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6-1 I P a g e Article 6 Regulations for Zoning Districts Table of Contents 6-1 Chapter 6.1 Commercial Zoning Districts 6-3 Section 6.1.1 ....Additional Requirements 6-3 Chapter 6.2 Multi County Mixed Use Business Park Zoning 6-3 Section 6.2.1 ....Development Conditions 6-3 Section 6.2.2 ....Program for Unified Control 6-3 Section 6.2.3 ....Land Held in Common Ownership 6-3 Section 6.2.4 ....Open Space Conservation 6-4 Section 6.2.5 ....Landscape Strips 6-4 Section 6.2.6 ....Signage 6-4 Section 6.2.7 ....Parking Requirements 6-4 Section 6.2.8 ....Streets and Rights of Way 6-5 Chapter 6.3 Town Center Overlay Zoning District 6-5 Section 6.3.1 ....Area of Application 6-5 Section 6.3.2 ....Minimum Development Area 6-5 Section 6.3.3 ....Mix of Uses 6-5 Section 6.3.4 ....Phasing of Projects 6-5 Section 6.3.5 ....Parking Requirements 6-6 Section 6.3.6 ....Buffers 6-6 Section 6.3.7 ....Public Streets Required 6-6 Section 6.3.8 ....Sidewalks 6-6 Section 6.3.9 ....Architectural Standards 6-6 Section 6.3.10 ..Alleys 6-6 Section 6.3.11 ..Application, Review and Approval Procedures 6-7 Section 6.3.12 ..Variances and Conditions of Rezoning to TCO District 6-8 Section 6.3.13 ..Site Plan Required 6-8 Section 6.3.14 ..Final Site Plan and Plat 6-9 Section 6.3.15 ..Modification of Town Center Plan 6-9 Section 6.3.16 ..Relation to Other Regulations 6-10 Chapter 6.4 Community Mixed Use Zoning District 6-10 Section 6.4.1 ....Master Plan Required 6-10 Section 6.4.2 ....Infrastructure Concurrency 6-10 Section 6.4.3 ....Program for United Control 6-10 Section 6.4.4 ....Phasing of Projects 6-10 Section 6.4.5 ....Open Space Conservation 6-11 Section 6.4.6 ....Streets and Rights of Way 6-11 Section 6.4.7 ....Building and Lots Frontage 6-12 Section 6.4.8 ....Architectural Standards 6-12 Section 6.4.9 ....Parking Requirements 6-13 Section 6.4.10 ..Landscaping Requirements 6-13 ---PAGE BREAK--- 6-2 I P a g e Section 6.4.11 ..Signage 6-13 Chapter 6.5 Industrial Zoning 6-13 Chapter 6.6 Large Site Industrial Zoning 6-14 Section 6.6.1 ....Applicability 6-14 Section 6.6.2 ....Application Procedures 6-14 Section 6.6.3 ....Review Procedures 6-15 Section 6.6.4 ....Site Plan Required 6-16 Section 6.6.5 ....Community Liaison Committee 6-17 Section 6.6.6 ....Modification of Large Site Industrial Plan 6-18 Section 6.6.7 ....Phasing of Projects 6-18 Section 6.6.8 ....Program for Unified Control 6-18 Section 6.6.9 ....Concurrency 6-18 Section 6.6.10 ..Design Standards for I3 Districts 6-20 Section 6.6.11 ..Requirements for Preservation of Natural Topography and Vegetation, and Provision of Created Open Space 6-22 Chapter 6.7 Lakeshore Town Center Overlay District 6-22 Section 6.7.1 ....Area of Application 6-22 Section 6.7.2 ..Minimum Development Area 6-22 Section 6.7.3 ....Mix of Uses 6-22 Section 6.7.4 ....Phasing of Projects 6-22 Section 6.7.5 ....Parking Requirements 6-23 Section 6.7.6 6-23 Section 6.7.7 ....Open Space Requirements 6-23 Section 6.7.8 ....Public Streets Required 6-23 Section 6.7.9 ....Alleys 6-23 Section 6.7.10 ..Sidewalks 6-23 Section 6.7.11 ..Architectural Standards 6-23 Section 6.7.12 ..Application, Review and Approval Procedures 6-24 Section 6.7.13 ..Variances and Conditions of Rezoning to LTCO District 6-25 Section 6.7.14 ..Site Plan Required 6-25 Section 6.7.15 ..Final Site Plan and Plat 6-26 Section 6.7.16 ..Modification of Lakeshore Town Center Plan 6-26 Section 6.7.17 ..Relation to Other Regulations 6-27 ---PAGE BREAK--- 6-3 I P a g e Unless otherwise noted in the following individual Chapters, all developments must comply with the regulations found in this Ordinance, as well as the Morgan County Development Regulations and the Morgan County Code of Ordinance. Chapter 6.1 Commercial Zoning Districts All commercially zoned districts (C1, C2 or C3) must meet the regulations of this Ordinance and the Morgan County Development Regulations, unless otherwise specified in a conditional use permit approved by the Morgan County Board of Commissioners. Section 6.1.1 Additional Requirements All businesses, services, storage or processing shall be conducted within an enclosed building, except where the nature of the activity makes it impossible (i.e. off-street loading, automobile parking for customers while on the premises, and the sale of automobile fuel at service stations). Use, processes or equipment employed on the premises shall be limited to those which are not objectionable by reason of odor, dust, bright lights, smoke, noise or vibration. Chapter 6.2 Multi County Mixed Use Business Park Zoning District The following standards shall apply to all districts zoned Multi County Mixed Use Business (MXD1). Section 6.2.1 Development Conditions The Multi County Mixed Use Business Park Zoning District must meet the following conditions: • It is a part of a large-scale development of 1,000 acres or more located in at least two contiguous counties; • It is developed under a single, unified entity providing control of property development; • It contains a mixture of land uses; • It is developed in conformity with a master plan for future uses that is prepared by the applicant and approved by the Board of Commissioners; • It provides adequate infrastructure for current and future transportation, water resource management and community services. Section 6.2.2 Program for Unified Control Each applicant for the Multi-County Mixed Use Business Park Zoning District shall provide written evidence of the unified control of the entire Zoning District. During the development process more than one builder may participate in the development of the approved plan so long as each parcel of land remains subject to all of the terms and conditions of the plan approved by the Morgan County Board of Commissioners for the property as a whole. Section 6.2.3 Land Held in Common Ownership Each applicant shall provide, as a part of the application for the Multi-County Mixed Use Business Park Zoning District, a description of the legal mechanism under which all land to be held in common ownership shall be owned, protected, and maintained. The mechanism, at a minimum, shall provide for protective covenants and a mandatory Property Owners Association. ---PAGE BREAK--- 6-4 I P a g e Section 6.2.4 Open Space Conservation No less than fifteen percent (15%) of the Multi-County Mixed Use Business District shall consist of open space. Open space may include pervious areas used for recreation, buffer areas, greenways, trails and outdoor recreation areas. This requirement shall apply to the Multi-County Mixed Use Business Park District as a whole, and shall not be construed to apply to individual phases or to each county of which the District may be a part. To the maximum extent possible, lands containing streams, lakes, 100-year floodplains, wetlands and slopes over 35 percent, shall be included in open space. Any development that contains open space as required by the Zoning Ordinance shall submit a plat to Morgan County clearly showing the acreage of open space regardless of the county in which the development is located. Section 6.2.5 Landscape Strips Landscape strips not less than five feet in width shall be provided on both sides of all public streets. The landscape strip shall be planted with a row of trees which shall be a native species of 2” minimum caliper planted not less than 40 feet on center. No tree shall be planted closer than two feet from the street or sidewalk, and no closer than five feet from a fire hydrant, signpost, streetlight standard, utility pole or similar structure. No tree shall be placed closer than ten feet from the face of a building or the edge of a driveway. Streets containing four or more vehicular travel lanes shall have landscaped medians of no less than fourteen feet in width. Section 6.2.6 Signage Signs for the approved development and for individual establishments used for commercial, and other non-residential uses shall be permitted in accordance with Article 17 of this Ordinance, with exceptions noted in this Section: • The entity providing unified control of the development of the Business Park shall have the right to develop an alternative sign program for the property with standards that are more stringent than the requirements of Article 17. Upon approval of the Board of Commissioners, all project signage shall be permitted only in accordance with the approved alternative signage program; • Billboards are prohibited. Section 6.2.7 Parking Requirements The number of spaces required may be reduced if a reserve area is maintained for possible expansion. Warehouse and distribution shall be one space over 2,500 square feet of storage space, with up to 5,000 square feet permitted by administrative variance. ---PAGE BREAK--- 6-5 I P a g e Section 6.2.8 Streets and Rights of Way All streets shall be dedicated public streets, except as may be permitted in an Overlay District, and shall conform to Morgan County standards, with exceptions described below, or in approved plans for Town Center Overlay Districts. • Streets that are not State or Federal highways shall be constructed with a design speed not to exceed thirty-five (35) miles per hour in commercial and industrial areas. Speed limits shall be determined by Morgan County; • Streets containing four or more vehicular travel lanes shall have landscaped medians of no less than fourteen feet in width; • All intersections shall provide pedestrian crosswalks; • Where intersections are signalized, they shall provide signal phases and indicators for pedestrians in accordance with the latest edition of the Manual of Uniform Traffic Control Devices as administered by the Georgia Department of Transportation; • Alternative right of way widths