Cherokee County staff flag Holly Springs annexation; commissioners prepare objection over density, traffic and stormwater concerns

Cherokee County planning staff told the Board of Commissioners on Jan. 6 that the City of Holly Springs has filed an annexation request for two parcels along Sixes Road submitted by Brockbuilt Homes that would convert about 19.9 acres into a 178‑unit development of single‑family detached homes and townhomes.

Planning staff said the application proposes a density of about 8.94 dwelling units per acre — nearly three times Cherokee County's stated suburban‑living high end of 3 units per acre — and that the proposed site plan does not meet the county's 30‑foot buffer along the southern edge of adjacent R40 parcels. Staff also flagged concerns about stormwater impacts to downstream neighbors and technical questions in the traffic study, which staff said was prepared during the summer and may undercount trip generation once schools are in session.

“178 units… it is an incredible proposed density of 8.94, which is not consistent with our suburban living,” planning staff said, and noted that several variances are requested, including buffer reductions tied to lots such as Lot 31. Staff also reported that Fire and Emergency Services requested a water‑flow test and raised worries that the development may not meet the separation requirement for two entrances required for developments over the 120‑unit threshold.

Several commissioners echoed neighbors’ concerns about compatibility and traffic. One commissioner said the proposal was “out of character” with the nearby Falls of Cherokee subdivision and that townhomes were especially inappropriate in that context. Staff noted that GDOT has approved a shared commercial driveway as part of road‑widening work on Highway 20, but that left‑turns, U‑turns and intersection geometry may still create significant congestion without mitigation.

County staff told the board they have prepared a draft resolution and objection letter based on staff comments and sought direction to continue finalizing impact calculations and to present the draft in executive session. The board chair said the county intends to invoke the dispute‑resolution process and expects to act later the same evening, with the public hearing in Holly Springs scheduled for Jan. 15 and the Holly Springs City Council decision set for Feb. 2.

What happens next: staff will finalize impact analyses and bring a resolution and objection letter to commissioners for consideration. If the board adopts an objection, it would be filed in advance of the Jan. 15 hearing; commissioners signaled they will review the draft in executive session before formal action.

Reporting note: Quotes and attributions in this article come from county planning staff and commissioners recorded during the Cherokee County Board of Commissioners work session on Jan. 6, 2026.