Compilation of Rules and Regulations of the State of Georgia
Department 110 - RULES OF GEORGIA DEPARTMENT OF COMMUNITY AFFAIRS
Chapter 110-3 - OFFICE OF COORDINATED PLANNING
Subject 110-3-2 - MINIMUM PLANNING STANDARDS AND PROCEDURES FOR LOCAL COMPREHENSIVE PLANNING
Rule 110-3-2-.04 - Minimum Local Planning Standards

Universal Citation: GA Rules and Regs r 110-3-2-.04

Current through Rules and Regulations filed through September 23, 2024

(1) General: Pursuant to O.C.G.A. 50-8-7.1(b), the minimum local planning standards were developed to guide local governments in developing and implementing their comprehensive plans. The law also provides that the Rules for Environmental Planning Criteria developed pursuant to O.C.G.A. 12-2-8 be incorporated into these minimum planning standards. Cities and counties across the state are diverse in terms of size, growth rate, economic base, and environmental and geographic conditions, and their needs, concerns and goals for the future also differ dramatically. Accordingly, the planning standards were given sufficient flexibility to allow communities to address the variety of situations they face. In some cases, resources or data items listed in the standards may not be applicable to a particular community. For example, assessment of coastal resources would not be necessary in local plans prepared in north Georgia, nor would coastal jurisdictions generally need to consider steep slopes. Therefore, each community should determine which items are appropriate for consideration in its planning process. Similarly, local governments are encouraged to consider additional planning elements or data items in their plans, as needed, to focus on special situations or issues of importance to the community.

(2) Community, Regional, and State Planning Goals: Pursuant to O.C.G.A. 50-8-7.1(a), the department is authorized to assist the Governor in defining the state's long-term goals and priorities through coordinated and comprehensive planning. The department shall utilize local and regional plans in developing and refining these goals and priorities. In the interim, the department has established statewide goals for five topical elements, as listed below. Goals developed in local plans shall be consistent with these initial statewide goals:

(a) Economic Development: To achieve a growing and balanced economy, consistent with the prudent management of the state's resources, that equitably benefits all segments of the population.

(b) Natural and Historic Resources: To conserve and protect the environmental, natural and historic resources of Georgia's communities, regions and the state.

(c) Community Facilities and Services: To ensure that public facilities throughout the state have the capacity, and are in place when needed, to support and attract growth, and development and/or maintain and enhance the quality of life of Georgia's residents.

(d) Housing: To ensure that residents of the state have access to adequate and affordable housing.

(e) Land Use: To ensure that land resources are allocated for uses that will accommodate and enhance the state's economic development, natural and historic resources, community facilities, and housing and to protect and improve the quality of life of Georgia's residents.

(3)Three-Step Planning Process: Local Governments shall follow the three-step planning process outlined herein in developing each of the six topical planning elements described at paragraph 110-3-2-.04(5). This process establishes the scope and sequence of local planning activities and defines what must be considered and accomplished by each local government to assure minimum standards of quality and comprehensiveness in local plans across the state. The plan document must document that the three-step planning process has been followed, but local governments may organize the plan document in whatever manner is most appropriate to present the information, conclusions and intentions of the plan in their clearest and most usable form. Nothing in the description of this process should be interpreted as discouraging local governments from exceeding the minimum planning standards. The three-step planning process is as follows:

(a) Inventory and Assessment: The initial step of the planning process is intended to provide local governments with a factual and conceptual basis for making informed decisions about the future of the community and to ensure that an appropriate range of issues and viewpoints is considered. It must include the following activities:

1. Preparation of an inventory of data for each planning element and development or presentation of projections and/or forecasts where applicable.

2. Analysis of the data for each element, including consideration of the implications of historical trends, current conditions and forecasts for the future. Data items must also be assessed in terms of their significance to the community and their relevance to information analyzed under each of the other plan elements. In addition, this step must include an assessment and identification of community and natural resources, opportunities and problems, and consideration of the manner in which resources should be developed, conserved or protected. The assessment must also involve (as appropriate to each element) an evaluation of existing community programs, facilities, services, regulatory tools and administrative systems to determine whether they are, or will be, sufficient to meet the community's current and future needs. The assessment should encompass input from the public, at least to the extent established in 110-3-2-.06(4), Minimum Procedural Standards, and should involve the development of alternatives for addressing current and future problems and opportunities.

