Article 4 — Lot and Building Standards
Purpose and Intent.
Sec. 4-1. - Purpose and Intent.
Sec. 4-1. - Purpose and Intent.
This Article sets out the standards that control the size of lots, the placement and size of buildings and structures on a lot, and the intensity of development on a lot.
Definitions Referenced.
Sec. 4-2. - Definitions Referenced.
The definitions of certain terms referenced in this Article are set forth in the Interpretation and Definitions Article of this Zoning Ordinance.
DIVISION I – GENERAL REQUIREMENTS
Efficient Development of Land.
Sec. 4-3. - Efficient Development of Land.
Land containing one or more buildings, structures, or paved area that are constructed or placed in accordance with this and other applicable City of Newnan Ordinances.
Those areas that are landscaped and maintained according to the provisions of the City of Newnan Landscape and Tree Preservation Ordinance, as amended.
Those areas that are left in their natural state prior to timbering, clearing, grubbing, and grading.
Lots Containing Floodplain.
Sec. 4-4. - Lots Containing Floodplain.
All development shall comply with the Floodplain Management/Flood Damage Prevention Ordinance, latest edition. This can be found in Chapter 10, Environment, of the Code of Ordinances of the City of Newnan.
Number of Principal Buildings.
Sec. 4-5. - Number of Principal Buildings.
Additions to Existing Development.
Sec. 4-6. - Additions to Existing Development.
A group development of two or more buildings containing an apartment residential use, commercial use or industrial use on a lot of record of at least 2 acres in area may be constructed provided that:
Sec. 4-6. - Additions to Existing Development.
Whenever any increment or addition to existing development results in the total amount of development being greater than a threshold size identified in this Ordinance, the development shall be treated as a whole in determining the type of review and approval required under this Ordinance. For any single development that is later subdivided, each increment of development will be treated as a whole.
Posting of Street Addresses.
Sec. 4-7. - Posting of Street Addresses.
All improved buildings or properties shall be posted with a street address number assigned by the City. The street address number must be clearly visible from a public street or road.
Street Access.
Sec. 4-8. - Street Access.
Vision Clearance.
Sec. 4-9. - Vision Clearance.
Sec. 4-9. - Vision Clearance.
Except in the CBD and CUN districts or where a storefront commercial building is allowed, no fence, wall, landscaping, sign or other obstruction to vision between the heights of 3 feet and 10 feet shall be allowed at the intersections of streets or streets and railroad right-of-way within a sight triangular area determined using the AASHTO Geometric Design of Highways and Streets, latest edition. At the City Engineer’s discretion, a Professional Engineer may be required to certify that such improvements meet this AASHTO guideline and will not cause a sight distance concern.
Pedestrian Orientation.
Sec. 4-10. - Pedestrian Orientation.
The City of Newnan requires pedestrian facilities such as sidewalks wherever possible and has established two primary classes of pedestrian orientation to govern the provision of pedestrian facilities in new development:
Pedestrian scale development shall be provided according to the City’s Sidewalk Regulations. No additional standards or considerations are required.
A pedestrian circulation system shall be provided that ensures a direct connection between buildings, the street, and other activities within a development in all instances, and that provides for connections between adjacent sites when feasible, according to the following standards:
An on-site pedestrian circulation system must be provided that meets the applicable standards of the City’s Sidewalk Regulations, as well as the additional connectivity requirements described in this section.
Homeowners and Other Associations.
Sec. 4-11. - Homeowners and Other Associations.
The system must connect all adjacent streets to the main entrance. One of the connections should be no longer than the straight line distance from the entrance to the closest sidewalk and shall not be 20 feet longer or 120% of that straight line distance, whichever is less. Buildings or sites where all of the floor area is in residential uses are only required to provide this connection to one main entrance.
This system must connect all buildings on the site and provide connections to other areas of the site, such as parking areas, bicycle parking, recreational areas, common outdoor areas, and any pedestrian amenities.
Sec. 4-11. - Homeowners and Other Associations.
For specific development options contained within this Ordinance, a homeowners, condominium, merchants, business, or other association may be required as a part of the approval process. The minimum provisions for such covenants are provided as appropriate and shall be included in such covenants. However, the City of Newnan does not have any responsibility nor right to enforce specific provisions contained within the covenants of a homeowners or any other similar association.
