---
title: House Natural Resources & Environment Committee, March 12, 2026
collection: meetings
id: 2026-03-12/house-natural-resources-and-environment
cite_as: House Natural Resources & Environment Committee, March 12, 2026, video https://vimeo.com/1172650636 (machine transcript by Georgia Commons)
canonical_url: https://georgiacommons.org/meetings/2026-03-12/house-natural-resources-and-environment
md_url: https://georgiacommons.org/meetings/2026-03-12/house-natural-resources-and-environment.md
text_url: https://georgiacommons.org/meetings/2026-03-12/house-natural-resources-and-environment/text
source_url: https://vimeo.com/1172650636
date: 2026-03-12
status: machine transcript
corpus_version: meetings-2026-10-23-8c15ead0f18d
license: Machine transcript and summaries by Georgia Commons from the General Assembly's public video; the video stays on the General Assembly's Vimeo channel; see about.md
publisher: Georgia Commons, an independent project of Georgia Civic Data. Not the State of Georgia. Not legal advice.
up: https://georgiacommons.org/meetings/2026-03-12.md
previous: https://georgiacommons.org/meetings/2026-03-12/senate-rules.md
next: https://georgiacommons.org/meetings/2026-03-12/house-floor.md
index: https://georgiacommons.org/meetings/index.md
chamber: House
body: House Natural Resources & Environment Committee
body_url: https://georgiacommons.org/meetings/house-natural-resources-and-environment.md
meeting_kind: committee
session: 2025-2026 Regular Session
start_time: 2026-03-12T08:00:00-04:00
location: 606 CLOB
duration_seconds: 4490.0
video_id: 1172650636
video_title: 03.12.26 Natural Resources and Environment
agenda_url: https://www.legis.ga.gov/api/document/agendas/house/Natural Resources%2FNRE Meeting Notice 031226.pdf
bills_discussed:
  - SB 478
  - SB 447
summaries_model: gpt-6.1-sol
transcript_turns: 233
transcript_chars: 68928
parts:
  - https://georgiacommons.org/meetings/2026-03-12/house-natural-resources-and-environment.md?start=0
  - https://georgiacommons.org/meetings/2026-03-12/house-natural-resources-and-environment.md?start=59887
---

# House Natural Resources & Environment Committee, March 12, 2026

House Natural Resources & Environment Committee; March 12, 2026; 2025-2026 Regular Session.

Video, on the General Assembly's Vimeo channel: https://vimeo.com/1172650636. Agenda: https://www.legis.ga.gov/api/document/agendas/house/Natural Resources%2FNRE Meeting Notice 031226.pdf.

> This is a machine transcript of the General Assembly's video, made by a speech-recognition model. It is not an official record and can mishear words, names, and numbers. Speakers are not identified. The video is the record: every timestamp links to the moment it plays.

## Summary written by Georgia Commons

Written by gpt-6.1-sol from the transcript below. It is not part of the record. Quote the transcript or the video, not the summary.

The committee held hearings on [SB 478](https://georgiacommons.org/bills/2025-2026/sb478), concerning outdoor conservation funding, and [SB 447](https://georgiacommons.org/bills/2025-2026/sb447), concerning development permit deadlines. Conservation organizations supported extending and increasing outdoor stewardship funding. Builders and business groups supported faster permit reviews, while committee members, local government representatives and environmental witnesses raised concerns about staffing, automatic approvals and adequate review. No votes were taken. The chair assigned [SB 478](https://georgiacommons.org/bills/2025-2026/sb478) to the Environmental Quality Subcommittee and [SB 447](https://georgiacommons.org/bills/2025-2026/sb447) to the Resource Management Subcommittee for further discussion. A Department of Natural Resources representative also reported tornado damage at Florence Marina State Park and said visitors and staff were safe.

## Bills discussed (2)

Each account was written by gpt-6.1-sol from the stretch of the transcript it names. The bill's number is said in that stretch, unless it was the only bill on a committee's agenda.

### SB 478. Outdoor Stewardship; provide for a sunset

[SB 478](https://georgiacommons.org/bills/2025-2026/sb478) (2025-2026 Regular Session). From [0:17:40](https://vimeo.com/1172650636#t=1060s), turns 13 to 231.

The sponsor said [SB 478](https://georgiacommons.org/bills/2025-2026/sb478) would extend the Georgia Outdoor Stewardship Act through 2039 and increase the share of designated revenue going to the program from 40% to 80%. The sponsor said the program generates about $30 million annually, has invested more than $142 million and received more than 83% voter approval. One committee member supported expanding access to outdoor recreation. A second member questioned whether funding reaches the counties that generate most of the revenue. The sponsor pointed to a project map and said purchases by residents statewide and visitors support the fund. Responding to other questions, the sponsor said an existing provision allows the state to reclaim funds during financial difficulties and that current projects include accessibility improvements. Asked why the increase would happen all at once, the sponsor cited the program's success and growing conservation needs. A Georgia Wildlife Federation witness said matching contributions brought total investment to nearly $400 million. A Nature Conservancy witness supported the increase and cited an opportunity to restore public access to 16,000 acres in North Georgia. The chair assigned the bill to the Environmental Quality Subcommittee. No vote was taken.

### SB 447. Control of Soil Erosion and Sedimentation; denial or nonacceptance of permits; revise provisions

[SB 447](https://georgiacommons.org/bills/2025-2026/sb447) (2025-2026 Regular Session). From [0:31:18](https://vimeo.com/1172650636#t=1878s), turns 64 to 231.

The sponsor said [SB 447](https://georgiacommons.org/bills/2025-2026/sb447) would reduce housing costs by limiting permitting delays after zoning approval. The sponsor described a 14-day review deadline for resubmitted applications, clear plat requirements, written decisions and online status updates beginning in January 2027. The sponsor said deadlines begin with complete applications, pause for outside reviews and restart at 45 days for substantial changes. Committee members questioned automatic approval after missed deadlines, limited local staffing, federal requirements, environmental protections and coverage of commercial projects. The sponsor said federal law takes precedence and promised county data about a 250-permit threshold. On automatic approval, the sponsor said an alternative allowing lawsuits over missed deadlines had been considered and then reversed. Builder, real estate and business witnesses supported predictable reviews, citing higher carrying costs and housing shortages. A Georgia Public Policy Foundation and Georgia Policy Impact witness said 94 counties had shortages. An Association County Commissioners of Georgia witness sought workable enforcement when outside agencies are involved. A Georgia Municipal Association witness offered further revisions. A Chattahoochee Riverkeeper witness opposed automatic approvals and warned that broader deadlines could affect complex projects and safety reviews. A Southern Environmental Law Center witness opposed expedited resubmission after denial and questioned undefined terms. The chair assigned the bill to Resource Management for further discussion. No vote was taken.

> The transcript runs 68,928 characters. A reader that cannot take it at once can read it in 2 parts: part 1 https://georgiacommons.org/meetings/2026-03-12/house-natural-resources-and-environment.md?start=0; part 2 https://georgiacommons.org/meetings/2026-03-12/house-natural-resources-and-environment.md?start=59887.

## Transcript (233 turns)

[0:14:41](https://vimeo.com/1172650636#t=881s) Good morning, everyone. Um, before we get started, Trevor Santos is here. Um, put him on the spot, but we found out that a tornado hit, um, in South Georgia. Where is Trevor? Um, if you'll just go ahead and just... Uh, you can go to the mic and say. I think the committee would wanna know that.

[0:15:06](https://vimeo.com/1172650636#t=906s) He wasn't prepared to talk, but we gotta talk about this.

[0:15:09](https://vimeo.com/1172650636#t=909s) Good morning, Madam Chair, members of the committee. Trevor Santos with DNR. Uh, we, we got notification, uh, about an hour ago that a tornado hit Florence Marina State Park in Stewart County. Uh, trees on a number of cottages and vehicles. But the good news is everyone there is safe, both visitors and staff. Uh, waiting for some sunlight to assess all the damage there at the state park. And, uh, certainly we'll have game wardens throughout the state, uh, responding and working with their local EMAs as, uh, I think there have been seven or eight tornado warnings.

[0:15:39](https://vimeo.com/1172650636#t=939s) I know Southwest Georgia has had a number of counties. Um, and, uh, as that storm moves east, uh, starting to see some more tornado warnings. So certainly wanna keep everyone out there, uh, in our prayers, those, uh, in the path of the storm, and certainly our first responders.

[0:15:56](https://vimeo.com/1172650636#t=956s) Thank you. Um, we'll let, uh, Chairman Smith, if you'll open us with a prayer, push your button. There you go. Okay, 24. Okay.

[0:16:08](https://vimeo.com/1172650636#t=968s) Y'all got a question.

