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Commission recommends RD3 rezoning for Knoxbridge development with driveway and density limits; mixed votes on variances
Summary
After staff presentation and applicant testimony, the commission recommended RD3 zoning for a 123‑unit Knoxbridge subdivision with 20 proffered conditions, added a 25‑foot minimum driveway requirement and capped density at the site‑plan unit count; commissioners denied a lot‑width variance, approved a streetscape variance, accepted turnarounds, and the garage‑setback variance was withdrawn.
The Cherokee County Planning Commission recommended approval of a rezoning to RD3 for a proposed Knoxbridge subdivision but split on multiple associated variances during a lengthy public hearing Monday.
Staff described the request as a rezoning of roughly 58.32 acres across five parcels on both sides of Knoxbridge Highway to RD3 for a single‑family subdivision with 123 proposed lots (38 on the north tract, 85 on the south). The applicant also requested four concurrent variances: (1) reduce minimum lot width on portions of the north tract from 60 to 50 feet, (2) allow streetscape trees on private property rather than in the public right of way, (3) reduce the 20‑foot garage setback to 10 feet behind the porch/front face, and (4) permit hammerhead turnarounds, cul‑de‑sacs and loop roads in place of RD3 preferences. Staff noted streams, specimen trees, required GDOT approvals for access, and included 20 proffered conditions covering architecture, minimum heated floor area, underground utilities, internal sidewalks, HOA formation and stormwater requirements.
Applicant representative Benson Chambers summarized an extensive pre‑application process, saying the design evolved from an original 157‑lot concept down to 123 lots after input from residents, commissioners and county departments. Chambers argued that the northern tract’s irregular shape, streams and topography impose practical difficulties that justify some variances: "Because of the conditions existing on the northern tract, we feel and hope you agree that the parcel is constrained by shape and topography, resulting in a practical difficulty and unnecessary hardship to the property's development." He also said the team withdrew the garage‑setback variance after identifying carriage‑style garage exceptions.
Commissioners debated density, potential nonconforming lots created by GDOT right‑of‑way dedication, utility and sidewalk impacts of streetscape tree placement, and a perceived loophole allowing short driveways when carriage‑style garage doors are used. One commissioner proposed and the panel adopted an amendment that modified proffer condition 17 to read that the applicant must comply with county development standards "unless a variance has been sought and granted," limited the density to the 123 units shown on the April 20, 2026 site plan, and added a requirement that all driveways be at least 25 feet from the face of the garage to the property line.
On the variances, the panel voted to recommend denial of variance 1 (the lot‑width reduction on the north tract), approved variance 2 (allowing the streetscape trees on private property after staff explained recurring engineering/utility conflicts), accepted the withdrawal of variance 3 (garage setback) and approved variance 4 (turnarounds), noting fire and engineering review during site‑plan review would verify final details.
The commission’s recommendation with the amended proffers will be forwarded to the Board of Commissioners; variances are advisory recommendations and will be considered during the Board’s hearing and subsequent site‑plan, engineering and permitting reviews.
