LocalPlanningRequirements

Local Planning Requirements

Rules of
Georgia Department of Community Affairs
Chapter 110-12-1
Standards and Procedures for Local Comprehensive Planning
“Local Planning Requirements”
(Effective Date: May 1, 2005)
TABLE OF CONTENTS
110-12-1-.01 Purpose, Applicability & Effective Date
110-12-1-.02 Overview of Planning Requirements
110-12-1-.03 Community Assessment
110-12-1-.04 Community Participation Program
110-12-1-.05 Community Agenda
110-12-1-.06 State Planning Goals and Objectives
110-12-1-.07 Data and Mapping Specifications
110-12-1-.08 Procedural Requirements
110-12-1-.09 Definitions
Chapter 110-12-1-.01
Purpose, Applicability & Effective Date
110-12-1-.01 Purpose, Applicability & Effective Date
(l) Purpose. The purpose of the local planning requirements is to provide a framework for
preparation of local comprehensive plans that will:
• involve all segments of the community in developing a vision for the community’s
future;
• generate local pride and enthusiasm about the future of the community;
• engage the interest of citizens in implementing the plan; and
• provide a guide to everyday decision-making for use by local government officials and
other community leaders.
To this end, the planning requirements emphasize involvement of stakeholders and the general
public in preparation of plans that include an exciting, well-conceived, and achievable vision for
the future of the community. When implemented, the resulting plan will help the community
address critical issues and opportunities while moving toward realization of its unique vision for
the community’s future.
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The planning requirements also provide technical guidance to communities in advancing the
state’s planning goals of:
• a growing and balanced economy;
• protection of environmental, natural and cultural resources;
• provision of infrastructure and services to support efficient growth and development
patterns;
• access to adequate and affordable housing for all residents;
• coordination of land use planning and transportation planning to support sustainable
economic development, protection of natural and cultural resources and provision of
adequate and affordable housing; and
• coordination of local planning efforts with other local service providers and authorities,
neighboring communities and state and regional plans.
The state goals are further elaborated in the Department’s Quality Community Objectives
(section 110-12-1-.06(3)), which provide a starting point for communities to assess compatibility
of their existing development patterns and policies with these planning goals. The Quality
Community Objectives may also be employed to evaluate the community’s vision for the future
for consistency with state planning goals.
(2) Applicability. O.C.G.A. 50-8-1 et seq gives the Department authority to establish standards
and procedures for appropriate and timely comprehensive planning by all local governments in
Georgia. Those standards and procedures are embodied in these local planning requirements. In
order to maintain qualified local government certification, and thereby remain eligible for several
state funding and permitting programs, each local government must prepare, adopt, maintain, and
implement a comprehensive plan that meets these planning requirements. The requirements
incorporate by reference the Rules for Environmental Planning Criteria prepared pursuant to
O.C.G.A. 12-2-8. The Department may, from time to time, adopt and promulgate revisions of
these requirements, pursuant to the Georgia Administrative Procedure Act.
(3) Effective Date. These requirements shall become effective on May 1, 2005. However, local
comprehensive plans or comprehensive plan updates already substantially underway on that date
may be prepared and reviewed under the rules previously adopted by the Department. The
previously adopted rules shall be repealed on May 1, 2006, and any plans submitted to the
regional development center for review on or after May 1, 2006, must be prepared under these
rules.
(4) Definitions. Key terms used throughout these requirements are defined in Chapter 110-12-
1-.09.
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Chapter 110-12-1-.02
Overview of Planning Requirements
110-12-1-.02 Overview of Planning Requirements.
(1) Plan Scope. A comprehensive plan meeting these planning requirements must include three
components: (1) a Community Assessment, (2) a Community Participation Program, and (3) a
Community Agenda, as described below.
(a) Community Assessment. The first part of the comprehensive plan is an objective and
professional assessment of data and information about the community that is intended to be
prepared without extensive direct public participation. The Community Assessment includes: (1)
a list of potential issues and opportunities the community may wish to take action to address, (2)
analysis of existing development patterns, including a map of recommended character areas for
consideration in developing an overall vision for future development of the community; (3)
evaluation of current community policies, activities, and development patterns for consistency
with the Quality Community Objectives; and (4) analysis of data and information to check the
validity of the above evaluations and the potential issues and opportunities. The product of the
Community Assessment must be a concise and informative report (such as an executive
summary), for it will be used to inform decision-making by stakeholders during development of
the Community Agenda portion of the plan. (Specific requirements and procedures for this
component of the plan are covered in more detail in Chapters 110-12-1-.03 and 110-12-1-.08)
(b) Community Participation Program. The second part of the comprehensive plan is a
Community Participation Program that describes the local government’s strategy for ensuring
adequate public and stakeholder involvement in the preparation of the Community Agenda
portion of the plan.
Upon completion, the local government transmits both the Participation Program and the
Community Assessment to the regional development center for review, after holding a first
required public hearing. This transmittal must take place well in advance of a local
government’s recertification date in order to allow adequate time for preparation and adoption of
the Community Agenda prior to the local government’s recertification deadline. (Specific
requirements and procedures for this component of the plan are covered in more detail in
Chapters 110-12-1-.04 and 110-12-1-.08)
(c) Community Agenda. The third part of the comprehensive plan is the most important, for it
includes the community’s vision for the future as well as its strategy for achieving this vision.
Because the Community Agenda provides guidance for future decision-making about the
community, it must be prepared with adequate input from stakeholders and the general public.
The Community Agenda must include three major components:
• a community vision for the future physical development of the community, expressed in
the form of a map indicating unique character areas, each with its own strategy for
guiding future development patterns;
• a list of issues and opportunities identified by the community for further action; and
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• an implementation program for achieving the community’s vision for the future and
addressing the identified issues and opportunities.
Development of the Community Agenda must not be initiated until review of the Community
Assessment and Community Participation Program is completed, since this review may include
guidance or suggested revisions of these two important inputs to development of the Community
Agenda.
Upon completion, the Community Agenda is transmitted to the regional development center for
review, following a second required public hearing. This is the portion of the plan that must be
implemented by the local government, once approved by the Department as being in compliance
with the planning requirements. Adoption must take place prior to the local government’s
recertification date. (Specific requirements and procedures for this component of the plan are
covered in more detail in Chapters 110-12-1-.05 and 110-12-1-.08)
(2) State Planning Recommendations. The State Planning Recommendations provide
supplemental guidance to assist communities in preparing plans and addressing the local
planning requirements. The plan preparers and the community must review these
recommendations where referenced in the planning requirements in order to determine their
applicability or helpfulness to the community’s plan.
(3) Levels of Planning Requirements. 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 differ dramatically. Accordingly, the planning standards
have been adjusted to provide four levels of planning requirements (Minimal, Basic,
Intermediate and Advanced) for different local governments. In addition, each level contains
sufficient flexibility to allow all communities to address the range and variety of situations they
face.
(a) Minimal Planning Level. In order to reduce unnecessary burdens of data collection or
analysis, a Minimal Planning Level has been established for very small municipalities that fall
within the following thresholds:
• A population of less than 500 with an average annual growth rate of less than 2.50% for
the previous decade; or
• A population of less than 300.
Minimal Planning Level plans must include the following components: An updated Community
Vision and an updated Short Term Work Program.
(b) Basic Planning Level. A Basic Planning Level applies to Georgia counties and each
municipality located within counties that fall within the following thresholds:
• A population of 15,000 to 19,999 with an average annual growth rate of less than 2.50%
for the previous decade; or
• A population of less than 15,000.
