Planning panel approves Lakes at Black Creek sketch plat despite residents' flood, septic concerns

Planning and zoning commissioners on June 17 approved a sketch plat for a 144‑lot Phase 2 of the Lakes at Black Creek subdivision in northern Bryan County, with a staff condition that the developer complete a detailed flood study and address stormwater and floodplain issues before civil construction permits are issued.

The sketch plat, presented by county planning staff, would bring the development’s total from 353 lots originally approved in 2010 down to 263 lots across phases 1 and 2 after a previously planned Phase 3 was removed. Staff said the plan meets Unified Development Ordinance (UDO) standards for density and lot size and provides required recreation areas, open space and 50‑foot buffers where applicable.

The vote followed more than an hour of public comment in which residents cited repeated flooding, septic problems, concerns about groundwater and wells, and the condition of Page Road, the unpaved access road serving parts of the project. “When we have any type of heavy rains, my entire property floods,” said Dawn Poe, who identified her address as 235 Page Road. “I just wanna know, can we stop for a second and see what that's gonna be like?”

Staff planner Brett (staff member) told the commission the project complies with the comprehensive plan’s emergent suburban character area and with the UDO’s technical requirements. “They are showing the appropriate recreation that is required by the UDO,” Brett said. He noted the developer is required to provide a detailed flood study for lots that fall in the unnumbered A zone and to satisfy the county’s stormwater standards.

Neil McKenzie of Coleman Company, representing the applicant, said a flood study and modeling are already underway. “We do have our flood study underway, so we're in the process of doing our modeling … and we'll have that done in plenty of time to have, you know, to be on the plans and coordinated with the plans when they come in,” McKenzie said.

On technical points staff and the applicant said: the sketch plat shows 1.5 units per acre (below the 2 units/acre maximum), minimum lot sizes above the UDO threshold (greater than 15,000 square feet and 75 feet wide), 12.87% open space (exceeding the required 10%), two active playgrounds and one active field, and 50‑foot buffers around AG‑5 zoned adjacent property. The developer plans a lift station and gravity sewer to connect to a nearby wastewater treatment plant rather than individual septic systems, and Consolidated Utilities was identified by the applicant as the expected operator of water and sewer infrastructure after construction.

Residents urged the commission to deny or defer, citing additional county costs for more schoolchildren, traffic impacts on unpaved Page Road, and potential impacts to Page Farms and other nearby properties. Kristen Stanford, a resident who raised school and county cost calculations, asked the panel to “please vote in denial” and outlined estimated fiscal impacts to county services if the development proceeds.

The commission approved the sketch plat “with the condition that a detailed flood study to establish a base flood elevation for lots that fall in the unnumbered A zone” be completed before civil construction plans are approved, and with standard UDO compliance requirements for streets, sidewalks, tree plantings, and recreational amenities. The decision does not authorize construction permits; it clears the sketch plat to advance to the next phases of the county review and permitting process.

The county staff and applicant repeatedly told residents the sketch plat satisfies UDO technical standards and that many of the residents’ enforcement concerns for Phase 1 (sidewalks, lighting, inspections) involve earlier approvals and developers. Commissioners encouraged residents to pursue enforcement or remedies through their homeowners association, the health department for septic questions, and the Board of Commissioners for broader policy or enforcement questions.

Next steps for the developer include finishing the floodplain modeling, providing required civil construction plans, stormwater and on‑site mitigation designs, and securing required Corps of Engineers and state approvals for any jurisdictional wetlands impacts before permits will be issued.