Compilation of Rules and Regulations of the State of Georgia
Department 110 - RULES OF GEORGIA DEPARTMENT OF COMMUNITY AFFAIRS
Chapter 110-12 - MINIMUM STANDARDS AND PROCEDURES
Subject 110-12-3 - DEVELOPMENTS OF REGIONAL IMPACT
Rule 110-12-3-.05 - Determining if a Project is a DRI

Universal Citation: GA Rules and Regs r 110-12-3-.05

Current through Rules and Regulations filed through September 23, 2024

(1) Regional Commissions mustuse the following criteria to determine if a development project is a DRI. The determination of the Regional Commission is final; however, a determination by the Regional Commission that a project is not a DRI as herein defined will not affect GRTA's authority pursuant to O.C.G.A. 50-32-14.

(a) Meets or Exceeds DRI Thresholds.
1. The table below identifies the minimum DRI thresholds for each type of development and for two distinct planning tiers within the state. These population tiers are:
(1) Metropolitan Areas, which include counties with population of 50,000 or more as defined by the most recent decennial U.S. Census; and

(2) Non-Metropolitan Areas which include the remaining counties within the state. A map delineating these tiers is available from the Department. Regional Commissions and local governments within each county must utilize the appropriate thresholds associated with their population tier, unless the Regional Commission has adopted alternative thresholds for its region as provided in section 110-12-3-04(1). Proposed developments that do not equal or exceed these thresholds are not subject to the DRI Communication Procedures.

2. Thresholds Table.

Developments of Regional Impact Development Thresholds

Type of Development

Metropolitan Tier

Non-Metropolitan Tier

(1) Office

Greater than 400,000 gross square feet

Greater than 125,000 gross square feet

(2) Commercial

Greater than 300,000 gross square feet

Greater than 175,000 gross square feet

(3) Wholesale & Distribution

Greater than 500,000 gross square feet

Greater than 175,000 gross square feet

(4) Hospitals and Health Care Facilities

Greater than 300 new beds; or generating more than 375 peak hour vehicle trips per day

Greater than 200 new beds; or generating more than 250 peak hour vehicle trips per day

(5) Housing

Greater than 400 new lots or units

Greater than 125 new lots or units

(6) Industrial

Greater than 500,000 gross square feet; or employing more than 1,600 workers; or covering more than 400 acres

Greater than 175,000 gross square feet; or employing more than 500 workers; or covering more than 125 acres

(7) Hotels

Greater than 400 rooms

Greater than 250 rooms

(8) Mixed Use

Gross square feet greater than 400,000 (with residential units calculated at either 1800 square feet per unit or, if applicable, the minimum square footage allowed by local development regulations); or covering more than 120 acres; or if any of the individual uses meets or exceeds a threshold as identified herein

Gross square feet greater than 125,000 (with residential units calculated at either 1800 square feet per unit or, if applicable, the minimum square footage allowed by local development regulations); or covering more than 40 acres; or if any of the individual uses meets or exceeds a threshold as identified herein

(9) Airports

All new airports, runways and runway extensions

Any new airport with a paved runway; or runway additions of more than 25% of existing runway length

(10) Attractions & Recreational Facilities

Greater than 1,500 parking spaces or a seating capacity of more than 6,000

Greater than 1,500 parking spaces or a seating capacity of more than 6,000

(11) Post-Secondary School

New school with a capacity of more than 2,400 students; or expansion by at least 25 percent of capacity

New school with a capacity of more than 750 students; or expansion by at least 25 percent of capacity

(12) Waste Handling Facilities

New facility or expansion of use of an existing facility by 50 percent or more

New facility or expansion of use of an existing facility by 50 percent or more

(13) Quarries, Asphalt & Cement Plants

New facility or expansion of existing facility by more than 50 percent

New facility or expansion of existing facility by more than 50 percent

(14) Wastewater Treatment Facilities

New major conventional treatment facility or expansion of existing facility by more than 50 percent; or community septic treatment facilities exceeding 150,000 gallons per day or serving a development project that meets or exceeds an applicable threshold as identified herein

New major conventional treatment facility or expansion of existing facility by more than 50 percent; or community septic treatment facilities exceeding 150,000 gallons per day or serving a development project that meets or exceeds an applicable threshold as identified herein.

