PRRRD districts are intended to establish and provide for a comprehensive planned unit development (PUD) which encourages the best possible site plans and building arrangement for residential and recreational use under a unified plan of development. Such developments are sensitive to, and take into consideration, interrelationships between the natural environment, different architectural styles, relative scales of various structures, and the larger community setting in which the PRRRD is situated.

The official map (section 2301 of this ordinance) shows the boundaries of all PRRRD districts within Spalding County. Article 23 also contains additional information concerning interpreting district boundaries, amending boundaries, etc.

A.

The following principal uses are permitted in PRRRD district:

1.

Single-family dwellings.

2.

Hotels and motels.

3.

Conference buildings.

4.

Media buildings.

5.

Condominiums.

6.

Cluster style single-family dwellings.

7.

Amusement activities and recreational facilities.

8.

Skeet ranges.

9.

Sporting clays.

10.

Golf courses.

11.

Riding stables.

12.

Country clubs.

13.

Restaurants with bars.

14.

Accessory buildings and shops.

B.

The following permitted uses are permitted as special exceptions in PRRRD district.

1.

None.

C.

The following accessory uses are permitted in PRRRD district:

1.

Shipping container, temporary.

2.

Mobile food service unit, temporary.

D.

Reserved.

E.

All accessory uses must meet the following standards:

1.

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

2.

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

F.

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

(Res. No. A-19-02, § 26, 4-15-19; Ord. No. 2022-007, § 12, 10-3-22)

A.

Pre-application conference: Prior to filing a formal application for a PRRRD, the applicant shall confer with the administrative officer and the planning commission in order to review the general character of the plan (on the basis of tentative land use sketch if available), and to obtain information on development standards and ordinances affecting the proposed project.

B.

Submission of application for PRRRD Approval and subsequent development of such rezoned property:

1.

Conceptual site plan, to be submitted with the original rezoning application, to include:

a.

A location map showing all principal arterial highways within two (2) miles of the proposed PRRRD property (no scale required).

b.

Topography, at ten-foot contour intervals, which may be interpreted from the U.S.G.A. maps as well as other recognized sources.

c.

Location and elevation of the 100-year floodplain on the property proposed for rezoning.

d.

Dimensions of the boundaries of the proposed PRRRD.

e.

Date, north arrow, and datum.

f.

Scale of site plan.

g.

Name, address, and telephone number of the owner's representative who is capable of answering questions about the site plan.

h.

General layout of proposed major streets/driveways.

i.

Location and description of proposed recreational and buffer areas.

j.

Acreage of property, and proposed number of residential lots, dwellings units, and/or mobile home spaces (if applicable).

k.

Location of all commercial buildings and other types of structures which are to be considered.

l.

Location and acreage of all major utility easements.

m.

Approximate location of proposed common driveways and parking areas.

n.

Approximate location(s) and description(s) of major or significant bodies of water located on property of the proposed PRRRD.

o.

Approximate boundaries, and dimensions of said boundaries, of each specific use area proposed for the PRRRD.

p.

The number of dwelling units to be allowed, listed by type of structure, for each proposed residential use.

q.

Acreage for each of the proposed use areas.

2.

Predevelopment site plan, to include the following:

a.

Name, address, and telephone number of the surveyor and/or engineer in charge of the project.

b.

Present zoning of the property proposed for the PRRRD and any special conditions attached to said zoning.

c.

Acreage of the proposed project site, with a separate calculation of the acreage of any land in the 100-year floodplain.

d.

Locations, dimensions, and square footage of all proposed structures.

e.

Locations and widths of all proposed private streets and roads.

f.

Location, dimensions, and character of all proposed buffer areas.

g.

Square footage of all buildings and structures on the proposed project site.

h.

Such other information as the planning commission or the Spalding County board of commissioners may determine to be necessary to comply with this chapter.

i.

All predevelopment site plans must be drawn to scale.

j.

All requirements in the conceptual site plan.

3.

Final as-built site plans shall be required for all PRRRD's, and shall be to the same scale and shall contain the same information as the predevelopment site plans for the same project. The zoning administrator and/or building inspector may, if deemed appropriate, accept a certification by the owner(s) and the surveyor/engineer that the project was built in conformity with the approved predevelopment site plans, except for approved specific changes indicated on the plans.

C.

Review and approval of PRRRD application:

1.

An application for approval of a PRRRD is treated as an application for an amendment to this ordinance (rezoning). This is because PRRRD districts are created only upon request of a developer, whose application materials demonstrate a firm commitment to construction of a well designed PRRRD. Upon approval of the PRRRD, existing zoning must be changed to a PRRRD zone which is an amendment to the ordinance. The amendment procedures contained in sections 414 and 2302 must be followed in granting the amendment to permit the PRRRD. Approval of PRRRD zoning shall in every instance be conditioned by the site development plan approved by the board of commissioners.