(b) Statement of Needs and Goals: The second step in the planning process is intended to establish the community's long-range needs, goals and ambitions. It includes:

1. Statement of needs for each element (except population, which may be addressed at the local government's option) summarizing the conclusions reached during the inventory and assessment step and addressing ways in which these needs may affect, or be affected by, other elements of the plan.

2. Goal statements expressing the community's common ideals, desires and vision for the future. Goals should be directed toward addressing the community's social, economic and physical needs and opportunities in a manner that will assure the future well-being of the community.

(c) Implementation Strategy: The third step of the planning process shall be undertaken for economic development, natural and historic resources, community facilities, housing and land use. Strategies may also be developed to address population growth trends at the local government's option. The implementation strategy should also establish an overall strategy for plan implementation that merges and coordinates the goals and policies arising from the separate plan elements. The implementation strategy must include the following:

1. Strategies that the local government will employ during the 20-year planning time frame to address the needs and goals articulated in the plan.

2. Any policies the local government will adopt to support community values and to define priorities regarding specific issues and resources addressed in the plan, for the purpose of providing guidance and direction to local government officials in implementing the plan.

(i) A description of community and economic development initiatives or programs, public or private, to be put in place over each of the next five years, including cost estimates and alternative funding sources, where applicable;

(ii) A description of major capital improvements or infrastructure expansions proposed over each of the next five years, including cost estimates and alternative funding sources; and

(iii) A description of administrative systems, regulatory measures or land development regulations to be adopted or amended over each of the next five years. Land development regulations may include building codes, subdivision regulations, zoning ordinances, performance standards, etc.

(4) Data Support: To assist in plan preparation, the department will supply cities and counties with data from standard federal, state and private sources, to the extent that this data is available. However, some of the data required to prepare a local plan that meets the minimum planning standards is not collected by nor available from standard sources and must be gathered locally or obtained from other sources (see Sections (4)(b) and (c), below). When data provided by the department has been collected substantially prior to the year of plan preparation, local governments are encouraged to update this information by any means available to them. Local governments are not required to use the data provided by the department. For projections, they may use specific numbers or a range of numbers which they believe adequately reflect conditions in their community. However, when alternate projections are used, the methods or assumptions used in preparing them should be specified. Whether the data used is provided by the department or obtained elsewhere, it shall be the responsibility of the local government to examine all data critically and to conduct a "reality check" to ensure that the data accurately reflect local conditions.

(a) Data Supplied by the Department: The department will provide local governments with the best available population, demographic, economic development and housing data from the U.S. Census and other standard sources. Some maps and information on natural and historic resources available at the state and federal levels may also be provided by the department. The amount of data available varies from community to community, depending on the size and type of local jurisdiction. For example, much economic data is not available for cities outside of Metropolitan Statistical Areas. Also, some detailed population and economic data are not available for cities with populations under 2,500. Population projections for cities are not available from standards sources for the recommended 20-year planning time frame. Years and time frames for which other data are available also vary, depending on the data collection and publishing schedules of standard sources.

(b) Locally-Collected Data: Community facilities and land use data are not collected by state or federal agencies, and the data for these elements must be collected locally. Some natural and historic resources data may also need to be collected locally.

(c) Data from Other Sources: Other sources of data, such as other state agencies, regional development centers, the university system and local sources such as chambers of commerce, community development authorities, public works authorities and local government offices may also be used to supplement the data provided by the department.

(5) Minimum Planning Elements: Pursuant to O.C.G.A. 50-8-7.1(b)(1), the department is authorized to establish minimum planning elements to be addressed by local governments in the coordinated and comprehensive planning process. The following six topical planning elements have been established and shall be included in all local comprehensive plans: population, economic development, natural and historic resources, community facilities and services, housing, and land use. Nothing in these rules, however, shall be construed to prohibit a community from preparing and submitting a comprehensive plan that exceeds the minimum planning standards or that includes other elements in addition to those prescribed by the department. The minimum plan requirements for each planning element are specified below:

(a) Population Element.

