2023-08-24 · City Council · Transcript · Planning Commission

--- title: Planning Commission date: 2023-08-24 source: 2023-08-24_Planning_Commission.wav --- [0:00:10, 0:00:14]: It is now six thirty two and the planning commission is uh [0:00:14, 0:00:15]: Coming to order. [0:00:22, 0:00:24]: Mr. Thibodeau, can you give us an invocation? [0:00:28, 0:00:31]: Mr. Mitten, can you hear me? Can you hear me all right, Mr. Mitten? [0:00:33, 0:00:34]: Can you hear me? [0:00:35, 0:00:53]: Okay. All right. Go ahead. Let's bow our head. Father, Father through Jesus Christ, thank us for the giving us the opportunity to serve the community and give us the guidance and the wisdom wisdom to do the right thing for the right reason and towards the citizen. In Jesus' name, amen. [0:00:54, 0:00:56]: We all stand for a pledge of allegiance. [0:00:59, 0:01:10]: I pledge allegiance to the flag of the United States of America and to the Republic for which it stands, my nation, under God, individual, liberty and justice for all. [0:01:16, 0:01:17]: Mr. Logan, can we get a roll call? [0:01:21, 0:01:22]: Ms. Logan? [0:01:41, 0:01:46]: Present. Present. Stanley Dowis. [0:01:48, 0:01:50]: Um Harold Themido. Present. [0:01:51, 0:01:52]: David Planchon. [0:01:52, 0:01:53]: President [0:01:54, 0:01:55]: Anthony Mitten. [0:01:56, 0:01:58]: Jaden Williams. Present. [0:01:59, 0:02:01]: We have a core, mister Mr. Chairman. [0:02:02, 0:02:03]: Thank you, Ms. Logan. [0:02:11, 0:02:17]: I'd ask everyone to uh read the agenda. And following that we have a motion to adopt the agenda. [0:02:25, 0:02:34]: Mr. Chairman, this is Dave Planchon. Unless anybody in the public wants us to read them in us, I suggest that we just vote on accepting them and I would like to make a motion. [0:02:35, 0:02:42]: Mr. Flashon has made a motion to adopt the uh the agenda. Do I have a second? Harrow's second it. Did you get that, Miss Logan? [0:02:44, 0:02:56]: That Herald second the meeting. Second the motion. All right, that's been moved and seconded. All those in favor, let it be known by the sign of aye. Aye. Aye. Those opposed? Hearing none, the motion is carried. [0:02:58, 0:03:02]: Would you kindly read the minutes from the July twenty seventh m uh meeting? [0:03:04, 0:03:10]: And following that we may have a motion to accept it or amend it as necessary. [0:03:13, 0:03:14]: Somebody else. [0:03:15, 0:03:16]: [198.7, 209.5]: Mr. Chairman, this is Dave Planchon again. Um, unless anybody in public wants us to reread those minutes from that meeting, I would like to make a motion that we approve them as written. [0:03:31, 0:03:31]: I have a second. [0:03:33, 0:03:34]: Harrow second it. [0:03:35, 0:03:53]: All right, it's been moved and second. All those in favor let it be known by the sign of aye. Aye. Aye. Those opposed, hearing none, the motion carries. Uh I'd like to welcome a new planning commission member, Mr. Jaden Williams. Mr. Williams. [0:03:55, 0:04:01]: Thank you, Mr. Chair. Um I'm excited to be here. Did the work for the city. Thank you. You're welcome. [0:04:04, 0:04:12]: Okay, the first item on the agenda is the comprehensive plan amendment case number CP two oh two three-two for council district four. [0:04:16, 0:04:27]: Consideration of a request for a comprehensive plan amendment to assign the future land use designation of high density residential to property number f to the property located fifty five Valley Hill Road. [0:04:27, 0:04:45]: to allow for the construction of a townhouse development. The applicant is D.R. Horton Inc., represented by Tiffany Hogan. The property represents parcel number S 1601006000 in Landlot 69 of District 12. [0:04:45, 0:04:50]: And it contains twenty four point nine six plus or minus acres within the city of Stockridge. [0:04:51, 0:04:52]: Mr Lytton. [0:04:56, 0:05:05]: Thank you, Chair. My name is Gordon Linton, Tether Month for the City of Stockfield, and I'm here to present the case number CP 2023 data service. [0:05:10, 0:05:15]: The case that the applicant is VR which is represented by [0:05:21, 0:05:41]: And the applicant's request is to change the future land use designation from LI Black Industrial to high density residential to allow for the development of 165 new simple town homes along with multiple MTs and open space areas. The number of proposed units is 6.6 units per. [0:05:41, 0:06:01]: Per acre. The address of the property is 55,000 abroad. The number of acres is 24.96. The project characteristic is a warehouse with two buildings and is mostly wood. The city designation is Light Industrial. And the current zoning is Light Industrial. And the sign of [0:06:01, 0:06:03]: Posted on August 72. [0:06:10, 0:06:29]: Here is the area of the property of 55 value growth. This is the subject property right here. And we have two parks, Cochrane Park and Garner Park in this area. And we also have public and it's important to note that Giamatti County, which is currently in the construction place as public. [0:06:29, 0:06:31]: Already scared too. [0:06:35, 0:06:48]: Here is a close-up of the property. Here you have this is the office, you have the warehouse, and you have the shed, and there's also a break-in-the-located inside of the room. [0:06:53, 0:07:04]: This is a site visit that I did on August 7th, 2023. As you can see, that's the warehouse, that's the office, and also there's there's equipment over there along the tree. [0:07:08, 0:07:28]: The city's stockers comprehensive plan. The current future land use map designates the subject property as site industrial. However, the current future land use map is compatible with the requested resilience of MM Park, which is multiple family residential. Therefore, the applicant is requested to change the future land use designation of the subject. [0:07:28, 0:07:32]: subject property from LI biodiversity to high density respect. [0:07:36, 0:07:48]: There is a feature of that use map of 65 value in the road. Here's a subject property. And this I have to interrupt. There's a problem with the connection. Could the IT man come over here, please? [0:08:10, 0:08:30]: Okay, so this is the feature land use now 55. As you can see, the property is light industrial. To the left is high density residential, and you also have medium density residential. And there are the two parks located here: Park Conservation, and you also have Pubb's, which is low-density protocol mix use, and you have [0:08:30, 0:08:32]: I yeah, both desk and resonate as well. [0:08:37, 0:08:46]: This is a zoning map of the area. Um, later industrial as well. And this is the subject property, and you also have parks. [0:08:51, 0:09:11]: The surrounding land is designation. So province in the north, which is vacant land, is low density residential. Then you have Champion Cleaning System, which is a business, low density road for mixed use. Castus River Subdivision, which is low density residential, property to the south, is a single family residential. [0:09:11, 0:09:31]: Density residential, and then you have Clark Park and Army Park, which is Park Recreation Conservation. The property to the east is also Clark Park. You have the public service center, which is Low Density Brooklyn's use, and the Diamante Town Home, which is Low Density Residential. To the west, you have Bay Oak Village. [0:09:31, 0:09:39]: High density residential, Woodland Ridge, which is medium density residential, and North South Ridge, which is medium density residential. [0:09:41, 0:10:01]: So this is the surrounding land use density of the subdivision. This is the subject property here. And then we also have the the other surrounded subdivisions with the units per acre. And as you can see based on this map, it's assistant with the comprehensive uh penant tenant comprehensive [0:10:01, 0:10:03]: Okay, [0:10:06, 0:10:24]: And this is a table showing the surrounding land use densities. These are the names of the subdivision as well, the units and the density per acre. And like I said earlier, based on the uh density, which is 6.6 units per acre, it's consistent with the surrounding subdivisions. [0:10:29, 0:10:33]: There is the side plan, your uh the side plan. [0:10:35, 0:10:36]: The practice. [0:10:41, 0:11:01]: And we did a staff analysis. We looked at the consistency with the comprehensive comprehensive time and other subject property from land adjusted to the high defensive residential is necessary because the current land use designation does not allow the development of townhomes. In addition, the proposed townhome development is consistent. [0:11:01, 0:11:21]: Policy goals of the current studio staff comprehensive plan twenty eight to twenty twenty eighteen to twenty thirty-eight. There are listed on as follows on page thirty-five and thirty-nine. And these are the lists which provide a mixture of housing options to attract young professionals, singles, and small family, maintain a friendly environment, and focus on the testing and [0:11:21, 0:11:22]: Ten incumbent. [0:11:24, 0:11:25]: Right instead of [0:11:30, 0:11:35]: between the system park, residential areas and the downtown areas. [0:11:38, 0:11:58]: Relation to the zoning of the property. The current zoning of LI is not compatible with the list of permanent zoning district that found in the requested high density resignation future lands destination to allow for the proposed zoning that applicant have requested resonance of the property from LI to MX Barrow to allow for the townhomes to rebuild. And that'll be heard of the capital. [0:11:57, 0:12:17]: Requesting high density residential is compatible with the request state MFR district. Page 32 of the unified development code states