Tiny Home Subdivision Moratorium Stands

Community, News
Tiny Homes

Blue Ridge, Ga – Board of Commissioners approved to extend the moratorium on tiny home subdivisions for another year.

The existing moratorium will stand through July 2020 after an extensive discussion on the topic with the community.

“You can look all over North Georgia, and I think every county have looked at this a little differently,” stated Chairman Stan Helton, “My personal concern is basically the subdivision. There’s certainly nothing wrong if you’re on your own property, if you want to put a private tiny home on your property, that’s not my concern, but the subdivision is.”

Tiny Homes

Tiny Homes are typically around 450 square feet.

Input came from those on both sides of the issue and local builders as to the benefits and detriments of tiny home subdivisions.

Keith Sumner represented builders in the county and presented the number of homes built in Fannin from February 2018 to 2019, only 15 homes were under 1,000 square feet with the majority being between 1,500 and 3,500 square feet. Currently, Fannin County has under a 100 foundation built tiny homes.

Collectively these projects brought an estimated $75M into the county.

Sumner also questioned the future value of a tiny homes subdivision, would it increase or decrease in value over time.

Other voices in the audience echoed the need for affordable housing in the community and that millennials and retirees don’t want a big house. Millennials want a place to rest their head and to make traveling easier, and retirees bring grandkids on the weekend.

Also, service workers and recent graduates need somewhere to live that they afford, and tiny homes could be the answer.  These individuals can’t live in large homes being built.

The biggest concern surrounding tiny home subdivisions was the potential for central septic system problems for developers who don’t follow the building code.

Currently, Fannin recommends .55 acres for central septic, but the health department will go down to a third of an acre. With tiny homes being around 450 square feet, it’s possible someone could fit three homes onto one acre. This would stress a septic system.

“Three tiny homes on one acre lots on a 40-acre tract that’s going to be a headache from now own,” stated Post One Commissioner Earl Johnson, “If something’s not done to protect the county, they can come in here in about a month, month and a half, throw three tiny homes up on the same sewage system, the neighbors are going to have a problem. Now, I am a tiny homeowner, but it’s on 46-acres of land, and no one knows where it is. It’s not hurting anyone’s property values.”

The profit incentive for building multiple homes close together could lead to fly-by-night developments. With no zoning, it’s difficult to prevent this from happening and more thought must be given before lifting the tiny home subdivision moratorium.

Gilmer County’s tiny home subdivision has received mixed reviews with some residents loving the community and others begging to get out. Potential problems need to be clearly defined and gear an ordinance toward a tiny home subdivision that promotes the future of Fannin County.

Johnson added, “If we start allowing to get down to a third of an acre, it’s going to be just like an RV park.”

After hearing from those in attendance, the commissioners agreed that a resolution that works for the majority of the community needs to be reached. However, with one serious inquiry over the past year, extending the moratorium gives commissioners time to examine the housing market and develop a solution a year from now.

‘Misinformation,’ tiny homes addressed by commissioners


BLUE RIDGE, Ga. – During the Tuesday, April 24, Fannin County Board of Commissioners meeting, the board discussed what was described as “misinformation” circulating throughout the county and put a six-month moratorium on tiny homes in the county.

Immediately following public commentary, Post 2 Commissioner Larry Joe Sosebee took a moment to address recent comments circulating in the community that suggest the county needs to create a five-year comprehensive plan. Sosebee clarified the county already has a 10-year joint comprehensive plan in place together with the municipalities of Blue Ridge, McCaysville and Morganton, which was created under the guidance of the Northwest Georgia Regional Commission (NWGRC).

“Without this document (comprehensive plan) right here, we couldn’t get grants. We couldn’t have got the water grant we got. We couldn’t get LMIG (Local Maintenance and Improvement Grant) money to research the roads,” Sosebee added.

Sosebee also stated the source of these comments estimated the population of Fannin County would reach 40,000 within the next few years.

“Well, that’s a lot of people for a county that’s surrounded by forest service land and can’t contain that many people,” Sosebee said.

According to the NWGRC, as noted by Sosebee, Fannin’s population is expected to peak at 24,349 by 2030.

Chairman Stan Helton explained the 10-year comprehensive is a 161-page document that is available to the public through the Georgia Department of Community Affairs at the www.dca.ga.gov.

