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Commission approves R‑20 conservation rezoning for Woodstock Road site; conservation variances denied
Summary
The Planning Commission recommended approval of a rezoning to R‑20 conservation for a 33.88‑acre site on Woodstock Road (46 lots, 1.35 units/acre), voting 7-1 for rezoning while separately recommending denial of several conservation variances that would have allowed lots to encroach into stream buffers and floodplain.
The Cherokee County Planning Commission voted to recommend rezoning 33.88 acres at 6380 and 6390 Woodstock Road from R‑40 to an R‑20 conservation subdivision, approving the rezoning 7-1. The site was proposed for a 46‑lot conservation subdivision at an overall density of 1.35 units per acre.
Why it matters: Staff and the applicant framed the request as a conservation design that concentrates lots in a smaller buildable footprint to preserve stream corridors (Kellogg Creek) and channel disturbance. Applicant representatives asked for several concurrent variances to allow grading of green space strips, reduce access strip widths and permit some lots to encroach into primary conservation areas, including stream buffers and parts of the 100‑year floodplain.
Applicant Parks Huff, of law firm Sam's Larkin and Huff, representing Grand Communities LLC, repeatedly emphasized the project’s proposed density. "One fact I want you to remember...1.35 units per acre," Huff told the commission, saying the conservation layout would avoid crossing Kellogg Creek and would result in fewer disturbed acres compared with a conventional layout.
Staff noted site constraints including streams and floodplain and said an R‑20 conservation layout can preserve open space while maintaining the allowable overall density. Transportation staff reported an annual average daily traffic (AADT) of about 8,700 at the Woodstock Road location and said sight‑distance easements or a left‑turn lane might be required per GDOT standards. The local school district estimated about 34 additional students from the subdivision and requested mitigation discussions with the applicant.
Commissioners expressed support for conservation design in principle but repeatedly voiced concern about the specific variances requested. Several commissioners said the requests appeared driven by lot‑count and layout preferences rather than genuine topographic or environmental constraints, and planners and an arborist warned that narrow green‑space access strips can confuse lot buyers and lead to future encroachments of accessory structures.
After approving the rezoning, the commission separately considered the requested variances. The commission voted to recommend denial of the variance to allow house lots to encroach into primary conservation areas (vote 8‑0), and similarly recommended denial of variances to allow disturbance of a 50‑foot green space and to reduce green space access strips to less than 50 feet.
Conditions and next steps: Staff recommended that, as part of final approvals, the developer provide right of way and easements necessary for a Kellogg Creek bridge project and coordinate with county engineering on entrance improvements, including a potential left‑turn lane. The rezoning recommendation will move to the Board of Commissioners; the denied variances will shape which conservation‑design features must be revised before final approval.
