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5-1 I P a g e Article 5 General Requirements Table of Contents 5-1 Chapter 5.1 Use 5-2 Chapter 5.2 Height 5-2 Chapter 5.3 Lot Area and 5-2 Chapter 5.4 Maximum Density, Minimum Lot Size and Minimum Lot Width 5-2 Section 5.4.1 Minimum Lot Sizes and Septic Systems 5-2 Chapter 5.5 Minimum Required Yards and Building Setbacks 5-2 Chapter 5.6 Corner Lots 5-3 Chapter 5.7 One Principal Building Per Lot 5-3 Chapter 5.8 Coverage Requirements 5-3 Chapter 5.9 Reserved 5-3 Chapter 5.10 Buffer and Landscape Strip Requirements 5-3 Chapter 5.11 Visibility at Intersections and Driveway Entrances 5-3 Chapter 5.12 Curb Cuts 5-3 Chapter 5.13 Classification of Roadways 5-4 Section 5.13.1 Interstate Principal Arterial 5-4 Section 5.13.2 Principal Arterial 5-4 Section 5.13.3 Minor Arterial 5-4 Section 5.13.4 Major Collectors 5-4 Section 5.13.5 Minor Collectors 5-4 Section 5.13.6 Local Roads and Streets 5-5 Chapter 5.14 Electrical Power Service and Lighting Installation 5-5 Chapter 5.15 Concrete Block . 5-5 Chapter 5.16 Landings 5-5 Chapter 5.17 Architectural Scale and Detailing 5-5 Chapter 5.18 Dumpster Enclosures 5-6 Chapter 5.19 Sidewalks and Bicycle Lanes 5-7 Chapter 5.20 Underground 5-7 Chapter 5.21 Natural Resource Protection and Environmental Buffers 5-7 Chapter 5.22 Traffic Impact 5-7 ---PAGE BREAK--- 5-2 I P a g e Chapter 5.1 Use No building, structure, premises or land shall be used or occupied and no building or part thereof shall be erected, extended, enlarged, constructed, moved, or altered except in conformity with this Ordinance as well as other applicable laws, regulations and ordinances. Chapter 5.2 Height No building or structure shall be erected, constructed or altered that exceeds the height limit for the district in which it is located. The height limitations of this Ordinance shall not apply to church spires, cupolas, public utility facilities and domes not intended for human occupancy. Chapter 5.3 Lot Area and Lot Size No lot, even though it may consist of one or more adjacent lots of record, shall be reduced in size so that lot width or depth, front, side or rear yard, inner or outer courts, lot area per unit, or other requirements of this Ordinance are not maintained. Chapter 5.4 Maximum Density, Minimum Lot Size and Minimum Lot Width No lot shall hereafter be developed with a number of housing units that exceeds the residential density for the use district in which the lot is located, as established by this Ordinance. No lot shall hereafter be developed that fails to meet the minimum lot size and minimum lot width for the use district in which the lot is located as established by this Ordinance, unless it is a legal lot of record, or as otherwise specifically provided. Section 5.4.1 Minimum Lot Sizes and Septic Systems No construction may proceed on a building, manufactured home or any structure to be served by a septic tank unless the Morgan County Health Department first approves the proposed septic tank installation as meeting the requirements of the DHR Manual for On-Site Sewerage Management Systems. Chapter 5.5 Minimum Required Yards and Building Setbacks No building shall hereafter be erected in a manner to have narrower or smaller rear yards, front yards, or side yards than specified for the use district in which the property is located, or for specific use if yards and setback regulations pertain to a specific use in this Ordinance. No lot shall be reduced in size, and no principal building shall hereafter be constructed, so that the front, side or rear yards required by the use district in which said lot and building are located are not maintained. No part of a yard or other open space required for one building shall be included as part of a yard of other open space similarly required for another building. Every part of a required yard or court shall be unoccupied and unobstructed by any portion of a structure from the ground upward. Except driveways, no concrete, asphalt or other paved surface shall be allowed within the front, side or rear yard setbacks. No driveway, paved or unpaved, shall be allowed within the side setbacks, unless within a Conservation Subdivision. This Chapter shall not apply when a portion of a lot is acquired for a public purpose. As established by this Ordinance, the application of buffer requirements supersedes these minimum required yards. ---PAGE BREAK--- 5-3 I P a g e Chapter 5.6 Corner Lots Minimum side yard requirements for corner lots shall not be less than the minimum front yard requirements for such lots. Chapter 5.7 One Principal Building Per Lot Only one principal building and its customary accessory buildings may hereafter be erected on any lot, unless this Ordinance specifically provides otherwise; further provided that more than one multi-family dwelling, office, institutional, commercial or industrial building may be located on a lot or tract. The owner must record a plat of subdivision of the lot(s) in the plat records of the Morgan County Clerk of Superior Court before a building permit can be issued where a parcel of land is under single ownership and 2 or