About Dawson County news. (Dawsonville, Georgia) 2015-current | View Entire Issue (Aug. 24, 2022)
6A I DAWSON COUNTY NEWS I dawsonnews.com Wednesday, August 24,2022 Dawson residents voice safety concerns over proposed 332-home neighborhood Julia Fechter Dawson County News During an Aug. 16 rezoning hearing, planning commissioner John Maloney, far left, expresses his concerns about density and traffic for a proposed 332- home subdivision. By Julia Fechter jfechter@dawsonnews.com After over a dozen area residents shared safety concerns about a proposed 332-home neighborhood at Grizzle and Hanging Dog roads, the Dawson County Planning Commission voted 3-0 to recommend denial of a developer’s rezone request at its Aug. 16 meeting. Planning commission member Steve Sanvi was not able to attend and vote. Applicant D.R. Horton has requested a rezoning of 333 acres from Residential Sub-Rural to Residential Planned Community. The develop ment concept plan shows two points of entry along Grizzle Road and ameni ties such as a junior Olympic pool, kid’s pool, tennis courts and a club house. Developer consultant Jim King, who presented on D.R. Horton’s behalf, added in follow-up com ments to DCN that the price point for the homes is projected to be entry- level or around $350,000. District 4 Planning Commissioner Neil Hornsey stated that the request “does not meet the Future Land Use Map.” “I don’t know how Grizzle Road could handle all that traffic,” Hornsey said. “The traffic study only shows improvements to Grizzle Road and Dawson Forest [Road],” said District 2 Planning Commissioner John Maloney, “even though there’s quite a number of trips that go in other direc tions to other intersections that they’re not even show ing on the recommenda tions.” Maloney elaborated that he felt “like the density was too high” for making the motion to recommend denial, which was approved 3-0, with Chairman Jason Hamby abstaining. The Dawson County Board of Commissioners can vote to approve, deny or table this rezoning application at their Sept. 15 voting session, which immediately follows the 4 p.m. work session. Home density Though the proposed lots are listed as one-acre lots, King clarified the density will be “just less” than one unit per acre, with the homes clustered closer to Grizzle Road. “There are many other one-acre parcels near the Etowah River, so as far as overall density is con cerned, we’re not asking for anything more dense than a lot of the surround ing properties,” King said. When reviewing the planning staff’s list of rec ommended stipulations, King did not agree with a condition for density reduction that would bring the number of homes down to 240 units. “We feel like the 332 units we’re asking for is justified for this particular piece of property,” he said. “Today’s families-at least all of the national builders I work for-every- one’s looking for smaller lots,” King said about lot size. “They don’t want to maintain the larger lots anymore. The majority of what my engineering firm designs nowadays are 50 and 60-foot lots.” Hamby countered by saying that not all such developments or proposed developments are on “such an environmentally sensi tive piece of property.” Maloney inquired as to the amount of buildable acres minus land in the wetlands and floodplain area. Removing that land would mean removing 120 acres from the equation, King said, so that would leave 210 buildable acres “So when you’re saying an acre lot, you’re not actually getting an acre lot?” Maloney said. “They’re not acre lots. That’s based on the entire size of the parcel,” King added. Water concerns JoAnn Hause has a farm directly across the Etowah River, along Thompson Road, that follows the land in question for roughly a third of the way. While Hause said she wasn’t for or against the development, she said she loses property “every time there’s a flood” and doesn’t want to lose any more land. Her biggest concern was with potentially having to deal with runoff from a subdivision and wondered how the developer could guarantee that wouldn’t be a problem in future years. Hamby said a perpetual conservation easement could be made a stipula tion for approving the rezone and noted that “without some protections, we put our citizens at risk.” “It would be a concern of all Dawson County citi zens, yes,” Hamby said. Dawson County High School alumna Lucy Martinez also raised con cerns about the river area’s biodiversity, given that land’s being developed “at an abnormal rate.” One stipulation was that a minimum of 140 acres of the project “be preserved in perpetuity as [an] undis turbed conservation area.” King confirmed that his client is additionally will ing to do a conservation