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Commission approves R‑20 conservation rezoning for Woodstock Road site; variances largely denied
Summary
The commission approved a rezoning to an R‑20 conservation subdivision for 33.88 acres on Woodstock Road (Grand Communities LLC) but denied several concurrent variances that would have allowed lots to encroach into conservation areas, disturbed green space, and narrowed access strips.
Cherokee County planning staff and commissioners approved a rezoning to R‑20 conservation for a 33.88‑acre property on Woodstock Road submitted by Grand Communities LLC (Case 250618), but the commission denied multiple variances the applicant requested to alter conservation subdivision requirements.
Staff described the proposal as a conservation subdivision with 46 single‑family lots (about 1.35 units per acre) that would preserve streams and wetlands—most notably Kellogg Creek—through the use of a conservation design. The applicant argued conservation design allows concentrating development in less ecologically sensitive areas and preserves larger contiguous undisturbed areas along Kellogg Creek.
Parks Huff, representing Grand Communities, emphasized the proposed density and conservation intent, repeating that the project is “1.35 units per acre.” He said the conservation layout reduces overall disturbed acreage compared with a conventional R‑20 layout and that the design aims to limit creek crossings and protect stream buffers.
County staff and commissioners acknowledged the conservation rationale but raised concerns about specific variance requests. The arborist cautioned that narrow access strips and disturbed green space can create confusion for future homeowners over restrictions in buffers and conservation easements, and commissioners expressed particular concern about lots that would encroach into primary conservation areas and floodplain.
The commission voted to approve the R‑20 conservation rezoning (vote recorded as 7–1) and then considered the three variances separately. Commissioners voted to recommend denial of: (1) variances to allow lots to encroach into primary conservation areas; (2) a variance to allow grading of a 50‑foot green space behind certain lots; and (3) a variance reducing green‑space access strips below 50 feet. Each variance was recommended for denial by the commission. Staff recommended the developer provide required right‑of‑way and easements to support a planned Kellogg Creek bridge project and to work with county engineering on mitigation for the bridge entrance if the project proceeds.
