Cusseta‑Chattahoochee commissioners approve multiple conditional‑use permits after debate over CUP rules

At public hearings on Feb. 24 and a called meeting on Feb. 27, 2025, the Commission of the Unified Government of Cusseta‑Chattahoochee County approved conditional use permits (CUPs) for five properties while commissioners and Planning & Zoning members discussed whether the county’s CUP ordinance needs rewriting to avoid unintended consequences for manufactured homes.

Planning & Zoning had recommended approval of each application but flagged an underlying problem: the county’s current zoning language funnels many replacements or placements of manufactured homes into the CUP process even when homeowners and applicants expect a ministerial permitting path. Brent Ingersoll of Planning & Zoning told the board that the CUP requirement stemmed from how the ordinance read and that the board recommended changes to clarify when manufactured homes must go before the Commission.

"If we give you an exception, then that opens us up that we didn't do the same for someone else," Chairman Charles Coffey said during the Feb. 24 work session, stressing fairness and the county’s exposure to legal challenge if exceptions were applied inconsistently.

The applicants and staff described site‑specific conditions: Mia and Derico Countryman sought a CUP to build a stick‑built home on a 0.74‑acre R3 lot at 201 Massey Rd. Planning & Zoning recommended approval because the parcel did not meet state acreage guidance for septic systems; the applicants reported a successful perc test. Julie and Jerome Wooten sought a CUP to place a mobile home on an 18.11‑acre R1 parcel at 711 GA Hwy 26; Planning & Zoning and staff noted the Wootens had installed utilities and that the health department had inspected the septic, but staff also raised a question about whether the statutory 15–45‑day public‑notice posting window had been met.

Sierra Smith asked to replace an unsafe stick‑built house with a mobile home at 109 Nelson St. (0.75 acre, R4); Planning & Zoning recommended approval conditioned on removal of the unsound structure and compliance with building and health codes. Curtis Stroud Jr. (136 Patty Dr., 0.46 acre) sought to replace an older mobile home with a new unit, and Walter Miller sought to plat 1.35 acres from a 52‑acre tract at 454 Old Louvale Rd so a long‑term tenant could retain a mobile home; both matters carried Planning & Zoning recommendations for approval.

Commissioners debated whether to act earlier on some permits to accommodate applicants, with Commissioner Frost proposing a special meeting and Commissioner Biddle urging caution and noting potential costs to the county if a legal challenge followed. The board defeated an amendment to vote immediately on three CUPs at the Feb. 24 work session; commissioners agreed to defer formal decisions to allow staff, Planning & Zoning and the attorney to confirm compliance with statutory notice and health‑department requirements.

At a Feb. 27 called meeting the Commission voted to approve the CUPs for Walter Miller (454 Old Louvale Rd), Mia and Derico Countryman (201 Massey Rd), Julie Wooten (711 GA Hwy 26), Sierra Smith (109 Nelson St), and Curtis Stroud Jr. (136 Patty Dr). Approvals were recorded as unanimous; each permit remains subject to standard permitting, health‑department inspection, and any required plat or final signatures by Planning & Zoning.

Next steps: commissioners directed staff and the county attorney to review the zoning code language and the conditional‑use process to ensure it matches the board’s intent for manufactured homes and substandard lots. Applicants were reminded to secure building permits, health‑department sign‑off and any required plats or variances before installation or construction begins.