and extent of all required buffer areas, depicting extent of natural vegetation and type and location of additional vegetation, if required.

h.

Development incentives: Identification of each development incentive, proposed to be met, as identified in section 1711, shall be included in the master plan. Appropriate narrative detailing each incentive that is met shall be attached to the plan.

3.

A written report shall be submitted by the applicant which contains the following information concerning the master development plan:

a.

General description of the proposal.

b.

Detailed legal description.

c.

A statement of present ownership of all land within the proposed development and a financial plan from the developer that indicates the ability to develop and complete the proposed development in accordance with the plan submitted.

d.

A development and construction time schedule showing major activities of proposed development. If the planned development will be in phases, a general statement of the proposed development schedule by phase.

e.

Agreements, provisions and covenants which govern the use, maintenance and protection of the development, any common or open areas, density standards, and yard requirements.

f.

Proposed standards for development, including restrictions on the use of the property, density standards, yard requirements and restrictive covenants.

g.

Proposed dedication or reservation of land for public use, including streets, easements, parks and school sites.

h.

Exceptions or variations from the requirements of the zoning ordinance and any applicable subdivision or development ordinance.

i.

Plans for the provisions of utilities, including water, sanitary sewer and drainage facilities and appropriate calculations regarding the sizing of drainage areas and pipes.

j.

A report from the Spalding County Water Authority and the City of Griffin Wastewater Department, as appropriate, indicating the adequacy of water and sanitary sewer services.

k.

Plans for the protection of abutting properties.

l.

Plans for the maintenance of common open space areas.

m.

Tables showing the total number of acres in the proposed development and the percentage designation for each type of proposed land use, including public facilities. Information shall be provided in net acres.

n.

Tabulations of the overall net density for residential uses.

o.

An explanation of phasing or stages of the planned development project.

p.

Adequacy and arrangement of vehicular traffic access and circulation including intersections, road widths, channelization structures and traffic controls.

q.

Adequacy and arrangement of pedestrian traffic access and circulation including separation of pedestrian from vehicular traffic, and pedestrian convenience.

r.

Location, arrangement, appearance and sufficiency of off-street parking and loading.

s.

Location, arrangement, size and placement of buildings, lighting, and signs.

t.

Identification of all participants involved in the planning process for the project, including preparation of the application.

u.

Planned development project for which one thousand (1,000) or more average daily vehicles trips will be generated and/or which at least twenty-thousand (20,000) gallons per day of sewage treatment plant capacity and/or within 1.5 miles of a public school must submit with the application a developmental impact report. The report shall objectively discuss positive and negative impacts of the proposed development on land uses; public water and sewerage facilities; traffic patterns, volumes and road improvements; storm drainage facilities, school enrollment; tax base and economic base; natural vegetation; wildlife habitat; and, area appearance and aesthetics. A professional consultant shall prepare the report.

v.

Standard report format—All reports, tabular data, and supporting documentation shall be submitted on 8½" × 11" paper unless a larger format is more appropriate. Any report prepared with computer is required to be submitted on a 3.5" floppy diskette in a general format that can be read by Microsoft Word, Excel, Access, AutoCad, or in a format readable by ArcInfo/ArcView. (Check with county staff for which version of software is required.) Reports shall be typed with a font size of not less than 12 point. Data that are appropriate may be shown on the submitted plans.

C.

Application review.

1.

In reviewing the application for planned development, the planning commission and the board of commissioners shall review according to procedures set forth in section 414 of the Spalding County Unified Development Ordinance.

2.

The consideration of a planned development district approval or disapproval and master development plan shall also include, but not be limited to the following:

a.

Relation to the comprehensive plan.

b.

Adequacy and arrangement of vehicular traffic access and circulation including intersections, road widths, channelization structures and traffic controls.

c.

Adequacy and arrangement of pedestrian traffic access and circulation including separation of pedestrian from vehicular traffic, and pedestrian convenience.

d.

Location, arrangement, appearance and sufficiency of off-street parking and loading.

e.

Location, arrangement, size, and placement of buildings, lighting, and signs.

f.

Arrangement of landscape features and buffer areas.

g.

Adequacy of public water supply.

h.

Adequacy of storm water and sanitary waste disposal facilities.

i.

Adequacy of public school facilities.

j.

Adequacy of structures, roadways, in areas with moderate to high susceptibility to flooding and ponding and/or erosion.

D.

Application approval.