that the 10th of the MFR is to allow the development of multiple family residents served by the public water and sewage district. Provisions that regularly dismage district. [0:12:17, 0:12:28]: for the development of residential neighborhood in a high density urban development environment with access provided on the streets that are classified as collective. [0:12:31, 0:12:35]: So the ability of the side that requirements. [0:12:40, 0:12:45]: [779.7, 799.7]: That's located to the east that's being built out of this area. Changing the property's future land to destination from black industrial to high design residential is beneficial to the value of growth or allowing continue continuation of further residential development. [0:13:19, 0:13:39]: Than an additional adjusted result. As a result, this will enable the city of Southbridge to provide necessary housing. The requested 6.6 units per acre is consistent with the surrounding destiny of the subdivision as small as show about size 7 and 8. Furthermore, the surrounding C2 areas. [0:13:39, 0:13:47]: Located to the east as well as the city park makes the property suitable and feasible for the development of Taiwan. [0:13:55, 0:14:15]: To have existing residential Nipus and the city park, it is unlikely for the subject property to build for industrial use. In addition, the subject property is the only property within the vicinity, which has a light industrial designation and residential landing destinations around the property. Furthermore, only one other nearby property. [0:14:15, 0:14:19]: Therefore the request and the title is the person which we should. [0:14:19, 0:14:22]: Menus doesn't it won't be asked for the project's not interesting. [0:14:24, 0:14:44]: And the staff report has demonstrated that the request of the comp plan amendment via the twenty CP 2023-02 will be necessary and desirable for the subject property in conjunction with requested resolding of the properties via RZ 2023-03 to adopt the proposed units and requested variants of VR. [0:14:44, 0:14:51]: Twenty twenty three that also need to allow for reflection button correctly I said that therefore the plan and so the staff recommendation. [0:15:01, 0:15:04]: Any questions from the um board, commission? [0:15:04, 0:15:05]: Any questions? [0:15:05, 0:15:12]: Yeah, I have a question. Uh even if they build these town homes, uh, what kind of restrictions are we [0:15:12, 0:15:30]: putting on these townhomes for requirements, whether it be for uh safety, uh security, uh fencing or possibly uh for noise hazard, uh is it close to the train tracks or is on the uh behind [0:15:32, 0:15:36]: That's that's another thing I was looking at just now on on the paperwork. [0:15:36, 0:15:46]: Yes, uh we'll address those type of issues in the rezoning staff port staff report. Uh right now we just wanna address the land use. So save that question for the next presentation. [0:15:47, 0:15:48]: All right, thank you. [0:15:55, 0:15:56]: Any other questions? [0:15:59, 0:16:01]: Hearing none, may I have a motion for uh [0:16:03, 0:16:06]: The um zoning. [0:16:07, 0:16:14]: The amendment to um excuse me, Mr. Abdullah. Yes. This we got to allow the public to speak. [0:16:15, 0:16:16]: Oh, I'm sorry. [0:16:19, 0:16:24]: We have any comments from w first of all let me say I apologize that we open up the um [0:16:25, 0:16:27]: Hearing for public comments. [0:16:27, 0:16:29]: For those supporting and those opposing. [0:16:30, 0:16:34]: When you approach the podium, would you kindly give us your name, address, where you're located at? [0:16:35, 0:16:37]: And um provide your comment. [0:16:39, 0:16:41]: Those supporting, I go first. [0:16:46, 0:16:51]: The applicant, is the applicant here? Yes sir. You the applicant? Yes sir. Okay, go ahead. [0:16:55, 0:16:56]: Yeah. [0:17:07, 0:17:10]: You would need to start the clock again and call a different presentation up. [0:17:49, 0:17:50]: All right. [0:17:50, 0:17:58]: Good evening, Planning Commissioners. Thank you and staff. Um my name is Tiffany Hogan, thirteenth. Could you speak into the mic, please? Thank you. [0:18:05, 0:18:25]: My name is Tiffany Hogan, 1371 Dogwood Drive, on behalf of D.R. Horton, Atlanta East Division. I am the forward planning manager and I am here this evening to speak with you regarding 55 Valley Hill Road, which we are seeking a comprehensive land plan amendment as well as rezoning. [0:18:25, 0:18:28]: and a variance which will be discussed later. [0:18:30, 0:18:50]: Again, as staff has pointed out, the site is located just off of East Atlanta Road. Uh the railroad track does run right here. And when you cross the track to Valley Hill Road, that would be the access point, one access point into the community from Valley Hill and Davis Road runs behind the project. [0:18:54, 0:19:07]: This site is twenty-four point nine acres approximately. The current zoning, as well as the current future land use, is light industrial. We are seeking to rezone to uh to change the comprehensive land plan. [0:19:08, 0:19:28]: To high density residential in order to allow for multifamily residential rezoning, which would allow for a town home development. Since meetings with your staff, the councilwoman for this district, as well as a community meeting that was held a couple of nights ago, we did make some changes. [0:19:28, 0:19:48]: To the site plan from the one that was submitted with our application. One of those being a reduction in the number of units to 165 units from 173 units initially. So our density did change from just over seven units per acre to 6.62 units per acre. [0:19:47, 0:20:07]: There is a stream that runs directly through the center of this property, as Gordon pointed out during his presentation, and we'll see that a little bit closer in a second. So that did allow for an opportunity for more open space to be left on this site. We think that we did a very good job of laying out the plan around that. [0:20:07, 0:20:18]: But because of that and some additional open space areas that we are leaving throughout, we are significantly over the 15% open space requirement by your code. [0:20:20, 0:20:40]: This is the site plan. I know it's a little small on there. We have one main access point here that lines up with Stage Coach Road that's across the street there on Valley Hill. And then the second access point is over here, which aligns with Landover Drive off of Davis. So when you come into the community, you [0:20:40, 0:20:56]: You immediately have an open space area there, as well as some guest parking, which we've dispersed throughout the community. And you have units and then on the opposite side there's actually a dumpster area with hopes that as people are leaving the community, they would stop. [0:20:57, 0:21:00]: Лев верш за некси коммуніті. [0:21:00, 0:21:08]: We have some additional open space that is behind these. And then there is a main amenity area that's located here. [0:21:08, 0:21:12]: The entire site is uh surrounded by twenty five foot buffers. [0:21:13, 0:21:25]: And then there's also an additional almost 100 feet from the railroad tracks to the property line on each um through down throughout the site. [0:21:26, 0:21:37]: There's also a desail lane that we would be putting in here off of this Valley Hill Road entrance, and then a D sell lane that would be added here off of Davis Road as well. [0:21:39, 0:21:59]: So as you've heard, I'm kind of addressing all three applications here at once. The comprehensive plan amendment we are seeking is currently light industrial. We are seeking high-density residential. Staff has recommended approval. The rezoning application, light industrial, we are proposing multi-family residential. [0:21:59, 0:22:15]: residential staff has recommended approval with conditions and the variance application uh the current that your code requires is a 50-foot front setback we are requesting a 25 foot front setback and staff has also recommended that with conditions. [0:22:17, 0:22:37]: The Town Home Development meets the Comprehensive Plan Community Goals and Policies. It provides a mixture of housing options to attract young professionals, singles, and small families. It maintains a family-friendly environment and focuses on attracting and retaining young adults. It creates a sense of place for our community along our com along the commercial corridors. [0:22:37, 0:22:47]: and it identifies opportunities to create new trail connections between existing parks, residential areas, and the downtown. So let's talk a little bit how it meets all of those goals. [0:22:48, 0:22:53]: And again, this is that same comprehensive land plan map that you saw during Gordon's presentation. [0:22:53, 0:23:04]: Here is the site and the surrounding properties. This is high density residential. This is the subject property as low uh low light industrial, sorry. And then Oak Val Oak [0:23:05, 0:23:16]: Sorry, it's escaping my mind here. Oak uh villas is down here, which is high density residential as well. And then Diamante Town Homes would be over here. [0:23:18, 0:23:24]: And this map just shows a little bit better the residential that surrounds this light industrial site. [0:23:26, 0:23:37]: And this would be a layout of our townhome buildings. So the townhome units themselves are 24 feet by 50 feet deep. The lots would be 24 feet by 98 feet. [0:23:37, 0:23:42]: And then there is a eight foot wide multi-use path that would be throughout the community to connect. [0:23:43, 0:23:46]: That is one of those changes that came from some of the meetings that I mentioned earlier. [0:23:47, 0:24:07]: We understand that it's very important to have