[0:16:10](https://vimeo.com/1172650636#t=970s) This is you. Okay.

[0:16:11](https://vimeo.com/1172650636#t=971s) Actually the chair.

[0:16:12](https://vimeo.com/1172650636#t=972s) Oh. Uh, this is a rainy day y'all. Okay. Mm-hmm.

[0:16:19](https://vimeo.com/1172650636#t=979s) If y'all would join with me. Uh, God, we do ask you to protect the people in the path of these tornadoes, and, uh, hope that everything they find is just material issues down there. Um, you're in control of everything, Lord. And thank you for helping us, and grant us your will to do the decisions that we need to make, uh, for the citizens of Georgia. And be with the committee and the people in the room. Keep us safe and our families at home. We ask all this in Jesus' name. Amen.

[0:16:48](https://vimeo.com/1172650636#t=1008s) Amen. So I have, um, our committee in an unusual posture today. In an effort to give everybody enough time to talk about the two bills before us, we're gonna start off with hearing only. And we will take comments, but they'll have to be very brief to give both bill presenters some time. But it will go to subcommittee, at which point in time there will be more in-depth study. Um, I've just already received a lot of questions about these bills, and so I wanted the full committee to be aware of what we're doing and, um, our listeners and audience as well.

[0:17:23](https://vimeo.com/1172650636#t=1043s) So the debate and discussion overall will be in our subcommittees, and we'll send out notices for that. But, um, let's see. Can we start off-

[0:17:35](https://vimeo.com/1172650636#t=1055s) Let's see.

[0:17:37](https://vimeo.com/1172650636#t=1057s) We're gonna start off with Senate Bill 478 and Sam Watson. I think he's lost, and he's now been found coming back over here- To the House.

[0:17:53](https://vimeo.com/1172650636#t=1073s) Well, thank you, Madam Chair. It's, uh, good to be back over here in front of your committee. So thank you so much. Um, and this, uh, piece of legislation I think will be very familiar to you because, uh, you were one of the original supporters of this legislation, uh, back in 2018 when the House, uh, led on this issue and, uh, passed a monumental piece of legislation to protect our natural resources across the state of Georgia. Um, and so in saying all of that, um, this is, uh, around the Out- Georgia Outdoor Stewardship Act that I'm sure everybody is familiar with.

[0:18:27](https://vimeo.com/1172650636#t=1107s) Um, and so I won't get into the details of it, but it has been a very successful, uh, program that has definitely protected our lands and our natural resources across our state as our state has continued to, uh, grow and thrive. And so what we're doing here today is we're just going back into the Outdoor Stewardship Act, and we're just gonna extend the, uh, sunset out to, uh, 2039, but we're also gonna increase the amount that is appropriated, uh, to this fund, uh, to 80%. Currently, it's at 40%.

[0:18:58](https://vimeo.com/1172650636#t=1138s) Um, so currently it's generating around, uh, $30 million that is dedicated to protecting our natural resources. And so we're looking to increase that. Obviously, it's been a very successful program. Uh, many of these projects have been across the state in all of our districts across the state. And so, um, I've, uh, also wanna make note that this was a constitutional amendment and that the people of Georgia passed this, um, back in 2018, 2019 by, uh, over 83%. Uh, so the, the people of our state, uh, believe in this program.

[0:19:31](https://vimeo.com/1172650636#t=1171s) And, um, again, it has just been a great program. I think we've invested over $142 million, uh, since this program, uh, started. And, um, again, just, uh, great things about this program. Obviously, um, you know, supported by all our conservation groups. Um, many of them are here today, uh, to, uh, support us on this legislation. And, uh, Madam Chair, um, that is what we're doing in this bill, and I'd be glad to take any questions if there are any.

[0:20:00](https://vimeo.com/1172650636#t=1200s) Thank you. I see one question, number 25, and another one. It- just state your name when calling. Representative Petrea.

[0:20:08](https://vimeo.com/1172650636#t=1208s) Thank you, Chair Lady. Uh, Representative Jesse Petrea. Senator, thank you for being here. I just wanna emphasize, uh, 83%, that's about as popular as the SAVE Act before the US Congress right now. That's a very popular measure. We have the authority to go to 80%. I'm very interested in this. You know, um, I grew up in a time where I could be outside everywhere. I could hunt everywhere. I could roam everywhere. And, uh, you know, half our children in this state today are overweight. We talk about how they don't get outside.

[0:20:38](https://vimeo.com/1172650636#t=1238s) But most of them don't grow up the way I did, where I had access to go, and to hunt, and to fish everywhere. They don't have that. And so if we don't have, uh, a vigorous effort to be number one in the state for land preser- preservation and protection, uh, as well as number one place to do business, we're failing. And so, uh, I'm hopeful about this. Other states are, are doing an even superior job as well as we're doing. We are doing a great job, but we can do better, and I think, um, I'm very supportive of this measure.

[0:21:09](https://vimeo.com/1172650636#t=1269s) I just wanted to make sure I had the opportunity to tell you that. Thank you, sir.

[0:21:13](https://vimeo.com/1172650636#t=1273s) Yes, sir. Thank you for your support.

[0:21:15](https://vimeo.com/1172650636#t=1275s) Okay. Thank you, number seven.

[0:21:19](https://vimeo.com/1172650636#t=1279s) Thank you, Chair Lady. Um, my question is this. Uh, you said that 30 million per year. Is that 30 million per year?

[0:21:29](https://vimeo.com/1172650636#t=1289s) That's correct.

[0:21:30](https://vimeo.com/1172650636#t=1290s) Okay. Also, with that-

[0:21:32](https://vimeo.com/1172650636#t=1292s) No, I- and limit to one question, please.

[0:21:34](https://vimeo.com/1172650636#t=1294s) Oh, well then, I was just clarifying.

[0:21:36](https://vimeo.com/1172650636#t=1296s) Uh, okay. All right.

[0:21:37](https://vimeo.com/1172650636#t=1297s) Okay, I didn't ask my question yet.

[0:21:39](https://vimeo.com/1172650636#t=1299s) I heard.

[0:21:41](https://vimeo.com/1172650636#t=1301s) Considering the fact that I looked over the issue of the money, and you're talking about 43 counties producing 87% of the money that is in this fund, can you tell me, in those counties, those 42, 43 counties, and they have deserts or in need of some of this funding, do we have a map or something that says h- where the money is going and so that we can track to see if it's going to the 43 counties that's providing 87% of the funding?

[0:22:31](https://vimeo.com/1172650636#t=1351s) Well, the, just the first answer, there's a... It should be a, a... I think this is maybe in your packets-

[0:22:36](https://vimeo.com/1172650636#t=1356s) Yeah, I have that

[0:22:37](https://vimeo.com/1172650636#t=1357s) ... that, uh, that has a map of all of the, um, locations where, uh, the Georgia Outstewards- Stewardship Act has had projects across the state. Um, and, and they're obviously all over the state. Um, and then number two, I mean, this is, program is supported by all 159 counties in our state. If you, if you purchase, uh, anything to use in the outdoors, um, your sales tax revenue percentage is being contributed and dedicated to this fund. And so those funds, obviously you're using those resources in the natural resources, so we're gonna take those resources and we're gonna, uh, grow and protect our natural resources.

[0:23:16](https://vimeo.com/1172650636#t=1396s) So, um, anybody outside of our state, everyone in our state, if you buy anything to use in the outdoor, uh, en- environment, and there's a, a, a NAICC code that sporting goods stuff that kind of classifies how we dedicate those fundings. Um, so this, this is supported by everyone in our state, and even the people that come to our state to enjoy our outdoors support this, uh, program.

[0:23:42](https://vimeo.com/1172650636#t=1422s) Thank you very much for your question. And to the committee and to the audience, we'll get more in depth in the subcommittee. That's why I want this bill to go to subcommittee and give you a chance to ask in-depth questions. I have number 11, if you'll state your name.

[0:23:57](https://vimeo.com/1172650636#t=1437s) Uh, Representative Townsend. Thank you, Senator. Appreciate the bill. Uh, just a quick question, just make, verifying. So basically, we're just making s- we're continuing the process of not putting the general fund and, and using, using it for this cause and going to, up 80%, which sounds like a good thing for me. So I mean, is that correct?

[0:24:18](https://vimeo.com/1172650636#t=1458s) That, that's correct. And, and I will, uh, note for the committee, as we, uh, went through this process back in 2018, there, there were concerns of revenue and what would happen if we went into a recession. And, and I know that, uh, Chairman Jack Hill at the time, uh, was chairman of Appropriations on the Senate side. And, uh, he had the, uh, the idea of putting a callback provision in here so that if our state does get into difficult times, uh, and we need to call back these resources to pay our teachers, to fund our state government, that there is a provision in this bill, uh, that allows for that to take place.