1.

Approval conditioned on site plan and use requested. All application approval shall be conditioned upon the site plan and use requested submitted with the application. If approval of the application requires modifications to the site plan, the applicant must file the following with the zoning administrator:

a.

Written notice of consent to the modifications.

b.

A site plan properly revised to include the modifications.

c.

The Official Zoning Map of Spalding County shall not be changed until such time as the provisions of this section have been fulfilled.

2.

Approval for principal use, special exception conditioned on site plan. All applications for a principal use, special exception identified in section 1703(B) shall be conditioned upon the site plan submitted with the application. If approval of the application to a principal use, special exception requires modifications to the site plan, the applicant must file the following with the zoning administrator:

a.

Written notice of consent to the modifications.

b.

A site plan properly revised to include the modifications.

c.

The Official Zoning Map of Spalding County shall not be changed until such time as the provisions of this section have been fulfilled.

3.

Revision of development plan.

a.

Minor extensions, alterations or modifications of existing buildings or structures may be permitted after review and approval by the planning commission, provided that such changes must be consistent with the purposes and intent of the master development plan. For purposes of this section, a minor extension, alteration or modification of the development plan shall be any change which does not change the uses proposed for the development, the density of the land use pattern, the location or dimension of streets, the change in shape of the size or architecture of any structure located or to be located within the development.

b.

Any major or substantial change in the approved development plan must be reviewed and approved by the board of commissioners after receipt of recommendations from the planning commission in accordance with the procedures of section 414. A written statement indicating the nature of the revision and the reason it is considered necessary or desirable to revise the development must support a request for revision to the development plan. For purposes of this section, a major or substantial change shall be any change in the development plan which is not listed in section 1704:D(3)(a).

4.

Reversion of zoning approval. Approval of the board of commissioners shall be in effect for a two-year period. However, if no construction has begun within that period or if the applicant fails to maintain the approved development schedule, the board of commissioners, at its discretion and for good cause, may extend for one (1) additional year the period for beginning construction and maintaining the approved development schedule. Ninety (90) days prior to the end of the two year period of approval or the additional extension, the zoning administrator shall notify the board of commissioners and property owner in writing of the approaching deadline and schedule a public hearing before the planning commission and board of commissioners, according to the procedures outlined in section 414 of the Spalding County UDO, to determine whether an extension may be granted or if the zoning of the property should be amended.

5.

Subdivision approval.

a.

At the option of the applicant, a preliminary subdivision plat may be filed along with the development plan in order that tentative approval of the subdivision by the planning commission may be granted, pending the approval by the board of commissioners of the development plan.

b.

In no case shall final subdivision approval precede the approval of the development plan.

c.

Site development regulations, specifications, and procedures governing the platting of a planned development and plat approval shall be in accordance with the Spalding County Subdivision Ordinance.

6.

Building permits and certificates of occupancy. The zoning administrator/building official shall issue building permits for buildings and structures in the planned unit development if they are in substantial conformity with the approved development plan, the development schedule, and with all other applicable regulations. A certificate of occupancy shall be issued for any completed building or structure if they conform to the requirements of the approved development plan and all other applicable regulations.

(Res. No. A-00-22, § 2, 11-6-00; Res. No. A-05-13, § 4, 8-15-05)

The following standards shall govern planned development in and shall apply to any residential, commercial or industrial planned development:

A.

Landscaped area buffer, rear and side. For planned residential, commercial and industrial developments, a twenty-five (25) feet landscaped buffer, in addition to any required landscape area. No buffer shall be required for planned single-family residential developments. No screening, as required in section 407, shall be required in a planned development district unless otherwise specified herein.

B.

Compliance with zoning district development standards. Any planned development use must comply with the development standards of the zoning district for which a principal use or principal use special exception is allowed.

C.

Compliance with the Spalding County Subdivision Ordinance. Any planned residential development must comply with the development standards of the Spalding County Subdivision Ordinance.

D.

Compliance with the Spalding County Commercial/Industrial Development Standards Ordinance. Any planned commercial or industrial development must comply with the development standards of the Spalding County Commercial/Industrial Development Ordinance.

E.

Landscaping. Each planned development shall comply with the Spalding County Landscaping Ordinance.

F.

Off-premise and general advertising signage. Off-premise and general advertising signage shall be prohibited.

(Res. No. A-00-22, § 2, 11-6-00)

The following standards shall govern planned residential development:

A.