and shoulder widths shall be permitted in an Overlay District in accordance with approved preliminary plans as specified in Chapter 6.3. Chapter 6.3 Town Center Overlay Zoning District The following standards shall apply to all districts zoned Town Center Overlay (TCO). Section 6.3.1 Area of Application This overlay district is supplemental to the MXD1 zoning district classification and must be approved by the Morgan County Board of Commissioners, in compliance with all rezoning requirements of the Morgan County Zoning Ordinance and with all other applicable county and state law. Section 6.3.2 Minimum Development Area The Town Center Overlay Zoning District may be applied to an area that contains no less than 20 acres. Section 6.3.3 Mix of Uses Buildings and sites are permitted to contain a mixture of uses. In buildings with a mixture of residential and non-residential uses, non-residential uses must occupy the ground floor. No more than 50 percent of the land area of the Town Center Overlay District may consist of dwelling units as a primary use. Single-family detached dwellings may not occupy more than 20 percent of the land area of the District. Section 6.3.4 Phasing of Projects Development of the Town Center Overlay Zoning District may be phased provided that individual projects are consistent with the Concept Plan approved in Section 6.3.11. ---PAGE BREAK--- 6-6 I P a g e Section 6.3.5 Parking Requirements All off-street parking requirements of Article 10 with the following exception: off-street parking requirements may be met by a combination of off-street, on-street and shared parking. Section 6.3.6 Buffers Buffer areas and screening between adjacent uses are not required within the Town Center Overlay District. Section 6.3.7 Public Streets Required All streets within the Town Center Overlay Zoning District shall be public streets except for alleys. Section 6.3.8 Sidewalks Sidewalks are required on all streets within the Town Center Overlay Zoning District, except for alleys. The location and width of sidewalks shall be established pursuant to the approved Town Center Overlay Zoning District development plan. Section 6.3.9 Architectural Standards Buildings other than garages, storage buildings and accessory structures shall have their principal orientation toward the street or common area rather than toward parking areas. The facades of all buildings facing the street shall be at least two stories or at least eighteen (18) feet in height and be constructed with design features along the sidewalks that provide for the interest, comfort and convenience of pedestrians, including at least one of the following features: canopies, awnings, porches, or recessed entries. At least thirty five percent (35%) of the ground level façade of each non-residential building that faces a sidewalk shall be comprised of windows. For single-family dwellings, garages must be located either in rear yards or have side-entries. Section 6.3.10 Alleys Alleys are permitted as private streets providing secondary or service access. Alleys serving four or more occupied structures shall provide a continuous connection between two public streets and shall meet the following standards: • Alleys shall be paved to a width of not less than 10 feet and constructed to the same paving standards as the connecting streets; • No alley shall be longer than 500 feet; • No alley shall have a slope greater than 7 percent; • Alleys paved to a width narrower than 16 feet shall be bordered on both sides by unobstructed four foot wide shoulders constructed of grass or gravel; and buildings shall be set back at least 10 feet from the edge of pavement of an alley. ---PAGE BREAK--- 6-7 I P a g e Section 6.3.11 Application, Review and Approval Procedures Each application for the Town Center Overlay Zoning District classification shall be filed with the Director of Planning and Development and shall require the applicant to pay an application fee as set from time to time by the Morgan County Board of Commissioners. Such application shall be reviewed in a two-step process consisting of a concept plan and a preliminary plan. The application for concept plan approval for a Town Center Overlay Zoning District shall include, at a minimum, the following information: • A complete application for zoning approval in a manner consistent with a rezoning application as provided in the Zoning Ordinance of Morgan County. • A narrative addressing the proposed development explaining how it meets all the purposes, intents, and standards of all applicable laws, rules, regulations, and ordinances. The narrative shall include a tabulation of the number of acres in each land use, the number of dwelling units by type, the total gross residential density per acre, the total gross commercial density per acre, the total amount of open space acreage, the number, type and size of all recreational facilities, the acres devoted to institutional uses, the types of institutional uses, all other amenities, creative or innovative features of the proposed development, the relationship of the proposed development to the surrounding natural features and all existing development on the site, all other distinctive or unusual features of the plan, and all other information requested by the Director of Planning and Development or by the Morgan County Board of Commissioners. • A statement from all responsible government agencies that the development’s water supply and wastewater treatment methods and systems are satisfactory to protect the public health, safety and welfare. • Six copies of a plan drawn to a designated scale of not less than one inch equals one-hundred feet = 100’), certified by a professional engineer or land surveyor licensed by the State of Georgia, presented on a sheet having a maximum size of 24” x 36”, and fifteen 11” x 17” reductions of the plan. If presented on more than one sheet, match lines shall clearly indicate where the several sheets join. Such plat shall contain the following information: Boundaries of the entire property proposed to be included in the Town Center Overlay Zoning District, with bearings and distances of the perimeter property lines and indication of boundaries of each phase of development, if applicable. Location map. Total area of the property in acres. Scale and north arrow, with north, to the extent feasible, oriented to the top of the plat and on all supporting graphics. Existing topography with a maximum contour interval of five feet and a statement indicating whether it is an air survey or field run. Delineation of any floodplain designated by the Federal Emergency Management Agency, United States Geological Survey; the delineation of any jurisdictional wetlands as defined by Section 404 of the Federal Clean Water Act. Delineation 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 impact it. A delineation of all existing structures and whether they will be retained or demolished. General location, in conceptual form, of proposed uses and housing unit types. Areas and development density for each type of proposed use. Identification of site access points and layout, width of right-of-way and paved sections of all internal streets. Conceptual plans for drainage and approximate location and estimated size of all stormwater management facilities and a statement as to the type of facility proposed. ---PAGE BREAK--- 6-8 I P a g e Location, width and planting list for required transitional buffers at external site boundaries. Boundaries of all contiguous land under control or ownership of the applicant, and the current location, size, ownership, and use of each parcel adjoining the proposed development. All other information requested by the Director of Planning and Development or by the Morgan County Board of Commissioners. Following receipt of a complete application for a Conceptual Plan for development pursuant to the requirements of the Town Center Overlay Zoning District, such application shall be subject to review and recommendation of the Morgan County Planning Commission and approval of the Morgan County Board of Commissioners in compliance with Articles 28, 29, and 30 of this Ordinance. Approval of such conceptual plan shall constitute approval of the Town Center Overlay Zoning District for the subject property. Section 6.3.12 Variances and Conditions of Rezoning to TCO District In designating a parcel of land as a Town Center Overlay Zoning District, the Board of Commissioners provides for variances and conditions of rezoning for a Town Center Overlay Zoning District approval generally applicable in this zoning district. After approval of any such Town Center concept or preliminary plan by the Board of Commissioners, no action is required with respect to such variances or conditions of rezoning approved by the Board of Commissioners. Section 6.3.13 Site Plan Required A preliminary site plan for the Town Center Overlay Zoning District shall be submitted to the Director of Planning and Development following approval of the conceptual plan, and prior to submission of an application for a building permit. A preliminary site plan shall be submitted as each development phase or building is proposed for a building permit. The plan shall comply with all laws and regulations governing the approval of a development and, in addition, shall show all the features required on the concept plan. The preliminary plan application shall also include, at a minimum, the following information: • A narrative describing changes and refinements in the proposed preliminary plat, compared to the approved concept plan. • Six copies of a preliminary plan drawn to a designated scale of not less than one inch equals one-hundred feet = 100’), certified by a professional