§ S. Low density quality residential development district.
(1)
Purpose and intent. The Low Density Quality Residential Development District is considered by Paulding County to be the highest and best residential zoning category. The low density quality residential development district will promote developments of the highest residential quality in Paulding County. The purpose and intent of the low density quality residential development district is to promote the highest and best quality residential development while protecting the health, safety and welfare of current and future residents of Paulding County by:
a.
Setting high standards for quality residential design.
b.
Incorporating attractive and functional open space in residential development.
c.
Preserving natural resources and landscape features.
d.
Encouraging a diversity of housing types that will accommodate persons of a variety of stages of life.
e.
Improving traffic flow and traffic safety by providing a system of interconnected streets as well as providing vehicle and/or intermodal connectivity to adjoining parcels.
(2)
Effect of the low density quality residential development district provisions.
(a)
Application. The provisions of this Section shall apply to all parcels of land, or portions thereof, within the boundaries of the Low Density Quality Residential Development District.
(b)
All plan reviews, road and utility projects, plat approvals, and permits for parcels meeting the standards of the Low Density Quality Residential Development District.
(3)
Design guidelines.
(a)
The low density quality residential development district design guidelines are hereby adopted and made part of this ordinance and shall apply to property in the low density quality residential development district subject to subsection S.(3)(b).
(b)
Within the designated properties in the low density quality residential development district, design and construction of new buildings that are not in substantial conformity with the low density quality residential development district guidelines is prohibited.
(4)
Property development standards.
(a)
Permitted uses. The low density quality residential development district is a planned district that permits uses that are residential in character and shall consist of single-family detached dwelling units with customary home occupations and appropriate accessory uses and structures, and limited recreational uses, as approved by the governing authority. Churches, schools, and limited day-care facilities planned as part of the low density quality residential development, at its application inception, are also allowed; provided however, that such uses, if introduced as a part of the low density quality residential development after the low density quality residential development has been reviewed and approved by the governing authority, shall require review and approval by the governing authority through a subsequent amended application process.
(b)
Minimum site area. The minimum site area shall be restricted to no less than 35 contiguous acres developed under one coordinated plan. For an adjoining property to be included in an overall development within a low density quality residential development district there must be a minimum of 100 feet of a shared boundary line (excluding rights-of-way).
(c)
The maximum density of the low density quality residential development district is 2.5 dwelling units per acre.
(d)
Minimum lot sizes: 12,000 square feet.
(e)
Open space.
1.
Developments containing more than 50 lots shall set aside a minimum of ten percent of the total gross acreage of the site as permanently protected open space.
2.
No more than 50 percent of the required open space may include floodplains (including nature areas, walkways, pathways and trails within floodplains). Site areas used for amenities such as swimming pool, tennis courts, clubhouse and other similar facilities are required and may not be counted in the required open space. Amenities including sports fields and other passive recreation facilities with pervious surfaces may be located within open space areas or counted toward the required open space.
3.
Open space areas shall be held in common ownership and shall conform to the requirements as follows:
a.
Each open space area must comprise an area of at least 10,000 square feet. with a minimum dimension of 15 feet of width or depth.
b.
At least one-half of required common open space shall be located in a contiguous area.
c.
No more than ten percent of required open space may be areas of impervious surface.
d.
A system of pedestrian pathways consisting of sidewalks or trails shall be provided linking each lot containing one or more dwelling units to at least one open space area.
(f)
Dimensional standards for single-family, detached dwellings in the low density quality residential development district.
1.
Front yard setbacks for single-family detached dwellings: Minimum 25 feet from right-of-way line. (Dwellings may be allowed to be a minimum of ten feet from the right-of-way with the following two requirements. (1) Attached or detached garages or carports must be setback a minimum of 25 feet from right-of-way line or (2) rear entrance parking is planned and developed through a rear drive or alley system that has been approved by the Paulding County Department of Transportation.
2.
Building height: Maximum three stories above front yard grade. (Excludes windowed basements due to topography). Additional stories may be approved by the community development department upon submission of a unified building design plan for a development.
3.
Minimum spacing between buildings: 15 feet.
4.
House sizes: Dwellings must be 2,400 square feet or larger with a minimum heated area of 2,000 square feet.
5.
Minimum two car garage per dwelling unit.
6.
Minimum lot width: 80 feet.
(g)
Building design. All dwelling units including attached garages or carports that are subject to the low density quality residential development district shall be designed with traditional architectural design elements. Each dwelling unit that is part of a residential development subject to the low density quality residential development district must utilize at least (five) of the following architectural design features:
1.
Dormers.
2.
Bay or bow windows.
3.
Garage offset two feet in front of or set back behind the facade of the principal structure.
4.
Covered porch entry (covered front porch).
5.
Transoms or sidelights.
6.
Off-sets on building face or roof (minimum two feet).
7.
A roof with a pitch greater than 8:12 and a minimum overhang of 12 inches on all sides.
8.
Columns, pillars, or posts on facade.
9.
Arched or Palladian windows.
10.
Hip or gable roof lines.
11.
Front stoops and/or step made of rock, brick, marble or other material as approved by the community development department.
(h)
Building materials. Dwellings constructed in the low density quality residential development district shall be subject to the following requirements.
1.
Building materials for exterior walls are limited to the following: brick, stone, cement board siding, and glass. Vinyl components - not horizontal siding may be permitted for aesthetic purposes with community development department approval.
2.
Building materials for roofs may be one of the following:
a.
Architecturally textured composition shingles.
b.
Slate shingles.
c.
Standing seam metal roof approved by the director of community development.
3.
