Planning Commission

PLANNING COMMISSION MEETING MINUTES Monday, June 2, 2025 Council Assembly Room 6:00 p.m. 70 South Clayton Street, Lawrenceville, Ga 30046 CALL TO ORDER: 6:00 p.m. PRESENT Chairperson Bruce Hardy Vice-Chairperson Jeff West Commission Member Sheila Huff Commission Member Darion Ward ABSENT Commission Member Stephanie Henriksen APPROVAL TO AMEND AGENDA AS PRESENTED - 6:02 p.m. Motion to AMEND THE AGENDA AS PRESENTED by Council Member Huff, Seconded by Vice Chairperson West.  Table Item. No. 2. RZR2025-00028 – The InVision Group, LLC, the Applicant, and Benjamin Bailey, the Owner; an application to rezone the subject property from RS-150 (Single-Family Residential District) to RS-TH INF (Townhouse-Family Infill Residential District) to allow for a proposed townhouse development; the subject property is located at 215 Jackson Street, identified by the Parcel Identification Number R5146A129, and encompasses approximately 0.98 acres. Revision No.   Public Hearing Dates: o Planning Commission – Monday, July 7, 2025 @ 6 p.m. o City Council Work Session – Wednesday, July 9, 2025 @ 5 p.m. o City Council Regular Meeting – Monday, July 28, 2025 @ 7 p.m. Voting Yea: Chairperson Hardy, Vice-Chairperson West, Commission Member Huff, Commission Member Ward APPROVAL OF THE AGENDA AS AMENDED - 6:02 p.m. Motion made to APPROVE THE AGENDA AS AMENDED by Council Member Huff and Seconded by Vice Chairperson West Voting Yea: Chairperson Hardy, Vice-Chairperson West, Commission Member Huff, Commission Member Ward APPROVAL OF PRIOR MEETING MINUTES - 6:03 p.m.  Motion made to APPROVE Monday, May 5, 2025, Planning Commission Meeting Minutes by Vice-Chairperson West and Seconded by Council Member Huff Voting Yea: Chairperson Hardy, Vice-Chairperson West, Commission Member Huff, Commission Member Ward NEW BUSINESS - 6:04 p.m. 1. RZR2024-00025 – North DTL CC Ph1, LLC, the Applicant, and Evan & Jenna Simmons, Danny Gravitt, Kyle & Sarah Norton, Lawrenceville Brethren Assembly Inc., Norton Classics, LLC, and City of Lawrenceville, the Owners; an application to rezone certain properties (parcel assemblage) from RS-150 (Single-Family Residential District), RM-12 (Multifamily Residential District), BG (General Business District), and OI (Office Institutional District) to CMU (Community Mixed Use District) to allow for a housing master plan; the subject properties are located at 815, 816, 823, 824, 830, 838, 843, 853, and 857 N Clayton Street and 385 Northdale Road, identified by the Parcel Identification Numbers R5146C011, R5145 055, R5145 056, R5145 058, R5145 059, R5145 060, R5145 065, R5145 066, R5145 067, R5145 068, and R5145 255, and portions of city right-of-way on N Clayton Street as described in the legal description, and encompass approximately 5.9 acres. Revision No.   Motion made to recommend the APPROVAL of RZR2024-00025 as CMU (Community Mixed-Use District) with Planning Commission recommendations (see attached) by Vice-Chairperson West and Seconded by Commission Member Ward Voting Yea: Chairperson Hardy, Vice Chairperson West, Commission Member Huff, Commission Member Ward Opposition: None Proponent:  Randy Travis, Citizen of Lawrenceville, Georgia o Concerning the existing condition of North Clayton Street, it currently terminates at a newly constructed cul-de-sac as part of the Grizzly Parkway development (preferred condition). The proposed plan could potentially create traffic hazards by reopening North Clayton Street to either Grizzly Parkway or possibly Maddox Street (undesirable condition). o Concerning the preservation of existing hickory (pecan) and walnut (black walnut) hardwoods and specimen trees is a priority. o Concerning the imbalance in housing options, with a higher proportion of townhouse-family units compared to single-family dwelling units.  Jody Campbell, Attorney at Law o In response to the conceptual nature of the proposal, it is evolving and may incorporate additional parcels in the future. As currently proposed, the connection to Maddox Street would include internal traffic control measures designed to impede the flow of traffic. o In response to tree preservation, the Planning and Development Department will require the submission of a Landscape Plan that incorporates tree preservation considerations. o In response to the imbalance in housing options, it is evolving and may incorporate additional parcels in the future. Revision No. FINAL ADJOURNMENT – 6:26 p.m.  