Planning commission recommends denial of Highway 92 rezoning, citing traffic and heavy reliance on variances

The Cherokee County Planning Commission voted unanimously to recommend denial of a rezoning and all requested variances for case 20ParksHuff, a proposed mixed-use development on roughly 39.46 acres at 3037 Highway 92.

Staff outlined the application as a proposal to rezone portions of 15 parcels to RM16 (multifamily) and general commercial, to allow about 484 residential units (approximately 66 townhomes and roughly 418 apartment units), and to request multiple variances including reduced buffers (to 10 feet), front setbacks from 0 to 12 feet, elimination of internal buffers, reduced parking ratios and placement of a new property line within the fall zone of an existing ~153-foot telecom tower. "This applicant is requesting to rezone roughly 39.46 acres..." a staff member told the commission while summarizing the DRI/ARC review and staff comments.

The applicant's representative described connections to the nearby Woodworth Park and the Southwest Cherokee small-area plan, and said the development is designed to activate a signalized intersection and add a 10-foot multiuse trail. "We're connecting to this signal here on 92...that will allow our traffic and other traffic to get to that signalized intersection," the applicant's representative said, adding that the DRI/ARC process conditioned several traffic improvements.

Several residents urged denial. One opponent summarized a neighborhood petition and warned of congestion and parking problems, saying, "That's going to force the traffic down there" and arguing that reduced parking ratios would be difficult to reverse after construction. Another resident, who identified himself as Ted Hawkins, asked commissioners to deny the RM16 rezoning and read the county's vision statement to emphasize preserving the area's character: "I'd like to respectfully ask you all to reconsider or actually to deny the request for the variance of the RM 16."

Commissioners questioned whether the volume of requested variances showed legitimate hardship or instead indicated that the proposal was not the right project for this location. Commissioners also noted the small proportion of proposed commercial space (about 38,000 square feet) relative to the residential density and said the plan appeared overly residential for a lot designated as a mixed-use center in the Southwest Cherokee plan. "We are currently in Cherokee trying to find more affordable housing. Creating a giant portion of more for rent does not solve our problem," one commissioner said in discussion of uses and housing mix.

After deliberation, Commissioner Van Zandt moved to recommend denial of the rezoning and all variances. The motion was seconded and carried unanimously. The planning commission's recommendation will be forwarded through the county review process for final action by the Board of Commissioners.

The commission adjourned after completing the single-case agenda.