Zoning › Georgia › Richmond County › Augusta

Augusta, GA Zoning

Euclidean-zoning. 17 districts · 5 overlays · 7 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
mixed
Naming convention by category
residential_singleR-1 / R-1A / R-1B / R-1C / R-1D / R-1E — One-Family Residential, tiered by minimum lot area (15,000 / 10,000 / 7,500 / 6,000 / 4,000 / no-min sf)
residential_mhR-MH — Manufactured Home Residential
residential_two_familyR-2 — Two-Family Residential (duplex)
residential_multiR-3A / R-3B / R-3C — Multiple-Family Residential, tiered by lot area per dwelling unit (4,000 / 2,500 / 1,500 sf)
professionalP-1 — Professional/Office
businessB-1 (Neighborhood Business), B-2 (General Business)
industrialLI (Light Industrial), HI (Heavy Industrial)
pudPUD (Planned Unit Development)
specialPDR — Planned Development Riverfront overlay; Conservation Subdivision provisions

Augusta-Richmond County is a CONSOLIDATED city-county government (consolidated 1996); the Comprehensive Zoning Ordinance applies countywide except for the municipal islands of Hephzibah and Blythe. Euclidean code with use-tiered residential districts. The R-1 family alone has six dimensional tiers (R-1 through R-1E); residential dimensional standards cascade downward via inheritance language ('All provisions of [larger lot zone] apply except minimum lot size shall be...'). HPA (Historic Preservation Area) and SCA (Special Sign Control Area) zones are listed in the TOC but marked DELETED in the body; historic preservation operates through the separate Historic Preservation Commission ordinance rather than a zoning overlay. | naming_convention_raw=use-type-prefix-with-tiered-suffix ; sub_flags_raw=[consolidated-government, use-tiered-residential, savannah-river-corridor]

Worth knowing
  • Augusta-Richmond County is one of Georgia's three consolidated city-county governments (along with Columbus-Muscogee and Athens-Clarke). The Comprehensive Zoning Ordinance applies countywide except for the carved-out municipalities of Hephzibah and Blythe, which retain their own zoning authority. This means the same ordinance governs both highly urban downtown parcels along the Savannah River and rural parcels south of Phinizy Swamp.
  • The R-1 family uses six dimensional tiers (R-1, R-1A, R-1B, R-1C, R-1D, R-1E) where each successive zone inherits provisions of the larger-lot zone except for explicit overrides. To know R-1B side-setback, follow the chain back to R-1 §8-8(b). This is unusual - most jurisdictions repeat full standards per district. Care needed in interpreters and downstream tools.
  • Sections 25 (HPA - Historic Preservation Area) and 25-B (SCA - Special Sign Control Area) appear in the table of contents but are explicitly marked DELETED in the body. Historic preservation is administered through a separate Historic Preservation Commission ordinance, not a zoning overlay.

