Elbert County commissioners debate EDZ map options, corridor widths and parcel rules

Commissioner Michael Buck and fellow commissioners spent a Nov. 20 work-study session reviewing proposed Economic Development Zone (EDZ) map options and updated use tables presented by Jennifer Jones, the County’s Community Development and Services (CDS) director. Jones showed three alternatives — west, central and east overlays — and placed comparison maps and the existing zoning map before the board for discussion.

Jones told the board the eastern map now includes radius options around Interstate 70, Highway 24 and town centers “around AGOT, around the highway 86 interchange, around Simla, and around Mat,” and that staff had pared the published uses down from roughly 80–85 originally to about 21–22 for EDZ West after prior feedback. “You will see a few maps in the room … and the use tables for each have been updated based on the feedback at the last work session,” she said.

Commissioners split on whether to adopt three distinct EDZ areas or consolidate. Buck said he was hesitant to expand EDZ overlays without greater public input: “I prefer community input … letting the citizens have as much possible say in the process on what's developed near their homes or near their land.” Commissioner Schroeder and another commissioner present (Dallas) argued the central corridor could attract businesses before residential development squeezed out commercial opportunities: adding EDZ designation earlier could “attract desirable businesses” to the county, one commissioner said.

The board focused extensively on corridor width and how to treat parcels that only partially intersect an overlay. Jones noted the original EDZ was a quarter‑mile on each side of the corridor; the new maps show inner and outer circles with radii of roughly one mile, 1.5 miles and 2.5 miles for different towns and intersections. Commissioners discussed a range of approaches for parcels that touch an EDZ boundary — treating the whole parcel as included, requiring a percentage (for example, 50%) of a parcel to be inside the overlay, or leaving the matter to CDS staff discretion with final approval by the BOCC on site plans.

“...if Jennifer thinks it makes sense, she does that every day. That's her job is to recommend approval or denial,” one commissioner said, describing a two‑step approach in which staff recommends and the board decides. Jones emphasized applicants generally prefer clearer rules but that staff has followed informal practices to date.

On scheduling, Jones asked whether commissioners would feel comfortable bringing an EDZ East option for a potential vote on the 17th. Commissioners indicated they were likely agreeable to moving EDZ East forward while leaving the central zone unresolved pending further maps and discussion.

What’s next: Jones and County Attorney Lance Engles will prepare map alternatives (two‑zone and three‑zone options) and options on parcel inclusion to present at a follow‑up meeting; the board signaled it could consider an EDZ East proposal at the meeting continued to the 17th.