Aubrey Corp Passes: But What Were the CONDITIONS?
High density single family housing allowed - or is it?
Last night a large group of Bartow Citizens convened at the County Courthouse to attend the Bartow Planning and Zoning Commission Meeting as they discussed the proposed Aubrey Corp PGDD. For those not fluent in alphabet soup, that means the Planned Greenspace Development District (PGDD) which would allow a future concept plan to dictate development of these 16,500 acres for the next few decades. This was a huge endeavor with the proposal lasting well over a year. There was marked controversy and many voice were heard, with most citizens staying until 11 pm or so when the meeting ended (after starting at 6 pm).
There was a major glaring problem with the recommendations of the Planning Commission - high density housing may be encouraged in this part of the county.
Citizens concerned about high density housing need to come to the April 12th, 10 am County Commission meeting (courthouse at 135 W Cherokee) and ask for a change in the “conditions” from 7,500 square feet to at least 15,000 square feet for a single family home to be built in the PGGD. In the mean time, please email Commissioner Taylor and let him know this at taylors@bartowcountyga.gov .
The PGGD was approved with “conditions”. The applicants, the Aubrey Corp owned by the Neel family, did make many concessions to address concerns raised by the public over the last few months. In the end, the new Concept plan map was approved and included “conditions” (restrictions) to ensure that residential development in the “low-density” areas would be zoned “A-1, R-1, RE-1 and R-2” . These zones allow single family homes on 2 acres (A-1), 3 acres (RE-1) and most importantly 15,000 square feet for R-1. (R-2 is for duplexes, triplexes and quadriplexes and have lots sizes ranging from 8,000-16,000 square feet.)
However, the conditions (*see footnote) don’t refer to the known lot sizes for R-1, A-1 and RE-1. Instead it refers only to one lot size: 7,500 square feet. That is about the same lot size for the “R-8” zone that allows about 6 houses per acre and was previously designated “high density” until it was changed in 11/2021 to “low density” to permit this in “low density areas of the future land use map. SO the “restriction” is actually designed to ALLOW HIGH DENSITY SINGLE FAMILY HOMES in the “low-density areas of the Aubrey PGGD.
This reference to 7,500 square foot lots comes from the “conditions” approved with the concept plan. However, these conditions were not made available to the public before the public comment period. Nor were they discussed in any detail until AFTER the public comment period. Thus the citizens were not fully informed of these conditions.
Citizens speaking repeatedly mentioned that if they supported any housing in this redevelopment, that it should be at a low density consistent with R-1. The lawyers for the applicant, Jim Ramseur and Jeffrey S. Haymore referred to “R-1” in the low density areas . They were proud when the mentioned R-1 and the mentioned it as a concession to the concerns expressed by many about high density housing development.
But the conditions passed by the commission include a 7,500 square foot lot size requiring sewer. They mention “architectural standards” from R-1, A-1 and RE-1 applying, but don’t specifically mention the lot sizes.
This appears to be a bait and switch and a creation of a brand new zoning category of R-1 architectural features with R-8 style lot sizes. The passed conditions were consistent with the request of the applicants themselves. They passed out their proposed conditions to the commissioners, but not the public, immediately before the hearing began. It included a 7,500 lot size.
This appears to be a bait and switch. The plan is sold as creating “low density residential” housing, but will actually build high density residential housing. More information is needed from the County to confirm if this will allow high density single family housing in the “low density” areas.
One More Thing: Greenspace and DNR Buyout Could Change EVERYTHING!
There was much discussion about the Georgia Department of Natural Resources possibly buying a massive part of this 16,500 acres. If that were to occur, most of the “low-density” residential proposed, could disappear completely. That would leave only industrial and high-density housing (see the darker brown and purple spots on the map). More of the sort of development Bartow Citizens oppose and just another bait and switch.
Act now Bartow citizens and let your voiced be heard!
Citizens concerned about high density housing need to come to the April 12th, 10 am County Commission meeting (courthouse at 135 W Cherokee) and ask for a change in the “conditions” from 7,500 square feet to at least 15,000 square feet for a single family home to be built in the PGGD. In the mean time, please email Commissioner Taylor and let him know this at taylors@bartowcountyga.gov .
In FREEDOM!
*Planning Commission recommended zoning conditions RZ-2597-23 Aubrey Corporation
March 27, 2023
1. Mining and industrial traffic shall be accessed from U.S. Hwy. 411 or Ga. Hwy. 20.
2. Single-family homes on minimum 7,500 square feet lots if sewer available.
3. Single-family homes on septic minimum two (2) acres and must be connected to public water.
4. Architectural standards for residential uses in the R-1, R-2 and R-3 districts, and commercial uses in the C-1 and C-N districts shall apply.
5. Areas portrayed as ‘Mineral Reserve’ on the Concept Plan that are not in an extraction area shall remain undisturbed, except for access roadways and easements.
6. Owner/developer shall provide a mechanism for permanent greenspace protection by April 1, 2028, or if 6,000 acres has been submitted for Master Plan review, whichever occurs first. Methods of protection are to include deed restrictions, permanent conservation easement or property dedication to a government entity or land trust.
7. Development of Regional Impact filings are required for any individual development or land use that meet the Georgia Department Of Community Affairs (DCA) threshold for filings.
8. Before submittal of a master plan, a traffic impact study for the applicable area shall be prepared, signed, and sealed by a registered professional engineer and submitted to the county engineer or his/her designee for review.
9. The total number of multi-family units, which include apartment units, townhomes, duplexes, triplexes, quadplexes and condominiums, shall not exceed 2,000 in the PGDD district. The total number of all housing units (whether single-family or multi-family) shall not exceed 16,500.
10. There shall be a 200 foot undisturbed buffer for all creeks/streams identified as State waters by the county engineer or State EPD staff. Said buffer shall be shown on civil plans prior to issuance of a land disturbance permit.
11. In consultation with the U.S. Fish and Wildlife Service regarding potential endangered species, creation of a Habitat Conservation Plan shall be completed prior to issuance of the first land disturbance permit within the PGDD as recommended by the U.S. Fish and Wildlife Service and Georgia Department of Natural Resources in both agencies’ DRI comments.
12. The following buffers shall apply in the district when adjacent to existing single-family residential uses: 50 foot undisturbed buffer for residential uses, 100 foot undisturbed buffer for commercial uses, and 200 foot buffer for industrial uses. If a greater buffer is required by a land use in the Zoning Ordinance, then the greater buffer shall apply.
13. County required buffers shall not count toward the minimum 5,000 acre greenspace requirement.
Some clarification please. Could you point me to the parts of the plan that show that any DNR purchase would only lessen the low density housing versus any of the other proposed uses.