§ 10.6. Standard for permanent buffers.
10.6-1 Width of buffers. Buffers shall meet the minimum width requirements contained in this article, except as authorized to be reduced by the applicable buffer reduction process, as follows:
a.
As specified in the minimum buffer strip requirement table 10.1;
b.
As specified in a residential zoning district for a permitted nonresidential use (e.g. a church, temple, synagogue, etc.); or
c.
As required by a condition of zoning or variance approval.
10.6-2 Screening requirements.
a.
Buffers shall be natural, undisturbed, and free of encroachments except as authorized by a condition of zoning or variance approval, or as authorized herein, and shall contain the existing tree cover and vegetation as well as any supplemental plantings or replanting as may be required.
b.
Buffers shall be of such nature and density so as to screen activities, structures and uses on the property from view from the normal level of a first story window on an abutting lot and shall further provide a year-round effective visual screen.
c.
Buffers required along side property lines shall extend to a street right-of-way line unless otherwise required by the director/designee in order to observe the sight distance requirements contained in the development regulations and the zoning ordinance, or as authorized by a condition of zoning approval or variance approval.
d.
In situations where the required buffer width is partially or completely contained within an existing easement (e.g. power or natural gas transmission. etc.), the screening requirements of this article shall be met outside of the easement area.
10.6-3 Supplemental plantings.
a.
Buffers in which vegetation is nonexistent or is inadequate to meet the screening requirements of this article shall be planted with supplemental plantings so as to provide a year-round effective visual screen. A buffer/landscape plan shall be submitted to the department for approval, delineating the type, size, and location of all supplemental plantings as well as any nonvegetative screening mechanism proposed for use, in accordance with the terms of this article.
b.
Supplemental plantings and replanting shall consist of evergreen trees, shrubs, or combination thereof, native or adaptable to the region. All trees planted shall be a minimum of six feet in height at time of planting and shall be a species which will achieve a height of at least 20 feet at maturity. All shrubs planted shall be of a large growing species, shall be a minimum of three feet in height at time of planting and shall be a species which will achieve a height of at least ten feet at maturity.
c.
All supplemental plantings shall be installed to allow for proper plant growth and maintenance.
10.6-4 Nonvegetative screening.
a.
Nonvegetative materials utilized to satisfy the screening requirements of this article, in addition to the use of existing vegetation and/or supplemental plantings, may consist of walls, fences, earthen berms or any combination thereof.
b.
If walls or fences are to be utilized, their placement and installation shall be such so as to cause minimal disturbance of existing vegetation and located so as to provide an effective visual screen.
10.6-5 Disturbances or encroachments.
a.
Ditches, swales, stormwater conveyance facilities, stormwater detention ponds, sanitary sewer conveyance facilities, similar facilities, and any associated easements, shall not encroach into a buffer except that necessary access and utility crossings (e.g. stormwater or sanitary sewer pipes) may encroach into the buffer as near to perpendicular as practical.
b.
Supplemental plantings or replantings of vegetation, or authorized nonvegetative screening devices shall be authorized to encroach into a buffer provided their is minimal disturbance of any significant existing vegetation.
c.
Land disturbance is authorized in areas of a buffer that are devoid of significant vegetation provided that the final grade and replanting of vegetation meet the screening requirements contained herein.
d.
Dying, diseased or dead vegetation may be removed from a buffer provided minimal disturbance occurs. Vegetation thus removed shall be replaced where necessary to met the screening requirements contained herein.
10.6-6 Protection during land disturbing activities.
a.
During authorized land disturbing activities, buffers shall be clearly demarcated and protected prior to commencement of, and during construction.
b.
The method of demarcation and protection utilized shall be in accordance with best management practices or as required by the department.
10.6-7
Stream buffer protection.
(1)
Title. This ordinance shall be known as the "Cherokee County Stream Buffer Protection Ordinance.
(2)
Findings and purposes.
a.
Findings. Whereas, the Cherokee County Board of Commissioners find that buffers adjacent to streams provide numerous benefits including:
1.
Protecting, restoring and maintaining the chemical, physical and biological integrity of streams and their water resources.
2.
Removing pollutants delivered in urban stormwater.
3.
Reducing erosion and controlling sedimentation.
4.
Protecting and stabilizing stream banks.
5.
Providing for infiltration of stormwater runoff.
6.
Maintaining base flow of streams.
7.
Contributing organic matter that is a source of food and energy for the aquatic ecosystem.
8.
Providing tree canopy to shade streams and promote desirable aquatic habitat.
