Spalding County outlines Phase 1 of zoning code revisions; AKB and airport overlays flagged for later review

Spalding County commissioners heard a discussion of Phase 1 of a multi-step zoning code revision plan that will begin with clerical corrections, reference fixes and removal of redundancies from the county code.

David, a planning staff member, told the commission: "Step 1 is before you tonight, addressing the clerical errors, references and redundancies as, Mr. Ledbetter said." He described a four-step strategy that starts with correcting clerical issues and later will address recurring enforcement problems, overlay updates (including an airport overlay) and additions such as countywide architectural standards.

The presentation was discussion only; commissioners did not vote on the zoning-code revisions at this meeting. "This is not really an action item tonight. It will be probably an action item in March along with step number 2, but I just want to start getting the ball rolling on this and put this before you so you can see what the, kind of, the intent and scope is," David said.

Why it matters: Fixing clerical errors and reference problems can remove ambiguities staff and enforcement encounter weekly, and it sets the stage for larger policy changes such as overlay revisions or new chapters. Commissioners emphasized that some later steps could change substantive requirements (for example, definitions of road types tied to Georgia Department of Transportation standards) and so those changes could reshape where certain development is permitted.

Commission discussion and next steps

Commissioners discussed how to collect feedback. One commissioner suggested using a shared OneDrive file so commissioners can annotate the draft and avoid fragmented email threads. "You've got OneDrive so you can send out the link to OneDrive and make it applicable for everyone to input their considerations," a commissioner said.

Commissioners asked staff to circulate a clean, consolidated draft of proposed changes so their comments would refer to the same version. David agreed to distribute the materials to the commission; one commissioner specifically asked David to send the covenants for the Lakes at Green Valley because the overlay update will consider aligning code standards with existing covenants.

Overlay priorities and airport considerations

Commissioners reaffirmed a previously stated priority for the AKB overlay. One commissioner said the AKB protections are "a crucial component" for protecting the county corridor as adjacent counties attract large industrial and warehouse development. The commission noted a regional context: a speaker said there is about "over 31,000,000 square feet of industrial space, warehouses, commercial space" either planned or under development along the I‑75 and Georgia 16 corridor in nearby counties.

The planned airport overlay will require coordination with federal guidance. A county official noted the Federal Aviation Administration's advisory circulars will influence the airport overlay because the FAA will consider height, distance and related safety criteria for development near the airport. The official recounted that an adjacent county recently petitioned the FAA for a data‑warehouse project near a new airport area and the FAA rejected that proposal, underscoring federal involvement.

Definitions and access

Staff told the commission that proposed revisions will update definitions — including classifications for collector and arterial roads based on GDOT standards rather than ad hoc local definitions. That change will reduce the number of local roads that qualify as collectors or arterials and could constrain where certain developments are allowed, staff said. A commissioner urged caution: limiting where higher‑intensity uses can connect to the road network will have major downstream effects.

Public‑comment and process notes

The item was presented as discussion only; staff advised commissioners to email comments or add them to the shared draft. David said he did not publish a printed packet "in an effort to save some forest land" but provided an annotated draft (with editorial marks) and asked commissioners to submit feedback so the county can "do this right this time."

Votes at a glance

- "Motion to approve with conditions" — motion passed; no mover/second named in the transcript and no recorded opposition. (Item reference not specified in the transcript.) - Approval of minutes for 01/28/2025 — motion and second recorded; passed unanimously. - Motion to adjourn — motion and second recorded; passed unanimously.

Ending

Staff will circulate a consolidated draft and related covenants for Lakes at Green Valley to commissioners and maintain a shared document for collaborative comments. Commissioners indicated a fuller action item on the zoning code is likely at a later meeting when staff brings Step 2 and related materials back for formal consideration.