§ 9.4. Special requirements.
(a)
Multi-family developments shall have a minimum of 30 percent of the gross acreage set aside as open space and shall provide active recreational areas within said open space.
(b)
Manufactured homes, provided that: (1) the manufactured home unit shall bear an insignia issued by the department of housing and urban development (HUD) certifying that the unit is constructed in conformance with the Federal Manufactured Home Construction and Safety Standard which came into effect on June 15, 1976; (2) the manufactured home unit shall be oriented with its long axis parallel to the street on which the subject lot fronts; (3) the manufactured home unit must be skirted completely enclosing the undercarriage with permanent construction of brick, masonry or stucco, and it must be connected to public water system in compliance with the applicable regulations; and (4) a tax decal must be obtained from the county or issuing authority and displayed as required by this office.
Further, manufactured homes in Ringgold, whether new or pre-owned, or whether established or erected as a single-family home or as a unit within a manufactured home park, shall comply with all health and safety requirements as shown below:
Health and safety requirements.
(1)
Every floor, interior wall, and ceiling shall be in sound condition, free of warping, holes, water damage, or deterioration. Doors and windows shall be operable and watertight.
(2)
The exterior shall be free of rust, loose or rotting boards or timbers, and any other conditions that might admit exterior moisture to the interior portion of the walls or occupied spaces. Roofs shall be structurally sound so that exterior moisture can neither leak to the inside or pool on the roof itself.
(3)
All plumbing fixtures, including pipes for domestic water and wastewater, shall be functional, and when connected shall be free from leaks and obstructions. Each home shall contain a kitchen sink, and at least one bathroom shall contain a lavatory, toilet, and tub and/or shower facility with all fixtures in good working condition upon connection. All homes shall contain a functional water heater.
(4)
Heating systems shall be safe and in working condition and unvented heaters shall be prohibited.
(5)
All components of the electrical system (switches, receptacles, fixtures, etc.) shall be completely wired and in working condition. Distribution panels shall be in compliance with the approved listing, complete with required breakers, and all unused openings shall be covered with solid covers approved and listed for that purpose. The home is subject to an electrical continuity test to assure that all metallic parts are properly bonded.
(6)
Each bedroom of a home shall have at least one operable window of sufficient size to egress, if necessary.
(7)
The kitchen shall have at least one operating window or other ventilation device.
(8)
Each home shall contain one operable battery-powered smoke detector in each bedroom and the kitchen, installed in accordance with the manufacturer's recommendations.
(9)
All windows and doors shall have screens in place and in good condition, and all glass shall be intact.
Permitting and inspection. A permit and inspection by the enforcement officer shall be required to locate a new or pre-owned manufactured home in Ringgold and the following items are required.
(1)
A valid location decal must be issued by the Catoosa County Tax Commissioner.
(2)
An on-site sewage disposal permit must be obtained from the Catoosa County Health Department or evidence of the availability of public sewer through the proper authority shall be provided.
(3)
The enforcement officer shall provide a satisfactory pre-move inspection, demonstrating compliance with section 9.4(b), then provide a follow-up inspection once the home is relocated and installed.
(4)
A location permit and inspection fee is required as addressed by section 7.7 and upon satisfactory compliance, a certificate of occupancy shall issue.
(c)
In compliance with O.C.G.A. § 36-66-4, any such halfway house location or relocation shall require a public hearing at least six months and not more than nine months prior to the date of final action on any zoning decision (ie. rezoning, annexation, or conditional use review). A sign posted on the subject property and a published notice shall contain a prominent statement that the proposed zoning decision relates to or will relocate a halfway house. The published notice shall be at least six column inches in size and shall not be located in the classified advertising section of the newspaper. The latter posted and published notices shall appear at least 15 days and not more than 45 days prior to the date of this public hearing. The above public hearing is in addition to the public hearing that may be required nearest to making a zoning decision per the requirements of the Ringgold Zoning Procedures and Standards Ordinance.
(d)
A wrecker service with a temporary storage area is permitted in the C-1 and C-2 zone districts provided that: (1) the wreckage storage area shall not project into the front yard and shall be enclosed with a sight impermeable fence, not less than eight feet high; and (2) no signs shall be posted on the fence.
(e)
All cemeteries, even those associated with churches, are required to contain a minimum site area of two acres or more, however, there is no minimum area requirement for a columbarium or mausoleum. Further, there shall be a minimum front setback of 30 feet from all collector or arterials streets adjacent to the perimeter of the cemetery to the nearest grave site or cemetery-related facility.
(f)
Development standards for townhouses and condominiums.
(1)
Separation requirements. No portion of a townhouse/condominium or accessory structure shall be located less than 20 feet to any boundary of the R-T/Z zone.
(2)
Open space between units and buildings. Dwelling unit shall be not less than 50 feet from the front or rear face of another dwelling unit. The unattached side of a building shall be not less than 20 feet from the side face of another such building and not less than 40 feet from the front or rear face of another such building or unit.