pedestrian connectivity throughout the site. So instead of just doing regular five foot sidewalks, we have um gone ahead and changed that to eight foot wide multi-use paths throughout the interior of the site. Along the frontage of the property, there will be 10 foot wide sidewalks that we would install. [0:24:07, 0:24:19]: The yards would be full side, the buildings would be 20 feet apart, which you see here, and there's a 20-foot rear yard setback, and then we are requesting the variance to 25 feet for the front yard setback. [0:24:21, 0:24:22]: This is again the current site. [0:24:24, 0:24:26]: And we're looking to make it look something like this. [0:24:29, 0:24:35]: And the community fill with the amenities. Again, we talked about the community fill with your comprehensive land plan and how we're meeting that. [0:24:36, 0:24:47]: In this amenity area, we would have a swimming pool, playground, clubhouse, the eight-foot multi-use path throughout the community, ten foot sidewalks on the frontage, and then multiple open spaces throughout the site as well. [0:24:48, 0:24:50]: This is an example of what the clubhouse would look like. [0:24:52, 0:24:58]: This is an example of what the pool would look like. Pool furniture. There's a mushroom there as well for the kids to play underneath. [0:24:59, 0:25:07]: This is the outside of the clubhouse ceiling fan there. And on that first image that I showed, there's actually ceiling fans on the side as well. [0:25:07, 0:25:22]: Patio furniture and again that mushroom that kids can play underneath, or adults if they choose. This map shows the proximity to the parks. So you have this light industrial site here that is prime for residential development to take uh make use. [0:25:23, 0:25:39]: of community amenities that are being paid for with tax dollars. You have Cochrane Park right here, absolutely walking distance, and then Clark Community Park right here as well, which is also walking distance. These are all within a half a mile because from [0:25:39, 0:25:52]: the subject site to the building that we're standing in right now is exactly one mile according to my Google. So if someone actually wanted to walk to your new amphitheater from this development for a concert, that would be very plausible for them to do that. [0:25:53, 0:26:01]: Again, the um community would consist of 165 new homes, 24-foot wide town homes, all two car garages. [0:26:01, 0:26:21]: Uh I'm sorry, there should not be 16 house plans there. That is from a old site, uh a different project, the single family detached. There are three bedrooms throughout. There is an opportunity for the end unit, for one end unit on each one of the buildings to be a four-bedroom unit, and there are now thirty-one buildings. So at max [0:26:21, 0:26:35]: There could be 31 four bedroom units, but all of the other bedrooms, all of the other units would be three bedrooms. Again, we are exceeding the open space requirements and these are all the amenities again that would be included there. Excuse me, you have one minute left. [0:26:36, 0:26:56]: And one of the things that I just wanted to point out about DR Horton, as we're in this housing crisis that we're currently in, it's very important to us that there's an opportunity for home ownership for all residents. So we do offer a special program called our Main Street Heroes program, which offers discounts to all of these people, or an incentive, I'm sorry, not a discount. Currently it is$1,000 towards their closed [0:26:56, 0:27:09]: closing costs. We also have a home buyers club which prepares people for home ownership to make sure they can purchase the home and stay in the home, becoming credit worthy and understanding what the mortgage looks like. That program is free of charge for those folks to use. [0:27:10, 0:27:17]: And this is another example of what the units would potentially look like. Thank you so much. I would be happy to entertain any questions from any of the commissioners. [0:27:19, 0:27:21]: May I uh speak, Mr Ch Chairman? [0:27:22, 0:27:29]: Uh, do you have a list of items that the community request in your last meeting that they were concerned about? [0:27:30, 0:27:36]: Yes, sir. So the main concern was traffic and I am going to reach out to your Department of Transportation. [0:27:36, 0:27:43]: The folks that live off of Davis Road had concerns about whether there are any plans for improvements of Davis Road. [0:27:43, 0:27:51]: So, I do want to have a conversation with your Department of Transportation about that. I do believe that that person was invited to the pre-application meeting as well. [0:27:52, 0:28:11]: Were they there right? Okay. I'm sorry, I'm looking at right. Um, so they would have had the opportunity at that time to tell us if they had any concerns about the additional traffic that would be on any of those roads. They did not express that, but based on the community feedback, I have agreed to check in and just see if there are any opportunities there. [0:28:12, 0:28:32]: Did you do a traffic study for that area? We did do a traffic study and as I mentioned at the beginning, my traffic engineer, Alex, is here with us and would be happy to answer any additional questions. The study is not complete yet. They have completed the counts. The study will be completed by the beginning of September and we will be able to provide that to staff and have it in time for the mayor council meeting. [0:28:32, 0:28:37]: Let me wr uh relate one thing to you about traffic study I have issues with. [0:28:38, 0:28:42]: Uh they'll do traffic studies during the week. [0:28:44, 0:28:46]: I don't ever see'em doing it for the weekend. [0:28:47, 0:28:51]: Is it possible they can do it during the weekend also? Not just during the week? [0:28:52, 0:28:59]: You want some counts for the weekend? Yes, because uh we have a a a lot of traffic on the weekend just as well as we have it during the week. [0:29:01, 0:29:19]: That is definitely something that we can explore, I believe, and I have the expert here so that I don't step over in his lane, but I do believe that the highest counts typically are during the week with school traffic and people commuting to work. Um, but that's definitely something that we can take into consideration. [0:29:22, 0:29:24]: I have a question for you. Yes, sir. [0:29:25, 0:29:29]: I'm concerned about the number of units going in, what impact it has on the local school district. [0:29:31, 0:29:50]: Because uh you bringing in a hundred and sixty-five home and just for sake of argument, one child per home, that's increasing the population in the local school by one hundred and sixty-five students. What impact is that gonna have on the school? How are you addressing that? Uh have you spoke with the local um officials about that? [0:29:52, 0:30:12]: We have not spoken with them about the schools, but what I will say is I have no problem making that phone call and getting those numbers for them to see if your schools are currently under capacity or over capacity or whatever the case may be for this particular school district. In addition to that, uh what we are seeing a lot with town home development. [0:30:12, 0:30:32]: developments is that it is either small families, like you said, maybe one child or no children at all for millennials, and seniors are also looking to move into townhomes so that they can downsize. So we are seeing a mixture of that in townhome developments. So I understand your concerns, but I think that we have [0:30:32, 0:30:43]: Yeah, I understand that, but uh any development like this has an impact on the on the schools. Absolutely. And uh [0:30:44, 0:30:47]: uh education is is is uh a a major [0:30:48, 0:31:08]: issue these days and uh to have uh a particular school overcrowded uh does a disservice to both to the community and the students. So uh I would hope that you would look into that and see what kind of impact that would have on uh understanding that and I'm just using one child per household as as the basis of my argument that means the [0:31:08, 0:31:12]: The population of the school has increased by one hundred and sixty-five students. [0:31:12, 0:31:29]: And so as you pointed out, m not everyone will have a child. There'd be some senior citizens, some professionals don't have kids, et cetera. But I think the impact on the schools, the fire department, the ambulance, all that comes into play. And I think those are some issues that needs to be addressed. [0:31:30, 0:31:50]: We can definitely make that call to the school system and have those numbers. Um I would also uh as far as ambulance, uh police, those folks were definitely invited to the pre-application meeting and have had an opportunity to review this plan actually at the higher unit count, so we've reduced it now. Um so they [0:31:50, 0:31:59]: They did have an opportunity for input and there were no concerns expressed. Okay. We will we will have that report from the school board in time for the mayor's council meeting. [0:32:00, 0:32:01]: Okay. [0:32:05, 0:32:25]: That it thank you for your presentation. Um, I have a couple questions for you. Yes, sir. First of all, um what are the prices, anticipated prices going to be for these townhomes when they sell, go for go up for sale? Yes, sir. So we anticipate if we had to estimate based on today's cost, because one thing that I [0:32:25, 0:32:45]: did leave out and it will address your question a little bit about schools as well. If this is successfully rezoned, then sorry, thank you. If this is successfully rezoned, we are still anywhere from 18 to 24 months before we begin development on this site. And then a project