Article 2 — Use of Land and Structures

Sec. 202 - Zoning Map.

The boundaries of the various zoning districts are shown on a map entitled "Official Zoning Map of Douglas County, Georgia" adopted on the date of adoption of this Development Code, and as amended thereafter from time to time.

202 (a) Official Zoning Map adopted.

202 (b) Amendments to the Zoning Map.

202 (c) Determination of zoning district boundaries.

202 (d) Special conditions of previous zoning approvals retained.

All special conditions and special stipulations imposed as conditions of rezoning of property prior to adoption of the Zoning Map are hereby retained and reaffirmed, and shall continue in full force and effect until such time as the property is rezoned or the prior zoning action of the Board of Commissioners is amended through the rezoning process established by this Code.

Sec. 203 - Reserved

Sec. 204 - Zoning districts; established.

For purposes of this Development Code, the following Zoning Districts and Overlay Zoning Districts are established as listed in Table 2.1along with the Zoning Map symbol and the Comprehensive Plan Future Land Use Map designation that is being implemented by the Zoning District.

Sec. 205 - Zoning districts; relationship to Comprehensive Plan.

205 (a) Application of the Comprehensive Plan.

The Douglas County Comprehensive Plan establishes appropriate land use character area categories and a range of preferred zoning districts, development intensities, composed of densities, floor area ratios, or similar measures, for each land area in the county. This Unified Development Code and the County's individual project approvals provide development standards, plan requirements and other factors that shall determine the development intensity of each project within the Comprehensive Plan range. The County reserves the right to limit projects to intensities below the Comprehensive Plan's upper limits in order to ensure that all elements of the built environment, including land use, transportation, housing, energy, and infrastructure, work together to provide sustainable, green places for living, working, and recreation, with a high quality of life.

Sec. 206 - Zoning districts; conversion of previous districts.

Zoning districts as were established under the previous Zoning Ordinance of Douglas County are hereby renamed to the following zoning district names and designations under this Development Code, as shown on Table 2.2. All regulations, requirements and provisions of this Development Code applicable to a zoning district established under Sec. 204 of this Code shall apply to the previously named zoning district as shown on Table 2.2.

Sec. 207 - Zoning districts; purpose of each.

All lands in unincorporated Douglas County are included in one or another of the zoning districts established by this Development Code. Overlay districts, which provide additional requirements or restrictions on the portions of these zoning districts over which they are established, are found under Sec. 208 of this Article.

207 (a) AG Rural Agricultural.

The AG Rural Agricultural District is established to protect rural areas of Douglas County in which agriculture, farm operations, conservation lands and timber stands on parcels of 3 acres or more are the established land use pattern, and to provide an environment which encourages residents to continue to live and practice agricultural operations without adverse impact arising from more dense development.

207 (b) R-A Residential-Agricultural.

The R-A Residential-Agricultural District is established to protect and promote a suitable environment for rural or "large lot suburban" family life, agriculture including the raising of livestock and poultry, and the development of natural resources and other uses requiring extensive areas of land. This District is required to protect the future development of land in accordance with the Comprehensive Plan of the county as amended.

207 (c) R-LD Low Density Single-Family Residential.

The R-LD Single-Family Residential District is established to protect and promote a suitable environment for family life, to discourage any use which would generate other than normal residential area traffic on minor streets and to protect the orderly future development of land in accordance with comprehensive development plans for the county.

207 (d) R-MD Medium Density Single-Family Residential.

The R-MD Medium Density Single-Family Residential District is established to protect and promote a suitable environment for family life, to discourage any use which would generate other than normal residential area traffic on minor streets and to protect the future development of land in accordance with comprehensive development plans for the county.

207 (e) R-HD Residential - High Density The R-HD Residential High Density District is established to protect and promote a suitable environment for family life, to discourage any use which would generate other than normal residential area traffic on minor collector streets, to meet the demands of two, three, four and multi-family residences, townhomes and condominiums and to protect the orderly future development of land in accordance with comprehensive development plans for the county. The intent of this district is to provide standards for higher density dwellings which will:

207 (f) R-MH Manufactured Home Residential.

The R-MH Manufactured Home Residential District is established to protect and promote a suitable environment for family life, to meet the need and demands for the development of manufactured home residential areas and to protect the future development of land in accordance with comprehensive development plans for the county.