more principal buildings are located on a parcel that meet the minimum space requirements of this Ordinance. Chapter 5.8 Coverage Requirements No lot shall hereafter be developed to exceed the maximum lot coverage or impervious surface percentage specified for the use district in which it is located. No lot shall be developed with less than the minimum landscaped open space specified for the use district in which said lot is located. Chapter 5.9 Reserved. Chapter 5.10 Buffer and Landscape Strip Requirements No lot shall hereafter be developed with less than the minimum buffers and landscape strips specified for the zoning district in which said lot is located. (See District Requirements and Article 11, Landscaping and Buffers.) Chapter 5.11 Visibility at Intersections and Driveway Entrances No plant, structure, fence, wall, sign, or other element shall be placed within twenty (20) feet or maintained in a manner that obstructs vision at the intersection of: • The right of way lines of two public streets; • Any vehicular access drive with a right of way on a public street; • Any vehicular access drive with another vehicular access drive; • A public street’s right of way line and a railroad; • Two railroad lines. Chapter 5.12 Curb Cuts No curb cut shall be less than 9 feet nor exceed 50 feet in length. No curb cut shall be closer than 20 feet to another curb cut or access point, except in residential zoning districts (R1, R2, R3, LR1, LR2, LR3). At street intersections, no curb cut or other access point shall be located closer than 20 feet from the intersecting point of the two street rights of way or property lines involved (or such lines extended in case of a rounded corner), whichever is least restrictive. ---PAGE BREAK--- 5-4 I P a g e A permit must be obtained from the Georgia Department of Transportation before curb cuts or any other point of access is authorized onto a state owned highway right of way from abutting property. Chapter 5.13 Classification of Roadways All roadways in Morgan County, Georgia, are divided into six classes as shown in the Morgan County Road Network Map, as adopted as part of the Morgan County Comprehensive Plan (latest adopted), which is hereby incorporated by reference. Rights of way for each class of roadways shall be as outlined below. Section 5.13.1 Interstate Principal Arterial Multi-lane controlled access roadways, which only allows access at designated interchanges, the purpose of the interstate is to transport people and goods over long distances at high speeds with a minimum amount of friction from entering and exiting traffic. Average daily traffic volumes are typically over 100,000 vehicles per day. The required right of way for interstates is based on design requirements. Section 5.13.2 Principal Arterial A principal arterial is used to transport large volumes of traffic at moderate speeds and is typically multi- lane. A principal arterial is usually a median divided highway with some controlled access. These roads provide immediate access to adjacent land uses through driveways and two-way turn lanes in the center of the multi-lane arterial. A principal arterial is designed for a typical capacity of 45,000 to 70,000 vehicles per day. Recommended right of way is one hundred (100) feet. Section 5.13.3 Minor Arterial A minor arterial is designed to provide cross-town and cross county street access. These roadways are usually multi-lane, although in some less developed areas they may be two lane roads. With access to development, there are often driveways that run directly into thoroughfares and, occasionally, on-street parking. Typical traffic volumes range between 20,000 and 50,000 vehicles per day. Recommended right of way is one hundred (100) feet. Section 5.13.4 Major Collectors Major collectors move traffic from large residential areas and other local traffic generators such as schools, parks, office, and retail areas to principal and minor arterials. Generally these are two to four lane roads with frequent intersections. Traffic volumes are between 15,000 and 30,000 vehicles per day. The recommended right of way is eighty (80) feet. Section 5.13.5 Minor Collectors Minor collectors are roads designated to collect traffic from the local network of county roads and transport this traffic to the arterial system. Minor collectors are typically two to four lane facilities with an average daily traffic volume of 7,500 to 15,000 vehicles, Recommended right of way is sixty (60) feet without curb and gutter, or fifty (50) feet when curb and gutter is provided. ---PAGE BREAK--- 5-5 I P a g e Section 5.13.6 Local Roads and Streets These roads exist primarily to provide access to adjacent land and serve low mileage trips. Use of these roads and streets for through traffic is usually discouraged, The recommended right of way is sixty (60) feet without curb and gutter, or fifty (50) feet when curb and gutter is provided. Chapter 5.14 Electrical Power Service and Lighting Installation Neither temporary nor permanent electrical power service or lighting installations will be granted in any Zoning District for campers, recreational