Planning commission recommends denial of RZL rezoning and associated variances for 11‑acre Putnam Ford proposal

The Cherokee County Planning Commission unanimously recommended denial of a rezoning request to RZL (zero‑lot line residential) for an 11.1‑acre proposal by Park Place Developers LLC to build 38 homes on Putnam Ford Drive, and the commission also voted to deny all associated variances.

At the April joint public hearing, the applicant's representative, David Floyd of Park Place Developers, presented a plan for 38 for‑sale single‑family homes with lot widths around 50 feet, a mix of one‑ and two‑story homes, three acres of open space and two access points (primary access on Putnam Ford Drive and a proposed secondary connection toward Chesterfield Cove). Floyd said the project would be integrated with nearby neighborhoods and noted multiple homebuilders had expressed interest.

Why it matters: planning staff and the commission raised several concerns: the proposed RZL zoning is not listed as an appropriate district for the site’s character‑area designation (suburban living), the plan requests multiple dimensional variances (setbacks, lot coverage, private access easement width and exceptions for cul‑de‑sac requirements), and a telecommunications tower on the site creates setback considerations. The commission concluded the requested variances were a product of the proposed site design rather than strict hardships and voted to deny them.

Public comment and local coordination: representatives of the nearby Summit at Towne Lake homeowners association and other residents spoke in support, saying the developer had been responsive and that an interparcel connection could be beneficial; the Summit HOA board member said the HOA planned a vote on annexation and would supply an answer on timing. Opposing testimony came from Ken Waldrop, a property owner bordering the site, who objected to the proposed proximity of 13 new homes to his R‑40 parcel and asked for a 30‑foot undisturbed sight‑line buffer and tree species that would not encroach across his property line.

Staff and agency input: transportation staff said the developer must design the primary entrance to county standards and that private access/utility easement widths narrower than the county standard (40 ft requested vs. 50 ft standard) could complicate utility placement and roadway maintenance. Stormwater staff reiterated that quantity and quality controls consistent with the Georgia Stormwater Management Manual will be required at the Land Disturbance Permit stage. The Cherokee County School District estimated about 28 additional students from the project and requested discussions about mitigation prior to final action. The City of Woodstock commented that any future direct road connection to Chesterfield Cove should be accompanied by annexation of the project into the city before that connection occurs.

Commission action: commissioners discussed character‑area conformity and neighbor impacts and then voted to recommend denial of the RZL rezoning. A subsequent motion to deny all requested variances passed unanimously (9–0). Commissioners said many of the variance requests stemmed from the applicant's chosen site layout rather than an unavoidable hardship.

Next steps: the Planning Commission's denial recommendation will be placed in the record for the Cherokee County Commission; the applicant may revise the plan, pursue a different zoning district consistent with the character area, or withdraw and resubmit. If the developer proceeds with a future application that addresses buffer, cell‑tower setback and access concerns, staff and neighboring HOAs indicated a working engagement would continue.