9.
Providing riparian wildlife habitat.
10.
Furnishing scenic value and recreational opportunity.
11.
Providing opportunities for the protection and restoration of greenspace.
b.
Purposes. It is the purpose of this ordinance is to protect the public health, safety, environment and general welfare; to minimize public and private losses due to erosion, siltation and water pollution; and to maintain stream water quality by provisions designed to:
1.
Create buffer zones along the streams of Cherokee County for the protection of water resources; and,
2.
Minimize land development within such buffers by establishing buffer zone requirements and by requiring authorization for any such activities.
(3)
Definitions.
Buffer means, with respect to a stream, a natural or enhanced vegetated area (established by subsection (5)a.1. below), lying adjacent to the stream.
Impervious cover means any manmade paved, hardened or structural surface regardless of material. Impervious cover includes but is not limited to rooftops, buildings, streets, roads, decks, swimming pools and any concrete or asphalt.
Land development means any land change, including but not limited to clearing, grubbing, stripping, removal of vegetation, dredging, grading, excavating, transporting and filling of land, construction, paving and any other installation of impervious cover.
Land development activity means those actions or activities which comprise, facilitate or result in land development.
Land disturbance means any land or vegetation change, including, but not limited to, clearing, grubbing, stripping, removal of vegetation, dredging, grading, excavating, transporting and filling of land, that do not involve construction, paving or any other installation of impervious cover.
Land disturbance activity means those actions or activities which comprise, facilitate or result in land disturbance.
Floodplain means any land area susceptible to flooding, which would have at least a one percent probability of flooding occurrence in any calendar year based on the basin being fully developed as shown on the current land use plan; i.e., the regulatory flood.
Parcel means any plot, lot or acreage shown as a unit on the latest county tax assessment records.
Permit means the permit issued by the Cherokee County Engineering Department required for undertaking any land development activity.
Person means any individual, partnership, firm, association, joint venture, public or private corporation, trust, estate, commission, board, public or private institution, utility, cooperative, city, county or other political subdivision of the state, any interstate body or any other legal entity.
Protection area, or stream protection area means, with respect to a stream, the combined areas of all required buffers and setbacks applicable to such stream.
Riparian means belonging or related to the bank of a river, stream, lake, pond or impoundment.
Setback means, with respect to a stream, the area established by subsection (5)a.2. extending beyond any buffer applicable to the stream.
State waters means any and all rivers, streams, creeks, branches, lakes, reservoirs, ponds, drainage systems, springs, wells and other bodies of surface or subsurface water, natural and artificial, lying within or forming a part of the boundaries of the state which are not entirely confined and retained completely upon the property of a single individual, partnership or corporation.
Stream means any stream, beginning at:
1.
The location of a spring, seep, or groundwater outflow that sustains stream flow: or
2.
The point in the stream channel with a drainage area of 25 acres or more; or
3.
Where evidence indicates the presence of a stream in a drainage area of less than 25 acres, the Cherokee County Engineering Department may require field studies to verify the existence of a stream.
Stream bank means the sloping land that contains the stream channel and the normal flows of the stream.
Stream channel means the portion of a watercourse that contains the base flow of the stream and is usually the point where the normal stream flow has wrested the vegetation.
Stream hierarchy means a body of water that flows in a cumulative series to the main body of water.
Watershed means the land area that drains into a particular stream.
(4)
Applicability. This ordinance shall apply to all land development activity on property containing a stream protection area as defined in subsection (3) of this ordinance. These requirements are in addition to, and do not replace or supersede, any other applicable buffer requirements established under state law and approval or exemption from these requirements do not constitute approval or exemption from buffer requirements established under state law or from other applicable local, state or federal regulations.
a.
Grandfather provisions. This ordinance shall not apply to the following activities:
1.
Work consisting of the repair or maintenance of any lawful use of land that is zoned and approved for such use on or before the effective date of this ordinance.
2.
Existing development and on-going land disturbance activities including but not limited to existing agriculture, silviculture, landscaping, gardening and lawn maintenance, except that new development or land disturbance activities on such properties will be subject to all applicable buffer requirements.
3.
Any land development activity that is under construction, fully approved for development, scheduled for permit approval or has been submitted for approval as of the effective date of this ordinance.
4.
Land development activity that has not been submitted for approval, but that is part of a larger master development plan, such as for an office park or other phased development that has been previously approved within two years of the effective date of this ordinance.
b.
Exemptions. The following specific activities are exempt from this ordinance. Exemption of these activities does not constitute an exemption for any other activity proposed on a property.
