A developer unveiled site plans on Tuesday for a subdivision of 89 single-family homes on Jasmine Avenue about three months after neighbors voiced strong opposition to a previous proposal for multi-family apartments.
Developer Jim VandenBerg of J.M. Ventures, represented by engineer Jeff Halliburton and attorney Harold Yellin, presented plans to the Metropolitan Planning Commission for the 20-acre subdivision to be called Heron Walk.
The property, at the intersection of Jasmine and Bismark avenues, is the site of the Old German Country Club, established by German immigrants more than a century ago.
The plan calls for 10.5 acres of residential development, 2.5 acres of paved roadway and sidewalks, and 5.5 acres of greenspace. According to planning staff, the sketch complies with all Chatham County zoning and subdivision standards.
“The only thing unusual is that there are no variances of any kind in front of you today,” said Yellin.
VandenBerg first appeared before the commission in August with plans for a $20 million complex of about 240 apartments. However, several neighbors expressed strong opposition to a request to rezone the land to allow for multi-family housing, citing concerns about crime, traffic, noise and a cluttering of boats along Country Club Creek, which fronts the property.
That zoning request was eventually denied by the Chatham County Commission, requiring the developer to go back to the drawing board.
On Tuesday, some of the neighbors who attended the first meeting spoke out again. They said they welcomed
the single-family homes but still had concerns with the number of roads and intersections being added to the development.
“We’re not against this project. This is what we wanted to begin with,” said resident Michael Butler. “I just feel that three through streets will bring in more traffic.”
“The reduction of through streets is a life and safety issue,” said Nathan Stone, another neighbor.
Shifting from a denser multi-family complex to a more sprawling single-family subdivision also resulted in the elimination of nearly all buffers, besides the marsh, and the loss of several trees along the perimeter.
Commissioner Adam Ragsdale pointed out the irony of this reduction in greenspace as some neighbors lamented the loss of big oak trees.
“In the original plan, the trees that would’ve been protected along Jasmine Avenue will no longer be there because of the nature of this development,” said Ragsdale. “You basically got a more intense use.”
“I know we asked for it,” said one neighbor in response.
The board approved a recommendation for the site plans with only one member, Joseph Welch, in dissent.
Airbnb and residential density
Of the other items before the commission on Tuesday, a petition to allow vacation rental use in a residential neighborhood was postponed. The commission voted to continue the item to the March 18 meeting, even as residents continue renting out their spare bedrooms through website Airbnb.
Two people spoke in favor of allowing this use, but city staff and officials have been reluctant to open up all neighborhoods to owner-occupied rentals that are regulated under what’s called “Bed & Breakfast Guest Units.”
Another request for a text amendment on residential density was also continued to the Feb. 24 meeting.
A petitioner called Nebo Investments had asked to amend the density requirement only for the TC-1 zoning for an unspecified development in the Mid-City District. Mid-City comprises Thomas Square, Metropolitan and Baldwin Park neighborhoods.
The current density requirements call for no more than 30 units per gross acre. The petitioner asked for language allowing for no more than “100 bedrooms per gross acre” contingent upon the approval of a site plan by an administrator.
Attorney Harold Yellin, representing Nebo Investments, said the problem with the current zoning is that it isn’t specific. For example, he said, one unit with one bedroom counts the same as one unit with five bedrooms.
“There is no opportunity for a variance for density … (and) no opportunity to rezone, therefore we had to ask for a text amendment,” he said.
Staff recommended denial of the petition. Planner Charlotte Moore said such a change could leave too many people without enough parking.
Virginia Mobley, president of the Thomas Square Neighborhood Association, spoke against the amendment, citing similar concerns.
“You’re asking to change almost 1,900 parcels in one fell swoop to allow development of one piece of property,” said Mobley. “What is the impact of people, pets, cars, noise and visitors on single-family life?”
The petitioner agreed to continue the amendment to allow more time to work with planning staff and neighbors.
At the close of the meeting, commissioner Susan Myers bid farewell to her colleagues after serving nearly nine years on the MPC. Board member Tanya Milton pointed out the dwindling number of women on the mostly male board.
“We need more women on this board,” said Myers.