Motion made to ADJOURN by Commission Member Ward, and Seconded by Commission Member Huff Voting Yea: Chairperson Hardy, Vice Chairperson West, Commission Member Huff, Commission Member Ward Revision No. PLANNING COMMISSION AND DEVELOPMENT RECOMMENDED CONDITIONS - 06022025 RZR2024-00025 Approval of a rezoning to CMU (Community Mixed-Use District), subject to the following enumerated conditions: 1. To restrict the use of the property as follows: A. A maximum of eighty (80) housing units, including eight (8) single-family dwellings and seventy-two (72) rear-entry townhomes. B. The development shall be in general accordance with submitted site plan received by the Department of Planning and Development, dated May 13, 2025, with changes necessary to meet zoning and development regulations. Any changes shall be subject to review and approval by the Director of Planning and Development. The proportions of materials of the exterior facades shall be in general accordance with those detailed in the elevations received on December 31, 2024. C. Final site plans, landscape plans and building elevations shall be subject to review and approval of the Director of Planning and Development prior to the issuance of development or building permits. D. Townhome Units shall meet the following standards: a. Four (4) bedroom dwelling units shall be prohibited a. b. All residential units shall have a two-car garage. 2. To satisfy the following site development considerations: A. Provide a fivefifteen-foot-wide (515 ft.) external building setback adjacent to Grizzly Parkway and N Clayton Connector Road. B. Natural vegetation shall remain on the property until the issuance of a development permit. C. New billboards or oversized signs shall be prohibited. RZR2024-00025 – Recommended Conditions Page 1 of 4  D. Outdoor storage shall be prohibited. E. Lighting shall be contained in cut-off type luminaries and shall be directed toward the property so as not to shine directly into adjacent properties or rights-of- way. F. Compactor/dumpsters shall be screened by a one hundred percent (100%) opaque brick or stacked stone wall with an opaque metal gate enclosure. Compactor/dumpster enclosure shall be a minimum of ten feet (10 ft) in width and thirty feet (30 ft) in length. Hours of dumpster pick-up shall be limited to between 7:00 a.m. and 7:00 p.m. G. No tents, canopies, temporary banners, streamers, or roping decorated with flags, tinsel, or other similar material shall be displayed, hung or strung on the site. Yard signs or bandit signs, sign-walkers or sign-twirlers shall be prohibited. H. Peddlers and/or parking lot sales shall be prohibited. I.C. TheHE homeowner’s association shall repaint or repair any graffiti or vandalism in common areas within seventy-two (72) hours of notice from the City. J.D. The required parking ratio shall be one and one half (1.5) spaces per unit. M.E. Provide City Standard Pedestrian lighting along Grizzly Parkway and N Clayton Connector Road. N.F. Provide landscaping (evergreen hedge) within building setback area along Grizzly Parkway and N Clayton Connector Road. O.G. The residential portion of the development mayshall be gated. P.H. Building setbacks off internal streets or driveways shall be in general accordance with the submitted site plans and architectural renderings, and otherwise subject to review and approval of the Director of Planning and Development. 3. The following variances are approved: A. A variance from the Zoning Ordinance, Article 1 Districts, Section 102.11 CMU Community Mixed-Use District, F.2. Allows for reduction of the net project acreage dedicated to Green/Common Space from 15% to 10%. B. A variance from the Zoning Ordinance, Article 1 Districts, Section 102.11 CMU RZR2024-00025 – Recommended Conditions Page 2 of 4  Community Mixed-Use District, C. Lot Development Standards, Footnote 11. Allows for reduction of building setbacks adjacent to a classified arterial or collector (Principal, Major, Minor) shall be zero (0 ft.) adjacent to Grizzly Parkway and N Clayton Connector Road. Alternatively, all setbacks may be administratively varied in accordance with footnote 5 of Table 102.5 C.2 and footnote 9 of Table 102.6 C.2 of the Lawrenceville Zoning Ordinance. C. A variance from Zoning Ordinance, Article 102.11 CMU Community Mixed-Use District, K. Landscape, Buffers, and Tree Protection. 