1. Purpose: The Population Element provides local governments the opportunity to inventory and assess trends in population growth or decline and in the demographic characteristics of the population. This information, merged with information in the Natural and Historic Resources Element that identifies constraints and/or opportunities affecting future development, forms a foundation for the Economic Development, Community Facilities, Housing and Land Use Elements of the plan. This information will assist local governments in determining community service and infrastructure needs, employment opportunities and housing needed to support the existing and future population. In addition, this element may be used as a basis for determining desired growth rate, population densities and development patterns that are consistent with the goals and policies established in the other plan elements.

2. Minimum Requirements: The population and demographic characteristics of the community must be inventoried by addressing, at a minimum, the items listed at (i) through (vi), below. Where current data is called for,"current" shall refer to the year of plan preparation or the most recent year for which data is available. Historic data, where required, shall cover approximately 20 years (using the nearest decennial census) prior to the year of plan preparation, at five-year intervals, unless otherwise noted. Future projections, where required, shall cover approximately 20 years beyond the year of plan preparation, at five-year intervals, unless otherwise noted.

3. The information gathered in the inventory must be assessed to identify significant trends in the size of the local population and its characteristics (age distribution, educational attainment, income levels, etc.), especially as compared with regional, state and national trends. Further analysis of this information must be made under other plan elements in determining appropriate economic development strategies, housing and community facility needs, land development patterns, etc.

4. Local governments may also use the information gathered in this element to determine whether the growth trends identified are desirable for the community and whether alternatives for managing or redirecting these trends should be considered. Such an assessment could result in the development of population-specific needs and goals that specify an appropriate rate of growth, and an implementation strategy for managing the community's growth throughout the planning period. Specific items to be addressed are as follows:

(i) Total Population: Include the current, historic and projected total population of the community, and compare the community's growth rate with that of the state. Future total population figures shall be noted at annual intervals for the five years beyond the year of plan preparation.

(ii) Households: Include the current, historic and projected number and average size of households in the community.

(iii) Age Distribution: Include the current, historic and projected age distribution of residents in the community.

(iv) Racial Composition: Include the current and historic racial breakdown of the residents in the community, and identify future trends.

(v) Educational Attainment: Include historic and current educational attainment levels of the adult population, and compare with surrounding counties and the state. Also include, for several recent years, dropout rates, standardized achievement test scores and the percentage of high school graduates continuing on to post-secondary education. For historic educational attainment levels, information from the most recent decennial census prior to the year of plan preparation is sufficient.

(vi) Income: Include current and historic average per capita and average household income levels, and compare with state levels for the same time intervals and in the same dollar units. Also include the current distribution of households by income groupings.

(b) Economic Development Element.

1. Purpose: The Economic Development Element provides local governments the opportunity to inventory and assess the community's economic base, labor force characteristics, and local economic development opportunities and resources; to determine economic needs and goals; and to merge this information with information about population trends and characteristics, natural resources, community facilities and services, housing and land use so that a strategy for the economic well-being of the community can be developed.

2. Minimum Requirements: The economic characteristics of the community must be inventoried by addressing, at a minimum, the items listed at (i), (ii) and (iii), below. Where current data is called for,"current" shall refer to the year of plan preparation or the most recent year for which data is available. Historic data, where required, shall cover approximately ten years prior to the year of plan preparation, at five-year intervals, unless otherwise noted. Future projections, where called for, shall cover approximately 20 years beyond the year of plan preparation, at five-year intervals. Municipalities for which certain data is not available should use comparable data for the county in which they are located and note any known similarities and differences.

3. Based on the information gathered in the inventory, an assessment must be made to determine which economic sectors are growing and declining locally and which sectors should be encouraged to develop in order to complement or diversify the existing economic base of the community. Using information obtained in the Population Element and other elements of the plan, an assessment must also be made to determine whether jobs available in the community are appropriate for the residents in terms of skill and education levels required, commuting patterns, wages paid, etc., and, if not, what options are available to improve the existing economic situation (i.e., programs of business development, attraction and diversification, or job training). In addition, this analysis should determine whether existing local economic development programs and tools or community attributes need to be improved to foster economic development.