DIVISION II – MEASUREMENTS AND CALCULATIONS USED IN THIS ORDINANCE There are several types of formulas and calculations which are used in conjunction with the regulations in this Ordinance. This Division provides an explanation of the calculations used and provides an example of practical use.
Fractional Requirements.
Sec. 4-13. - Fractional Requirements.
When any requirement of this Ordinance results in a fraction of a dwelling unit or other measurement or calculation, that fraction shall be disregarded and the nearest lower whole number shall apply. Whenever a density calculation for a lot of record existing prior to the adoption of this Ordinance results in less than one dwelling unit being permitted, the fractional requirement shall be disregarded and one dwelling unit will be permitted.
Standard Density Calculation.
Sec. 4-14. - Standard Density Calculation.
Permitted gross density shall be determined by the following method:
Sec. 4-14. – Standard Density Calculation.
GLA = Gross Land Area DUA = Dwelling Units per Acre PGRU = Permitted Gross Residential Units GLA * DUA = PGRU Example: 100-acre parcel (GLA)
RS-15 zoning district allows 3 DUA 100 * 3 = 300 maximum dwelling units allowed (PGRU) (Note: All lots must meet minimum lot size for the district)
Floor Area Ratio (FAR).
Sec. 4-15. - Floor Area Ratio (FAR).
Floor area ratio shall be determined by the following method:
GFA = Gross Floor Area TPS = Total Parcel Size GFA / TPS = FAR Example: GFA = 100,000 square feet TPS = 1.15 acres or 50,000 square feet 100,000 / 50,000 = FAR of 2.00
Length/Width Ratio (LWR).
Sec. 4-16. - Length/Width Ratio (LWR).
Length/width ratio shall be determined by the following method:
L = Length W = Width LWR = Length / Width Example: Length of Parcel A = 339 feet Width of Parcel A = 113 feet 339 / 113 = 3:1 Length / Width Ratio
Slope.
Sec. 4-17. - Slope.
(Vertical Distance [Rise] / Horizontal Distance [Run]) x 100 = Slope Percent Example: Vertical Distance = 25 feet Horizontal Distance = 1000 feet (25 / 1000) x 100 = 2.5% slope
Open Space.
Sec. 4-18. - Open Space.
Sec. 4-18. - Open Space.
Unless specified otherwise in this Ordinance, open space shall be determined by the following method:
GLA = Gross Land Area DUA = Dwelling Units per Acre PGRU = Permitted Gross Residential Units OSU = Open Space per Unit OS = Open Space (See Interpretation and Definitions Article for definition)
GLA * DUA = PGRU PGRU * OSU = OS Example: 100-acre parcel (GLA)
3 dwelling units per acre (DUA)
1,000 sq. ft. of open space per unit (OSU)
100 * 3 = 300 maximum dwelling units allowed (PGRU)
300 * 1,000 = 300,000 sq. ft. or 6.89 acres of open space
Impervious Surface.
Sec. 4-19. - Impervious Surface.
Impervious surface shall be calculated by the following method:
GLA = Gross Land Area BC = Building Coverage PA = Paved Area IOS = Impervious Open Space (open space consisting of impervious materials)
IS = Impervious Surface BC + PA + IOS = IS Example: 10-acre parcel (GLA)
2.25 acres in building coverage 2.50 acres of paved area including driveways, parking area, curb and gutter, and sidewalks 0.25 acres of impervious open space 2.25 + 2.5 + 0.25 = 5.00 acres of impervious surface
Lot Area.
Sec. 4-20. - Lot Area.
DIVISION III – DIMENSIONAL REQUIREMENTS All zoning districts established by this Ordinance shall be provided with a specific set of dimensional requirements which are considered to be appropriate for such districts. These requirements shall govern development within said district unless otherwise specifically provided for by this Ordinance. Such dimensional requirements shall be generally provided in a table within this Article or within text elsewhere in this Ordinance. Dimensional requirements may include, but not necessarily be limited to, the following described in this Division.
Sec. 4-20. - Lot Area.
Minimum lot area requirements provide standards to create lots that promote development consistent with the desired character of the district in which they are applied.
Maximum Density.
Sec. 4-21. - Maximum Density.
See the Master Planned Developments Article for these requirements.
Minimum Building Line Width.
Sec. 4-22. - Minimum Building Line Width.
