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Planners propose 15% green‑space minimum, sidewalk options and native‑plant incentives for commercial zones
Summary
As part of a zoning rewrite, staff proposed a 15% green‑space requirement for commercial properties, a pay‑in‑lieu sidewalk option, credits for permeable paving, and incentives to use native plants. Conservation subdivisions and a formal tree ordinance were also raised by residents who urged a stronger conservation plan for the county.
County planning staff presented proposed changes on July 1 to commercial and industrial design standards that would affect landscaping, pedestrian infrastructure and stormwater management across commercial corridors.
The steering committee and planning staff recommended adding a 15% minimum green‑space requirement for nonresidential sites, with at least 50% of that required green area visible along the street frontage so landscaping accomplishes an aesthetic and buffering role. "We simply put in there, which doesn't exist now, is a 15% requirement," staff said during the session.
Sidewalks, pay‑in‑lieu and GDOT Staff proposed a flexible sidewalk policy: sidewalks would be required in commercial overlay districts and corridor areas, but developers could pay in lieu of construction to a restricted fund dedicated to pedestrian improvements elsewhere in the county. The board discussed practical limits where Georgia DOT controls the right of way, noting GDOT may not always allow sidewalks and that corridor studies would inform what is required.
Permeable paving and credits The proposal would also offer credits for permeable paving and other low‑impact design measures. Planning staff and local civil engineers said permeable surfaces can reduce stormwater‑control needs, but they cautioned that permeable materials require a stronger maintenance program and do not work in all soils. Staff said the county could offer a credit toward green‑space or sidewalk requirements when developers use permeable paving that reduces the size of required retention ponds.
Native plants, trees and conservation tools Multiple commenters urged stronger conservation tools. Rita Elliott of FM Georgia Green AG told the board: "The only plan I see in any of these a's, b's, h's, eyes, or anything is for development in every single zone." Public speakers and some commissioners pressed for a tree ordinance, a list of preferred native species, and for the county to explore conservation subdivisions and conservation easements to preserve farmland and natural corridors.
Staff said they will reuse an existing native-plant list used for buffer plantings and could provide higher credit for native species. Planning staff also noted a recent state farmland‑preservation grant program and county interest in pursuing funding to buy development rights in specific tracts.
Why it matters The changes would formalize aesthetics and environmental expectations for future commercial development, and create a funding mechanism for pedestrian improvements if on‑site sidewalks are infeasible. Advocates said native planting and permeable paving reduce maintenance and long‑term stormwater costs; engineers warned that permeable systems require ongoing maintenance and have higher up‑front costs.
Next steps Staff will incorporate steering‑committee feedback, add clarifications about crediting permeable surfaces and native planting, and circulate revised code language for the board’s next review.