2.

If the development plan is approved as submitted, the official map will be changed to indicate the PRRRD district (Section 2302). If the plan is approved with modifications, the applicant must file with the administrative officer the following:

a.

Written notice of consent to the modifications.

b.

Properly revised site development plans.

3.

The official map will then be changed (section 2302). The site plan and supporting information of any approved plan will be properly identified and permanently filed with the administrative officer.

4.

No building permits will be issued by the building official until the development plan has been approved by the board of commissioners.

D.

Issuance of building permits: The building official will issue building permits for buildings and structures in the area covered by the approved development plan if the proposed buildings and structures are in conformity with the approved development plan, the development schedule, and all other applicable regulations. (See section 408.)

E.

Revision of development plan after approval of plan:

1.

Minor extensions, alterations, or modifications of existing buildings or structures may be permitted after review and approval by the planning commission; such changes must be consistent with the purposes and intent of the development plan.

2.

Any major or substantial change in the approved development plan which affects the intent and character of the development, the density of land use pattern, the location or dimensions of streets, or similar substantial changes must be reviewed and approved by the board of commissioners after receipt of recommendations from the planning commission in accordance with the provisions of sections 414 and 2302. A request for a revision of the development plan must be supported by a written statement indicating the nature of the revision and the reasons it is considered necessary or desirable to revise the development.

In addition to the development standards contained in Article 4 of this ordinance, the following standards are required within PRRRD districts:

_____

H.

Reserved.

I.

Sight distance: Within thirty (30) feet of the pavement edge, plants cannot be of a type which will exceed a height of thirty (30) inches at maturity and/or a trunk diameter of four (4) inches. There may be some flexibility in regard to the maximum trunk diameter when protected by a guardrail or some other suitable type barrier beyond thirty (30) feet from pavement edge. Almost any type of planted vegetation is permissible.

J.

Applicability to land and buildings: No building, structure or land may be used or occupied, and no building or structure or part of a building or structure may be erected, constructed, reconstructed, moved, or structurally altered unless in conformity with all of the regulations specified for the district in which it is located.

K.

Every use must be on a lot: No building or structure may be erected or use established unless upon a lot as defined by this ordinance.

L.

Only one principal building per lot: Only one (1) principal building and its accessory buildings may be erected on any lot, except for planned developments or as otherwise provided.

M.

Open space not to be encroached upon: No open space may be encroached upon or reduced in any manner except in conformity with the yard, setback, off-street parking spaces, and other such required development standards contained in the ordinance. Shrubbery, driveways, retaining walls, fences, curbs, and buffers (see definition in Article 2) are not considered to be encroachments of yards. Open space areas as required by this ordinance must be permanently maintained as open space in accordance with the requirements of this ordinance.

N.

Reduction of yards or lot area: Except as otherwise provided in this ordinance, a lot existing at the time of passage of this ordinance may not be reduced, divided, or changed so as to produce a tract of land which does not comply with the minimum dimension or area requirements of this ordinance for the district in which it is located unless that reduction or division is necessary to provide land which is needed and accepted for public use.

O.

Lots with multiple frontage: In the case of a corner lot or double frontage lot, front yard setback requirements apply to all lot lines abutting a street.

P.

Landlocked lots: PRRRD shall not be permitted on landlocked lots.

Q.

Reserved.

R.

Reserved.

S.

Reserved.

T.

Encroachment on public rights-of-way: No building, structure, service area, required off-street parking, or loading/unloading facility is permitted to encroach on public rights-of-way.

U.

Physical design standards: Minimum design standards for driveways, loading areas, and other such physical site improvements are contained in applicable development regulations of Spalding County. Consult the administrative officer for specific requirements.

V.

Off-street parking and service requirements: Minimum standards for off-street parking and service requirements are contained in the Spalding County Standards for Off-Street Parking and Service Facilities (Appendix G).

W.

Other applicable development regulations: Information concerning any other applicable development regulations may be obtained from the administrative officer.

X.

Signs: General sign provisions are as follows:

1.

No sign shall be erected or maintained unless it is in compliance with the regulations herein.

2.

Signs shall be constructed of durable materials, maintained in good condition and not permitted to become dilapidated.

3.

All signs located on sites abutting or visible from the right-of-way of any interstate highway shall conform with pertinent requirements of Georgia law and shall meet all federal and state requirements necessary to obtain a permit under said Georgia law. In instances where the sign controls of this article are more strict, these regulations shall apply.

4.

No signs, except as otherwise specified, shall exceed the height limit of the district in which they are located.

5.

Any sign which advertises an activity, business, product or service which has ceased operation or production shall be removed within six (6) months of the discontinuance of said activity.

6.

Sign area is the total area of a sign, including any frame, but excluding the necessary supports or uprights on which such sign is placed. For projecting or double-face signs, only one (1) display face shall be measured in computing sign area. The area of the sign shall be taken as the area of the larger face.

