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Commission clarifies watershed overlay: impervious limit applies per parcel, variances allowed
Summary
The planning commission recommended clarifying that the watershed protection overlay's 25% impervious‑surface ratio is measured per parcel rather than across the entire overlay and voted to allow case‑by‑case variance requests up to the zoning district maximum.
The commission voted July 28 to recommend an amendment to the UDC watershed protection overlay (section 5.3) that clarifies the 25 percent impervious‑surface limit applies on a per‑parcel basis and allows property owners to request variances for consideration by planning commission and mayor and council.
Ashley explained staff intends to remove ambiguity that could have been interpreted as applying the 25 percent cap to the entire overlay area rather than to individual parcels. "So within the watershed protection, the maximum permitted impervious surface ratio would be per parcel," she said, adding staff also proposes allowing variance requests evaluated on a case‑by‑case basis.
Commissioners noted large industrial parcels already exceed 25 percent under current conditions, which would have prevented further expansion without a variance; staff said any variance would be limited to the maximum allowed by the applicable zoning district. During public comment Doug Hawkins urged that the overlay map be updated to match state recharge maps (Georgia DNR Atlas references) so that protections and setbacks are clear for upstream recharge areas.
The commission moved, seconded and approved the recommendation unanimously. Council will consider the text amendment next; the change clarifies permitting expectations and creates a formal path for variances.
