County revamping building codes

New regulations regarding the use and design of buildings and development within the unincorporated areas of Catoosa County are being prepared for review and adoption.

The need to revise, streamline and codify the various rules that govern zoning and permits was identified as necessary during the development of a comprehensive plan that was adopted last year.

The Catoosa County Joint Comprehensive Plan 2011-2031 is designed to serve as a guide for growth and development over the next 20 years. It was during public and departmental meetings that the need to update county codes, many unchanged since the 1990s, became clear.

There are major differences between a unified code and a comprehensive plan. Codes are laws, stating what can and cannot be done. A comprehensive plan is a guide, suggesting what can or cannot be done, and is open to interpretation.

The county's Board of Commissioners agreed to hire an outside consultant to steer the unified code process, much like was done in preparing the comprehensive plan.

The unified code will combine the county's current Zoning Ordinance and Land Subdivision Ordinance and, according to the request for bids to oversee its preparation, will result in a "cohesive document that will be a current and progressive guiding source for the future development in the county."

During a recent workshop Paige Hatley, senior planner with the Atlanta office of engineering and infrastructure consulting company AMEC, presented a proposed outline of a new unified development code.

Hatley said the project had three goals:

  • To clearly present all regulations on land use, design and development.
  • To streamline ordinances, resolve conflicting regulations and eliminate duplications.
  • To make the codes user-friendly, both for the general public and for different county departments.

The result will be a document that will allow a property owner to determine what are permissible uses on their land, what the different zoning designations mean and how special use exemptions can be pursued.

The unified code will also explain what is necessary for development to proceed and the function and process of dealing with various boards and agencies, and will detail design standards and note any infrastructure improvements that must be dealt with during development.

Questions about zoning for mobile/manufactured homes were raised by codes enforcement officers and those involved in planning and zoning.

"For the next version [of the unified code] we will adjust language to develop a consistent process to consider allowing manufactured homes," Hatley said.

Questions were also raised about how to regulate such things as corn mazes, festivals, street fairs and special events of short duration like estate and yard sales.

The unified code will also address such issues as billboards and signs as well as the structures that support them.

Fire Chief Chuck Nichols pointed out that during the tornado of 2011 some signs became projectiles and that engineering standards as well as aesthetics should be considered when drafting sign ordinances.

The unified code is still a work in progress. Once complete and adopted by the county commissioners, having a single code will mean every department, elected official, developer and citizen has access to the same, up-to-date version of local regulations.

"This will be a single book filled with information that is available to all applicants," said Christal Thomas, the county's project administrator.

Upcoming Events