of this size is about a two and a half year [0:32:45, 0:32:56]: before it is at full build out, full or full capacity. So um one of the things that we would do is um [0:32:57, 0:33:01]: Sorry, forgot where I was going there. Remind me of your question again. [0:33:01, 0:33:04]: I got distracted when I realized I wasn't talking into the mic. [0:33:06, 0:33:07]: What was your question again? [0:33:07, 0:33:27]: The value of the home. The value of the home. If we had to estimate uh at today's cost, then of course two years could change a little bit, but we would estimate that they would be in the low threes. Uh and that would be the starting price. Remember, majority of them would be three bedrooms unless someone chose that option for the one of the thirty-one units that could be four bedrooms on the end. [0:33:28, 0:33:37]: Did I also understand you to say there would be more than one entrance and exit in this community? Yes, sir. So there will be two access points. [0:33:45, 0:33:58]: So the what we would consider the main access, because we anticipate that the majority of the people would be using East Atlanta Road, the majority of the time, would be right here off of Valley Hill, and then the other access point would be right here off of Davis. [0:33:59, 0:34:06]: Okay. So just to give you a visual, uh Clark Park is right down here. So this is Davis, the access on Davis. [0:34:06, 0:34:14]: In your plan, i is there a homeowner association part of this plan? Okay. There will be a mandatory homeowners association, yes sir. [0:34:14, 0:34:34]: Uh and are you aware that this whole piece of property is in the blast zone of the Norfolk Southern Railroad that comes through there? Uh the line here that runs through Stockbridge is the most used short line in the country with about a hundred and fifteen tra uh trips per day. So I just was [0:34:34, 0:34:49]: wondering how you were gonna sell those to people when the train tracks are right there on top of'em and and you're in the blast zone where they're actually honking their horn both directions to for that crossing there at Valley Hill. [0:34:49, 0:35:01]: Yes, sir. So we have taken that into consideration and one of the reasons that we selected the traffic engineering firm that we selected is because they have more experience with planning um [0:35:01, 0:35:21]: traffic uh traffic around train intersections and also doing some work on train intersections themselves. So we have asked them specifically to look into the number of trips that the train is making and all of that. So we will have additional information about that in the traffic impact study. As far as the sound, we have built [0:35:21, 0:35:41]: other projects near um train tracks and what happens is there is a clause that is in the contract that specifically says to those folks you understand that you're purchasing a property that's near a train track and therefore there may be noise from that. Obviously it's not something that we're trying to hide from people. They'll see it with the main access point. [0:35:41, 0:35:52]: being having to cross the railroad tracks to get into it. But there will be a clause so that those people do have to sign off. They have a clear understanding that the train may be coming by and making noise. [0:35:53, 0:36:00]: Okay. Did did you say you had a traffic person here with you? I do, yes. And then answer some questions. Uh absolutely. Alex. [0:36:01, 0:36:04]: Let me ask you one more question before they come up. Yes, sir. Yeah. [0:36:05, 0:36:09]: Since this is going to be a subdivision in a townhouse community. [0:36:09, 0:36:29]: How are you going to address potential renters? Because it's been not my experience, but sitting on the board here, many people come here, they buy a townhouse and then they end up renting it. And renters don't care for the property as much as the owner does. So how do you tend to address that or if you plan to address that? [0:36:29, 0:36:49]: So one of those slides that I actually had to fly through at the end because I only had a minute left actually talks about how our agents are trained to sell to owner occupants for so that means that the first person that we are selling to is supposed to be an owner occupant. We also hold seminars to educate. [0:36:49, 0:37:09]: Other local agents that aren't DR Horton agents on new home construction and first-time buyers to encourage them to bring their first-time home buyers to the property. Another thing that we do and that we discussed with the councilwoman for this district when we met with her is in the homeowner association governing document. [0:37:09, 0:37:25]: documents having a rental cap in there. It is my understanding that recently a 10% cap has been what was proposed, but the councilwoman did ask for a 5% cap, and we are agreeable to whatever staff, planning commission, mayor, council decides that cap should be. [0:37:26, 0:37:26]: Thank you. [0:37:28, 0:37:28]: Okay. [0:37:30, 0:37:31]: Any one of Alex? Yeah. [0:37:32, 0:37:35]: Alex Simmons, I'm a professional engineer with Kekkenwood Engineering. [0:37:36, 0:37:56]: Very good. Um, Valley Hill Road. I'm very familiar with it. I used to travel it four times a day. Um, are you aware of what the traffic is like going east down Valley Hill Road right now? I I am, both from an analysis standpoint and then I've actually conducted site visits to observe traffic in the area. [0:37:56, 0:37:57]: So yes, sir. [0:37:57, 0:38:17]: Okay. I can just imagine school buses trying to get in and out of there with traffic backed up thirty cars deep from the railroad tracks. And that's without a train. That's just with the s green red and green stop signal that is there, people trying to come down and turn either north or south on East Atlanta. I I I [0:38:17, 0:38:37]: see a huge problem for the the residents who would live there trying to even get out in the morning to go to work in the morning because it's so backed up and you you're looking both directions, cars coming up the hill over the railroad track and down the hill off of Valley Hill and it is not a nice intersection at all. [0:38:37, 0:38:55]: Um I just wanna make sure your uh your traffic study is it takes all that into consideration because it backs up, like I said, easily thirty cars deep during most of the hours of the day, let alone rush hour. Okay and considering school buses and things like that. [0:38:55, 0:39:09]: Can we say these questions for the rezon? Uh we're getting off track. This is just about the land use. Uh we've very way off track, so we need to get back on track. We just need to address the land use during this question. Well part of it. Um so [0:39:11, 0:39:15]: Yep. Okay, thank you. These will be these items will be discussed on the rezoning staff report. [0:39:18, 0:39:20]: Come back. Yeah. We're gonna circle back. Okay. [0:39:24, 0:39:44]: Again, I'm gonna be the loudmouth here. In my opinion, the comprehensive land use plan on this piece of property is absolutely correct for what it should be. It has been commercial since I've moved here in 1985. Uh it's always been light industrial. It should stay light industrial. Again, with uh being adjacent to the railroad track like it. [0:39:44, 0:39:54]: is and have a minimum amount of traffic coming in and out of there. I think a residential development would be pretty bad, my opinion. [0:39:59, 0:40:02]: I think we should open up for public comment at this point. [0:40:06, 0:40:08]: All those projects supporting uh [0:40:10, 0:40:16]: Oh I'm sorry. [0:40:16, 0:40:34]: Oh, the the uh amendment is open for public comment. Those supporting the amendment can come forward, provide us with your name, address. Just asking if he was aware of the traffic pardon me down there. I'm I'm sorry, your name and address and whether you support or oppose it. [0:40:36, 0:40:37]: How back, so [0:40:38, 0:40:39]: Those supporting. [0:40:41, 0:40:43]: Opposing. Do you have any supporting uh [0:40:45, 0:40:47]: in member of the public supporting this. [0:40:48, 0:40:51]: Hearing non the op oh the posing oh where? [0:40:53, 0:40:58]: Pardon me? He opposed. He opposed. Okay. All right, ma'am, you first. [0:41:00, 0:41:04]: Um the speakers will need to fill out their name and address on this clipboard, please. [0:41:10, 0:41:12]: Mr Chair, how many uh minutes does each speaker have? [0:41:13, 0:41:15]: Three minutes. Thank you. [0:41:18, 0:41:21]: Miss, would you provide your name and address on the sheet there? [0:41:43, 0:41:49]: My name is Gwen Mac. We do on microphone. Can you hear me? Yeah. Okay. [0:41:50, 0:42:10]: I'm Gwen Mack. My address is 377 Grove Hill Drive. I live in the Valley Hill Station subdivision. I oppose this construction. We have all the council has already approved two constructions, um, which I'm opposed to and most of our neighbors are opposed to. [0:42:10, 0:42:15]: 576 Davis Road, you're gonna have 165 units. [0:42:15, 0:42:20]: Seven thirteen Valley Hill Road, the townhomes gonna be fifty six units. [0:42:20, 0:42:24]: Now you're trying to build another one sixty five units. [0:42:24, 0:42:26]: on Valley Hill Road, a two lane [0:42:27, 0:42:28]: Um road. [0:42:28, 0:42:30]: With the railroad track at the end. [0:42:30, 0:42:32]: The street is very busy. [0:42:33, 0:42:38]: We're concerned about traffic. There's so many accidents around on that main road. [0:42:38, 0:42:43]: Because you in and out going to publics, you're going to one thirty eight or North Henry, whatever you wanna call it. [0:42:43, 0:42:45]: It's just a bad decision. [0:42:45, 0:42:47]: I moved to Stockbridge. [0:42:47, 0:42:52]: When I moved to Georgia, because I