Basic Planning Level plans must include the following components: (1) A Community
Assessment that includes recommended issues and opportunities, evaluation of existing
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development patterns, analysis of consistency with the Quality Community Objectives, and
supporting data and maps where applicable; (2) A Community Participation Program providing
for adequate participation by citizens in the planning process; and (3) A Community Agenda that
includes a vision, a list of issues and opportunities the community wishes to address and an
implementation program that addresses issues and opportunities and implements the community
vision.
(c) Intermediate Planning Level. An Intermediate Planning Level applies to Georgia counties
and each municipality located within counties that fall within the following thresholds:
• A population of 25,000 to 49,999 with an average annual growth rate of less than 1.50%
for the previous decade; or
• A population of 20,000 to 24,999 with ANY average annual growth rate for the previous
decade; or
• A population of 15,000 to 19,999 with an average annual growth rate of 2.50% or higher
for the previous decade.
Intermediate Planning Level plans must include the same components as those for the Basic
Planning Level; however, additional data and maps are suggested for inclusion in the
Community Assessment.
(d) Advanced Planning Level. An Advanced Planning Level applies to Georgia counties and
each municipality located within counties that fall within the following thresholds:
• A population of 50,000 or above; or
• A population of 25,000 to 49,999 with an average annual growth rate of 1.50% or higher
for the previous decade.
Advanced Planning Level plans must include the same components as those for the Intermediate
Planning Level; however, additional data and maps must be included in the Community
Assessment, including a detailed evaluation of the local transportation system.
(e) Application of Planning Level Designation to Counties and Municipalities. The
Department maintains and makes available on the DCA Website a recertification schedule
identifying the recertification dates for all counties and municipalities and a list of local
governments with their designated planning level, based upon data from the most recent Census
of Population and Housing. Municipalities located within more than one county have received
the designation of the county with which they share a common recertification date for update of
their comprehensive plans (typically this is the county within which most of the municipality’s
population resides). Municipalities that differ substantially from their county in terms of size or
growth rate may apply to the Department for a variance to plan at a lower planning level (see
section 110-12-1-.08(4) for variance procedures.)
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Chapter 110-12-1-.03
Community Assessment
110-12-1-.03 Community Assessment.
(1) Purpose. The purpose of the Community Assessment is to present a factual and conceptual
foundation upon which the rest of the comprehensive plan is built. Preparation of the Community
Assessment is largely a staff or professional function of collecting and analyzing data and
information about the community and presenting the results in a concise, easily understood
format, such as an executive summary, for consideration by the public and decision-makers
involved in subsequent development of the Community Agenda.
(2) Requirements. The Community Assessment is required for Basic, Intermediate, and
Advanced planning levels. It must include the four required components listed below:
(a) Identification of Potential Issues and Opportunities. Review the list of typical issues and
opportunities provided in the State Planning Recommendations and select those that may be
applicable for the community. This initial step is intended to yield an all-inclusive list of
potential issues and opportunities for further study, which may be modified through additional
analysis below in sections (b) through (d).
(b) Analysis of Existing Development Patterns. This must include the following three
components:
(i) Existing Land Use Map. Assemble this map using either land use classification scheme
described in section 110-12-1-.07(2).
(ii) Areas Requiring Special Attention. Evaluate the existing land use patterns and trends
within the jurisdiction of the local government (including areas that are likely to be annexed
within the planning period) to identify any areas requiring special attention, including:
• Areas of significant natural or cultural resources, particularly where these are likely to be
intruded upon or otherwise impacted by development;
• Areas where rapid development or change of land uses is likely to occur;
• Areas where the pace of development has and/or may outpace the availability of
community facilities and services, including transportation;
• Areas in need of redevelopment and/or significant improvements to aesthetics or
attractiveness (including strip commercial corridors);
• Large abandoned structures or sites, including those that may be environmentally
contaminated;
• Areas with significant infill development opportunities (scattered vacant sites);
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• Areas of significant disinvestment, levels of poverty, and/or unemployment substantially
higher than average levels for the community as a whole.
(iii) Recommended Character Areas. Identify recommended boundaries of existing or
potential character areas (see definition in Chapter 110-12-1-.09) covering the entire community,
including the areas requiring special attention identified above and existing community sub-areas
for which plans have already been prepared. Refer to the list of recommended character areas
provided in the State Planning Recommendations for suggestions. The recommended character
areas may be represented either as a separate map or as an overlay on the Existing Land Use
Map.
(c) Analysis of Consistency with Quality Community Objectives. Evaluate the community’s
current policies, activities, and development patterns for consistency with the Quality
Community Objectives (see section 110-12-1-.06(3)). An assessment tool useful for this purpose
is provided on the Department’s website. Use this analysis to identify additional issues and
opportunities for adapting local activities, development patterns and implementation practices to
the Quality Community Objectives, and add these to the above list of potential issues and
opportunities.
(d) Supporting Analysis of Data and Information. Check the validity of potential issues and
opportunities and recommended character areas identified above by evaluating the data and
information listed in section 110-12-1-.07(1). All of the items listed in section 110-12-1-.07(1)
must be evaluated by communities planning at the Advanced Planning Level. Intermediate
Planning Level communities are strongly encouraged to evaluate all of these items, but must
evaluate items specifically indicated as required. Basic Planning Level communities are also
encouraged to evaluate all of these items and must evaluate items specifically indicated as
required. All communities must employ a 20-year planning time frame when evaluating these
data and information items. Many of the listed data and maps are provided on the Department’s
website, but the community 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 issues or opportunities identified above;
• Whether it uncovers new issues or opportunities not previously identified;
• Whether it indicates significant local trends that need to be brought to the attention of
decision-makers;
• Whether it suggests adjustment of recommended character areas (e.g., to avoid intrusion
into environmentally sensitive areas, etc.).
In order to ensure a concise and readable Community Assessment report, only include the
evaluations, data, or maps necessary to substantiate or illustrate potential issues or opportunities,
to document significant trends affecting the community, or to support character area delineation.
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All other evaluations, data, and maps (such as those required for the Advance Planning Level
communities and encouraged for other communities) that are determined not to be essential for
substantiating potential issues or opportunities, documenting significant trends, or supporting
character area delineation must be relegated to a separate appendix to the Community
Assessment report.
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Chapter 110-12-1-.04
Community Participation Program
110-12-1-.04 Community Participation Program.
(1) Purpose. The purpose of the Community Participation Program is to ensure that the local
comprehensive plan reflects the full range of community values and desires, by involving a
diverse spectrum of stakeholders in development of the Community Agenda. This broad-based
participation in developing the Community Agenda will also help ensure that it will be
implemented, because many in the community are involved in its development and thereby
become committed to seeing it through. The Community Participation Program is intended to
supplement, not replace, the two public hearings required in sections 110-12-1-.08(1)(a) and
(2)(a).
(2) Requirements. The Community Participation Program is required for Basic, Intermediate,
and Advanced planning levels. The three required steps for developing the Community
Participation Program are listed below. The result must be a concise schedule to guide
development of the Community Agenda, including planned community participation events or
meetings at key points during this process.
(a) Identification of Stakeholders. Compile a list of all stakeholders who need to have a voice
in the development of the Community Agenda. Refer to the list of suggested stakeholders
provided in the State Planning Recommendations for suggestions.
(b) Identification of Participation Techniques. Review each of the recommended community
participation techniques identified in the State Planning Recommendations to select those to be
used locally for involving the selected stakeholders in the process of developing the Community
Agenda.
(c) Schedule for Completion of the Community Agenda. Review the suggested schedules for
completion of the Community Agenda provided in the State Planning Recommendations and
choose one that best fits local needs. Adapt this schedule as necessary for unique local
circumstances, and substitute the specific participation techniques selected in the previous step at
appropriate points in the schedule.
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Chapter 110-12-1-.05
Community Agenda
110-12-1-.05 Community Agenda.
