Augusta planning commission postpones vote on 319-unit townhome rezoning after engineering, neighbor concerns

Augusta Planning Commission on April 2 postponed consideration of Z-25-07, a rezoning petition by Southern Civil Solutions LLC on behalf of Property Developers LLC that would rezone roughly 41.5 acres from R‑1A single‑family residential to R‑1E to allow a 319‑unit townhome community.

The move came after staff flagged engineering concerns about existing roads and utilities and after multiple residents urged delay. Amanda Cruz, planner I with Planning and Development, told the commission the concept plan proposes 319 attached townhome units, roughly 7.7 units per acre, 10.59 acres of open space and on‑site amenities including a clubhouse, pool and three stormwater detention ponds. Cruz said the proposal meets the R‑1E open‑space requirement (minimum 25%) but that the site lacks sanitary sewer and that traffic engineering requires a study to determine needed road improvements. She read engineering comments saying Gibson Road, Mason Drive and Wind Drive do not meet Augusta standards to support the number of lots and vehicle traffic expected and that several proposed internal intersections have “significantly acute angles” that could create safety and sight‑distance problems.

The petitioners told the commission they would work with staff. Gary Bennett, representing Southern Civil Solutions, said the developer agreed to review the engineering comments and the utilities requirements and to host a community meeting. The developer confirmed it would explore sewer extensions and road upgrades and said some items — such as crime or wildlife impacts cited by speakers — were not within the developer’s control.

Neighbors gave lengthy testimony opposing the rezoning as presented. Andrew Jordan Davis, who said he owns multiple Mason Road properties, described narrow roads without lane markings or sidewalks and said most existing homes use septic, raising questions about sewer capacity. Several speakers — including Paul Adams (3340 Wind Drive), Constance Thompson and Deborah Brown — raised safety concerns, speeding, existing shootings in the area, damage to trees and wildlife, and the proximity of the proposed internal road to existing homes. Tom Adams and others warned that Wind Drive is “one‑car passable” and said a new internal connection would require taking existing property and widening dangerous stretches.

Planning staff recommended a postponement after receiving the engineering department’s comments earlier in the day. Director Delaney read a revised staff recommendation asking that the developer return with a revised concept plan that: (1) addresses Gibson Road, Mason Drive and Wynne Drive upgrades to meet road‑system standards, (2) shows an interior road cross‑section that meets current standards, and (3) revises internal intersections to reduce acute angles. A commissioner added that the developer should host a community meeting before returning to the commission; the developer agreed to do so. The commission voted in favor of postponement by voice vote.

Why it matters: The proposal would more than double the surrounding area’s density (staff noted surrounding density around 4.3 units per acre). Commissioners and residents framed the issue as a balance between new housing supply and existing infrastructure capacity, including roads, sewer availability and public safety. Staff and engineering told the commission the project cannot proceed without addressing road geometry, right‑of‑way and sewer extension questions.

Next steps: The developer will present a revised concept plan addressing engineering comments and will host a community meeting; the item will return to the commission for further review. The developer and staff agreed to work with neighbors in advance of the next hearing.