vehicles, shacks, tents, or other structures which do not meet all the requirements of this Zoning Ordinance. Electrical power service and/or lighting installations will be immediately terminated upon the discovery by the Director of Planning and Development of a use of the property which does not follow the information shown on the building permit. Chapter 5.15 Concrete Block All dwellings built within the unincorporated areas of Morgan County, Georgia, after October 1, 1989, shall have no exposed concrete block. All such concrete block shall be covered by paint or stucco. Chapter 5.16 Landings A minimum sixteen (16) square foot landing shall be required at each door used for ingress or egress to any dwelling unit built within or located in the unincorporated area of Morgan County after June 6, 2000. The sole exception shall be for detached garages and other accessory buildings of the principal dwelling or building. Chapter 5.17 Architectural Scale and Detailing In order to mitigate the negative effect of large monolithic structures with undifferentiated architecture, in order to create a positive, human scale appropriate both to pedestrian use and to surrounding residential areas and other less intense uses, to enhance the economic health of the county through the construction of long lasting structures made of durable materials, and in order to create a positive image of Morgan County through design excellence, the architecture of non-residential buildings shall complement other buildings of the vicinity and shall meet the following requirements: • Exterior building materials shall be durable and of high quality. Brick, glass, stone, cast stone, and high quality pre-cast concrete are encouraged, particularly facing public areas (including customer, tenant and public parking areas and the public right-of-way). Non-durable materials such as thin layer stucco products shall not be used within 8 feet of ground level unless specifically reinforced or located away from pedestrian and/or vehicular traffic; • The roofline of building facades which face public areas (including customer, tenant and public parking areas and the public right-of-way) shall be designed to include treatments such as pitched roofs, gables, chimneys or raised features in order to provide interest and avoid the monotony of undifferentiated rooflines; • All facades facing public areas (including customer, tenant and public parking areas and the public right-of-way) shall include architectural details such as banding, base elements, cornice lines, decorative bays, balconies, column treatments, pedestrian arcades, decorative window ---PAGE BREAK--- 5-6 I P a g e treatments, and/or architectural fenestration intended to relieve blank and undifferentiated facades. Long facades shall be varied by the use of setbacks or other articulation. Rear and side facades shall be designed to be compatible in color, materials and detailing with the public facades. • The building shall employ varying setbacks, heights, roof treatments, doorways, window openings, and other structural or decorative elements to reduce apparent size and scale of the building; • All rooftop equipment shall be screened from view from adjacent right of ways and neighboring properties using durable architectural materials compatible with the building’s exterior. • Where new construction includes increases in elevation above the existing grade created by grading or earthmoving on the site and results in height which is higher in elevation than the existing adjacent streets, then additional landscaping, terracing or berming may be required in the bufferyard areas adjacent to that portion of the new construction which is higher than the adjacent streets in order to effectively screen the new construction. Architectural treatment of proposed retaining walls over six feet in height is required in order to visually break up the mass of wall. This shall be accomplished by the use of durable architectural materials such as brick or similar products and the creation of terraces and setbacks of varied depth. In addition, the following shall be required: • A minimum of 60% of all of the exterior first floor facades of all buildings in the proposed development which face public areas (including customer, tenant and public parking areas and public right of way) shall be constructed of brick, stone or cast stone. • Weather protection for pedestrians in the form of pedestrian arcades, awnings or appropriate treatment shall be provided for those portions of the first floor facades of all buildings in the proposed development facing areas where there is intended to be pedestrian use and access to buildings (including customer, tenant, and public walking areas, sidewalks adjacent to buildings and pedestrian entrances). • A minimum of 33% of the total surface area of the first floor facades which face public areas (including customer, tenant and public parking areas, and the public right-of-way) of each tenant lease space in the proposed development shall consist of windows and/or doors. Façade area used for windows and doors may be included in the 60% façade