Whitfield County planning commission approves eight rezoning requests, including several R‑2 to R‑5 conversions

The Dalton‑Whitfield‑Varnell Planning Commission approved eight rezoning requests at its July 28, 2025 public meeting in Whitfield County, Ga., moving multiple county parcels to new zoning districts that county staff said align with the joint comprehensive plan.

County planner Ethan Calhoun, with the Northwest Georgia Regional Office, recommended approval of each application and described most cases as "very simple, straightforward" rezonings that fit existing character and the comprehensive plan. The commission approved each motion by voice vote; the chair declared "the ayes have it."

The most consequential approvals were several conversions from low‑density single‑family residential (R‑2) to rural residential (R‑5). Staff said R‑5 permits smaller lots, duplexes and manufactured homes that R‑2 does not. For example, petitioner Brian Spence requested an R‑2 to R‑5 rezoning for a 3.356‑acre tract on Cedar Ridge Road to permit smaller single‑family lots or duplexes; Ethan Calhoun told commissioners the R‑5 district "would permit both of those uses" and noted nearby parcels already zoned R‑5 or R‑6. Spence told the commission he had not finalized a site plan but estimated "somewhere around 10 to 16" residences could be possible depending on stormwater and code requirements.

On Dicus Road, petitioner Miguel (Gil) Franco asked to rezone two small tracts, together about 1.14 acres, from R‑2 to R‑5 to replace aging single‑wide manufactured homes with duplexes. Franco told the commission he planned "2 duplexes on each property," for a total of four duplex buildings (eight units). Calhoun said multiple adjacent properties have already converted to R‑5 and that new duplexes nearby supported the request.

Smaller or single‑building requests also advanced. Jason Jackson sought an R‑2 to R‑5 rezoning for a 0.35‑acre parcel at 205 Old Lafayette Road to permit one duplex. Jackson described his plan: "We're gonna build a duplex on that one. She'll live in half of it. We'll live in half of it." Staff said a single duplex was the likely maximum for that lot and pointed to a nearby conforming duplex as precedent.

Other items were routine consolidations or corrections of mixed zoning on individual properties. Bradley Scott Martin requested that a 4.2‑acre family parcel that currently carried both GA (general agriculture) and R‑5 zoning be consolidated wholly to R‑5 to clear a deed issue; Martin said the change was to "straighten out a deed mess of the family" and not to enable immediate development. Faith Ball asked to change a 7.25‑acre parcel at 1915 Otway Drive from C‑2 (general commercial) to GA; staff characterized it as correcting a spot zone because the property and surrounding parcels are agricultural in character. Arturo Lopez sought to convert a 12.58‑acre tract at 1023 Lafayette Road to GA, eliminating a small R‑2 corner to make the parcel single‑zoned GA for future consolidation.

Staff recommended approval for each item, saying the requested zone districts generally matched the county's character areas on the joint comprehensive plan and existing nearby zoning. During discussion of one R‑2 to R‑5 request, a resident, John Scott Murray, said he worried the change could set a precedent for rezoning adjacent 10‑acre parcels: "I am concerned that the 10 acres ... someone would take that R‑5 zoning ... load it up with a bunch of duplexes or mobile homes." Commissioners responded that any further rezoning of neighboring parcels would have to return to the planning commission for separate review.

Votes at a glance

- Joshua (agenda listed as "Joshua Wright") / petitioner identified in comment as Joshua Ray — Old Dixie Highway, 5.35 acres: requested suburban agriculture to general agriculture (GA). Outcome: approved by voice vote; chair declared "the ayes have it." (staff recommended approval)

- Brian Maddox — 5120 South Dixie Highway, 5.84 acres: requested C‑2 (general commercial) to R‑5 (rural residential). Outcome: approved by voice vote; staff recommended approval.

- Brian Spence — Cedar Ridge Road, 3.356 acres: requested R‑2 to R‑5 (allows duplexes/smaller lots). Outcome: approved by voice vote; staff recommended approval. Petitioner estimated "somewhere around 10 to 16" potential residences depending on stormwater and code.

- Bradley Scott Martin — 3323 Lower Gordon Springs Road (4.2 acres): requested mixed R‑5/GA consolidated to R‑5 to resolve deed conveyance. Outcome: approved by voice vote; petitioner said change was for estate planning, not immediate development.

- Faith Ball — 1915 Otway Drive NE (7.25 acres): requested C‑2 to GA to correct a spot zone. Outcome: approved by voice vote; staff recommended approval.

- Jason Jackson — 205 Old Lafayette Road (0.35 acres): requested R‑2 to R‑5 to allow one duplex. Outcome: approved by voice vote; petitioner described plans to occupy one side and family the other.

- Miguel (Gil) Franco — 122 & 130 Dicus Road (two tracts, total 1.14 acres): requested R‑2 to R‑5 to replace aging manufactured homes with new duplexes. Outcome: approved by voice vote; petitioner said plans would place two duplexes per parcel (four duplexes total; eight units).

- Arturo Lopez — 1023 Lafayette Road (12.58 acres): requested conversion of a small R‑2 corner to GA so the entire parcel is GA. Outcome: approved by voice vote; staff recommended approval.

Commission procedure and next steps

Calhoun reviewed the public‑hearing process at the start of the session and answered commissioners' questions about allowed uses in each district, noting differences such as R‑5 permitting duplexes and manufactured homes while R‑2 does not. Multiple petitioners said they had not yet submitted site plans and were seeking the rezoning before preparing engineering and stormwater details; staff noted applicants must meet setbacks, parking and stormwater rules at permitting and could be required to revise plans at that stage.

The commission moved into a closed session after concluding the public‑hearing items. The chair then returned the meeting to open session to conduct the vote sequence described above and adjourned after routine closing remarks.