Planning Commission

ATHENS-CLARKE COUNTY PLANNING COMMISSION MEETING MINUTES MARCH 7, 2024 - 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 Joey Tucker MEMBERS ABSENT: Taylor Pass and Monique Sanders STAFF PRESENT: Bruce Lonnee, Marc Beechuk, Max Doty, and Stephen Jaques (Planning); John Hawkins (Attorney’s Office), Alphonso Daniel (Fire Marshal) 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. Morales seconded the motion, which passed unanimously. 2. Approval of February 1, 2024 Planning Commission meeting minutes. Ms. Beresford made a motion for approval. Mr. Tucker seconded the motion, which passed unanimously. 3. MACORTS review and public comment – None OLD BUSINESS – None NEW BUSINESS 1. 2295 BARNETT SHOALS ROAD & 170 FOREST ROAD – ZONE-2024-02-0207 Type II – Rezone Petitioner: Frank Pittman / Pittman & Greer Engineering Owner: Green Acres Baptist Church Inc. Request: From RS-25 to RM-1 Tax ID: 241C1 A002 & 241C1 A016 Mr. Jaques presented the staff report with a recommendation for denial. For: Blake Underwood, Frank Pittman, Jeff Koon (applicants), Cameron Ford (pastor of Green Acres Baptist), Wendy Todd, Jeremy Jones, Philip Ashford, Trent Burton, Bill Holmes, Devon Arnold, Jim Sullivan Against: Kent Middleton, Andy Herod, Brad Hankins, Trey Crowley, Hilda Mata, Sinclair Jackson, Matthew Mendocino, Jim Minor, Laura David, Melanie Aaron Discussion: Supporters spoke in favor of the project’s potential to boost economic growth, provide downsizing options, and increase the housing supply in a town with a growing population and rising prices. Supporters also spoke of the positive potential to attract single adults and young families to the neighborhood because the townhomes offer a different type of housing than the typical detached single-family house that populates Green Acres. Supporters also noted that the property has homeless activity rather than being an undisturbed woodland, and development of the parcel would solve this issue. Opponents urged the Planning Commission to adhere to the recommendation of the Staff Report for denial as well as the Commission’s previous denial of this project. Opponents vocalized concerns about traffic, noise, a perceived mismatch between the design of the project and the surrounding neighborhood, too much density, and the potential that students and short-term rentals would be attracted to the project—bringing noise and traffic with them. Opponents asked for a project with less density and housing types that would be attractive to people who are seeking to downsize as they age. A geriatric facility was also encouraged. Opponents also were concerned about the precedent of spot-zoning the RS-zoned Forest Road parcel, and the price of the units. The applicant stated that the density was necessary and that the design does not have the amenities that characterize purpose-built student housing.  Commissioners clarified that the site will always have an access issue, especially if it is unable to gain access through the adjacent commercial parcel at 2285 Barnett Shoals Rd, but suggested that a more thoughtful design would be a better fit for this site. Commissioners noted that development of the property at lower densities such as the RS-15-zone would not be financially feasible. Commissioners asked the developer to confirm the proposed price points and the presence of master-on-main bedrooms in the 20 three-bedroom units. Neither concern about increased traffic or the presence of students were deemed sufficient grounds for denial, especially in light of rising housing prices. One Commissioner stated that if the test for approval is whether students could live there, then no projects could ever be approved in Athens. It was also said that we have to think about the needs of future and prospective residents, not just current neighbors. Another Commissioner stated that land development decisions should not discriminate against renters, including students, in a town where half the population rents. The Commissioner concluded by saying renters and students have a right to live in Athens too. It was noted that the prevailing prices of houses in Green Acres are similar to the projected prices for the project. Commissioners also noted that half of the adjacent houses in Green Acres are rentals. The neighborhood