Stephens County planning commission recommends tabling major PUD rezoning after residents raise traffic, drainage and notice concerns

The Stephens County Planning Commission on Dec. 3 voted to recommend that the Board of Commissioners table a rezoning request from AK New Ventures LLC for two county parcels, after an extended public hearing in which multiple neighbors said they lacked key information about traffic, drainage and the scale of the proposed development.

Staff described the proposal as an initial development plan to rezone parcels T37055 and T37058 to Planned Unit Development (PUD) to allow a mixed-use project including townhomes, multifamily units, commercial retail, and a potential hotel. The staff memo said the developer expects to remain within the ordinance maximum of 15 dwelling units per acre and estimated residential construction costs of $5 million–$7 million and commercial costs of $10 million–$12 million, with a two- to five-year build timeline. Staff recommended approval of the rezoning as a concept plan.

Residents who spoke at the public hearing disputed that the packet provided adequate detail. Charles Wilson of 29 Parkway said he and his neighbors had been unclear about what uses could locate in the blue “office” and orange “hotel” areas shown on the concept plan and asked whether townhomes would be rentals or owner-occupied and whether the project could include subsidized housing. Linda Noel of Charles Street said signage and notice came too quickly over a holiday weekend and that neighbors left earlier meetings without information about the developer’s plans. Other speakers, including Tammy Wilson and Stan Richie, emphasized safety and traffic concerns for Skyline Drive and the nearby curve; Richie said the proposed road alignment “comes out close to that curve, and that’s a dangerous curve right there.”

Staff told the commission that stormwater, erosion and land-disturbance permitting are reviewed by the Georgia Environmental Protection Division (EPD) and would be addressed through state review when formal site plans are submitted. Staff also said the developer currently has plan-review work underway for a separate PUD on the bypass and noted a county/city hotel feasibility study has been shared with developers. Staff reiterated that a PUD rezoning approves the concept development plan and that detailed construction drawings and permits would follow, including state EPD review of retention/detention and erosion-control plans.

Commissioners pressed for clarity about what the rezoning would and would not approve. Chair Scott Stroud and other members clarified that rezoning and approval of the development plan do not automatically approve detailed site plans, and that PUD zoning remains with the land if sold—but any substantial change above the allowed density would require a return to the commission and county attorney review. Several commissioners said they wanted additional answers on traffic studies, water-management plans and the mix of commercial uses before forwarding a positive recommendation.

Because the applicant was not present to answer those questions, the commission made and seconded a motion to forward a recommendation to the Board of Commissioners that the board table the PUD decision until commissioners have the opportunity to review follow-up information. The motion passed on a voice vote. The Board of Commissioners is scheduled to consider the item on Dec. 13 at 8 a.m. in the same building.

The planning commission’s action was advisory; the final decision rests with the Stephens County Board of Commissioners. Staff said they would collect the commission’s questions and seek responses from the developer and then make those materials available to the board and the public.