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Developers win approval for 165‑home PUD after heated public hearing in Stephens County
Summary
The Stephens County Board of Commissioners unanimously approved rezoning and a planned‑unit development for a roughly 90‑acre site that will include 165 single‑family homes and 38,000 sq. ft. of retail after hours of public comment about traffic and density.
The Stephens County Board of Commissioners voted unanimously to approve rezoning of a nearly 90‑acre property to a planned unit development (PUD), allowing a proposal that the developer says includes 165 single‑family homes and 38,000 square feet of retail. Developer Derek Distenfield, representing DDB Capital, told the board the project is "planned to be mixed use, including 38,000 square feet of retail and a 165 single family detached homes."
The approval followed a long public hearing in which supporters and opponents framed the project as a choice between filling a local housing gap and risking changes to a long‑standing rural character. Britney Ivy, the county economic development official who testified in favor, argued housing supply was a local constraint and noted that "Our population has only grown by 5.9% since 2019," using the figure to argue the county needs inventory to attract workers. Opponents near Memorial Drive raised safety and congestion concerns — Eddie Powers told the board "there were a 121 properties for sale in Stephens County" and asked whether the community needs more housing given available inventory.
DDB Capital rebutted many critics during a rebuttal period. Distenfield said the state DRI (development of regional impact) review included traffic analysis and that the developer will coordinate with the Georgia Department of Transportation on any needed changes; he also estimated an economic benefit, saying, "we believe that we ... will add over $22,000,000 in revenue to the county" over the first ten years. The developer clarified there is "no intent for multifamily" in the plan and described a mix of lot sizes, amenity packages and preservation of some tree buffers.
Board members stressed they must apply existing zoning law and standards when evaluating the request and noted the PUD approval carries specific conditions: the development must align with the submitted PUD plan and follow the restrictions attached to the application, and the property will be subject to a management/association requirement as the board described. The board voted to approve the rezoning and associated variances after discussion and a motion; the approval was recorded as unanimous.
Next steps for the project include final platting, engineering approvals, and continuing reviews with GDOT, and the developers said they will seek a traffic signal if warranted. The PUD approval allows the project to proceed to subsequent permitting and platting steps under Stephens County rules.