(1) Purpose. The purpose of the Community Agenda is to lay out a road map for the
community’s future, developed through a very public process of involving community leaders
and stakeholders in making key decisions about the future of the community. The Community
Agenda is the most important part of the plan, for it includes the community’s vision for the
future, key issues and opportunities it chooses to address during the planning period, and its
implementation program for achieving this vision and addressing the identified issues and
opportunities. The Community Agenda is intended to generate local pride and enthusiasm about
the future of the community, thereby making citizens wish to ensure that the plan is
implemented.
(2) Requirements. The Community Agenda is required for Basic, Intermediate, and Advanced
planning levels. It must include the three required components listed below, all prepared with
adequate public and stakeholder involvement as laid out in the Community Participation
Program. The result must be a concise, user-friendly document usable for day-to-day decisionmaking
by community leaders as they work toward achieving the desired future of the
community.
(a) Community Vision. The Community Vision is intended to paint a picture of what the
community desires to become, providing a complete description of the development patterns to
be encouraged within the jurisdiction. It includes the following components:
(i) General Vision Statement (optional). Include a general statement of the overall goals and
desired future the community seeks to achieve.
(ii) Future Development Map (required). Prepare a Future Development Map for the
community by delineating boundaries of major character areas (see definition in Chapter 110-12-
1-.09) covering the entire community. Start with the Recommended Character Areas identified
in the Community Assessment and adjust boundaries, modify, add or subtract character areas
based on stakeholder perspectives about desired future development patterns.
If desired, the Future Development Map may be augmented with a future land use map that uses
conventional categories or classifications to depict the location of specific future land uses. If
this option is chosen, prepare the future land use map using either of the land use classification
schemes described in section 110-12-1-.07(2), and show the character area boundaries from the
Future Development Map as an overlay on this map.
(iii) Defining Narrative (required). While preparing the Future Development Map, carefully
define a specific vision for each character area. This defining narrative must include the
following information for each character area shown on the Future Development Map:
• 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. Refer to
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recommended development patterns listed in the State Planning Recommendations for
suggestions.
• Listing of specific land uses or (if appropriate for the jurisdiction) zoning categories to be
allowed in the area.
• Listing of the Quality Community Objectives that will be pursued in the area.
• Identification of implementation measures 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. Refer to
recommended plan implementation measures listed in the State Planning
Recommendations for suggestions.
(b) Community Issues and Opportunities. This is the final, locally agreed upon, list of issues
and opportunities the community intends to address. Start with the potential issues and
opportunities identified in the Community Assessment and modify, add or subtract issues or
opportunities based on stakeholder knowledge of the community and interpretation of the
Community Assessment report. Each of these issues or opportunities must be followed-up with
corresponding implementation measures in the Implementation Program.
(c) Implementation Program. The implementation program is the overall strategy for
achieving the Community Vision and for addressing each of the Community Issues and
Opportunities. It identifies specific measures to be undertaken by the community to implement
the plan. Refer to recommended plan implementation measures listed in the State Planning
Recommendations to identify implementation measures that may be suitable for the community.
The Implementation Program includes the following components:
(i) Short Term Work Program (required). Identify specific implementation actions the local
government, or other entities, intend to take during the first five-year time frame of the planning
period. This includes any ordinances, administrative systems (such as site plan review, design
review, etc.), community improvements or investments, financing arrangements, or other
programs or initiatives to be put in place to implement the plan. The Short Term Work Program
must include the following information for each listed activity:
• Brief description of the activity;
• Timeframe for undertaking the activity;
• Responsible party for implementing the activity;
• Estimated cost (if any) of implementing the activity; and
• Funding source(s), if applicable.
A tool useful for developing the Short Term Work Program is provided on the Department’s
website.
(ii) Long-Term and Ongoing Activities (optional). Identify specific long-term or ongoing
implementation activities to be undertaken beyond the first five-year time frame of the planning
period.
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(iii) Policies (required). Include any policies (such as, “New development will be encouraged
to locate on infill sites closer to town, whenever possible.”) the local government will adopt to
provide ongoing guidance and direction to local government officials for making decisions
consistent with achieving the Community Vision or addressing Community Issues and
Opportunities. Refer to recommended policies listed in the State Planning Recommendations for
suggestions.
(iv) Supplemental Plans (optional). Include or incorporate by reference any supplemental
plans that focus on special areas, situations or issues of importance to the community, such as
plans for conservation or management of natural or cultural resources, redevelopment plans for
particular areas of the community, master plans for downtown development, neighborhood plans,
corridor plans, gateway plans, rural preservation plans, recreation plans, or the community’s
required solid waste management plan (see definition in Chapter 110-12-1-.09).
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Chapter 110-12-1-.06
State Planning Goals and Objectives
110-12-1-.06 State Planning Goals and Objectives.
(1) General. The Department has established statewide goals and a number of Quality
Community Objectives that further elaborate the state goals, based on growth and development
issues identified in local and regional plans, throughout the state. These goals and objectives are
intended to provide guidance, or targets for local governments to achieve, in developing and
implementing their comprehensive plan. Pursuant to sections 110-12-1-.03(2)(c) and 110-12-1-
.05(a)(iii), local governments in the Basic, Intermediate, and Advanced planning levels must
evaluate the consistency of their policies, activities, and development patterns with these goals
and objectives.
(2) Statewide Planning Goals.
(a) Economic Development Goal: 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 Cultural Resources Goal: To conserve and protect the environmental, natural
and cultural resources of Georgia’s communities, regions and the state.
(c) Community Facilities and Services Goal: To ensure the provision of community facilities
and services throughout the state to support efficient growth and development patterns that will
protect and enhance the quality of life of Georgia’s residents.
(d) Housing Goal: To ensure that all residents of the state have access to adequate and
affordable housing.
(e) Land Use and Transportation Goal: To ensure the coordination of land use planning and
transportation planning throughout the state in support of efficient growth and development
patterns that will promote sustainable economic development, protection of natural and cultural
resources and provision of adequate and affordable housing.
(f) Intergovernmental Coordination: To ensure the coordination of local planning efforts with
other local service providers and authorities, with neighboring communities and with state and
regional plans and programs.
(3) Quality Community Objectives.
(a) Regional Identity Objective: Regions should promote and preserve an “identity,” defined in
terms of traditional regional architecture, common economic linkages that bind the region
together, or other shared characteristics.
(b) Growth Preparedness Objective: Each community should identify and put in place the
prerequisites for the type of growth it seeks to achieve. These may include housing and
infrastructure (roads, water, sewer and telecommunications) to support new growth, appropriate
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training of the workforce, ordinances to direct growth as desired, or leadership capable of
responding to growth opportunities.
(c) Appropriate Businesses Objective: The businesses and industries encouraged to develop or
expand in a community should be suitable for the community in terms of job skills required,
linkages to other economic activities in the region, impact on the resources of the area, and future
prospects for expansion and creation of higher-skill job opportunities.
(d) Educational Opportunities Objective: Educational and training opportunities should be
readily available in each community – to permit community residents to improve their job skills,
adapt to technological advances, or to pursue entrepreneurial ambitions.
(e) Employment Options Objective: A range of job types should be provided in each
community to meet the diverse needs of the local workforce.
(f) Heritage Preservation Objective: The traditional character of the community should be
maintained through preserving and revitalizing historic areas of the community, encouraging
new development that is compatible with the traditional features of the community, and
protecting other scenic or natural features that are important to defining the community’s
character.
(g) Open Space Preservation Objective: New development should be designed to minimize the
amount of land consumed, and open space should be set aside from development for use as
public parks or as greenbelts/wildlife corridors.
(h) Environmental Protection Objective: Air quality and environmentally sensitive areas
should be protected from negative impacts of development. Environmentally sensitive areas
deserve special protection, particularly when they are important for maintaining traditional
character or quality of life of the community or region. Whenever possible, the natural terrain,
drainage, and vegetation of an area should be preserved.
