Planning Commission recommends denial of developer's twin rezonings for Gibson Road area

The Augusta Planning Commission voted to recommend denial of a request to rezone about 41.5 acres on Gibson Road from R‑1A to R‑1E for a 319‑unit townhome development and denied a separate request to rezone two adjacent lots to B‑1 for a 15,600‑square‑foot neighborhood business center.

The proposals, filed by Southern Civil Solutions LLC on behalf of Property Developers LLC, would have allowed a 319‑unit attached townhome community and a small commercial center adjacent to the site. Amanda Cruz, Planner I, told the commission the townhome concept shows 319 attached units at about 7.7 units per acre, roughly 9.12 acres of open space and three stormwater detention ponds, but staff noted the plan provides about 22% open space while R‑1E requires a minimum of 25%.

The commission’s recommendation followed more than an hour of public comment that centered on density, emergency access and infrastructure. Several nearby residents said the proposed emergency access onto Tate Road would increase traffic and reduce safety. Barbara Grant, a resident of 3225 Tate Road, said she was “not against town homes” but opposed the emergency entrance “right next to my house.”

Petitioners and developer representatives told the commission they remain open to revisions. Gary Bennett, representing Southern Civil Solutions, said staff summaries were accurate, and Kavya Shtivedi, identified as the developer for Adipresent Property LLC, said, “I do expect the density to go down a bit,” while noting the plan is conceptual and likely to change during site design.

Staff asked that the two applications be considered as a package because they are interdependent, but the applicant declined to withdraw the smaller commercial rezoning so both were considered separately. Planning staff’s report flagged multiple technical items including the need to extend sewer mains (utilities noted sewer is available on Mason Road but would need to be extended to the site), a required traffic study, and road improvements on Gibson Road and Wynne Drive to meet Augusta standards. Staff also reported the area is not served by public transit and that the surrounding area’s current density is about 4.3 units per acre, lower than the proposal.

Commissioners and speakers pressed developers on parking, buffers and how the development would be phased. Several neighbors urged a mix of single‑family detached homes and townhomes rather than a primarily townhome project, citing long‑term neighborhood fit. Bobby Williams, of Bellemeade Drive, asked the commission to “consider an exception so that they can have … another exit or look at the map and find another exit out rather than coming into that community,” citing Tate Road’s narrow width.

After debate the commission first considered postponement, then a substitute motion to deny the rezoning request for the townhome development passed on roll call and the planning commission’s recommendation to the full Augusta Commission will be denial. On the neighborhood business rezoning for 3301 and 3303 Gibson Road, the commission likewise denied the request following staff recommendation and public comments.

The developer may bring revised proposals or await the full Augusta Commission hearing. Staff cautioned that approval of any rezoning does not constitute approval of site plans; separate site plan review and approvals, including meeting tree ordinance requirements and final elevations, will be required before construction may begin.