engineer or land surveyor licensed by the State of Georgia, presented on a sheet having a maximum size of 24” x 36”, and one 11” x 17” reduction of the plan. If presented on more than one sheet, match lines shall clearly indicate where the several sheets join. Such plan shall contain the following information: Boundaries of the property being proposed for preliminary plan approval within the Town Center Overlay Zoning District, with bearings and distances of the perimeter property lines and indication of boundaries of each phase of development, if applicable. The property can consist of all, or a portion of, the approved Town Center Overlay Zoning District. Location and lot layout of proposed uses. Development density and lot sizes for each type of use. ---PAGE BREAK--- 6-9 I P a g e Limits of clearing, existing vegetation, and any proposed landscaping and screening including existing vegetation to be preserved. Drainage plan with approximate location and size of proposed stormwater management facilities and a statement as to the type of facility proposed. Erosion and sediment control plan. Designation of minimum lot areas and yards that will be provided on lots adjacent to the external site boundaries of the development. Delineation of areas to be held in joint ownership, common ownership or control. Location of proposed trails, recreation areas, parks, schools, libraries, churches, and other public or community uses, facilities or structures on the site. Location of all sidewalks and bicycle facilities. Indication that the property is served by public water and sewer with conceptual layout of utilities and location of all existing or proposed utility easements having a width of 25 feet or more. Seal and signature of professional preparing the plat. All other information requested by the Director of Planning and Development or by the Morgan County Board of Commissioners. Following receipt of a complete application and fee, the Director of Planning and Development shall review the preliminary plan for the Town Center Overlay District to determine that it is substantially consistent with the approved concept plan in terms of zoning district boundaries, the proposed uses in the district, the general layout, location, types, magnitudes, and densities of proposed uses. Approval of a preliminary plan for a Town Center shall constitute approval of a preliminary plat under the Development Regulations of Morgan County following submission and staff review and approval of other plans and studies required for preliminary plat approval pursuant to the Morgan County Development Regulations. Section 6.3.14 Final Site Plan and Plat Prior to issuance of any building permit within any Town Center Overlay Zoning District, a final plat for the applicable phase shall be submitted and processed to completion as provided in the Development Regulations of Morgan County. After final approval of a final plat for a development in the Town Center Overlay Zoning District, said plat shall be timely recorded by the applicant in the Office of the Superior Court of Morgan County, Georgia. Section 6.3.15 Modification of Town Center Plan Minor Modifications: The Director of Planning and Development is authorized to approve minor changes in any such plan previously submitted as an application, or previously recommended for approval by the Planning Commission, or previously approved by the Board of Commissioners, subject to the limitations in this Section. Minor modifications to a preliminary plan for a development within the Town Center Overlay Zoning District consists of one or more of the following: minor changes in the location of streets, public or private ways, utility easements, parks, or other public open spaces providing that all such proposed changes meet all of the following requirements: • Do not increase densities within any portion of the development or the development as a whole; • Do not change any portion of the development tract; • Do not affect the form of ownership, control or maintenance of any portion of the common areas; ---PAGE BREAK--- 6-10 I P a g e • Are consistent with the approved development plan. Major Modification - Any modification of an approved preliminary plan for a development in the Town Center Overlay Zoning District requested by an applicant that does not qualify as a minor modification shall be a major modification. • All major modifications in an application for development within the Town Center Overlay Zoning District shall constitute a new application and shall require re-advertisement in the legal organ of Morgan County, Georgia of the public hearing dates and the applicable public hearings. The applicant shall pay the normal development application fees as set from time to time by the Morgan County Board of Commissioners. All major modifications requested by the applicant after approval of the Board of Commissioners shall require that the application shall be treated as a new application. Section 6.3.16 Relation to Other Regulations All State and Federal regulations apply to all developments within the Town Center Overlay Zoning District. It is the intent of these regulations to provide greater flexibility with respect to typical zoning standards regarding setbacks, buffers and yards. Any other conflicts between this Article and the other laws, rules, and regulations of Morgan County, Georgia are unintentional. In the case of conflicting standards between the same, the stricter standard shall apply as determined by the Morgan County Director of Planning and Development. Chapter 6.4 Community Mixed Use Zoning District The following standards shall apply to all districts zoned Community Mixed Use Business (MXD3). Section 6.4.1 Master Plan Required MXD3 Districts shall be developed in conformity with a master plan for future uses that is prepared by the applicant, reviewed by the Planning Commission and approved by the Board of Commissioners. Section 6.4.2 Infrastructure Concurrency An application for development in a MXD3 District must provide documentation that adequate infrastructure for current and future transportation, as exhibited by a Traffic Study. Water resource management and community services shall be provided concurrent with the completion of each phase or component of development. Section 6.4.3 Program for Unified Control Each applicant for an MXD3 District shall provide written evidence of the unified control of the entire district. During the development process, more than one developer may participate in the development of the approved plan so long as each parcel of land remains subject to all of the terms and conditions of the plan approved by the Morgan County Board of Commissioners for the property as a whole. Section 6.4.4 Phasing of Projects Development of the MXD3 Zoning District may be phased provided that individual projects are consistent with the Master Plan approved in Section 6.4.1. In all cases where a project is to be phased, each phase of the project shall contain the required land use mix, parking spaces, landscaping, storm water management, roads and utilities required for that phase. ---PAGE BREAK--- 6-11 I P a g e Section 6.4.5 Open Space Conservation No less than fifteen percent (15%) of a MXD3 project shall consist of open space in perpetuity. Open space is defined in accordance with Article 4 of the Morgan County Development Regulations. Open space must be provided according to the following requirements: • Buffer areas and greenways may be considered as open space. • At least twenty-five (25%) of open space must be common open space dedicated to the public for parkland. • Environmentally sensitive areas, such as wetland and stream buffers, wildlife habitats and large stands of trees along with culturally significant sites and landscapes shall be included in lands set aside to meet the open space conservation requirement. • Open space areas may be used for passive recreation, i.e. walking and biking trails, community gardens, playgrounds and up to twenty five (25%) of open space may be developed into active recreation space, i.e. soccer fields, base-ball fields. • Golf Courses may not be considered as part of the open space set aside. A metes and bounds description of the space to be preserved as open space and limits on use shall be recorded on the subdivision plat, in homeowner covenants, and on individual deeds when open space lands are not held entirely in common. Alternative means of open space preservation may include acceptance by a land conservation trust or unit of government. Private management alternatives that ensure the open space preservation required by this section will also be permitted. Each applicant shall provide as part of the application for the MXD3 district a description of the legal mechanism under which all land to be held in common ownership shall be owned, protected, and maintained. The mechanism, at a minimum shall provide for protective covenants and a mandatory Property/Homeowners Association. Section 6.4.6 Streets and Rights of Way The street network within a MXD3 District shall be designed to encourage a distribution of traffic, promote walking and bicycling as alternatives to vehicle trips and minimize conflicts between vehicles and pedestrians or bicyclists. Traffic calming features such as medians, and curb extensions are encouraged. All streets within a MXD3 district shall be classified according to the hierarchy provided in Chapter 5.13 of this Ordinance and the classification indicated on all submitted plans. Additionally the following classification may be used where appropriate: Alley: Alleys are permitted as private streets providing secondary or service access. Alleys serving four or more occupied structures shall