+ 3 more in Quirks & notes

Districts

res_sf 4res_mf 4res_th 2com 2ind 2res_mh 1spec 1off 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
R-1R-1 One-Family Residentialres_sf15,000 sf[4]45 ft[5]0.3[6]———30[1] / 5[2] / 20[3]
R-1AR-1A One-Family Residentialres_sf10,000 sf[10]45 ft[11]0.3[12]—4[13]—30[7] / 5[8] / 20[9]
R-1BR-1B One-Family Residentialres_sf7,500 sf[17]45 ft[18]0.3[19]—5.5[20]—30[14] / 5[15] / 20[16]
R-1CR-1C One-Family Residentialres_sf6,000 sf[24]45 ft[25]0.3[26]—7[27]—30[21] / 5[22] / 20[23]
R-1DR-1D One-Family Residential (attached/cluster)res_th4,000 sf[31]45 ft[32]———2[33]15[28] / 5[29] / 25[30]
R-1ER-1E One-Family Residential (flex / SF-attached & condo)res_th—45 ft[37]——10[38]2[39]15[34] / 5[35] / 25[36]
R-MHR-MH Manufactured Home Residentialres_mh15,000 sf[43]45 ft[44]0.4[45]———30[40] / 5[41] / 20[42]
R-2R-2 Two-Family Residentialres_mf5,000 sf[49]45 ft[50]0.4[51]—17.4[52]—30[46] / 5[47] / 20[48]
R-3AR-3A Multiple-Family Residential (low-density MF)res_mf10,000 sf[56]45 ft[57]0.4[58]—10.89[59]—30[53] / 5[54] / 25[55]
R-3BR-3B Multiple-Family Residential (medium-density MF)res_mf10,000 sf[63]75 ft[64]0.4[65]—17.42[66]—30[60] / 5[61] / 25[62]
R-3CR-3C Multiple-Family Residential (high-density MF)res_mf10,000 sf[70]105 ft[71]0.5[72]—29.04[73]—30[67] / 5[68] / 25[69]
PUDPUD Planned Unit Developmentspec————12[74]—— / — / —
P-1P-1 Professional/Officeoff—55 ft[78]————30[75] / 5[76] / 25[77]
B-1B-1 Neighborhood Businesscom—55 ft[82]————30[79] / 0[80] / 0[81]
B-2B-2 General Businesscom—165 ft[86]————30[83] / 0[84] / 0[85]
LILI Light Industrialind—165 ft[90]1[91]———40[87] / 10[88] / 25[89]
HIHI Heavy Industrialind—300 ft[95]1[96]———40[92] / 10[93] / 25[94]

Confidence: confirmed partial under review not found

Overlays

HD
Historic District / Historic Preservation Area
SPEC
Augusta-Richmond County Historic Preservation Ordinance (separate from Comprehensive Zoning Ordinance); references in Zoning Ord. §25 (DELETED - 'HPA (Historic Preservation Area) Zone DELETED')

Locally designated historic districts (Augusta Downtown National Register HD; Olde Town; Summerville; Pinch Gut; Laney-Walker) and individual landmarks within the consolidated city-county

SR
Savannah River Corridor Protection District
SPEC
Augusta-Richmond County implements O.C.G.A. §12-2-8 Mountain & River Corridor Protection Act through local zoning provisions; specific zoning section number not enumerated in retrieved PDF chapters 1-24

Parcels within the Savannah River Corridor Protection Area as designated by Georgia DNR under O.C.G.A. §12-2-8 (River Corridor Protection Act); buffer zone extends inland from the riverbank

PDR
Planned Development Riverfront
SPEC
Augusta-Richmond County Comprehensive Zoning Ordinance - PDR zone category (specific section number not enumerated in retrieved PDF Chapters 1-24; appears as a separate planned-zone classification)

Parcels adjacent to Savannah River downtown / Reynolds Street corridor / Riverwalk area; rezoning to PDR is a discretionary process

FP
Floodplain Management / Flood Damage Prevention
SPEC
Augusta-Richmond County Flood Damage Prevention Ordinance (codified under Public Works / Engineering authority; references appear in Comprehensive Zoning Ordinance as Floodplain Management overlay)

FEMA Special Flood Hazard Area (SFHA) Zones A, AE, AO, AH, X-shaded; Savannah River floodplain; tributary creeks (Rocky Creek, Butler Creek, Spirit Creek, Phinizy Swamp tidal zone)

CS
Conservation Subdivision (option per residential R-1A/B/C)
SPEC
Augusta-Richmond County Comprehensive Zoning Ordinance §9-1(c), §10-1(c), §11-1(c)

Optional design pathway within R-1A/B/C zones; preserves greenspace through lot-size reduction in exchange for permanent open space dedication