Minimum planned residential development size. No minimum.

B.

Common areas: Each planned residential development shall set aside and develop (25) percent of the total acreage of the development for recreation, common area, and green space.

C.

Screening. Single-family and two-family residential lots abutting in the rear, which do not have natural screening in place along the rear property line, shall plant trees/vegetation or install an opaque fence in order to provide an adequate visual screen. Should the layout of the terrain be such that enforcement of this requirement would not provide adequate screening, an administrative variance from this requirement may be granted by the administrative officer. Approval of the variance may be granted subject to a written request.

D.

Sidewalks. In single-family and two-family residential developments in which the majority of lots do not exceed twenty thousand (20,000) square feet in size, sidewalks shall be required along both sides of all interior streets within the development. In residential developments in which the majority of lots are between twenty thousand (20,000) square feet and one (1) acre in size, sidewalks shall be required on at least one side of all interior streets within the development. All multi-family developments shall include sidewalks on all interior streets within the development.

E.

Minimum front yard depth. Seventy (70) feet or fifty (50) feet with sodded front yards. (Note: If the fifty (50) foot setback is requested, all front yards, regardless of the setback, must be sodded) Side yards on double frontage lots must be sodded a minimum distance of ten (10) feet from the curb.

F.

Cul-de-sac. Development of planned residential development on cul-de-sac streets is discouraged. Streets within a planned residential development should interconnect within a modified grid system. No cul-de-sac may exceed 300 linear feet.

G.

Curb and gutter. All streets within a planned residential development shall have curb and gutter.

H.

Driveways. No driveways shall be permitted along existing road frontage. All development shall be accessed through driveways permitted on the interior streets.

I.

Paved driveways. All driveways shall be paved.

J.

Utilities. No overhead utility lines shall be permitted, except on a temporary basis as may be required for construction. Any such temporary line must be immediately removed upon completion of construction.

K.

Street lighting. Street lighting will be installed and maintained as required in Part IV, Chapter 6, entitled "Street Light Districts" of the Code of Spalding County, Georgia.

L.

Topography preservation. Development shall be compatible with topography of the land and preserve any unusual topographic or natural features determined after review by the planning commission.

M.

Signage. Signage within a planned residential development shall be limited to one (1) entry monument sign (per entrance) not greater than six (6) feet in height and not exceeding forty-eight (48) square feet.

N.

Density. The number of lots created shall be density neutral. Density neutral is defined as maintaining the number of lots so as not to exceed the number that can be created with the conventional minimum area and width requirements of the zoning district designation of the subject property.

O.

Gated streets. A limited number of gated streets may be developed within a planned residential development pursuant to the criteria set forth herein:

1.

Each gated street shall enter by means of an entrance with a landscaped median at least four (4) feet in width which separates paved one-way entry and exit lanes.

2.

The entry and exit lanes shall have a minimum paved width of twenty (20) feet each.

3.

The landscaped median shall be designed in manner which allows for traffic to return from the entry and into the exit lane before reaching the location of the street gate.

4.

The entry and exit lanes shall be designed in manner to provide temporary parking at or near the street gate for vehicles to remain stationary in order to avoid interference with through traffic.

5.

A separate gate shall be placed across the entry and exit lanes.

6.

A monitor call box shall be placed at or near the gate.

7.

Each call box shall be siren activated for emergency vehicle access.

8.

Each call box shall provide access for county and/or utility employees to access the public utilities placed along the gated street.

9.

Any pedestrian gate developed adjoining or near the street gate shall remain unlocked.

P.

Development incentive standards. In the event the development incorporates and includes at least six (6) of the development incentives enumerated in Section 1711, the following developments standards may be applied:

(Res. No. A-00-22, § 2, 11-6-00; Res. No. A-01-17, § 51, 1-7-02; Res. No. A-05-11, §§ 1, 2, 8-15-05)

The following standards shall govern planned neighborhood development:

A.

Minimum planned neighborhood development size. Ninety (90) acres.

B.

Common areas: Each planned residential development shall set aside and develop twenty-five (25) percent of the total acreage of the development for recreation, common area, and green space.

C.

Screening. Single-family and two-family residential lots abutting in the rear, which do not have natural screening in place along the rear property line, shall plant trees/vegetation or install an opaque fence in order to provide an adequate visual screen. Should the layout of the terrain be such that enforcement of this requirement would not provide adequate screening, an administrative variance from this requirement may be granted by the administrative officer. Approval of the variance may be granted subject to a written request.