1.
Activities for the purpose of building one of the following:
• A stream crossing by a driveway, transportation route or utility line;
• Public water supply intake or public wastewater outfall structures;
• Intrusions necessary to provide access to a property;
• Public access facilities that must be on the water including boat ramps, docks, foot trails leading directly to the river, fishing platforms and overlooks;
• Unpaved foot trails and paths;
• Activities to restore and enhance stream bank stability, vegetation, water quality and/or aquatic habitat, so long as native vegetation and bioengineering techniques are used.
2.
Public sewer line easements paralleling the creek, except that all easements (permanent and construction) and land disturbance should be at least 25 feet from the top of the bank. This includes such impervious cover as is necessary for the operation and maintenance of the utility, including but not limited to manholes, vents and valve structures. This exemption shall not be construed as allowing the construction of roads, bike paths or other transportation routes in such easements, regardless of paving material, except for access for the uses specifically cited in subsection b.1., above.
3.
Land development activities within any public road right-of-way existing at the time this ordinance takes effect or approved under the terms of this ordinance.
4.
Within an easement of any utility existing at the time this ordinance takes effect or approved under the terms of this ordinance, land disturbance activities and such impervious cover as is necessary for the operation and maintenance of the utility, including but not limited to manholes, vents and valve structures.
5.
Emergency work necessary to preserve life or property. However, when emergency work is performed under this section, the person performing it shall report such work to the (review and permitting authority) on the next business day after commencement of the work. Within ten days thereafter, the person shall apply for a permit and perform such work within such time period as may be determined by the (review and permitting authority) to be reasonably necessary to correct any impairment such emergency work may have caused to the water conveyance capacity, stability or water quality of the protection area.
6.
Forestry and silviculture activities on land that is zoned for forestry, silvicultural or agricultural uses and are not incidental to other land development activity. If such activity results in land disturbance in the buffer that would otherwise be prohibited, then no other land disturbing activity other than normal forest management practices will be allowed on the entire property for three years after the end of the activities that intruded on the buffer.
After the effective date of this ordinance, it shall apply to new subdividing and platting activities.
Any land development activity within a buffer established hereunder or any impervious cover within a setback established hereunder is prohibited unless a variance is granted pursuant to subsection (5)b. below.
(5)
Land development requirements.
a.
Buffer and setback requirements. All land development activity subject to this ordinance shall meet the following requirements:
1.
An undisturbed natural vegetative buffer shall be maintained for 50 feet, measured horizontally, on both banks (as applicable) of all streams as measured from the top of the stream bank. The first 25 feet of this vegetative buffer is established as a state waters buffer by the Georgia Department of Natural Resources, Environmental Protection Division.
2.
An additional setback shall be maintained for 25 feet, measured horizontally, beyond the undisturbed natural vegetative buffer, in which all impervious cover shall be prohibited. Grading, filling and earthmoving shall be minimized within the setback.
3.
No septic tanks or septic tank drain fields shall be permitted within the buffer or the setback.
4.
A 150-foot undisturbed natural buffer is established along both sides of the Etowah River and the Little River, in accordance with Article 26 of the Zoning Ordinance of Cherokee County, Georgia.
b.
Variance procedures. Variances from the above buffer and setback requirements may be granted only in accordance with the following provisions:
1.
Where a parcel was platted prior to the effective date of this ordinance, and its shape, topography or other existing physical condition prevents any land development consistent with this ordinance, and the Cherokee County Engineering Department finds and determines that the requirements of this ordinance prohibit the otherwise lawful use of the property by the owner, the Cherokee County Zoning Board of Appeals may grant a variance from the buffer and setback requirements hereunder, provided such variance require adequate mitigation measures are implemented by the property owner to offset the effects of such variance.
2.
Except as provided above, the Cherokee County Zoning Board of Appeals shall grant no variance from any provision of this ordinance without first conducting a public hearing on the application for variance and authorizing the granting of the variance by an affirmative vote of the zoning board of appeals. The Cherokee County Planning and Zoning Department shall give public notice of each such public hearing in a newspaper of general circulation within Cherokee County. The Cherokee County Planning and Zoning Department shall require that the applicant post a sign giving notice of the proposed variance and the public hearing. The sign shall be of a size and posted in such a location on the property as to be clearly visible from the primary adjacent road right-of-way.
3.
Any variance to the required 25-foot state waters buffer must be made to the director of the environmental protection division of the department of natural resources.
