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Commission gives first reading to grading ordinance changes: buffers cut to 25 feet, HOA slope responsibilities added
Summary
At first reading, commissioners approved amendments to Chapter 34 to align grading and buffer rules with Chapter 90: reducing some buffers from 50 to 25 feet, requiring buffers be in common areas, adding planted-berm option, updating tree requirements, and allowing slopes to cross property lines with HOA maintenance and subsurface systems.
The Columbia County Board of Commissioners approved the first reading of Ordinance 25‑06, which amends Chapter 34 (environment) of the county code to revise major-site grading, buffers, slope and street-tree provisions. County staff said the changes align Chapter 34 with prior updates in Chapter 90 and address design challenges raised by developers.
Key changes explained by staff include reducing a previously required 50‑foot buffer for mass grading to 25 feet to match Chapter 90; requiring that the buffer be fully contained within a development’s common area so it cannot be individually altered; and formally allowing a landscaped berm as an alternative visual screen in lieu of a continuous buffer.
Staff also said Chapter 34’s street-tree requirements have been consolidated under Chapter 90, eliminating duplicate provisions. The ordinance revises slope rules so slopes steeper than 6:1 may cross property lines if developers install a subsurface storm system sized according to the distance water runs across parcels; staff noted design criteria are broken down by intervals (for example, 200 feet, 150 feet) to guide engineers.
The proposal requires homeowners’ associations to maintain any slopes that cross property lines and sets a benching rule that a 10‑foot bench is required for every 10 feet of slope height in certain circumstances, staff said.
Why it matters: The changes affect developers, HOAs and future homeowners by clarifying allowable grading practices, maintenance responsibilities and planting/screening options.
A commissioner moved and a second was recorded; the first reading passed. Staff said the ordinance is intended to reduce permitting friction and to ensure consistent standards across development chapters.
Ending: The first reading moves the ordinance forward for additional review; staff and commissioners noted the changes are largely technical and intended to align Chapter 34 with recent amendments to Chapter 90.