provide a continuous connection between two public streets and shall meet the following standards: • Alleys shall be paved to a width of not less than 10 feet and constructed to the same paving standards as the connecting streets; • No alley shall be longer than 500 feet; • No alley shall have a slope greater than 7 percent; • Alleys paved to a width narrower than 16 feet shall be bordered on both sides by unobstructed four foot wide shoulders constructed of grass or gravel; and buildings shall be set back at least 10 feet from the edge of pavement of an alley. The following requirements shall apply to all streets within the MXD3 district: ---PAGE BREAK--- 6-12 I P a g e • All streets, excepting alleys, in a MXD3 district shall have curb and gutter. • All streets, excepting alleys, shall have six foot planting strips. • Cul-de-sac shall not exceed 250 feet in length, and must be accessed from a street providing internal or external connectivity. They shall be permanently terminated by a vehicular turnaround, and are permitted where topography makes a street connection impracticable. In most instances, a "close" or "eyebrow" is preferred to a cul-de-sac. Vehicular turnarounds of various configurations are acceptable so long as emergency access is adequately provided. • Streets and alleys shall, wherever practicable, terminate at other streets within the community and connect to existing and projected streets outside the development. • The average perimeter of all blocks within the MXD3 district should not exceed 1,350 feet. No block face should have a length greater than 500 feet without a dedicated alley or pathway providing through access. • A continuous network of rear alleys is recommended for most lots in a MXD3; rear alleys must provide vehicular access to lots less than 60 feet in width. • To prevent the buildup of vehicular speed, disperse traffic flow, and create a sense of visual enclosure, long uninterrupted segments of straight streets should be avoided. Methods of achieving this objective include: A street can be interrupted by intersections designed to calm the speed and disperse the flow of traffic; The vista along a street can be terminated with a significant feature (a building, park, natural feature, public monument, a specifically designed building facade or buildings sited to provide a visual "gateway" to an ensuing space; Perceived street length by a noticeable street curve where the outside edge of the curve is bounded by a building or other vertical elements that hug the curve and deflect the view, Other traffic calming configurations are acceptable so long as emergency access is adequately provided. Where intersections are signalized, they shall provide signal phases and indicators for pedestrians in accordance with the latest edition of the Manual of Uniform Traffic Control Devices, as administered by the Georgia Department of Transportation. Section 6.4.7 Building and Lots Frontage Every building lot shall have frontage upon a public street. Consistent build-to lines shall be established along all streets and public space frontages and noted on all submitted plans. Section 6.4.8 Architectural Standards Buildings other than garages, storage buildings and accessory structures shall have their principal orientation toward the street or common area rather than toward parking areas. The facades of all buildings, except single family detached homes, facing the street shall be at least two stories or at least eighteen (18) feet in height. All building facades shall be constructed with design features along the sidewalks that provide for the interest, comfort and convenience of pedestrians, including at least one of the following features: canopies, awnings, porches, or recessed entries. At least thirty-five percent (35%) of the ground level façade of each non-residential building that faces a sidewalk shall be comprised of windows. ---PAGE BREAK--- 6-13 I P a g e The front façade of any building in a MXD3 district shall not be oriented to face directly toward a parking lot. For single-family dwellings, garages must be located either in rear yards or have side-entries. Porches, pent roofs, roof overhangs, hooded front doors or other similar architectural elements shall define the front entrance of all single-family residences, including townhouses. Section 6.4.9 Parking Requirements Off street parking layouts and landscaping of parking lots within the approved development shall be in accordance with Article 10 of the Zoning Ordinance of Morgan County, with exceptions noted in this Section. On-street parking provided around the street edges of any particular block in a mixed-use area shall count towards the parking requirements for the uses located within that block. Section 6.4.10 Landscaping Requirements Street trees are required in all areas of the MXD3 district as follows: • A minimum of one deciduous canopy tree shall be provided per forty (40) feet, or fraction thereof, of all street frontages except as noted, • One tree shall be provided for each twenty five (25) linear feet of parking lot frontage. • Trees should be located between the sidewalk and curb or in tree wells installed in pavement or concrete. Section 6.4.11 Signage Signs for the approved development and for individual establishments used for commercial, office, institutional and other non-residential uses shall be permitted in accordance with Article 17 of the Zoning Ordinance of Morgan County, with exceptions noted in this Section: • Billboards are prohibited. • In mixed-use areas, all signs shall be wall signs or cantilever signs. • Cantilever signs shall be mounted perpendicular to the building face and shall not exceed eight square feet. The entity providing unified control of the development of the MXD3 district shall have the right, and is encouraged to develop an alternative, comprehensive sign program for the development establishing a uniform sign theme. Upon approval of the Board of Commissioners, all project signage shall be permitted only in accordance with the approved alternative signage program. Chapter 6.5 Industrial Zoning Districts All property zoned I1 (Light Industrial) and I2 (Heavy Industrial) must meet the regulations of this Ordinance and the Morgan County Development Regulations, unless otherwise specified in a conditional use permit approved by the Morgan County Board of Commissioners. ---PAGE BREAK--- 6-14 I P a g e Chapter 6.6 Large Site Industrial Zoning District The following standards shall apply to all districts zoned Large Site Industrial (I3). Section 6.6.1 Applicability Only those properties that lie within the area designated for Industrial Mega-Site on the Future Land Use Map of Morgan County are appropriate for rezoning to Large Site Industrial (I3) Districts. The Large Site Industrial District may be applied to an area that contains no less than 500 acres. Section 6.6.2 Application Procedures Pre-application Conference Required: A pre-application conference between the developer and staff of Morgan County (staff of the Planning Department, County Engineer and other relevant staff) is required at least two weeks in advance of the formal filing deadline for any concept plan filed for consideration under the provisions of this Section. At this conference, the developer shall present to staff such drawings as have been prepared to meet the concept plan filing requirements. Staff will review them against the concept plan application requirements and return preliminary review comments to the developer within five working says of the conference. These review comments are intended to facilitate the developer’s ability to meet the filing requirements and have a concept plan application accepted at the time of formal filing. The developer shall also discuss with staff the scope, design and proposed uses of the proposed development and shall receive consultation from county staff relating to the provisions of this ordinance. Each application for the Large Site Industrial Zoning classification shall be filed with the Director of Planning & Development and shall require the applicant to pay an application fee as set from time to time by the Morgan County Board of Commissioners. Such applications will require the submittal of a concept plan as provided below. The application for concept plan approval for a Large Site Industrial Zoning District shall include, at a minimum, the following information: • A complete application for zoning approval in a manner consistent with a rezoning application as provided in this Ordinance; • A narrative addressing the proposed development explaining how it meets all the purposes, intents and standards of all applicable laws, rules, regulations, and ordinances. The narrative shall include: A tabulation of the number of acres in each land use; The total density for each land use per acre; The total amount of open space acreage; Amenities, creative or innovative features of the proposed development; The relationship of the proposed development to the surrounding natural features and all existing development on the site; All other distinctive or unusual features of the plan, and all other information requested by the Director of Planning and Development or by the Morgan County Board of Commissioners. • A statement from all responsible government agencies that the development’s water supply and wastewater treatment methods and systems are satisfactory to protect the public health, safety and welfare; • Drawings drawn to scale which show the façade elevations and façade materials, detailing and roof treatments of the project buildings shall be submitted and approved as part of the concept plan approval of the project; ---PAGE BREAK--- 6-15 I P a g e • Traffic Impact Study