Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Rezoning topic
No spam. Unsubscribe anytime.
Planning commission recommends denial of Chelsea Enterprises rezoning for 25-acre subdivision on Burnsed Road
Summary
After substantial public comment citing flood risks, water and septic concerns, and loss of agricultural character, the Planning and Zoning Commission voted to recommend denial of Chelsea Enterprises’ request to rezone roughly 25 acres from AG-5 to R-80 for a 10-lot subdivision; the case will go to the county commissioners on April 1.
The Bulloch County Planning and Zoning Commission on March 18 voted to recommend denial of an application from Chelsea Enterprises, Inc. to rezone about 25 acres on Burnsed Road from AG-5 (five-acre agricultural) to R-80 to create a 10-lot single-family subdivision.
Planning staff presented the site and recommended approval with conditions, including single-family stick-built homes, shared well arrangement, and road improvements that would meet county standards. Patrick Patton, the applicant’s agent, told the commission the development would include two community wells (one as backup), septic systems approved by the state Department of Public Health if soils allow, and an asphalt road with a 60-foot right-of-way built to county standards. Patton said the subdivision would be consistent with the county comprehensive plan’s projected suburban corridor designation.
Scores of nearby residents opposed the rezoning at the meeting. Opponents, represented in part by Greg Hammerstein and others who circulated petitions and letters, told the commission the parcel lies almost entirely within FEMA’s Flood Zone A and warned of increased runoff, erosion and worsening flooding for adjacent properties if the site were developed. Speakers raised concerns about 10 septic systems and drain fields, two additional wells drawing on a contested aquifer, and loss of agricultural land and rural character. One opponent said the area is ‘‘the lowest part of the county’’ and described longstanding wet conditions.
Planning staff and the applicant responded that building in a flood zone is permitted under county and NFIP (FEMA) rules provided structures meet base-flood-elevation requirements, that surveyors set benchmarks and houses are built with required freeboard, and that wetlands would be avoided. The applicant said the development team will follow required procedures for flood elevation, septic permitting and buffers and that similar parcel divisions have occurred nearby.
After deliberation and discussion of a departmental review item that incorrectly stated no flood-zone disturbance (staff agreed to correct that report), Commissioner Bath moved to recommend denial; Commissioner Trimble seconded. The commission voted to recommend denial to the Board of Commissioners for final action at its April 1 meeting at 5:30 p.m.; the chair said the denial recommendation gives the applicant and neighbors time to work through outstanding questions.
Speakers and materials Public commenters provided letters and a petition signed by residents on Burnsed Road, McCoy Road, Lawrenceville Church Road and adjacent areas; many spoke about flooding risk, water availability and the expectation that AG-5 zoning would limit density. The applicant provided sketch plans that show ten lots, two communal-well locations, and proposed buffers along boundaries.
What happens next The commission’s recommendation to deny will be forwarded to the Bulloch County Board of Commissioners for final action on April 1 at 5:30 p.m. Planning staff said it will correct the departmental review language about flood-zone disturbance before the commissioners’ packet is finalized.
