Commissioners press developers on water, fire protection and stormwater for proposed Sanctuary Farms subdivision

Margaret Stallings, Planning and Zoning Director, presented the Sanctuary Farms concept as a rural‑lot subdivision that would comprise 56 lots on about 461 acres and asked the board for direction on options to proceed. "He's proposing to develop 56 lots on 461 acres," Stallings said when introducing the plan, and she told the board the project currently anticipates private wells or septic rather than county water.

Staff told commissioners the project squarely meets the code definition of a major subdivision (more than 10 lots and shared infrastructure), which triggers comprehensive land‑disturbance, stormwater and tree‑survey requirements. Stallings said the applicant has asked to be exempt from certain stormwater quality and reduction standards while still meeting quantity controls; staff warned that pushing stormwater compliance to individual lot owners could create inconsistent hydrology studies, burdens on county planning resources and possible challenges with the Metropolitan North Georgia Water Planning District and the Georgia EPD. Commissioners repeatedly flagged fire protection and water service as the principal obstacles: hydrants and looping the system could require tens of thousands of feet of pipe and substantial cost, while alternative options like residential sprinkler systems or tanks raise questions about long‑term reliability and code compliance.