wanted to be outside the city limits, not in Atlanta. [0:42:52, 0:42:55]: Натаран холла субдивизі на таунхом. [0:42:56, 0:43:02]: It it I moved here because I'm I'm from a small town and I wanted to be in a small town with not a lot of [0:43:03, 0:43:04]: commotion going on. [0:43:04, 0:43:10]: Now that we've been annexed, which I was opposed to, into the city of Stockbridge, I'm just really [0:43:10, 0:43:13]: disappointed with the city of Stockbridge um [0:43:14, 0:43:16]: trying to do all these constructions. [0:43:16, 0:43:18]: In inside our city limits. [0:43:18, 0:43:21]: We live in a small quiet subdivision. [0:43:22, 0:43:28]: To me, when you bring more units and more people in the area, then you asking for more police, you ask for more [0:43:29, 0:43:31]: traffic, you're asking for more [0:43:31, 0:43:32]: Crime. [0:43:32, 0:43:37]: That's the reason we live. Most of the people in our neighborhood have been living thirty plus years. [0:43:38, 0:43:50]: So I'm opposed to this construction as well as another construction that's going on on Valley Hill Road. I'm very disappointed that you if you guys approve this. It's too much traffic. [0:43:51, 0:43:52]: Even though you want to build a city. [0:43:52, 0:43:55]: This is still not Atlanta, it's stock bridge. [0:43:55, 0:43:59]: And we want to remain in a stockbridge type area. [0:44:00, 0:44:01]: Thank you. [0:44:01, 0:44:21]: Before you leave, can I can I add something to your conversation? Yes. Even though we will make a decision here, the city council can overturn whatever decision we make. I understand that. Okay. I just want to make sure you're aware of it. I understand. That's why I said I'm very disappointed in the city of Stockbridge and the city council. [0:44:21, 0:44:32]: Okay. So'cause I understand what they're trying to do. Okay. So at the end of the day, you know, if we make decisions here, we don't have the last say so. I I understand. All right. Thanks, ma'am. I appreciate that. [0:44:34, 0:44:35]: Sir, you may approach. [0:44:44, 0:44:52]: Did you sign the sheet there? I did. Okay. Okay. Good evening. My name is Jerome Mitchell. Post the mic so we can hear post the mic so we can hear you. [0:44:54, 0:45:00]: Can you hear me now? Yeah. Okay. I say my name is Jerome Mitch and I live on Davis Road and I've been here [0:45:01, 0:45:03]: Approximately twenty years. [0:45:03, 0:45:14]: And I don't think it's a good idea to uh put uh wait a minute, well, I'm not clear. I call and they said it was only a hundred and twenty units going up. Are you saying it's a hundred and sixty five units? [0:45:15, 0:45:17]: Correct. At this point, yeah. [0:45:17, 0:45:37]: Oh, okay. So I didn't get that information. But yeah, that's that's gonna be a lot. A lot. I'm opposed to all the traffic that's gonna be going on and of course the the infrastructure now. I heard that we was getting sidewalks in this center third on on Davis Road. So now if they gonna come with these short driveways [0:45:37, 0:45:51]: Are we still gonna get some of the stuff that we was promised? Like uh the uh storm train covered with sidewalks and stuff like that. I mean'cause I would got that four or five years ago and it never happened. [0:45:52, 0:45:54]: So I mean I just don't want all the traffic. [0:45:56, 0:46:00]: Uh'cause I mean I live right next door to where the property is going. [0:46:01, 0:46:06]: So I mean I'm sure it's gonna interfere with with some of the stuff that I do on my property, but [0:46:07, 0:46:08]: That's all I got to say. [0:46:09, 0:46:10]: So you oppose it then? [0:46:11, 0:46:12]: Say again? [0:46:13, 0:46:20]: Oh yes, for sure. All right, okay. Just want to make sure. Okay. All right, thank you. Anyone else? [0:46:22, 0:46:23]: Yes, ma'am. [0:46:26, 0:46:28]: Yeah, sign it first and could put it right there. [0:46:31, 0:46:51]: Well while she signs, Mr. Chair, I think I wanna just interject here. Um I think all of our concerns, uh, community, uh those on this diocese, the traffic in the area. Um, is it possible or before we uh before we, you know, move anything for or you I know you'll be coming up later to give us the traffic count, but um [0:46:52, 0:46:56]: I I'll wait till then. So I can kinda hear their report and then I'll come back. [0:47:05, 0:47:05]: That's really fun. [0:47:06, 0:47:08]: Oh it's both of them. [0:47:08, 0:47:10]: The administration will come. [0:47:14, 0:47:16]: Well I'm listening to everything. [0:47:17, 0:47:19]: [2848.8, 2868.8]: Yes, ma'am, do good. Okay. Uh my name is Sandra Goings, two ten, Oak Circle North, Stockbridge. And uh along with the other concerns that that have been mentioned, I agree with that. Uh I opposed this because I'm wondering about when they [0:47:48, 0:47:50]: Ремов ал встреч. [0:47:51, 0:48:04]: from the area and put these townhouses in, is that gonna make then the railroad noise even worse for the surrounding areas, just by m removing the trees from the land? [0:48:06, 0:48:22]: That was all I have to say. Well I'm t as a general rule, uh trees provide that kind of buffer and they do uh um uh dampen the uh noise. And so of course if you remove the trees then your noise is going to increase. [0:48:22, 0:48:30]: Okay, and that's uh why I one another reason that I'm against it is because it will probably increase the noise level from the trains. [0:48:32, 0:48:33]: So you oppose it? [0:48:33, 0:48:39]: I'm opposed. Definitely opposed. All right. Approximately how far away do you live from the railroad crossing? [0:48:40, 0:48:48]: From the railroad uh I'm not near the railroad crossing. I'm off of Davis Road in Big Oak Villas. [0:48:48, 0:48:53]: W and the property will be backing up to part of our subdivision. [0:48:54, 0:48:58]: C could you hear the railroad trains from where you live now? [0:48:58, 0:48:59]: You know [0:49:00, 0:49:09]: I don't usually hear. Okay. Not too bad. Yeah. Well you've either developed an immunity to it. Most people who live near a railroad track [0:49:10, 0:49:14]: Uh they hear and they don't hear the the trains passing through because they've [0:49:15, 0:49:18]: developed an immunity to it. And so uh [0:49:19, 0:49:19]: You know. [0:49:20, 0:49:25]: I've had that experience. I know what you're talking about. Okay. All right, thank you. Anyone else? [0:49:27, 0:49:28]: Anyone else? [0:49:31, 0:49:36]: Hearing none, uh the public comment is now closed. In favor? [0:49:47, 0:49:53]: Mr. Chair, I I'd just like to address a couple of the um concerns that we heard. Um [0:49:53, 0:50:13]: One with the removal of the trees, please keep in mind, and I've taken my presentation down, but there will be a buffer that remains between the railroad track and the property line, pretty much what it is now for the side that you can see off of Valley Hill Road. So it won't change, it should not change anything on that side because those trees [0:50:13, 0:50:33]: Are within that hundred feet that I talked about. And then there's an additional 25-foot buffer around the entire property that we will be leaving and doing some replanting in as well. The concerns about the traffic, of course, we've already discussed that. That we have our traffic engineer here, he can discuss that later. But I want to remind you that this part is for the [0:50:33, 0:50:50]: comprehensive plan update as staff has stated and that light industrial piece is not in character with the surrounding properties that are there. We believe that um changing the comprehensive land use there to multifamily residential would be more in character what's there. [0:50:50, 0:51:05]: And we have also shown you that it meets the goals of your comprehensive land plan to have a change to a residential um land use in that area. So we do hope that you would consider approval of the comprehensive land a map amendment. Thank you. [0:51:14, 0:51:21]: Okay, the uh public uh comment section is now closed. Ask the planning commission members to uh [0:51:22, 0:51:23]: Examine the amendment. [0:51:24, 0:51:26]: And may I have a motion. [0:51:28, 0:51:29]: That is for um [0:51:31, 0:51:36]: The twenty twenty three oh two um comprehensive plan amendment. [0:51:40, 0:51:42]: May I have a motion? [0:51:47, 0:51:54]: Mr. President, I'll put uh present a motion for the property at fifty-five Valley Hill Road. [0:51:56, 0:51:57]: That uh [0:51:59, 0:52:02]: We not approved the uh zoning for that. [0:52:03, 0:52:04]: The amendment the amendment. [0:52:04, 0:52:06]: Yeah, the amendment for that. [0:52:06, 0:52:11]: Your motion is what now? That we do not approve the amendment for that. [0:52:13, 0:52:14]: We have a second. A second. [0:52:17, 0:52:20]: All those in favor let it be known by the sign of I. [0:52:20, 0:52:21]: Uh-huh. [0:52:21, 0:52:24]: Those opposed? Aye. [0:52:27, 0:52:31]: Let me do that again'cause I think you misunderstood what's going on. He made a motion to deny. [0:52:32, 0:52:40]: Oh he made a motion. That's what I'm saying. I made it he made it he made Yes. Okay. All right. Let's start over. [0:52:41, 0:53:01]: Uh Mr Tibador, would you make your motion again, please? Yes, uh I'd like to present a motion that we deny. Excuse me. Point of order, because the motion has already been made, I would ask the maker of the motion to amend his original motion and then call for a second. [0:53:01, 0:53:02]: Second. [0:53:04, 0:53:12]: You heard us you say you need to amend the motion and then again. I'd like to amend the motion that we deny the change. [0:53:15, 0:53:20]: And that we uh redo a second to that motion? Correct? [0:53:23, 0:53:27]: You just it would be a second to the amended motion. I will second that. [0:53:29, 0:53:38]: Been moved and