that meets the provisions of Article 16 of this ordinance; • Six copies of a concept plan drawn to a designated scale of not less than one inch equals one hundred feet = 100’), certified by a professional engineer or land surveyor licensed by the State of Georgia, presented on a sheet having a maximum size of 24” x 36” and fifteen 11” x 17” reductions of the plan. If presented on more than one sheet, match lines shall clearly indicate where the sheets join. Such plans shall contain the following information: Boundaries of the entire property proposed to be included in the Large Site Industrial Zoning District, with bearings and distances of the perimeter property lines and indication of boundaries of each phase of development, if applicable; Location map; Total area of the property in acres; Scale and north arrow, with north, to the extent feasible, oriented to the top of the plat and on all supporting graphics; Existing topography with a maximum contour interval of five feet and a statement indicating whether it is an air survey or field run; Delineation of any floodplain designated by the Federal Emergency Management Agency, United States Geological Survey; the delineation of any jurisdictional wetlands as defined by Section 404 of the Federal Clean Water Act; Delineation 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 impact it; A delineation of all existing structures and whether they will be retained or demolished; General location, in conceptual form, of proposed uses; Identification of site points and layout, width of right-of-way and paved sections of all internal streets; Conceptual plans for drainage and approximate location and estimated size of all storm water management facilities and a statement as to the type of facility proposed; Location, width and planting list for required transitional buffers at external site boundaries; Boundaries of all contiguous land under control or ownership of the applicant, and the current location, size, ownership and use of each parcel adjoining the proposed development. • All other information requested by the Director of Planning and Development or by the Morgan County Board of Commissioners. Section 6.6.3 Review Procedures Process for Public Information and Input: In order to provide for citizen access to the concept plan review process, the following public process shall be required for each concept plan filed under this Section: • Public Information Meeting: After the staff review meeting and before the Planning Commission meeting required in Article 19 of this ordinance, a public information meeting may be required to be held by the Director, subject to a minimum of 21 days between the staff meeting and the public information meeting to allow for notification by mail of adjacent property owners and property owners within 500 feet of any boundary of the subject site. The intention of the public information meeting is to provide the adjacent community the opportunity to receive information about the proposed project and relevant County requirements from both the developer and county staff ---PAGE BREAK--- 6-16 I P a g e prior to the Planning Commission meeting. In order to allow for sufficient time for both the public information meeting and the Planning Commission meeting, there shall be a minimum of 42 days between the staff review and the Planning Commission meeting. • Planning Commission Meeting: Each concept plan filed under this Section shall be presented by County Planning Department staff at the first regular Planning Commission meeting after the public information meeting for the concept plan; if one is held. The intention of this presentation to the Planning Commission is to provide for citizen comments and questions on the proposed project and for staff to receive suggestions and requests for plan improvements from the Planning Commission. • Placement on Planning Commission Agenda: Concept plans placed on the Planning Commission agenda will be discussed in accordance with the procedural rules of the Planning Commission and their bylaws (as outlined in Article 18). Placing the concept plan on the Planning Commission agenda is intended to facilitate citizen participation in the review procedure. In providing input on concept plans, the Planning Commission shall consider how the proposed plan meets the overall intent and spirit of the Chapter; • Suggestions for Plan Improvement Shared with Applicant: Within five working days of the Planning Commission meeting where the concept site plan governed by these provisions is reviewed, staff shall notify the developer by letter of the Planning Commission’s recommendation. Staff suggestions and requests concerning general development as well as Planning Commission suggestions and requests for plan improvement shall be included in this letter; • Board of Commissioner’s Review: The concept plan for an I3 district shall be presented to the Morgan County Board of Commissioners for a public hearing and action, pursuant to Article 19 of this ordinance. Approval of a concept plan by the Board of Commissioners shall constitute approval of the Large Site Industrial Zoning District classification for the subject property. Section 6.6.4 Site Plan Required A site plan for the Large Site Industrial Zoning District shall be submitted to the Director of Planning and Development following approval of the conceptual plan, and prior to submission of an application for a building permit. A site plan shall be submitted as each development phase or building is proposed for a building permit. The plan shall comply with all laws and regulations governing the approval of a development and, in addition, shall show all the features required on the concept plan. The site plan application must include all the information required by the Morgan County Development regulations and shall also include, at a minimum, the following information: • A narrative describing changes and refinements in the site plan, compared to the approved concept plan; • Six copies of a concept plan drawn to a designated scale of not less than one inch equals one hundred feet = 100’), certified by a professional engineer or land surveyor licensed by the State of Georgia, presented on a sheet having a maximum size of 24” x 36” and fifteen 11” x 17” reductions of the plan. If presented on more than one sheet. Match lines shall clearly indicate where the several sheets join. Such plans shall contain the following information: Location and lot layout of proposed buildings and uses; Limits of clearing, existing vegetation, and any proposed landscaping and screening including existing vegetation to be preserved; Designation of minimum lot areas and yards that will be provided on lots adjacent to the external site boundaries of the development; ---PAGE BREAK--- 6-17 I P a g e Indication that the property is served by public water and sewer with conceptual layout of utilities and location of all existing or proposed utility easements having a width of twenty five (25) feet or more. Following receipt of a complete application and fee, the Director of Planning and Development shall review the site plan for the Large Site Industrial District to determine that it is substantially consistent with the approved concept plan in terms of zoning district boundaries, the proposed uses in the district, the general layout, location, types, magnitudes, and densities of proposed uses. Additionally the Director shall determine if the proposed Large Site Industrial Development meets the State’s threshold for a Development of Regional Impact (DRI, See Chapter 2.11). If a development application submitted to the Director of Planning and Development is found to meet the DRI threshold criteria, the processing of the application will be halted until the DRI review process has been completed and a finding “in the best interest of the region and the state” has been made by the Regional Development Center (RDC). Approval of a site plan for a Large Site Industrial District shall constitute approval of a site plan under the Development Regulations of Morgan County following submission and staff review and approval of other plans and studies required for site plan approval pursuant to the Morgan County Development Regulations. Section 6.6.5 Community Liaison Committee For each approved site plan for a site governed by this Section, the Director may require that a community liaison committee be formed. If required, this committee shall consist of five persons as follows: • A representative of the developer; • A representative of the Morgan County Planning Department; • A representative of the Planning Commission, to be selected by the Chairman of the Planning Commission; • Two representatives of the property owners of parcels bordering the I3 District, to be selected by the Board of Commissioners. Within thirty (30) days of the site plan approval, the names and telephone numbers of all members shall be provided in writing to the Director of Planning and Development, who shall make this list available to all members of the community liaison committee. The intent of the community liaison committee is to monitor project progress, provide accurate information about the construction of the project to the community and to allow representatives of the community to raise issues about compliance with this Section during construction and for one year after the issuance of the Certificate of Occupancy. The committee shall meet at regular intervals during this period as decided by the committee. The developer shall be responsible for providing meeting space, advance notification of any meetings to committee members and any notes or minutes of meetings that the committee determines to keep. Any questions