[0:24:52](https://vimeo.com/1172650636#t=1492s) Thank you.

[0:24:53](https://vimeo.com/1172650636#t=1493s) Thank you. Number 26.

[0:24:57](https://vimeo.com/1172650636#t=1497s) Thank you, Madam Chair. Thank you for, uh, bring, bringing this bill. This, uh, John Corbett, District 174. Is it not true that this money's used by DNR to boat ramps, access to, uh, our, our WMAs, uh, roads, uh, stuff like that to, to create better access to these areas that, that people all over the state can use? And then I know during COVID, uh, you know, a lot of people wanted to get out of these cities to get to these areas just so they could, could, could get out and enjoy the outdoors. Is that not true?

[0:25:25](https://vimeo.com/1172650636#t=1525s) Uh, that is correct. And, and I do have the, the current projects that we approved in, uh, Senate Ag Natural Resource Preparations yesterday, uh, that, that actually, uh, DNR is, is spending a lot of their portion of these resources on ADA improvements across our state so that, uh, more people can have access to a lot of the, the properties that we have that may or may not be ADA, uh, updated.

[0:25:51](https://vimeo.com/1172650636#t=1551s) Thank, thank you, number 19.

[0:25:54](https://vimeo.com/1172650636#t=1554s) Thank you, Madam Chair, and good morning, and welcome back to the best House- ... and to the best committee in the nation. Um, my question, though, is I see you going from 40% to 80%. Is there a reason why we're jumping right to 80% and not gradually increasing that amount?

[0:26:16](https://vimeo.com/1172650636#t=1576s) No, just this has been a, uh, very, very successful program. Um, and so we feel like that is a, uh, a good number to go to. Um, I think we've also had some vendors across the state that maybe there was some confusion on some of the codes. Um, and so, um, obviously we have the callback provision, so if we need to implement that, we can. Um, but we just, again, just wanna grow this program even more as our state continues to grow even more. So as our state grows, we need to protect our natural resources and our, our na- our lands.

[0:26:49](https://vimeo.com/1172650636#t=1609s) And I'm sorry, I didn't say my name. Representative Deborah Bazemore. Thank you.

[0:26:54](https://vimeo.com/1172650636#t=1614s) Thank you very much. And we will have, if you don't mind staying there, we'll have a, a couple people wish to speak. Please, if I'm limiting our House members to very few minutes, you have to be more brief than that, uh, because we'll give you plenty of time in subcommittee. All right, Mike Worley, and then Monica Thornton, if you'll be ready.

[0:27:17](https://vimeo.com/1172650636#t=1637s) Uh, thank, thank you, Madam Chair. Thank you. It's a real honor for me to be here. I'm Mike Worley with Georgia Wildlife Federation, uh, president and CEO there. Uh, it's an honor to be here in front of you as a, as a group. It's also an honor to be here with, uh, with Chairman Watson and, uh, and Chair Lady, uh, Smith, uh, two of the heroes of this legislation from 2018. Um, I would just- I'm just here to say thank you for the, uh, opportunity, thank you for considering this piece of legislation, and thank you, Senator, for bringing this forward.

[0:27:51](https://vimeo.com/1172650636#t=1671s) Uh, the, uh, the Georgia Outdoor Stewardship Act has proven to be one of the most effective and most popular of our conservation programs across the state. Senator Watson absolutely has done a terrific job of making the presentation about the direct impacts of this, uh, of this legislation. One of the other things I always like to point out is there are often, for most of the projects that are funded through, uh, through the Georgia Outdoor Stewardship Act, there's also matching funds. So this hasn't produced just the direct investment, uh, from, from the bill.

[0:28:26](https://vimeo.com/1172650636#t=1706s) If you look at the, uh, overall, uh, impact across Georgia, this is just under, has caused an investment of just under $400 million, uh, in the state. So that's another reason for us to think about increasing that investment. It is a multiply. It's multiplied by the impact and the con- contribution from our local governments, from our state, uh, from other, other sources. So it's, uh, not NGOs and all those kind of folks. So it's really a, uh, been a wonderful, uh, opportunity for investment for the future of our state, for the future of conservation.

[0:29:02](https://vimeo.com/1172650636#t=1742s) I appreciate the time, Madam Chair.

[0:29:04](https://vimeo.com/1172650636#t=1744s) Thank you. Thank you much.

[0:29:11](https://vimeo.com/1172650636#t=1751s) Good morning, Ma- Madam Chair and Committee. I'm Monica Thornton. I am the executive director of Nature Conservancy here in Georgia, and I'm delighted to be here today in support of this bill, and thank, uh, Senator Watson for supporting it. Um, we have heard the case, and the case has been well made, that this bill was authorized by the public by 83%. The public at that time was okay with the 80%, and, uh, that we did not get that 80%. And there have been some missed opportunities in the state, and there continues to be missed opportunities.

[0:29:46](https://vimeo.com/1172650636#t=1786s) There are some W- M- WMAs in North Georgia, 16,000 acres that, uh, were a part of the public access, uh, that with these kinds of funds, that we can take advantage of putting, putting that land back into public use. And so we really do wanna see, uh, this bill, uh, supported in, in going to the 80%. And again, this is not taking away from some other area. This is all of us buying tennis balls and, uh, uh, playing pickleball, uh, that is creating these funds for us to have more outdoor recreation spaces.

[0:30:20](https://vimeo.com/1172650636#t=1820s) So I hope you will support it. Thank you.

[0:30:22](https://vimeo.com/1172650636#t=1822s) Thank you very much. And, um, again, we will have this bill in subcommittee and, um, be open to many more questions and, and just discussion on the bill. So, um, thank you, Senator, and we'll be back in touch with you.

[0:30:38](https://vimeo.com/1172650636#t=1838s) All right.

[0:30:38](https://vimeo.com/1172650636#t=1838s) We, we wanted to give you something to do during the last part of the session.

[0:30:41](https://vimeo.com/1172650636#t=1841s) Well, thank you, Madam Chair. It's always good to be before your committee. Thank you.

[0:30:45](https://vimeo.com/1172650636#t=1845s) Thank you. And so next bill is, um, House Bill 447. So if, I think it's Senator Dixon. Welcome to the committee, Senator Dixon.

[0:30:57](https://vimeo.com/1172650636#t=1857s) Thank you. Thank you for having me.

[0:31:00](https://vimeo.com/1172650636#t=1860s) We have a few more signups for this bill, so after your presentation, if our committee needs brief clarification, but we will go more in depth in our subcommittee. So thank you for your time.

[0:31:12](https://vimeo.com/1172650636#t=1872s) Yeah, thank you. Thank you, Madam Chairwoman, committee members, uh, for allowing me to bring Senate Bill 447 before you today. Uh, what Senate Bill 447 has to do with, it has to do with the, uh, development and home building industry, has to do with, uh, land disturbance permits or LDPs. Um, and essentially, it, it- when you're dealing with the cost, and of course we're all, uh, in the House and the Senate, there's several measures, uh, that we're dealing with, with affordability.

[0:31:42](https://vimeo.com/1172650636#t=1902s) All of our, uh, constituents, that's top of mind as we all are going into this election cycle, and that's what this bill does. It, it will help, um, with the affordability of housing. Um, it has been found that, uh, local municipalities dealing with, uh, permitting delays, impact fees, um, and things of that nature account for about 26% of housing costs And essentially, what, what this bill does is it, it puts a timeframe in from when, when you submit for that LDP, uh, for the local municipality to, um, you know, process that LDP and, and then come back with comments and kind of start that process.

[0:32:22](https://vimeo.com/1172650636#t=1942s) Currently, under state law, I believe it was 2019 if I'm not mistaken, um, there was a bill that was passed that, that put a shot clock in for the initial submittal at the 45 days. So that, as you see that in this bill, that al- is already in current statute. Um, where we go further with this bill is once you submit, um, LDP, um, and then the municipality looks at it and they come back typically with comments, uh, changes that need to be made, things need to be added or deleted, um, and what this bill does is it adds a timeframe of the resubmittal.

[0:32:55](https://vimeo.com/1172650636#t=1975s) And so when it's resubmitted, the municipality's only looking at the changes that they had made to see if, um, the engineer or architect or whomever's making the changes have completed that. So we put a 14-day shot clock, uh, in there for them to turn around that, uh, resubmittal. Um, and if it falls on a weekend or a holiday, of course, it would be bumped to the next business day. Uh, so at a minimum it would be 14 days that they would have to turn that around. Um, and then also something I failed to mention, uh, that came up, uh, in the sit- uh, the Senate, uh, Committee is we just wanna be clear, uh, you know, I am in the, uh, I'm a dirt guy, acquisition development guy, so I've been in this field for 25 years.

