Planning Commission

ATHENS-CLARKE COUNTY PLANNING COMMISSION MEETING MINUTES JUNE 27, 2024 - 6:00 P.M. 120 W. Dougherty Street MEMBERS PRESENT: Matthew Hall (chair), Sara Beresford, Alexander Sams, Kristen Morales, Sheila Collins, Joey Tucker, and Monique Sanders MEMBERS ABSENT: Alice Kinman (vice-chair), Sarah Gehring, and Taylor Pass STAFF PRESENT: Bruce Lonnee, Marc Beechuk, Max Doty, Wick Prichard, Rachel Gomez, Zach Craig, and Stephen Jaques (Planning); John Hawkins and Austin Jackson (Attorney’s Office); Ricky Vaughn (Fire Marshal); Kyle Dalton (Transportation & Public Works) 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. Mr. Tucker seconded the motion, which passed unanimously. 2. Approval of June 6, 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 – Noted that the plan update deadline is approaching in Fall 2024 OLD BUSINESS 1. 5100 & 0 ATLANTA HWY & 2499 CLEVELAND RD - PD-2023-12-2444 Type I – Master Planned Development Petitioner: Joseph Bates / SPG Planners + Engineers Owner: Amir & Connie Tahamtan Request: From General Business, Employment Center & Traditional Neighborhood to General Business & Traditional Neighborhood; From C-G & RS-8 to C-G & RS-5 (PD) Tax ID: 043 007A, 043 008, & 043 008B Mr. Jaques presented the staff report with a recommendation for approval of the Future Land Use request and approval with conditions of the Zoning request. For: Ed Lane (applicant) Against: Angela McElhannon, Brad Akins, Carey Nelms, John Akins, Faith Harris, Grace Martin, & Paul Bearden Discussion: Residents voiced opposition to the project primarily based on traffic congestion and traffic safety concerns, especially at the nearby intersection of Cleveland Rd. and Atlanta Hwy. The applicant provided that the alignment of the proposed street network with the existing traffic signal at Atlanta Hwy. and Dozer Dr. would assist with new trips on the existing street network. Residents also voiced concerns about the project’s impact on infrastructure and services as well as opposition to additional density in the area. Commissioners generally liked the site layout and noted that Athens needs more housing. They also stated that it is generally helpful to place housing closer to job clusters like the Caterpillar manufacturing plant that is across the street. Commissioners acknowledged the traffic congestion concerns and asked for the staff representative from the Transportation & Public Works Department to comment on the situation. Staff noted that the traffic study concluded that the Level of Service would remain unchanged by the project, but recognized that the existing conditions are not optimal. It was mentioned that GDOT has some control of Atlanta Hwy in this area and that no projects are known to be scheduled in this area. Commissioners discussed the merits of a condition mandating a gravity sewer connection to the project because the applicant requested that the condition be removed. The applicant stated that they would strongly prefer a gravity  connection, but that access through adjacent private property (Winslow Park Planned Development) have not been onboard to provide access. Commissioners criticized D.R. Horton (potential buyer of Winslow Park) for not allowing connection and potentially requiring this project to build a public pump station after they received approval for a project, in 2023, that was entirely dependent on construction of a new public sewage pump station. Future Land Use Motion: Ms. Morales made a motion to recommend approval of the Future Land Use request. Mr. Tucker seconded the motion, which passed unanimously. Zoning Motion: Ms. Morales made a motion to recommend approval with conditions of the Zoning request. Mr. Tucker seconded the motion, which passed 5-1 (Sams in opposition). Conditions: 1. The street cross-sections in the plan shall be non-binding. 2. Tree locations shall be non-binding. 3. All items in the Code Compliance section of the Staff Report (dated 6-27-24) must be addressed or the project must return through the process for new waiver requests. 4. Gravel shall be placed beneath sidewalks in the public right of ways. ACC Arborist and Community Forester’s recommendation will be followed during plans review. 5. All Grading & Drainage, Transportation and Fire comments, as listed in the Staff Report (dated 6-27- 24), must be met during the construction plans review phases. 6. Waiver requests #1-5, as listed in the Staff Report (dated 6-27-24), shall be granted. Waiver request #6, regarding buffering between a parking lot and street, shall not be granted. NEW BUSINESS 1. 