Planning commission recommends AR-3 rezoning for 49-acre Barnett Shoals property

The Oconee Planning Commission on April 21 recommended that the Oconee Board of Commissioners approve rezoning about 48.96 acres on Barnett Shoals Road from agricultural (AG) to AR-3 (agricultural-residential, 3-acre minimum), with staff conditions including separate parcels for stormwater facilities and a required preliminary plat.

The recommendation matters because the county dopted a 2023 comprehensive plan that designates this area as the "country estates" character area and specifically recommends AR-3 zoning to limit density and preserve rural character. The planning staff based its recommendation on that plan and the commission voted to forward the rezoning to the Board of Commissioners for final decision.

Planning department staff described the request as application P250015, a proposal to convert an approximately 48.96-acre parcel on Barnett Shoals Road from AG to an agricultural-residential zone. "This is a request to rezone approximately 48.96 acres from agricultural to agricultural residential," Mr. Webb, planning staff, told the commission during his presentation. Staff said the comprehensive plan recommends AR-3 in the county's country-estates area and recommended approval of AR-3 with five standard conditions, including that stormwater ponds be placed on a separate parcel and that a preliminary plat be submitted showing all lots meet AR-3 minimum sizes and relevant platting requirements (referencing section 1206.05(d)(2)).

The petitioner discussed a different preference. Frank Pittman, representing property owner Blake Underwood, asked the commission to approve AR rather than AR-3. Pittman said the project as proposed would yield a maximum of 12 lots and that the concept plan averages about 4.08 acres per dwelling: "We are proposing only 12 as a maximum," Pittman said. He objected to staff condition No. 4 requiring stormwater ponds on a separate parcel, saying locating ponds on a separate lot could force lot lines to be drawn around the ponds and that topography limits where ponds can be placed.

Property owner Blake Underwood described the proposal as a small "friends and family" community and said the plan does not seek to maximize density. Underwood told commissioners the developer envisions lot sizes ranging from roughly 2 acres in front to larger 5 nd—-acre lots in the rear, with a maximum of 12 lots and home prices he estimated "one and a half to $2,000,000." Underwood also said lots would have covenants and a homeowners association.

Several nearby residents spoke in favor. Jason Lawson, who said he lives directly across Barnett Shoals Road, said he supported the concept and the proposed 2-acre lots: "I welcome the idea of this subdivision," Lawson said. Other speakers who identified themselves as neighbors likewise expressed support and introduced themselves as residents and real-estate professionals.

Commission discussion focused on two issues: whether to follow the comprehensive plan recommendation for AR-3 and whether the commission could or should limit the applicant by condition to a 12-lot maximum. Commissioners and staff emphasized that the county's comprehensive plan singles out AR-3 for the country-estates area because Barnett Shoals has limited traffic capacity and the plan seeks lower-density development there. Planning staff explained the separate-stormwater-parcel condition is intended to ensure long-term maintenance access and avoid problems that can occur when detention facilities sit entirely on an individual homeowner's lot.

After discussion, Commissioner Jim made a motion to "recommend approval with the staff conditions as written." The motion was seconded and carried; the chair announced the motion passed and the recommendation will be forwarded to the Oconee Board of Commissioners. The commission noted that a revised preliminary plat must be submitted during the county's plat review process and that the final approval and any development approvals remain with the Board of Commissioners and later platting reviews.

The Board of Commissioners will receive the commission's recommendation and take the final vote on any rezoning and related platting requirements.

Votes at a glance: The planning commission voted to recommend approval of application P250015 to rezone approximately 48.96 acres from AG to AR-3 with staff-recommended conditions. The motion passed; the item will go to the Board of Commissioners for final action.