Bradley County planning panel approves rezoning for Hollow Road property after resident concerns about septic and traffic

The Bradley County Planning Commission approved a rezoning request for Ernest L. Smith’s 11.9-acre property at 159 Hollow Road, changing the parcel from FAR to R‑4 (residential/mobile home park and travel trailer park).

The rezoning matter drew extended public comment about sewer access, soil suitability for septic systems and possible traffic impacts on narrow Hollow Road before the commission voted 9-0 to approve the request.

Neighbors and nearby residents told the commission they were not categorically opposed to redevelopment but pressed officials to consider whether the land could safely support a travel‑trailer or RV park. Edward Steem, who identified himself as living on Willow Creek Cove, said, “Any more development, I think, will just encourage more flooding.”

Applicant Ernest L. Smith told the commission he had cleared a dilapidated cabin, had water and power on site and said the back portion of the property previously passed a percolation test for a single dwelling. Smith said he had discussed sewer hookup with the local sewer utility and that the utility had told him the hookup deposit was about $7,000: “...whenever we're ready just to come and bring our deposit, fill out the paperwork, and it was about a 3 week wait.”

Planning staff (Bentley) noted that the parcel’s future land‑use designation is mixed commercial and that rezoning decisions at this stage do not substitute for later site‑plan review. Commissioners and speakers discussed buffering requirements in the county’s travel‑trailer/mobile‑park rules; planning staff cited existing green‑strip and buffer language in the mobile/travel‑trailer provisions.

Neighbors said Hollow Road is narrow, curves near the property and already carries local traffic; one resident said the likely presence of families and recreational vehicles increases safety concerns at that curve. Charlotte Moy asked whether a rezoning could later allow a buyer to convert the property to a more intensive trailer park; planning staff confirmed that a rezoning changes the allowable zoning and that subsequent site‑plan reviews and other approvals would address layout, buffers and technical requirements.

Planning staff and public commenters also discussed on‑site septic capacity. Smith said the back portion of the site had a prior perk test and that a 1,500‑gallon septic tank with sufficient drain field had been discussed as capable of supporting multiple RV units. Commissioners noted that on large developments sewer availability and state septic approvals are determinative during site‑plan review.

Following public comment and staff responses, the commission moved and seconded a motion to approve the rezoning. The roll call produced nine approvals and the motion passed.

The rezoning approval does not itself authorize construction or operation of an RV or travel‑trailer park; the applicant must submit a site plan and obtain any required permits and utility approvals, including state septic permits or a sewer hookup, as applicable. Planning staff said buffering and travel‑trailer park requirements in the county regulations will apply during site‑plan review.

Votes at a glance for this item: motion to approve rezoning (FAR → R‑4) for 159 Hollow Road — outcome: approved, tally: 9 yes, 0 no, 0 abstain.

The commission moved on to its next agenda items after completing the vote.