D.

Sidewalks. For planned neighborhood developments in which the majority of lots do not exceed one (1) acre in size, sidewalks shall be required on all interior streets within the planned development.

E.

Minimum front yard depth. Seventy (70) feet or fifty (50) feet with sodded front yards. (Note: If the fifty (50) foot setback is requested, all front yards, regardless of the setback, must be sodded) Side yards on double frontage lots must be sodded a minimum distance of ten (10) feet from the curb.

F.

Cul-de-sac. Development of planned neighborhood development on cul-de-sac streets is discouraged. Streets within a planned neighborhood development should interconnect within a modified grid system. No cul-de-sac may exceed three hundred (300) linear feet.

G.

Curb and gutter. All streets within a planned neighborhood development shall have curb and gutter.

H.

Driveways. No residential driveways shall be permitted along existing road frontage. All residential development shall be accessed through driveways permitted on the interior streets.

I.

Paved driveways. All driveways shall be paved.

J.

Utilities. No overhead utility lines shall be permitted, except on a temporary basis as may be required for construction. Any such temporary line must be immediately removed upon completion of construction.

K.

Street lighting. Street lighting will be installed and maintained as required in Part IV, Chapter 6, entitled "Street Light Districts" of the Code of Spalding County, Georgia.

L.

Topography preservation. Development shall be compatible with topography of the land and preserve any unusual topographic or natural features determined after review by the planning commission.

M.

Signage. Signage within a planned neighborhood development shall be limited to one (1) entry monument sign not greater than six (6) feet in height and not exceeding forty-eight (48) square feet.

N.

Gated streets. A limited number of gated streets may be developed within a planned residential development pursuant to the criteria set forth herein:

1.

Each gated street shall enter by means of an entrance with a landscaped median at least four (4) feet in width which separates paved one-way entry and exit lanes.

2.

The entry and exit lanes shall have a minimum paved width of twenty (20) feet.

3.

The landscaped median shall be designed in manner which allows for traffic to return from the entry and into the exit lane before reaching the location of the street gate.

4.

The entry and exit lanes shall be designed in manner to provide temporary parking at or near the street gate for vehicles to remain in order to avoid interference with through traffic.

5.

A separate gate shall be placed across the entry and exit lanes.

6.

A monitor call box shall be placed at or near the gate.

7.

Each call box shall be siren activated for emergency vehicle access.

8.

Each call box shall provide access for county and/or utility employees to access the public utilities placed along the gated street.

9.

Any pedestrian gate developed adjoining or near the street gate shall remain unlocked.

O.

Development incentive standards. In the event the development incorporates and includes at least six (6) of the development incentives enumerated in section 1711, the following developments standards may be applied:

(Res. No. A-00-22, § 2, 11-6-00; Res. No. A-01-17, § 53, 1-7-02; Res. No. A-05-11, §§ 3, 4, 8-15-06)

The following standards shall govern planned commercial development:

A.

Minimum planned commercial development size. Five (5) acres.

B.

Ownership control. All land in a planned shopping center development shall be owned by or under land lease by one individual, corporation or other legal entity. Properties may be sold after a final plat has been recorded with the properties subject to private deed covenants that assure the continuance of the planned development as originally approved and developed.

C.

Topography preservation. Development shall be compatible with topography of the land and preserve any unusual topographic or natural features determined after review by the planning commission.

D.

Utilities and accessibility. Water, sewage, highway and school facilities shall be adequate for the proposed development. No overhead utility lines shall be permitted, except on a temporary basis as may be required for construction. Any such temporary line must be immediately removed upon completion of construction.

E.

Ingress and egress. Access shall be controlled by limiting the number of curbcuts, which shall not exceed two (2) for the first one hundred fifty (150) feet of frontage, with twenty (20) feet maximum curbcut. The number and width of such cuts may be increased by one (1) and ten (10) feet, respectively, for each additional one hundred fifty (150) feet of frontage.

F.

Parking. All parking areas shall be covered with plant mix asphalt or concrete surface and all driveways shall be similarly paved. No automobile parking or service areas will be permitted within the required front yard setback or within thirty (30) feet of the property line of an adjoining residential zoning lot. Parking and service areas must be separated from adjoining residential lots by a suitable planting screen, fence, or wall at least six (6) feet in height above finished grade. The above-required screen, fence, or wall must provide for a reasonable visual separation between the properties.