2. Allows for a reduction of required buffers between CMU and RS-150 properties from 50 feet to zero feet. D. A variance from the Zoning Ordinance, Article 1 Districts, Section 102.5 RS– 50 INF –One-Family Infill Residential District, B. Lot Development Standards. Allows for the reduction of the Minimum Lot Width for the detached single- family residential dwellings from fifty (50) feet to forty (40) feet. E. A variance from Zoning Ordinance, Article 1 Districts, Section 102.5 RS-50 INF – One-Family Infill Residential District, B. Lot Development Standards. Allows for a reduction in the Minimum Lot Size for the detached single-family residential dwelling from three thousand, five hundred square feet (3,500 sq. ft) to two thousand, eight hundred forty square feet (2,840 sq. ft). F. A variance from the Zoning Ordinance, Article 1 Districts, Section 102.5 RS– 50 INF –One-Family Infill Residential District, B. Lot Development Standards. TH INF –Townhouse-Family Infill Residential District, B. Lot Development Standards. Allows for the reduction of the Minimum Lot/Unit Width for the attached townhouse residential dwelling units from twenty (20) feet to eighteen (18) feet. G. A variance from Zoning Ordinance, Article 1 Districts, Section 102.6 RS-TH INF –Townhouse-Family Infill Residential District, B. Lot Development Standards. Allows for reduction in the Minimum Lot Area from one thousand, six hundred square feet (1,600 sq. ft) to one thousand, four hundred and forty square feet (1,440 sq. ft). H. A variance from the Zoning Ordinance, Article 1 Districts, Section 102.6 RS– TH INF – Townhouse-Family Infill Residential District, B. Lot Development Standards. Allows for the reduction of the Minimum Units Per Row (UPR) for the attached townhouse residential dwelling units from three (3) units to one (1) unit. RZR2024-00025 – Recommended Conditions Page 3 of 4  I. A variance from Zoning Ordinance, Article 1 Districts, Section 102.6 RS-TH INF –Townhouse-Family Infill Residential District, D. Lot Dimensional Standards. 1. RS-Townhouse Units – General. a. Allows front façade(s) of townhouse dwelling units to be either parallel or radial or perpendicular to a Public Street (Public Right-of-Way). J. A variance from Zoning Ordinance, Article 1 Districts, Section 102.6 RS-TH INF –Townhouse-Family Infill Residential District, D. Lot Dimensional Standards. 1. RS-TH Townhouse Units – General. c. Allows rear elevations of each townhouse dwelling unit shall consist of porch measuring 10 feet in width and 10 feet in depth rather than 18 feet in width and 10 feet in depth. K. A variance from Zoning Ordinance, Article 504 Residential Parking and Driveways, 6. Allows for impervious surfaces in front yard area to be limited from 35% to 90%. RZR2024-00025 – Recommended Conditions Page 4 of 4 North DTL Assemblage Planning Commission Meeting June 2, 2025 Vicinity Map Existing and Future Character Area  Parcel Map Details • Application includes all parcels that are colored in Green or Yellow. • Blue Parcel is a hold out • Three purple parcels are actively under contract • Orange parcel(s) could become 4+ single family residences sometime in future Current Site Plan APPROX 5.856 AC 72 TOWNHOMES 8 SINGLE FAMILY 80 TOTAL UNITS 13-14 UNITS/AC WORKING TO ADD ADDITIONAL PARCELS AND CONNECTION TO MADDOX STREET (ADDS 1.32AC, TOTAL OF 7.18AC) Potential Future Site Plan Community Design and Features • Historic cities feature a blend of architectural styles and cozy outdoor spaces. Our goal with the site layout and architecture is to reflect that • The materials and level of trim will support the expectations of high-end, executive housing price points of $750,000+ homes • Interior walkways within the community to promote connectivity • Focal points enhanced with ornamental trees and quality landscaping • Places to rest and interact with neighbors Single Family Home Concepts Building Type Overview Height 2-3 Sty Width 40' Depth 60' Unit Configuration 3 bed/2.5 bath Building Size 2500sqft (min) Target 3000-3500sf Lot Width 50 Lot Depth 80 Sucas a Cost Assumptions $800-1.1 million $270/sf+ Townhome Concepts Townhome Details Height 3 Sty Width Mix of 18 - 24' wide Depth 50' min Unit Configuration 2 bed/2 bath Building Size 1500 sqft (min) Target 2400-2800sf Lot Width 18-24 Lot Depth 65 Example front stoops facing Grizzly Pkwy Price Assumptions $750k+ 250/sf+ Common Space and Alley Concepts ADDITIONAL DEVELOPMENTS TO EMULATE ARE VOYSEY IN ALPHARETTA AND MANCHESTER AT CHESHIRE BRIDGE BOTH HEDGEWOOD HOMES COMMUNITIES THE ATWATER (SANDY SPRINGS) - COMMON SPACE ALLEY CONCEPTS Other inspirational imagery POTENTIAL CONCEPT FOR COMMON SPACE POTENTIAL FRONT ENTRY IMAGE