(15) Petroleum Storage Facilities

Storage greater than 50,000 barrels if within 1,000 feet of any water supply; otherwise, storage capacity greater than 200,000 barrels

Storage greater than 50,000 barrels if within 1,000 feet of any water supply; otherwise, storage capacity greater than 200,000 barrels

(16) Water Supply Intakes/Public Wells/Reservoirs/ Treatment Facilities

New Facilities

New Facilities

(17) Intermodal Terminals

New Facilities

New Facilities

(18) Truck Stops

A new facility with more than three (3) diesel fuel pumps, or containing a half acre of truck parking or 10 truck parking spaces

A new facility with more than three (3) diesel fuel pumps, or containing a half acre of truck parking or 10 truck parking spaces

(19) Correctional/Detention Facilities

Greater than 300 new beds; or generating more than 375 peak hour vehicle trips per day

Greater than 200 new beds; or generating more than 250 peak hour vehicle trips per day

(20) Any other development types not identified above (includes parking facilities)

1000 parking spaces or, if available, more than 5,000 daily trips generated

1000 parking spaces or, if available, more than 5,000daily trips generated

3. When it is not easily determined whether a project equals or exceeds the applicable DRI threshold, the Regional Commission must consider the following factors in making its determination:

* Speculative Developments. If final development type is difficult to determine because project tenants have not yet been identified, use the thresholds for the highest intensity development type allowed by current land use regulations. If there are no such local development regulations, estimate the likely type and scale of development based on the real estate market potential of the project site.

* Multi-phased Developments. Applicants shall submit all phases of the project at inception of the project, rather than submitting each phase one at a time. However, if the applicant seeks local government approvals for smaller phases individually, the determination of whether the project is in fact a multi-phased development should be based on considerations as to whether a master plan has been prepared for the overall project or whether any approvals have been sought for the entire project as a unit. If the multi-phased nature of the project cannot be established in advance, whenever a phase is submitted for approval that, when combined with all previously approved phases of the project built during the past five years, cumulatively equals or exceeds the applicable DRI threshold, the proposed new phase, plus any incomplete portions of the project must be submitted as a DRI.

* Multiple Land Parcels. If parts of the project are located on separate land parcels, the decision whether the project is a single (perhaps multi-phased) development, or actually separate projects should be based on such considerations as whether the separate parcels are owned by the same entity, whether a master plan has been prepared for the overall project, or whether any approvals have been sought for the overall project as a unit.

(b) Project Specificity. Frequently, proposed development projects are submitted for a DRI determination before project specifics are available, such as at the time of an initial rezoning of a large tract of land, establishment of an industrial park, etc. In such cases, the Regional Commission must make a determination of whether the project should proceed through the DRI process presently and/or should be resubmitted when project specifics become available. In making this determination, the Regional Commission must consider factors including, but not limited to:
1. Whether the potential for project impacts is likely to change substantially once project specifics are clarified.

2. The benefit of an earlier notification to affected parties, in terms of need to plan infrastructure expansions well in advance of development, or act otherwise to mitigate potential interjurisdictional impacts.

(c) Project Changes. The Regional Commission may determine that apreviously submitted DRI is nevertheless subject to another round of comment by affected parties if the project changes are substantial enough to warrant this.Such determination should be made after consultation with the host government and affected parties. Examples of project changes that may lead a Regional Commission to determine that an additional comment opportunity is warranted include but are not limited to: substantialincrease of project size or substantial change in the mix of uses (based on the applicable measures used for the DRI thresholds). In making this determination, the Regional Commission must consider such factors as:
1. Whether the potential for project impacts will change substantially for the altered project.

2. Whether significant time has passed since the previous DRI process (thus increasing likelihood that the views of affected parties on the project have changed).

(d) Redevelopment. Proposed redevelopments that exceed a DRI threshold must be considered a new DRI, even if the previous development on the site was processed as a DRI.

O.C.G.A. 50-8-7.1(b).

Disclaimer: These regulations may not be the most recent version. Georgia may have more current or accurate information. We make no warranties or guarantees about the accuracy, completeness, or adequacy of the information contained on this site or the information linked to on the state site. Please check official sources.
This site is protected by reCAPTCHA and the Google Privacy Policy and Terms of Service apply.