(3)
Alignment. No dwelling unit shall be situated so as to face the rear of another dwelling unit unless terrain differences or vegetation will provide effective visual separation.
(4)
Parking and sidewalks. At least two parking spaces shall be provided for each dwelling unit off the public right-of-way. All off-street parking shall be designed and located so that vehicles will not be required to back into a collector or major street. Sidewalks are required according to jurisdictional standards.
(5)
Preservation of common and open space areas. A minimum of ten percent of the site area shall be dedicated to open space, which shall not include areas dedicated to public or private vehicular streets or parking, or any area which is exclusively designed for stormwater detention/retention. Those areas dedicated streets, parking, and stormwater functions are considered common areas. The protection and maintenance of such common/open space areas shall be provided for in the recorded covenants and restrictions running with the land that are to be administered by the homeowner's association created by the land developer.
(6)
Buffer areas. There shall be a buffer area with a minimum depth of 12 feet consisting of a mixture of trees (evergreen) and shrubs. A buffer is required on all sides of the property except that side abutting a public street, unless such adjacent property is developed similarly or already zoned for a similar development.
All property lines abutting R-1 zoned property must have a grass-covered berm with the height determined by review and approval of the site-specific landscaping plan, and consideration given to terrain conditions and existing site-obscuring vegetation. Existing foliage and natural terrain may be considered in lieu of the berm and landscaping if the intent of this section is met.
(7)
Landscaping. A townhouse development fronting on exterior streets must have front yards which are at least 65 percent grass/landscaping with any driveway and/or sidewalk to be composed of concrete or pavers. Landscaping along all property lines fronting exterior streets must be provided subject to review and approval of a site specific landscaping plan.
(8)
Accessory uses. A planned development shall be allowed accessory uses in compliance with requirements of section 4.4. However, accessory uses are prohibited per individual townhouse lot.
(9)
Conversion. Multi-family units and condominiums cannot be converted to townhouses unless the original construction requirements complied with the definition of a townhouse and the subdivision regulations are met.
(10)
Sewage disposal and treatment. All such developments shall be required to provide an approved public sewage treatment system.
(11)
Special access and utility easements. Due to the special nature of these housing types, the planning commission or governing authority may insist on special access easements and other arrangements to provide for adequate serving and maintenance of the structures even though such easements and provisions might not normally be specified in the land subdivision ordinance of the city. These easements and special covenants are to be shown on a subdivision plat at the time of its recording. In addition, deed restrictions or other provisions may be required to assure that any remodeling or reconstruction of destroyed units will be accomplished in a fashion which will be compatible with the remaining units.
(g)
Specific standards for townhouses.
(1)
The development of townhouses involves a subdivision of land and all applicable rules of the subdivision regulations of the City of Ringgold shall apply.
(2)
Not more than ten contiguous townhouses nor fewer than three shall be built in a single building.
(3)
The minimum lot width for a townhouse shall be 30 feet. The minimum width for the portion of the lot on which the townhouse is to be constructed shall be 16 feet, but the minimum average width of a single unit in a contiguous group of three or more units shall be 20 feet.
(h)
Procedures for approval of condominiums and townhouses. A site plan of the proposed development shall be submitted as required in section 9.5. Each site plan shall be prepared by an architect, engineer, or land surveyor whose state registration is current and valid. His seal shall be affixed to the plan submitted.
(i)
Zero lot line developments.
(1)
No windows, doors, or other openings are permitted on the zero lot line side of the structure.
(2)
The minimum side yard, opposite the side of the structure that is either on or within two inches of the side property line, is ten feet.
(3)
Accessory buildings/structures shall not occupy the side yard or the front yard.
(4)
These developments involve a subdivision of land and all applicable rules of the subdivision regulations of the City of Ringgold shall apply.
(j)
Bed and breakfast homes.
(1)
Rooms for rent are within a single-family dwelling occupied by the owner as his/her principal residence.
(2)
The same rental occupants shall not reside in the single-family building for a period longer than seven consecutive days.
(3)
Breakfast is the only meal served and only to overnight guests.
(4)
No person, not resident on the premises, is employed.
(5)
The exterior appearance of the building shall not be altered from its single-family character, except to ensure safety.
(6)
The identification sign shall be no larger than two square feet.
(k)
Bed and breakfast inns.
(1)
Compliance with the same licensing, inspection and taxation requirements as hotels, motels, and restaurants.
(2)
Breakfast is the only meal served and only to overnight guests.
(l)
Flea markets, farmer's markets, produce stands, and similar facilities shall have:
(1)
Permanent sanitary facilities.
(2)
No overnight camping on the property.
(3)
Be located on a street with a classification of major collector or higher.
(4)
Off-street parking is provided.
(5)
Permanent electrical power is provided.
(m)
Veterinary clinics, animal hospitals, kennels, and grooming houses shall conduct all boarding activities for pets in an enclosed building. Open exercise areas shall be restricted to the rear yard, fenced, and if the fence is chain-link, then an evergreen buffer, like a hedge, shall be installed between the side and rear lines of the lot and the fence.