(i) Regional Cooperation Objective: Regional cooperation should be encouraged in setting
priorities, identifying shared needs, and finding collaborative solutions, particularly where it is
critical to success of a venture, such as protection of shared natural resources.
(j) Transportation Alternatives Objective: Alternatives to transportation by automobile,
including mass transit, bicycle routes and pedestrian facilities, should be made available in each
community. Greater use of alternate transportation should be encouraged.
(k) Regional Solutions Objective: Regional solutions to needs shared by more than one local
jurisdiction are preferable to separate local approaches, particularly where this will result in
greater efficiency and less cost to the taxpayer.
(l) Housing Opportunities Objective: Quality housing and a range of housing size, cost, and
density should be provided in each community, to make it possible for all who work in the
community to also live in the community.
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(m)Traditional Neighborhood Objective: Traditional neighborhood development patterns
should be encouraged, including use of more human scale development, mixing of uses within
easy walking distance of one another, and facilitating pedestrian activity.
(n) Infill Development Objective: Communities should maximize the use of existing
infrastructure and minimize the conversion of undeveloped land at the urban periphery by
encouraging development or redevelopment of sites closer to the downtown or traditional urban
core of the community.
(o) Sense of Place Objective: Traditional downtown areas should be maintained as the focal
point of the community or, for newer areas where this is not possible, the development of activity
centers that serve as community focal points should be encouraged. These community focal
points should be attractive, mixed-use, pedestrian-friendly places where people choose to gather
for shopping, dining, socializing, and entertainment.
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Chapter 110-12-1-.07
Data and Mapping Specifications
110-12-1-.07 Data and Mapping Specifications.
(1) Data and Information. The following data and information items are to be used for the
Supporting Analysis of Data and Information required for the Community Assessment as
described in section 110-12-1-.03(2)(d).
(a) Population. Identify trends and issues in population growth and significant changes in the
demographic characteristics of the community, including:
• Total Population. Evaluate how the total population of the community has changed in
recent years, what is projected for the future, and how the community compares, in terms
of growth rate, to other areas.
• Age Distribution. Evaluate the community’s age groupings and how these are projected
to change over time. Identify implications for the community.
• Race and Ethnicity. Evaluate the community’s racial and ethnic composition, how it is
changing, and how it compares to neighboring communities. Identify implications these
future trends will have for the community.
• Income. Evaluate income levels, income distribution and poverty levels in the
community and how these have changed and are expected to change over time.
(b) Economic Development. Identify trends and issues relating to the economic characteristics
of the community, including:
• Economic Base. Evaluate the various sectors or industries that constitute the
community’s economy in terms of their relative importance and impact, including the
community’s place in the larger economies of the state and the nation.
• Labor Force. Evaluate characteristics of the community’s labor force, including
employment status, occupations, personal income, wages and commuting patterns.
• Economic Resources. Evaluate the development agencies, programs, tools, education,
training and other economic resources available to the community’s businesses and
residents.
• Economic Trends. Evaluate economic trends that are ongoing in the community,
including which sectors, industries or employers are declining and which are growing.
Also evaluate any unique economic situations, major employers and important new
developments for their impact on the community.
(c) Housing. Use the following factors to evaluate the adequacy and suitability of existing
housing stock to serve current and future community needs. If applicable, check for consistency
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with the Consolidated Plan prepared for the U.S. Department of Housing and Urban
Development.
• Housing Types & Mix. Evaluate the composition and quality of the community’s
housing stock, how it has changed over time, recent trends in the types of housing being
provided, and whether there is a good mix of types (including modular, mobile or stickbuilt),
sizes, and multi-family vs. single family throughout the community.
• Condition and Occupancy. Evaluate the age and condition of housing in the
community as well as the proportion of units that are owner-occupied and renteroccupied,
plus vacancy rates for owners and renter units.
• Cost of Housing. Evaluate the cost of housing in the community, both for owners and
renters, in terms of affordability for residents and workers in the community.
• Cost-Burdened Households. Evaluate the needs of households that are cost-burdened
(paying 30% or more of net income on total housing costs) and severely cost-burdened
(paying 50% or more of net income on total housing costs). Also evaluate the relationship
of local housing costs and availability to the socioeconomic characteristics of these
households, including income, income from social security or public assistance,
employment status, occupation, household type, age of householder, household size, race,
and unit type.
• Special Housing Needs. Evaluate special housing needs in the community (e.g., housing
needs of residents who are elderly; homeless; victims of domestic violence; migrant farm
workers; persons with mental, physical, or developmental disabilities; persons with
HIV/AIDS; and persons recovering from substance abuse) using information obtained
from local service providers on caseloads, waiting lists, etc.
• Jobs-Housing Balance. Evaluate housing costs compared to wages and household
incomes of the resident and nonresident workforce to determine whether sufficient
affordable housing is available within the community to allow those who work in the
community to also live in the community. Data on the commuting patterns of the
resident and nonresident workforce may assist in determining whether there is a jobshousing
balance issue in the community. Also evaluate any barriers that may prevent a
significant proportion of the community's nonresident workforce from residing in the
jurisdiction, such as a lack of suitable or affordable housing, suitably zoned land, etc.
(d) Natural and Cultural Resources. Map locations of the following resources. Evaluate how
new development is likely to impact these resources and identify needed regulations or policies
for their protection or management.
• Environmental Planning Criteria (required). Identify local resources defined in the
Rules for Environmental Planning Criteria (water supply watersheds, wetlands,
groundwater recharge areas, protected rivers and protected mountains). Indicate the
status of the community’s compliance with the requirements of the Rules for
Environmental Planning Criteria through adoption of locally enforceable ordinances.
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• Other Environmentally Sensitive Areas. Identify any public water supply sources,
steep slopes, coastal resources, flood plains, soils, plant and animal habitats, or any other
sensitive areas that are of significance to the community.
• Significant Natural Resources. Identify any scenic areas, prime agricultural or forest
land, major parks, recreation and conservation areas or any other resources that are of
significance to the community.
• Significant Cultural Resources. Identify any rural, residential, commercial, industrial,
institutional or transportation resources, and community landmarks of historic, cultural or
archeological significance. Also identify generalized locations of any archaeological
sites identified as significant by the Georgia Department of Natural Resources.
(e) Community Facilities and Services. Map the service areas and/or levels of services for the
following major public facilities and services. Evaluate the adequacy and useful life of these
facilities and services for meeting future needs of the community and how to make the most
efficient use of existing infrastructure to accommodate future development in the community.
Also evaluate how service areas or levels of service are likely to influence future development
patterns or impact natural or cultural resources, and identify how these facilities may be used to
appropriately direct development patterns of the community.
• Water Supply and Treatment. Identify both distribution and treatment systems,
whether publicly or privately operated;
• Sewerage System and Wastewater Treatment. Identify both collection and treatment
systems, whether publicly or privately operated. Also evaluate the use of onsite septic
systems within the community, especially where their widespread use may have adverse
environmental impacts; and
• Other Facilities and Services. Identify fire protection, public safety, parks and
recreation, stormwater management, and solid waste management facilities.
• Consistency with Service Delivery Strategy (required). Check service areas and
service providers for all of the above services, plus the transportation system (section
110-12-1.07(1)(g)), for consistency with the countywide service delivery strategy (see
definition in Chapter 110-12-1-.09). Identify any inconsistencies that need to be resolved
in the plan or the service delivery strategy.