[0:33:36](https://vimeo.com/1172650636#t=2016s) Um, so I have to remember that not everybody has to go through these zoning processes. And also, uh, I just wanna be clear that what I'm dealing with here is after the zoning has taken place. Uh, this is during the permitting process, so this does nothing, there's nothing in here that, that has to do with zoning or land use. Um, that all takes place before this. That goes before the planning commission, the board of commissioners, and then they would set forth what zoning conditions, lot sizes, you know, all of those things would be set in place. And then once that's done, then you go to the permitting process, and that's where the design phase, uh, takes place and the details of the project, uh, take place.

[0:34:13](https://vimeo.com/1172650636#t=2053s) We just wanna make sure that that was clear to the committee. Uh, another thing the bill does in section two, um, it, it... Well, I'll go back to section one. Uh, and this was, uh, worked on with GMA and ACCG, um, and it basically states that the, that, um, the time period or the shot clock would not start until the local municipality, uh, deems that the application is a complete application and submitted. So, you know, sometimes, you know, as y'all know, submitting applications for anything, you might, they're be missing a document or something may be incomplete and they have to come back out for a completed, and wanted to make sure that the time period didn't start until they had a completed document and knew what they were working with.

[0:34:54](https://vimeo.com/1172650636#t=2094s) Um, in section two, um, it will require the municipalities to set forth, uh, clear criteria, um, dealing with the plat. And what I mean by that, uh, last year I had a plat, um, in a county and we ended up, I guess it was about eight rounds of comments and maybe six months of time. Um, once we got to the, the final comment, the one thing that they wanted was for us to bold the font on the plat, and it was the same font that we'd used all before. And, and the reason I state that is, the reason for the clear criteria is, you know, i- is any professional, you need to have, you know, a sandbox that you're playing in.

[0:35:30](https://vimeo.com/1172650636#t=2130s) So the engineer needs to know what the municipality, uh, is looking for on that plat, and that would, that's what this section in the bill does. Um, and then it also, um, working with GMA and ACCG, um, another concern came from Savannah and other municipalities where they, they don't issue their own, uh, land disturbance permits. It goes to the state, and that's kind of out of the municipality's hands. Um, and so the shot clock would stop or the time period would stop while that review's going on and would not start until it comes back to the municipality.

[0:36:03](https://vimeo.com/1172650636#t=2163s) And that was something we worked on with GMA and ACCG. Um, also, uh, in section three, um, also has to be, you know, written reason for, um, denial or comments that are made p- put in writing. Uh, and then also in section three, and this was another term working with, uh, GMA and ACCG, uh, as far as restarting the timeline. It, there's certain zonings, um, and not all municipalities have this, but like a PRD, uh, like a planned unit development.

[0:36:37](https://vimeo.com/1172650636#t=2197s) So it could be a, a mixed-use development. You could have commercial or you could have multiple lot sizes, town home, single family in the same development. But as you go through the zoning, um, the, the lot size and setbacks, there's flexibility in those zonings. So if, if one of those zonings are coming through and there's substantial changes to the plat that would take longer to review, the sto- the shot clock, uh, would not, would not start there in that time or it would be that 45-day period, not the 14-day.

[0:37:13](https://vimeo.com/1172650636#t=2233s) And then, uh, another portion in section three has to do with, uh, an online real-time updates. So on the municipality's website, uh, starting in January of 2027, uh, they would be required to have, um, a portal where, um, an applicant could go and look and see the status of their application, uh, with 24-hour updates. And that's just a transparency port.

[0:37:43](https://vimeo.com/1172650636#t=2263s) Uh, with that, uh, Madam Chairwoman, I'd be happy to answer any questions.

[0:37:49](https://vimeo.com/1172650636#t=2269s) Thank you. And, and you will have several questions 'cause it's, it's, um, actually like a college course. You gotta get in there and study it and figure out all the answers and-

[0:37:58](https://vimeo.com/1172650636#t=2278s) Yes, ma'am.

[0:37:59](https://vimeo.com/1172650636#t=2279s) So, um, I have lots of, um, committee members who wish to ask a question. Again, keep it brief, and we will give all the time we can in our subcommittees. So number seven.

[0:38:12](https://vimeo.com/1172650636#t=2292s) Thank you.

[0:38:13](https://vimeo.com/1172650636#t=2293s) Thank you.

[0:38:14](https://vimeo.com/1172650636#t=2294s) My question is for the people who are under consent decree, where a lot of their development not only goes through the local government in the state, but they also have to adhere to the federal and right now pay fines if they do deviate from what that consent says.

[0:38:34](https://vimeo.com/1172650636#t=2314s) Mm-hmm.

[0:38:34](https://vimeo.com/1172650636#t=2314s) Is there some protections in this bill for people who have to go through that?

[0:38:40](https://vimeo.com/1172650636#t=2320s) Um, yeah, I mean, if it's, if it's federal law, that, that would supersede the state law, if you're dealing with, with that.

[0:38:51](https://vimeo.com/1172650636#t=2331s) Scott, thank you for your question. We'll, again, get more in depth into that. We're just giving you an idea of some of the-

[0:38:57](https://vimeo.com/1172650636#t=2337s) Oh, yeah. Absolutely

[0:38:57](https://vimeo.com/1172650636#t=2337s) ... questions you'll-

[0:38:58](https://vimeo.com/1172650636#t=2338s) And I'll be more than happy

[0:38:58](https://vimeo.com/1172650636#t=2338s) ... you'll get to enjoy in subcommittee, so. Um, number, um, 25.

[0:39:06](https://vimeo.com/1172650636#t=2346s) Thank you, Madam Chair. Thank you, Senator. Uh, I love, uh, I know the intent here is, is fantastic. Uh, we cannot, we should not allow local government, uh, bureaucracy to encumber people to where it adds the kind of cost you're talking about-

[0:39:19](https://vimeo.com/1172650636#t=2359s) Mm-hmm

[0:39:19](https://vimeo.com/1172650636#t=2359s) ... so I'm very supportive. But I do have a couple of questions. My first is, so I've got a county, uh, one of the counties I-

[0:39:26](https://vimeo.com/1172650636#t=2366s) Mr. Chairman, one question

[0:39:27](https://vimeo.com/1172650636#t=2367s) ... one of the counties I represent, uh, is the fastest-growing in the state, and so, um, uh, ha- adapting to growth is sometimes difficult, and you don't have the, you may not have the staff you need. So on lines, uh, 68 through 71, where you have this deemed approval, a- and we can dig into this later, we have subcommittee, but I don't want, uh, as much as I want there to be a hard and fast timeline where you get a response from local government, um, I also don't want us to just deem something approved when it hasn't been vetted, because my constituents adjacent to that property are the people who would suffer if indeed the plan is not a good plan.

[0:40:14](https://vimeo.com/1172650636#t=2414s) And so I'm, I'm representing the people that live in this community now, and so I'm concerned about that provision, if you could speak to that.

[0:40:22](https://vimeo.com/1172650636#t=2422s) Yeah, no, and great question, Representative. Uh, you know, we, you know, to make the, you know, these timelines stick, you, as y'all are all aware, with legislation, you've gotta have teeth, uh, you know, to make them effective. Initially, uh, working with, uh, Senator Setzler, who, uh, I know was also a member over here for many years-

[0:40:42](https://vimeo.com/1172650636#t=2442s) We will adopt your statement.

[0:40:44](https://vimeo.com/1172650636#t=2444s) Thank you. It was an hour-and-a-half meeting, so Everybody's laughing, you understand what I'm saying. We had a rain delay. Um, but, uh, uh, i- in that meeting, coming out of that, uh, because Senator Setzler had issues with that, GMA, ACCG, uh, had issues with that as well, uh, we did change it to that the, the, uh, local municipality would lose sovereign immunity over this issue. Um, now, you're not talking, uh, you know, hundreds of thousands or millions of dollars of damages.

[0:41:19](https://vimeo.com/1172650636#t=2479s) It would be fees. But, um,

[0:41:24](https://vimeo.com/1172650636#t=2484s) the, I'd say the, the lieutenant governor's office, they, they were not a fan of that, so we changed that back.

[0:41:31](https://vimeo.com/1172650636#t=2491s) And then to our next number, our question is number 28.

[0:41:38](https://vimeo.com/1172650636#t=2498s) Thank you, Madam Chairlady. Uh, so I have a question. I know, um, you, you are a developer obviously, but I have a lot of my constituents reach out to me, and they're building their dream house, and I'm just curious if this would affect them because they call me and they're paying interest and, you know, trying to get their permits for their house that they're gonna build and live in forever. And, um, you know, they call me and say, "Hey, it's been six months. We're trying to get a permit for our house. Are there anything you can do?" Would this help our constituents on this bill just for, just some ordinary constituent building a house?