Sec. 4-22. - Minimum Building Line Width.
These requirements are provided to ensure that lots provide sufficient space between buildings, structures, and other site elements located on lots; to ensure that a reasonably sized building can be located on a lot along with required side yard setbacks and buffers;
and for other purposes.
See the Master Planned Developments Article for these requirements.
Minimum Lot Frontage.
Sec. 4-23. - Minimum Lot Frontage.
See the Master Planned Developments Article for these requirements.
Minimum Lot Depth.
Sec. 4-24. - Minimum Lot Depth.
See the Master Planned Developments Article for these requirements.
Minimum Principal Living Space.
Sec. 4-25. - Minimum Principal Living Space.
See the Master Planned Developments Article for these requirements.
Maximum Building Coverage.
Sec. 4-26. - Maximum Building Coverage.
These requirements limit the footprint of buildings, promote development consistent with the desired character of the district in which they are applied, and – in coordination with Floor Area Ratio (FAR), height, and setback standards – guide the overall scale of development.
Floor Area Ratio (FAR).
Sec. 4-27. - Floor Area Ratio (FAR).
See the Master Planned Developments Article for these requirements.
Sec. 4-27. - Floor Area Ratio (FAR).
See the Master Planned Developments Article for these requirements.
Minimum Open Space.
Sec. 4-28. - Minimum Open Space.
Open space, as defined in the Interpretation and Definitions Article and described in this Article, is required for developments with 25 or more units or lots per Table 4-A of this Article and in accordance with the following requirements:
Minimum Setbacks; Principal Buildings.
Sec. 4-29. - Minimum Setbacks; Principal Buildings.
Setbacks promote streetscapes and development layout that are consistent with the character of the district in which they are applied.
Building and Structure Heights.
Sec. 4-30. - Building and Structure Heights.
For uncovered porches, landings, terraces, patios, platforms, or decks which do not extend above the first floor level of the building, refer to the Restrictions on Particular Uses Article.
Chimneys, cornices, eaves, belt courses, sills, canopies or similar architectural features (not including bay windows or vertical projections) may project into a required side yard not more than 30 inches, but not closer than 3 feet to the side lot line and may project into a required front or rear yard not to exceed 3 feet.
Heating and cooling equipment may project only into any required side or rear yard provided that such equipment may not be located closer than 3 feet from any side or rear lot line.
For swimming pools, refer to the Restrictions on Particular Uses Article.
See the Master Planned Developments Article for these requirements.
Sec. 4-30. - Building and Structure Heights.
No building or structure may exceed the height limitations for principal or accessory buildings or structures as provided under the regulations of the districts herein except that:
except that gross height may be limited by other jurisdiction agencies. If adjacent to a residential use, then the part of the structure above the height limit shall be separated from any abutting residential lot line by a distance equal to its height measured from the ground.
Transition Districts.
Sec. 4-31. - Transition Districts.
See the Restrictions on Particular Uses Article.
Sec. 4-31. - Transition Districts.
A transition district shall be established on any nonresidential parcel or parcels where such nonresidential parcel or parcels abuts or is within a minimum distance from a single-family residential use. Such a district shall require special conditions of development to minimize incompatibility and detrimental effects of such uses with the residential uses.
Where a nonresidential use is located across a street right-of-way from a single-family residential use or where such a use is located across a street right-of-way from a block that contains more than one-half of its frontage in single-family residential uses, the setback shall be equal to or greater than the setback required of the single-family residential use. However, where such street right-of-way is 60 feet or more in width, this requirement shall not apply.
Where a nonresidential use is located adjacent to or abuts a single-family residential use, the setback shall be equal or greater than twice the setback required of the single-family residential use.
Sec. 4-31. - Transition Districts.
Where a nonresidential use is located to the rear of a single-family residential use, the setback shall be equal or greater to the setback required of the single-family residential use.
For a distance of 200 feet from any single-family residential property line, no portion of any building or structure shall exceed a height of 1 foot for each 1 foot in distance from said property line, except that no building shall be restricted to a height of less than 15 feet.
The following requirements shall apply to all nonresidential uses adjacent to and for a distance of 200 feet from the line of any single-family residential property line:
All sales, service, storage, or display areas; all ingress/egress, parking, or loading areas;
and all garbage collection areas shall be effectively screened with a solid masonry wall, solid wood fence, or planted evergreen screen of not less than 6 feet in height.
