Demorest public hearing reviews rezoning request for 10.74-acre Saluda Drive subdivision amid flood and access concerns

The Demorest City Council opened a public hearing March 3 to consider a rezoning request from McCain Investment Properties LLC to change approximately 10.74 acres on Saluda Drive from Agricultural (A) to R‑2 (multi‑family residential) to allow a 34‑lot single‑family detached subdivision.

City Manager Mark Musselwhite summarized staff analysis, saying the proposal aligns with the 2023 Joint Comprehensive Plan’s Suburban Transition character area but raises technical concerns. Musselwhite flagged stormwater management, steep topography and required stream buffers given the site's location within a roughly 990‑acre watershed, and recommended hydrology assessments and erosion controls prior to permitting. He said a single proposed access from Saluda Drive "marginally meets fire safety standards" and that a secondary emergency access is strongly recommended.

Representing the applicant, attorney Matt Benson said the project is planned as low‑density single‑family detached homes (about 3.16 units per acre) with minimum lots above the R‑2 baseline and higher architectural standards. Benson told the council the application is a zoning request only and that engineering and permitting follow later, and he committed to conditions including a unit cap and additional technical studies. He stated the proposal would be "single‑family detached only; no townhomes/condos/apartments under this R2 request." Benson also said the applicant would require stormwater analysis for "25-, 50-, and 100‑year events" and pledged measures to ensure "no increase in peak flows per Georgia Stormwater Management Manual 3.1.9."

Nearby residents raised procedural and infrastructure objections. Rick Austin submitted an August 2025 open records request and accompanying exhibits documenting historic flooding near his property and alleged that "engineered subdivision plans were improperly accepted by the zoning administrator despite the land's current A‑1 designation," a claim he said raises questions about ordinance compliance and the administrative record. Austin warned that additional impervious surface could worsen flooding, strain an undersized culvert and threaten a sewer main behind his property; he cited a previously estimated culvert replacement cost of $600,000–$750,000 and urged the council to ensure downstream hydrologic analysis before making findings about public health, safety and welfare. Jennifer Austin urged denial, citing impacts to schools and neighbors.

Benson replied in rebuttal that the applicant proposes a maximum of 34 units and that required technical studies (hydrology, slope analysis, erosion and sediment control) would be completed prior to land‑disturbing permits, reiterating that zoning approval would be conditioned on engineering requirements.

The public hearing closed after no further comments. The council set a final adoption hearing for April 7, 2026, at 7:00 p.m.; no rezoning decision was made March 3. Pending items identified by staff that would need to be resolved before permits include hydrology studies for the downstream watershed, stream buffer protections, erosion and sediment controls, and a plan for emergency access and road impacts.