4. By its very nature, economic development is rarely confined to a single jurisdiction. Therefore, an assessment of economic assets, problems and opportunities should consider the local economy in a regional context, including (as applicable) such factors as: predominant industries in surrounding counties; nearby educational institutions and vocational training programs; proximity to major market areas; access to regional transportation systems (e.g., regional airports, port facilities, interstate highway systems, etc.); and other regional assets (e.g., natural resources, cultural amenities, waste disposal facilities, etc.).

5. The results of this assessment should be considered in the development of needs and goals and an associated implementation strategy that set forth a plan for economic development in terms of how much growth is desired, what can be done to support retention and expansion of existing businesses, what types of new businesses and industries will be encouraged to locate in the community, what incentives will be offered to encourage economic development, whether educational and/or job training programs will be initiated or expanded, and what infrastructure improvements will be made to support economic development goals during the planning period.

(i) Economic Base: Specific items to be addressed are as follows:

(I) For each economic sector within the community (e.g., retail trade, services, manufacturing, wholesale trade, etc.), include current, historic and projected employment and earnings, and compare with state percentages.

(II) For each economic sector, include current and historic average weekly wages paid, and compare with state percentages and averages.

(III) Include current, historic and projected sources of personal income by type (e.g., wages, unearned, transfer payments, etc.), and compare with state percentages.

(IV) Include recently established and planned major community-level economic activities (e.g., major employers, large manufacturers, new and expanding industries, major plant openings and closings, etc.).

(V) Include special or unique economic activities (e.g., tourism, agribusiness, health care or educational institutions, government, warehousing and distribution, military, retirement, commercial, etc.).

(ii) Labor Force: Specific items to be addressed are as follows:

(I) Include current and historic employment by occupation (i.e., occupations/types of jobs held by residents), and compare percentage in each occupational category with state and national percentages. For historic data, information from the most recent decennial census prior to the year of plan preparation is sufficient.

(II) Include current and historic employment status, and compare with state and national figures. Employment status includes total labor force, civilian labor force, military labor force (where applicable), and participation by sex. For historic data, information from the most recent decennial census prior to the year of plan preparation is sufficient.

(III) Include current and historic unemployment rates, and compare with rates for surrounding counties, the state and the nation. Historic rates should be noted annually for the ten years prior to the year of plan preparation.

(IV) Include current and historic commuting patterns (i.e., employment by place of work and residence). For historic data, information from the most recent decennial census prior to the year of plan preparation is sufficient.

(iii) Local Economic Development Resources: Identify and assess any of the following that exist in the community in terms of their effectiveness or adequacy:

(I) Economic development agencies (e.g., chambers of commerce, economic development authorities, etc.).

(II) Economic development programs or tools (e.g., special tax districts, industrial parks, speculative buildings, business incubators, revolving loan funds, etc.).

(III) Education and training opportunities (e.g., vocational schools, adult education programs, job training programs, etc.).

1. Purpose: The Natural and Historic Resources Element provides local governments the opportunity to inventory their natural, historic and environmentally sensitive resources; to consider the issues, problems and opportunities associated with those resources; and to develop goals, policies and strategies for their appropriate use, preservation and protection that are consistent with those established for other plan elements.

2. Minimum Requirements: This element must address the following minimum planning requirements:

(i) Natural Resources: Where applicable to the community, the natural resources and environmentally sensitive areas listed below must be inventoried. Maps are strongly recommended for inclusion in the plan to indicate the locations of resources within the jurisdiction. An assessment must then be conducted to consider how natural resources can most wisely and responsibly be utilized, developed, managed or preserved in order to yield maximum long-range benefits to the community. The assessment should also consider the potential vulnerability of the community's natural resources to land development and other human activities, and should evaluate whether protecting them is important to the future health and economic well-being of the community. Levels of community support for conservation of various natural resources should also be considered. The results of this assessment should be considered in the development of needs and goals and an associated implementation strategy that set forth any special treatment or protection to be provided these resources over the planning period. Any strategies developed by local governments for the protection of the resources listed at (I) through (V), below, must specifically reference the Department of Natural Resources' Rules for Environmental Planning Criteria developed pursuant to O.C.G.A. 12-2-8. Specific items to be addressed, where applicable to the community, are as follows:

(I) Water Supply Watersheds: Include water supply watersheds, or any portions thereof, as defined and provided for in the Rules for Environmental Planning Criteria.