easement to restrict usage of that portion of the land. That stipulation was not put into place Tuesday, since the Planning Commission didn’t recom mend approval, but the Board of Commissioners could add that condition if they decide to approve the rezoning application in September. King said his client is fine with keeping the rec ommended buffers along wetland and riverside areas. These proposed buf fers include a 250-foot undisturbed vegetative buffer from the banks of the Etowah River, accord ing to the stipulations in the Planning Commission’s agenda packet. Also listed are condi tions for a 50-foot, undis turbed buffer on banks of state waters (except for perpendicular road and utility crossings) plus an additional 25-foot setback from all stream banks. Disturbance or encroach ment by any stormwater, sanitary sewer or other related easements shall not encroach a buffer, “except as necessary for access and the utility crossing” and “as near to perpendic ular as practical,” barring encroachment by grading for stormwater detention ponds. Daniel Brown, also not for or against the rezone, said he was thinking about the land where he plans to build a family home that would use well water. “I haven’t heard any thing about a municipal system going in. All we’ve heard is everything com ing in off of Grizzle [Road],” he said. “Obviously, I don’t know what the sewer system’s going to be on that devel opment, but with 240 or 300 [plus] homes, it’s going to be pretty concern ing.” In its comments to plan ning staff, Etowah Water & Sewer Authority stated there were “no plans for expansion at this time.” Thus, the developer would have to pay for any water and sewer main upgrades and extensions in accor dance with EWSA regula tions. Traffic problems During the meeting, public speakers doubled down on the need for infrastructure and services to come before develop ment to help promote more gradual, planned growth. One of Tuesday’s speak ers was lifelong Grizzle Road resident Candida Elkins Castleberry, who said the road is often used as “a racetrack.” She said one driver two weeks ago came around a curve at about 85 mph and rolled their car three times in her front yard. “I don’t want somebody to die in my front yard,” she added. “One person has already died in my front yard in the last 20 years.” As part of the stipula tions, planning staff rec ommended at the proposed northern site driveway a left turn lane; left and right-turn deceleration lanes; a left-turn only lane and a shared through/right- turn lane separating the southbound approach. Proposed at the intersec tion of Dawson Forest and Grizzle roads were a west bound right-turn lane, eastbound left-turn lane and a left turn-only lane and a shared through/right- turn lane separating the southbound approach. King acknowledged the need for traffic improve ments and was amenable to those. Hamby cited a traffic study showing a potential 3,044 vehicles on Grizzle Road, most of which King clarified would likely take Grizzle to Dawson Forest Road, instead of taking the road to Lumpkin Campground Road. The consultant then confirmed that Hanging Dog Road would remain stopped off as a dead-end road, and all traffic would go out via Dawson Forest way, thus avoiding Ga. 9. Resident Lydia Gonzalez, who was neither for or against the rezone, said the 332 houses would likely have double the cars, if not more vehicles, a problem since “Grizzle Road is over trafficked as it is,” she said. Other speakers pointed out that Hanging Dog Road is still a dirt road and that Grizzle Road, though it’s been paved now, is a mish-mash of angled curves in need of straight ening. Tonia Bagwell, a 26-year resident of Dawson County, asked who in the county is talk ing to the school system, sheriff’s office and fire and emergency services about “all that clustered growth between Grizzle and Dawson Forest roads.” Bagwell echoed another speaker’s description of the dynamic as “a future nightmare” and urged common-sense develop ment. “I appreciate you guys (the Board of Commissioners) for put ting in the emergency moratorium and really tak ing a step back, but this is a development that really, really needs a lot of research.” Bagwell then pointed out the aforementioned traffic study and said the traffic rating at Grizzle and Dawson Forest roads is a D-, not including school commute times. “That doesn’t include the thoughts of school buses, all the crime that could potentially come ... it could just be a domino effect to watch a commu nity [decline] that so many of us in this room love and appreciate and want to keep it the way it is.” She added that if the rezoning is approved and the project commences, Dawson Forest Road needs to be four