DCA | Alternatives to Conventional Zoning

Fostering Sustainable Development >> Planning and Environmental Management

Alternatives to Conventional Zoning

Program Description | Downloads & Related Links | Contact Information

Program Description

The Georgia Department of Community Affairs (DCA) is pleased to present this model code, the final product of our "Alternatives to Conventional Zoning" project. The code was originally designed to be particularly useful to Georgia's small and rural communities, and should continue to fulfill their needs. However, the addition of a number of modules in the second phase of the project has broadened the utility of the code for other more urban communities as well.

The Alternatives to Conventional Zoning Project

The original publication of the model code in April 2002 was the culmination of over a year's work by the Department’s staff, consultants, and project advisory committee. The purpose of the “Alternatives” project was to provide Georgia's local governments a set of relatively simple tools, both old and new, they could use to address land use and development issues in their communities. The final product provides a one-stop shop for a variety of regulations designed for communities with limited capacity to prepare and administer these types of tools. Along with traditional tools, such as subdivision regulations, the code introduces a variety of alternative and innovative approaches such as a Land Use Guidance System and Design Guidelines. More...

Organization of the Model Code

The code is organized into seven major sections that cover such topics as basic ingredients, provisions for developed and undeveloped areas, provisions for agricultural and rural areas, provisions for small downtown, innovative approaches, and administering the code. Within each section are individual modules addressing relevant subjects and areas of regulation.

User Guide

A User Guide is provided to assist communities in taking advantage of the very practical and useful material offered in the various modules. Each module is designed to “stand alone” with the addition of the appropriate administration and enforcement provisions (provided in a separate section). However, many communities may choose to adopt a number of the modules, and indeed this is recommended. A unified land use management or development code that contains all the relevant regulations can help a community ensure consistency between programs. The User Guide, along with the commentary in each topic (as needed), explains how to avoid potential conflicts between different modules.

Background Research on Issues and Tools

Prior to writing and assembling the Model Code, Jerry Weitz, AICP, the principal researcher, reviewed the issues facing Georgia's smaller and more rural local governments. The results of this research are presented in the Task I report, which is presented as appendix to the code. Following that work, a range of alternative or innovative policy tools that might be applied to the needs of these governments was explored, and a selection was then made of tools and techniques to be in the final study and Model Code. This work is presented in the Task II report.

Criteria for Inclusion in the Model Code

In order to be included, a policy tool or technique has to be appropriate to Georgia’s issues, relatively easy to administer, and considered to be legal in Georgia. Applicability, administrative issues, and legal considerations are discussed throughout the code to assist a community in selecting and adapting the model to their own needs. Attorney Frank Jenkins, III reviewed all the selected policy tools of the original code as to their legality in Georgia. Professor Julian Juergensmeyer of Georgia State University provided the legal review for the modules of the phase 2. In addition to this legal review, all policy tools considered for inclusion in the original model code were first reviewed and discussed by the advisory committee, which included representatives of Georgia’s regional development centers, and DCA’s planning office and quality growth office. The planning office and quality growth office have continued to monitor and guide the preparation of the phase 2 modules.

Web Publication

Publication via the World Wide Web has made access to the model code and the other project reports very user friendly. All are available for download from the Department's main website and our Georgia Planning Web Page (www.georgiaplanning.com). The entire code can be downloaded in a single large file or in smaller sections in both Word for Windows and PDF Formats. A limited number of CDs containing a complete copy of this publication are also available from DCA’s Office of Planning and Quality Growth at 404-679-5279.

Downloads & Related Links

Deciphering the Model Code: Alternatives to Conventional Zoning

(Presentations by Jerry Weitz, A.I.C.P. from the workshop in Dublin, GA on 7/12/07):

Introduction and Overview of Model Code 2007 and Starter Code

Adding to the Starter Code

Capacity and the Model Code

The Alternatives to Conventional Zoning “Starter Code”:.pdf / .doc

DCA’s 2007 Model Code: Alternatives to Conventional Zoning:

The Model Code is presented below in Adobe Acrobat (.pdf) format and MS

Word (.doc) for your reference.

INTRODUCTION AND USER GUIDE .pdf / .doc

COVER AND CONTENTS .pdf / .doc

PART ONE: STANDARD TEMPLATE FOR ALL ORDINANCES .pdf / .doc

PART TWO: REGULATIONS IMPLEMENTING RULES FOR ENVIRONMENTAL PLANNING CRITERIA .pdf / .doc

PART THREE: ENVIRONMENTAL PROTECTION

§3-1 Soil Erosion and §3-2 Grading .pdf / .doc
§3-3 Flood Damage Prevention .pdf / .doc
§3-4 Hillside and Ridgeline Protection .pdf / .doc
§3-5 Environmental Impact .pdf / .doc

