Effingham commissioners give first reading to commercial-corridor overlay ordinance

The Effingham County Board of Commissioners approved a first reading Feb. 4 to add commercial-corridor overlay districts to Part 2, Appendix F of the county code, covering four roadways including U.S. 21 between Rankin and Springfield, Effingham Parkway and Hodgesville.

Planning Director Steve Candler said the county hired planner Inspire — the same firm that helped with the comprehensive plan — to draft the corridor standards, and that staff incorporated public comments received during the review. “One of the major things…you've got 21 between Rankin and Springfield. You've got Effingham Parkway, and then you've got Hodgesville,” Candler said, describing the maps showing parcels affected.

The ordinance text limits the overlay to the specific corridors and requires permits or site plans when property owners seek new development or structural changes. Candler and commissioners discussed how the corridor boundaries can appear large where parcels are big, and that properties already developed will be treated as nonconforming until they seek a permit. “They would have to do something to require a permit or a site plan to come in,” Candler said. Commissioners noted a variance process remains available for property owners who find the overlay burdensome.

Several commissioners raised practical concerns during the discussion about how the overlay might affect small or shallow lots along Springfield and other corridor segments. One commissioner recounted a developer who said required frontage improvements would “destroy the value of the property” on a shallow lot; staff noted many parcels in the corridor are large and can absorb the standards. Candler said the northern U.S. 21 corridor was drafted to match existing standards used by the City of Springfield and that some tracts (for example the Gitzy tract) anticipated a future corridor design when originally platted.

Commissioners also discussed implementation and outreach. Staff said public information about the draft had already been posted on the county Facebook page and covered in local news. The board emphasized flexibility to adjust the ordinance if unforeseen issues arise when property owners start applying for permits.

After discussion the board voted to approve the ordinance on first reading. The item was presented as a first reading only; further public review and a second reading will follow before final adoption.

The ordinance amendment covers only the named corridors and does not replace other overlay districts such as Ebenezer, which is separate.