Forsyth County › Unified Development Code
Chapter 20B — Specialty District, Article 1 — MASTER PLANNED DISTRICT (MPD)
§ 20B-1.1
Purpose and Intent.
The Master Planned District is intended to provide for mixed-use development. Uses must complement and be compatible with the orderly development of the project as well as surrounding land uses. The Master Planned District may be developed in distinct pods or can be integrated with a mix of uses being interspersed with one another, including multiple uses within the same structure. The density of residential development and intensity of nonresidential development should be consistent with the recommendations of the Forsyth County Comprehensive Plan.
The provisions of a Master Planned District are intended to establish a zoning district that will:
(A)Provide a mechanism to incorporate and implement the goals and intent of the Forsyth County Comprehensive Plan in a manner that is not possible in conventional zoning classifications;
(B)Allow for a mixture of complementary land uses based upon the existing and planned road networks in order to assure safe and efficient transportation patterns;
(C)Provide for an orderly and creative arrangement of land uses in relation to each other and to the surrounding community;
(D)Provide for the mobility of all inhabitants by walking, biking, or other means of transportation with diminished emphasis on the automobile;
(E)Maintain mobility along traffic corridors and state highways;
(F)Provide transitions between high traffic corridors and low density residential development;
(G)Create a development of the highest architectural and aesthetic quality by demonstrating such standards via an approval process that is more rigorous than the requirements for rezoning to other zoning districts but no more onerous than is necessary to enable thorough analysis;
(H)Minimize the environmental impacts of new development;
(I)Promote the efficient use of land resulting in networks of utilities, streets, and other infrastructure features that maximize the allocation of fiscal and natural resources;
(J)Stage development of this type in a manner which can be accommodated by the timely provision of public utilities, public facilities, public services, and public road improvements; and
(K)Encourage the creation of new employment opportunities.
§ 20B-1.2
Uses Permitted.
(A)General. Uses shall provide an orderly relation and function to other uses in the development and to existing land uses, as well as with due regard to the Comprehensive Plan of Forsyth County.
Development within the district shall be limited to those uses specifically requested as part of the Master Development Handbook and approved by the Board of Commissioners, unless otherwise specifically noted in the approval of the Master Planned District.
(B)Commercial and Office Uses. The amount of commercial and office land use within the Master Planned District shall be determined based on the amount of open space provided as shown in Table 20B.1. Land
TABLE 20B.1
| Land Use and Density Requirements | ||
|---|---|---|
| Commercial and Office Uses as Percentage of Total Site* | Maximum Residential Density (Units per Acre)** | Minimum Required Open Space as Percentage of Total Site |
| 25.0 | 6.0 | 22.0 |
| 22.5 | 5.5 | 22.0 |
| 20.0 | 5.0 | 25.0 |
| 17.5 | 4.5 | 27.5 |
| 15.0 | 4.0 | 30.0 |
| 12.5 | 3.5 | 32.0 |
| 10.0 | 3.3 | 36.0 |
applicable.
Table 20B.1. For the purposes of this Article, open space shall include areas within the Master Planned
| Land Use and Density Requirements | ||
|---|---|---|
| Commercial and Office Uses as Percentage of Total Site* | Maximum Residential Density (Units per Acre)** | Minimum Required Open Space as Percentage of Total Site |
| 25.0 | 6.0 | 22.0 |
| 22.5 | 5.5 | 22.0 |
| 20.0 | 5.0 | 25.0 |
| 17.5 | 4.5 | 27.5 |
| 15.0 | 4.0 | 30.0 |
| 12.5 | 3.5 | 32.0 |
| 10.0 | 3.3 | 36.0 |
Reading grid · rebuilt for display · verify at source (p. 280) ↗
§ 20B-1.3
General Conditions.
(A)Code Provisions. Whenever there is a conflict or difference between the provisions of this Article and those of other chapters of the Unified Development Code, the provisions of this Article shall prevail.
Subjects not covered by this Article shall be governed by the respective provisions found elsewhere in the Unified Development Code.
(B)Water and Sewer. Public water shall be required for all Master Planned Districts. Public Sewer or an Existing Private Sewage Treatment Plant with Sufficient Capacity shall be required for all Master Planned Districts.
(C)Variance Requests. Applications requesting rezoning to the Master Planned District must identify all variance requests in the rezoning application and represent such requests in the Master Development Handbook. Variances shall be limited to the requirements of the Unified Development Code and shall follow the requirements of Chapter 8 and as noted in this chapter.
§ 20B-1.4
Procedures.
(A)Pre-Application Meeting. Before submitting an application for rezoning to Master Planned District, the applicant shall confer with the director to determine the feasibility for the proposed plan and its relationship to the Forsyth County Comprehensive Plan and the Unified Development Code.