seconded. All those in favor let it be known by the sign of aye. Aye. Those opposed? Hearing none, the ayes have the amendment is denied. [0:53:41, 0:53:53]: We go to item nine, rezoning case number two. Mr Chairman, yeah. Is is anything else relevant for this property at this point? [0:53:54, 0:54:00]: The reality is no it's this I mean, it f at this point it's really perfunctory, but we do have an agenda that we have to adhere to. [0:54:00, 0:54:04]: The uh second item is is is for rezoning. [0:54:04, 0:54:06]: The amendment has been denied, so [0:54:07, 0:54:14]: the uh rezoning would be perfunctory at best. And then there's a variant also fall in the same category, if we asked. [0:54:15, 0:54:18]: uh counsel over there what we should do in this right regard. [0:54:18, 0:54:25]: Yes, Chair, because these matters have been advertised for a public hearing before this commission, you still have to go through the process. [0:54:27, 0:54:29]: Exactly. Okay, I just wanna make sure. [0:54:30, 0:54:50]: Okay. Item nine, rezoning case number RZ twenty twenty three dash O three. Uh consideration for a request for rezoning to assign the manufacturing multi to assign the multifamily residential zoning district to property fifty-five Valley Hill Road to allow for construction. [0:54:50, 0:54:54]: [3294.6, 3303.5]: The property is located in land lot sixty-nine of District twelve and it contains twenty-four point nine six plus or minus acres within Stockbridge city limits. [0:55:06, 0:55:10]: We're trying to get the flash drive to open. [0:55:10, 0:55:11]: Mm-hmm. [0:55:16, 0:55:18]: It's not it's none of those. [0:55:51, 0:55:52]: Okay. [0:55:53, 0:56:00]: This is um presentation for rezoning case number R Z twenty twenty three oh three. [0:56:00, 0:56:03]: For proposed town homes at fifty five Valley Hill Road. [0:56:04, 0:56:07]: Uh a lot of this of course we have covered but [0:56:07, 0:56:15]: This particular case is to rezone the property from LI Light Industrial to MFR multiple family uh residential. [0:56:16, 0:56:20]: And as you've just heard, the proposed comprehensive l um amendment application. [0:56:21, 0:56:26]: Number C P twenty twenty three oh two and then following this will be the variance application. [0:56:26, 0:56:29]: Number VR twenty twenty three O two. [0:56:30, 0:56:38]: This is the aerial photograph, Valley Hill Road here and Davis Road here, and then the railroad tracks to the side. [0:56:39, 0:56:44]: Uh the big old villas here for your reference, and then East Atlanta Road. [0:56:44, 0:56:45]: In this area. [0:56:47, 0:56:55]: Uh we have the property is shown in the lavender color here with the star, a light industrial. There's a few other small pieces of light industrial around it. [0:56:55, 0:56:59]: Uh, the blue area is a downtown district, uh, the gold is [0:56:59, 0:56:59]: Um [0:57:00, 0:57:02]: uh suburban residential [0:57:02, 0:57:04]: And um [0:57:04, 0:57:08]: Brown is uh a multiple family uh residential. [0:57:11, 0:57:18]: Let's see it's parcel number S sixteen oh one oh oh six thousand twenty four point nine oh eight acres. [0:57:19, 0:57:23]: Um Valley Hill Road's classified as a major collector. [0:57:24, 0:57:27]: There's currently a small office building, warehouse, and open shed there. [0:57:29, 0:57:37]: Um we have a few other subdivisions around it as well as uh small churches uh to the north. I'm just um [0:57:38, 0:57:40]: Doing the highlights here. [0:57:46, 0:57:58]: Um, Gordon already covered the surrounding land use designations. The applicant did submit a boundary survey split into the northern and southern sections. The center of the property has [0:57:58, 0:58:01]: Um in this area some as part of the industrial [0:58:02, 0:58:06]: uses that were there, some uh a debris area as it was [0:58:07, 0:58:07]: Termed [0:58:08, 0:58:08]: Um [0:58:09, 0:58:12]: old uh piles of wood piles and [0:58:12, 0:58:13]: Um [0:58:15, 0:58:17]: Old Bannon cars, I think. [0:58:17, 0:58:19]: Those kind of things will be cleaned up, of course. [0:58:21, 0:58:27]: The would be a hundred sixty five units, three bedrooms, um twenty four feet wide, ninety eight feet deep. [0:58:28, 0:58:33]: Um did have some internal cul de sacs and five foot sidewalks on both sides. [0:58:35, 0:58:36]: Um [0:58:36, 0:58:46]: Some of the amenities would be a clubhouse, pool, playground, dog park, tennis court, walking trail, fitness center, picnic area with a grill and covered pavilion. [0:58:47, 0:58:53]: A community garden, reflection area, fire pit, gathering area, and a possible connection eastward to Cochrane Park. [0:58:57, 0:58:59]: All right. Um they have met the [0:59:00, 0:59:01]: Parking requirements. [0:59:01, 0:59:04]: Uh four hundred and ten altogether. [0:59:04, 0:59:06]: sixty eight guest parking spaces. [0:59:07, 0:59:09]: Of course it'd be two car garages plus two [0:59:10, 0:59:11]: Guest parking in the dryways. [0:59:12, 0:59:16]: And then some scattered uh guest parking lots next to the clubhouse and throughout the site. [0:59:18, 0:59:20]: There'd be three storm owner ponds. [0:59:20, 0:59:33]: uh zoning buffers, twenty-five foot buffer around the property and the railroad buffer an additional ten foot railroad buffer. That's the requirement. The creek is a creek in the center, would have a twenty-five foot stream buffer. [0:59:33, 0:59:38]: fifty foot undisturbed buffer buffer and seventy five foot impervious surface. [0:59:39, 0:59:43]: There would also be an environmental impact study that's being prepared. [0:59:43, 0:59:44]: Um [0:59:46, 0:59:48]: Okay, a lot of this we've covered. [0:59:49, 0:59:51]: Ah, let's see. [0:59:52, 0:59:53]: Let's move on down here. [0:59:55, 1:00:00]: Uh the applicant did submit a black and white uh site plan as well as the colored [1:00:01, 1:00:03]: Uh that you just looked at [1:00:05, 1:00:10]: And there's a site data includes some of these statistics that we mentioned. [1:00:12, 1:00:17]: We've concluded this would be acceptable uh use of the property. Um [1:00:20, 1:00:32]: Uh we recommend approval with conditions based on of course approval of this comprehensive plan amendment, the variants to come, uh the specific site plan similar to what you've seen here tonight. [1:00:34, 1:00:54]: Um as well as um oh there was a letter from the um Public Works Office uh that said um they have one year until June 29, 2024 to submit construction plans um in order to uh reserve a sewer capacity on the property. [1:00:54, 1:01:00]: We're also conditioning this on an acceptable traffic study and environmental impact study. [1:01:01, 1:01:02]: Any questions? [1:01:06, 1:01:09]: No, in front of the c commission. [1:01:12, 1:01:15]: Sorry? None. Okay. [1:01:18, 1:01:20]: You're from the applicant. [1:01:23, 1:01:26]: Ms Ms. Logan, then no questions. [1:01:26, 1:01:34]: Okay. I guess you'll move to the public hearing or maybe the applicant would like to speak. Hear from the applicant. [1:01:35, 1:01:36]: Mm-hmm. [1:01:49, 1:01:57]: Hello again, Commissioners. For the sake of time, I won't uh disconnect Miss Logan's PowerPoint and put mine up. [1:01:58, 1:02:18]: So um again you've seen our presentation this evening. We do believe that the best use of this property would have been an amendment to the land use plan and a residential zoning for this site. Stockbridge is in a situation where you are growing [1:02:18, 1:02:38]: You are developing and having an industrial site amongst all of the residential is not likely the best use of that property. We understand your concerns about the noise from the train, as are our concerns as well. We are in the business of selling homes and always want to be [1:02:38, 1:02:58]: Be able to sell out a community in its entirety. In fact, you should note that D.R. Horton is the number one builder in the country, as well as in the Atlanta metropolitan market for the last 20 plus years. The only way that we are able to do that is being very strategic about the projects that we build. [1:02:58, 1:03:15]: and about how we are marketing those. No less of that same analysis went into the selection of this site. Again, for the sake of time, because the comprehensive land plan was already recommended denial, I will entertain any questions, but will yield at this time. [1:03:19, 1:03:31]: Um I would like to point out something else. Uh so the property is zoned light industrial right now and of course if the if the rezoning is denied then that means the property could be uh developed into additional [1:03:32, 1:03:34]: light industrial uses. Um I have here [1:03:35, 1:03:39]: If case you're interested, a list of those uses that would would be allowed. [1:03:45, 1:04:05]: Oh, okay, I should read'em. So um agricultural implementant implementation and equipment establishments, armory and equipment sales, automobile service repair stations providing major repair, uh building materials and lumber supply establishments, business distribution centers, business [1:04:04, 1:04:09]: Business parks, um commercial parking garages and lots. [1:04:09, 1:04:23]: Computer and data processing services, fabrication shops, commercial greenhouses and plant nurseries, including landscaping services, manufacturing, compounding, processing, or assembling food or consumer goods. [1:04:24, 1:04:26]: Newspaper and printing plants. [1:04:27, 1:04:27]: Um [1:04:28, 1:04:37]: And so forth. So those uses all allowed in this district and can be built there uh in under the existing zoning. What about warehouse? [1:04:38, 1:04:38]: Oh. [1:04:39, 1:04:44]: Let's see there are additional industrial and where you have public utilities. Um [1:04:45, 1:04:48]: Substations