materials requirements above. • In order to ensure conformance with this requirement, exterior building elevations must be reviewed and approved by the Director of Planning and Development. • Public building shall be clearly defined and highly visible on the building’s exterior design, and shall be emphasized by on-site traffic flow patterns. Two or more of the following design features shall be incorporated into all public building canopies or porticos, overhangs, projections, arcades, peaked roof forms, arches, outdoor patios, display windows, or distinct architectural details. Chapter 5.18 Dumpster Enclosures All trash and recycling containers in non-residential developments must be covered and placed on a concrete pad that is enclosed by masonry construction on three sides and have an opaque gate(s) on the fourth side. The exterior of the enclosure shall have a brick façade. The height of the enclosure should be a minimum of six feet in height to adequately screen the containers from view of public streets and residential structures. The enclosure shall be placed in a manner that allows trash collection vehicles to approach easily. ---PAGE BREAK--- 5-7 I P a g e Chapter 5.19 Sidewalks and Bicycle Lanes All sidewalks must be a minimum of five feet in width within the development. Sidewalks must connect all parking and amenity areas to all non-residential buildings, as well as Multi-Family dwellings. All sidewalks must connect with existing public sidewalks. If existing public sidewalks are located on the opposite side of the street, then a crosswalk will be required. The crosswalk must meet all the required markings and signage. All sidewalks must comply with all American Disability Act (ADA) requirements for slope, ramps and detection devices. Facilities for bicycle travel may include off-street bicycle paths (generally shared with pedestrians and other non-motorized users) and separate, striped, four foot bicycle lanes on streets. If a bicycle lane is combined with a lane for parking, the combined width should be 14 feet. Chapter 5.20 Underground Utilities In order to enhance the aesthetic character of non-residential development and provide a positive image of Morgan County, all aerial utility wires along the street frontages and margins of a non-residential site must be placed underground, unless otherwise approved by the Board of Commissioners as part of the plan approval. Chapter 5.21 Natural Resource Protection and Environmental Buffers Each project shall meet the Environmental Regulations found in Article 14. The design and development of a non-residential project should minimize off-site storm water runoff, promote on-site filtration and minimize the discharge of pollutants to ground and surface water. Natural topography and existing land cover should be maintained/protected to the maximum extent practicable. New development and redevelopment shall meet the following requirements: • Untreated, direct storm water discharges to wetlands or surface waters are not allowed. • Post development peak discharge rates should not exceed pre-development peak rates. • Erosion and sediment controls must be implemented to remove 80% of the average annual load of total suspended solids. • All treatment systems or BMPs must have operation and maintenance plans to ensure that systems function as designed. • Landscaping plans shall include designs to integrate storm water detention ponds into the overall design of the entire site, and shall relate sympathetically to the surrounding land uses. Such facilities shall be landscaped with a mixture of canopy and evergreen trees and interior slopes of detention ponds shall be planted with sod or other suitable ground cover. In a non-residentially zoned district, an undisturbed buffer of 100 feet shall be maintained surrounding any State or Federal Protected Conservation Area (including floodways, stream greenways, wildlife habitats, cemeteries, wetlands and flood hazard areas described in Article 4, Chapter 4.3 et. al. of the Morgan County Development Regulations), structures and/or properties listed on or eligible for the National Register of Historic Places, and other specific identified cultural resource (as defined in Article 12 of this Ordinance). Chapter 5.22 Traffic Impact ---PAGE BREAK--- 5-8 I P a g e All non-residential developments shall have direct access to an arterial street, or to a collector level street deemed appropriate by the Director. Vehicle access shall be designed to accommodate peak on-site traffic volumes without disrupting traffic on public streets or impairing pedestrian safety. This shall be accomplished through adequate parking lot design and capacity; access drive entry throat length, width, design, location and number, and traffic control devices, and sidewalks. The site design shall provide direct connections to adjacent land if required by the Director. If required by Article 16, the applicant shall present a Traffic Impact Analysis prior to development approval of non-residential development. The Traffic Impact Analysis shall consider the parking lot 100% full for level of service analysis.