Commission approves 165‑home PUD on Toccoa bypass after lengthy public hearing

Stephens County commissioners voted unanimously to approve a planned unit development rezoning for Parcel 043095, a roughly 90‑acre site along the Toccoa bypass that the developer, DDB Capital, says will include 165 single‑family detached homes and about 38,000 square feet of retail.

Developer Derek Distenfield of DDB Capital told the board the project is intended to supply housing and retail the county lacks, saying the plan includes an amenity package with an infinity pool, pickleball courts, a gym and walking trails and that roughly 41% of the site will be green space. "We would anticipate hardy plank or brick homes," Distenfield said. He also said the development would include a coworking space and that density would be "about 1.5 homes per acres."

The project had to complete a Development of Regional Impact (DRI) review; the Georgia Mountains Regional Commission cleared the DRI, allowing the county commission to act. Planning staff told the board the PUD application includes a development plan and that any future deviation from that plan would require commission approval and that a management association will be required.

Supporters, including Britney Ivy, who runs the county—s economic development work, urged approval and tied the project to workforce and business retention. "You can't expect a large population growth without houses," Ivy said, citing a county housing gap identified through economic development reports. Several local business owners and younger residents also spoke in favor, saying the area needs housing product beyond starter homes.

Opponents voiced traffic, safety, density and cultural‑change concerns, particularly neighbors along Memorial Drive who said the plan's lot sizes and home prices would not serve long‑time residents. Eddie Powers, who lives about 450 feet from the site, asked the board to consider alternative locations and raised the number of homes as a concern. Terry Powers, a retired educator, presented calculations from the applicant—s documents and county data showing the proposed lots would average roughly 0.15–0.20 acres for many lots and warned that the development—s density "does not match" the surrounding neighborhood.

In rebuttal, DDB Capital said the project addresses a local "missing middle" housing gap, estimated more than $22 million in county revenue over the first 10 years, and projected construction and retail jobs. The developer said they will work with GDOT on roadway mitigations and have already met with state highway staff.

After discussion about PUD mechanics and the ability of the commission to attach conditions to the development plan, a motion to approve the rezoning carried unanimously. The board—s approval makes the applicant responsible for following the submitted development plan and any material changes will have to return to the commission.

What happens next: The PUD approval requires the developer to follow the approved development plan and comply with any conditions the board attached; county staff said any change to the plan would require the commission—s consent. The developer and the county will coordinate any required roadway work with GDOT and other agencies.