Augusta, Georgia Zoning & Land Use Guide
Notable local initiatives in Augusta
Named ordinances, statutes, and reforms specific to Augusta — each linked to an official source you can verify directly.
Augusta-Richmond County Consolidated Government(1996)
In 1996 the City of Augusta and Richmond County merged into a single consolidated government, the Augusta-Richmond County Commission. All planning, zoning, and development regulation functions are administered by the Augusta-Richmond County Planning & Development Department. The cities of Blythe and Hephzibah, also located in Richmond County, voted against joining the merger and remain separate municipalities with their own planning authority.
Source · augustaga.govAugusta-Richmond County Comprehensive Zoning Ordinance
Augusta-Richmond County's zoning rules are codified in the Comprehensive Zoning Ordinance, with districts including R-1 (Single-Family Residential, sub-districts R-1, R-1A, R-1B, R-1C), R-MH (Manufactured Housing), A (Agricultural), and L-I (Light Industrial). The November 2019 version of the ordinance is published on the city website and the ordinance text is available through Municode.
Source · augustaga.govAugusta Tree Ordinance - 30% minimum canopy
Augusta's Tree Ordinance requires a 30% minimum tree canopy coverage on all applicable sites, including new development, redevelopment, and sites with additions or expansions. Tree protection zones must be established for preserved or planted trees claimed toward the minimum, and mitigation requirements are set out in Section 8-4-20. The ordinance is administered with reference to the Illustrated Guide to Implementing the Augusta Tree Ordinance.
Source · augustaga.govGeorgia Zoning Procedures Law (O.C.G.A. Title 36, Chapter 66)
Georgia's Zoning Procedures Law (O.C.G.A. Title 36, Chapter 66) sets statewide procedural requirements - public notice, hearing, and ordinance-adoption standards - that the Augusta-Richmond County Commission must follow when adopting or amending zoning ordinances. Georgia leaves substantive zoning content to local discretion and has no general statewide preemption of local zoning.
Source · law.justia.com
Key Zoning Facts
Augusta-Richmond County Zoning Overview
Augusta-Richmond County is a consolidated government in east-central Georgia formed in 1996 by the merger of the City of Augusta and Richmond County. With a population of approximately 202,081 (2020 Census), it is the second most populous city in Georgia. All planning and zoning functions are administered by the Planning & Development Department, located at 535 Telfair Street, Suite 300, Augusta, GA 30901, reachable at (706) 821-1796.
The Planning & Development Department administers the Comprehensive Zoning Ordinance (last comprehensively amended in 2012), which divides Augusta-Richmond County into zoning districts regulating permitted uses, building heights, lot sizes, setbacks, and density. The department reviews and approves land development projects throughout the consolidated government area.
Development Process
Development in Augusta-Richmond County generally requires obtaining the appropriate permits from the Planning & Development Department. The process typically involves:
- Zoning Verification — Check the Augusta Maps GIS tool at https://www.augustaga.gov/gismap or contact the department at (706) 821-1796
- Rezoning or Special Exception — If the proposed use requires a different zoning classification, apply through the Planning & Development Department
- Site Plan Review — Commercial and multi-family projects require site plan review
- Building Permit — Apply for a building permit with construction documents (ePlan Review is available)
- Inspections — Schedule required inspections during construction
- Certificate of Occupancy — Obtain final approval before occupying the structure
Applications must be complete and owner signatures must be notarized on rezoning applications. Submittal deadlines are strictly enforced.
Key Considerations
Before starting any development project in Augusta-Richmond County, property owners should:
- Verify the zoning classification using the Augusta Maps GIS tool
- Review the Comprehensive Zoning Ordinance for applicable setbacks, height limits, and permitted uses
- Check for any overlay districts or special regulations
- Determine if the property is in a flood zone using FEMA's flood map service
- Confirm whether HOA covenants or deed restrictions apply
- Contact the Planning & Development Department for pre-application guidance
Disclaimer: This guide provides general information about zoning in Augusta-Richmond County and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the Augusta-Richmond County Planning & Development Department at (706) 821-1796 or at https://www.augustaga.gov before making development decisions.
Regulatory Layers That Apply in Augusta
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
State — Georgia
- Building Code: Georgia State Minimum Standard Codes (2012 IBC with Georgia amendments)
County — Richmond County
- Role: Augusta-Richmond County is a consolidated government formed in 1996 by the merger of the City of Augusta and Richmond County. All planning and zoning functions are administered by the Augusta-Richmond County Planning & Development Department. The cities of Blythe and Hephzibah, also located in Richmond County, voted against joining the merger and remain separate municipalities.
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- HOA / CC&Rs common: Yes
- Check HOA CC&Rs and deed restrictions for additional requirements.
Primary Zoning Districts
- Min Lot
- Varies by sub-district — see Augusta Comprehensive Zoning Ordinance
- Max Height
- Varies — see Augusta Comprehensive Zoning Ordinance
- Front Setback
- Varies — see Augusta Comprehensive Zoning Ordinance
- Side Setback
- Varies — see Augusta Comprehensive Zoning Ordinance
- Rear Setback
- Varies — see Augusta Comprehensive Zoning Ordinance
- Min Lot
- Varies — see Augusta Comprehensive Zoning Ordinance
- Max Height
- Varies — see Augusta Comprehensive Zoning Ordinance
- Front Setback
- Varies — see Augusta Comprehensive Zoning Ordinance
- Side Setback
- Varies — see Augusta Comprehensive Zoning Ordinance
- Rear Setback
- Varies — see Augusta Comprehensive Zoning Ordinance
- Min Lot
- Varies — see Augusta Comprehensive Zoning Ordinance
- Max Height
- Varies — see Augusta Comprehensive Zoning Ordinance
- Front Setback
- Varies — see Augusta Comprehensive Zoning Ordinance
- Side Setback
- Varies — see Augusta Comprehensive Zoning Ordinance
- Rear Setback
- Varies — see Augusta Comprehensive Zoning Ordinance
- Min Lot
- Varies — see Augusta Comprehensive Zoning Ordinance
- Max Height
- Varies — see Augusta Comprehensive Zoning Ordinance
- Front Setback
- Varies — see Augusta Comprehensive Zoning Ordinance
- Side Setback
- Varies — see Augusta Comprehensive Zoning Ordinance
- Rear Setback
- Varies — see Augusta Comprehensive Zoning Ordinance
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Augusta are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Augusta permit fees →Official Sources
City-specific