(II) Groundwater Recharge Areas: Include groundwater recharge areas as defined and provided for in the Rules for Environmental Planning Criteria.

(III) Wetlands: Include wetlands as defined and provided for in the Rules for Environmental Planning Criteria.

(IV) Protected Mountains: Include protected mountains as defined and provided for in the Rules for Environmental Planning Criteria.

(V) Protected River Corridors: Include protected river corridors as defined and provided for in the Rules for Environmental Planning Criteria.

(VI) Coastal Resources: Include beaches, coastal marshes and estuaries that are vulnerable to the impacts of development.

(VII) Food Plains: Include areas within the community that are subject to flooding, based on the 100-year, or base, flood.

(VIII) Soil Types: Include soil types in terms of their suitability for development.

(IX) Steep Slopes: Include areas, other than protected mountains, where the slope of the land is steep enough to warrant special management practices.

(X) Prime Agricultural and Forest Land: Include areas valued for agriculture or forestry production that may warrant special management practices.

(XI) Plant and Animal Habitats: Include areas that support rare or endangered plants and/or animals.

(XII) Major Park, Recreation and Conservation Areas: Include major federal, state and regional parks, recreation areas and conservation areas (e.g., wildlife management areas, nature preserves, national forests, etc.). Note: Local parks and recreation areas should be identified in the Community Facilities and Services Element.

(XIII) Scenic Views and Sites: Include significant visual landmarks and vistas that may warrant special management practices.

(ii) Historic Resources: Using the list provided below as a guide, a general inventory of historic resources in the community must be conducted. At a minimum, the inventory should include any districts, sites or individual structures identified on formal surveys that may have been conducted for the community and all existing or nominated National Register sites and districts, as well as any resources that are likely to qualify for that designation. A map is strongly recommended for inclusion in the plan to indicate where historic resources are located and how they are distributed in relationship to one another an/or related community facilities. Once an initial inventory has been completed, a determination should be made as to whether further documentation or study of historic resources is appropriate.

(iii) An assessment must then be conducted to consider the potential benefits of historic resources in terms of promoting tourism, contributing to the overall visual appeal and traditional character of the community, maintaining a healthy downtown economy and/or providing cost effective space to house local government functions and public activities. The assessment should also evaluate community support for preservation and should identify any historic resources that are in need of attention by the local government due to rapid physical deterioration or unintended land use conflicts.

(iv) The result of this assessment should be considered in the development of needs and goals and an associated implementation strategy that set forth any provisions for the preservation, protection, redevelopment and/or promotion of any locally significant historic resources identified. Historic resources to be addressed, where applicable, include:

(I) Residential Resources: Historic residential districts, neighborhoods and individual homes.

(II) Commercial Resources: Historic commercial districts (e.g., crossroads, downtowns, etc.) and individual buildings (e.g., general stores, offices, etc.).

(III) Industrial Resources: Historic railroad structures and buildings, mills, factories, etc.

(IV) Institutional Resources: Historic institutional districts and individual buildings (e.g., schools, military complexes, churches, etc.).

(V) Rural Resources: Historic landscapes, farm complexes, crossroads communities, bridges, roadways, barns, plantations, etc.

(VI) Historic, Archaeological and Cultural Sites: Historic battlegrounds, tabby ruins, cemeteries, burial grounds, etc.

(d) Community Facilities and Services Element.

1. Purpose: This element provides local governments the opportunity to inventory public facilities and services; to assess their adequacy for serving present and future population and economic needs; to determine future needs and identify goals; and to outline a strategy for providing the desired level of public facilities and services throughout the planning period.