State preemptions

unspecified preemptionapplies
Qualifying condition
Inputs: Augusta-Richmond County is a Georgia consolidated city-county government; population 197,872 (Census PEP 2023 vintage). Threshold: Universal application to every GA municipality and county per O.C.G.A. §36-66-1. Vintage: ZPL enacted 1985; amended most recently 2015 (definitions). | law_id=GA-ZPL-36-66
Effect
Procedural framework governs all zoning decisions (ordinance adoption, map amendments, rezonings, variances/special-use permits if so classified): >=15 days and <=45 days published notice in newspaper of general circulation; sign posting on subject parcel for parcel-specific rezonings; public hearing before governing authority; adopted policies and procedures must be in writing; standards for exercising zoning power must be adopted in writing (existing use, suitability, density, infrastructure). Non-compliance renders zoning action void ab initio.
unspecified preemptionapplies
Qualifying condition
Inputs: Augusta-Richmond County has R-MH (Manufactured Home Residential) Zone per §14 of Comprehensive Zoning Ordinance; HUD-Code MH placement permitted in R-MH and in R-1 (per §14-1). Threshold: Universal construction-standards preemption per O.C.G.A. §8-2-160. Vintage: 1982. | law_id=GA-MH-8-2-131
Effect
Local zoning cannot impose construction or safety standards on HUD-Code manufactured homes beyond federal HUD Code (24 CFR Part 3280) as adopted by GA DCA. Local zoning RETAINS authority over: which districts permit MH placement (§14 R-MH zone), minimum lot size (15,000 sf with public sewer per §14-3), setbacks, lot coverage (40% per §14-6), foundation/skirting, and appearance/age/roof-pitch standards.
unspecified preemptionapplies
Qualifying condition
Inputs: Augusta-Richmond County is a GA consolidated city-county government operating under home-rule constitutional authority. Threshold: Universal to every GA city/county per Ga. Const. Art. IX §II ¶IV. Vintage: 1983 GA Constitution. | law_id=GA-HOME-RULE-CONST-ART-IX-SEC-II
Effect
Constitutional grant of zoning power is self-executing; Augusta-Richmond County has plenary local zoning authority subject only to express state preemption by general law. home_rule_basis = ga_const_art_ix_sec_ii_para_iv.
unspecified preemptionapplies
Qualifying condition
Inputs: Universal applicability across GA cities. Threshold: O.C.G.A. §44-7-19 prohibits local rent regulation; 2019 AG informal advisory letter treats mandatory inclusionary zoning as legally doubtful under §44-7-19. Vintage: 1984 enactment; 2019 AG informal guidance. | law_id=GA-RENT-44-7-19
Effect
Mandatory inclusionary zoning is legally doubtful in Augusta-Richmond County; voluntary/incentive-based IZ remains permitted under home rule. The current Augusta-Richmond County Comprehensive Zoning Ordinance does not appear to contain mandatory IZ.
unspecified preemptionapplies
Qualifying condition
Inputs: Augusta-Richmond County contains state waters - Savannah River and tributaries (Rocky Creek, Butler Creek, Spirit Creek, Rae's Creek). Threshold: Statewide 25-ft undisturbed buffer along all state waters; 50-ft buffer for trout streams. Vintage: GA Erosion and Sedimentation Act of 1975, as amended. | law_id=GA-STREAM-BUFFER-12-7
Effect
25-ft minimum buffer along all state waters within Augusta-Richmond County; no trout streams within Richmond County so 50-ft trout buffer does not apply (closest trout streams in Upper Savannah River basin north of Richmond County). Local code may impose stricter buffers - Savannah River Corridor Protection District extends 100 ft per state Mountain & River Corridor Protection Act.
unspecified preemptionapplies
Qualifying condition
Inputs: Augusta-Richmond County is within the Central Savannah River Area (CSRA) Regional Commission, not the Atlanta Regional Commission. CSRA RC thresholds typically lower than ARC metro thresholds. Threshold: Per DCA Rules 110-12-3 - residential >=400 units, office >=400,000 sf, commercial >=300,000 sf, industrial >=1,000,000 sf, hotel >=400 rooms, mixed-use >=100 acres at the ARC tier (CSRA thresholds may differ). Vintage: 1989. | law_id=GA-DRI-50-8-7
Effect
Large-scale projects in Augusta-Richmond County require DRI review by the Central Savannah River Area Regional Commission before local zoning approval can be finalized. Non-binding regional findings on transportation/infrastructure/environment/housing. Local approval contrary to negative DRI finding jeopardizes Qualifying Local Government status.
unspecified preemptionapplies
Qualifying condition
Inputs: Augusta-Richmond County retains agricultural/timber lands at its rural fringes (south Richmond County, near Phinizy Swamp and toward the Burke County line). CUVA covenants likely present on those parcels; specific list maintained by Richmond County Tax Assessor. Threshold: O.C.G.A. §48-5-7.4 covenants apply on any qualifying parcel up to 2,000 acres. Vintage: 1992. | law_id=GA-CUVA-48-5-7-4
Effect
Rezoning of CUVA-covenanted parcels from agricultural to residential/commercial breaches the 10-year covenant and triggers back-taxes + 2x penalty. Augusta-Richmond County Planning Commission must diligence CUVA status before processing rezoning applications on rural-fringe parcels.
Non-applicable laws (2)
unspecified preemptiondoes not apply
Qualifying condition
Inputs: O.C.G.A. §44-7-22 current text addresses landlord-tenant residency, not STRs. Threshold: HB 1395 (2024) and SB 374 (2024) STR-preemption bills failed in committee; 2025 session passed only narrower STR tax-parity bills; 2026 session through May 18 has enacted no STR zoning preemption. Vintage: Status as of 2026-05-18. | law_id=GA-STR-44-7-22
Effect
Not active - no state STR preemption applies. Augusta-Richmond County retains full local zoning authority over short-term rentals.
unspecified preemptiondoes not apply
Qualifying condition
Inputs: HB 1166 (2026 GA regular session) passed House 111-50 on Crossover Day (March 6, 2026); pending in Senate as of 2026-05-18; not signed. Threshold: Would require by-right permitting of ADUs <=400 sf on owner-occupied lots. Vintage: Not yet enacted. | law_id=GA-HB-1166-ADU
Effect
Not active - ADU regulation in Augusta-Richmond County remains fully local under home-rule. Monitor for Senate action and Governor signature before 2026 sine die. If enacted, R-1, R-1A, R-1B, R-1C, R-1D, R-1E, R-MH, R-2 zones would all be subject to by-right ADU placement.