Variances will not be considered when, following adoption of this ordinance, actions of any property owner of a given property have created conditions of a hardship on that property.
4.
At a minimum, a variance request shall include the following information:
a.
A site map that includes locations of all streams, wetlands, floodplain boundaries and other natural features, as determined by field survey;
b.
A description of the shape, size, topography, slope, soils, vegetation and other physical characteristics of the property;
c.
A detailed site plan that shows the locations of all existing and proposed structures and other impervious cover, the limits of all existing and proposed land disturbance, both inside and outside the buffer and setback. The exact area of the buffer to be affected shall be accurately and clearly indicated;
d.
Documentation of unusual hardship should the buffer be maintained;
e.
At least one alternative plan, which does not include a buffer or setback intrusion, or an explanation of why such a site plan is not possible;
f.
A calculation of the total area and length of the proposed intrusion;
g.
A stormwater management site plan, if applicable; and,
h.
Proposed mitigation, if any, for the intrusion. If no mitigation is proposed, the request must include an explanation of why none is being proposed.
5.
The following factors will be considered in determining whether to issue a variance:
a.
The shape, size, topography, slope, soils, vegetation and other physical characteristics of the property;
b.
The locations of all streams on the property, including along property boundaries;
c.
The location and extent of the proposed buffer or setback intrusion; and,
d.
Whether alternative designs are possible which require less intrusion or no intrusion;
e.
The long-term and construction water-quality impacts of the proposed variance;
f.
Whether issuance of the variance is at least as protective of natural resources and the environment.
6.
An approved variance shall allow a reduction in buffer width only to the extent necessary to provide relief from the conditions which prevented land development activities on the parcel.
(6)
Compatibility with other buffer regulations and requirements. This ordinance is not intended to interfere with, abrogate or annul any other ordinance, rule or regulation, statute or other provision of law. The requirements of this ordinance should be considered minimum requirements, and where any provision of this ordinance imposes restrictions different from those imposed by any other ordinance, rule, regulation or other provision of law, whichever provisions are more restrictive or impose higher protective standards for human health or the environment shall be considered to take precedence.
(7)
Additional information requirements for development on buffer zone properties. Any permit applications for property requiring buffers and setbacks hereunder must include the following:
a..
A site plan showing:
1.
The location of all streams on the property;
2.
Limits of required stream buffers and setbacks on the property;
3.
Buffer zone topography with contour lines at no greater than five-foot contour intervals;
4.
Delineation of forested and open areas in the buffer zone; and,
5.
Detailed plans of all proposed land development in the buffer and of all proposed impervious cover within the setback;
b.
A description of all proposed land development within the buffer and setback; and,
c.
Any other documentation that the (review and permitting authority) may reasonably deem necessary for review of the application and to insure that the buffer zone ordinance is addressed in the approval process.
All buffer and setback areas must be recorded on the final plat of the property following plan approval.
(8)
Responsibility. Neither the issuance of a development permit nor compliance with the conditions thereof, nor with the provisions of this ordinance shall relieve any person from any responsibility otherwise imposed by law for damage to persons or property; nor shall the issuance of any permit hereunder serve to impose any liability upon Cherokee County, its officers or employees, for injury or damage to persons or property.
(9)
Inspection. The Cherokee County Engineering Department may cause inspections of the work in the buffer or setback to be made periodically during the course thereof and shall make a final inspection following completion of the work. The permittee shall assist the Cherokee County Engineering Department in making such inspections. The Cherokee County Engineering Department shall have the authority to conduct such investigations as it may reasonably deem necessary to carry out its duties as prescribed in this ordinance, and for this purpose to enter at reasonable time upon any property, public or private, for the purpose of investigating and inspecting the sites of any land development activities within the protection area.
No person shall refuse entry or access to any authorized representative or agent who requests entry for purposes of inspection, and who presents appropriate credentials, nor shall any person obstruct, hamper or interfere with any such representative while in the process of carrying out official duties.
(10)
Violations, enforcement and penalties. Any action or inaction which violates the provisions of this ordinance or the requirements of an approved site plan or permit may be subject to the enforcement actions outlined in this subsection. Any such action or inaction which is continuous with respect to time is deemed to be a public nuisance and may be abated by injunctive or other equitable relief. The imposition of any of the penalties described below shall not prevent such equitable relief.
a.
Notice of violation. If the Cherokee County Engineering Department determines that an applicant or other responsible person has failed to comply with the terms and conditions of a permit, an approved site plan or the provisions of this ordinance, it shall issue a written notice of violation to such applicant or other responsible person. Where a person is engaged in activity covered by this ordinance without having first secured the appropriate permit therefor, the notice of violation shall be served on the owner or the responsible person in charge of the activity being conducted on the site.