207 (g) PRD Planned Residential Development The PRD district is established to protect and promote a suitable environment for family life and to encourage flexibility in meeting the needs of families through a mix of housing types and densities in accordance with the land use plan for the County with a development site of at least two acres and adjacent to or in proximity to municipal boundaries.

207 (h) PUD Planned Unit Development.

The PUD district is intended to permit the planning and development of parcels of land that are suitable in location and character for the uses proposed as unified and integrated developments in accordance with detailed development plans. The PUD district is intended to provide a means of accomplishing the following specific objectives: To provide for development concepts not otherwise allowed within non-PUD zoning districts; To provide flexibility, unity, and diversity in land planning and development, resulting in convenient and harmonious groupings of uses, structures and common facilities; To encourage innovations in quality residential, commercial, and industrial development and renewal so that the growing demands of the population may be met by greater variety in type, design, and layout of buildings and by the conservation and more efficient use of open space; To lessen the burden of traffic on streets and highways; and To provide a procedure that can relate the type, design, and layout of residential, commercial, and industrial development to the particular site, thereby encouraging preservation of the site's natural characteristics.

207 (i) OI Office Institutional The Office Institutional District is established to promote an office environment allowing low rise, mid-rise and high-rise office buildings and accessory retail uses. This zone is intended to be located in or adjacent to heavy concentrations of commercial or light industrial uses such as business districts or nodes, interchange areas, or industrial or office parks. The District also functions as a transitional zone from commercial and light industrial uses to less intensive uses such as single-family residential and multi-family uses.

207 (j) C-G General Commercial.

The C-G General Commercial District is established to protect and promote a suitable environment for those retail commercial uses that benefit from close proximity to each other. The District is intended to serve as the location of regional and sub-regional centers for retailing, finance, and professional and general office activities. Its primary purpose is to group their uses together in a compact area designed to accommodate pedestrian movement. General commercial areas are characterized by shopping centers containing department stores, big box retailers such as Home Depot and PetSmarts, discount clubs and retail and service establishments serving a wide market area. Commercial uses commonly found in neighborhood and community commercial areas also are found in general commercial areas.

207 (k) C-H Heavy Commercial.

The C-H Heavy Commercial District is established to protect and promote a suitable environment for those commercial uses that benefit from direct access to major streets or are located on major streets and thoroughfares that are classified as major arterial roads or interstate highways. Such uses commonly which generate loud noises and require large areas for open storage, or generate substantial motor vehicle traffic.

207 (l) PSP Public-Semi Public.

The PSP Public-Semi Public district is established to provide a district for public, quasi-public and semi-public uses, including government buildings, schools and publicly owned parks and recreation facilities, in accordance with the comprehensive plan for the county.

207 (m) LI Light Industrial.

The LI Light Industrial District is established to protect and promote a suitable environment for light industrial purposes, and uses that require both office and distribution facilities at the same site, as well as related and compatible commercial uses and appropriate accessory uses and including accessibility to major transportation facilities, availability of adequate utilities and other public services, and availability of large quantities of suitable land. Uses compatible with light industrial development are to be encouraged insofar as they are in accordance with comprehensive development plans for the county.

207 (n) LI-R Restricted Light Industrial.

The LI-R Restricted Light Industrial District is established to protect and promote a suitable environment for high quality, visually attractive, stable, light industrial, electronics and cyber research and development, data storage and administrative facilities and offices.

207 (o) HI Heavy Industrial.

The HI Heavy Industrial District is established to protect and promote a suitable environment for heavy industrial uses including accessibility to major transportation facilities, availability of adequate utilities and other public services, and availability of sufficient quantities of land to adequately support such establishments. Uses compatible with light and heavy industrial development are to be encouraged insofar as they are in accordance with the Comprehensive Plan of Douglas County.

Sec. 208 Overlay districts; generally and purposes of each.

As the name implies, overlay districts “over-lay” applicable base zoning district classifications to alter some or all of the base zoning district regulations that apply to particular sites. Overlay zoning districts work to modify or supplement the regulations imposed by base zoning district when necessary to address special situations or promote specific county planning goals. Overlay zoning is intended to be used when the base zoning district applied to an area remains generally appropriate, but when an additional, modified or eliminated requirement could help implement the county’s planning goals or address an area-specific planning, design or land use regulation issue. All applicable regulations of the underlying base zoning district and of this Development Code apply to property in an overlay district unless otherwise expressly stated in the overlay district regulations. When overlay district regulations conflict with regulations that otherwise apply in the underlying base zoning district or with regulations otherwise imposed by this Development Code, the more restrictive regulations govern.