(B)Master Development Handbook. To enable a thorough analysis of an application for the Master Planned District, the application requirements exceed those of other zoning districts. In addition to the standard requirements, applications for the Master Planned District shall include a Master Development Handbook. To avoid duplication, the information required for the Master Development Handbook can be combined with the standard requirements to amend the official zoning map. The Master Development Handbook shall include:
(1)The Uniform Plan. A plan of the project showing the location of proposed zones and the general trajectories of the various thoroughfares. At a minimum, the Uniform Plan shall differentiate between the following zones:
(a)Residential Zones
(b)Shopping, Business, or Trade Zones
(c)Civic and Institutional Zones
(d)Open Space Zones
(e)Vertical Mixed Use Zones The applicant may develop more specific zones and or modify the name of the zones to better represent the theme of the proposed Master Planned District. An application is not required to include each of the zones listed above, see 20B-1.2 for requirements related to permitted uses.
(2)Land Use Standards. A matrix of text and or diagrams that regulate the permitted uses and performance standards for each zone identified in the Uniform Plan. Regulations of the Unified Development Code that are not listed in the Land Use Standards shall default to the standards identified in other chapters, which will be determined by the director in any case in which applying the regulations of other chapters would be unclear. At a minimum, the following shall be established for each zone identified in the Uniform Plan:
(a)Permitted uses
(b)Minimum lot size
(c)Minimum lot width
(d)Minimum setbacks
(e)Minimum building separation
(f)Buffers and impervious surface setbacks*
(g)Maximum height
(h)Maximum building coverage
(i)Parking and loading requirements
*Riparian buffers and impervious surface setbacks as set forth in UDC 18-11.2 shall not be modified except via the process in UDC 18-11.3.
(3)Community Standards. The community standards are intended to produce visual compatibility among various building types and, at a minimum, the Community Standards shall address lighting, signage, fences, landscaping, building materials, building colors, and other architectural features.
The following shall be submitted to address each of the Community Standards:
(a)Lighting. A pedestrian scale lighting illustration that demonstrates the relationship of the pedestrian to street light features and types and styles of light fixtures that will be used.
(b)Signage. Signage plan pertaining to non-residential uses for any proposed sign types. All proposed signage in the signage plan shall conform to the dimensional and numerical requirements of the Forsyth County Sign Ordinance.
(c)Fences. Fence and wall details for community, residential spaces and non-residential uses that demonstrate a cohesion in material and maintain a relationship with the character of the surrounding land uses and structures.
(d)Landscaping. A landscape plan that incorporates planting materials to enhance the existing area, particularly as viewed from an adjacent right-of-way, and to mitigate development impacts.
(e)Building Materials. Building elevations and details pertaining to wall finishes with indication of the wall cladding material.
(f)Building Colors. Building elevations or renderings demonstrating the permissible colors for materials on walls, roofs, and any accent feature.
(g)Architectural features. Details pertaining to elements found in the built environment that create community character and visual interest.
(4)Additional Requirements. Text, drawings, and/or diagrams providing the following information:
(a)A construction phasing schedule and plan for phased projects that shall comply with the following criteria:
(i)The developer is required to obtain a certificate of occupancy for a significant component of the non-residential uses prior to completing development of any residential element.
(ii)Upon completion of the initial phased development, the proposed future phases shall remain as accessible open space areas, provided the land is undisturbed and not hazardous to the health, safety, and welfare of residents and the public, until such time that the proposed portion will be constructed.
(b)Method of water and sewer service, including verification of capacity;
(c)A summary of the anticipated maintenance and ownership of streets and open spaces;
(d)Proposed amount and general location of open space;
(e)Proposed maximum number of residential dwelling units by type and minimum lot size.
Examples include, but are not limited to: single family detached, single family attached, townhomes, and apartments. Information on lot size shall be classified by the following:
(i)Lots over 18,000 sq. ft.
(ii)Lots 12,000 to 18,000 sq. ft.
(iii)Lots 6,000 to 11,999 sq. ft.
(iv)Lots under 6,000 sq. ft.
(v)Any unit not located on a individual lot
(f)Proposed maximum gross floor area devoted to non-residential uses;
(g)Typical information on landscape features in relation to streets, parking areas, sidewalks, building footprints, and utilities;
(h)A plan identifying the existing tree canopy. Information available from the County's GIS data is acceptable for the rezoning stage;
(i)Existing topography with contour intervals no greater than 4 feet. Information available from the County's GIS data is acceptable for the rezoning stage;
(j)State waters, wetlands, and floodplains. Information available from the County's GIS data is acceptable for the rezoning stage; and
(k)A summary of issues related to connectivity. The information should include available information on private and public streets; significant vehicular parking and loading areas; the provision of bicycle parking areas, paths, sidewalks, and other similar features; and interconnections to adjoining property.