PART FOUR: SUBDIVISIONS AND LAND DEVELOPMENT

§4-1 Subdivisions and Land Development .pdf / .doc
§4-2 and 4-3 Alternative Standards .pdf / .doc
§4-4 Tree Protection .pdf / .doc
§4-5 Landscaping and Buffers .pdf / .doc

PART FIVE: PERFORMANCE-BASED REGULATIONS THAT DO NOT USE A MAP

§5-1 Off-site Impacts .pdf / .doc
§5-2 Performance Standards .pdf / .doc
§5-3 Nuisance .pdf / .doc
§5-4 Major Permit Requirement .pdf / .doc
§5-5 Land Use Guidance (Point) System .pdf / .doc
§5-6 Traffic Impact Studies .pdf / .doc

PART SIX: USE-BASED RESTRICTIONS THAT DO NOT USE A MAP .pdf / .doc

PART SEVEN: MAPPED APPROACHES TO LAND USE REGULATION

§7-1 Agricultural Lands, §7-2 Agricultural Use Notice and Waiver,
and §7-3 Agricultural Buffer Requirements .pdf / .doc
§7-4 Land Use Intensity Districts .pdf / .doc
§7-5 Interchange Area Development .pdf / .doc
§7-6 Mixed Use District .pdf / .doc
§7-7 Scenic Corridor Overlay .pdf / .doc
§7-8 Arterial Corridor Overlay .pdf / .doc
§7-9 Residential Infill Development .pdf / .doc

PART EIGHT: SPECIAL GROWTH MANAGEMENT TECHNIQUES

§8-1 Rural Clustering .pdf / .doc
§8-2 Official Map .pdf / .doc
§8-3 Development Agreement .pdf / .doc
§8-4 Interim Developmen Regulations .pdf / .doc
§8-5 Affordable Housing .pdf / .doc

PART NINE: REGULATIONS TO IMPLEMENT CHARACTER AREAS

§9-1 Downtown Specific Plans .pdf / .doc
§9-2 Design Review .pdf / .doc
§9-3 Design Guidelines .pdf / .doc
§9-4 Historic Preservation .pdf / .doc
§9-5 Form Based Code .pdf / .doc
§9-6 Character Districts .pdf / .doc

PART TEN: PROCEDURES, BOARDS, AND COMMISSIONS

10-1 Procedures .pdf / .doc
§10-2 Planning Commission .pdf / .doc
§10-3 Hearing Examiner .pdf / .doc
§10-4 Redevelopment Agency .pdf / .doc
§10-5 Intergovernmental Agreement .pdf / .doc







