A crowd of around twenty concerned residents from the Cookson Creek road area gathered at last week’s county planning meeting to discuss a proposal from the developers of Ocoee Mountain Club. A preliminary plat for a development that included undersized lots and an RV Park had been presented to the Planning Commission last month but was not put back on the agenda this month. Developers have said they are retooling their idea.

Pippenger told the group that the small-lot question and RV park had been discussed at a recent workshop and the Planning Commission members were not in favor of reducing the minimum lot size. It was explained that the original plan called for an RV park, but that would be considered a subdivision because lots were to be sold. Thus, it would be subject to the minimum lot size in the existing subdivision regulations.

Sharon Kepsel asked the commission to clarify the procedures for approval of a potential development. “Is this the final vote?” she asked.

Planning Board Chairman Laura Crawford explained to Kepsel that approvals were given based on the current subdivision regulations. “We’re tied to the regulations,” Crawford said. If procedures are followed and a potential developer qualifies for approval, approval must be given.

Kepsel asked if the county commission could override the planning board. John Pippenger replied “No.” Daren Waters asked what they were trying to override and Pippenger reminded those in attendance that Ocoee Mountain Club had pulled the development from the agenda.

“This sounds like a zoning issue and we don’t have zoning,” Vice-Chairman Steve Harbison said. “As the law stands today, we can’t do anything about it.” Harbison explained that the planning board is a “check off agency,” and that if the plat requirements are met, there is no choice. Asked if the board took TDEC or environmentalists into consideration, Harbison said they had to sign off on the plats before they were approved.

“If you meet the regulations, you can do as you wish,” Pippenger said.

Barbara Gordon, who lives on Copeland Rd, asked if the board would be creating regulations to require a more comprehensive plan. State Planner Shannon Copas explained that was something that would ordinarily be done when zoning was adopted. Gordon asked if zoning was something the county would be adverse to; Copas said that would be up to the county commission.

Gordon said she had done some research and that a house has to cost at least $300,000 in order to pay for itself as far as infrastructure is concerned. “We have such a gorgeous spot,” she said, “you don’t want to put a trailer park next to a gorgeous home.”

Harbison encouraged her to go to a county commission meeting. “I’m not trying to put you off, but without zoning, we are powerless on these issues,” he said, adding, “I share your concerns. There is nothing wrong with living in a mobile home, but I don’t want one beside me, either.”

“This development was going to be a Class A subdivision, I am not sure why you are saying, ‘mobile home’,” Ocoee Mountain Club Developer Paul Fetzner said. Fetzner was on had to get approval for Phase 5 of the development on Sloan Gap Road.

Several of those in attendance expressed concern that Cookson Creek Road was in dismal shape and would not be able to support a large development. The narrowness of several of the curves was pointed out. Kandi Bramlett, Register of Deeds, agreed, saying she had been run off the road herself. Kepsel asked about the road and whether a traffic study would be done and Crawford said that was an issue for the county commission.

Gordon pointed out that there was not even enough money to paint Cookson Creek Road. “That’s because there is no tax money,” Fetzner said. “And your development won’t bring it in,” Gordon said. “Yes it will,” Fetzner said, adding, “yours does.”

One resident told the commission that the area he was from and lived part time in Florida was becoming overrun because of transient newcomers. He said it was a very serious thing because growth was coming faster than what could be supported and that it was to the point where a half acre was going for hundreds of thousands of dollars. Bramlett said the same thing was happening here and that if her children wanted to purchase land they would not be able to afford it because so many are coming here.

Another issue asked about was if the response time for the volunteer fire department factored in, to which Pippenger replied, “That’s not something even zoning addresses.” Commissioners were also asked if there was an evacuation plan for the dam and if that was ever a consideration.

Gordon asked if the county had considered Impact Fees for developers. Pippenger said the county had looked into it, but that there were requirements that did not benefit the county. He also said they had looked into an Adequate Facilities Tax, which is a one-time fee for new home building, but that the county did not qualify for that. According to Pippenger, counties had to be in the top 10% of new growth to impose the tax.

Daren Waters told the group that the best thing for them to do would be to get a copy of the subdivision regulations to get see what they liked and didn’t like. Waters also suggested they try to get on the agenda for the county commission to discuss their concerns. “Until something is changed, there is nothing the planning commission can do,” he said.