Planning Commission

ATHENS-CLARKE COUNTY PLANNING COMMISSION MEETING MINUTES SEPTEMBER 7, 2023 - 6:00 P.M. 120 W. Dougherty Street MEMBERS PRESENT: Matthew Hall (chair), Alice Kinman (vice-chair), Sara Beresford, Alexander Sams, Sarah Gehring, Kristen Morales, and Monique Sanders MEMBERS ABSENT: Joey Tucker, Taylor Pass, & Catherine Goodrum STAFF PRESENT: Brad Griffin, Marc Beechuk, John Rogeberg, Max Doty, Wick Prichard, and Stephen Jaques (Planning); John Hawkins (Attorney’s Office) GENERAL BUSINESS Mr. Hall called the meeting to order at 6:00 p.m. 1. Introduction of Staff reports and all other documents submitted to the Planning Commission at this meeting into the official record. Ms. Beresford moved to introduce all reports and documents into the official record. Ms. Kinman seconded the motion, which passed unanimously. 2. Approval of August 3, 2023 Planning Commission meeting minutes. Ms. Morales made a motion for approval. Ms. Beresford seconded the motion, which passed unanimously. 3. MACORTS review and public comment – No comment. OLD BUSINESS 1. 197 WEST BROAD STREET – ADC-2023-07-1343 Type III –Alternative Compliance Petitioner: Frank Pittman / Pittman & Greer Engineering Owner: Motel Enterprises Inc Request: Alternative Compliance for Title IX Sec. 9-10-6(C) Tax ID: 171A4 F001 Mr. Beechuk presented the case to the Planning Commission For: Frank Pittman, Eugene Montezinos, David Dukes (applicants) Against: None Discussion: The applicant stated that they are seeking Waiver 1 because of the sloping topography, Waiver 2 because the Hull St side of the property is not viable for commercial uses, and Waiver 3 because the design proposes a 20-ft first floor height. The conversation centered around the proposed plaza space—particularly whether the plaza would be open to the public. The proposal includes a fence and gates that can be used to close the plaza, and it was pointed out that closing the public plaza would eliminate the public benefit that is being used to justify the deviation from the setback standard. Commissioners concluded that signage declaring the openness of the plaza (save for private events) would be sufficient to ensure ongoing public access. Motion: Ms. Kinman made a motion to approve with condition. Ms. Beresford seconded the motion, which passed unanimously. Condition: 1. The applicant shall place appropriate signage at the corner of Broad Street and Lumpkin Street and at the access point located on Broad Street stating that the plaza is open to the public. 2. 0, 290, 310, & 322 NORTH AVENUE – PD-2023-04-0661 Type II – Master Planned Development Petitioner: David Ellison Owner: Bethlehem Land Holdings, LLC Request: From C-G to C-G (PD) (Commercial-General to Commercial-General, Planned Development) Tax ID: 164A3 A001A, 164A3 A002, 164A3 A003, & 164A3 A004 The applicant requested to table the application prior to presentation of the case. Commissioners asked that the applicant provide more information on how the project aligns with the planned improvements for North Avenue. Motion: Ms. Morales, made a motion to grant the applicant’s table request. Ms. Kinman seconded the motion, which passed unanimously. NEW BUSINESS 1. 575 MACON HIGHWAY – ZONE-2023-08-1617 Type II – Rezoning Petitioner: David Matheny / Armentrout, Matheny, Thurmond P.C. Owner: Prime Properties LLC Request: From C-G to RM-3 (Commercial General to Mixed-Density Residential) Tax ID: 181C1 A002A Mr. Rogeberg presented the staff report with a recommendation for approval. He noted that the condition in the staff report has been satisfied and is no longer in effect. For: David Matheny (applicant), Gordon Wayne Against: None Discussion: It was generally agreed that housing and the proposed amount is an acceptable use of the subject property. The applicant was asked if they had considered using the inclusionary zoning ordinance as part of their project. The impact of traffic was discussed, including a request that the Transportation & Public Works Dept. examine the transportation impacts and needs of the Macon Highway area. Commissioners also requested more consistent analysis of public utility service on Planning Commission cases. Motion: Ms. Beresford made a motion to recommend approval. Ms. Morales seconded the motion, which passed unanimously. 2. 