Planning Commission

ATHENS-CLARKE COUNTY PLANNING COMMISSION MEETING MINUTES SEPTEMBER 5, 2024 - 6:00 P.M. 120 W. Dougherty Street MEMBERS PRESENT: Kristen Morales (vice-chair), Monique Sanders, Alexander Sams, Sarah Gehring, Michael Lord, Carey McLaughlin, and Taylor Pass MEMBERS ABSENT: Matthew Hall (chair) and Sara Beresford STAFF PRESENT: Bruce Lonnee, Marc Beechuk, Rachel Gomez, Sam Eberhard, and Stephen Jaques (Planning); Austin Jackson, John Hawkins (Attorney’s Office); Bob Faucett (TPW); Kevin Kearney (Fire); Davin Welter (Airport); Solomon Smothers (HCD); Ms. Morales called the meeting to order at 6:00 p.m. GENERAL BUSINESS 1. Introduction of Staff reports and all other documents submitted to the Planning Commission at this meeting into the official record. Mr. Lord moved to introduce all reports and documents into the official record. Ms. Gehring seconded the motion which passed unanimously. 2. Approval of August 1, 2024 Planning Commission meeting minutes. Mr. Lord motioned for approval. Ms. Gehring seconded the motion, which passed unanimously. 3. MACORTS review and public comment – Staff announced that the Metropolitan Transportation Plan update is in the final review phase. OLD BUSINESS 1. TEXT AMENDMENT – Inclusionary Zoning Petitioner: Athens-Clarke County Unified Government Request: Amend Sec. 9-27 of the Code of Ordinances to clarify regulations on inclusionary zoning Mr. Lonnee presented the text amendment with a recommendation for approval. For: None Against: None Discussion: Several commissioners asked clarifying questions on elements of the regulation, including where mandatory procedures must be followed and how the regulation treats bedrooms vs. units in multifamily. A commissioner asked why the Code of Ordinances has a density cap and whether that is an appropriate policy if more density, as allowed by the Inclusionary Zoning ordinance, is acceptable. Motion: Ms. Gehring motioned to recommend approval. Mr. McLaughlin seconded the motion, which passed unanimously. NEW BUSINESS 1. 4500 & 4530 ATLANTA HIGHWAY & 145 BEDGOOD ROAD – PD-2024-08-1577 Type II – Preliminary Planned Development Amendment Petitioner: Scott Haines / W&A Engineering Owner: Walton Georgia LLC Request: Amend a C-G, RM-2, & RS-5 (PD) Tax ID: 044 025, 044B 027, & 044B 031 Mr. Jaques presented the staff report and noted that the plan is being received with comments only. For: Scott Haines (applicant) Against: None  Discussion: The applicant clarified that the residences that border the proposed greenspaces will have front entries facing the greens instead of the alley. The applicant asked that a sewer connection to an adjacent property not be made mandatory, even though the applicant is open to providing that connection. The applicant also provided information on requested waivers, such as the 25-acre clearing maximum, as Staff had requested in the Staff Report. Specifically, the applicant stated that the 25-acre maximum raises development costs. Commissioners expressed multiple concerns about the project including the proposal to substitute alleys for streets on multiple blocks. Commissioners stated that substituting alleys for streets meant that the visual impression of the neighborhood was row after row of garages. Commissioners worried that this would make the neighborhood feel uninviting and lose its appeal over time. They also received testimony from the Fire Dept. that the alleys would be more challenging to access for emergency services. One Commissioner stated that streets and alleys are typically arranged in alternating fashion as pairs rather than substituted for each other. A Commissioner asked how the transit service, proposed by the applicant, would fit in, since there is no transit service to the site. It was stated that this project looked like density without the design elements that make such neighborhoods appealing. A Commissioner expressed that density is necessary for the fiscal solvency of the County. While acknowledging a need for housing, a commissioner stated that they did not believe affordability has to come at the expense of quality design. 2. 290 S. LUMPKIN STREET – ZONE-2024-05-1030 Type I – Rezone Petitioner: Joshua Hall Owner: Board of Regents of the University System of Georgia Request: From Government to Downtown; From G to C-D (WE) Tax ID: 171 001F Mr. Jaques presented the staff report with a recommendation for approval of both the Future Land Use and Zoning change requests. For: Jeff Warwick (applicant) Against: None Discussion: The applicant noted that the land swap proposed between Baptist Campus Ministries (BCM) and the University of Georgia (UGA) to build this project would be mutually beneficial (The current ministry headquarters property would be acquired by UGA in exchange for the subject property). The applicant also noted that the residential portion of the project would support the ministry’s purpose. Future Land Use Motion: Ms. Gehring motioned to recommend approval of the Future Land Use change. Ms. Sanders seconded the motion, which passed unanimously. Motion: Ms. Gehring motioned to recommend approval of the Zoning change. Ms. Sanders seconded the motion, which passed unanimously. 3. 615 TALLASSEE ROAD – SUP-2024-08-1558 Type II – Special Use Petitioner: Carter Engineering Consultants Inc. Owner: Waseca Learning Environment Inc. Request: Special Use in RS-15 Tax ID: 064 056 Ms. Gomez presented the staff report with a recommendation for approval with a condition. For: Jeff Carter, Sarah Cox (applicants) Against: None Discussion: Commissioners did not have any comments.  