G.

Loud speaker systems. No outside loud speaking systems shall be utilized.

H.

Lighting. All lights or lighting arrangements for purpose of advertising, security, or night operations must be directed away from adjoining or nearby residential zoning lots.

I.

Drainage, soil erosion and sedimentation. A grading plan, prepared by a professional engineer familiar with surface water management, drawn in accordance with the Spalding County Soil Erosion and Sedimentation Control Ordinance shall be required before any land disturbance permit is granted for the project.

J.

Landscaping. A landscape plan is required for the site and shall be fully implemented prior to issuance of a certificate of occupancy. If not feasible to complete landscaping due to weather conditions or other extenuating circumstances, the owner shall post a performance bond or other acceptable security in an amount equal to one hundred ten (110) percent of the cost of the landscaping improvements which remain incomplete. The owner must complete the required improvements in a satisfactory manner within six (6) months.

K.

Maintenance. The owner shall provide adequate maintenance of the landscaping improvements for a minimum of one (1) year from implementation. The zoning administrator shall inspect special screening at least once during this period to insurance [insure] that the approved plan has been fully implemented and maintained. If the landscaping has died within a one (1) year period, such landscaping shall be replaced by the owner.

L.

General deed covenants. The planned shopping center development shall be included within private deed covenants running with the land to assure the continuance of the planned shopping center development in accordance with approved plans and development.

M.

Exterior walls. The exterior walls of all buildings shall be constructed with materials, the exterior of which gives the appearance of masonry. The exterior appearance may not include plain cement block.

N.

Loading docks. All loading docks and parking areas for trucks must be located or screened so as to be concealed from view of neighboring street and property. No loading dock shall be located in the front of any facility or building.

O.

Outside storage. Outside storage will be permitted only at the rear and sides of the buildings and then only if screened from the view of adjacent property and roadways by masonry walls or other permanent screening. Screening shall be at least two (2) feet higher than the height of the materials being screened and no less than six (6) feet nor more than ten (10) feet tall.

P.

Tree removal. A minimum of twenty (20) percent of all existing trees with a diameter exceeding ten (10) inches shall be retained. This requirement is in addition to the requirements of any required landscape area required in sections 2206 (C—D).

Q.

Exterior containers. All mechanical equipment servicing buildings, above ground tanks and other similar items, storage facilities, garbage cans, trash containers, or pelletized trash or recycling materials shall be located or screened so as to be concealed from the view of neighboring streets and property.

R.

Signage. Signage within any planned commercial development shall be limited, as follows:

1.

Individual tract or outparcel: one (1) monument sign not exceeding eight (8) feet in height or sixty-four (64) square feet.

2.

Planned centers: one (1) monument sign per road frontage not exceeding eight (8) feet in height or eighty (80) square feet.

3.

Wall signs: Individual businesses located within a planned center shall be allowed one (1) non-illuminated wall sign not exceeding four (4) feet in height or twenty (20) square feet.

S.

Development incentive standards. In the event the development incorporates and includes at least six (6) of the development incentives enumerated in section 1711, the following developments standards may be applied:

(Res. No. A-00-22, § 2, 11-6-00)

The following standards shall govern planned industrial development:

A.

Minimum planned industrial development size. Ten (10) acres.

B.

Exterior walls. The exterior walls of all buildings shall be constructed with materials other than plain cement block, the exterior of which gives the appearance of masonry.

C.

Loading docks. All loading docks and parking areas for trucks must be located or screened so as to be concealed from view of neighboring street and property. No loading dock shall be located in the front of any facility or building.

D.

Outside storage. Outside storage will be permitted only at the rear and sides of the buildings and then only if screened from the view of adjacent property and roadways by masonry walls or other permanent screening. Screening shall be at least two (2) feet higher than the height of the materials being screened and no less than six (6) feet nor more than ten (10) feet tall.

E.

Parking. All parking areas shall be covered with plant mix asphalt or concrete surface and all driveways shall be similarly paved. All other parking shall be located in the rear of any building.

F.

Building coverage ratio. The ratio of building and parking (impervious area) coverage to the total site area shall not exceed seventy (70) percent.

G.

Utilities. No overhead utility lines shall be permitted, except on a temporary basis as may be required for construction. Any such temporary line must be immediately removed upon completion of construction.

H.