Adopted building codes

Statewide w/ GA amendments

IBC
2024
IRC
2024
NEC
2023
IFC
2018
IECC (Residential)
2015
IECC (Commercial)
2015

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • Augusta-Richmond County is one of Georgia's three consolidated city-county governments (along with Columbus-Muscogee and Athens-Clarke). The Comprehensive Zoning Ordinance applies countywide except for the carved-out municipalities of Hephzibah and Blythe, which retain their own zoning authority. This means the same ordinance governs both highly urban downtown parcels along the Savannah River and rural parcels south of Phinizy Swamp.
  • The R-1 family uses six dimensional tiers (R-1, R-1A, R-1B, R-1C, R-1D, R-1E) where each successive zone inherits provisions of the larger-lot zone except for explicit overrides. To know R-1B side-setback, follow the chain back to R-1 §8-8(b). This is unusual - most jurisdictions repeat full standards per district. Care needed in interpreters and downstream tools.
  • Sections 25 (HPA - Historic Preservation Area) and 25-B (SCA - Special Sign Control Area) appear in the table of contents but are explicitly marked DELETED in the body. Historic preservation is administered through a separate Historic Preservation Commission ordinance, not a zoning overlay.
  • P-1 (§20-5) and B-1 (§21-7) both impose a 15,000 sf maximum individual building area - a strong constraint that restricts big-box retail in B-1 and large office buildings in P-1. B-2 (§22-5) lifts this cap. This affects feasibility of mid-scale commercial in neighborhood/professional zones.
  • The most recent comprehensive editorial revision is September 2010, with body amendments visible only through May 2010 in the retrieved PDF. Significant evolution in adjacent fields (form-based codes, missing-middle housing, IZ) since 2010 has not been incorporated. There is no statewide GA preemption forcing modernization, so the 2010 code persists. Periodic individual amendments are likely - spot-check with Planning Department for the current supplement before relying on dimensional standards in a deal.
  • Savannah River bisects the consolidated jurisdiction. State River Corridor Protection Act (O.C.G.A. §12-2-8) layers atop local zoning along the Savannah River; PDR (Planned Development Riverfront) is the city's response zone category for negotiated downtown riverfront redevelopment (Riverwalk, mixed-use).