A Type “C” buffer, as specified in the City’s Tree Preservation and Landscaping Ordinance, shall be provided adjacent to all single-family residential uses except that a Type “A” buffer, as specified in the "Tree Preservation and Landscaping" Ordinance within the City of Newnan Code of Ordinances, may be substituted in the CBD and CUN districts.
The following requirements shall apply to all nonresidential uses adjacent to and for a distance of 200 feet from any single-family residential property line:
Lights shall be so shielded and directed as to prevent glare into a single-family residential district.
Requirement Tables.
Sec. 4-32. - Requirement Tables.
Sec. 4-32. - Requirement Tables.
See the Master Planned Developments Article for these requirements.
Sec. 4-32. - Requirement Tables.
Exhibit “A”
Sec. 4-32. - Requirement Tables.
| Dimension | RS-20 | RS-15 | RU-7 | RU-I | RU-2 | RML | RMH |
|---|---|---|---|---|---|---|---|
| Minimum/Maximum District Size (Square Feet/Acres) | 1 Acre Minimum | 1 Acre Minimum | One-Half (0.5) Acre Minimum | One-Half (0.5) Acre Minimum | 16,000 s.f. Minimum | 60 Acres Maximum | 40 Acres Maximum |
| Minimum Lot Size (Square Feet/Acres) | 26,000 | 15,000 | Detached=7,500 Townhouse=3,000 Urban Neighborhood= 4,500 | Average of Platted Lots Existing on Block | Detached= 7,500 Urban Neighborhood= 4,500 Townhouse=2,600 | Multifamily=1 Acre Townhouse=2,600 Detached=7500 Urban Neighborhood=4,500 Manufactured= 6,000 | Multifamily=1 Acre Townhouse=2,600 Detached=7500 Urban Neighborhood=4,500 Manufactured= 6,000 |
| Maximum Density (Units/Acre) | 1.5 | 2.5 | 4 | Varies, based on lot size | 5 | Apartments=8 Other=6 | Apartments=12 Other=8 |
| Minimum Front Setback (Feet) | Major St.=50/100 Minor St.=35/60 | Major St.=45/95 Minor St.=30/55 | Major St.=40/90 Minor St.=25/50 With Rear Garage=10/35 | Average of adjacent units or block average | Major St.=35/85 Minor St.=20/45 W/Rear Garage= 10/35 | Multifamily Major St.= 100/150 Minor St.= 50/100 Other Major St.=30/80 Minor St.=15/40 W/Rear Garage=10/35 | Multifamily Major St.= 100/150 Minor St.= 50/100 Other Major St.=30/80 Minor St.=15/40 W/Rear Garage=10/35 |
| Minimum Side Setback (Feet) | 15’ | 12’ | 10’ Urban Neighborhood=5’ | Average of adjacent units or block average | 7’ Urban Neighborhood=5’ | Multifamily=12’ Other= 7’ Urban Neighborhood=5’ | Multifamily=12’ Other= 7’ Urban Neighborhood=5’ |
| Minimum Street Side Setback (Feet) | Major St.=50/100 Minor St.=35/60 | Major St.=45/95 Minor St.=30/55 | Major St.=40/90 Minor St.=25/50 With Rear Garage=10/35 | Average of adjacent units or block average | Major St.=35/85 Minor St.=20/45 W/Rear Garage= 10/35 | Multifamily Major St.= 100/150 Minor St.= 50/100 Other Major St.=30/80 Minor St.=15/40 W/Rear Garage= 10/35 | Multifamily Major St.= 100/150 Minor St.= 50/100 Other Major St.=30/80 Minor St.=15/35 W/Rear Garage= 10/35 |
| Minimum Rear Setback (Feet) | 40’ | 35’ | 30’ | Average of adjacent units or block average | 20’ | Multifamily=40’ Other=20’ | Multifamily=40’ Other=20’ |