Motion: Ms. Gehring motioned to recommend approval with condition. Mr. Pass seconded the motion, which passed unanimously. Condition: 1. Street frontage sidewalk is required to be constructed to meet site design standards as referenced in Sec. 9-25-8-E-1(a). 4. 204 OLD HULL ROAD – ZONE-2024-05-1028 Type I – Rezone Petitioner: Frank Pittman / Pittman & Greer Engineering Owner: RBCB Holdings LLC Request: From General Business to Mixed Density Residential; From C-G to RM-2 Tax ID: 164 011 Ms. Eberhard presented the staff report with a recommendation for approval of both the Future Land Use and Zoning change requests. For: Frank Pittman (applicant) Against: None Discussion: The applicant stated that the subject property is not viable for commercial use and would be better suited for residential use. Commissioners discussed whether any elements of the plan should be bound, but ultimately decided not to place binding conditions on the plan. Future Land Use Motion: Ms. Gehring motioned to recommend approval of the Future Land Use change. Mr. Lord seconded the motion, which passed unanimously. Zoning Motion: Ms. Gehring motioned to recommend approval of the Zoning change. Mr. McLaughlin seconded the motion, which passed unanimously. 5. 1825, 1885, & 1889 LEXINGTON RD – SUP-2024-05-1035 Type I – Special Use Petitioner: Jeff Carter / Carter Engineering Consultants Owners: Charles Jordan & Frances Colley Request: Special Use in C-G (A) & RM-1 Tax ID: 172D 014, 172D4 A001, & 172D4 A012 Mr. Beechuk presented the staff report with a recommendation to table the request. For: Jeff Carter, Sam Rogers (applicants) Against: None Discussion: The applicant submitted an exhibit to the commission seeking to address the lack of a second required Special Use request as well as plan inconsistencies and code compliance issues. The Planning Commission voted to allow its acceptance. The applicant stated that Athens needs affordable housing. The applicant stated that the subject property is not arranged well for commercial use (because of the narrow road frontage) and would be better suited for residential use. In order to provide that housing, the applicant stated that the proposed density is necessary to make the project financially viable. Motion: Ms. Gehring motioned to enter Exhibit 1, as provided by the applicant, into the record. Mr. Sams seconded the motion, which passed unanimously.  Motion: Mr. McLaughlin motioned to recommend approval with conditions. Ms. Sanders seconded the motion, which passed 5-1 (Gehring in opposition). Conditions: 1. Prior to approval of any permit the owner and/or applicant must submit an Airport Noise: Agreement and Waiver of Rights, including meeting Georgia Power Good Cents insulation requirements and the deed restriction as stated in sec. 9-13-3 B 2. 2. Include an easement along Lexington Road for the future multi-use trail as proposed by the Greenway Network Plan. 3. The application report and plans shall be amended to comply with the information presented to the Planning Commission in Exhibit 1. 6. 1140_DR. MARTIN LUTHER KING JR PARKWAY – PD-2024-08-1597 Type I – Preliminary Planned Development Petitioner: Ed Lane / SPG Planners + Engineers Owner: Bhatthal Properties LLC Request: From Traditional Neighborhood to General Business & Traditional Neighborhood; From RS-8 to C-G & RM-1 (PD) Tax ID: 163B1 B001 Mr. Beechuk presented the staff report and noted the plan is being received with comments only. For: Ed Lane (applicant) Against: Christy Schroeder Discussion: The applicant noted that most of the traffic is heading north of the adjacent GA-10 Loop highway rather than towards the in-town neighborhoods, and that the traffic study indicated that traffic would not significantly increase if the project were built. The applicant also discussed multiple, potential revisions to the existing road design to improve safety as part of the construction process if the project were built. A resident stated that the Conrad neighborhood is being developed around in ways that are inconsiderate to existing residents. She opposed the project because it would further this negative development pattern. Commissioners clarified the nature of the onsite pond as a stormwater facility and asked for additional details on the proposed amendments to Dr. Martin Luther King Pkwy. Commissioners asked whether Athens really needs another gas station, although some concluded that if a gas station were to be built, this location is suited for it. Commissioners advised the applicant to have more discussions with the neighbors about the project, especially the street design revisions. OTHER BUSINESS 1. Planning Commission Chair’s Report – No report 2. Future Land Use Steering Committee Report – Mr. Sams provided an update on the discussions that the Future Land Use Steering Committee had at their last meeting on housing. He noted in particular that Athens is running out of flat, easily developed land. 3. Planning Director's Report – Mr. Lonnee previewed the October 3rd Planning Commission Meeting Agenda, including a presentation of draft elements of the Future Land Use update. Mr. Lonnee also provided a status update on cases and a text amendment previously forwarded to the Mayor & Commission from Planning Commission Meetings. 4. Miscellaneous announcements – No announcements Mr. Lord motioned to adjourn. Mr. McLaughlin seconded the motion, which passed unanimously. The meeting adjourned at 8:55 p.m.