Augusta Planning Commission approves multiple plats and rezoning requests, denies subdivision variance

The Augusta Planning Commission on Wednesday approved two final plats, granted rezoning for three petitions, postponed four developer petitions to April and denied a subdivision-variance request, staff and commissioners said.

The commission approved final plats S-960 (Brittany Oaks) and S-952 (Worthington), approved rezoning requests Z-25-03 and Z-25-04 (a 44.99-acre JBC Construction proposal for single-family homes with a commercial frontage), approved Z-25-05 (Back to Nature Garden Center) and Z-25-06 (conversion of a historic building on Telfair Street to multiunit residential). The commission denied subdivision variance SV-25-01, which would have created a landlocked 4-acre parcel from a 47.4-acre tract at 4475 Ederley Road.

Why it matters: The approvals clear the way for a 159-unit single-family subdivision with a commercial buffer along Mike Padgett Highway, expansion of a garden-center business to include a bistro, petting zoo, limited campsite and event space, and a small historic-building conversion to apartments. The denial of the subdivision variance preserves the county requirement that lots have direct access to a public road unless a compliant private-road solution is recorded and constructed, staff said.

Most significant items and staff conditions

- Z-25-03 (JBC Construction / Jeb Bogus Properties LLC): Staff recommended and the commission approved rezoning a combined 34.99 acres from agricultural, manufactured-home residential and light industrial to R-1D single-family residential, with roughly 10 acres along Mike Padgett Highway reserved for general commercial uses. Staff listed conditions including that density not exceed 4.6 units per acre, the development provide at least 17% open space, alternating home elevations with at least nine facades, sidewalks on both sides of internal streets, and that amenities be 50% complete by the time 50% of certificates of occupancy have been issued. Kevin Boyd, development services manager, summarized the concept plan and told the commission the site is consistent with the 2023 Comprehensive Plan for South Augusta. The applicant, Jeb Bogus, spoke to price targets and ownership model: “right now they're probably going to be about $2.55 to $2.90,” Bogus said, referring to price per square foot and to roughly 1,200-square-foot houses with garages.

- Z-25-04 (JBC Construction / commercial frontage): The companion rezoning to B-2 general business for about 10.09 acres was approved with conditions including compliance with the Augusta Tree Ordinance, downward-directed lighting, and separate site-plan approval before construction.

- Z-25-05 (Back to Nature Garden Center, petitioner David Harden): The commission approved rezoning two parcels totaling about 5.62 acres to B-2 to allow a bistro, plant nursery/garden center, limited petting zoo, event space and short-term campsite operations. Amanda Cruz, planner I, noted an outstanding code-enforcement case because prior zoning limited the property to a plant nursery; the petitioner said he was unaware expanded operations required rezoning and presented additional letters of support. David Harden told the commission the petting zoo uses small rescued animals and the campsite would be short-term and supervised; he said supporters value the garden center as a source of fresh food in an area described in staff materials as within a food desert. Staff placed several conditions on approval, including a 25-foot undisturbed buffer adjacent to residential parcels, enclosure of outdoor storage behind a six-foot privacy fence, downward-directed lighting, compliance with the Augusta Tree Ordinance, and that animals be housed and cared for per Georgia Department of Agriculture and Augusta-Richmond County Health Department guidelines. The motion passed on a roll-call vote: Owens, Spencer, O'Neil, Prince, Davis, Mallis and Larson voted yes; Smith voted no.

- Z-25-06 (CSR Economic Opportunity Authority / 343 Telfair Street): Staff recommended and the commission approved rezoning a 0.16-acre parcel from P-1 professional office to R-3C multifamily to allow conversion of a historic building to residential units. Staff conditions included a six-foot wooden privacy fence between the home and parking area, requirement that any exterior changes obtain a certificate of appropriateness from the Historic Preservation Commission, and applying for any needed density variance through the Board of Zoning Appeals.