Prohibited signs include:

1.

Signs imitating warning signals are prohibited. No sign shall display lights customarily used in traffic signals or in police, fire, ambulance or rescue vehicles; nor shall any sign use the words, slogans, dimensional shape and size, or colors of governmental traffic signs.

2.

No signs, except traffic signs and signals and informational signs erected by a public agency, are permitted within any street or road or highway right-of-way.

Y.

Special design standards:

1.

Residential building site area requirements: The following building site area requirements shall apply within a PRRRD:

a.

The minimum building site area shall be one (1) acre when only public water is provided.

b.

The minimum building site area requirement may be reduced to twenty thousand (20,000) square feet if both public water and public sewer are provided.

c.

Frontage on interior roads shall be approved on a case-by-case plan basis by the planning commission, with final approval by the Spalding County board of commissioners.

2.

Building and intensity requirements: The following standards shall apply to all PRRRD's:

a.

The minimum total acreage for a PRRRD shall be fifty (50) acres.

b.

Setback from county right(s)-of-way for all buildings and structures shall be a minimum of one hundred (100) feet.

c.

Setback from side to rear property boundaries for all buildings and structures shall be a minimum of one hundred (100) feet.

d.

The property on which the PRRRD is situated shall have a minimum of three hundred (300) continuous feet of road frontage on a major county, state, or federal road.

e.

Maximum ground coverage shall be forty (40) percent.

f.

Maximum gross density of development shall not exceed that density allowed under corresponding districts for various single-purpose zones in the Code of Ordinances of Spalding County.

3.

Minimum floor area required: The following minimum floor areas shall apply for all PRRRD's:

a.

For single-family dwellings, manufactured homes, and industrialized housing, the minimum floor area shall be one thousand (1,000) square feet.

b.

For multiple-family dwellings, the minimum floor area per unit shall be:

(a)

Eight hundred (860) square feet of floor area for one-bedroom units.

(b)

Nine hundred fifty (950) square feet of floor area for two-bedroom units.

(c)

Two hundred (200) additional square feet of floor area for each bedroom in excess of two (2) for those units which have more than two (2) bedrooms.

4.

Interior roads: The following standards apply to all interior roads within a PRRRD:

a.

Adequate interior roads and driveways shall connect each parking space with a public right-of-way.

b.

The property's owner(s), its heir(s), and its assign(s), shall retain sole responsibility to assure that suitable right-of-way is maintained from the public roads and/or streets to the structures within the PRRRD so as to enable emergency vehicles to safely reach such structures.

c.

An affidavit, attesting to such safe access by emergency vehicles as delineated in subsection 2 above, shall be filed along with other real estate records filed with the superior court, under the name of the then current owner.

d.

Actual construction of the interior roads and streets must meet the approval of the planning commission, with final approval by the Spalding County Board of Commissioners.

5.

Parking: The following standards apply to parking within all PRRRD's:

a.

Off-street and off-road parking shall be provided for all residential dwellings.

b.

Places of public assembly, where fixed seats are not provided, shall have one (1) parking space for each fifty (50) square feet.

c.

Restaurants and taverns shall have one (1) parking space for each three (3) seats, plus one (1) parking space for each employee on the largest shift.

d.

Hotels and motels shall have one (1) parking space for each unit, plus:

(a)

One (1) parking space for every two (2) employees on the largest shift.

(b)

One (1) parking space for the first five thousand (5,000) square feet of floor area.

(c)

One (1) parking space for each fifty thousand (50,000) square feet, in excess of the first five thousand (5,000) square feet, for loading and unloading.

e.

In addition to other requirements under this sections, all lots which have parking spaces for more than forty (40) vehicles shall include at least one (1) parking space designated for use by handicapped persons.

6.

Water: All PRRRD's must have public water.

7.

Sewer: Public sewer and/or sanitation of the property shall be required pursuant to, and in accordance with, regulations promulgated by the Spalding County Health Department and/or the Georgia Department of Natural Resources, as such regulations now exist or as they may hereafter be amended.

8.

Landscaping and buffer areas: The following standards shall apply with reference to landscaping and/or buffer areas within a PRRRD:

a.

All natural and undisturbed and/or landscaped buffer areas, once installed, may not be reduced or altered except for minor maintenance, as may be authorized under this chapter.

b.

For purposes of this chapter, the term once installed shall mean either the time when the natural and undisturbed area is planned, approved, and staked out, or the time when the landscaped area is approved and planted.

9.

Common open space requirements: The following standards shall apply to common open space requirements within a PRRRD:

a.

Not more than fifty (50) percent of the land reserved as common open space shall be in a floodplain.

b.

The required common open space shall be developed and landscaped by, and in accordance with, an approved landscaping plan.