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

—
—
Sort by —
LOW
HIGH
drag to orbit · scroll to zoom
Max height
— ft
——
Floor area ratio
—
——
Lot coverage
—%
——
Setbacks (F / S / R)
— ft
——
Parking
— /unit
——
Max density
— du/ac
——
Min lot size
— sf
——
◄
prev
►
next
Copy zoning profile
Loading…
District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
Comprehensive Zoning Ordinance of Augusta-Richmond County, Georgia
September 2010 editorial revision; original adoption 1963-03-25; amendments codified through May 2010 (per body amendments to Sections 23-2, 24-1, 24-2, 24-7). Subsequent supplements may exist; verify via Augusta Planning Department. · retrieved 2026-05-18
Citations
  1. [1] §8-8(a)
  2. [2] §8-8(b)
  3. [3] §8-8(c)
  4. [4] §8-7
  5. [5] §8-6
  6. [6] §8-9
  7. [7] §9-1(b) (inherits R-1 §8-8(a))
  8. [8] §9-1(b) (inherits R-1 §8-8(b))
  9. [9] §9-1(b) (inherits R-1 §8-8(c))
  10. [10] §9-1(b)
  11. [11] §9-1(b)
  12. [12] §9-1(b) (inherits R-1)
  13. [13] §9-2(a)
  14. [14] §10-1 (inherits R-1)
  15. [15] §10-1 (inherits R-1)
  16. [16] §10-1 (inherits R-1)
  17. [17] §10-1(b)
  18. [18] §10-1 (inherits R-1A->R-1)
  19. [19] §10-1 (inherits R-1)
  20. [20] §10-2(a)
  21. [21] §11-1 (inherits R-1)
  22. [22] §11-1 (inherits R-1)
  23. [23] §11-1 (inherits R-1)
  24. [24] §11-1(b)
  25. [25] §11-1 (inherits R-1)
  26. [26] §11-1 (inherits R-1)
  27. [27] §11-2(a)
  28. [28] §12-3(a)
  29. [29] §12-3(b)
  30. [30] §12-3(c)
  31. [31] §12-2
  32. [32] §12-4
  33. [33] §12-5
  34. [34] §13-3(a)
  35. [35] §13-3(b) (inherits R-1D side-setback)
  36. [36] §13-3(c) (inherits R-1D rear-setback)
  37. [37] §13-5
  38. [38] §13-8
  39. [39] §13-10(a)
  40. [40] §14-5 (inherits R-1 §8-8(a))
  41. [41] §14-5 (inherits R-1 §8-8(b))
  42. [42] §14-5 (inherits R-1 §8-8(c))
  43. [43] §14-3
  44. [44] §14-2 (inherits R-1)
  45. [45] §14-6
  46. [46] §15-4 setbacks (inherits §8-11/R-1)
  47. [47] §15-4 setbacks (inherits R-1)
  48. [48] §15-4 setbacks (inherits R-1)
  49. [49] §15-4(c)
  50. [50] §15-3 (inherits R-1)
  51. [51] §15-4(d)
  52. [52] i
  53. [53] §16-7(a) (inherits §8-8/R-1)
  54. [54] §16-7(b) (inherits R-1; 25 ft if abuts SF zone)
  55. [55] §16-7(c)
  56. [56] §16-5(b)
  57. [57] §16-4 (inherits R-2->R-1)
  58. [58] §16-6 (inherits R-2)
  59. [59] i
  60. [60] §17-7 (inherits R-3A)
  61. [61] §17-7 (inherits R-3A)
  62. [62] §17-7 (inherits R-3A)
  63. [63] §17-5(b) (inherits R-3A tract area)
  64. [64] §17-4
  65. [65] §17-6 (inherits R-3A)
  66. [66] i
  67. [67] §18-7 (inherits R-3A)
  68. [68] §18-7 (inherits R-3A)
  69. [69] §18-7 (inherits R-3A)
  70. [70] §18-5(b) (inherits R-3A tract area)
  71. [71] §18-4
  72. [72] §18-6
  73. [73] i
  74. [74] §19-6
  75. [75] §20-4 (inherits R-3A->R-1)
  76. [76] §20-4 (inherits R-3A)
  77. [77] §20-4 (inherits R-3A)
  78. [78] §20-3
  79. [79] §21-6(a) (inherits §8/R-1)
  80. [80] §21-6(b)
  81. [81] §21-6(c)
  82. [82] §21-5
  83. [83] §22-4 (inherits B-1)
  84. [84] §22-4 (inherits B-1)
  85. [85] §22-4 (inherits B-1)
  86. [86] §22-3
  87. [87] §23-5(a)
  88. [88] §23-5(b)
  89. [89] §23-5(c)
  90. [90] §23-3
  91. [91] §23-4
  92. [92] §24-4 (inherits LI §23-5)
  93. [93] §24-4 (inherits LI)
  94. [94] §24-4 (inherits LI)
  95. [95] §24-3
  96. [96] §24-4 (inherits LI)

