Committee approves curb-and-gutter waiver and front‑alley/shared‑driveway plan for Bethel Church Road area with conditions

The Paulding County Development Waiver Review Committee approved two related waivers for a single development along Ridge Road, Bethel Church Road (Grama Road) and Garmin Road, allowing developers to keep and improve existing roadside ditches rather than add curb-and-gutter and to use front‑facing shared driveways (termed "alleys" in the filings) for groups of homes.

Cabot Creek Consulting LLC asked the committee (cases 2025-2W and 2025-06W) to waive development regulation 5.9 0.1 so curb and gutter would not be required on portions of Ridge, Garmin and Bethel Church roads, and to waive development regulation 2.2 and section 5.4 0.8 so shared driveways/"alleys" could be located in front of homes rather than behind them. The applicant, represented by Steve Oxman, said the plan is "to improve the roadside ditches that are currently in place and not disrupt any current drainage patterns that are working and working well." Engineers on the project said the design includes regrading ditches and repairing a broken drain pipe on Bethel Church Road.

Multiple nearby residents spoke in opposition or with concerns at the public hearing. Roger Bolin, who said he lives closest to the development on Ridge Road, told the committee he was "definitely in opposition of this without them doing what is pretty much required by Paulding County throughout the county" and cited drainage and vehicle access worries. Cheryl Reed, who lives on Bethel/Grama Road, said, "we are opposed to this," citing long‑standing drainage problems at the Garmin and Ridge intersection. Other speakers raised questions about maintenance responsibility for shared driveways, emergency vehicle access, traffic, home sizes and property values.

In response, the applicant and the engineer said the design dedicates additional right of way, provides a typical 16‑foot shoulder and ditch before the alley, and includes a plan for separate homeowners association (HOA) maintenance agreements. Jeff Kidd of Hagerman Design Group said the alley would average 60 feet from the current edge of pavement and the alley width would be about 20 feet, with multiple access points on some loops. The applicant said shared driveways would be paved and constructed by the developer prior to final plat, that two separate HOAs are likely (one for the conventional subdivision and one for lots served off existing roads), and that landscaping and street trees would be included as part of the development package.

The committee approved the curb-and-gutter waiver unanimously. For the shared‑driveway/"front alley" waiver the committee approved the request with three stipulations suggested during discussion: front‑entry garages, a landscaped visual buffer between the main road and the alley/shared driveway, and a driveway turnaround (to reduce backing onto the alley). George Jones made the motion to approve the shared‑driveway waiver with stipulations; Ray Wooten seconded. The request passed unanimously.

Committee members urged the developer to meet with concerned neighbors to discuss buffers and fencing; staff noted the project sits in the Sweetwater Basin and is subject to a Cobb–Paulding intergovernmental agreement regarding watershed matters.

The approvals allow the developer to proceed with the engineering and final plat process under the agreed‑upon conditions; HOA responsibilities and final construction details were referenced as items for the developer to include in covenants and final construction drawings.