Planning Commission

ATHENS-CLARKE COUNTY PLANNING COMMISSION MEETING MINUTES OCTOBER 5, 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, Joey Tucker, Taylor Pass, Catherine Goodrum, and Monique Sanders MEMBERS ABSENT: NONE STAFF PRESENT: Marc Beechuk, Max Doty, and Stephen Jaques (Planning); John Hawkins (Attorney’s Office) GENERAL BUSINESS 1. Introduction of Staff reports and all other documents submitted to the Planning Commission at this meeting into the official record Ms. Kinman moved to introduce all reports and documents into the official record. Ms. Beresford seconded the motion, which passed unanimously. 2. Approval of September 7, 2023 Planning Commission meeting minutes Ms. Beresford made a motion for approval. Ms. Kinman seconded the motion, which passed unanimously. 3. MACORTS review and public comment – No comment. OLD BUSINESS 1. 1125 NEWTON BRIDGE ROAD – ZONE-2023-06-1139 Type I – Rezone Petitioner: Tiffany Hogan / D.R. Horton Owner: Jane H. and William D. Young Foundation Request: From Employment Center to Traditional Neighborhood; From E-I* to RS-25 (Employment- Industrial with Conditions to Single-Family Residential-25) Tax ID: 104 002 Mr. Jaques presented the staff report with a recommendation for denial. For: Tiffany Hogan, Andy Lovejoy (applicants) Against: None Discussion: Commissioners generally agreed that changing the land use and zoning to a residential use is reasonable, although two commissioners suggested waiting to reclassify the property as part of the County’s 2024 Future Land Use update. However, there was extensive discussion of the impact of the proposed infrastructure. The applicant stated and staff confirmed that the wastewater pump station would cost approximately $800,000-$900,000 plus annual operations and maintenance with a pump replacement after approximately 20 years. Staff stated that Athens-Clarke County is fortunate to have a wastewater system that is almost totally gravity-based, which significantly lessens upkeep costs. Current wastewater fees will not cover the addition of a new pump station to the system. The discussion of the fiscal impact of land use choices caused one commissioner to request an update to the County’s cost-of-service study which was then echoed by the commission. Another commissioner asked about the proposed traffic intersection amendments, and expressed concern that speed and limited visibility at the Kathwood intersection with Newton Bridge creates dangerous conditions that would not necessarily be fixed by the addition of a turn lane at the intersection. A comprehensive review of the safety conditions of the Kathwood intersection was requested. Commissioners also discussed the need for housing in light of escalating housing prices in Athens, although it was noted the design calls for two-car front-loaded garages that are not conducive to walkability. Future Land Use Motion: Ms. Morales made a motion to recommend approval. Ms. Kinman seconded the motion, which passed 7-2 (Goodrum and Gehring in opposition).  Zoning Motion: Ms. Morales made a motion to recommend approval with condition. Ms. Sanders seconded the motion, which passed 7-2 (Goodrum and Gehring in opposition). Condition: 1. No land disturbance activities are permitted in the areas shown as “Existing Vegetation to Remain” and “150’ Transcontinental Gas Co. Pipeline Easement,” on that certain document entitled “Task: Tree Management Plan,” marked in the lower right-hand corner as “TMP1,” dated June 30, 2022, and created by Thomas V. Moore, certified arborist. However, land disturbance activities may expand into said areas by no more than 5% of the total area allowed for land disturbance activities solely because of legitimate and necessary technical or engineering changes. NEW BUSINESS 1. 1580 BARNETT SHOALS RD – ZONE-2023-09-1765 Type II – Rezone Petitioner: Frank Pittman / Pittman & Greer Engineering Owner: Jackson Eight LLC Request: From C-O to RM-2 (Commercial-Office to Mixed Density Residential-2) Tax ID: 182B 035 Mr. Doty presented the staff report with a recommendation for approval with condition. For: Frank Pittman, Charley Hill (applicants) Against: None Discussion: The applicants stated that the location is in line with comprehensive plan policies of locating people near services, transportation options and amenities. They add that their proposed 1-bedroom units are an in-demand housing product. The applicant presented architecture from other developments throughout the county that they would like to emulate. Commissioners concluded that the site is located in a favorable location for multi-family uses given the presence of neighborhood services like grocery stores and schools, although at least one commissioner noted that Barnett Shoals Road needs to be improved to be safe and comfortable for non-motorists. It was suggested that the applicant consider less parking and more amenity space onsite. Motion: Mr. Tucker made a motion to recommend approval with condition. Ms. Beresford seconded the motion, which passed 9-0. Condition: 1. The stormwater system must use Barnett Shoals Road for its outlet per TPW’s comment (in the Staff Report). 2. 243 BRAY STREET – ZONE-2023-09-1774 Type II – Rezone Petitioner: Jay Paul Smith Owners: Paul & Angela Smith Request: From RS-5 to RM-2 (Single-Family Residential-5 to Mixed-Density Residential-2) Tax ID: 164A3 A011C Mr. Jaques presented the staff report with a recommendation for approval. For: Jay Paul Smith (applicant) Against: None Discussion: The applicant stated that they are trying to fill a gap between large apartments complexes and single-family houses, and stated that the request for RM-2 is being made to match prevailing density and heights within the neighborhood. Commissioners commended the applicant for requesting a more compatible  zone than the previous request for RM-3 zoning. A couple of commissioners asked about the feasibility of the concept plan and the proposed pickleball court was noted as a potential source of noise complaints. The Fire Marshal was asked to explain the challenges of fire access with the current plan and Staff noted that the plan would need alterations to meet ACCGov’s development standards. Motion: Ms. Kinman made a motion to recommend approval. Ms. Gehring seconded the motion, which passed 9-0. OTHER BUSINESS 1. Planning Commission Chair’s Report – No report. 2. Planning Director's Report – Mr. Beechuk provided a status update on items previously forwarded to the Mayor & Commission, and an update on the public input calendar for the Future Land Use Update. 3. Miscellaneous announcements – No announcements. Ms. Gehring motioned to adjourn the meeting. Ms. Kinman seconded the motion, which passed unanimously. The meeting adjourned at approximately 8:20 p.m.