The notice of violation shall contain:
1.
The name and address of the owner or the applicant or the responsible person;
2.
The address or other description of the site upon which the violation is occurring;
3.
A statement specifying the nature of the violation;
4.
A description of the remedial measures necessary to bring the action or inaction into compliance with the permit, the approved site plan or this ordinance and the date for the completion of such remedial action;
5.
A statement of the penalty or penalties that may be assessed against the person to whom the notice of violation is directed; and,
6.
A statement that the determination of violation may be appealed to the Cherokee County Engineering Department by filing a written notice of appeal within 30 days after the notice of violation (except that in the event the violation constitutes an immediate danger to public health or public safety, 24 hours' notice shall be sufficient).
b.
Penalties. In the event the remedial measures described in the notice of violation have not been completed by the date set forth for such completion in the notice of violation, any one or more of the following actions or penalties may be taken or assessed against the person to whom the notice of violation was directed. Before taking any of the following actions or imposing any of the following penalties, the Cherokee County Engineering Department shall first notify the applicant or other responsible person in writing of its intended action, and shall provide a reasonable opportunity, of not less than ten days (except that in the event the violation constitutes an immediate danger to public health or public safety, 24 hours' notice shall be sufficient) to cure such violation. In the event the applicant or other responsible person fails to cure such violation after such notice and cure period, the Cherokee County Engineering Department may take any one or more of the following actions or impose any one or more of the following penalties.
1.
Stop work order. The Cherokee County Engineering Department may issue a stop work order which shall be served on the applicant or other responsible person. The stop work order shall remain in effect until the applicant or other responsible person has taken the remedial measures set forth in the notice of violation or has otherwise cured the violation or violations described therein, provided the stop work order may be withdrawn or modified to enable the applicant or other responsible person to take necessary remedial measures to cure such violation or violations.
2.
Withhold certificate of occupancy. The Cherokee County Engineering Department may refuse to issue a certificate of occupancy for the building or other improvements constructed or being constructed on the site until the applicant or other responsible person has taken the remedial measures set forth in the notice of violation or has otherwise cured the violations described therein.
3.
Suspension, revocation or modification of permit. The Cherokee County Engineering Department may suspend, revoke or modify the permit authorizing the land development project. A suspended, revoked or modified permit may be reinstated after the applicant or other responsible person has taken the remedial measures set forth in the notice of violation or has otherwise cured the violations described therein, provided such permit may be reinstated (upon such conditions as the Cherokee County Engineering Department may deem necessary) to enable the applicant or other responsible person to take the necessary remedial measures to cure such violations.
4.
Civil penalties. In the event the applicant or other responsible person fails to take the remedial measures set forth in the notice of violation or otherwise fails to cure the violations described therein within ten days (or such greater period as the Cherokee County Engineering Department shall deem appropriate) (except that in the event the violation constitutes an immediate danger to public health or public safety, 24 hours' notice shall be sufficient) after the Cherokee County Engineering Department has taken one or more of the actions described above, the Cherokee County Engineering Department may impose a penalty not to exceed $2,500.00 (depending on the severity of the violation) for each day the violation remains unremedied after receipt of the notice of violation.
5.
Criminal penalties. For intentional and flagrant violations of this ordinance, the Cherokee County Marshal's Office may issue a citation to the applicant or other responsible person, requiring such person to appear in Cherokee County Magistrate Court to answer charges for such violation. Upon conviction, such person shall be punished by a fine not to exceed $2,500.00 or imprisonment for 60 days or both. Each act of violation and each day upon which any violation shall occur shall constitute a separate offense.
(11)
Administrative appeal and judicial review.
a.
Administrative appeal. Any person aggrieved by a decision or order of Cherokee County Engineering Department, may appeal in writing within 30 days after the issuance of such decision or order to the Cherokee County Board of Commissioners and shall be entitled to a hearing before the Cherokee County Board of Commissioners within 30 days of receipt of the written appeal.
b.
Judicial review. Any person aggrieved by a decision or order of Cherokee County Engineering Department, after exhausting all administrative remedies, shall have the right to appeal de novo to the Magistrate Court of Cherokee County.
(Ord. No. 98-O-12, 8-28-98; Ord. No. 2003-Z-005, 6-3-03; Ord. No. 2005-Z-003, §§ 1—11, 7-19-05)