Signage. Signage within any planned industrial development shall be limited, as follows:

1.

Individual tract or outparcel: One (1) monument sign not exceeding eight (8) feet in height or sixty-four (64) square feet.

2.

Planned centers: One (1) monument sign per road frontage not exceeding eight (8) feet in height or eighty (80) square feet.

I.

Tree removal. A minimum of twenty (20) percent of all existing trees with a diameter exceeding ten (10) inches shall be retained. This requirement is in addition to the requirements of any required landscape area required in sections 2206(C—D).

J.

Exterior containers. All mechanical equipment servicing buildings, above ground tanks and other similar items, storage facilities, garbage cans, trash containers, or pelletized trash or recycling materials shall be located or screened so as to be concealed from the view of neighboring streets and property.

K.

Development incentive standards. In the event the development incorporates and includes at least six (6) of the development incentives enumerated in section 1711, the following developments standards may be applied:

1.

For planned industrial developments in Article 14A (C—1C Manufacturing Light):

2.

For planned industrial developments in article 15 (C-2 Manufacturing):

(Res. No. A-00-22, § 2, 11-6-00)

The following standards shall govern planned recreation/lodge development:

A.

Minimum planned recreation/lodge development size. Five (5) acres.

B.

Common areas. Each planned recreation/lodge development shall set aside and develop fifty (50) percent of the total acreage of the development for recreation, common areas, and green space.

C.

Sidewalks. For residential development in which the majority of lots do not exceed one (1) acre in size, sidewalks shall be required on all interior streets within the planned development. All multi-family developments shall include sidewalks on all interior streets within the development.

D.

Screening. Single-family and two-family residential lots abutting in the rear, which do not have natural screening in place along the rear property line, shall plant trees/vegetation or install an opaque fence in order to provide an adequate visual screen. Should the layout of the terrain be such that enforcement of this requirement would not provide adequate screening, an administrative variance from this requirement may be granted by the administrative officer. Approval of the variance may be granted subject to a written request.

E.

Minimum front yard depth. One hundred (100) feet.

F.

Cul-de-sac. Residential development on cul-de-sac streets is discouraged. Streets within a residential development should interconnect within a modified grid system. No cul-de-sac may exceed three hundred (300) linear feet.

G.

Curb and gutter. All streets within a planned recreation/lodge development shall have curb and gutter.

H.

Minimum front yard depth. One hundred (100) feet.

I.

Buffer requirements. In addition to the buffer requirements stated in section 1705.A., an additional twenty-five (25) feet of landscaped buffer shall be required.

J.

Utilities. No overhead utility lines shall be permitted, except on a temporary basis as may be required for construction. Any such temporary line must be immediately removed upon completion of construction.

K.

Topography preservation. Development shall be compatible with topography of the land and preserve any unusual topographic or natural features determined after review by the planning commission.

L.

Signage. Signage within a planned residential development shall be limited to one (1) entry monument sign not greater than six (6) feet in height and not exceeding forty-eight (48) square feet.

M.

Building coverage ratio. The ratio of building and parking (impervious area) coverage to the total site area shall not exceed fifty (50) percent.

N.

Loading docks. All loading docks and parking areas for trucks must be located or screened so as to be concealed from view of neighboring street and property. No loading dock shall be located in the front of any facility or building.

O.

Outside storage. Outside storage will be permitted only at the rear and sides of the buildings and then only if screened from the view of adjacent property and roadways by masonry walls or other permanent screening. Screening shall be at least two (2) feet higher than the height of the materials being screened and no less than six (6) feet nor more than ten (10) feet tall.

P.

Tree removal. A minimum of twenty (20) percent of all existing trees with a diameter exceeding ten (10) inches shall be retained. This requirement is in addition to the requirements of any required landscape area required in sections 2206(C—D).

Q.

Exterior containers. All mechanical equipment servicing buildings, above ground tanks and other similar items, storage facilities, garbage cans, trash containers, or pelletized trash or recycling materials shall be located or screened so as to be concealed from the view of neighboring streets and property.

R.

Development incentive standards. In the event the development incorporates and includes at least six (6) of the development incentives enumerated in section 1711, the following developments standards may be applied:

(Res. No. A-00-22, § 2, 11-6-00)

The following criteria may be used for planned development districts for applicability of incentive development criteria:

A.

Scenic vistas. Developments that incorporate and preserve existing scenic vistas, views, natural scenic topography, existing lakes, rivers and/or streams.