208 (a) O-ED Estate Density Overlay District.

The O-ED overlay district is established to protect and promote a suitable environment for rural or "large lot suburban" family life, agriculture including the raising of livestock and poultry, and the development of natural resources and other uses requiring extensive areas of land. This overlay district is required to protect the future development of land in accordance with the comprehensive plan of the county as amended. See the Estate Density Regulations of the Lot and Building Standards Article of the code for provisions relating to the O-ED Overlay District.

208 (b) O-EO Watershed Protection Overlay.

The purpose of the O-EO Watershed Protection Overlay District is to establish measures to protect the quality and quantity of the present and future water supply of Douglas County, as well as the City of East Point and jurisdictions downstream from Douglas County; to minimize the transport of pollutants and sediment to the water supply; and to maintain the yield of water supply watersheds. The O-EO Watershed Protection Overlay District is composed of the following Watershed Protection Areas corresponding to the topographical features that delimit the drainage basins of the following respective creeks, rivers and reservoirs:

See the Watershed Protection Division of the Environmental Protection Article of this Code for provisions relating to the O-EO Overlay.

208 (c) O-GW Groundwater Recharge Area Protection Overlay.

The O-GW Groundwater Recharge Area Protection Overlay District is established to protect the quality of groundwater by regulating land uses within significant groundwater recharge areas. This is necessary to protect the public health, safety, and welfare, particularly those persons and communities who rely on groundwater as their source of potable water supply See the Groundwater Recharge Area Protection Division of the Environmental Protection Article of this Code for provisions relating to the O-GW Overlay.

208 (d) O-WP Wetlands Protection Overlay.

The O-WP Wetlands Protection Overlay District is established to promote the protection of wetlands in Douglas County, which are indispensable, fragile natural resources with significant development constraints due to flooding, erosion, and soils limitations. Furthermore, they provide habitat areas for fish, wildlife, and vegetation; water quality maintenance and pollution control; flood control; erosion control; opportunities for study and education; and open space and recreational opportunities.

See the Wetlands Protection Division of the Environmental Protection Article of this Code for provisions relating to the O-WP Overlay.

208 (e) O-QGD Quality Growth Development Overlay.

The O-QGD Quality Growth Development Overlay District is established to promote high quality development in areas of the county that are largely undeveloped but in the path of rapid, substantial residential, commercial, or industrial development that is anticipated will radically change the character of the lands within the District boundaries. This District is designed to encourage high quality development by establishing restrictions and standards to protect the natural environment, promote optimum development, and so that investment values will be maximized and will not be endangered by unsightly, undesirable, or incompatible developments springing up on adjacent properties in the foreseeable future.

See the Quality Growth Development District Standards Section of the Lot and Building Standards Article of this Code for provisions relating to the O-QGD Overlay.

208 (f) O-LF Landfill Overlay.

The O-LF Landfill Overlay District is established in order to protect properties near existing or previously closed solid waste disposal facility from well-water contamination and from the buildup of methane gas within enclosed buildings. It is the intent of this overlay district to maintain compliance with requirements imposed by the Georgia Department of Natural Resources, Environmental Protection Division (Chapter 391-3-4, Solid Waste Management).

208 (g) O-AH Airport Hazard Overlay.

The O-AH Airport Hazard Overlay District is established to provide areas to be used as either public or private airfields, and to create compatible use zones. See the Airport Zone Restrictions Division of the Restrictions on Particular Uses Article of this Code for provisions relating to the O-AH Overlay.

208 (h) O-HC Highway Corridor Overlay The O-HC Highway Corridor Overlay district is intended to accommodate and promote high- quality, well-designed development that is in keeping with the existing and desired character of the county’s major highway corridor areas. The overlay is further intended to ensure consistency with the Douglas County comprehensive plan and with other adopted plans and policies of the county.

See the Highway Corridor Overlay District Standards Section the Lot and Building Standards Article of the code for provisions relating to the O-HC, Highway Corridor.