2. Minimum Requirements: The adequacy of the community's public facilities and the level of services provided must be inventoried by addressing, at a minimum, the items listed at (i) through (x), below. Once the inventory is complete, an assessment must be made to determine whether existing facilities and current levels of service are adequate to meet the needs of the community. The assessment must also determine, based on population projections and needs and goals identified in other plan elements, whether future needs and goals of the community can be met with existing facilities and services or whether improvements will be needed to accommodate anticipated population and economic growth. The assessment should also consider means of optimizing utilization of existing facilities (e.g., conservation measures, multi-purpose uses, increased productivity or operating hours, etc.) as an alternative to expanding existing facilities to meet community needs and goals. The results of this assessment will form the basis for the development of needs and goals and an associated implementation strategy that define capital improvements, service expansions and/or utilization strategies to be implemented over the planning period. Specific items to be addressed, where applicable to the community, are as follows:

(i) Transportation Network: Include roads, highways, sidewalks, signalization and signage, bridges, public transportation, railroads, port facilities, airports, etc.

(ii) Water Supply and Treatment: Include the location and useful life of existing distribution and treatment systems.

(iii) Sewerage System and Wastewater Treatment: Include the location and useful life of existing collection and treatment systems.

(iv) Solid Waste Management: Include the location and useful life of existing disposal facilities, whether publicly or privately operated, and the adequacy of the waste collection system. Also consider the need for recycling or other waste reduction strategies. Note: Specific items that must be considered in a solid waste management plan prepared in accordance with the Georgia Comprehensive Solid Waste Management Act are outlined in the Minimum Planning Standards and Procedures for Solid Waste Management. The seven elements which must be addressed in such a plan are: Amount of Waste, Collection, Reduction, Disposal, Land Limitation, Education and Public Involvement, and Implementation and Financing. These requirements may be met within the Community Facilities Element of the comprehensive plan or may be prepared in a separate solid waste management plan.

(v) Public Safety: Include police, sheriff, fire protection and EMS facilities, equipment and services.

(vi) Hospitals and Other Public Health Facilities: Include local hospital and public health facilities.

(vii) Recreation: Include local parks, recreation facilities and programs, and public open space.

(viii) General Government: Include city halls, county courthouses and other local government administration buildings.

(ix) Educational Facilities: Include facilities and equipment available for preschool, elementary, secondary, post secondary and adult education; and vocational training.

(x) Libraries and Other Cultural Facilities: Include libraries, museums, theaters, amphitheaters, auditoriums, civic centers, botanical gardens and other cultural facilities.

(e) Housing Element.

1. Purpose: The Housing Element provides local governments the opportunity to inventory the existing housing stock; to assess its adequacy and suitability for serving current and future population and economic development needs; to determine future housing needs and articulate goals; and to formulate a strategy for the adequate provision of housing for all sectors of the population.

2. Minimum Requirements: This element must address, at a minimum, the items listed at (i) through (iv), below. Where current data is called for,"current" shall refer to the year of plan preparation or the most recent year for which standard data is available. Historic data, where required, shall cover approximately 20 years, at the years of the decennial census, unless otherwise noted. Future trends, where called for, shall be forecast over the twenty-year planning horizon, based on local analysis of the data and knowledge of the community.

3. Once the inventory is complete, an assessment must be made to determine whether existing housing is appropriate to the needs and desires of residents in terms of quantity, affordability, type and location, and, if not, what might be done to improve the situation. The assessment should also consider whether there are problems (for example, over - or under-building; residential areas underserved by infrastructure and community facilities; concentrations of substandard housing, low home-ownership rates, etc.) with the local housing market that could be addressed by the local government. In addition, the assessment should determine, based on projections of number of households and local preferences, the quantity and types of housing units required to meet the community's needs throughout the planning horizon. The results of this assessment should be considered in the development of needs and goals and an associated implementation strategy that set forth any programs for housing development or assistance to be undertaken during the planning period. Specific items to be addressed are as follows:

(i) Types of Housing Units: Include current and historic number of single-family and multi-family dwellings, and identify trends for the future.

(ii) Age and Condition of Housing: Include current and historic age and condition of housing stock, and compare with state average.