[0:42:12](https://vimeo.com/1172650636#t=2532s) Great, great question, Representative. Um, I've actually got another bill. Uh, it's, uh, Senate Bill 437. It has to do with, uh, um, your vertical permitting. Um, and that, that's another thing to, to be clear in this bill. Um, there's nothing in this bill that has to do with the third-party private providers. I know that was something that come up in the Senate. Um, this bill does not have that. The other bill does have that, uh, in it dealing with the vertical construction, but it does have a shot clock and, um, you know, to hold the municipalities accountable.

[0:42:46](https://vimeo.com/1172650636#t=2566s) And number 11.

[0:42:49](https://vimeo.com/1172650636#t=2569s) Thanks, Madam Chair. Thank you, Senator, for, for this bill. Uh, quick question for you, just verifying. I talked to some, uh, good people in the audience. They kind of, I think, set me straight on it. But with small muc- municipalities, uh, you know, you have a short, a small staff, uh, uh, vacations and things like that occur. I know it, it doesn't s- it doesn't happen often, once or twice a year. How, how are they protected?

[0:43:15](https://vimeo.com/1172650636#t=2595s) Yeah. Um, you know, what, uh, uh, and like you said, some of your, your smaller municipalities, you know, a lot of times they, they don't have, you know, in-staff. You know, they'll contract out with a private engineering firm or, or whatnot, uh, you know, to process those things. Uh, you know, I would say that, uh, you know, as far as 45 days, uh, to review a, you know, if somebody's out, I mean, I think that's plenty of time to-

[0:43:38](https://vimeo.com/1172650636#t=2618s) Yeah

[0:43:38](https://vimeo.com/1172650636#t=2618s) ... and then on the re-review, I know a 14-day seems much, you know, shorter time period, but you're not reviewing the entire plat again. You're only reviewing, you know, what comments the municipality sent out, and they're checking to make sure that those, um, you know, those things are, are corrected.

[0:43:54](https://vimeo.com/1172650636#t=2634s) All right. Thank you.

[0:43:55](https://vimeo.com/1172650636#t=2635s) Yes. Thank you.

[0:43:58](https://vimeo.com/1172650636#t=2638s) Thank you. Number 24.

[0:44:01](https://vimeo.com/1172650636#t=2641s) Thank you, Madam Chair. Senator, uh, I appreciate your intent here as well, and certainly don't want bureaucracy to get in the way of progress. Um, I share the concern, though, that, that a couple others have expressed, and want to make sure as we're moving forward towards subcommittee and having conversations about it, that we keep, uh, for me, particularly rural Georgia in mind, that that 14 days is a concern for me. I know, I appreciate what you just said in response to Representative Townsend, but, uh-

[0:44:32](https://vimeo.com/1172650636#t=2672s) I can, I know in my community there's a particular month of the year where almost everyone goes to Florida for the month. Situations like that where there's not a lot of backfill, back up, um, or redundancy within staffing, this is a concern for me. But I appreciate the-

[0:44:51](https://vimeo.com/1172650636#t=2691s) I mean, I would-

[0:44:51](https://vimeo.com/1172650636#t=2691s) ... the intent here and would love to continue to talk to you about it-

[0:44:53](https://vimeo.com/1172650636#t=2693s) Yeah, and I would say, you know-

[0:44:54](https://vimeo.com/1172650636#t=2694s) ... as we go towards subcommittee.

[0:44:55](https://vimeo.com/1172650636#t=2695s) ... you know, South Georgia, uh, you know, your rural counties, I mean, as far as the volume of what they've got coming through there would be much less, uh, you know, than in, in Metro Atlanta. And then also, you know, I, I understand that, but then, you know, they do have a job to do. You know, they can't take a month off. Um, I mean, these folks are customers that are coming and asking for these applications. Um, they need to be timely on their response.

[0:45:19](https://vimeo.com/1172650636#t=2719s) Thank you. Number 21.

[0:45:22](https://vimeo.com/1172650636#t=2722s) Thank you, Madam Chair. Um, Senator, thank you. On, on line 164, um, you talk about 250 building permits. Do you know how many counties are under that amount in the previous year, and how many it would affect using that number 250?

[0:45:41](https://vimeo.com/1172650636#t=2741s) I don't, but I'll, I'll make sure to have that number, um, once we're in, in subcommittee.

[0:45:47](https://vimeo.com/1172650636#t=2747s) Right.

[0:45:47](https://vimeo.com/1172650636#t=2747s) Um, I will say that there is a housing shortage. Out of the 159 counties in the state, there are 94 counties, uh, that a- that are reporting a housing shortage.

[0:45:57](https://vimeo.com/1172650636#t=2757s) Thank you.

[0:45:57](https://vimeo.com/1172650636#t=2757s) Thank you.

[0:45:57](https://vimeo.com/1172650636#t=2757s) Thank you.

[0:45:59](https://vimeo.com/1172650636#t=2759s) Same number 18.

[0:46:02](https://vimeo.com/1172650636#t=2762s) Thank you, Madam Chair. Thank you, Senator. So in 2025, Georgia became the fourth fastest growing, uh, home construction in the nation, which is great. Um, but we did see a growth of churn and burn low-quality homes. Um, with this bill, does this bill only address houses, or does it address commercial and real es- uh, commercial and retail and other developments as well?

[0:46:27](https://vimeo.com/1172650636#t=2787s) Yeah, no, thank you for the question. I mean, great question. Yeah, no, thi- this bill deals with all of your horizontal, so your development side of it. So as you're clearing the land, uh, you're putting in your sewer, your water, your streets, all your infrastructure. That, that, the land disturbance permit and your final plat, that is on that side of... The horizontal, uh, would not be contemplated, um, in this.

[0:46:52](https://vimeo.com/1172650636#t=2812s) Thank you. And number 17.

[0:46:55](https://vimeo.com/1172650636#t=2815s) Thank you, Madam Chair. Um, I have, uh, a question for you. I'm concerned about this being in the soil and erosion sedimentation section of the law because of what it can mean to the, you know, the community and the rivers and streams that we have. Um, I'm also interested in knowing, um,

[0:47:22](https://vimeo.com/1172650636#t=2842s) when a developer goes to get the necessary permits, some of them are state permits.

[0:47:30](https://vimeo.com/1172650636#t=2850s) Mm-hmm.

[0:47:30](https://vimeo.com/1172650636#t=2850s) And I was wondering, what is the usual timeframe for the state to issue those permits that are required?

[0:47:38](https://vimeo.com/1172650636#t=2858s) Yeah, the, um-

[0:47:39](https://vimeo.com/1172650636#t=2859s) Is it 14 days?

[0:47:40](https://vimeo.com/1172650636#t=2860s) Uh, I wish. Um, no, uh, it, it's, it varies. I mean, it, it can be quite long. I mean, um, you know-

[0:47:48](https://vimeo.com/1172650636#t=2868s) Is it-

[0:47:48](https://vimeo.com/1172650636#t=2868s) ... a lot of municipalities, you know, Metro Atlanta, they, they handle all of their, you know, permits internally, um, unless you're talking about, you know, larger permits, you know, that have regional impact. Uh, but anything that you're dealing with that would have to go outside the local municipality for approval, um, the, the shot clock or the timeframe would, would stop while they're reviewing it, and then when they receive it back, then the timeframe would start back up.

[0:48:13](https://vimeo.com/1172650636#t=2893s) I was just curious, kind of a average.

[0:48:16](https://vimeo.com/1172650636#t=2896s) Mm-hmm.

[0:48:17](https://vimeo.com/1172650636#t=2897s) Okay.

[0:48:17](https://vimeo.com/1172650636#t=2897s) Yes, ma'am. I mean-

[0:48:18](https://vimeo.com/1172650636#t=2898s) Thank you

[0:48:19](https://vimeo.com/1172650636#t=2899s) ... I, I mean, it currently, I mean, I, depending on municipalities, I mean, uh, like I said, I've been in the industry for 25 years. Uh, you know, a reasonable turnaround time, you know, as far as going through comments on, on a residential development, usually, you know, you could do it 45 to 60 days to have it completed. Um, the quickest one I think I've had in the past couple of years has been about five months. Some take upwards of a year, depending on the municipality. And you, you do have delays. I mean, you know, some of it, it may not even be the municipality.

