The Clarkesville Planning Commission approved the annexation and rezoning application for the property at 933 Rocky Branch Road. However, they did it with more than 50 people at the meeting Tuesday afternoon. Some were there just to hear the presentation. Others voiced concerns about a proposed development on Rocky Branch Road.
Prior to the commission starting the meeting, Zoning Administrator Caleb Gaines informed the audience that the public hearing was for public comments related specifically to the annexation and zoning application. It was not for an 80 unit development. He also informed them that the meeting was for the commission to recommend the approval of the application or reject it. The Planning Commission was not the approving authority. That was an action the City Council would have to make.
After the meeting began, Gaines read the application and the purpose of the public hearing. After reading the application, as the Zoning Administrator, his recommendation to the Planning Commission was to approve the application.
Agent for owner
The agent for the property owner Bill Gresham addressed the commission about the application. He told the commission that the owner didn’t want to spend money on the development unless the property was annexed and rezoned. “We do not want to spend a whole lot of money doing development studies, traffic studies, engineering studies, sewer studies, drainage studies until we got a chance.”
He told the commission that if the property was flat they could probably put 120 units on the property but that was not their intent. The property would have greenspaces and open spaces.
Gresham told the commission that he put together some numbers on how the development would help the city. It would contribute to the tax base and help the city improve its sewer lines. “The main thing we need to do is be annexed and rezoned to be able to do what we want to do.”
Planning Commissioner Leigh Johnson asked Gaines to define the difference between R-1 zoning and R-2 zoning so that the audience could understand the specifics of the two zoning designations.
Gaines explained that the R-2 designation allowed 10 units per acre whereas R-1 allowed just 1 unit per acre.
Gresham informed the commission that the developer requested R-2 designation to allow for the higher density for multifamily homes, specifically townhomes. He told them that they didn’t want to do apartments. “It will be a quality development if I have anything to do with it,” he told the commission.
Infrastructure
Gaines informed the commission that the city had informed the county about the annexation and zoning application. He told the commission that the county was fine with the application. Gaines also informed the commission that the county and the state were already working on a traffic study for the intersection of GA 17 and Rocky Branch Road.
Planning Commissioner Jennifer Tench asked about addressing the infrastructure needs in the area, specifically with sewer in that area that is not sufficient at this time. Gresham responded that he met with the city and discussed that issue. He told the commission that they had agreed to prepay tap fees and possibly contribute a little more to help the city address the sewer issues that existed between Rocky Branch Road and Mary Street.
Gaines addressed the audience and explained that the commission and the council would only be taking action on the annexation and the rezoning of the property, not a development. “Dr. Joey could annex into the city and do nothing with that property and still be taxed on it.”
County developments
He asked the audience to take a look at how the county is addressing developments in the area. Gaines specifically noted developments on GA 115 where developments have gone in and cut all of the trees down and the streets have no curb and gutter.
Gains said that the city has increased its requirements for developments over the last few years. “It is not the Planning Commission’s or the Council’s or anybody that works for the city’s intent to let anything get out of hand in the city. That is not our goal,” he told the audience.
He reminded everyone that if the property was not annexed, the city and its residents would have no say over what could go on that property.
Public comments
For those in attendance, the main concerns echoed during the public comments portion of the meeting were traffic, water, sewer, and density in the area.
Kim Jackson, who is a resident on Rocky Branch Road, addressed the commission about three main concerns with the development of the Rocky Branch property. Those concerns were traffic, sewer, and water. She told the commission that she did her own traffic study in the area and in an eight hour period there were over 1,000 vehicles on Rocky Branch Road. On Gabrels Drive, her count was over 200 vehicles.
She told the commission about the sewer issues that exist in the area and that sewer backs up in peoples yards. She told the commission that City Manager Keith Dickerson told the paper that the developer would have to pay for the sewer infrastructure for the development. However, during the meeting, Gresham explained that the developer would pay only for part of the sewer infrastructure.
Jackson wanted to remind the city, “We are the taxpayers and let me tell you, we are being taxed to death,” she said.
Water and sewer
Dickerson addressed the water concerns. He told everyone that the city had received a grant and replaced some old water lines and expanded the water plant. “So we need to drop the water conversation,” he said.
He did tell the audience that the sewer issue is real and is not new. The issue is the main trunk line that runs along the side of the river. Since he has been with the city, there have been three 500 year floods. He informed everyone that the council was aware of the issue. The city was working to repair the sewer lines, but it was going to be expensive.
Dickerson said that if the sewer system connection fees could pay for the sewer upgrades then they will do it. If it doesn’t pay for it all, it will still be paid for but the citizens will not pay for the repairs.
Property owner Dale Latty expressed to the commission that the city has a good opportunity to control growth. He suggested the commission zone the property as R-1 for now. “So that you can analyze the cost that you are going to have which you have no idea of,” he said.
Affordable housing
Susan Huffman who owns property adjacent to 933 Rocky Branch Road addressed the commission. She told the commission that in her opinion that the request was too dense. Huffman also said that the homes that were being considered were above the means of the “everyday working class people”. She told the commission, “There is a strong need for affordable housing.”
Huffman said that the average working class people in Habersham County can’t afford this type of housing. People from other states and cities may see these homes as a great deal but “I want to keep the small town feel for Habersham County,” she said. She added,”I want it to be affordable for our school teachers, our nurses, our CNA’s,our highway workers. These are the people that make up our community.”
Gresham readdressed the commission about the annexation. He told the commission that the annexation and rezoning request would help with spreading the taxes out over a larger tax base and it would help with addressing the sewer issue.
However, if zoned as R-1, there would be no point in annexing into the city. As the property sits currently, the developer could build 12 homes with 12 new driveways coming on to Rocky Branch Road and the county would allow that. Also, the city wouldn’t increase its tax base and not receive any funding for infrastructure.
Gaines reassured the audience that should the development move forward after the annexation and rezoning, the city has ordinances in place that would address a large development. It would require a lot of work on the developer to move forward. All of that would have to come before the Planning Commission and the City Council. Also, citizens and neighboring property owners would be notified and given an opportunity to provide input.
The Planning Commission approved the recommendation of the annexation/zoning application. Gaines announced that the next public hearing on the matter will be held during a council meeting scheduled for September 9 at 6 p.m.
After the meeting, Now Habersham spoke with the property owner Dr. Joey Arencibia. He was pleased that the Planning Commission approved the annexation and rezoning. However, it was just the first of many steps to come should he develop the property as intended.
If he was able to clear the necessary steps for development, when asked how soon he could get started. “As soon as the sewer is fixed and ready to go. We don’t want to jump the gun,” he said. He wants to take care of the sewer and move forward with putting together all of the plans. “We want natural progression. We’re going to do this right. We’re not going to come in there and just hap-hazard start building stuff,” he said.
The Clarkesville City Council will hear the annexation and zoning request on Monday, September 9, at 6 p.m. at Clarkesville City Hall located at 123 North Laurel Drive in Clarkesville.