is not exclusively owner-occupied. Commissioners recommended approval primarily based on the perceived need to add housing. Motion: Mr. Tucker made a motion to recommend approval with conditions proposed by staff. Ms. Gehring seconded the motion, which passed unanimously. Condition: 1. At minimum, the applicant shall provide a 12-foot paved multi-use path with at least 0.5 foot-candles of illumination to connect directly from Barnett Shoals Road to the residences. The path shall be aligned with the southern crosswalk across Barnett Shoals Road. 2. The binding plan shall be amended to remedy the code compliance issues noted in the staff report. 2. 141 WILKERSON STREET – SUP-2024-02-0210 Type II – Special Use Petitioner: Michael B. Thurmond / Armentrout, Matheny, Thurmond P.C. Owner: Georgia of Phi Kappa Tau Inc. Request: Special Use in C-D (RIV) Tax ID: 171B4 A006 Mr. Doty presented the staff report with a recommendation for approval. For: Bret Thurmond, Alan Cleveland, Bill Crane (applicants), Dexter Weaver Against: None Discussion: Commissioners noted that there are very few locations for fraternities, and this site seems to be appropriate for one. Commissioners commended the improvements that would be made to the environmental buffer areas on the property, the preserved historic character, and the community-mindedness of the fraternity organization. Motion: Mr. Tucker made a motion to recommend approval. Ms. Kinman seconded the motion, which passed unanimously. 3. 180 MOSS ROAD – ZONE-2024-02-0209 Type II – Rezone Petitioner: Frank Pittman / Pittman & Greer Engineering Owner: Ashook Thakkar Request: From AR to C-R Tax ID: 224 008B Mr. Jaques presented the staff report with a recommendation for approval.  For: Frank Pittman (applicant) Against: James Minor, Star Scott, Rusty Williams, Pamela Bailey, Angela Green, Pat Culpepper, Mike Garland, Chrystal Barber, Cynthia Pace, Stephen Wright Discussion: Opponents cited concerns about excessive light, noise, potential crime, negative environmental impacts associated with gasoline storage, and the erosion of the buffer between industry and local residences as reasons to oppose the project. Opponents also stated that there are multiple gas stations within a convenient drive of this area, and no more gas stations are needed. Commissioners did not think the gas station was a complementary land use next to the Firefly Trail, and noted that gas stations can be built by-right across the street in the E-I (Employment-Industrial) Zone. Therefore, Commissioners did not think the rezone needed to occur. Motion: Ms. Morales made a motion to recommend denial. Ms. Kinman seconded the motion, which passed unanimously. 4. TEXT AMENDMENT –Type I Planning Action Procedures Petitioner: Athens-Clarke County Unified Government Request: Amend Sec. 9-4-3 of the Code of Ordinances regarding procedures for Type I Planning Actions Mr. Lonnee presented and explained the text amendment to Commissioners. For: None Against: None Discussion: Commissioners noted that it would allow the Mayor & Commission to rewrite text amendments recommended by the Planning Commission. They did not want that to happen and mentioned it should remain as is to preserve checks and balances. Additionally, they mentioned that their expertise in zoning amendments is more of a benefit in the existing process. Commissioners stated that they liked the current procedure, which gives priority to amendment writing by Planning Commissioners and Staff. Motion: Mr. Tucker made a motion to recommend approval with a condition. Ms. Morales seconded the motion, which passed unanimously. Condition: 1. The text amendment shall be modified to strike the option for the Mayor & Commission to approve text amendments with conditions or modifications. OTHER BUSINESS 1. Planning Commission Chair’s Report – No report 2. Planning Director's Report – Notified Commissioners of public input opportunities for the Future Land Use Update 3. Miscellaneous announcements – Provided notice and clarification of Planning Commission membership status, including a recent departure from the Board, upcoming departure, and renewal notification procedure. Mr. Tucker made a motion to adjourn. Ms. Gehring seconded the motion, which passed unanimously. The meeting adjourned at approximately 9:30 p.m.