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 110-12-6 - STANDARDS AND PROCEDURES FOR REGIONAL PLANNING "REGIONAL PLANNING REQUIREMENTS"
Rule 110-12-6-.03 - Plan Elements

Universal Citation: GA Rules and Regs r 110-12-6-.03

Current through Rules and Regulations filed through September 23, 2024

This chapter provides guidance for completing each element of the regional plan. Each Regional Commission is encouraged to add additional elements to their regional plan to address specific regional needs as needed.

(1) Executive Summary. This element provides a brief overview of the planning document, summarizing the essential parts. At a minimum it must include the following:

* Stakeholder involvement summary;

* Regional goal summary;

* Highlight regional commission priority needs and opportunities; and

* Highlight key strategies and specific actions to be pursued.

(2) Regional Goals. The purpose of the Regional Goals element is to lay out a road map for the region's future, developed through a participatory process involving regional leaders, key stakeholders, and the general public (following the process as defined in section 110-12-6-.03(5)(c)). The Regional Goals are the most important part of the plan, for it includes the region's vision for the future, and are intended to generate pride and enthusiasm about the future of the region, thereby making stakeholders want to ensure that the plan is implemented. The Regional Goals must include the four required components listed below:

(a) List of Regional Goals. Include a list of multiple overarching regional goals that also support and are consistent with the statewide goals included in section 110-12-6-.06 which, through the Regional Commission's leadership will be addressed through the regional plan. Review the suggested goals in the Supplemental Planning Recommendations for suggestions.

(b) Regional Policies. Include any policies (such as,"New development will be encouraged to locate on infill sites closer to towns, whenever possible.") necessary to provide ongoing guidance and direction to regional leaders for making decisions consistent with achieving the Regional Vision or addressing Regional Issues and Opportunities. These policies should be specific enough for use by any local, state, or federal governmental agency in making decisions as to whether investments in new or upgraded public facilities would be consistent with the regional plan. These policies should include locational factors (e.g.,"locate new schools within existing neighborhoods," "no road expansions within the Wapatchee Environmental Resource Area"), as well as design and impact considerations (e.g.,"architecture should reflect the regional vernacular," "provide strong pedestrian linkages to mitigate traffic impacts"). Regional Commissions are encouraged to categorize the regional policies based on applicability or function. For example: regional policies for public investments in the region or regional policies for DRI's.

(c) Regional Development Maps. Prepare two Regional Development Maps that illustrate the desired future regional development patterns for the 20-year planning period.

1. Regional Land Use Map. The Regional Land Use map will identify the following three general land use categories for the entire region (if subcategories are used, the map must identify how they aggregate into the three general categories):

* Developed. Areas that exhibit urban type development patterns (i.e., medium to high density residential, commercial development and industrial development, etc.) and where urban services (i.e., public services of water, sewer, etc.) are already being provided at the time of plan preparation.

* Developing. Areas that are expected to become urbanized and will require provision of new urban services (i.e., public services of water, sewer, etc.) during the planning period.

* Rural. Areas not expected to become urbanized or require provision of urban services (i.e., public services of water and sewer, etc.) during the planning period. These areas are characterized by sparsely developed nonurban areas where the land is primarily used for farming, forestry, very low density residential or open space uses.

2. Conservation and Development Map. Using the categories from the Regional Land Use map as a base, the Conservation and Development map will display Conservation Areas as an overlay, visualized as hatching above the Regional Land Use categories. Conservation Areas are defined below (if subcategories are used, the map must identify how they aggregate into the conservation category):

* Conservation. Areas to be preserved in order to protect important regional resources or environmentally sensitive areas of the region. At a minimum, the green infrastructure network on the Regionally Important Resources Map found in the Regional Commission's adopted Regional Resource Plan for the region must be shown. Additionally, critical environmentally-sensitive areas (e.g., groundwater recharge areas, priority forest, prime farmland, wetlands, etc.) must be included as appropriate for each region.

(d) Areas Requiring Special Attention Map and Defining Narrative. While preparing the Regional Development Maps, identify areas that need targeted monitoring and mitigation due to potential development conflicts or opportunities for economic growth and define specific strategies for managing each area.

1. Areas Requiring Special Attention Map. Considering the Regional Development Map above and other sources, evaluate the land use trends within the region to identify and map any areas requiring special attention. At a minimum, consider the following:

* Threatened Regionally Important Resources. Areas identified on the Regionally Important Resources map where significant natural or cultural resources are likely to be impacted by development. At a minimum, the assessment of these areas should be informed by the following:

* Identifying the areas identified on the Regionally Important Resource Map (Regionally Important Resources, DCA Rules Chapter 110-12-4) that overlap the "Developed" or "Developing" Areas, and

* Identifying the portions of the Conservation and Development Map where the "Conservation" Areas overlap the "Developed" or "Developing" Areas.

