Zoning Hearing Attracts Much Interest
The little courtroom was packed last Thursday night for a zoning hearing to allow a conventional subdivision to be located on Jackson Lake Road rather than the county-approved conservation subdivision.
The 222-acre tract is already zoned R-1, meaning a conservation subdivision could be put in without a zoning hearing. The owner/purchasers want to put a conventional subdivision in instead. The property is at the intersection of Jackson Lake Road and Eagle Drive.
The developer said the average lot size in the development would be 1.9 acres, with the smallest being one acre. He said that a lot of the aesthetic properties of the land will be maintained. The developers specialize in lake and mountain developments, and propose an upscale gated community. The developers said they foresee the site providing second homes for many of the purchasers, and they will maintain the county’s 1,800 sq.ft. minimum building size.
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The developer went on to say that the roads would belong to the development, not the county, so the county will not have to worry about maintaining the roads. The developers were assured by the Jasper County Water & Sewer Authority that it could provide water. The developer plans to chair the Homeowners Association until the subdivision is full. The subdivision would have 117 lots, and 22 ft. paved roads.
The developer had asked Chief Appraiser Lynn Bentley to project some numbers concerning revenue the project would bring into the county. Planning & Zoning member Lee Holman questioned the numbers, and asked if she would run them again, based on a conservation subdivision, suggesting that might bring in just as much revenue.
Mrs. Bentley explained the first funds would come when the conservation covenant is breached. At that time the owner will have to pay the county upwards of $100,000. Furthermore, 2017 taxes will be based on fair market value. When the lots sell, the county stands to get more money because the developed lot will generate more taxes than undeveloped land. In addition, the county will receive timber tax where trees are cut to build roads.
The developers’ vision says that 85-95 percent of the lots will be sold in the grand opening weekend.
Mr. Holman asked about a recreational area, green space, clubhouse or pool, or other amenities. He was concerned about keeping the rural nature of the property.
The developers said a drive though the development would be like driving through a state park.
David Dyer with the Development Authority of Jasper County says his board unanimously endorses the project as a conventional subdivision.
Pam Mayer, president of the Chamber of Commerce, said the COC supports this endeavor.
Brian Stockton, a resident of Turtle Cove said he came to the hearing not for or against, but was now against, saying the zoning doesn’t mesh with the area. Mary Patrick said she was not for or against, but would like to see the covenants proposed before it is approved, not after. She suggested that the zoning board make its decision based on quality of life issues not money issues.
Jehan El-Jourbagy, a local attorney, outlined why a conservation subdivision would be more appropriate for the tract. She suggested the approved zoning (conservation) would create high home values, decrease infrastructure, reduce costs by 34 percent, allow access to open space, and said septic fields could be offsite in a green area. She also said that Morgan and Oconee Counties have embraced growth and enforced zoning, such as conservation subdivisions, and they have thrived.
The next speakers said the 1971 infrastructure in the area will not support the development. He said several people have been killed on the road and that Jackson Lake Road should be reconstructed before considering the application.
Next a couple spoke about ski cove, and said the additional development would ruin the area. They expressed their concerns about safety both on the road and in the water.
Pete Malone, one of the seven owners of the property, then spoke. He gave a little family history of the property, and said that it is important to the family that it be developed properly. These are the first developers they have met with that they feel like it would be. He reminded everyone it is already zoned R-1, it will be developed.
The developers’ answer to the conservation subdivision is that is not their style. “We appeal to those wanting privacy…this is what the market bears today.” This doesn’t maximize profits, it maximizes privacy.”
At the end of the public comments, Mr. Holman made a motion to disapprove the special exception, saying the applicants hasn’t shown where they meet the requirements. The motion died for lack of a second. Then P&Z Board Chair Justin Owens, made a motion to approve, and it was amended by Mike McCombie on the zoning board. The covenants will require each lot to have no more than 50 percent impervious surfaces. That motion carried 4-1, with Mr. Holman casting the dissenting vote.
The commissioners will hold public hearings on the proposal next Monday, Aug. 7, and again on Monday, Aug. 28.