4500 ATLANTA HIGHWAY & 125, 135, & 145 BEDGOOD ROAD – ZONE-2023-08-1571 Type II – Planned Development Amendment Petitioner: Frank Pittman / Pittman & Greer Engineering Owners: Walton Georgia LLC c/o Walton Global Holdings LLC Request: From C-G (PD) to C-G (Commercial-General (Planned Development) to Commercial-General) Tax ID: 044B 029, 044B 030, 044B 031 & 044 025 Mr. Doty presented the staff report with a recommendation for tabling. For: Frank Pittman (applicant), Miller Marks Against: None Discussion: The applicant stated that the rezoning would actually boost tree canopy coverage while leaving room for commercial space in the remaining Planned Development to serve the needs of nearby residents. Commissioners clarified that the proposed Bedgood Road drive in the existing binding plan would not be  retained in the current proposal. After discussion, it was determined that adding conditions to an approval recommendation would not address the concerns that led Staff to recommend tabling. The Chair asked whether the community should hold onto an un-built Planned Development or approve the withdrawal of a piece of the Planned Development for a currently viable economic use. Motion: Ms. Morales made a motion to recommend approval. Ms. Beresford seconded the motion, which passed 5-1 (Gehring in opposition). 3. 160 TALLEY CROSSING & 1049 HULL RD – ZONE-2023-08-1611 Type II – Rezoning Petitioner: Michael B. Thurmond / Armentrout, Matheny, Thurmond P.C. Owner: CJB Athens LLC Request: From RM-1 to RM-2 (Mixed-Density Residential to Mixed-Density Residential) Tax ID: 213 018P Mr. Prichard presented the staff report with a recommendation for approval. For: Michael B. Thurmond (applicant) Against: None Discussion: Commissioners commended the creation of the new public road, Talley Crossing, and the applicant was commended for proposing owner-occupied housing on the subject property. The applicant was encouraged to consider using the inclusionary zoning ordinance as part of their project. Motion: Ms. Morales made a motion to recommend approval. Ms. Gehring seconded the motion, which passed unanimously. 4. 437-445 LITTLE OAK ST & 111-151 BURNEY ST – PD-2023-08-1609 Type II – Preliminary Planned Development Petitioner: Scott Haines / W&A Engineering Owners: Athens Area Habitat for Humanity & First Street Acquisitions LLC Request: From RS-5 to RM-1 (PD) (Single-Family Residential to Mixed-Density Residential, (Planned Development)) Tax ID: 172C1 J019, 172C1 J019C, 172C1 J021, 172C1 J022, 172C1 J022A, 171C1 J022B, 172C1 J022C, & 172C1 J022D Mr. Beechuk presented the staff report with a note that the application is only being received with comment. For: Justin Crighton, Buck Bacon, Spencer Frye (applicants), Gordon Wayne, Tom Lawrence, Tom Rogers Against: Tom Roberts Discussion: The applicant noted that they will be using this project to study the schooling outcomes of the future residents if the project is approved. The applicant also stated that they do not want to reduce the lot count because they are emphasizing home ownership. They are requesting the PD designation due to technical challenges on the site. Several Commissioners noted with approval that the applicant is planning to use a 15- mph design speed on the streets within the project, and they were happy to see a project like this next to the Firefly Trail. The applicant was encouraged to communicate with neighbors on the traffic impacts and clarify whether a Traffic Impact Study would be necessary. One Commissioner stated that they wish these kinds of projects were easier to do by-right. Front porches were noted as an important part of creating community in a neighborhood and the applicant was encouraged to add more to their houses. It was asked whether the Habitat house types can be bound as part of the PD. Commissioners were favorable towards the parking waiver request, although they suggested that the applicant tighten up their waiver requests for the project to be more specific. While the applicant stated he did not wish to build shared wall buildings, Commissioners noted that these are an efficient and cheaper construction method that could help with affordability and energy efficiency.  Commissioners discussed whether they would treat the project the same if it was not being proposed by Habitat for Humanity. Overall, Commissioners were in favor of the project’s mission of affordable ownership, and generally supported the design. OTHER BUSINESS 1. Planning Commission Chair’s Report – No report 2. Planning Director's Report – Mr. Griffin introduced Mr. John Rogeberg as a member of the Planning Staff, welcomed Mr. Alexander Sams as a new member of the Planning Commission, provided more information on the public input plans for the Future Land Use Update, and provided a status update on Planning Commission items that had been previously forwarded to the Mayor & Commission. 3. Miscellaneous announcements – No announcements The meeting adjourned at approximately 9:15 p.m.