(f) Intergovernmental Coordination. Identify existing coordination mechanisms and processes
with the following governments and entities. These may include intergovernmental agreements,
the countywide service delivery strategy (see definition in Chapter 110-12-1-.09), joint planning
and service agreements, special legislation, or joint meetings or work groups for the purpose of
coordination. Also identify the party/parties or offices within the local government with primary
responsibility for coordination. Evaluate the adequacy and suitability of the coordination
mechanisms and processes.
• Adjacent local governments;
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• Independent special authorities and districts, such as water and sewer authorities and
districts;
• School boards;
• Independent development authorities and districts, such as industrial or downtown
development authorities; and
• Any federal, state, or regional programs and activities that relate to local planning, such
as the Coastal Management Program, the Appalachian Regional Commission’s Program,
strategies for air-quality non-attainment areas, sub-state regional water supply and/or
water quality protection plans, greenspace programs, and regional transportation plans.
(g) Transportation System. Map the service areas and/or levels of services for the following
major components of the local transportation system. Evaluate the adequacy these components
for serving needs of the community throughout the planning period.
• Road Network. Identify roads, highways and bridges. Also identify any significant
issues with the road network, including connectivity, signalized intersections or
inadequate signage.
• Alternative Modes. Identify bicycle, pedestrian facilities and public transportation or
other services for populations without automobiles,. Also identify areas of the
community where mode choice is limited. Evaluate how effectively mobility needs of
the community are met by these alternative transportation modes.
• Parking. Identify areas with insufficient parking or inadequate parking facilities (e.g.,
downtowns, busy commercial areas), excess or obsolete surface parking facilities in need
of retrofitting or redevelopment.
• Railroads, Trucking, Port Facilities and Airports. Identify freight and passenger rail
lines, major rail intermodal facilities, non-rail freight operations, seaports, harbors, and
commercial and general purpose air terminals. Evaluate the impact of these on the
overall transportation network.
• Transportation and Land Use Connection. Identify areas of the community
experiencing significant traffic congestion or having significantly underutilized
transportation facilities. Evaluate the role of land use (e.g., scale of development,
inefficient development patterns) in this mismatch of facility capacity and demand.
(2) Land Use Categories and Classification Systems. Land use categories used in the Existing
Land Use Map and the optional Future Land Use Map must be consistent with either of the
following classification schemes.
(a) Standard Categories. More detailed categories used by communities must be able to be
grouped into one of the following standard categories:
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• Residential. The predominant use of land within the residential category is for singlefamily
and multi-family dwelling units organized into general categories of net densities.
• Commercial. This category is for land dedicated to non-industrial business uses,
including retail sales, office, service and entertainment facilities, organized into general
categories of intensities. Commercial uses may be located as a single use in one building
or grouped together in a shopping center or office building. Communities may elect to
separate office uses from other commercial uses, such as retail, service or entertainment
facilities.
• 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.
• 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. Do not include facilities that are publicly owned, but would be
classified more accurately in another land use category. For example, include publicly
owned parks and/or recreational facilities in the Park/Recreation/Conservation category;
include landfills in the Industrial category; and include general office buildings
containing government offices in the Commercial category.
• Transportation/Communication/Utilities. This category includes such uses as major
transportation routes, public transit stations, power generation plants, railroad facilities,
radio towers, telephone switching stations, airports, port facilities or other similar uses.
• 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 or similar uses.
• Agriculture/Forestry. This category is for land dedicated to farming (fields, lots,
pastures, farmsteads, specialty farms, livestock production, etc.), agriculture, or
commercial timber or pulpwood harvesting.
• Undeveloped/Vacant. This category is for lots or tracts of land that are served by typical
urban public services (water, sewer, etc.) but have not been developed for a specific use
or were developed for a specific use that has since been abandoned.
• Mixed Use. For a detailed, fine-grained mixed land use, or one in which land uses are
more evenly balanced, Mixed Land Use categories may be created and applied at the
discretion of the community. If used, Mixed Land Use categories must be clearly defined,
including the types of land uses allowed, the percentage distribution among the mix of
uses (or other objective measure of the combination), and the allowable density of each
use.
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Additional guidelines on application of the Standard Categories (e.g., typical net density ranges
for residential land uses) are available from the Department.
(b) Land Based Classification Standards (LBCS). As an alternative to the standard
classification system, local governments may, at their discretion, utilize the LBCS developed by
the American Planning Association (See http://www.planning.org/lbcs). The full implementation
of this alternative system includes five dimensions to describe land uses, including Activity,
Function, Site Development Character, Structural Character, and Ownership. Local governments
electing to employ this system must at a minimum identify the Function dimension of land uses
in the analyses, assessments, mapping, and other land use requirements of this chapter.
(3) Mapping Requirements. The geographical information system maps that are used to
produce the required maps in the comprehensive plan must be submitted to the Department
simultaneously with the comprehensive plan. To facilitate the preparation of these and other
maps that may be included in the plan, the Department makes available for download on its
website most of the necessary base maps, including boundaries, community facilities,
transportation, hydrography, protected natural resources, etc. It is recommended that plan
preparers use these maps, but if other maps are used, they must meet the following requirements:
(a) Digital Format. Maps submitted in digital form must be provided as digital vector map
products, using the Spatial Data Transfer Standard (SDTS), or other digital format approved by
the Department, via a Department-approved exchange media or electronic transfer method.
(b) Non-Digital Maps. If hand-drawn maps are used and submitted with the plan, they must be
prepared either directly on US Bureau of the Census block maps or as a direct overlay to this
hardcopy map series for the jurisdiction, or on other maps displaying real world map coordinates,
as described in (c) below, at the map area corners or at four or more widely dispersed registration
points.
(c) Base Maps. Base or reference maps must equal or exceed the scale, accuracy, precision, and
feature content of the equivalent map made available by the Department. They must use the
Georgia Coordinate System of 1985 as defined in the Official Code of Georgia 44-4-20 through
44-4-31, or use Latitude and Longitude coordinates based on the North American Datum of
1983.
Boundaries. All administrative or political boundaries on maps submitted to the Department
must include the latest available boundaries from the US Bureau of the Census. In the event that
the U.S. Census boundary map provided on the Department’s website does not represent current
municipal boundaries, due to recent annexations or de-annexations that have not yet been
reported through the official US Bureau of the Census Boundary and Annexation Survey update
process, the plan preparer must use the most accurate representation of boundaries available.
However, in cases where it is necessary to submit such alternate boundaries to the Department,
the affected municipality is advised that O.C.G.A. 36-36-3 requires cities to report all
annexations to the Department. Consequently, the municipality will be expected to participate in
the next annual Boundary and Annexation Survey to reconcile these differences in their
boundary map (see the Annexation section at http://www.GeorgiaPlanning.com for detailed
instructions).
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Chapter 110-12-1-.08
Procedural Requirements
110-12-1-.08 Procedural Requirements.
(1) Transmittal and Review of Community Assessment and Community Participation
Program. Upon completion, the local government must submit its Community Assessment and
Community Participation Program concurrently to the regional development center for review.
Both of these plan components must be completed well in advance of the local government’s
recertification date, in order to allow adequate time for their review prior to initiation of the
Community Agenda.
(a) First Required Public Hearing. The first required public hearing must be held once the
draft Community Assessment and Community Participation Program have been drafted and
made available for public review, but prior to their transmittal to the regional development
center. The purpose of this hearing is to brief the community on the potential issues and
opportunities identified through the Community Assessment, obtain input on the proposed
Community Participation Program, and notify the community of when these plan components
will be transmitted to the regional development center. Once public comments have been
addressed, the Community Assessment and Community Participation Program must be
transmitted to the regional development center by resolution of the governing body.