relating to compliance with this Section shall be brought to the attention of the Planning Department, which is responsible for ensuring compliance with the Ordinance. ---PAGE BREAK--- 6-18 I P a g e Section 6.6.6 Modification of Large Site Industrial Plan Minor Modifications: The Director of Planning and Development is authorized to approve minor changes to any such plan previously submitted as an application, or previously recommended for approval by the Planning Commission, or previously approved by the Board of Commissioners, subject to the limitations in this Section. Minor modifications to a site plan for a development within the Large Site Industrial Zoning District consists of one or more of the following: • Minor changes in the location of streets, public or private ways, utility easements, parks, or other public open spaces providing that all such proposed changes meet all of the following requirements: Do not increase density of development or impervious area within any portion of the development as a whole; Do not change any portion of the development tract; Do not affect the form of ownership, control or maintenance of any portion of the common areas; Are consistent with the approved concept plan. Major Modifications: Any modifications of an approved site plan or a development in the Large Site Industrial Zoning District requested by an applicant that does not qualify as a minor modification shall be a major modification. All major modifications in an application for development within the Large Site Industrial Zoning District shall constitute a new application and shall require re-advertisement in the legal organ of Morgan County, Georgia of the public hearing dates and the applicable public hearings. The applicant shall pay the normal development application fees as set from time to time by the Morgan County Board of Commissioners. All major modifications requested by the applicant after approval of the Board of Commissioners shall require that the application shall be treated as a new application. Section 6.6.7 Phasing of Projects Development of the I3 Zoning District may be phased provided that the individual projects are consistent with the approved Concept Plan. Section 6.6.8 Program for Unified Control Each applicant for the I3 district shall provide written evidence of the unified control of the entire district. During the development process more than one developer may participate in the development of the approved plan so long as each parcel of land remains subject to all the terms and conditions of the plan approved by the Morgan County Board of Commissioners for the property as a whole. Section 6.6.9 Concurrency Review As part of the site plan review, the Director of Planning and Development, and other appropriate staff, shall review the site plan against the following elements: • Traffic Impact Study Conditions for Development: The Director of Planning and Development shall review all site plan applications for consistency with project and/or system improvements as required as conditions of concept plan and zoning district approval; • Access Management: The Director of Planning and Development shall review all site plan applications for good access management practices. In this review, the standards of this Section ---PAGE BREAK--- 6-19 I P a g e shall be used in addition to the standards of the Georgia Department of Transportation (GDOT) and Article 10 of this ordinance. Major Entrance Drive: Along each street frontage, there shall be one major entrance into the site from the public street, which shall have the following characteristics: • A landscaped entrance drive shall be created into the site from the street right of way line far enough into the site so that motorists may reach the parking areas associated with all major buildings without having to travel through other parking areas. For all sites where the major entrance drive serves common parking areas of 200 or more parking spaces, the major entrance drive shall extend into the site a minimum depth of 100 feet from the street right of way line. For the first 100 feet into the site from the street right of way line, the entrance drive shall be straight and perpendicular in relation to its intersection with the public street. At a minimum, for all sites, the entrance drive shall be straight and perpendicular in relation to the public street for the depth of the required landscape frontage area. There shall be no parking spaces, drive aisles or interior streets opening directly onto this drive within the first 100 feet. Secondary entrance drives shall also have no parking spaces opening into the drive for the first 100 feet. However, drive aisles or interior streets may be permitted to intersect the secondary entrance drive behind the required landscape frontage area based on a determination by the Director of Planning and Development that vehicle movement into and out of the site will not be impaired. • Secondary Entrances: Additional secondary site entrances may be permitted in the interest of good traffic operation as determined by the Director of Planning and Development: One additional entrance may be permitted along a continuous site frontage in excess of 500 feet or two additional entrances along a continuous site frontage in excess of 1,200 feet. • Corner Clearance: The minimum distance that shall be permitted between an entrance and the corner of an intersection shall be based on the following formula: Site Frontage Distance from Intersection 0-200 feet 75 feet 201-600 feet 150 feet • Entrance Spacing: The minimum spacing between all entrances shall be as follows: Speed Limit Spacing Center to Center 30 mph or less 150 feet 40 mph or more 250 feet ---PAGE BREAK--- 6-20 I P a g e • Proximity to Property Line: In no case shall any site entrance or driveway be closer than twenty (20) feet to a property line; • Prohibition of Vehicular Entrances into Neighborhoods: There shall be no vehicular access to residential subdivision streets to or from the I3 District that are adjacent to the I3 District governed by this Section; • Interior Driveways and Parking: Interior driveways and parking for all sites governed by this Section shall meet the requirements of Article 10 and Article 11, unless specifically stated otherwise. • Storm Water Management, Water and Sanitary Sewer: The Director of Planning and Development shall review the site plan against those standards for levels of service that have been established for these utilities. The developer shall demonstrate that the capacity of the existing sanitary sewer collection system has adequate hydraulic capacity to handle the wastewater generated by the site, and if not, explain what provisions will be made to improve the existing system. The developer shall also demonstrate that the existing water supply system has adequate capacity to meet peak hourly demand and fire flows while maintaining acceptable water pressure. The developer is responsible for demonstrating that existing levels of service established by the Director of Planning and Development are met and is responsible for installing necessary improvements to ensure that the service standards are maintained. • Timing of Infrastructure Improvement: All improvements required under this Section shall be constructed before the issuance of the Certificate of Occupancy. Section 6.6.10 Design Standards for I3 Districts • Landscaping: In order to respond to the proportionally greater impacts of large-scale development on surrounding uses, particularly residential neighborhoods, certain landscaping requirements of the zoning ordinance shall be increased proportionally in respect to the size of the site. All landscaping must meet the requirements of Article 11, unless otherwise noted below: All plant materials required by this Section shall meet the following minimum size requirements: • Overstory tree: 3 inch caliper and 12 feet minimum height; • Understory or ornamental trees: 2 inch minimum caliper and 8 feet minimum height. • Buffer Yards: Requirements for buffer yards are as follows (these requirements supersede any buffer requirements found in Article 11 or elsewhere in this ordinance: For non-industrial adjacent use, the minimum width is 500 densely vegetated feet; For industrial adjacent land use, the minimum width is 200 densely vegetated feet. To the extent possible, exiting topography within the designated buffer yard area shall be preserved, including existing trees. The preservation of existing, healthy trees is strongly encouraged. The creation of screening topography (berms) in addition to those required is also encouraged. No buildings, roadways or access drives, loading or truck maneuvering areas serving the proposed development shall be permitted in the buffer area. However, buffer yards ---PAGE BREAK--- 6-21 I P a g e may incorporate areas required as setbacks for any waterways, floodplains, or other sensitive environmental features or cultural resources. Trees shall be a mixture of overstory trees and large evergreen trees unless otherwise specified. Required fences and walls shall be placed at the point in the buffer yard highest in elevation relative to the adjacent properties in order to maximize the screening effect of the fence or wall. Additionally, if a service road or loading area is adjacent to the buffer, the vertical distance from the road to the top of the masonry wall should be at least 12 feet in order to adequately screen trucks and loading activities form adjacent dwellings. The increase in elevation relative to the adjacent property may be accomplished by the construction of an earth berm or may result from existing topography within the buffer yard area. Berms shall have a maximum slope of 3 