Research status

Publication gates

primary url presentpassedPrimary URL https://www.augustaga.gov/DocumentView.aspx?DID=2750 is the city-hosted PDF of the Comprehensive Zoning Ordinance - not an aggregator; https; retrievable.
no aggregator citedpassedNo aggregator domains (zoneomics, steadily, siteplanguide, sitedesignguide, siteplancreator, propwire, zonara, unzoned) cited anywhere in record.
confidence tags full formpassedAll confirmed dimensional standards carry full-form citations with section numbers (e.g., c§8-7, c§8-6, c§8-9, c§8-8(a), c§16-5(a), c§23-3, c§24-3). Inferred values (du_ac calculations from lot-area-per-unit) carry 'i' code with explicit derivation note. Inheritance citations (e.g., 'c§10-1 (inherits R-1)') reference the parent section.
overlays have parameters trigger confidencepassed5 overlays present: HD (Historic, c-confidence with §25 DELETED documentation), SR (Savannah River Corridor, p-confidence with state-statute citation), PDR (Planned Development Riverfront, p-confidence with under_review status documented), FP (Floodplain, p-confidence with FEMA NFIP citation), CS (Conservation Subdivision, c-confidence with full §§9-1(c), 10-1(c), 11-1(c) citations). Each has trigger, params array, base_interaction, ordinance, status, citation.
preempt section city specificpassedAll 9 GA state-preemption entries carry Augusta-specific qualifying_condition_checked language: pop 197,872, presence of R-MH zone, Savannah River + tributaries, CSRA RC (not ARC) for DRI, rural-fringe CUVA covenants, consolidated city-county form. Each preemption ties statute to city attribute.

Verification

last_verified_at2026-05-18T00:00:00Z
verification_resultpassed
atomic_claims_checked32
atomic_claims_passed30
notesVerified from primary text (Comprehensive Zoning Ordinance September 2010 PDF, retrieved from augustaga.gov): dimensional standards for R-1, R-1A, R-1B, R-1C, R-1D, R-1E, R-MH, R-2, R-3A, R-3B, R-3C, PUD, P-1, B-1, B-2, LI, HI. State preemption applicability cross-checked against zoning/us/georgia/preemptions.md and zoning/us/georgia/overlays.json. Two overlays (SR Savannah River Corridor and FP Floodplain) carry partial-confidence section numbers pending Municode body retrieval - confirmed substantively but specific local section numbers not in retrieved chapters 1-24. Note: Augusta-Richmond County Municode mirror is available but library.municode.com pages have historically returned JS-rendered shells to WebFetch; the city-hosted PDF served as primary source.

Other cities in this state

Nearest-alphabetical profiles. Click through to compare zoning patterns side-by-side.

AtlantaColumbusMaconSavannahValdosta