(b) Completeness Check. The regional development center shall determine whether the
Community Assessment and Community Participation Program are complete, within seven days
of receipt. A Community Assessment or Community Participation Program that does not meet
the standard for completeness (as determined by the Department) shall be deemed incomplete
and shall not be accepted for further review by the regional development center or be forwarded
to the Department for review. The regional development center shall notify the local
government of its findings regarding the completeness of the submittal and identify items that
must be submitted, if any, prior to further processing. The regional development center shall
forward a complete submittal to the Department immediately upon making the completeness
finding.
(c) Notification of Interested Parties. Once the regional development center has determined
that the Community Assessment and Community Participation Program are complete, it shall
immediately notify any interested parties of the availability of these submittals for review and
comment, providing the name of the local government, the general nature of the submittals, and a
deadline by which comments must be received. At a minimum, interested parties shall include:
• Local governments inside or outside the regional development center’s region that are
contiguous to the submitting local government, and other local governments that are
likely to be affected by the Community Assessment or Community Participation
Program;
• Any local authorities, special districts, or other entities identified in evaluating
intergovernmental coordination mechanisms and processes (if applicable);
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• Regional development centers that are contiguous to the local government or that are
likely to be affected by the Community Assessment or Community Participation
Program; and
• Affected state agencies (including the Department of Transportation, the Georgia
Environmental Facilities Authority, etc.) and the Department.
(d) Review of Community Assessment. The regional development center shall review the
Community Assessment for its adequacy in identifying potential issues and opportunities to be
dealt with in the subsequent portions of the plan. The regional development center shall also
review the Community Assessment to identify potential opportunities for
interjurisdictional/regional solutions to common issues.
(e) Review of Community Participation Program. The Department shall review the
Community Participation Program for its adequacy in identifying specific mechanisms to ensure
adequate involvement of the community in the development of the Community Agenda. The
Department shall transmit a complete report of its findings and recommendations for addressing
such findings to the regional development center for inclusion in the Report of Findings and
Recommendations.
(f) Report of Findings and Recommendations. Within 30 days after certification of the
completeness of the Community Assessment and the Community Participation Program, the
regional development center must transmit a final report of its findings and recommendations to
the local government and to the Department. The report must include:
• Comments submitted by interested parties that reviewed the Community Assessment;
• The regional development center’s findings and recommendations from its review of the
Community Assessment; and
• A copy of the Department’s findings and recommendations resulting from its review of
the Community Participation Program.
(g) Publicizing the Community Assessment and Community Participation Program. Once
reviewed by the regional development center and the Department, the availability of the
Community Assessment and the Community Participation Program must be publicized by the
local government for public information. This requirement may be met by providing notice in a
local newspaper of general circulation identifying where complete copies of the Community
Assessment and Community Participation Program may be reviewed.
(2) Transmittal and Review of Community Agenda. Upon completion, the local government
must submit its Community Agenda to the regional development center for review. The
mandatory review period for the Community Agenda is 60 days. However, in order to ensure
adequate time for review, revision, and adoption, the Department recommends that the local
government submit the Community Agenda for review no less than 120 days prior to the
recertification date.
(a) Second Public Hearing. The second required public hearing must be held once the
Community Agenda has been drafted and made available for public review, but prior to its
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transmittal to the regional development center for review. The purpose of this hearing is to brief
the community on the contents of the Community Agenda, provide an opportunity for residents
to make final suggestions, additions or revisions, and notify the community of when the
Community Agenda will be submitted to the regional development center for review. Once
public comments have been addressed, the Community Agenda must be transmitted to the
regional development center by resolution of the governing body.
(b) Completeness Check. The regional development center shall determine whether the
Community Agenda is complete, within seven days of its receipt. A Community Agenda that
does not meet the standard for completeness (as determined by the Department) shall be deemed
incomplete and shall not be accepted for further review by the regional development center or be
forwarded to the Department for review. The regional development center shall notify the local
government of its findings regarding the completeness of the submittal and identify items that
must be submitted, if any, prior to further processing. The regional development center shall
forward a complete submittal to the Department immediately upon making the completeness
finding.
(c) Notification of Interested Parties. Once the regional development center has determined
that the Community Agenda is complete, it shall immediately notify any interested parties of the
availability of the Community Agenda for review and comment, providing the name of the local
government, the general nature of the Community Agenda, and a deadline by which comments
must be received. At a minimum, interested parties shall include:
• Local governments inside or outside the regional development center’s region that are
contiguous to the submitting local government, and other local governments that are
likely to be affected by the Community Agenda;
• Any local authorities, special districts, or other entities identified in evaluating
intergovernmental coordination mechanisms and processes (if applicable);
• Regional development centers that are contiguous to the local government or that are
likely to be affected by the Community Agenda; and
• Affected state agencies (including the Department of Transportation, the Georgia
Environmental Facilities Authority, etc.) and the Department.
(d) Regional Hearing. Within 25 days after certification of the completeness of the Community
Agenda, the regional development center may (at its sole discretion) conduct a hearing at which
any local government, regional development center or other local, regional, or state agency may
present its views on the Community Agenda. The rules for conducting such hearings must be
adopted by the board of directors of the regional development center and approved by the
Department.
(e) Regional Development Center Review. The regional development center shall review the
Community Agenda for potential conflicts with plans of neighboring jurisdictions, opportunities
for interjurisdictional/regional solutions to common issues, and consistency with the adopted
Regional Agenda for the regional development center’s region.
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(f) Department Review. The Department shall review the Community Agenda for compliance
with the planning requirements. This review may result in identification of deficiencies that
must be satisfactorily resolved by the community in order for the Community Agenda to be
found “in compliance” with the planning requirements. The Department may also offer advisory
comments for improving the Community Agenda for consideration by the local government.
The Department’s findings and recommendations resulting from its review, including advisory
comments, shall be transmitted to the regional development center for inclusion in the final
report within 35 days after certification of the completeness of the Community Agenda.
(g) Final Report of Findings and Recommendations. Within 40 days after certification of the
completeness of the Community Agenda, the regional development center must transmit a final
report of its findings and recommendations to the local government and to the Department. The
report must include:
• Comments submitted by interested parties that reviewed the Community Agenda and (if
applicable) a summary of the regional review hearing, detailing any significant issues
raised at the hearing;
• The regional development center’s findings from its Intergovernmental and Consistency
review of the Community Agenda and its recommendations for addressing such findings;
and
• A copy of the Department’s findings and recommendations resulting from its review of
the Community Agenda.
(h) Petition for Reconsideration. Within ten days after the regional development center’s
findings and recommendations are made public, a submitting local government that disagrees
with the recommendations may petition the regional development center for a “reconsideration
hearing.” This hearing shall be scheduled and held by the regional development center within 15
days after receipt of such a request. Within 10 days after the reconsideration hearing, the
Department and the regional development center shall either continue or modify the original
findings and recommendations and provide written notice of the decision to the submitting local
government.
(i) Conflict Mediation. Informal or formal mediation of conflicts relating to the Community
Agenda may be initiated in accordance with the Rules for Mediation of Interjurisdictional
Conflicts adopted by the Board of Community Affairs.
(j) Adoption of Community Agenda. Once the Community Agenda has been found by the
Department to be in compliance with the planning requirements, the governing body may adopt
the Community Agenda with or without any recommendations for improvement included in the
Final Report of Findings and Recommendations. However, in no event shall a local government
take any official action to adopt a Community Agenda prepared in accordance with the planning
requirements until 60 days after the Community Agenda has been certified by the regional
development center as complete. If the local government has petitioned for reconsideration, this
mandatory review period shall be 90 days. In order to maintain Qualified Local Government
certification, the local government must adopt the approved Community Agenda prior to its
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recertification date, but in no case later than one year after completion of the mandatory review
period for the Community Agenda.
(k) Notification of Local Adoption. Within seven days of local adoption of a Community
Agenda that has been found by the Department to comply with planning requirements, the local
government shall notify the regional development center in writing. Within seven days of
receipt of this written notice, the regional development center shall notify the Department that
the Community Agenda found in compliance with planning requirements has been adopted by
the local government.
