CLARKESVILLE, Ga. — A standing-room-only crowd packed the Ruby C. Fulbright Aquatic Center for more than two hours Monday night as residents voiced support, concerns and questions about Habersham County’s proposed Unified Development Ordinance.
Dozens of speakers addressed the Habersham County Board of Commissioners during the town hall-style meeting, offering perspectives on property rights, housing affordability, farming protections and efforts to preserve the county’s rural character.
Commissioners said the proposal remains a work in progress and stressed that no final vote will be taken until further revisions are made — and until a vacant commission seat is filled.
Commissioners: Plan not final, aimed at managing growth
Commission Chairman Bruce Harkness opened and closed the meeting by emphasizing both the importance of public input and his concerns about growth.
“All progress is not good,” Harkness said. “Everybody says progress is coming … but I’ve always said all progress is not good.”
Harkness said he does not support voting on the ordinance until the commission is back at full strength.
“We don’t need to vote on any of this until all these seats are filled and everybody in this county is represented,” he said.
He added that preserving the county’s identity remains a top priority.
“The vast majority told us … they wanted us to preserve and protect this county at all cost,” Harkness said.
Commissioner Kelly Woodall said the ordinance is intended to guide development while
respecting property rights.
“The intent … is to regulate developers, not individuals,” Woodall said.
Woodall said the plan focuses on directing denser development toward existing cities and commercial areas while maintaining larger lot sizes in rural parts of the county.
“Smaller lots closer to the areas that are already developed, larger lots out,” he said. “It’s not perfect. We’re still working on it.”
Commissioner Dustin Mealor echoed that sentiment, saying commissioners are actively revising the proposal based on feedback.
“This is definitely not a decision that we want to make in a vacuum,” Mealor said. “We’re not done. This isn’t set in stone.”
Mealor said preserving quality of life is a key goal.
“I’ve lived here my whole life,” he said. “I’d like to see my kids want to live here when they grow up.”
Planning director outlines proposal
Planning Director Mike Beecham told attendees the roughly 280-page ordinance is the result of more than a year of work, public input and technical review.
The update process began in 2024 and includes new zoning districts, subdivision standards and environmental protections aimed at guiding growth while preserving rural character.
Beecham said the county’s current development framework dates back to 1992.
“Just think about how much the world has changed since 1992,” he said.
He also addressed confusion surrounding the draft zoning map, saying staff are working through roughly 20,000 parcels to correct classification issues.
“We will get it correct, certainly before it’s voted on,” Beecham said.
Beecham emphasized that farming would remain allowed in nearly all zoning districts.
“The board of commissioners are not against farming,” he said.
Residents raise concerns over map, property rights
Several speakers focused on the accuracy of the draft zoning map and its potential impacts.
Real estate agent Kristi Tanner said she identified hundreds of parcels she believes are incorrectly classified.
“When you begin to see these issues repeated across hundreds of parcels, it becomes
impossible to ignore,” Tanner said.
She questioned the county’s verification process and raised concerns about economic impacts if commercial properties are rezoned residential.
Others focused on property rights.
Resident Callam Wilbanks said minimum lot size requirements could limit how landowners use their property.
“I own the property. I pay the taxes, and what is planned for the property should be my choice,” Wilbanks said.
Farmer Jeffrey Gunner said larger lot sizes could make housing less affordable for younger residents.
“For the younger people … where do they go?” he said.
Farmers, residents highlight rural character
Agricultural concerns were a recurring theme throughout the meeting.
Clarkesville resident Cheryl Kowalski said she was concerned about how farmland is classified and how future development could impact working farms.
“What happens if … new owners claim that our farm is a nuisance?” she said.
Resident Bruce Palmer said preserving farmland ultimately comes down to landowner decisions.
“If we don’t sell our land, we keep our county just like it is,” Palmer said.
Former state Rep. Bill Dover urged commissioners to ensure the ordinance does not conflict with Georgia’s conservation use laws.
Mixed views on growth, housing and regulations
Some residents supported elements of the proposal.
Mount Airy resident Rebecca Williams said she backs larger lot sizes and tree protections.
“If we let everybody live in here … it’s going to ruin the quality of life,” she said.
Others said the ordinance may go too far.
Alto resident David Cook said the proposal applies overly broad regulations to both large developments and smaller property uses.
“The ordinance applies a universal compliance framework to all land use activity regardless of scale,” Cook said.
Cook also raised concerns about housing supply and unclear rules for short-term rentals.
Suggestions for more public input
Former Baldwin councilwoman Alice Venter suggested creating citizen committees to help
review the ordinance and identify unintended consequences.
“Now that we have all of these folks awake and paying attention … people can roll up their sleeves and start picking it apart,” Venter said.
Process continues
County officials say the Unified Development Ordinance is intended to modernize land-use regulations, consolidate existing rules and provide clearer guidance for future development.
Commissioners reiterated Monday night that the proposal will continue to evolve based on public feedback before any final decision is made.
“We have listened, and we’re trying to represent you,” Woodall said.