0, 125, 135, 150 McClung Rd, 219 Danielsville Rd, 799 US Hwy 29 N, & 375 Mission Dr – ZONE-2024- 04-0675 Type I – Rezone Petitioner: Stephen Kesler / W&A Engineering Owner: Lawrenceville Land Holdings, LLC Request: From General Business, Single Family Residential & Rural to Mixed Density Residential; From C-G, C-R, RS-15, & AR to RM-2 Tax ID: 154 038Q, 154 036D, 154 036E, 154 036, 154 036C, 154 035, 213 001N Mr. Beechuk presented the staff report with a recommendation to approve the Future Land Use request and approval with a condition of the Zoning request. For: Justin Crighton (applicant) Against: None Discussion: Commissioners stated that having the public street traversing this project to provide future street network connection opportunities is important to avoid unnecessarily creating traffic congestion in the future. Commissioners noted that it is not easy to cross the nearby US Hwy 29 N. roadway and additional street network connections could help ease access in the area. Commissioners clarified the wording of the condition requiring a public street to be certain that it would be completed as part of the project. Future Land Use Motion: Mr. Tucker made a motion to recommend approval. Ms. Beresford seconded the condition, which passed unanimously. Zoning Motion: Mr. Tucker made a motion to recommend approval with a condition. Ms. Beresford seconded the motion, which passed unanimously. Condition: 1. Project shall include a central roadway that is dedicated Public Right-of-Way and connects through the property from McClung Road all the way to the rear of the project site for future connection. 2. 175 INTERNATIONAL DRIVE – ZONE-2024-05-1026 Type II – Rezone Petitioner: Frank Pittman / Pittman & Greer Engineering Owner: PEP-UGA LLC Request: From RM-1 & RM-2 to RM-2 Tax ID: 182B 034A Mr. Doty presented the staff report with a recommendation to table the request. For: Frank Pittman, Charley Hill (applicants), Inge Anna Dibella Against: None Discussion: The discussion focused on additional need for housing along with an opportunity to open up development in an area served by transportation options as well as being near daily needs and institutions. The applicant stated that they would be bringing the substandard Dennis Drive up to current standards. They also stated that the current property owner would only agree to the development if the land was deed-restricted to one-bedroom units. A resident of the area asked that more green space be incorporated into the project, which was seconded by the Planning Commission. It was also pointed out that the project would create a connection between International Drive, currently only accessible via College Station Road, and Barnett Shoals Road. Commissioners, after some debate, decided that they were comfortable recommending approval of the rezone as long as the applicant completes the water and sewer capacity evaluation prior to appearing before the Mayor & Commission. Motion: Mr. Tucker made a motion to recommend approval with a condition. Ms. Beresford seconded the motion, which passed unanimously. Condition: 1. Prior to consideration of the zoning request by the Mayor & Commission, the applicant shall complete a water and sewer capacity analysis with the Athens-Clarke County Public Utilities Department that demonstrates adequate utility capacity for additional development. 3. 1215 CLEVELAND ROAD – SUP-2024-05-1029 Type II – Special Use Petitioner: Mark Campbell / Carter Engineering Consultants Owner: Cleveland Road Baptist Church Request: Special Use in AR Tax ID: 042 015X Ms. Gomez presented the staff report with a recommendation of approval with a condition. For: Mark Campbell (applicant) Against: None Discussion: Commissioners clarified the wording on the condition to determine whether a specific amount of right-of-way dedication should be required before deciding to leave the wording as presented by Staff. Commissioners agreed that a variance on sidewalk construction was warranted due to the rural nature of the area and to leave room for a greenway in the future. Motion: Mr. Tucker made a motion to recommend approval with a condition. Ms. Beresford seconded the motion, which passed unanimously. Condition: 1. Owner shall dedicate future right-of-way to accommodate a multi-use path as seen on the Greenway Network Plan. 4. 3105 & 3145 BARNETT SHOALS RD – SUP-2024-05-1034 Type II – Special Use Petitioner: Chase Zech / Armentrout, Matheny, Thurmond P.C. Owner: Athens Montessori School Inc. Request: Special Use in RS-25 Tax ID: 243 040 & 243 039 Mr. Craig presented the staff report with a recommendation for approval with conditions. For: Chase Zech (applicant) Against: None Discussion: Commissioners recommended approval with conditions, as presented by Staff without additional discussion. Motion: Mr. Tucker made a motion to recommend approval with conditions. Ms. Beresford seconded the motion, which passed unanimously. Conditions: 1. Combination plat must be completed prior to obtaining any permits 2. Pave gravel portion of drive on 3105 Barnett Shoals Rd and meet minimum specifications of the Transportation and Public Works Department. OTHER BUSINESS 1. Planning Commission Chair’s Report – Welcomed Ms. Sheila Collins to the Planning Commission. Thanked Mr. Joey Tucker for his service on the Commission as his term expires. 2. Future Land Use Steering Committee Report – Reported on the deliberations from the third Steering Committee meeting on infrastructure and commended the Committee for its engagement. 3. Planning Director's Report – Commended the collaboration between the Steering Committee and Planning Staff and requested that all members of the Planning Commission provide advance notice if they will not be in attendance of a Planning Commission meeting. 4. Miscellaneous announcements – None Mr. Tucker made a motion to adjourn. Ms. Sanders seconded the motion, which passed unanimously. The meeting adjourned at 8:45 p.m.