Staff backs 81‑lot Gees Mill/McCart subdivision with conditions; elementary school capacity flagged

Planning staff recommended approval of a future land use change and rezoning application (20252/202501) to allow an 81‑lot single‑family subdivision on roughly 49.8 acres at Northeast Gees Mill Road and Northeast McCart Road.

Staff told the board the proposal would create 81 lots (minimum 10,000 square feet), 54 front‑entry and 27 side‑entry lots, about 16.2 acres of green space, interconnected trails, pocket parks and dog parks, and residential price points starting in the low‑$400,000s. Technical reviews note fire department access was acceptable; transportation required a 170‑foot deceleration lane and a 100‑foot taper; street lighting will be required; and Rockdale Water Resources reviewed a downstream sewer analysis submitted by the developer’s representative.

The Board of Education warned the development would not negatively affect middle or high school enrollment but could push an elementary school (staff identified Hightower) to or above capacity and might require mobile classroom units. Staff recommended rezoning approval with eight conditions addressing architectural materials (brick/stone/stucco accents), a 20‑foot natural buffer adjacent to residential properties (to be replanted if sparse), submission of a combination plat, sidewalks, underground utilities, sodded yards, and preservation of natural vegetation until development permits are issued.

Alex Mitchum of LJA Engineering presented for the applicant, described prior outreach with limited turnout, said the design preserves over one‑third of the property as open space, and confirmed the applicant accepts staff’s architectural conditions and will consider an additional traffic study and arborist/tree survey as part of permitting. No members of the public signed up to speak on this item at the hearing.

The matter will proceed to the Board of Commissioners for final action following administrative review.