(l)MPD developments located in the Haw Creek community node as depicted on the Forsyth County Comprehensive Plan’s Community Character Map shall not be bisected or otherwise divided by any existing, public roads.
(m)The design of all building facades, including exterior finish materials, architectural elements and other details necessary to clarify exterior features.
§ 20B-1.5
Criteria for Approval.
(A)Standard Criteria. In considering and acting upon applications for rezoning to the Master Planned District, the Planning Commission and the Board of Commissioners shall consider and base their recommendation and decision, respectively, on the general considerations and special considerations described in Chapter 8, Article V of this Code; provided, however, that the Planning Commission and Board of Commissioners will additionally consider the extent to which the proposal follows the recommendations and requirements of this Article.
(B)Design Criteria. In addition to the standard criteria, the following design criteria will be used to evaluate the rezoning application's conformity with the purpose and intent of this Article. Appropriate criteria that have not been incorporated into the Master Development Handbook will be utilized to develop recommended zoning conditions as part of the review process.
(1)General Site Design.
(a)The minimum size for a Master Planned District should not be less than forty (40) acres. MPD developments located in the Haw Creek community node as depicted on the Forsyth County Comprehensive Plan’s Community Character Map shall not be less than fifty (50) acres.
(b)A functional town center, community green, park, or other focal point shall be included to create character and identity.
(c)Perimeter setbacks and buffers shall protect the privacy of existing and anticipated uses that adjoin the subject property.
(d)A minimum undisturbed buffer of forty (40) feet and setback of fifty (50) feet shall be provided along an exterior property line abutting a residential, OR, A1 or AG-Res district.
(e)The Master Planned District should incorporate multi-modal transportation elements in the development, depending on the foreseeable needs of future residents and users of the site, and the relationship of the project site to the community at large. Such multi-modal elements may include provisions for public transport, carpooling lots, ridesharing service locations, pedestrian and bicycle paths and lanes, bicycle parking areas, and other similar provisions.
(f)A grid system of streets is preferred over cul-de-sac designs. Block length should be conducive to pedestrian traffic.
(g)Interconnections to adjoining property, whether developed or undeveloped, shall be included and incorporated into the design where appropriate. Proposed parcels should be arranged and designed so as to allow for the opening of future streets and provide access to those areas not presently served by streets.
(2)Aesthetic Quality.
(a)When appropriate, streets should terminate at a focal point, which may be a civic building, principal use, place of worship, active community space, bell tower, gazebo, or other similar feature.
(b)The location and width of residential garage doors, if present, shall be designed so as to not dominate the streetscape. Standards on garage width and garage setbacks should be used to ensure that garage doors do not dominate the streetscape.
(c)Attached housing, if present, shall be designed to reduce the monolithic nature of the structure.
(d)Fences, walls, and berms should be designed and maintained in relationship with the character of the surrounding land uses and structures. Retaining walls should be constructed of architectural masonry or faced with rock, brick, and/or constructed to blend with adjacent surroundings.
(e)Detention and retention structures are discouraged in areas subject to view from a public street if not used both for aesthetic purposes and designed so as to not require a fenced enclosure.
(f)Master Planned Districts are encouraged to utilize creative methods for stormwater management, when such methods provide additional open space opportunities.
(g)Service and loading zones shall be located to minimize visibility from public streets and neighboring properties.
(3)Site Development.
(a)Transitions at property edges should seem natural for the surrounding terrain.
(4)Parking.
(a)Decorative fences or walls, plantings, berms, or other similar features shall be used to screen surface parking lots from public view or soften their visual impact.
(b)The location and design of parking structures should minimize their visibility from the street or other public areas.
(c)Surface parking lots should be oriented behind or to the side of a building when possible.
Surface parking lots should not be located on street corners.
(d)The architectural features of a parking deck or structure shall be constructed of similar materials, colors, and detailing to match those used on the rest of the principal structure(s).
(5)Pedestrian Scale.
(a)For predominantly areas, activities such as shops, offices or other commercial space should be located along the ground level of street frontage.
(b)For nonresidential uses, corner buildings should make a strong tie to the building lines of each street. However, this does not preclude angled or sculpted building corners or an open plaza at the corner. Vertical focal points to visually “anchor” corners are encouraged.
(c)Comfortable and attractive street furniture shall be provided in public spaces for public enjoyment, comfort, and convenience. These may include seats and benches, drinking fountains, trash receptacles, information kiosks, directories, or other similar features.
(d)Nonresidential building entrances shall be visible from the street, well-lit, and easily accessible.
Articulation such as canopies and roof forms should be used to further identify entrances.
(e)Nonresidential uses that face a street or pedestrian area shall have transparent windows along each first floor wall.
(f)Nonresidential buildings shall have at least one entrance facing every abutting street.
(g)Clear pedestrian and visual paths shall be established using a combination of covered arcades, covered walkways, courtyards, landscape patterns, consistent paving materials, minimal interruption of pedestrian paths, and other similar features.