(iii) Owner & Renter Occupied Units: Include current and historic number of owner and renter occupied units, and vacancy rates of each. Also compare vacancy rates and owner-to-renter ratios with state percentages.

(iv) Cost of Housing: Include current and historic median purchase price of owner-occupied units and median monthly rent of renter-occupied units, and compare with state figures.

(f) Land Use Element.

1. Purpose: The Land Use Element provides local governments the opportunity to inventory existing land use patterns and trends; to determine future patterns of growth, based on community needs and desires; and to develop goals, policies and strategies for land use that strike a balance between effective and efficient delivery of public services, protection/preservation of vulnerable natural and historic resources, and respect for individual property rights.

2. Standard Classification System: In order to facilitate the development of a state and regional land use data base, land use categories used in local plans must be consistent with the standard land use classification system established by the department. More detailed categories used by local governments must be sub-categories that can be grouped into one of the following eight standard categories:

(i) Residential: The predominant use of land within the residential category is for single-family and multi-family dwelling units.

(ii) Commercial: This category is for land dedicated to non-industrial business uses, including retail sales, office, service and entertainment facilities. Commercial uses may be located as a single use in one building or grouped together in a shopping center or office building.

(iii) Industrial: This category is for land dedicated to manufacturing facilities, processing plants, factories, warehousing and wholesale trade facilities, mining or mineral extraction activities, or other similar uses.

(iv) Public/Institutional: This category includes certain state, federal or local government uses, and institutional land uses. Government uses include city halls and government building complexes, police and fire stations, libraries, prisons, post offices, schools, military installations, etc. Examples of institutional land uses include colleges, churches, cemeteries, hospitals, etc. Facilities that are publicly owned, but would be classified more accurately in another land use category, should not be included in this category. For example, publicly owned parks and/or recreational facilities should be placed in the Park/Recreation/Conservation category; landfills should fall under the Industrial category; and general office buildings containing government offices should be placed in the Commercial category.

(v) Transportation/Communications/Utilities: This category includes such uses as power generation plants, railroad facilities, radio towers, public transit stations, telephone switching stations, airports, port facilities or other similar uses.

(vi) Park/Recreation/Conservation: This category is for land dedicated to active or passive recreational uses. These areas may be either publicly or privately owned and may include playgrounds, public parks, nature preserves, wildlife management areas, national forests, golf courses, recreation centers and similar uses.

(vii) Agriculture/Forestry: This category is for land dedicated to farming (Fields, lots, pastures, farmsteads, specialty farms, livestock production, etc.), aquaculture, or commercial timber or pulpwood harvesting.

(viii) Undeveloped: This category is for land not developed for a specific use or land that was developed for a particular use but that has been abandoned for that use. This category includes woodlands or pasture land (not in agriculture crop, livestock or commercial timber production), undeveloped portions of residential subdivisions and industrial parks, water bodies (lakes, rivers, etc.), and locations of structures that have been vacant for some time and allowed to become deteriorated or dilapidated. For mixed- or multi-use sites or Planned Unit Developments (PUDs), the predominant land use should be used to classify the entire site.

3. Minimum Requirements: The land use element must include an existing land use map, land use assessment, future land use map and future land use narrative, as described below:

(i) Existing Land Use Map: A map of the community's existing land uses must be prepared using the eight land use categories listed at (f)2. above. The existing land use map must be of sufficient scale and accuracy to provide a clear understanding of the general distribution of land uses and their spatial relationships to one another.

(ii) Land Use Assessment: Items to be addressed, where applicable to the community, are listed at (I) through (VIII), below. The results of the land use assessment should be considered in the development of needs, goals and policies as reflected on the Future Land Use Map, and an associated implementation strategy that sets forth any regulations, incentives and/or infrastructure the community intends to use or put in place to guide patterns of land development throughout the planning horizon.