Post 1 Commissioner Earl Johnson stated, “I know sometimes people accidentally spread misinformation, but I want everyone to realize that when you speak information as if it’s true, it affects people who are serving this county. And I don’t like it reflecting negatively on me, myself, that this county doesn’t have a plan in place.”

Later, county Emergency Management Agency (EMA) Director Robert Graham, Fire Chief Larry Thomas, EMA Deputy Director Darrell Payne, and Deputy Director of E911 Patrick Cooke came to the podium as County Attorney Lynn Doss opened three sealed bids for the purchase of three specialized desks for 911 dispatchers at the forthcoming public safety complex on Windy Ridge Road.

As Doss opened the bids, two were revealed to be duplicates bids from Watson Consoles, of Matthews, North Carolina. The Watson bid was for a total of $49,739.23, which includes $37,116.23 for the product, $9,517 for installation, and $3,106 for freight.

The other bid, from Xybix, of Littleton, Colorado, gave a total of $44,257.42, which includes $2,314.74 for sales tax, $4,100 for freight, and $4,775 for installation. Doss explained because the county is tax exempt, the total cost of the Xybix bid would more accurately be just under $42,000.

After Johnson asked Graham if EMA would need to review the specifications of the bids and the director affirmed that the department would, the bids were tabled to the next meeting for approval.

Following this, the conversation again turned to “misinformation,” this time concerning the Fannin County EMA and Fire Department (FCFD).

Certificate of Compliance from the Georgia Firefighter Standards and Training Counsel for Fannin County Fire Department.

“As stated earlier, there’s been some misinformation out in the public,” Graham said, “that our fire department may not be in compliance with state and federal standards, and I just want to clear that up a little bit. We are in complete compliance with Georgia Fire Safety Training Center, which is the organization that certifies fire departments in the state of Georgia. We actually have a certificate hanging on the wall at each fire station to say that we’re in compliance.”

Showing the one of the certificates to the commissioners, Graham explained although the certificate is dated 2004, the certification remains with the department unless that department becomes non-compliant. Though Graham admitted the department does rely heavily on volunteer firefighters, FCFD has “30 full-time paid employees whose duties include fire fighting, and we have never had a fire call go unanswered.”

Graham also stated the EMA currently has seven total ambulances, four of which are on-duty ambulances and three are make-up ambulances.

After Helton asked about the prospect of doubling the number of firefighters and the cost involved, both Director Graham and Chief Thomas estimated the added cost would be around $1.5 million annually for personnel along with further costs for facility upgrades.

“It’s a shame – by one person spewing misinformation – it is a shame that you have to stand here and talk about this,” Commissioner Johnson told Graham, Thomas, Payne and Cooke. “They know that we’ve had plans, they know exactly that we are state-certified … It’s a shame to me that you have to stand here and defend yourselves over something that one person in an interview just felt like he had to say … All of you have been in government a long time. It’s just election time … I appreciate you all coming up here taking your time and explaining, trying to make the people feel comfortable again.”

In other business, Chief Land Development Officer Marie Woody addressed the board on the prospect of enacting a tiny home ordinance. At the April 10 commissioners meeting, Woody and the board opened a discussion regarding tiny homes but tabled that discussion to the next meeting.

A finished, prefabricated tiny home.

On Tuesday, Woody stated Fannin is one of only four counties (Fannin, Lumpkin, Towns and Union) north of Cherokee County, Georgia, that has not passed some form of zoning. She also added that in surveying 15 nearby counties, none of the counties have specific ordinances on tiny homes and eight are currently considering tiny home ordinances, but of those eight, most have not yet decided on the square footage requirements.

Helton stated one subdivision development for tiny homes was already in the works in the county.

“We do not want to pull the rug out from under him with the investment he’s already made,” Helton said of the developer of the proposed subdivision, “but as we go forward, the concern would be that we don’t want something that is going to negatively affect other property owners in Fannin County.”

When asked about the minimum size of lots currently allowed by the county, Woody stated for a fresh tract of land with its own water and sewer system, lots could be subdivided as small as a one-third (0.33) of an acre though land development recommends no less than a 0.55-acre lot. For separate lots with water wells and septic systems, Woody explained the county recommends between 1.33-acre and 1.5-acre lots.

Johnson stated he was not so much concerned with the size of tiny homes as he was with the size of lots within potential developments and subdivisions for tiny homes.