* Rapid Development. Areas where rapid development or change of land uses are likely to occur, especially where the pace of development has and/or may outpace the availability of community facilities and services, including transportation;

* Redevelopment. Areas in need of or currently experiencing redevelopment. These areas may include:

* The need for significant improvements to aesthetics or attractiveness (e.g., strip commercial corridors, aging developments, etc.);

* The potential for infill development (e.g., scattered vacant sites, large abandoned structures, sites that may be environmentally contaminated, etc.);

* Levels of poverty and/or unemployment that is substantially higher than the region as a whole, indicating significant disinvestment (e.g., areas identified as Opportunity Zones, Enterprise Zones, Urban Redevelopment Areas, Revitalization Area Strategies, or similar planning documents); or

* Other metrics identified by the Regional Commission.

2. Defining Narrative. The defining narrative must include the following specific strategies for managing each Area Requiring Special Attention.

* Written description, pictures, and/or illustrations that make it clear what types, forms, styles, and patterns of development are to be encouraged in the area. Recommended development patterns listed in the Supplemental Planning Recommendations may be referred to for suggestions.

* Listing of specific types of land uses appropriate for the unique characteristics of the area.

* Identification of implementation measures, which may be undertaken by the Regional Commission and/or local government, to achieve the desired development patterns for the area, including more detailed sub-area planning, new or revised local development regulations, incentives, public investments, and infrastructure improvements. Recommended plan implementation measures listed in the Supplemental Planning Recommendations may be referred to for suggestions.

(3) Regional Needs and Opportunities. This element identifies regional needs and opportunities. This is the regionally agreed upon list of Needs and Opportunities the region intends to address. The list must be developed by involving regional stakeholders and by using resources (a-d) below. The agreed upon list must also denote each of the needs and opportunities identified as a Regional Commission priority for the five year planning period. Each priority need and opportunity must be followed-up with corresponding implementation measures in the Regional Work Program. (A list of typical needs and opportunities listed in the Supplemental Planning Recommendations may be referred to for suggestions.) In order to ensure a concise and readable regional plan, (a-c) below should be included as an addendum in the plan (see section 110-12-6-.03(5)).

(a) SWOT Analysis. Conduct a SWOT analysis (or similar analysis of the region) with regional stakeholders and identify the strengths, weaknesses, opportunities and threats facing the region.

(b) Analysis of Consistency with Quality Community Objectives. Evaluate the current policies, activities, and development patterns in the region for consistency with the Quality Community Objectives (see section 110-12-6-.04). Use this analysis to identify needs and opportunities for adapting activities, development patterns and implementation practices to the Quality Community Objectives.

(c) Analysis of Data and Information. Check for potential needs and opportunities as well as development patterns by evaluating, at a minimum, the data and information listed in section 110-12-6-.05. Many of the listed data and maps are provided on the Department's website, but the Regional Commission may also use other information or sources of its choosing (e.g., regionally compiled data or forecasts, regional plans, transportation data contained in approved plans of Metropolitan Planning Organizations, etc.).

When evaluating this data and information, focus on:

* Whether it verifies potential needs or opportunities identified above;

* Whether it uncovers new needs or opportunities not previously identified;

* Whether it indicates significant regional trends that need to be brought to the attention of decision-makers;

(d) Areas Requiring Special Attention. Consider high priority areas as a need or opportunity from section 110-12-06-.03(2)(d).

(4) Implementation Program. This element is the overall strategy for achieving the Regional Vision and for addressing the Regional Commission priority Needs and Opportunities. This includes any specific activities to implement the plan during the next five years. The Implementation Program must include the following two components:

(a) Performance Standards. Establish two achievement thresholds, a Minimum Standard and an Excellence Standard, by identifying specific ordinances, programs, or requirements that may be implemented by local governments in order to realize the Regional Goals or address the Regional Needs and Opportunities. The Regional Commission may choose to establish multiple tiers for both the Minimum and Excellence standards in order to accommodate the varying size and capacity of local governments in the region. The performance standards may include recommendations for fitting local character areas into the larger regional planning context, implementation measures to achieve the desired development patterns for the region, recommended new or revised local development regulations, incentives, public investments, infrastructure improvements, or other measures deemed appropriate by the Regional Commission. Refer to the State Planning Recommendations for suggestions.

* Minimum Standard. Items included in the Minimum Standard should be selected as essential activities for local governments to undertake for consistency with the regional plan. The intent is to ensure a consistent and predictable basic level of local requirements across the region. The Regional Commission and the Department will provide technical and training assistance to local governments to help them achieve this Minimum Standard. Regional Commissions may utilize financial assistance in accordance with their contract with the Department for projects that help a local government attain this threshold. Once a local government achieves this threshold, Regional Commissions may utilize financial assistance in accordance with their contract with the Department for local comprehensive plan implementation projects.