208(i) Master Planned Developments and Mixed Use Master Plan Overlay (legacy)

Projects approved as a special use permit as a Master Planned Development or Mixed use Master Plan Development prior to December 5, 2020 may continue to develop in accordance with the conditions, stipulations, regulating documents, and concept plans approved under the special use permit. No new Master Planned Developments or Mixed Use Master Plan Developments will be approved by special use permit after December 5, 2020.

208 (j) Cedar Mountain Overlay Cedar Mountain is an area of northwest Douglas County typified by a unique ecosystem. It is comprised of geologic features that contribute to a habitat which sustains a rare botanical environment. The predominant geologic unit underlying Cedar Mountain is Ropes Creek Metabasalt. Calcium-rich soils, such as those found over Ropes Creek Metabasalt support a disproportionately large number of rare plant species found within Georgia. Distinct rock outcroppings support unique and diverse assemblages of native plants, some of which are rare botanical species. Cedar Mountain also holds potential for the identification of rare and endangered animal species dependent on the unique ecosystem. The intent of the Cedar Mountain Overlay is to identify appropriate measures to mitigate any land use or development that would potentially be a detriment to the natural, scenic or cultural environmental of this unique and valuable resource.

208 (k) Central West Workplace Campus Overlay The intent of the Central West Workplace Campus Overlay is to provide regulations to manage orderly growth and development in the Workplace Campus as identified on the Douglas County Zoning Map. The Workplace Campus Overlay applies to 800+/- acres for a high-tech jobs center in a campus-like environment. Development of the Workplace Campus Overlay should occur in accordance with a master plan for access to roads, railroads, water, sewer, broadband and other utilities. The overlay is intended to support campus-like technology-based industries rather than uses that will generate heavy truck traffic, excessive noise or nuisances which are discouraged in this district of the county.

208 (l) Westfork and Thornton South Highway Corridor Overlay The purpose of this overlay to the Westfork Planned Unit Development (PUD) is to honor the original intent of the 1973 Westfork Overall Regulating Plan and subsequent amendments while providing an updated framework in which to administer current regulations. The overlay addresses scale and design of development in this area; multi-modal transportation options;

ensure for the preservation of long-term viable greenspace; maintain the character and sense of place along the corridor; and provide for the safety of all businesses, residences, and visitors to the Westfork PUD.

Sec. 209 - Reserved.

Sec. 210 - Uses allowed in each zoning district.

This Section identifies the uses that are allowed by right or by Special Use approval in each of the zoning districts and uses to which certain restrictions apply.

210 (a) Allowed principal and accessory uses.

An accessory use is incidental to the principal use and would not exist independent of the principal use.

210 (b) Restrictions on particular uses.

Requirements that apply to certain uses are listed in the Restrictions on Particular Uses Article of this Code (Article 3). For those uses that have specific restrictions associated with them, a reference is given on the two tables to the pertinent Section in Article 3. The provisions of Division 1 of Article 3 that apply to development in general, Division III, Airport Zone Restrictions, and Division IV, Prohibited Uses, however, are not indicated in either of the two tables.

210 (c) Special Uses.

Principal uses that are Special Uses may be granted subject to Special Use approval procedures as set forth in the Procedures and Permits Article of this Code.

210 (d) Prohibited uses.

210 (e) Interpretation of uses.

210 (f) Tables Table 2.2 organizes the various principal uses under headings that correspond to various uses, such as:

■ Agriculture, Forestry, Fishing and Hunting ■ Residential Uses ■ Administrative and Professional Offices ■ Commercial Services ■ Arts, Entertainment and Recreation ■ Retail Trade ■ Manufacturing, Wholesaling and Warehousing ■ Transportation, Communications and Utilities ■ Public and Institutional Uses Table 2.3 presents the various accessory uses allowed in each zoning district.

O-HC, Highway Corridor Overlay explanation. Table 2.2 and 2.3 present principal and accessory uses that are allowed by right or allowed only by Special Use approval within all the base zone districts.

When looking at the O-HC, Highway Corridor Overlay District, the following information applies.

Allowable uses are represented by a “B” where a use is allowed only if it is permitted in the base zone district (that means it could be by right or by special use in the base district-but it would be likewise allowed in the O-HC). An “S” appears if the use is allowed by special use approval regardless of the base zone district designation. If no designation appears, the use is not permissible within the highway corridor overlay boundary regardless of whether it is permissible in any base zone district.