Stephens County approves 90‑acre PUD over resident objections

The Stephens County Board of Commissioners voted unanimously to rezone roughly 90 acres to a planned unit development (PUD) for a mixed‑use neighborhood proposed by developer Derek Denfield of DDB Capital.

Denfield told the commission the project would include about 165 single‑family homes and roughly 38,000 square feet of retail, plus amenities such as an infinity pool, pickleball courts and co‑working space. "What we are talking about today is a PUD development just under 90 acres," he said during his presentation, and said the plan would preserve roughly 41% of the site as green space and coordinate traffic mitigation with GDOT.

Supporters, including Britney Ivy of the county economic development office, urged the board to approve the plan as a step to fill a local housing gap and attract employers. Ivy noted, "Our population has only grown by 5.9% since 2019," and said housing availability constrains local industry recruitment. Several business owners and younger residents said the project would offer new housing options and retail along the bypass where sewer infrastructure exists.

Opponents — many neighbors who live on or near Memorial Drive — focused on traffic safety, lot density and affordability. Zachariah Phillips told the board he feared the meeting was "just a meeting for show that the decision has already been made," and others warned that 165 homes could add hundreds of additional vehicle trips at a congested intersection.

Staff explained the PUD approval carries conditions: a development plan must be submitted and followed, a management/association is required, and any material deviations will require board approval or could prompt stop‑work orders. Commissioners repeatedly framed their vote as applying existing law and standards to the parcel and said the PUD structure allows ongoing checks during development.

The commission approved the rezoning following discussion and a motion; the vote was recorded as unanimous. The developer said he would continue traffic coordination with GDOT and incorporate buffering and other site‑plan commitments into the required development plan.

Next steps: the developer must submit the detailed development plan required by the PUD approval; any substantial changes to the approved plan will require return to the board for further approval.