to 1. • Frontage Landscaping Areas: All sites governed by the provisions of this Section with property lines abutting the public right of way are required to provide landscaping along the street frontage. To the extent possible, existing topography within the designated buffer yard area shall be preserved, including existing trees. The preservation of existing, healthy trees is strongly encouraged. Per 100 feet of frontage landscape area shall include a minimum of 6 overstory trees, 12 understory and 24 shrubs (the width of the landscape frontage area is measured from the street set back line into the interior of the site). Screening Element: Where internal drives and/or parking are located immediately behind the frontage landscaped area, screening elements to help screen those vehicular areas from the street shall be installed by the developer. One, or a combination, of the following shall be installed within the frontage landscaped area to result in a height of 3 feet above the final grade of the parking and/or drive area behind the frontage area: an earth berm, a brick or masonry wall, or a continuous hedge of evergreen shrubs. Where the finished grade of the internal drives and/or parking immediately behind the frontage landscaped area results in a grade 3 feet or lower than the finished grade of the street immediately in front of the frontage landscaped area, then no screening element shall be required. • Landscaped Major Entrance Drive: The following requirements shall be met for major entrance drives from the public right of way as described in this Section: Except where drive aisles or interior streets intersect the entrance drive, there shall be a landscaped area on either side of the entrance drive with a minimum width of 10 feet, planted with grass or suitable ground cover and with canopy trees. The minimum spacing shall be one overstory tree planted on each side of the entrance drive for every thirty (30) feet (or fraction thereof) of length of the entrance drive behind the required landscaped frontage area, excluding drive entrances into the entrance drive. Understory trees may be substituted for canopy trees along this entrance drive at the ratio of 2 understory trees for one overstory tree. ---PAGE BREAK--- 6-22 I P a g e Section 6.6.11 Requirements for Preservation of Natural Topography and Vegetation and provision of Created Open Space The development of large tracts of land typically removes a large proportion of the natural topography and vegetation of the property and decreases open space within the community. Therefore, it is the intent of this Section to provide standards designed to help mitigate the loss of open space to the community from large sites, where possible, preserving the natural topography and vegetation and creating new open space. • Percentage of Site Area: When reviewing proposals for I3 Districts, the Director of Planning and Development shall utilize the following standards to achieve the intent of this provision; A total of ten percent (10%) of the total site area shall be either kept in its natural state in order to preserve areas of natural topography and vegetation or shall result in created open space so that the total of significant natural topography and vegetation retained and created open space total ten percent of the total site area, excluding any area in the public right of way. That portion of required buffer yards that preserve existing topography and vegetation may be used to satisfy this requirement. Chapter 6.7 Lakeshore Town Center Overlay District The following standards shall apply to all areas zoned Lakeshore Town Center Overlay (LTCO). Section 6.7.1 Area of Application This overlay district is supplemental to the LR1, LR2 and LR3 zoning district classifications and must be approved by the Morgan County Board of Commissioners, in compliance with all rezoning requirements of the Morgan County Zoning Ordinance and with all other applicable county and state law. Section 6.7.2 Minimum Development Area The Lakeshore Town Center Overlay Zoning District may be applied to an area that contains no less than 20 acres. Section 6.7.3 Mix of Uses Buildings and sites are permitted to contain a mixture of uses. In buildings with a mixture of residential and non-residential uses, non-residential uses must occupy the ground floor. No more than 50 percent of the land area of the Lakeshore Town Center Overlay District may consist of dwelling units as a primary use. Single-family detached dwellings may not occupy more than 20 percent of the land area of the District. Section 6.7.4 Phasing of Projects Development of the Lakeshore Town Center Overlay Zoning District may be phased provided that individual projects are consistent with the Concept Plan approved in Section 6.7.12. ---PAGE BREAK--- 6-23 I P a g e Section 6.7.5 Parking Requirements All off-street parking requirements of Article 10 with the following exception: off-street parking requirements may be met by a combination of off-street, on-street and shared parking. Section 6.7.6 Buffers Buffer areas and screening between adjacent uses are not required within the Lakeshore Town Center Overlay District. Buffers between the LTCO zoning district and adjoining property uses are required and must meet the requirements of this Ordinance. Section 6.7.7 Open Space Requirement A minimum of at least thirty-three percent (33%) of the gross area of the site shall be retained as common open space. In addition to those permitted uses of open spaces listed in the Morgan County Development Regulations, golf courses, sports fields and courts, community recreation buildings and grounds, and swimming pools may be included in the 33% open space requirement in the LTCO. Section 6.7.8 Public Streets Required All streets within the Lakeshore Town Center Overlay Zoning District shall be public streets except for alleys. Section 6.7.9 Alleys Alleys are permitted as private streets providing secondary or service access. Alleys serving four or more occupied structures shall provide a continuous connection between two public streets and shall meet the following standards: • Alleys shall be paved to a width of not less than 10 feet and constructed to the same paving standards as the connecting streets; • No alley shall be longer than 500 feet; • No alley shall have a slope greater than 7 percent; • Alleys paved to a width narrower than 16 feet shall be bordered on both sides by unobstructed four foot wide shoulders constructed of grass or gravel; and buildings shall be set back at least 10 feet from the edge of pavement of an alley. Section 6.7.10 Sidewalks Sidewalks are required on all streets within the Lakeshore Town Center Overlay Zoning District, except for alleys. The location and width of sidewalks shall be established pursuant to the approved Lakeshore Town Center Overlay Zoning District development plan. Section 6.7.11 Architectural Standards Buildings other than garages, storage buildings and accessory structures shall have their principal orientation toward the street or common area rather than toward parking areas. The facades of all buildings facing the street shall be at least two stories or at least eighteen (18) feet in height and be constructed with design features along the sidewalks that provide for the interest, comfort ---PAGE BREAK--- 6-24 I P a g e and convenience of pedestrians, including at least one of the following features: canopies, awnings, porches, or recessed entries. At least thirty five percent (35%) of the ground level façade of each non-residential building that faces a sidewalk shall be comprised of windows. For single-family dwellings, garages must be located either in rear yards or have side-entries. Section 6.7.12 Application, Review and Approval Procedures Each application for the Lakeshore Town Center Overlay Zoning District classification shall be filed with the Director of Planning and Development and shall require the applicant to pay an application fee as set from time to time by the Morgan County Board of Commissioners. Such application shall be reviewed in a two-step process consisting of a concept plan and a preliminary plan. The application for concept plan approval for a Lakeshore Town Center Overlay Zoning District shall include, at a minimum, the following information: • A complete application for zoning approval in a manner consistent with a rezoning application as provided in the Zoning Ordinance of Morgan County. • A narrative addressing the proposed development explaining how it meets all the purposes, intents, and standards of all applicable laws, rules, regulations, and ordinances. The narrative shall include a tabulation of the number of acres in each land use, the number of dwelling units by type, the total gross residential density per acre, the total gross commercial density per acre, the total amount of open space acreage, the number, type and size of all recreational facilities, the acres devoted to institutional uses, the types of institutional uses, all other amenities, creative or innovative features of the proposed development, the relationship of the proposed development to the surrounding natural features and all existing development on the site, all other distinctive or unusual features of the plan, and all other information requested by the Director of Planning and Development or by the Morgan County Board of Commissioners. • A statement from all responsible government agencies that the development’s water supply and wastewater treatment methods and systems are satisfactory to protect the public health, safety and welfare. • Six copies of a plan drawn to a designated scale of not less than one inch equals one-hundred feet = 100’), certified by a professional engineer