[0:48:50](https://vimeo.com/1172650636#t=2930s) It may be the third party that they use, the engineering firm. You know, they're paid on an hourly basis, plus you don't know what their workload is. So you, you know, um, it may not be the municipality that's trying to slow it down. But you do have some municipalities that are trying to slow growth because of the representative making the comment of the explosive growth we've had, um, over the past several decades really. But, you know, coming out of COVID, we really did have a, a surge in growth. And one comment I will make on that, you know, as, as I go through this process, uh, here and at the local level, uh, you know, your, your home builders, your developers are demonized sometimes of, you know, they're coming in, they're, you know, trying to do underhanded things or they're, you know, causing traffic issues, um, you know, things like that.

[0:49:32](https://vimeo.com/1172650636#t=2972s) Uh, they're not the issue at all. Um, the reason for, uh, a lot of this explosion growth and, and the demand is, is us. Uh, it's the business-friendly environment that we've created. Uh, and all the tax credits, uh, that we've created, we've drawn in businesses. We've been the number one state to do business for over a decade, and that has created the demand. It's us, uh, not, not your builders. They're not the bad guys. They're professionals, um, trying to, you know, just meet a service and, and, you know, there's a demand in our market for it.

[0:50:06](https://vimeo.com/1172650636#t=3006s) Thank you. Number 15.

[0:50:10](https://vimeo.com/1172650636#t=3010s) Thank you, Madam Chair. I, I also share the concern of the, uh, erosion and sedimentation section in the bill. And just as a hypothetical, say, say a data center submits- A land-disturbing permit, and they get denied because their erosion and sedimentation plan is, is deficient, and then they only have 14 days. They, they resubmit a 100-acre data center plan, and then they only have 14 days to respond.

[0:50:49](https://vimeo.com/1172650636#t=3049s) Um, that, to me, is a possibility in this bill, and I'm just curious if you might consider just tightening it up to housing only.

[0:51:00](https://vimeo.com/1172650636#t=3060s) Yeah, what I would say to that is, uh, the, in the comment that you made, uh, you know, your initial submittal, you've got the 45 days for their initial review. When, when the comments are issued and a resubmittal is done, if, the way this bill is written, if, if there's changes that are made outside the scope of those comments, like you're saying, if they come in and they say, "Oh, we're not doing 200 acres, we're gonna do 100 acres," or, "We're not gonna do a, a million square feet, we're gonna do 800,000 square feet of..." With those significant changes... And, and we worked with, and this was actually not mine, it came from, uh, GMA and ACCG.

[0:51:34](https://vimeo.com/1172650636#t=3094s) Um, if there's significant changes to the plat, the, the time period starts over. So it goes back to that 45-day. It becomes a new, new, new project. And so that gives the, the municipality time to review it.

[0:51:46](https://vimeo.com/1172650636#t=3106s) Thank you. And number 26.

[0:51:49](https://vimeo.com/1172650636#t=3109s) Thank you, Madam Chair. Thank you, uh, Senator Dixon. On the erosion control plan, help me, how, how does that work? Does that fall under EPD, the, you submit your erosion, erosion control plan? Do they control that, or is that something that the local munici- munici- municipalities and counties control?

[0:52:04](https://vimeo.com/1172650636#t=3124s) Yeah, yeah. I mean, no, th- they're involved, yes, and, and, and the local municipalities are. You know, they, they'll have their inspectors that are on site making sure as, uh, you know, of course, once we get past the land disturbance process and, you know, dirt's being moved, trees are being cut down, you know, you've got inspectors from the county that are coming out there checking the work, 'cause they're only given a permit to do so much at a time. And so once that work is completed, then you've got an inspector out there making sure that work is done and completed in a timely manner.

[0:52:33](https://vimeo.com/1172650636#t=3153s) Thank you. Um, thank you, Mr. Chairman, for explaining this bill to us. We'll definitely send it to subcommittee and give everybody all the time they need to ask, ask their questions. Um, for this bill, it will go to Resource Management, Pat Smith, and the previous bill goes to John Corbett, um, George. So, so the committee will know how to track it. Um, you're welcome to sit here and listen to the public comments, or, um, if you have to leave, we understand that.

[0:53:07](https://vimeo.com/1172650636#t=3187s) But-

[0:53:07](https://vimeo.com/1172650636#t=3187s) Okay. Thank you very much.

[0:53:08](https://vimeo.com/1172650636#t=3188s) Yeah, but you're welcome to stay. The, th- this is an observation before we, um, have some public comment. The, um, one of the things our local governments are required to do are c- are comprehensive plans, and they're reviewed every five years. And in looking into this as a cursory overview, a lot of your local governments are not up to date on their plans, and I think some, some, uh, special attention to that might help address some of these questions as well.

[0:53:41](https://vimeo.com/1172650636#t=3221s) Now to our sign-up sheet. Um, I will tell the committee we don't have rules today, so I can go a little bit longer, but th- this room is gonna be needed shortly. So as, uh, in respect to the fact that I limited our committee members to one question, I ask that you be extremely brief. You will have, so we have about 15 people who wish to speak. So we will, um, just give you a couple minutes to say your area and what you're interested in, and then we'll go through our subcommittee process, which we hope to have very early next week to give ample time for these debates.

[0:54:17](https://vimeo.com/1172650636#t=3257s) Um, our first person is Kennedy Atkins, and our second person is Austin Hackney. If you will get ready. Okay. Uh, we got, we got you on.

[0:54:31](https://vimeo.com/1172650636#t=3271s) Cool.

[0:54:32](https://vimeo.com/1172650636#t=3272s) Charlice Smith, members of the committee, thank you for allowing me the opportunity to speak today in favor of SB 447. My name's Kennedy Atkins. I am the director of government affairs at the Georgia Public Policy Foundation and Georgia Policy Impact. Uh, Chairman Dixon already noted our study that found that 94 of Georgia's 159 counties are experiencing a housing shortage. Among those counties, the average shortage is nearly 4,000 units, while the median shortage is closer to 1,000 units. One of the most effective ways to begin closing this gap is to ensure building permits are processed in a timely and predictable manner, like SB 447 attempts to do.

[0:55:10](https://vimeo.com/1172650636#t=3310s) Uh, delays increase project costs and uncertainty for builders, and those higher costs are ultimately passed on to homebuyers. Uh, thank you again for the opportunity to testify.

[0:55:22](https://vimeo.com/1172650636#t=3322s) Thank you. Number, um, let's see, Monica, and then after Monica is Austin Hackney.

[0:55:29](https://vimeo.com/1172650636#t=3329s) March 17th, Tuesday, committee day.

[0:55:32](https://vimeo.com/1172650636#t=3332s) Okay.

[0:55:32](https://vimeo.com/1172650636#t=3332s) That, that helps.

[0:55:33](https://vimeo.com/1172650636#t=3333s) It's just Austin. Hmm? It's, it's Austin. All right. Mr. Hackney, go ahead.

[0:55:39](https://vimeo.com/1172650636#t=3339s) Thank you, Madam Chair, members of the committee. Austin Hackney with the Home Builders Association of Georgia, here to speak in favor of the Senate bill and, and look forward to doing that more in subcommittee. But, um, while I have a moment, I'd just like to reinforce a couple points that have been made, which is that the 45-day turnaround requirement on these plan reviews is existing statute. And what we see, I think the operative change in the bill is to require the reviewing authorities to make all their reviews during that 45-day time period.

[0:56:11](https://vimeo.com/1172650636#t=3371s) I think the examples that you heard from Senator Dixon and that you'll hear from speakers today, uh, would indicate that that shot clock, that existing code today, really gets reset by the local government every time more comments are made about the plans. And, and you heard senator talk about a recent experience with six or eight different rounds of comments, and that's the delay that we're referring to here, is, is the multiple rounds of comments on the bill. So, uh- With the change i- in this bill, which is a change to the efficiency of the process that happens in permitting after the local community has decided that this project is appropriate for their local community.

[0:56:52](https://vimeo.com/1172650636#t=3412s) So the zoning decision has been made, and now we're just working with the engineers, uh, on staff at the city and from the developer side to make sure that those zoning conditions that have been agreed to are complied with i- in these plans. So that is really the step in the process that we're trying to affect here is, is the delay in the permit review once the community has decided that this project is good for their local community. And the accountability piece I think goes i- in a two-way street.

[0:57:24](https://vimeo.com/1172650636#t=3444s) So you got accountability on the, uh, for the missed deadlines, which, uh, he described, and then, um, accountability for the applicant when they resubmit, uh, material changes, um, that shot clock restarts completely. Goes back to zero. So no longer a 14-day efficient process there. If the applicant themselves is making material changes to the application, it restarts the 45-day shot clock. So, um, from the Home Builders Association of Georgia, this is a efficiency and transparency bill.

[0:57:58](https://vimeo.com/1172650636#t=3478s) We fully support it. We look forward to working with the members of this committee to refine it further and thank you for the opportunity.