lanes, and Grizzle Road should be straightened. Speaker Larry Statham said that the near future “might be a bad time for this building,” given loom ing economic concerns about a recession. “Use your true judgment on this,” Castleberry said to the Planning Commission. “Please think about the ramifica tions of what’s already happening there [on Grizzle Road] and how this is going to add to what’s already happening there.” FROM 1A Thompson added asset to the depart ment and to the county,” Edwards said of the vol unteer capabilities. BOC Chairman Billy Thurmond said that he “realized how difficult the job was that he (Thompson) stepped into” and elaborated that he and the county’s citi zens “appreciate all that Thompson has done.” Fire Marshal Jeff Bailey pointed to the Fire & EMS department’s “great leaps and bounds forward” as the county has continued to likewise grow commercially and residentially, leading to a higher population and call volume. “Those are all things he’s tried to get ahead of the curve on,” said Bailey, “and that’s what we need to continue to do now — to get ahead of the curve now instead of trying to catch up to it.” District 2 Commissioner Chris Gaines shared that orga nizations like Fire & EMS “rise and fall on leadership and communi- cations” and said Thompson had modeled that in multiple ways. Gaines quipped that while some of those deci sions have cost “a lot of money,” it’s been “money well spent.” “You’ve brought us into a realm where we should be able to provide great services, and I appreciate your leadership and everything you’ve done for Dawson County,” Gaines said. “It’s tough to leave this organization,” Thompson said, “but I’d like to think I’ve left it a little better than it was four and a half years ago.” He pointed to the vari ous improvements that’ve been made because of input and hard work from fellow first responders in the field, and the changes that are still to come, such as the forthcoming radio system upgrade and E-911 center SPLOST projects. Thompson told his col leagues to remember their shared goals, to take care of their own and to have the courage to do what’s right, “even when it’s not the easiest choice.” “Don’t be afraid to attend those commission meetings because they all impact you,” Thompson said. “It may not be that you have an agenda item, but every development that comes into this com munity, impacts you directly. It impacts the ser vice delivery model of public safety — fire, EMS and the law.” “It’s truly been a privi lege and an honor to serve as your chief,” Thompson said. “I love each and every one of you out there.” “To me, success in any position or job is leaving something better than you found it, and you have done that. So to me, that’s success... and I appreciate it,” said District 1 Commissioner Sharon Fausett. She quipped whether Thompson would “miss her questions” from BOC meetings and elaborated that she would miss his sense of humor. Given the “serious busi ness” that the BOC often contends with, Fausett said Thompson’s readi ness to laugh “helps get us through a lot of things.” “I’m sorry you’re leav ing ... but I wish you the best in the world,” said Fausett, “because you have really helped Dawson County, so you [should] feel proud for that.” Dawson County Humane Society a no kill shelter Doggy Spotlight Meet Paisley! Hello there big world! My name is Paisley and I am a gorgeous red and white Spaniel Mix. All my legs are white and red speckled and I have mesmerizing chocolate brown eyes that will melt your heart! I weigh about 30 pounds and am estimated to be 1.5 years old. I would need an adopter that could give me that patience, time, and love that I need to transform into the brave, independent girl that I know I can be! I am quite frightened of kids, men, and loud noises (I need a home with women only). I would benefit from a dog friend to play with and teach me how to be a dog. I am house-trained too. I will chase cats. I am currently available for adoption. If you are interested in meeting with me, please fill out an application or call the Humane Society of Forsyth County at 770-887-6480, Tuesday through Saturday, for more information. All my love and kisses, Paisley 706-265-9160 Paisley For more information contact the 706-265-9160 | 633 Martin Rd, Dawsonville Dawson County Humane Society Adjacent to the Rock Creek Sports Complex Visit our RESALE SHOP & BOUTIQUE Wed. - Sat. 10 a.m. - 5:30 p.m. | 54 S. Lumpkin Campground Rd. All proceeds benefits the Humane Society Dawsonville Veterinary Hospital 706-265-8381 ANH Collision Specialists 706-216-0992 103 Industrial Park Road, Dawsonville Bradley M. Maple CPA, PC 706-216-2362 2390 Thompson Rd • Ste 100 Dawsonville