or land surveyor licensed by the State of Georgia, presented on a sheet having a maximum size of 24” x 36”, and fifteen 11” x 17” reductions of the plan. If presented on more than one sheet, match lines shall clearly indicate where the several sheets join. Such plat shall contain the following information: Boundaries of the entire property proposed to be included in the Town Center Overlay Zoning District, with bearings and distances of the perimeter property lines and indication of boundaries of each phase of development, if applicable. Location map. Total area of the property in acres. Scale and north arrow, with north, to the extent feasible, oriented to the top of the plat and on all supporting graphics. Existing topography with a maximum contour interval of five feet and a statement indicating whether it is an air survey or field run. Delineation of any floodplain designated by the Federal Emergency Management Agency, United States Geological Survey; the delineation of any jurisdictional wetlands as defined by Section 404 of the Federal Clean Water Act. Delineation 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 impact it. ---PAGE BREAK--- 6-25 I P a g e A delineation of all existing structures and whether they will be retained or demolished. General location, in conceptual form, of proposed uses and housing unit types. Areas and development density for each type of proposed use. Identification of site access points and layout, width of right-of-way and paved sections of all internal streets. Conceptual plans for drainage and approximate location and estimated size of all stormwater management facilities and a statement as to the type of facility proposed. Location, width and planting list for required transitional buffers at external site boundaries. Boundaries of all contiguous land under control or ownership of the applicant, and the current location, size, ownership, and use of each parcel adjoining the proposed development. All other information requested by the Director of Planning and Development or by the Morgan County Board of Commissioners. Following receipt of a complete application for a Conceptual Plan for development pursuant to the requirements of the Lakeshore Town Center Overlay Zoning District, such application shall be subject to review and recommendation of the Morgan County Planning Commission and approval of the Morgan County Board of Commissioners in compliance with Articles 18, 19 and 20 of this Ordinance. Approval of such conceptual plan shall constitute approval of the Lakeshore Town Center Overlay Zoning District for the subject property. Section 6.7.13 Variances and Conditions of Rezoning to LTCO District In designating a parcel of land as a Lakeshore Town Center Overlay Zoning District, the Board of Commissioners provide for variances and conditions of rezoning for a Lakeshore Town Center Overlay Zoning District that are generally applicable in this zoning district. After approval of any such Lakeshore Town Center concept or preliminary plan by the Board of Commissioners, no action is required with respect to such variances or conditions of rezoning approved by the Board of Commissioners. Section 6.7.14 Site Plan Required A preliminary site plan for the Lakeshore Town Center Overlay Zoning District shall be submitted to the Director of Planning and Development following approval of the conceptual plan, and prior to submission of an application for a building permit. A preliminary site plan shall be submitted as each development phase or building is proposed for a building permit. The plan shall comply with all laws and regulations governing the approval of a development and, in addition, shall show all the features required on the concept plan. The preliminary plan application shall also include, at a minimum, the following information: • A narrative describing changes and refinements in the proposed preliminary plat, compared to the approved concept plan. • Six copies of a preliminary plan drawn to a designated scale of not less than one inch equals one-hundred feet = 100’), certified by a professional engineer or land surveyor licensed by the State of Georgia, presented on a sheet having a maximum size of 24” x 36”, and one 11” x 17” reduction of the plan. If presented on more than one sheet, match lines shall clearly indicate where the several sheets join. Such plan shall contain the following information: Boundaries of the property being proposed for preliminary plan approval within the Town Center Overlay Zoning District, with bearings and distances of the ---PAGE BREAK--- 6-26 I P a g e perimeter property lines and indication of boundaries of each phase of development, if applicable. The property can consist of all, or a portion of, the approved Town Center Overlay Zoning District; Location and lot layout of proposed uses; Development density and lot sizes for each type of use; Limits of clearing, existing vegetation, and any proposed landscaping and screening including existing vegetation to be preserved; Drainage plan with approximate location and size of proposed stormwater management facilities and a statement as to the type of facility proposed; Erosion and sediment control plan; Designation of minimum lot areas and yards that will be provided on lots adjacent to the external site boundaries of the development; Delineation of areas to be held in joint ownership, common ownership or control. Location of proposed trails, recreation areas, parks, schools, libraries, churches, and other public or community uses, facilities or structures on the site; Location of all sidewalks and bicycle facilities; Indication that the property is served by public water and sewer with conceptual layout of utilities and location of all existing or proposed utility easements having a width of 25 feet or more; Seal and signature of professional preparing the plat; All other information requested by the Director of Planning and Development or by the Morgan County Board of Commissioners; Following receipt of a complete application and fee, the Director of Planning and Development shall review the preliminary plan for the Lakeshore Town Center Overlay District to determine that it is substantially consistent with the approved concept plan in terms of zoning district boundaries, the proposed uses in the district, the general layout, location, types, magnitudes, and densities of proposed uses. Approval of a preliminary plan for a Lakeshore Town Center shall constitute approval of a preliminary plat under the Development Regulations of Morgan County following submission and staff review and approval of other plans and studies required for preliminary plat approval pursuant to the Morgan County Development Regulations. Section 6.7.15 Final Site Plan and Plat Prior to issuance of any building permit within any Lakeshore Town Center Overlay Zoning District, a final plat for the applicable phase shall be submitted and processed to completion as provided in the Development Regulations of Morgan County. After final approval of a final plat for a development in the Lakeshore Town Center Overlay Zoning District, said plat shall be timely recorded by the applicant in the Office of the Superior Court of Morgan County, Georgia. Section 6.7.16 Modification of Lakeshore Town Center Plan Minor Modifications: The Director of Planning and Development is authorized to approve minor changes in any such plan previously submitted as an application, or previously recommended for approval by the Planning Commission, or previously approved by the Board of Commissioners, subject to the limitations in this Section. Minor modifications to a preliminary plan for a development within the Lakeshore Town Center Overlay Zoning District consists of one or more of the following: minor changes in the location of streets, public or ---PAGE BREAK--- 6-27 I P a g e private ways, utility easements, parks, or other public open spaces providing that all such proposed changes meet all of the following requirements: • Do not increase densities within any portion of the development or the development as a whole; • Do not change any portion of the development tract; • Do not affect the form of ownership, control or maintenance of any portion of the common areas. • Are consistent with the approved development plan; Major Modification - Any modification of an approved preliminary plan for a development in the Lakeshore Town Center Overlay Zoning District requested by an applicant that does not qualify as a minor modification shall be a major modification; • All major modifications in an application for development within the Lakeshore Town Center Overlay Zoning District shall constitute a new application and shall require re-advertisement in the legal organ of Morgan County, Georgia of the public hearing dates and the applicable public hearings. The applicant shall pay the normal development application fees as set from time to time by the Morgan County Board of Commissioners. All major modifications requested by the applicant after approval of the Board of Commissioners shall require that the application shall be treated as a new application. Section 6.7.17 Relation to Other Regulations All State and Federal regulations apply to all developments within the Lakeshore Town Center Overlay Zoning District. It is the intent of these regulations to provide greater flexibility with respect to typical zoning standards regarding setbacks, buffers and yards. Any other conflicts between this Article and the other laws, rules, and regulations of Morgan County, Georgia are unintentional. In the case of conflicting standards between the same, the stricter standard shall apply as determined by the Morgan County Director of Planning and Development.