* Excellence Standard. Items included in the Excellence Standard should be selected as desirable activities for local governments to undertake for consistency with the regional plan. The intent is to lay out a menu of recommended best practices for local governments to select for implementation.

(b) Regional Work Program. This portion of the Implementation Program lays out the specific actions the commission plans to undertake during the next five years to address the regional commission priority Needs and Opportunities. (Note that general policy statements should not be included in the Regional Work Program, but instead should be included in the Policies section of the Regional Goals or included as a separate list of long-term action items.) The Regional Work Program must contain the following information in an easy to read table format using one of the two templates provided on the Department's website (Refer to the Supplemental Planning Recommendations):

* Priority. List of regional commission priority needs and opportunities.

* Strategies. Specific, measureable statements that support achievement of the priority.

* Actions. Specific actions the Regional Commission will pursue in order to meet one or more strategies.

* Timeframe for initiating and completing the action.

* Partners. List of groups needed to help implement the activity.

* Costs. Estimated cost (if any) of implementing the action.

(5) Appendices. The following elements must be included as appendices to ensure a concise, user-friendly document usable for day-to-day decision-making by regional leaders as they work toward achieving the desired future of the region.

(a) SWOT Analysis. Include the results of the SWOT analysis (or similar analysis of the region) with regional stakeholders as described in section 110-12-6-.03(3)(a).

(b) Analysis of Consistency with Quality Community Objectives. Include the analysis as described in section 110-12-6-.03(3)(b).

(c) Data and Mapping Supplement. Include data, information, maps and analysis as described in section 110-12-6-.05 and 110-12-6-.03(c).

(d) Stakeholder Involvement Report. Each element of the regional plan must be prepared with opportunity for involvement and input from a diverse spectrum of stakeholders to ensure that the regional plan reflects the full range of regional values and desires. This broad-based participation in developing the regional plan will also help ensure that it will be implemented, because many in the region are involved in its development and thereby become committed to seeing it through. The stakeholder involvement is intended to supplement, not replace, the regional hearings required in section 110-12-6-.06. All regional plan updates must contain a Stakeholder Involvement Report documenting these standards were met before the Department will approve the plan as part of the plan review process (see section 110-12-6-.06). Documentation must include a clear list that specifically identifies the individuals and groups targeted for involvement in the planning process, steering committee members, and adequate evidence that events and activities occurred (e.g., meeting agendas, sign-in sheets, and minutes or other records of outcomes; photos of activities; advertisements for activities; screen-captures of project web-pages; copies of surveys; etc.). The three minimum required steps for developing effective stakeholder involvement are listed below.

1. Identification of Stakeholders. Compile a list of all stakeholders who need to have a voice in the development of the plan. Refer to the list of suggested stakeholders provided in the Supplemental Planning Recommendations for suggestions. The list should include stakeholders from local, state (must include the Department), and regional organizations, as well as, private businesses and non-profit groups. At a minimum, members of the Regional Commission council must be included among the selected stakeholders and be actively involved in plan preparation, such as serving on the steering committee that guides development of the plan. This will help ensure that the plan will be implemented, because leadership that is involved in plan development is likely to become committed to seeing it through.

2. Identification of Participation Techniques. Review each of the recommended community participation techniques identified in the Supplemental Planning Recommendations to select those to be used for involving the selected stakeholders in the process of developing the plan. At a minimum, include the following:

* Steering Committee. The Regional Commission must form a steering committee to oversee and participate in development of the plan. At a minimum, the steering committee must include the Regional Commission council members. [The Regional Commission may also form a technical advisory committee. This is a working committee of regional planners and other state, local and federal agency personnel that will serve as the primary "users/interpreters" of the plan and they can support the steering committee with important information and technical considerations to be factored into the planning process.]

* Required Techniques. The Regional Commission is encouraged to select as many techniques as possible to allow ample opportunity for involvement from a broad range of stakeholders, including the steering committee. At a minimum, the following techniques are required:

* First public hearing as required in section 110-12-6-.06.

* Hold at least three public listening sessions (e.g., workshops, charrettes, virtual meetings) in at least three different counties in the region and including adequate notification (e.g., one to two weeks) and outreach (e.g., newspaper ads, email, website, postal mail, etc.).

* Ensure the plan process, schedule, and draft documents are easily accessible on the commission's website throughout the plan process.

* Administer a survey tool to solicit comments, opinions, and regional goals.

* Second public hearing as required in section 110-12-6-.06.

3. Conduct Participation Program. Invite each of the stakeholders identified in section (1) above to participate in the activities and events identified in section (2). Use these participation events to solicit specific input on the content of the plan. Hold regular meetings of the steering committee to provide input and feedback to the plan preparers as the plan is developed.

O.C.G.A. § 50-8-1, et seq.

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