[0:58:04](https://vimeo.com/1172650636#t=3484s) Thank you. Our next person, Tari- what's, it's Betsy-

[0:58:12](https://vimeo.com/1172650636#t=3492s) Bradfield

[0:58:12](https://vimeo.com/1172650636#t=3492s) ... Bradfield, it looks like, and then... We're trying-

[0:58:17](https://vimeo.com/1172650636#t=3497s) Johnson

[0:58:18](https://vimeo.com/1172650636#t=3498s) ... Katie.

[0:58:18](https://vimeo.com/1172650636#t=3498s) Casey.

[0:58:19](https://vimeo.com/1172650636#t=3499s) Casey Johnson.

[0:58:20](https://vimeo.com/1172650636#t=3500s) Oh, my.

[0:58:22](https://vimeo.com/1172650636#t=3502s) Yeah.

[0:58:22](https://vimeo.com/1172650636#t=3502s) Thank you, Madam Chair.

[0:58:23](https://vimeo.com/1172650636#t=3503s) My committee just asked me to have everybody print their names 'cause We appreciate your creative writing, so, uh.

[0:58:31](https://vimeo.com/1172650636#t=3511s) I apologize for my mix of cursive and ... Not to bring up cursive handwriting. Sorry. Um, my name is Betsy Bradfield. I am with the Georgia Association of Realtors, and I'm here to speak in favor of this bill. Our national association just released a study, I'm sure some of you have heard me talk about it, um, that found that the median age of a first time home buyer is now 40 years old. And in addition, we have some research at the state level that shows that the median home price in Georgia last year was $360,000. That is not affordable for a first time home buyer.

[0:59:03](https://vimeo.com/1172650636#t=3543s) And the longer this permitting process takes, and the more delays that are added by the local government on this m- multiple rounds of comments that you've heard about, it ends up be- meaning the more expensive the home has to be listed for because the developer has to carry that interest on the continued life of that loan, and then more labor has to be added in because we're talking about changes to the project, um, in order to comply with the local government's request. And while the state cannot control interest rates, I wish you could, what you do have the ability to do is to affect how long it takes for a home to come to market with this bill.

[0:59:37](https://vimeo.com/1172650636#t=3577s) And it still provides ample time for the local government to weigh in on the permitting and approvals process, and it still very much preserves their ability, Representative Drenner, to deny a project if they don't want it in their local community. It does not take away their ability to deny a project. But we are just asking for your assistance and the state's assistance in ensuring that our local government partners do their part to follow existing law to help us create affordable housing in the state of Georgia. Thank you so much.

[1:00:04](https://vimeo.com/1172650636#t=3604s) Thank you. Johnson, and then after that, I think it's Hiatt, Hiatt, um, is next, and then Jason Parker. Go ahead, Mr. Johnson.

[1:00:12](https://vimeo.com/1172650636#t=3612s) Madam Chair, thank you. Cosby Johnson with the Georgia Chamber of Commerce, and that's my horrible handwriting. So hopefully the handwriting will be inside of the literacy bill- ... when I get to work on that. Uh, with the Georgia Chamber, we are in support of Senate Bill 447. Uh, Senate Bill 447 is a targeted growth focused solution that addresses challenges by bringing much needed consistency and transparency to Georgia's permitting process. By preventing infinite delays and opaque guidelines, Senate Bill 447 creates a more sustainable and predictable environment for single family housing growth.

[1:00:46](https://vimeo.com/1172650636#t=3646s) This certainty is vital for businesses planning and for communities seeking to meet rapidly accelerating housing demand, and we look forward with working with you all through the subcommittee process. Thank you, Madam Chair.

[1:00:57](https://vimeo.com/1172650636#t=3657s) Thank you. As a teacher, I give you A+. All right. So, uh, Mr. H- please pronounce your last name for us.

[1:01:04](https://vimeo.com/1172650636#t=3664s) Hiatt.

[1:01:05](https://vimeo.com/1172650636#t=3665s) I got it. All right. Sorry.

[1:01:06](https://vimeo.com/1172650636#t=3666s) Yeah.

[1:01:06](https://vimeo.com/1172650636#t=3666s) Thank you.

[1:01:07](https://vimeo.com/1172650636#t=3667s) Thank you, uh, Madam Chairwoman. Um, my name's Wayne Hiatt. I am currently the president of the Greater Atlanta Homebuilders Association. I am also a builder and developer of, uh, single family residential. And I can just speak from experience. Uh, I didn't know there was a 45-day time limit on response to comments because, quite frankly, that doesn't happen. So what we're looking for with this bill is some accountability on the local side. I can tell you that my current project went under contract, uh, 12 of 2021, closed 1 of 2023.

[1:01:50](https://vimeo.com/1172650636#t=3710s) Today is 3 of '25, and I'm starting model homes. That's a long time to hold property and land, and we could really use some help. Thank you so much.

[1:02:04](https://vimeo.com/1172650636#t=3724s) Thank you. M- um, Parker and then Truss.

[1:02:11](https://vimeo.com/1172650636#t=3731s) Good morning, Madam Chairman, Chairwoman, and committee. Thank you for the opportunity to speak. My name is Jason Parker. I'm a president of Two Reza Built. We're a local home builder here based in Atlanta. We build single family homes across the Metro Atlanta ara- area. We're in strongly support of this bill. This bill, just like Wayne just spoke about, has a huge opportunity to finally put a goalpost for us. When it comes to land development, I'd love to see six months in this process. Most of the time it's one year to three years. which is really, really hard when we talk about bringing affordability, bringing supply, bringing housing.

[1:02:47](https://vimeo.com/1172650636#t=3767s) We have a, I heard it was 150 counties are under supplied. This brings an opportunity for us to truly be able to plan and bring homes for many, many ne- well needed homes for many, many of our consumers and our residents. We, uh, as we look, you know, typically, I play my business. I try to hope to have a LDP permit in six months, most time it's a year. Metro Atlanta, we've seen LD per- LDP permits celebrate two birthdays at a county before it ever actually gets approved, because it goes back and forth, goes to this committee, goes to this, this.

[1:03:23](https://vimeo.com/1172650636#t=3803s) It's really hard when we're trying to plan a business to when we can expect to deliver a home, what the value of that home is. So, um, again, thank you for the opportunity to speak, and again, we're strongly supportive of this bill.

[1:03:33](https://vimeo.com/1172650636#t=3813s) Thank you very much. Um, next is Trust, then, uh, Noah, and then Chris Manganiello. Okay?

[1:03:42](https://vimeo.com/1172650636#t=3822s) Yes, ma'am, and good morning, and thank you, Madam Chair. My name is Joel Trust. I'm with the Association of County Commissioners of Georgia. We represent all 159 counties. First and foremost, I wanna thank Senator Dixon for his partnership in this bill. We have worked very closely with him in Senate leadership, and we're hoping this is the step that perfects the bill in its committee. Uh, there are one or two outstanding issue. Uh, Representative Peachy brought up kind of the big one for us, and that's line 67, 68 through 71. Uh, in this process, we are not f- unfortunately fully in control. I mean, if you know, at least 35% to 40% of, th- not 40%, but 35% or 40% of the local issuing authorities are overseen by s- the Soil and Water Conservation Commission, and that's not including any federal requirements on any potential permit.

[1:04:24](https://vimeo.com/1172650636#t=3864s) That includes Army Corps of Engineers, anybody else involved. So if there's gonna be an enforcement mechanism there that require the local governments to be responsible for making sure this is done, we just wanna make sure that it's workable, that each county can apply it and use it properly. We wanna catch bad actors, too. We want housing supply as well in other businesses. We just wanna make sure that everybody can use the bill properly. And we'll work with your subcommittee, and I'm available if anybody have any questions.

[1:04:50](https://vimeo.com/1172650636#t=3890s) Thank you very much. Um, Noah is next, and then Chris is after that.

[1:04:56](https://vimeo.com/1172650636#t=3896s) Thank you, Chairwoman. Good morning, members of the committee. My name is Noah Raines with the Georgia Municipal Association, and as I begin, I'd like to re- reiterate some of the comments that Joel made. I'd like to thank both Chairman Dixon and Chairman Anderson, uh, who worked with us on the House iteration of this legislation. Um, a lot of changes have been put into this bill, and I'm sorry that this is the first many of you are hearing of this. We've been working on this on the House side for almost three and a half months now in the Governmental Affairs Committee having these conversations. So, um, we stand ready to, you know, help tighten up some of the language that's left in this bill, um, to help it move forward.

[1:05:26](https://vimeo.com/1172650636#t=3926s) We believe that local governments can be held to a higher standard in this regard for the issuance of these permits, and the legislation that we currently have also works to hold developers to a higher standard when they bring those applications forward for those permits. So we stand here ready. We will engage in the subcommittee, and I'm here to answer any questions the committee may have, but thank you so much.