(I) Historical factors that have led to current development patterns, to the extent that these can be identified;

(II) Land use patterns and densities as they relate to the location of infrastructure and the provision of public services, and any areas where rapid development threatens to outpace infrastructure capacity;

(III) Blighted areas and transitional areas undergoing shifts in predominant land use;

(IV) Estimates of current acreage dedicated to each of the eight land use categories listed at (f)2. above, and approximate acreage needed in each category to accommodate projected growth in population, employment and housing during the planning period;

(V) Problems with the existing mix of land uses that could be mitigated or corrected in the future through the allocation of land to more appropriate land use categories or through other local governmental policies (e.g., requiring natural buffers to separate incompatible land uses);

(VI) market forces and local development policies that could affect growth patterns.

(VII) Environmentally sensitive or locally valued areas identified in the Natural and Historic Resources Element as being unsuitable for development or in need of special management practices.

(VIII) Evaluation of the options of encouraging infill development in areas where infrastructure and services are available versus expanding infrastructure and services into new areas.

(iii) Future Land Use Map and Narrative: A map of future land uses must be prepared, using the eight land use categories listed at (f) 2. above. While the future land use map is not intended to dictate specific activities on individual parcels of land, and is not enforceable in and of itself, it should indicate the community's preferences for the general locations of land uses that are consistent with the needs, goals and policies developed in other elements of the plan. The future land use map should also reflect careful consideration of the results of the land use assessment conducted under (ii), above.

1. In conjunction with the Future Land Use Map, a narrative statement summarizing the overall reasoning behind the land use patterns shown on the map should be prepared. The statement should provide a general description of factors such as geographic areas within the community proposed to receive particular types of growth; areas where significant transitions from one land use to another are expected to occur; the timing or sequencing of any infrastructure improvements needed to support desired growth patterns; and any other factors expected to influence growth patterns including private sector initiatives, significant development constraints, etc.

(6) Special Considerations: Major federal and state properties and facilities, such as military installations, correctional institutions, parks, protected natural areas, forests and wildlife refuges, etc., are important items to be considered in the development of local plans because of their impact on land use and employment within an area. Local governments should consider and evaluate the development plans of federal and state agencies operating within their jurisdictions in carrying out their planning responsibilities. Local governments are also encouraged to develop close working relationships with federal and state agency planners working within their jurisdictions and to advise them of local plan proposals.

(7) Updates to the Short Term Work Program: Updates to the Short Term Work Program shall be prepared by local governments in accordance with one of the following two options:

(a) Local governments may prepare and submit annual updates to their Short Term Work Program. Each annual update shall include a new fifth year and any changes to any other year's work program. Annual updates to the Short Term Work Program are subject to the procedures outlined at 110-3-2-.06(10)(a), Minimum Procedural Standards; or

(b) Local governments may prepare and submit an update to their Short Term Work Program no later than six months prior to the expiration of their Qualified Local Government certification. This update shall include:

1. a summary of plan accomplishments and a discussion of existing work program items that have not been accomplished to date; and

2. a new Short Term Work Program covering the subsequent five-year period. This update is subject to the procedures outlined at 110-3-2-.06(10)(b), Minimum Procedural Standards.

(8) Amendments to the Comprehensive Plan: An approved local plan shall be amended when, in the judgment of the local government, the conditions or policies on which the plan were based have changed significantly so as to alter the basic tenets of the plan. The department may also require that an approved local plan be amended, within a timeframe prescribed by the department, to accommodate revisions to the Minimum Local Planning Standards. Procedures for the submittal and review of plan amendments are outlined at 110-3-2-.06(11), Minimum Procedural Standards.

(9) Updates to the Comprehensive Plan: Updates to the comprehensive plan shall occur, at a minimum, every ten years. However, after five years, community leaders should determine if the comprehensive plan needs a major update, based upon the degree of change in the community. If little has changed, minor revisions to the plan may be sufficient, in the form of plan amendments. If major changes have occurred or if the data upon which the plan is based has become dated, a complete update of the comprehensive plan should be initiated. Procedures for the submittal and review of plan updates are outlined at 110-3-2-.06(12), Minimum Procedural Standards.

(10) Variances: Any deviation from the planning standards set forth herein must be approved by the department in accordance with the procedures outlined at 110-3-2-.06(2), Minimum Procedural Standards.

Ga. L. 1989, pp. 1317-1391; O.C.G.A. Sec. 50-8-1et seq.

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.

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