B.

Development of internal roadways. Developments that include development of an internal plan of roads to discourage traffic congestion.

C.

Reduction of impervious surfaces. Developments that reduce impervious surface coverage by fifteen (15) percent or more beyond the minimum standards allowed by this or any other application regulation or ordinance.

D.

Increased landscaped areas. Developments that increase landscaped areas, setbacks or buffers by more than fifty (50) percent or (for developments adjoining planned residential or planned apartment developments) the provision of bike and/or pedestrian paths adjacent thereto.

E.

Reduction of building mass. Developments that reduce building mass by dividing buildings into a village style.

F.

Consolidation of small lots. Developments that consolidate small lots to create parcels of a size exceeding ten (10) acres.

G.

Mixed use developments. Developments that include mixed uses, particularly the inclusion of residential uses and community facilities.

H.

Pitched roof designs. Development that incorporates and uses pitched roof designs.

I.

Facade. Residential development that includes a minimum of thirty (30) percent of the facade with either brick, stone, or stucco.

J.

Public facilities. Development that includes construction of and/or dedication for public facilities such as parks, roadway and right-of-way, police, fire or emergency medical services, regional drainage facilities, schools or other public facilities.

K.

Conservation devices. Development that utilizes energy and/or water conservation devices.

L.

Historical preservation. Development that incorporates preservation of historical sites and buildings.

County staff, planning commission, and board of commissioners shall review each proposed development incentive for its appropriateness and determine if it meets approval as a valid incentive. Pitched roof design shall not be counted as an incentive in a planned residential development or residential development within a planned neighborhood development.

(Res. No. A-00-22, § 2, 11-6-00)

Open space is defined as the undeveloped land resulting from reductions in the minimum size of lots, which is set aside permanently for common use by the residents/owner/employees in a planned residential, neighborhood, shopping center, industrial, recreation/lodge, or multi-use development. Open space designations of twenty-five (25) percent of the net buildable area will result in a further reduction in lot size. Density requirements are applicable as stated in the preceding sections.

A.

Open space land shall be preserved by one of the following:

1.

Establishment of a mandatory Home Owners Association (HOA) to own and maintain the land in common for the open space purposes intended according to the following provisions:

a.

With the application for rezoning for a PUD, the applicant shall submit minimum requirements and structure for the HOA.

b.

The HOA will maintain, pay taxes, and own the open space.

c.

Membership in the HOA is mandatory for all homeowners, and dues are uniform.

d.

The HOA will stipulate that a third party, such as the local government, may enforce the maintenance of the open space through legally enforceable liens.

2.

Dedication of legally described and platted "open space" to the Spalding County Board of Commissioners.

3.

Dedication of legally described and platted "open space" to a land trust established in compliance with the requirements of Georgia law and shall be for conservation purposes.

B.

The board of commissioners shall require the owner(s) of open space land to execute, acknowledge, and file in the land record of Spalding County, including documents and maps which effectively create a conservation easement or other legal conveyance approved by the county or its designee. These records:

1.

Will be binding on all future owners of the open space land;

2.

May be enforced by the adjoining property owners, the county, or a land trust by appropriate court action for equitable relief in the form of an injunction;

3.

Will assure appropriate maintenance by the homeowners' association or as otherwise herein provided, of open space land to the satisfaction of the county;

4.

Will provide that if maintenance, preservation, and/or use of the open space land no longer complies with the provisions of the easement, the county may take all necessary action to effect compliance and assess the costs against the owners in default;

5.

Will provide that such easement may not be modified, altered, or amended.

C.

Easements will allow designated open space to be used for community sewer system drip lines or individual septic system secondary drain lines, wells, and storm water management structures designed to promote on-site infiltration and/or treatment of runoff if the designated open space has been designated for maintenance by a home owners association in accordance with section 1712.A(1).

D.

Structures of historic, architectural, or cultural significance existing prior to development of the subdivision may be retained within the open space, subject to approval indicating that these structures are compatible with the Spalding County Zoning Regulations.

E.

The open space shall be an integrated part of the project rather than an isolated element and fragmentation of the open space shall be minimized. The open space shall be directly accessible to the largest practicable number of lots within the subdivision. Non-adjoining lots shall be provided with safe, convenient access to the open space.

(Res. No. A-00-22, § 2, 11-6-00; Res. No. A-01-17, § 55, 1-7-02)