(l) Qualified Local Government Certification. Once the Department has been notified by the
regional development center that a local government has adopted a Community Agenda that
complies with the planning requirements, the Department may issue a letter certifying this local
government as a Qualified Local Government. Qualified Local Government certification shall
automatically expire approximately five years from the previous recertification date, unless
otherwise specified. To retain Qualified Local Government certification, a local government
must remain in compliance with the requirements outlined in these planning requirements and
O.C.G.A. 50-8-2(a)(18).
(m) Publicizing the Community Agenda. Once adopted by the local government, the
availability of the Community Agenda must be publicized by the local government for public
information. This requirement may be met by providing notice in a local newspaper of general
circulation identifying where a complete copy of the Community Agenda may be reviewed.
(3) Maintaining the Comprehensive Plan. Local governments are responsible for maintaining
their comprehensive plans to accurately reflect current community conditions and the
community’s vision and priorities for the future. Maintenance of the plan includes major and
minor plan amendments, updates of the plan, or required periodic updates of the Community
Agenda.
(a) Plan Amendments. The local government must amend the adopted plan when the
conditions, policies, etc., on which the plan is based, have significantly changed so as to
materially detract from the usefulness of the plan as a guide to local decision-making or when
required by the Department to do so as a result of changes to the planning requirements.
Changes to an adopted comprehensive plan shall be considered major amendments if they alter
the basic tenets of the overall plan or a significant portion of the plan or if they have the potential
to affect another local government. Changes to a local comprehensive plan that are purely local
in nature and do not qualify as major amendments shall be considered minor amendments.
Examples of changes that would typically qualify as major amendments include, but are not
limited to:
• Changes of 10% or greater in the population (increase or decrease) on which the plan is
based;
• Changes to the Future Development Map that propose more intense or dense uses that are
located adjacent to or in close proximity to another local government;
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• A cumulative increase in the total land area of a local government jurisdiction of greater
than 100 acres;
• Changes in the planned siting of new or improved water, sewer or transportation facilities
to “new” areas not previously projected to receive such facilities or improvements.
The local government, in consultation with its regional development center, shall determine
whether a proposed amendment is a major or minor amendment. If they agree, the local
government shall proceed according to the agreement. If they do not agree, the regional
development center must forward available information relating to the proposed amendment to
the Department for a determination. Within 20 days of receipt of the information, the
Department, after consultation with both parties, shall make a final determination as to the
classification of the proposed amendment. The Department shall convey its findings to both the
local government and the regional development center.
(b) Required Updates to the Comprehensive Plan. At a minimum, a plan update must be
completed every ten years, in accordance with the Local Comprehensive Plan Recertification
Schedule maintained by the Department. However, after five years, community leaders may
determine that the comprehensive plan needs to be updated, based upon the degree of change in
the community. If only minor changes have taken place, then revisions to the plan may be
sufficient, in the form of plan amendments. If significant changes have occurred in community
conditions (i.e., if the data upon which the plan is based has become significantly outdated, or the
community’s vision has changed), an update of the comprehensive plan or a major plan
amendment may be needed.
(c) Required Periodic Updates to the Short Term Work Program. At a minimum, the local
government must prepare and submit annual updates or five-year updates to the Short-Term
Work Program portion of the Community Agenda.
(i) Annual Short Term Work Program Update Option. Each annual update shall include a
new fifth year and any changes to the work program for the other years. The regional
development center shall maintain a file of annual updates submitted by local governments and
shall make this file available to interested parties upon request. At least 30 days prior to the date
a local government’s Qualified Local Government certification is due to expire, the regional
development center shall notify the Department that the local government has updated its Short-
Term Work Program in accordance with the requirements for annual Short-Term Work Program
updates contained in these planning requirements.
(ii) Five-Year Short Term Work Program Update Option. Local governments may prepare
and submit an update to their STWP every five years. A five-year Short Term Work Program
update shall include:
• A new STWP covering the subsequent five-year period.
• A report of plan accomplishments that must identify the current status of each activity
in the previous STWP. At a minimum, local governments must indicate activities
that:
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o Have been completed;
o Are currently underway (including a projected completion date);
o Have been postponed (explaining why); or
o Have not been accomplished and are no longer activities the local
government intends to undertake (explaining why).
(d) Submittal and Review Procedures for Major Amendments and Updates. All major plan
amendments, updates and annual or five-year STWP updates must be submitted to the regional
development center for review and shall follow the submittal and review procedures outlined in
section 110-12-1-.08(2). Major amendments to the plan must be submitted for review within six
months from the date the local government experiences or decides to pursue a change that would
qualify as a major amendment. Minor amendments to the plan are not required to be submitted
for review.
(4) Variances. A request for a variance must be submitted to the Department in writing by the
local government, with a copy provided to the regional development center, and must provide
sufficient documentation to substantiate the request. The Department may consult with the
regional development center in determining whether a variance will be granted. Generally, lack
of professional assistance for plan preparation will not justify a variance. The following two
types of variances are available to local governments:
(a) Time Extensions for Recertification. Variance requests for time extensions to complete
comprehensive plans or plan updates will be granted at the sole discretion of the Department
only under the following conditions:
(i) If the local government agrees, as part of the time extension, to significantly exceed the
minimum planning requirements;
(ii) If the preparation of a plan or major plan update is substantially complete at the time
revised planning requirements take effect and the local government desires to change its plan or
major plan update to conform to the new requirements. Generally, such variance will only be
granted if the local government’s recertification date falls within 12 months after the effective
date for the revised planning requirements;
(iii) If events beyond the local government’s control have occurred (e.g., a natural disaster that
affects all, or a large portion of the local government’s jurisdiction or a fire that destroys, or
substantially damages, the local government’s planning or administrative offices, etc.) and the
local government is under extraordinary stress in coping with this compelling situation.
(b) Permission to Plan at a Lower Planning Level. Variance requests for permission to plan at
a lower level than the designated planning level will be granted at the sole discretion of the
Department. The criteria used in determining whether to grant such a variance shall include, but
not be limited to: If the local government is a small municipality that has a substantially
different growth rate or development pressures than the county in which it is located.
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Chapter 110-12-1-.09
Definitions
110-12-1-.09 Definitions.
(1) General. For the purpose of these rules, the following words shall have the meaning as
contained herein unless the context does not permit such meaning. Terms not defined in these
rules but defined in O.C.G.A. 50-8-1, et seq, shall have the meanings contained therein. Terms
not defined in these rules, nor in O.C.G.A. 50-8-1, et seq, shall have ascribed to them the
ordinary accepted meanings such as the context may imply. For the purpose of these rules, the
terms “shall” and “must” have the same meaning, are mandatory in nature, and are indicative of
a requirement.
(2) Definitions. The following terms and definitions shall be used to guide the implementation
of the comprehensive planning process.
(a) ‘Character Area’ means a specific geographic area within the community that:
• has unique or special characteristics to be preserved or enhanced (such as a downtown,
a historic district, a neighborhood, or a transportation corridor);
• has potential to evolve into a unique area with more intentional guidance of future
development through adequate planning and implementation (such as a strip
commercial corridor that could be revitalized into a more attractive village development
pattern); or
• requires special attention due to unique development issues (rapid change of
development patterns, economic decline, etc.).
Each character area is a planning sub-area within the community where more detailed, small-area
planning and implementation of certain policies, investments, incentives, or regulations may be
applied in order to preserve, improve, or otherwise influence its future development patterns in a
manner consistent with the community vision.
(b) ‘Community’ means the local jurisdiction (county or municipality) or group of local
jurisdictions (in the case of a joint comprehensive plan) that are preparing a local comprehensive
plan.