Helton proposed to the post commissioners the idea of placing a moratorium on building tiny home subdivisions and developments and asked the commissioners for input on an exact time frame for the moratorium. After discussion, it was decided and approved unanimously to enact the moratorium for six months beginning July 1, 2018.

Robin Gazaway, county finance director, presented the monthly budget update for the county through March 31. Overall, according to Gazaway, the county is 25 percent through the fiscal year and 22 percent of its budget has been expended, leaving the county $829,415 under budget.

Departments seeing significant under-budget amounts were Public Roads ($557,168 under budget), Sheriff’s Office ($89,520 under), and Recreations ($27,148 under). Gazaway stated two departments were currently over budget – Fire/EMS/EMA ($34,983 over budget) and Tax Assessors ($18,257 over). She explained Fire/EMS/EMA was over budget because of an ambulance purchase early in the year and the Tax Assessors department was over budget because of the purchase of two vehicles but added that both departments are expected to balance out before the end of the year. The Recreation department was reported to have a $80,768 revenue, which Gazaway stated was due to the collection of gate receipts and increased concessions.

Also, Gazaway said both Local Option Sales Tax (LOST) and Special Purpose Local Option Sales Tax (SPLOST) collections were up for the year as of March 31. LOST collections, according to Gazaway, stood at $916,490.42 compared to $867,439.17 in the first quarter of 2017. SPLOST collections were $1,209,712.71 as opposed to $1,145,146.18 last year.

After an executive session, the commissioners reconvened and approved three decisions.

The board approved a filing in Superior Court to abate a public safety nuisance on Ada Street. Last month, the board unanimously approved a property on Ada Street to be dilapidated and for it to be condemned.

Also, the board approved to forward with bringing an unauthorized junkyard on Mobile Road into compliance with county ordinances.

Lastly, the board granted Rene Hamby’s transfer to the Public Works department and approved the hiring of Lauren Hein as the new human resources director for county government.

[Featured image: Members of the Fannin County Emergency Management Agency (EMA) and Fire Department display a Certificate of Compliance from the state. Seen here are, from left, EMA Deputy Director Darrell Payne, Fire Chief Larry Thomas, Emergency Management Agency (EMA) Director Robert Graham, and Deputy Director of E911 Patrick Cooke.]


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Jason Beck

Born in Merrillville, Indiana, raised in Cleveland, Tennessee, and currently resides in Copperhill, Tennessee. Graduated from Bradley Central High School in 1996 and attended the University of Tennessee at Chattanooga, eventually earning a B.A. and M.A. in English. Hobbies include hiking, camping and fly-fishing. Interests include baseball, hockey and cliff jumping.

Board of Commissioners discuss tiny house ordinance

Community, News

BLUE RIDGE, Ga. – “This is something that is becoming a little more prevalent in our surrounding areas,” Fannin County Chairman Stan Helton explained of the need to discuss tiny homes, “and I’ve talked to other commissioners about this and it’s a big difference whether you have zoning in the county or don’t, which we don’t.”

At the April 10 Board of Commissioners (BOC) meeting, the commissioners looked into setting up guidelines in Fannin County for the growing trend of tiny homes.

The typical small or tiny house is between 100 and 400 square feet. The building of these structures could pose problems for the county.

Fannin County, Blue Ridge, Georgia, Board of Commissioners, Chairman, Post 1 Commissioner, Post 2 Commissioner, Stan Helton, Earl Johnson, Larry Joe Sosebee, Finance Director, Robin Gazaway, Fire Station, E-911, Funding, SPLOST, special-purpose local-option sales tax, Hotel Motel Tax, Chief Land Development Officer, Marie Woody, Condemnation, Ada Street, Purchase Cards, Tiny Homes, Ordinance, Moratorium

An example of a finished tiny home.

“It could affect people’s property values, adjacent property values, and that’s something that would concern me quite a bit,” Helton said, describing one of the issues that he foresees as a possibility in the future.

This discussion came about after a proposed subdivision plat for tiny homes was recently submitted to the county. Chief Land Development Officer Marie Woody presented the board with a sample ordinance to review pertaining to these structures.

“I personally think this is something that we are really going to have to pay close attention to,” Post 1 Commissioner Earl Johnson agreed with the concern.

Johnson suggested that the county come up with a pre-approval process for those seeking to build tiny home developments.