[1:05:43](https://vimeo.com/1172650636#t=3943s) Thank you very much. Uh, Chris, and then April, and then Jay.

[1:05:48](https://vimeo.com/1172650636#t=3948s) Good morning. Thank y'all. Uh, appreciate being here. I'm Chris Manganiello, Chattahoochee Riverkeepers Water Policy Director. Um, you know, we represent, uh, thousands of folks who live throughout Chattahoochee River Basin, uh, and I'm also here, uh, working, uh, in partnership with some folks who couldn't be here today. Um, you know, we're here to ask you to, to basically to, uh, we're, we're opposed to this bill, and, um, we believe that, uh, SB 447 creates new timelines and workarounds for developers seeking applications for complex residential, build-to-rent, commercial, industrial, and other data center projects all over the state of Georgia.

[1:06:20](https://vimeo.com/1172650636#t=3980s) This isn't just going to apply to residential projects. It'll apply to any large, complex, horizontal development. Just understand that. Um, the bill is amending two code sections, not just the Erosion and Sedimentation Control Act, which is Title 12. It's also, uh, introducing completely new timelines in, um, Title, uh, 36, which is the cities and counties', um, uh, planning and, and management. Um, so real quick, in, in, uh, on the Erosion and Sedimentation Control Act, you know, the thing that we are concerned about is in lines, uh, you know, 49 through 52.

[1:06:59](https://vimeo.com/1172650636#t=4019s) It's the addition of that 14-day resubmission review. Uh, that is what gives us heartburn. Um, and, um, also on lines 69 through 70, this is where the kind of automatic, uh, deemed approved, uh, language is also included, which we do not like. In Section 4, which has not been discussed here this morning, Section 4 is the Title 30 sect- thir- Title 36 piece, and this applies again to, uh, all city and county, uh, management.

[1:07:29](https://vimeo.com/1172650636#t=4049s) It is basically saying that any permit, which means, quote, "Any license, permit, or other governmental approval of a development," would now be subject to a brand-new 45-day and 14-day timeline as expressed in lines 125 through 131. That is totally new, uh, to code. That does not exist in code, uh, in this section as it applies to all local government decisions for permits and licenses. So please consider that very, very closely.

[1:08:00](https://vimeo.com/1172650636#t=4080s) Um, that applies to building codes, inspections, licenses, uh, and whatnot, including fire code. Uh, so just, uh, encourage you to, to, uh, to, to spend extra time looking at that particular section. Overall, what we're concerned about with the measures as presented in this bill is that it could result in projects basically getting expedited and moved through in a very, um, very fast manner that could have negative impacts on public health, public safety, and certainly on the environment, uh, which we work on most directly.

[1:08:32](https://vimeo.com/1172650636#t=4112s) And I, and I will just highlight, uh, you know, in a conversation, you know, we can, we can kinda write it off, but in conversation with a, with a county engineer who's the LIA- They were saying, "You know, maybe these timelines are no big deal for us, but if we have that one project that's complicated, we'd hate to see these new timelines put on us if we're dealing with a complicated project that does have to go through a series of reviews because it's not just someone's individual home on a three-acre property, but it's something that's covering hundred and hundreds of acres." So thank you for your consideration.

[1:09:04](https://vimeo.com/1172650636#t=4144s) I look forward to talking to you all.

[1:09:06](https://vimeo.com/1172650636#t=4146s) Thank you very much. April and then Jay.

[1:09:12](https://vimeo.com/1172650636#t=4152s) Thank you, Madam Chair, members of the committee. My name is April Lipscomb. I'm an environmental lawyer. I work for the Southern Environmental Law Center. Uh, I oppose this bill currently as it's written. Uh, I wanna focus on, uh, just a couple of things. Um, so the, the weird thing about this bill is it allows permit applicants to get another bite at the apple after their permit has already been denied. So this is not a situation where the county, the local government, has said, "It's incomplete. We need more information." They have done a thorough review of the application, denied it, and then the applicant gets to resubmit it, and they get an expedited review period of 14 days.

[1:09:51](https://vimeo.com/1172650636#t=4191s) That doesn't make any sense to me at all. So typically, when a permit is denied, you can cut your losses, go home, you can appeal that decision through the administrative or judicial process, or you can file a new permit application down the road. So this bill sets up essentially a new permitting scheme where applicants get to resubmit their application immediately after a denial. That's not how typi- how these things typically work. It's just kind of bizarre. Um, I do think applicants really should have an opportunity to cure deficient applications, to provide information that may not have been complete.

[1:10:25](https://vimeo.com/1172650636#t=4225s) Um, but that bill, this bill goes ta- to that extra step dealing with the non-ILECs. I'll also sa- um, add, the bill doesn't really speak to the situation that Chairman Dixon and others have mentioned where there are comments going back and forth and there's dialogue between the developer and the local government. Um, instead, it focuses on this, like, resubmittal process, and resubmitted application's not defined, material additions are not defined. So I think this is gonna result in a lot of confusion because we're talking about a resubmitted application, not just dialogue and back and forth on comments.

[1:11:00](https://vimeo.com/1172650636#t=4260s) So I think if that's really the concern, we need to think about rewriting the bill to actually address that specific process in the permitting review. Um, so, um, I'll stop there. I know we're short on time. Um-

[1:11:12](https://vimeo.com/1172650636#t=4272s) Okay

[1:11:12](https://vimeo.com/1172650636#t=4272s) ... but happy to talk to any of y'all afterwards. Thank you.

[1:11:14](https://vimeo.com/1172650636#t=4274s) Thank, thank you very much. Mr. Knight.

[1:11:18](https://vimeo.com/1172650636#t=4278s) Yes, my name is Jay Knight. Good morning. Thank you, Chair Lady Smith. Um, I'm a home builder and land developer born here in Georgia. Been doing business here since 1978, and we strongly... I'm also the chairman of the Georgia Residential Land Development Council, and we strongly support this bill. The reality is, um, there's no defense for the status quo, and so if... We, we have to do something. We, uh, we're a market that needs 38,000... In north Georgia alone, we need 38,000 building lots a year.

[1:11:49](https://vimeo.com/1172650636#t=4309s) John Hunt, uh, of Market Insight, told me last summer that we won't deliver 8,000, um, developed lots in the next 12 months. It's not because they're not zoned. Your cities and counties are zoning that property. It's because the permitting process bogs it down so much. The best permit, uh, experience I've had in the last five years, I've received one in, um, nine months. That was the best. And, uh, I put a deal together. It was already zoned in a, in a local county, um, in 2020, and it took four years to get the land disturbance permit.

[1:12:29](https://vimeo.com/1172650636#t=4349s) So what happens in a land disturbance permit is a Georgia landowner does not get paid until the permit is issued. And so this isn't just promoting big business the opportunity to build more houses. These are families, your constituents, who own l- land on family farms. They've waited their turn, and now they put it on the market. And I'm typically talking to an 80-year-old farmer-

[1:12:51](https://vimeo.com/1172650636#t=4371s) Mm-hmm

[1:12:51](https://vimeo.com/1172650636#t=4371s) ... buying their property, and I've gotta, I've gotta break it to them that their property probably won't close for three or four years because they, b- because the permitting process. So we can, we could argue about all that, uh, th- those kind of things. We'll have an opportunity to talk more in subcommittee. But the real- the reality of the things, they're inarguable. 40 years old is the age of a first-time home buyer. That, that's in all the headlines. We can do something about that. Our replacement birth rates in the United States are 2.1 births per, uh, woman.

[1:13:22](https://vimeo.com/1172650636#t=4402s) We've fallen to 1.6. A lot of, um, um, psychologists are, are saying that the affordability issue and people waiting till the later parts of their fertility to build or buy a home is adding to that crisis. But we can do better. Uh, 8% of our cost is directed towards, um, carry cost on land, and, um, and I hope that you'll look favorably at this, this legislation.

[1:13:49](https://vimeo.com/1172650636#t=4429s) Thank you very much. A- as, um, people listening, those in our audience and those here at, um, for Natural Resources, the issues are complex. And, um, again, I will repeat that Vance Smith will be the chair of res- as the Chair of Resource Management, gets House, excuse me, gets Senate Bill 447, and John Corbett, um, will get Senate Bill, uh, 478 in the Environmental Quality Subcommittee. And we plan to have these meetings, we hope, Tuesday, but we'll have to get scheduled, and we will send out a notice as soon as, as we know.

[1:14:27](https://vimeo.com/1172650636#t=4467s) And thank you for your time, and, um, it, we really appreciate when we can get such good input from Georgia citizens. So thank you very much. We adjourn.