ON STREET PARKING INTERESTING PROJECT Timeframe 2025 2026 / EARLY 2027 2027 + REZONING, LAND CONSTRUCTION LDP, CLOSING DEVELOPMENT AND AND SALE ON LAND PLAT RECORDED Rezoning application submitted Community subdivision platted Begin townhome construction as part of the Jan 3rd deadline and recorded. Complete all initial and create model for pre-sales. cycle which would be heard at development such as demo of Develop marketing opportunities the March 31st City Council existing structures, site work, with major city employers and meeting. Submit LDP quickly infrastructure, utilities, and roads. the City of Lawrenceville by after rezoning approval and non- sponsoring events, etc. Continue appealable. Work with city, with construction of townhomes county, and state agencies to and single family homes until receive a Land Disturbance complete and all units sold out. Permit. Close on land with Sellers and DDA. Meet the team LINDSAY EWING MELISSA BRYSON TY WHITE ROBERT MILLER ECRAFT HOMES / PROJECT MANAGER/ PEACHLAND HOMES/ THE MILLER INVESTOR INVESTOR INVESTOR DEVELOPMENT Lindsay is the owner and designer for Becoming aware of the housing concern Ty White has been a visionary leader in luxury GROUP / INVESTOR Ecraft homes, an award winning, custom for downtown Lawrenceville, Melissa homebuilding and community development for With a background in construction crafted, design build company began the process of assembling parcel over three decades. As the Founder and CEO management and development, Robert established in 2007. She oversees all owners to create this community. of Peachland Homes, Ty has built a reputation brings significant experience to the aspects of each project from land Melissa is a commercial real estate for crafting homes and communities that not team. In one of his notable acquisition to site plan development to professional and developer with over 17 only exude timeless elegance but also enhance developments, he led the team to create home construction and design. Ecraft years of experience. A notable how people live. A current intriguing Waterside in Peachtree Corners, has built, renovated, or developed over development in Historic Brookhaven, development is the Manor Cottages where he delivering over 600 units actively under 100 high-end homes with custom home where she received a development led a strong team of professionals to reimagine construction with over $322 million sold prices averaging over $2M. award from the city, was right sized for the land as previously planned and created a thus far. the community need in lieu of timeless development of 62 lots. maximizing lots. Lender Partners The Team is self-funding the first phases of this project as it is too early to bring in lenders. However, the team has strong lending partners with the following banks who have been established partners on many of the Team’s previous projects. Revisions to Proposed Conditions Staff Recommended Condition 2(A): Provide a fifteen-foot-wide (15 ft.) external building setback adjacent to Grizzly Parkway and N Clayton Connector Road. Proposed Condition 2(A): Provide a five-foot-wide (5 ft.) external building setback adjacent to Grizzly Parkway and N Clayton Connector Road. Alternatively, all setbacks may be administratively varied in accordance with footnote 5 of Table 102.5 C.2 and footnote 9 of Table 102.6 C.2 of the Lawrenceville Zoning Ordinance. Staff Recommended Condition 2(F): Compactor/dumpsters shall be screened by a one hundred percent (100%) opaque brick or stacked stone wall with an opaque metal gate enclosure. Compactor/dumpster enclosure shall be a minimum of ten feet (10 ft) in width and thirty feet (30 ft) in length. Hours of dumpster pick-up shall be limited to between 7:00 a.m. and 7:00 p.m. Proposed Condition 2(F): Trash bins, cans, and/or receptacles shall be screened by a one hundred percent (100%) opaque brick or stacked stone wall with an opaque metal gate enclosure or stored in a location that is not visible from any public right-of-way Staff Recommended Condition 2(G): No tents, canopies, temporary banners, streamers, or roping decorated with flags, tinsel, or other similar material shall be displayed, hung or strung on the site. Yard signs or bandit signs, sign-walkers or sign-twirlers shall be prohibited. Proposed Condition 2(G): DELETE Staff Recommended Condition 2(O): The residential portion of the development shall be gated. Proposed Condition 2(O): The residential portion of the development may be gated.