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	Enabling Economic Development Promoting Housing Options Fostering Sustainable Development Planning and Environmental Management Environmental Management Construction Codes Research		Fostering Sustainable Development >> Planning and Environmental Management Alternatives to Conventional Zoning Program Description \| Downloads & Related Links \| Contact Information Program Description The Georgia Department of Community Affairs (DCA) is pleased to present this model code, the final product of our "Alternatives to Conventional Zoning" project. The code was originally designed to be particularly useful to Georgia's small and rural communities, and should continue to fulfill their needs. However, the addition of a number of modules in the second phase of the project has broadened the utility of the code for other more urban communities as well. The Alternatives to Conventional Zoning Project The original publication of the model code in April 2002 was the culmination of over a year's work by the Department’s staff, consultants, and project advisory committee. The purpose of the “Alternatives” project was to provide Georgia's local governments a set of relatively simple tools, both old and new, they could use to address land use and development issues in their communities. The final product provides a one-stop shop for a variety of regulations designed for communities with limited capacity to prepare and administer these types of tools. Along with traditional tools, such as subdivision regulations, the code introduces a variety of alternative and innovative approaches such as a Land Use Guidance System and Design Guidelines. More... Organization of the Model Code The code is organized into seven major sections that cover such topics as basic ingredients, provisions for developed and undeveloped areas, provisions for agricultural and rural areas, provisions for small downtown, innovative approaches, and administering the code. Within each section are individual modules addressing relevant subjects and areas of regulation. User Guide A User Guide is provided to assist communities in taking advantage of the very practical and useful material offered in the various modules. Each module is designed to “stand alone” with the addition of the appropriate administration and enforcement provisions (provided in a separate section). However, many communities may choose to adopt a number of the modules, and indeed this is recommended. A unified land use management or development code that contains all the relevant regulations can help a community ensure consistency between programs. The User Guide, along with the commentary in each topic (as needed), explains how to avoid potential conflicts between different modules. Background Research on Issues and Tools Prior to writing and assembling the Model Code, Jerry Weitz, AICP, the principal researcher, reviewed the issues facing Georgia's smaller and more rural local governments. The results of this research are presented in the Task I report, which is presented as appendix to the code. Following that work, a range of alternative or innovative policy tools that might be applied to the needs of these governments was explored, and a selection was then made of tools and techniques to be in the final study and Model Code. This work is presented in the Task II report. Criteria for Inclusion in the Model Code In order to be included, a policy tool or technique has to be appropriate to Georgia’s issues, relatively easy to administer, and considered to be legal in Georgia. Applicability, administrative issues, and legal considerations are discussed throughout the code to assist a community in selecting and adapting the model to their own needs. Attorney Frank Jenkins, III reviewed all the selected policy tools of the original code as to their legality in Georgia. Professor Julian Juergensmeyer of Georgia State University provided the legal review for the modules of the phase 2. In addition to this legal review, all policy tools considered for inclusion in the original model code were first reviewed and discussed by the advisory committee, which included representatives of Georgia’s regional development centers, and DCA’s planning office and quality growth office. The planning office and quality growth office have continued to monitor and guide the preparation of the phase 2 modules. Web Publication Publication via the World Wide Web has made access to the model code and the other project reports very user friendly. All are available for download from the Department's main website and our Georgia Planning Web Page (www.georgiaplanning.com). The entire code can be downloaded in a single large file or in smaller sections in both Word for Windows and PDF Formats. A limited number of CDs containing a complete copy of this publication are also available from DCA’s Office of Planning and Quality Growth at 404-679-5279. Downloads & Related Links Deciphering the Model Code: Alternatives to Conventional Zoning (Presentations by Jerry Weitz, A.I.C.P. from the workshop in Dublin, GA on 7/12/07): Introduction and Overview of Model Code 2007 and Starter Code Adding to the Starter Code Capacity and the Model Code The Alternatives to Conventional Zoning “Starter Code”:.pdf / .doc DCA’s 2007 Model Code: Alternatives to Conventional Zoning: The Model Code is presented below in Adobe Acrobat (.pdf) format and MS Word (.doc) for your reference. INTRODUCTION AND USER GUIDE .pdf / .doc COVER AND CONTENTS .pdf / .doc PART ONE: STANDARD TEMPLATE FOR ALL ORDINANCES .pdf / .doc PART TWO: REGULATIONS IMPLEMENTING RULES FOR ENVIRONMENTAL PLANNING CRITERIA .pdf / .doc PART THREE: ENVIRONMENTAL PROTECTION §3-1 Soil Erosion and §3-2 Grading .pdf / .doc §3-3 Flood Damage Prevention .pdf / .doc §3-4 Hillside and Ridgeline Protection .pdf / .doc §3-5 Environmental Impact .pdf / .doc PART FOUR: SUBDIVISIONS AND LAND DEVELOPMENT §4-1 Subdivisions and Land Development .pdf / .doc §4-2 and 4-3 Alternative Standards .pdf / .doc §4-4 Tree Protection .pdf / .doc §4-5 Landscaping and Buffers .pdf / .doc PART FIVE: PERFORMANCE-BASED REGULATIONS THAT DO NOT USE A MAP §5-1 Off-site Impacts .pdf / .doc §5-2 Performance Standards .pdf / .doc §5-3 Nuisance .pdf / .doc §5-4 Major Permit Requirement .pdf / .doc §5-5 Land Use Guidance (Point) System .pdf / .doc §5-6 Traffic Impact Studies .pdf / .doc PART SIX: USE-BASED RESTRICTIONS THAT DO NOT USE A MAP .pdf / .doc PART SEVEN: MAPPED APPROACHES TO LAND USE REGULATION §7-1 Agricultural Lands, §7-2 Agricultural Use Notice and Waiver, and §7-3 Agricultural Buffer Requirements .pdf / .doc §7-4 Land Use Intensity Districts .pdf / .doc §7-5 Interchange Area Development .pdf / .doc §7-6 Mixed Use District .pdf / .doc §7-7 Scenic Corridor Overlay .pdf / .doc §7-8 Arterial Corridor Overlay .pdf / .doc §7-9 Residential Infill Development .pdf / .doc PART EIGHT: SPECIAL GROWTH MANAGEMENT TECHNIQUES §8-1 Rural Clustering .pdf / .doc §8-2 Official Map .pdf / .doc §8-3 Development Agreement .pdf / .doc §8-4 Interim Developmen Regulations .pdf / .doc §8-5 Affordable Housing .pdf / .doc PART NINE: REGULATIONS TO IMPLEMENT CHARACTER AREAS §9-1 Downtown Specific Plans .pdf / .doc §9-2 Design Review .pdf / .doc §9-3 Design Guidelines .pdf / .doc §9-4 Historic Preservation .pdf / .doc §9-5 Form Based Code .pdf / .doc §9-6 Character Districts .pdf / .doc PART TEN: PROCEDURES, BOARDS, AND COMMISSIONS 10-1 Procedures .pdf / .doc §10-2 Planning Commission .pdf / .doc §10-3 Hearing Examiner .pdf / .doc §10-4 Redevelopment Agency .pdf / .doc §10-5 Intergovernmental Agreement .pdf / .doc COMMENTARY AND REFERENCES (by code section):.pdf / .doc INDEX: .pdf / .doc
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