| Minimum Bldg. Line Width (Feet) | 100’ | 85’ | Detached=75’ Townhouse =30’ Urban Neighborhood=45’ | Average of adjacent units or block average | Detached=75’ Urban Neighborhood=45’ Townhouse=26’ | Multifamily=300’ Condo=100’ Detached=75’ Urban Neighborhood=45’ Townhouse=26’ | Multifamily=400’ Condo=100’ Detached=75’ Urban Neighborhood=45’ Townhouse=26’ |
| Minimum Lot Frontage (Feet) | 100’ 35’ cul-de-sac | 85’ 35’ cul-de-sac | Detached=75’ Townhouse =30’ Urban Neighborhood=45’ | Average of adjacent units or block average | Detached=75’ Urban Neighborhood=45’ Townhouse=26’ | Multifamily=300’ Condo = 100’ Townhouse= 26’ Detached=75’ Urban Neighborhood=45’ | Multifamily=400’ Condo=100’ Detached=75’ Urban Neighborhood=45’ Townhouse=26’ |
| Minimum Lot Depth (Feet) | 100’ | 100’ | 90’ | Average of adjacent units or block average | 90’ | 80’ | 80’ |
| Minimum Principal Living Space (Square Feet) | 2,000 | 1800 | 1600 Urban Neighborhood = 1,800 | Average of units existing on block | 1500 Urban Neighborhood = 1,800 | Studio=500 1 Bedroom=700 2 Bedroom=950 3+ Bedroom=1100 Other=1500 Urban Neighborhood = 1,800 | Studio=500 1 Bedroom=700 2 Bedroom=950 3+ Bedroom=1100 Other=1500 Urban Neighborhood = 1,800 |
| Maximum Principal Building Height (Feet) | 35’ | 35’ | 40’ | Average of adjacent units or block average | 40’ | 45’ | 45’ |
| Accessory Building Height | 15’ | 15’ | 15’ | 15’ | 15’ | 15’ | 15’ |
| Maximum Building Lot Coverage (Percent) | 20% | 30% | Detached=50% Other=70% | 35% | Detached=50% Urban Neighborhood=70 % Townhouse=70% Condo=25% | Multifamily=25% Condo=25% Detached=50% Manufactured=50% Other=70% | Multifamily=25% Condo=25% Detached=50% Manufactured=50% Other=70% |
| Base/Maximum Floor Area Ratio (FAR) | N/A | N/A | N/A | N/A | N/A | N/A | N/A |
| Minimum Distance Between Buildings (Feet) | 10’ | 10’ | 10’ | 5’ | 10’ | Multifamily=20’ Other=10’ | Multifamily=20’ Other=10’ |
| Pedestrian Orientation (See Sec. 4-10) | Class I | Class I | Class II | Class II | Class II | Class II | Class II |
| Open Space (Square feet per dwelling unit) | N/A | 1,000 | 1,000 | 1,000 | 1,000 | 1,000 | 1,000 |
1 Note that the first number refers to the distance to be set back from the public right-of-way and the second number refers to the distance to be set back from the centerline of the road or street. Both numbers shall be considered when calculating setbacks and the larger number used.
2 A 10-foot setback shall be required at the end of a series of attached units except that when separated by an alley, no setback shall be required.
3 Note that the first number refers to the distance to be set back from the public right-of-way and the second number refers to the distance to be set back from the centerline of the road or street. Both numbers shall be considered when calculating setbacks and the larger number used. Street side may refer to the side of the residence or to the rear of the residence.
4 Unless otherwise denoted, all lots which front completely on the turnaround of a cul-de-sac shall have a minimum 30’ of frontage. Urban Neighborhood-See Sec. 5-10 5 Accessory building height shall be a maximum of 18’ for garage apartments.
6 Is not applicable to loft style apartments/condominiums. Urban Neighborhood-See Sec. 5-10 7 Applies to developments with 25 lots/units or greater. See Sec. 4-28.
Sec. 4-32. - Requirement Tables.