(h)Sidewalks shall be present in all residential areas. In nonresidential areas, sidewalks should be present along both sides of all streets.
(i)All streets, pedestrian paths and trails within the Master Planned District shall remain ungated for public access.
(6)Landscape and Natural Environment.
(a)Specific emphasis should be placed on the preservation or planting of trees between buildings and the street.
(b)Existing topography, significant tree cover, state waters and other natural features should be considered and incorporated into the project design whenever possible.
(c)Required open space should be distributed throughout the project.
(d)Landscaping shall provide buffering between non-compatible land uses.
(e)Removal of vegetation as identified on the United States Department of Agriculture Georgia List of Exotic and Invasive Plants is permitted provided such removal is minimal and does not occur within undisturbed state and county stream buffers.
(7)Built Environment.
(a)The height of any structure shall be compatible with the existing buildings in the area, and proposed structures within the project site.
(b)Limitations on the height, size, and type of exterior signage shall produce an overall theme that is compatible with proposed buildings and surrounding property.
(c)The primary entrance and front façade of individual buildings within a development may be oriented toward streets, private drives or open space, and should not be oriented toward off-street parking lots, garages, or carports.
§ 20B-1.6
Amendments.
(A)Conformance to Approved Master Development Handbook . All further development of the property shall conform to the approved Master Development Handbook, regardless of any change in ownership, unless the County approves minor or major amendments.
(B)Minor Amendments. The director may approve minor amendments to the approved Master Development Handbook, which are in compliance with the provisions and intent of this Article, and do not depart from the principal concept of the approved Master Development Handbook. Minor amendments are those determined by the director of the department to meet the purpose and intent of the Master Planned District, which would not affect adjacent properties. Minor amendments shall be approved as part of the land disturbance permitting process. The director of the department may require the applicant to provide written justification for the minor amendment if such justification is not evident within the land disturbance permit itself.
(C)Major Amendments. Should the director determine that a requested change or deviation from the approved Master Development Handbook departs from the principles of the Master Development Handbook and would affect adjacent properties, the proposed modification will be classified as a major amendment. The applicant may apply for approval of a major amendment to the Board of Commissioners as an application for modification of conditions of zoning, as established in Chapter 8 Article IX of this Code.
§ 20B-1.7
Enhanced Entitlements.
(A)Applicability. Notwithstanding any provisions in 20B-1.1 through 20B-1.6 to the contrary, for Master Planned District developments of no less than 130 acres that were zoned to the Master Planned Development district in or before 2015, that include a contiguous parcel of 0.684 acres that was zoned to the Master Planned District in 2024, and where said development is approved for 690 residential units and between 250,000 to 550,000 square feet of commercial space, such developments shall be entitled to the following additional land use entitlements upon fulfillment of the conditions set forth in this section.
(1)Entitlements and Conditions.
(a)An additional two-hundred sixty-five (265) multi-family dwelling units, subject to the following requirements including those conditions in 20B-1.7(A)(1) (b – d).
(i)Construction of the multi-family dwelling units shall only occur upon the retail establishment identified in 20B-1.7(A)(1)(b) commencing vertical construction at the location identified in 20B-1.7(B);
(ii)No certificate of occupancy shall be issued for any of the multi-family dwelling units until the retail establishment identified in 20B-1.7(A)(1)(b) is issued its certificate of occupancy;
(iii)Multi-family dwelling units shall be limited to studio, 1-, or 2-bedroom floor plans. No 3-bedroom floor plans are allowed;
(iv)At least ten (10) multi-family dwelling units shall be provided for rent to County first responders at a 50% discount from the then-current rental rate of an equivalent unit; and,
(v)The multi-family dwelling units shall be developed by the entity identified as the Applicant on rezoning application ZA3728, dated February 6, 2015.
(b)Development shall contain a high-end retail grocery.
(c)Development shall have a commercial off-leash dog park.
(d)Development shall remain activated, meaning that the developer shall program the development open spaces with a minimum of two (2) public events per week.
(2)No Additional Multi-Family. Other than the conditional multi-family authorized by 20B-1.7(A)(1)(a), no additional multi-family shall be authorized for any development satisfying the applicability criteria in 20B-1.7(A).
(B)Layout of Additional Entitlements. The additional residential entitlements in 20B-1.7(A)(1)(a) shall be constructed in the general proximity of the double arrows and the high-end retail grocer required by 20B-1.7(A)(1)(b) shall be constructed in the general proximity of the single arrow in the depiction immediately below.
(C)Sketch Plat Required. Notwithstanding any other provision of 20B-1.7, prior to applying for permits for the enhanced entitlements, the developer shall be required to apply for and receive sketch plat approval under UDC 8-5.1.
ARTICLE II, MIXED-USE CENTER DISTRICT (MCD):