(n)
Junk yards or salvage yards are not allowed within 300 feet of a residential or commercial district boundary line. Such use shall not project into the front yard and shall be completely enclosed with a sight impermeable fence or earthen berms not less than eight feet high. In addition, such use shall not be located adjacent to any interstate or arterial route.
(o)
Mini-warehouses shall meet the following criteria:
(1)
Mini-warehousing sites shall not exceed three acres. Each unit shall range in size from a minimum of 30 square feet to a maximum of 400 square feet.
(2)
Building height shall not exceed 12 feet.
(3)
Lighting shall be shielded to direct light onto the uses established and away from adjacent property but of sufficient intensity to discourage vandalism and theft.
(4)
All storage on the property shall be kept within an enclosed building.
(5)
Fencing shall be required around the perimeter of the project. Fences may be erected in any required yard provided the fence is located inside of and not closer than six feet from a boundary property line and such fence shall be constructed with chain-link material. In no event, shall a fence or gate be constructed of wood. Fences shall normally not exceed six feet in height, but the building inspector may in unusual topographic or other similar situations permit a fence not exceeding eight feet in height. Signage shall not be erected upon fencing.
(p)
Extended stay facility. Extended stay facilities are unique in creating a commercial facility environment, like a motel or hotel, where overnight accommodation is provided for community visitors, yet such facilities also provide overnight accommodation to others, who may be working temporary or full-time jobs in the community or choosing such facility for residence as if it were considered a multi-family dwelling. The latter scenarios are thus residential in nature, with some units within the facility functioning and equipped as dwelling units. The following criteria thus apply:
(1)
The minimum lot area is not less than two acres.
(2)
All extended stay facilities shall have a maximum density of 60 guest units per gross acre.
(3)
Not more than ten percent of individual guest rooms shall have registrants who reside in, or occupy any room or rooms within the same licensed facility for more than a 90-day period.
(4)
No permanent business license shall be issued for the conduct of any business from any guest room, nor shall any home occupation function from such guest room.
(5)
Extended stay hotels/motels shall have a landscape plan submitted and approved by the city code enforcement officer, such plan shall be implemented prior to the issuance of a business license.
(6)
Each guest room shall be protected with a sprinkler system approved by the fire marshal or their designee and hard-wired smoke detector shall be provided and installed in each guest unit.
(7)
All guest rooms which have facilities for both the storage and preparation of food shall not have less than 300 square feet of floor area and are limited to a maximum of two persons per such room; however, for all such guest rooms greater than 300 square feet, one additional person shall be allowable per each additional 75 square feet of floor area up to and including a maximum of four persons.
(8)
An indoor or fenced outdoor active recreation area shall be provided. The size of each recreation area shall be calculated at a ratio of five square feet per room with a minimum provision of 600 square feet.
(9)
A minimum of 25 percent of the lot area shall be dedicated to either active or passive open space. The open space shall include active recreation, such as a children's playground area, and/or passive recreation, such as green space and walking paths.
(10)
All such extended stay facilities shall provide a 50-foot undisturbed buffer from any property zoned for multi-family residential or for single family residential purposes.
(q)
Group homes. Groups homes are permitted in the designated residential districts provided that:
(1)
The home is approved and licensed by the State of Georgia Department of Human Resources or any agency through which it acts.
(2)
The outward appearance of a group home shall have the same or similar appearance as that of the dwellings with the same residential district and shall meet the minimum square footage requirement of the district.
(r)
Motor vehicle repair, body shop, and specialty. In the C-2 zone district, all storage of wrecked, disabled, and nonoperational motor vehicles awaiting repair shall be located in the rear yard only, which shall be enclosed by a sight impermeable fence at least six feet high. No parts or waste materials shall be stored outside the enclosed building.
(s)
In the C-1, C-2, and C-3 district, retail sales, displays of merchandise, and storage must be within a completely enclosed building, except for city-sponsored special events, fairs, or parades, where increased pedestrian traffic is intended to enhance the downtown experience.
(t)
Construction of future buildings or new facades in the O-1, C-1 C-2 and C-3 district shall be of brick, three-fourths-inch stucco, fiber cement siding, or EIFS (exterior insulation and finishing system). In the event EIFS is used O-1, C-1 and C-3 a 36-inch-high bulkhead wainscot veneer from the ground up must be constructed of brick, cast stone, manufactured stone, natural stone or custom CMU. Additionally, LP SmartSide siding and Concealed Fastening Metal Wall Systems are permitted in the C-2 zoning district.
(u)
When a new commercial use seeks to occupy a vacant existing building in the C-2 district that has been unoccupied for six months or more and the building does not comply with the façade provisions of section 9-4(u), then the provisions of section 9-4(u) shall apply to such buildings before an occupancy permit is issued for a new use.
(Ord. No. 2014-0224, § 1, 2-24-14; Ord. No. 2017-0925-01, § 1, 9-25-17; Ord. No. 2018-0723-02, § 1, 7-23-18)
Editor's note
The zoning procedures and standards ordinance referenced has not been set out, but is available for review in the office of the city clerk.