Planning commission approves IMI site modifications with expanded buffers, berm and screening requirements

The Oconee County Planning Commission voted March 17 to approve modifications to conditions on an OBP-zoned site proposed by Industrial Property Management LLC and Industrial Mechanical (commonly referred to in testimony as IMI). The two related cases were presented together (P240256 and P250016) and will be forwarded separately to the Board of Commissioners for final action.

Planning staff recommended conditional approval for both items while specifying extensive enhanced-buffer requirements along Georgia 316, Aiken Road and property lines adjacent to residential uses. The staff conditions for P240256 included: a 50-foot enhanced buffer along Georgia 316 with a 10-foot berm, a 6-foot imitation wood vinyl fence on top of the berm and staggered rows of 6-foot evergreen trees; a 5-foot berm and 6-foot fence with evergreens along the west side of the proposed driveway facing Pete Dickens Road; and an 80-foot buffer with a 10-foot berm, fence and staggered evergreens along property lines adjacent to residential zoning. Staff also required irrigation for indicated buffer areas and that all required buffers and landscaping be installed prior to the first certificate of occupancy. Architectural requirements were specified for the main office (80% brick/stone) and other buildings to meet or exceed previously approved standards. Staff noted the berms must not conflict with utilities or GDOT right-of-way needs and that no stormwater facilities should be placed within required buffer areas.

Jeremy Phillips, representing IMI, told the commission IMI employs “over 200 employees” and is relocating from several scattered sites to consolidate operations. Brian Kimsey of Carter Engineering described a refined site layout that concentrates buildings, leaves large areas undisturbed, and shifts berms and buffers closer to the development footprint to preserve other land for future use. Kimsey said the design places the main two-story office facing Aiken Road and locates industrial buildings at lower elevations farther from the roadway.

Commissioners and staff discussed sight lines, buffer widths, and topography during extended questioning; planning staff clarified that cross sections and sight-line drawings from the previously approved plan were used to evaluate visibility from the road and that berm slopes would be approximately 2:1. After questions and some concessions from the applicant about buffering and facade materials, the commission voted to approve both items with staff-recommended conditions. Because both applications concern the same parcel in part and were presented jointly, the commission made two motions and two votes; both passed and will be forwarded to the Board of Commissioners for final action.