- Final plats S-960 (Brittany Oaks, 94 lots at 3303 Firestone Drive) and S-952 (Worthington, 85 lots at 2523 Tobacco Road) were approved after staff noted agency approvals. Motions to approve those plats were recorded and accepted by the commission.

- SV-25-01 (Barry Hyman): The commission denied a subdivision-variance request to create a four-acre landlocked parcel from a 47.4-acre tract at 4475 Ederley Road. Planning staff recommended denial because approval would create an additional parcel without direct access to a public road. Director Delaney and staff explained that the petitioner could pursue a recorded easement and a private-road declaration, with a maintenance agreement and engineering review, as a path forward. The roll-call vote on the denial was: O'Neil yes, Prince yes, Davis no, Mallis yes, Larson yes, Smith abstain, Owens yes, Spencer yes.

Postponements and procedural notes

Items Z-25-07 through Z-25-10, petitions by Southern Civil Solutions for multiple rezoning requests affecting Gibson Road, Wind Drive and Golden Camp Road, were postponed to April at the applicants' request so the developer could assemble additional parcels and reduce requested variances. Staff recommended postponement and the commission approved it by voice vote.

What commissioners and applicants said

Kevin Boyd (Development Services Manager) framed Z-25-03 as consistent with the 2023 Comprehensive Plan’s South Augusta character area and described required traffic study and utilities coordination. Jeb Bogus, the applicant for Z-25-03 and Z-25-04, said the commercial frontage would serve as a buffer along the highway and noted the houses are planned as for-sale, entry-level units.

On Z-25-05 petitioner David Harden described community support and said the petting zoo would use small rescued animals and that campsites would be short-term and monitored. Amanda Cruz told the commission there was an open code-enforcement case because the property had been limited previously to plant-nursery use.

Staff and legal context

Staff repeatedly cautioned that approval of rezoning does not constitute site-plan approval and that development must comply with Augusta-Richmond County regulations at the time of construction. Staff referenced the city’s land subdivision regulations (Section 405), the Augusta Tree Ordinance and the 2023 Comprehensive Plan; floodplain and GDOT functional-classification maps were cited in background reports.

Votes at a glance

- Postponement: Z-25-07 through Z-25-10 — approved (postponed to April) — voice vote. - Final plat S-960 (Brittany Oaks, 94 lots at 3303 Firestone Drive) — approved — motion recorded (Owens/Spencer); voice vote. - Final plat S-952 (Worthington, 85 lots at 2523 Tobacco Road) — approved — motion recorded (Owens/Spencer); voice vote. - Z-25-03 (rezoning to R-1D for 34.99 acres; mixed-use concept with ~159 single-family units and ~10 acres commercial) — approved with staff conditions including density cap 4.6 units/acre; voice vote. - Z-25-04 (rezoning ~10.09 acres to B-2 for commercial frontage) — approved with staff conditions including tree ordinance compliance; voice vote. - Z-25-05 (David Harden / Back to Nature Garden Center, rezoning to B-2 to allow bistro, petting zoo, event space and campsite) — approved with conditions; roll-call vote: Yes — Owens, Spencer, O'Neil, Prince, Davis, Mallis, Larson; No — Smith. - Z-25-06 (343 Telfair Street, P-1 to R-3C to allow apartments) — approved with conditions including historic-commission review and a required privacy fence between dwelling and parking; voice vote. - SV-25-01 (subdivision variance to create 4-acre landlocked parcel at 4475 Ederley Road) — denied; roll-call vote: Yes — O'Neil, Prince, Mallis, Larson, Owens, Spencer; No — Davis; Abstain — Smith.

What’s next

Approved rezoning items will proceed to the Augusta Commission (the governing authority) for final action where noted by staff. Applicants and property owners must obtain required site-plan approvals, building permits and any business licenses before commencing operations or construction.

Ending note: The commission’s staff packet and conditions for each item contain further technical requirements and timelines; applicants were directed to coordinate with engineering, traffic engineering and utilities as part of permit and site-plan review.