repair, reconditioning, manufacturing. [1:04:48, 1:04:50]: trade shops, electrical plumbing heating. [1:04:51, 1:05:04]: uh wholesale business, warehouse distribution, and similar non processing storage and distribution uses. So those kind of uses would be allowed to come onto the site. [1:05:05, 1:05:20]: If um and we don't we don't feel that those would be appropriate to this area. It's mostly um suburban uh residential and rural residential around it. And um so uh we feel that the proposed zoning uh would be appropriate. [1:05:38, 1:05:42]: And Mr. Chair, as a reminder, Alex is here to discuss traffic as well. [1:05:50, 1:06:03]: Okay. Alex Simmons again, I'm with Kekkenwood. I'm a professional engineer and work in the traffic engineering, traffic operations business. Um I'll start. Was there any questions or would you like me to d address your questions still or just talk over the site in general? [1:06:05, 1:06:25]: I couldn't understand. Sorry. Did you did you still have a question that you would like like to ask or would like to have me answer or not? Okay. No. No. So I'll I'll give just a quick overview. Um so we have started our preliminary findings in the traffic impact study. Um with the site changes, because we were trying to prepare for this meeting, we actually [1:06:25, 1:06:45]: overestimated trips by 15% for for this meeting. So we didn't show the reduction in in um in housing. But what we found is even with this development, even with projecting traffic out to 2026, we still see acceptable level of service. And so what that means is that the [1:06:45, 1:07:05]: The unsignalized intersections and the signalized intersection are still expected to operate adequately. So I'll add to that the queuing concerns. I think that's something that everyone's kind of talked to with the train tracks, access to the site. So again, I've been out there. [1:07:05, 1:07:25]: Is not something that I looked at in Google Earth and then come here today to talk to. So we have watched the site. One thing that we do see is that yes, there are some cues at the signal. So again, that eastbound movement across the tracks. But what we all what we also see is that the signal does a very good job of clearing those cues. So every cycle. [1:07:25, 1:07:45]: We see those cars progressing through the signal. And so again, looking at our analysis, looking at build-out year of 2026, so again, looking at that background traffic that you guys are going to get from other developments, and then with our site, we really only see a change of four vehicles. So again, I want you guys to take that into consideration, if not today. [1:07:45, 1:08:05]: In the future, is that we're looking at a change in four vehicles. So I think in closing, what I would say is that there are further adjustments that can be made to the traffic signal. There's limitations, yes, because of the proximity of the railroad tracks, but signal timing, advanced programming, there's so many things. [1:08:05, 1:08:20]: That can be done there. The timings there are very basic and they work for what's there now, but accommodations can be made to help facilitate um higher throughput in the future. And so with that I'll I'll let you guys ask any questions if you have them. [1:08:22, 1:08:42]: I have one more question regarding the Norfolk Southern Railroad. Um I know the close proximity of that property to the railroad line itself. Are there any requirements from Norfolk Southern that are going to increase the setback off their rail line once that piece of property is developed? Because I know right now being light industrial [1:08:42, 1:09:02]: they were able to, you know, have access right up almost to the railroad line where changing anything about that property may involve Norfolk Southern and their requirements because they're they're pretty wide open what they want around their railroad track. Just uh curious. I I [1:09:02, 1:09:22]: I can't speak to the the zoning or construction of homes and and the rules of railroad tracks. I can speak to signal operation, signal design, and proximity to railroad tracks. So unfortunately I can't answer that question. Um I'll kind of leave you with one thing. You guys talked about several of the land uses that could be built under the current land use. [1:09:22, 1:09:42]: And just one thing to remember is the types of vehicles that are predominantly used on those. So you may have less trips overall, but you're gonna see more heavy vehicles. And so a lot of people have mentioned infrastructure, the road infrastructure and things like that. Those are the vehicles that wear your roads out. Whereas there could be more single-family homes. [1:09:42, 1:10:02]: Homes and more single unit cars. However, you're not seeing that impact to the asphalt to the pavement day over day. You also have higher concerns of heavy trucks in relation to the railroad tracks, right? Everyone knows the spacing distance from that stop bar to the railroad tracks to old stagecoach road. Again, seeing [1:10:02, 1:10:12]: more and more heavy vehicles on those roads, that queue actually lengthens. Um so that's something to keep in mind as well as you as you look through what could potentially be built in place of this. [1:10:13, 1:10:32]: Fortunately the other developments that we've looked at along Valley Hill Road and adjacent to Davis Road have all been traffic going that direction to the west toward the interstate. Not much of it would be coming back into the city of Stockbridge, which was one of the things we had to consider [1:10:32, 1:10:52]: You know, when we looked at the flow of traffic, that that very f little bit of it, except for maybe school traffic in the morning, was actually going to come into the city, a stockbridge, or go over those railroad tracks. So it's it's just it's a balance that we try to maintain with with you know, the traffic flow that we know is terrible now. Uh a lot of people I think and even [1:10:52, 1:11:12]: In the city and the county are looking at increasing the flow on Valley Hill, widening it, making more turn lanes accessible, that kind of stuff. Unfortunately, where the entrance is for this project is located, it prohibits having another stoplight because it's too close to the stoplight that's on East Atlanta. [1:11:12, 1:11:16]: So it it's it's it's a balance that we have to look at. [1:11:16, 1:11:36]: Yeah, and again, all I can do is just reiterate from a uh from an analysis standpoint that even with the driveway and the cars projected there, that the operations, again, having having old stagecoach road and then the site driveway, that the level of services A, which again is the best level of service that you can provide in a in an operational analysis. [1:11:36, 1:11:56]: Analysis for the road. You know, we're looking at overall this site generating 90 vehicle trips in the morning. So again, we talked about when we expect to see heavier traffic, a.m. and PM are when people travel. So we expect to see roughly 90 trips in the morning, and then just over that in the PM peak. But again, when you look at [1:11:56, 1:12:16]: at this site you're looking at two site driveways. You don't have to think of this site as everybody going on Valley Hill Road or everyone going on Davis Road. So again it's good to keep in mind that there are two access points. Those trips will be divided among those two. So you're not just seeing a high density of vehicles on one movement. Yep. I I would suggest go see [1:12:16, 1:12:25]: sit at that driveway to the entrance of the old pipe company that is there, turn around and come out and try to make a left turn onto Valley Hill. [1:12:26, 1:12:28]: I think you'll see what I'm talking about. [1:12:30, 1:12:31]: Sorry about that. [1:12:32, 1:12:33]: All right. [1:12:33, 1:12:34]: Thank you guys. [1:12:37, 1:12:39]: We're now open for public comment. [1:12:40, 1:12:43]: Those supporting or opposing the rezoning? [1:12:48, 1:12:56]: I said the the meeting is now open for public comment supporting or opposing the rezoning. [1:13:05, 1:13:10]: Hearing none, the the public comment is closed. [1:13:15, 1:13:15]: Yeah. [1:13:15, 1:13:21]: Pardon me? Come to the Sir, please. [1:13:27, 1:13:31]: State your name and address for the record. [1:13:32, 1:13:35]: Jerome, it's a one eighty one Davis Row stock periods. [1:13:39, 1:13:42]: And you oppose a rezoning. Yes. All right. Okay. [1:13:45, 1:13:46]: Anyone else? [1:13:51, 1:13:52]: Anyone else? [1:13:54, 1:14:00]: Hearing none, the public comment section is closed and I asked for a motion from the commission. [1:14:00, 1:14:20]: I would like the commission to keep in mind, uh Miss Logan read the possibilities that this zoning itself lends for this piece of property, but that doesn't mean it needs to stay light industrial forever. It can be rezoned to something else that may be more conducive to the use of that property. [1:14:20, 1:14:34]: I don't think right now high density housing is is appropriate, but uh even with the light industrial, she read the list of all the possible developments that we can put on that property would be more appropriate. So just for consideration. [1:14:34, 1:14:44]: Is that a motion for one way or the other? I would like to make a motion that we deny the rezoning of fifty-five Valley Hill. [1:14:45, 1:14:46]: [4487.3, 4488.7]: I second it, Harold. [1:14:50, 1:14:55]: Uh, it's been moved by Mr. Pleshon and second by Mr. Thividal. [1:14:55, 1:15:13]: Uh that the rezoning of fifty five Valley Hill Road uh rezone twenty twenty three dash three be denied. All those in favor let it be known by the sign of I. Aye. Aye. Those opposed? Hearing none, Mr. Chair. [1:15:14, 