Flat roofs (pitch less than 1:12) shall not be permitted on any building roof consisting of more than 200 square feet in area.
(i)
Site development standards.
(1)
Landscaping of lots.
a.
A minimum of 100 percent of the areas of front, side, and rear yards shall be grass sod; excluding natural and landscaped areas.
b.
A single species of trees may be used for no more than 25 percent of the total number of new trees planted in a development.
c.
Two trees must be planted in the front yard of each dwelling unit. (Trees must be native to this region and be a minimum of six feet in height.) (Existing trees may be considered adequate by the community development department.)
d.
Entrance signs shall not be located on residential lots without a permanent sign easement that must be recorded with the Paulding County Superior Court Clerk.
(b)
Buffers.
a.
A minimum 25-foot undisturbed or planted buffer must be provided along the perimeter of any subdivision development or else otherwise approved by the community development director for necessary intrusions such as required infrastructure, storm water management and/or future street connectivity points. The buffer shall conform to requirements of article VI, section E of the Paulding County Zoning Ordinance.
b.
A 20-foot wide, "no access" easement shall be required along the right of way of arterial and collector streets. (State or county roads, parkways, boulevards excluding subdivision streets) The easement shall provide for utilities, slopes and drainage and shall be continuous except for the intersection with another public street. The "no access" easement shall contain a minimum ten-foot deep landscape strip along the edge of the easement that is abutting residential lots. The landscape strip shall be continuous except for 35-foot wide clear zones adjacent to the right-of-way of each intersecting street in order to maintain visibility at intersections.
(c)
Environmental standards.
a.
Retain natural vegetation and topography to the maximum extent feasible.
b.
A maximum of 35 acres exposed, excluding infrastructure (rough grading streets, storm water management, sanitary sewer, water lines and required PCDOT improvements).
(d)
Sidewalks and amenities. A minimum four-foot wide sidewalk is required on both sides of all local streets. Amenities (passive and/or active recreation (such as swimming pool, tennis courts, clubhouse and other similar facilities) are required and subject to community development department approval through the plan review process.
(e)
Landscape strips.
a.
A minimum two-foot wide landscape strip is required adjacent to the curb on both sides of local streets.
b.
Landscape strips along local streets shall be planted with sod and may include a variety of low, hardy shrubbery and flowering plants with mulched beds. Areas of exposed earth shall not be allowed. Landscaping shall be approved by the community development department.
(i)
All landscape materials required by this section shall be maintained by the property owner or property owners' association. Such maintenance shall keep landscape materials healthy, neat, and orderly in appearance and free of litter and debris.
(5)
Program for unified ownership and control.
(a)
A development within the low density quality residential development district shall provide evidence of the unified control of the entire project. During the development process, more than one builder may participate in the development of the approved plan so long as each parcel of land remains subject to all of the terms and conditions of the plat approved by Paulding County for the property as a whole.
(b)
Legal instrument for permanent protection of common areas and open space.
1.
The common areas and open space shall be protected in perpetuity from further development by a binding legal instrument that is recorded with the deed. If the common areas are to be controlled by an association of property owners, then membership in such association shall be mandatory for all property owners within the project.
2.
The instrument protecting the common areas from further development shall be one of the following:
a.
A permanent conservation easement (excluding recreation areas and amenities) in favor of either:
(i)
A land trust or similar conservation-oriented, non-profit organization with legal authority to accept such easements. The organization shall be bona fide and in perpetual existence, and the conveyance instruments shall contain an appropriate provision for transfer in the event the organization becomes unable to carry out its functions; or
(ii)
A governmental entity with an interest in pursuing goals compatible with the purposes of this zoning ordinance; if the entity accepting the easement is not the county, then a third right of enforcement favoring the county shall be included in the easement; or
b.
As set forth in O.C.G.A. § 44-5-60(c) as hereinafter may be amended, a permanent restrictive covenant for conservation purposes in favor of a governmental entity; or,
c.
An equivalent legal tool that provides permanent protection, if approved by the community development director.
3.
The instrument for permanent protection shall incorporate restrictions on the use of the open space contained in this article, as well as any further restrictions, as approved by the Paulding County Board of Commissioners.
(6)
Public improvements standards.
(a)
Street network standards.
1.
An interconnected grid pattern is encouraged.
2.
If a tract of land in the low density quality residential development district abuts another undeveloped parcel along a common boundary of 1,000 feet or more (other than where the common property line falls along a stream) then the development shall provide a minimum 50 ft. wide right of way for a future street connection for every 1,000 feet of the common boundary.
3.
If a new residential development is proposed, it shall incorporate and continue all stub streets or future street connections provided on abutting residential properties.
(b)
Underground utilities. For all new construction and redevelopment, utilities along public streets must be placed underground. Underground utility service units (boxes) must be landscaped. The director of community development may approve an exception, if subsurface rock or other unique hardship makes such installation infeasible. Developer would be required to submit evidence including borings, soil maps/analysis or other information requested by the community development department.
(7)
Procedures.
(a)
Traffic study. A traffic impact study is required for developments with more than 400 dwelling units.
(b)
Review of building plans. Prior to issuance of a building permit for any occupied structure to be located within a development that is subject to this section, the builder shall provide architectural plans and elevations at a scale no smaller than 1/8 inches = 1 foot that demonstrate compliance with the requirements of this article. The director shall have the authority to review and approve building plans for conformity with the requirements of this section and the low density quality residential development district design guidelines, building codes, and other requirements of the Paulding County Development Code of Regulations.
(Res. No. 07-30, § 1(Exh. A), 8-14-2007; Res. No. 10-07, § 5, 5-25-2010)