Table 4-B: Commercial Dimensional Requirements DIMENSION ↓ ZONING DISTRICT OI-1 OI-2 CUN CCS CBD CGN CHV Minimum/Maximum 22,500/ 2 acres/ 10,000 43,560/ 22,500/ 22,500/ District Size None None 90,000 None None None None (Square Feet)
Minimum Lot Size 22,500 30,000 5000 43,560 None 22,500 22,500 (Square Feet)
Base Density n/a n/a None n/a None n/a n/a (Units/Acre)
Front Setback1 Major=50/100 Major=50/100 None Major=40/100 None Major=35/85 Major=40/100 (From Street, in feet) Minor=40/70 Minor=40/70 Minor=20/60 Minor=35/65 Minor=40/70 Side Setback None except 10’ None except 10’
Rear Setback 30’ 40’ None 40’ None 12’ 40’
(From Street)
Minimum Bldg. 125’ 150’ 125’
Line Width 50’ cul-de-sac 50’ cul-de-sac 15’ 150’ 15’ 50’ cul-de-sac 125’
(Feet)
Minimum Lot Frontage 50’ 100’ 15’ 150’ 15’ 125’ 125’
(Feet)
Minimum Lot Depth 125’ 150’ None 150’ None 150’ 150’
(Feet)
Minimum Principal n/a n/a See Note 4 n/a See Note 4 n/a n/a Living Space (Square Feet)
Principal Building Height3 35’ 75’ 35’ 40’ 45’ 40’ 40’
(Feet)
Sec. 4-32. - Requirement Tables.
Table 4-B: Commercial Dimensional Requirements DIMENSION ↓ ZONING DISTRICT OI-1 OI-2 CUN CCS CBD CGN CHV Accessory Building Height 14’ 14’ 14’ 14’ 14’ 14’ 14’
(Feet)
See also Article 3 Minimum/Maximum Building Coverage None/25% None/70% 50%/95% None/35% 50%/100% iv None/35% None/35% (Percent)
Base/Maximum Floor Area Ratio 0.40/0.70 0.75/2.00 1.00/2.00 0.50/1.00 3.00/4.00 v 0.50/1.00 0.50/0.90 (FAR)
Distance Between Buildings 20’ 20’ 20’ 20’ None 20’ 20’
(Feet)
Pedestrian Orientation Class I Class I Class II Class I Class II Class I Class I (See Sec. 4-10)
Ground Floor Window Standards Apply No No Yes No Yes No No (See Article 3)
1 Note that the first number refers to the distance to be set back from the public right-of-way and the second number refers to the distance to be set back from the centerline of the road or street. Both numbers shall be considered when calculating setbacks and the larger number used.
2 Note that the first number refers to the distance to be set back from the public right-of-way and the second number refers to the distance to be set back from the centerline of the road or street. Both numbers shall be considered when calculating setbacks and the larger number used. Street side may refer to the side of the residence or to the rear of the residence.
3 See Sec. 4-30 for height allowances for nonresidential structures located within the Interstate 85 corridor
iv For CBD lots of 30,000 square feet or greater, building coverage shall be limited to a maximum of 70% and shall include a minimum of 10% open space.
v For CBD lots of 30,000 square feet or greater, FAR shall be limited to a base of 1.50 and an aggregate maximum of 2.25.
Sec. 4-32. - Requirement Tables.
Table 4-C: Industrial Dimensional Requirements DIMENSION ↓ ZONING DISTRICT ILT IHV PIP Minimum District Size 1 2 5 (Acres)
Minimum Lot Size 43,560 87,120 43,560 (Square Feet)
Front Setback1 Major St.=35/85 Major St.=40/100 Major St.=35/85
(Feet)
Street Side2 Major St.=35/85 Major St.=40/100 Major St.=35/85 Setback Minor St.=35/65 Minor St.=40/65 Minor St.=35/65 (Feet)
Rear Setback 15’ 40’ 15’
(Feet)
Minimum Bldg.
Line Width 200’ 200’ 200’
(Feet)
Minimum Lot Frontage 200’ 200’ 200’
(Feet)
Minimum Lot Depth 200’ 200’ 200’
(Feet)
Principal Building Height 35’ 35’ 35’
(Feet)
Accessory Building Height 35’ 35’ 35’
(Feet)
Maximum Building Coverage 70% (Lot) 60% (Lot) 70% (Lot) (Percent)
Base/Maximum Floor Area Ratio 0.50/0.70 0.30/0.50 0.50/0.70 (FAR)
Distance Between Buildings 20’ 25’ 20’
(Feet)
1 Note that the first number refers to the distance to be set back from the public right-of-way and the second number refers to the distance to be set back from the centerline of the road or street. Both numbers shall be considered when calculating setbacks and the larger number used.
2 Note that the first number refers to the distance to be set back from the public right-of-way and the second number refers to the distance to be set back from the centerline of the road or street. Both numbers shall be considered when calculating setbacks and the larger number used.