Planning Commission split on Spring Creek Estates rezoning request for South College parcel

Auburn Planning Commission members debated a rezoning request March (date not specified) to change about 1.2 acres on South College from Neighborhood Conservation NC-20 to Neighborhood Conservation NC-14, a zoning change the city staff said would allow one additional single-family lot.

The rezoning request, filed as case RZ2025-1 and presented by city planning staff, would reduce the minimum lot size requirement from roughly 20,000 square feet (NC-20) to about 14,000 square feet (NC-14). Staff told the commission the change would not alter permitted uses — both districts allow only single-family housing — but would slightly increase allowable density and make a modest subdivision layout possible.

Why it matters: neighbors said the smaller lot size and added units would change the character of the South College corridor and might increase traffic and downstream flood risk. The Planning Commission’s recommendation will be part of the public record before any final decision by the City Council.

Staff presentation and applicant intent City planning staff explained the district differences and noted the subject parcel touches NC-14 on two sides, which staff said reduces the risk of “spot zoning.” The presenter described the likely effect as the creation of one additional lot under NC-14 compared with the current NC-20 designation.

Brandon Hayes of Hartbrook Development, the applicant, told the commission he controls the subject parcel and the adjacent NC-14 lot to the north and intends a small single-family development of about five homes, similar in character to nearby Carmela Court. Hayes said the proposed design uses shared driveways that already connect to South College and that driveway waivers have been coordinated with the city’s engineering department should the rezoning be approved.

Neighborhood concerns Cori Reynolds, speaking for the Tallinn Court neighborhood (733 South College), said lots in that neighborhood average about three-quarters of an acre and that subdividing the 1-to-2-acre parcel down to third-acre lots would create a noticeably denser, smaller-house pattern unlike the surrounding street. Reynolds also said a portion of the nearby land is used for detention and is affected by the same floodplain issues.

Commission discussion focused on floodplain and traffic impacts. Commissioners asked whether all proposed homes would sit inside FEMA floodplain zones and whether the subdivision would require floodplain modeling and compensatory storage. The applicant said they had retained a floodplain consultant and had begun coordination with city engineering; the applicant said the model and FEMA review would be part of subsequent engineering steps and that homes could be elevated or built on floodable crawlspaces if required. City staff clarified that the formal HEC-RAS modelling and any FEMA review would come later if development proceeds.

Vote and next steps A motion to forward approval of RZ2025-1 (Spring Creek Estates) to the City Council was made and seconded. A roll-call vote was recorded as follows: Nonnette Reese — Yes; Dana Kemp — No; Bill Chancellor — No; David Wisdom — Yes; Joseph A. Stroop — No; Jennifer Stevens — No; Oscar Mosley — Yes; Walker Davis — No. The roll-call record in the transcript shows three recorded yes votes (Reese, Wisdom, Mosley) and five recorded no votes (Kemp, Chancellor, Stroop, Stevens, Davis). The clerk then stated on the record that the matter will go to the City Council. The transcript does not contain further action in this meeting.

What remains unresolved Commissioners and neighbors asked for the floodplain modelling and a clearer site/layout before any subdivision is undertaken. The applicant said those technical studies are under way; staff said final plat or engineering approvals would address floodplain, stream buffer and driveway details. The commission debate focused on compatibility with neighborhood character, traffic/driveway configuration and ensuring no adverse downstream flood impacts.

Ending note The Planning Commission’s formal record and votes will be included in the referral materials sent to the City Council for its review and decision.