Discussion was made over whether there should be a minimum square footage requirement or a limit to the amount of structures on a property.

Helton also pointed out that other counties were having issues with developers using these tiny homes as rental properties.

Post 2 Commissioner Larry Joe Sosebee added about the matters faced, “Gilmer and Pickens counties are really addressing this pretty strong.”

Fannin County Attorney Lynn Doss suggested that the board move to place a short-term moratorium, lasting 6 months to a year, on tiny home developments, stating that this would give the county time to thoroughly research and address the issue with a proper ordinance.

Doss and the board agreed that if a moratorium were placed that it would not affect the current submitted tiny house development proposal.

The BOC agreed to table this agenda item for two weeks.

“In the meantime, perhaps you would do some more research on surrounding counties to find out a little more about the issues,” Helton addressed Woody and then addressed fellow board members, “and then at that time if you gentlemen felt like we needed to put a moratorium out there for some future date, we can decide that in a couple of weeks.”

Johnson added that he would like to see the research focused on counties similar to ours with no zoning.

Woody also presented the board with a property in the county that she felt met the requirements for condemnation. This property, located on Ada Street, was the site of a house fire earlier this year.

“No effort has been made to fix or repair it,” Woody stated of the burned structure.

There are a total of 11 acres that would need to be cleared from this location. On these 11 acres are three homes, seven mobile homes, one garage, one carport, and three additional structures that are full of items. The land surrounding these buildings is also filled with various items.

Fannin County, Blue Ridge, Georgia, Board of Commissioners, Chairman, Post 1 Commissioner, Post 2 Commissioner, Stan Helton, Earl Johnson, Larry Joe Sosebee, Finance Director, Robin Gazaway, Fire Station, E-911, Funding, SPLOST, special-purpose local-option sales tax, Hotel Motel Tax, Chief Land Development Officer, Marie Woody, Condemnation, Ada Street, Purchase Cards, Tiny Homes, Ordinance, Moratorium

Fire fighters battling the blaze that took place at the Ada Street property in January.

Woody reported that the county had received six complaints just in the past two weeks regarding this property and that this has been an ongoing issue, with talks between the county and the property owners, for five years.

“I get calls basically pleading with us to do something about this,” Helton said, confirming Woody’s account of complaints.

If the county were to pay to have the property cleared, a lien would then be placed on the land, which the owners would have to repay.

“We’re not taking someone’s property,” Johnson clarified the process.

Sosebee agreed that after five years “time’s run out.”

The board unanimously decided to declare the property dilapidated, a public safety nuisance, and for it to be condemned.

Fannin County Finance Director Robin Gazaway presented the BOC with a finalized plan for payment of the new fire station and E-911 center located on Windy Ridge Road.

The board agreed to advance monies from the county’s general fund, as well as cash in two county CDs (certificate of deposit).

These advanced funds will be paid back over a 27-month period using funds from both SPLOST (Special Purpose Local Option Sales Tax) and the newly allocated 10 percent from Hotel/Motel Taxes.

Gazaway also spoke with the board about switching the county over from a single credit card to purchase cards.

Currently, the county has one credit card, which department heads must come to the courthouse and check out to use.

Gazaway stated that a couple of issues have risen from using the one-card method. Using the one card, the limit for that card is often met before the next billing cycle causing the card to become inactive.

Gazaway also stated that some department heads will forget to turn in receipts, causing confusion when the bill arrives, and a need to track down missing receipts.

“Several of the counties have a purchase card instead of a credit card,” Gazaway explained.

Gazaway presented the board with two options for purchase cards, one from J.P. Morgan and the other from East West Bank, and stated that no local banks offer this option.

If the board chose to switch to purchase cards, the county could decide which department heads would be issued a card and the limit for each card.

Department heads would have to report all spending to the bank and turn in all physical receipts to the county. Gazaway pointed out that with each department head having individual reporting, missing receipts would be easier to track.

Both Sosebee and Johnson expressed concern over extra cards being issued.

“I wouldn’t have as much of a problem with it, but whatever department head can’t even turn in their receipts, they’re not responsible to begin with,” Johnson expressed of the concern over the issuing of extra cards. “I surely don’t want them to have a credit card.”

The BOC agreed to table this item for two weeks and to discuss it at the next monthly meeting to be held April 24 at 5:15 p.m. on the third floor of the courthouse.




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