1:15:16]: Uh let it be known for the record that I abstain for that vote. [1:15:17, 1:15:21]: Uh Mr Excuse me, who abstains? [1:15:21, 1:15:24]: Jaden Williams. [1:15:25, 1:15:30]: Mr. Jaden Williams is um voting present. [1:15:34, 1:15:41]: Did you approve the denial or post? Uh he opposed the denial. Okay, so he's consistent. All right. [1:15:48, 1:15:50]: Moving on to item ten. [1:15:52, 1:15:57]: Variants case number twenty twenty three dash oh two, council district four. [1:15:58, 1:16:04]: Consider request for variance to allow for the construction of a townhouse development. The purpose of the variance is to allow the reduction [1:16:05, 1:16:23]: in the front of the yard setbacks from the required fifty feet to twenty five feet in a multifamily residential zoning district. The property is located in land lot sixty nine of district twelve and it contains twenty four point nine six plus or minus acres within the city within the stock bridge city limits. [1:16:27, 1:16:47]: Okay, I just wanted to point out um actually the applicant showed this before, but um this is a proposal to reduce the front yard setbacks from the required fifty feet to twenty-five feet. Um this is a a diagram here of how the you'd have a townhome building with six units. [1:16:47, 1:16:54]: Units. They'd be offset slightly. That's just for architectural interest. This shows the 25-foot setback they want to. [1:16:55, 1:17:02]: uh have and there would still be a twenty foot rear setback. Um that's the requirement and they they're meeting that requirement. [1:17:03, 1:17:03]: Um [1:17:05, 1:17:10]: And this shows the dimensions of the bi of the units twenty four feet wide and [1:17:10, 1:17:19]: Um, fifty feet deep and then for the for the unit itself and then ninety eight feet for the entire lot, town home lot. [1:17:23, 1:17:43]: So there's different reasons for a granting of a variance and the a reduction of a of a one uh rear front yard is one of the a b a valid reason and can only be granted if um all seven criteria um are met and I'll just briefly mention so one has to do that with um the physical [1:17:43, 1:17:54]: characteristics of the property and it does have uh the creek and other environmental limitations uh plus the debris area. Um [1:17:54, 1:18:06]: Uh we feel that uh there are um lots in the area that um recently the council approved other variances for um set front yard setbacks. [1:18:06, 1:18:07]: Um [1:18:10, 1:18:21]: And there there are no pr special privileges that would be granted. Um it's in consistent with the purpose and intent of the UDC and would be compatible with neighboring uses. [1:18:23, 1:18:35]: Um and this would um although light industrial uses could still be uh developed, we feel that uh townhomes would be more uh appropriate with the MFR uh zoning. [1:18:36, 1:18:37]: Um [1:18:37, 1:18:52]: and townhomes are permitted use within the proposed MFR district. Um we feel that this is reasonable. Uh we recommend approval, of course, with passage of the comprehensive plan amendment, rezoning and the site plan. [1:19:03, 1:19:05]: Yeah, complete your report. [1:19:06, 1:19:07]: Yes. [1:19:08, 1:19:10]: We hear from the applicant then. [1:19:17, 1:19:37]: Thank you, Mr. Chairman. Again, happy to answer any questions that you have. Uh, we do believe that the application for the variants to uh with a 25-foot front yard setback from the 50-foot that is currently required by your code is consistent with development standards of today and still leaves a significant uh drive. [1:19:37, 1:19:57]: For folks where two cars would be able to park in the driveway. In addition to that, also recall that we are proposing the eight-foot multi-use path that connects throughout, which would be some additional space prior to you getting to that right-of-way for the front of each one of the properties. [1:19:57, 1:20:00]: So uh we would request [1:20:01, 1:20:07]: a vote for approval for this variance um in light of the previous votes so we understand. Thank you. [1:20:10, 1:20:10]: Thank you. [1:20:13, 1:20:16]: Uh that opens up the public comment section. [1:20:18, 1:20:19]: All those who s [1:20:21, 1:20:23]: Who supported come forward. [1:20:23, 1:20:28]: Uh sign to register, provides with your name and address and your comment. [1:20:31, 1:20:31]: Okay. [1:20:32, 1:20:42]: Oh, y you got my name and address. No, you still have to provide it. Your name and address Jerome Mitchell. Pardon me? Jerome Mitchell. You get to the mic. [1:20:42, 1:21:02]: Jerome Mitchell 181 Davis Road Stock Ridge. Okay. So the 25 feet driveway with one that's that's one unit. So basically two cars. I got three cars and I live by myself. So how does it work? [1:21:02, 1:21:19]: work when you got more than two cars and a driveway with one family. So does it park on the street, which is I know you gotta permit. Uh uh uh you prohibit uh cars parking on the street here, so do they get special permission to park on the street there? [1:21:20, 1:21:40]: If that's the case, which it probably will be, uh how does that work? Let me you want me to answer that? Yeah, go ahead answer. Uh it depends uh if if we were to approve this, then all this questioning would come into play. But since it's you don't have [1:21:39, 1:21:46]: So that's a that's a different segment where you can get all those questions answered. [1:21:46, 1:22:00]: Well this is this is the variance that you're looking at that's for the twenty five versus fifty feet. Right, but what I'm saying is if it would have been approved, then all these questions would have been asked. Okay. Well the questions are uh [1:22:01, 1:22:05]: So right now i it it's [1:22:06, 1:22:26]: We're in a different way. Until you approve it, I gotcha. Okay, so I'm saying, yeah, it's a bit much. I'm gonna say no. But you also need to look at the city ordinance because the city has some requirements. Uh they did have a new ordinance uh established uh that would also give you some insight on on things, uh parking on the street, things of that nature. [1:22:26, 1:22:26]: Yeah. [1:22:27, 1:22:47]: So if that was the case, so some of the old ordinance would go away? Yes. Yeah, that's that's that's correct. But there is a new ordinance that has been approved by the city. I would recommend that you take a look at it. Okay. Well I know I haven't. Well, my opinion I do oppose for the record. All right, you oppose it? [1:22:47, 1:22:50]: All right, we gotcha. [1:22:52, 1:22:53]: Any further comments? [1:22:55, 1:22:56]: Sure. [1:23:00, 1:23:15]: I would like keep forgetting your mic is on this side. I would like to respond to Mr. Mitchell's questions since this will still move to a public hearing. Uh Mr. Mitchell uh and commissioners, it is a twenty five foot front yard setback. [1:23:15, 1:23:16]: The driveway. [1:23:17, 1:23:26]: These are two car two garage units. So there will be two spaces in your garage as well for you to park. Additionally, our site plan [1:23:26, 1:23:34]: has sixty eight guest parking spaces that are dispersed throughout the community for people to be able to park. [1:23:34, 1:23:54]: Um and thus throughout again because we didn't want to just put spaces at the front or spaces at the rear and have people having to walk a long distance. As uh Mr. Thibodeau did mention, there are city ordinances regarding parking on the streets and these will be public streets and as well as the HOA governing. [1:23:54, 1:23:57]: documents would also address parking on the streets. [1:23:58, 1:23:59]: Okay, thank you. [1:24:03, 1:24:05]: That closes the the uh public comment. [1:24:07, 1:24:08]: May I have a motion? [1:24:13, 1:24:17]: Variance case number two oh two three dash two. [1:24:22, 1:24:33]: Nobody else wanna be the heavy? Well you be the heavy. Dr. Hamlin. Mr. Chairman, I'd like to make a motion that we deny the variance on this property in question. [1:24:34, 1:24:35]: Do I have a second? [1:24:36, 1:24:38]: This arrow. I'll second it. [1:24:39, 1:24:45]: It's been moved and seconded. All those in favor let it be known by the sign of aye. Aye. Aye. Those opposed? Opposed. [1:24:46, 1:24:50]: Mr Chair, let it let let the retro let the record reflect that I abstain. [1:24:52, 1:24:53]: We have [1:24:55, 1:24:59]: One present, one of stain. [1:25:00, 1:25:11]: And uh and I I have one question about abstaining actually about Well, uh Okay. Uh [1:25:12, 1:25:14]: And I vote to deny so [1:25:15, 1:25:25]: Uh the motion carries. The uh amendment is denied, the the variance is denied. Okay? All right. [1:25:27, 1:25:32]: Uh Edgar moves us to item twelve on the agenda. [1:25:39, 1:25:42]: Item twelve to be presented by the community development staff. [1:25:46, 1:25:48]: Pardon me. No no reports from staff. [1:25:49, 1:25:52]: Okay. Well I still have to acknowledge it. [1:25:53, 1:25:56]: No comments from the staff community staff development. [1:25:57, 1:25:58]: No reports or comments. [1:26:00, 1:26:01]: Any board comments? [1:26:05, 1:26:08]: Motion to adjourn. Do I have one of those? [1:26:08, 1:26:10]: Motion to adjourn, Mr. Chair. [1:26:11, 1:26:12]: That Mr [1:26:13, 1:26:20]: Williams, that's Mr. Williams. Mr Williams. Mr Williams moved to adjourn. And then Harold will second it. [1:26:20, 1:26:30]: It's been moved and second. All those in favor, let it be known by the sign of aye. Aye. Those opposed, the ayes have it. The Planning Commission is adjourned to the next schedule meeting. [1:26:31, 1:26:45]: Wanna thank the public for coming out. Uh we hope that we act on your behalf in your best interest and uh always feel free to come out. Thank you. The meeting is adjourned. [1:26:54, 1:26:55]: For a waste of paper.