(c) ‘Community Agenda’ means the portion of the comprehensive plan that provides guidance
for future decision-making about the community, prepared with adequate input from
stakeholders and the general public. It includes: (1) a community vision for the future physical
development of the community, expressed in the form of a map indicating unique character
areas, each with its own strategy for guiding future development patterns; (2) a list of issues and
opportunities identified by the community for further action, and (3) an implementation program
that will help the community realize its vision for the future and address the identified issues and
opportunities.
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(d) ‘Community Assessment’ means the portion of the comprehensive plan that is an objective
and professional assessment of data and information about the community prepared without
extensive direct public participation. It includes: (1) a list of potential issues and opportunities
the community may wish to take action to address, (2) evaluation of community policies,
activities, and development patterns for consistency with the Quality Community Objectives, (3)
analysis of existing development patterns, including a map of recommended character areas for
consideration in developing an overall vision for future development of the community; and (4)
data and information to substantiate these evaluations and the potential issues and opportunities.
The product of the Community Assessment must be a concise and informative report (such as an
executive summary), to be used to inform decision-making by stakeholders during development
of the Community Agenda portion of the plan.
(e) ‘Community Participation Program’ means the portion of the comprehensive plan that
describes the local government’s program for ensuring adequate public and stakeholder
involvement in the preparation of the Community Agenda portion of the plan.
(f) ‘Community Vision’ means the part of the Community Agenda that is intended to paint a
picture of what the community desires to become, providing a complete description of the
development patterns to be encouraged within the jurisdiction. It includes: (1) an optional
general vision statement of the overall goals and desired future the community seeks to achieve;
(2) a future development map delineating boundaries of major character areas throughout the
community; and (3) a defining narrative that provides a specific vision and implementation
strategy for each character area.
(g) ‘Comprehensive Plan’ means a 20-year plan by a county or municipality covering such
county or municipality and including three components: a Community Assessment, a
Community Participation Program, and a Community Agenda. The comprehensive plan must be
prepared pursuant to the local planning requirements for preparation of comprehensive plans and
for implementation of comprehensive plans, established by the Department in accordance with
O.C.G.A. 50-8-7.1(b) and 50-8-7.2.
(h) ‘Comprehensive Planning Process’ means planning by counties or municipalities in
accordance with the local planning requirements.
(i) ‘Conflict’ means any conflict, dispute, or inconsistency arising:
• Between or among comprehensive plans, or components thereof, for any counties or
municipalities, as proposed, prepared, proposed to be implemented, or implemented;
• Between or among comprehensive plans for any regions, as proposed, prepared, proposed
to be implemented, or implemented;
• Between or among comprehensive plans, or components thereof, for any counties or
municipalities and comprehensive plans for the region which include such counties or
municipalities, as such plans are proposed, prepared, proposed to be implemented, or
implemented;
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• With respect to or in connection with any action proposed to be taken or taken by any
county, municipality, or other local government relating to or affecting regionally
important resources, as defined by the Department; or
• With respect to or in connection with any action proposed to be taken or taken by any
county, municipality, or other local government relating to or affecting developments of
regional impact, as defined by the Department.
(j) ‘County’ means any county of this state.
(k) ‘Days’ means calendar days, unless otherwise specified.
(l) ‘Density’ means an objective measurement of the number of people or residential units
allowed per unit of land, such as dwelling units per acre.
(m)‘Governing Body’ means the board of commissioners of a county, sole commissioner of a
county, council, commissioners, or other governing authority of a county or municipality.
(n) ‘Implementation Program’ means the narrative description counties and municipalities must
submit describing how they intend to implement their comprehensive plan, including a listing of
public actions to be undertaken by the community toward implementation of the comprehensive
plan and the related costs of such actions.
(o) ‘Infrastructure’ means those man-made structures which serve the common needs of the
population, such as: sewage disposal systems; potable water systems; potable water wells serving
a system; solid waste disposal sites or retention areas; stormwater systems; utilities; piers; docks;
wharves; breakwaters; bulkheads; seawalls; bulwarks; revetments; causeways; marinas;
navigation channels; bridges; and roadways.
(p) ‘Local Government’ means any county, municipality, or other political subdivision of the
state.
(q) ‘Local planning requirements’ means the standards and procedures for local comprehensive
planning that shall be followed in preparation of local comprehensive plans, for implementation
of local comprehensive plans, and for participation in the comprehensive planning process.
(r) ‘Mediation’ means the process to be employed by the Department and regional development
centers for resolving conflicts which may arise from time to time in the comprehensive planning
process. Procedures and guidelines to govern mediation are as established by the Department
pursuant to O.C.G.A. 50-8-7. l(d).
(s) ‘Municipality’ means any municipal corporation of the state and any consolidated citycounty
government of the state.
(t) ‘Plan’ means the comprehensive plan for any county or municipality.
(u) ‘Plan amendment’ means a change to the adopted comprehensive plan that occurs between
plan updates. Amendments of the adopted plan are appropriate when the conditions, policies,
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etc., on which the plan is based, have significantly changed so as to materially detract from the
usefulness of the plan as a guide to local decision making, or when required by the Department
as a result of changes to the planning requirements.
(v) ‘Plan update’ means a more or less complete re-write of the comprehensive plan, which shall
occur approximately every ten years, in accordance with the Local Comprehensive Plan
Recertification Schedule maintained by the Department.
(w) ‘Planning’ means the process of determining actions which state agencies, regional
development centers, and local governments propose to take.
(x) ‘Qualified Local Government’ means a county or municipality that:
• Adopts and maintains a comprehensive plan in conformity with the local planning
requirements;
• Establishes regulations consistent with its comprehensive plan and with the local
planning requirements; and
• Does not fail to participate in the Department's mediation or other means of resolving
conflicts in a manner in which, in the judgment of the Department, reflects a good faith
effort to resolve any conflict.
(y) ‘Regional Development Center’ means a regional development center established under
O.C.G.A. 50-8-32.
(z) ‘Regional Plan’ means the comprehensive plan for a region prepared by the regional
development center in accordance with the standards and procedures established by the
Department.
(aa) ‘Rules for Environmental Planning Criteria’ means those standards and procedures with
respect to natural resources, the environment, and vital areas of the state established and
administered by the Department of Natural Resources pursuant to O.C.G.A. 12-2-8, including,
but not limited to, criteria for the protection of water supply watersheds, groundwater recharge
areas, wetlands, protected mountains and protected river corridors.
(bb) ‘Service Delivery Strategy’ means the intergovernmental arrangement among city
governments, the county government, and other affected entities within the same county for
delivery of community services, developed in accordance with the Service Delivery Strategy
law. A local government’s existing Strategy must be updated concurrent with the comprehensive
plan update. To ensure consistency between the comprehensive plan and the agreed upon
Strategy: (1) the services to be provided by the local government, as identified in the
comprehensive plan, cannot exceed those identified in the agreed upon strategy and (2) the
service areas identified for individual services that will be provided by the local government
must be consistent between the plan and Strategy.
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(cc) ‘Short-Term Work Program’ means that portion of the Implementation Program that lists
the specific actions to be undertaken annually by the local government over the upcoming five
years to implement the comprehensive plan.
(dd) ‘Solid Waste Management Plan’ means a plan prepared in accordance with the Georgia
Comprehensive Solid Waste Management Act, following all requirements outlined in the
Minimum Planning Standards and Procedures for Solid Waste Management. 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.
(ee) ‘State Planning Recommendations’ means the supplemental guidance provided by the
Department to assist communities in preparing plans and addressing the local planning
requirements. The plan preparers and the community must review these recommendations where
referenced in the planning requirements in order to determine their applicability or helpfulness to
the community’s plan.

Ga. Tech 1909