2025-06-11 · City Council · Transcript · Community Zoning Information Meeting

--- title: Community Zoning Information Meeting date: 2025-06-11 source: 2025-06-11_Community_Zoning_Information_Meeting.wav --- [0:03:28, 0:03:35]: Good evening everyone. This is the CZIM meeting, Community Zoning and Information Meeting. [0:03:35, 0:03:36]: Oh, this is not [0:03:38, 0:03:39]: Just a moment, please. [0:04:37, 0:04:45]: All right. Um this is the community zoning and information meeting, CZIM, for June 11th. [0:04:45, 0:04:47]: twenty twenty five. [0:04:47, 0:05:01]: And purpose of the meeting is to discuss uh upcoming zoning cases that we have. We'll be later discussed by the planning commission and the city council meeting for City of Stockbridge. And tonight um [0:05:01, 0:05:11]: uh the purpose actually is to give the citizens a chance to learn about upcoming zoning cases. Tonight we have only one zoning case to discuss. Uh [0:05:17, 0:05:28]: And first though, I'm gonna give a brief overview of the zoning process for those of you who might not be familiar with zoning with the zoning process at City of Startbridge. [0:05:29, 0:05:30]: So [0:05:30, 0:05:31]: How does all of this start? [0:05:32, 0:05:44]: Initial actions by the property owner developer. So a developer or property owner might purchase a property and enter into a contract with the owner to purchase the property pending zoning approval by City Stockbridge. [0:05:45, 0:05:46]: Developer prepares the site plan. [0:05:47, 0:05:49]: For proposed development uh project. [0:05:49, 0:05:52]: Contacts the planning and zoning staff to request [0:05:53, 0:05:54]: A pre application meeting. [0:05:54, 0:05:57]: purpose of that meaning is to discuss and evaluate [0:05:58, 0:06:01]: In in the very beginning it's an informal discussion, developers proposal. [0:06:02, 0:06:04]: And ah then ah then the [0:06:04, 0:06:07]: Developer submits applications uh to the city. [0:06:08, 0:06:08]: Um [0:06:08, 0:06:19]: And those applications may include the request and the itself, a survey of the property, proposed site plan, various legal stu uh legal debo documents, letter of intent. [0:06:19, 0:06:21]: And a water sewer availability letter. [0:06:22, 0:06:23]: Um [0:06:23, 0:06:28]: And sometimes the applicant hires an agent like a law firm to handle the process. [0:06:29, 0:06:35]: the application process. We have several different types of zoning applications that we receive throughout the year. [0:06:35, 0:06:37]: An annexation application. [0:06:37, 0:06:42]: Uh is for those properties that are currently located outside of the Stockbridge city limits. [0:06:43, 0:06:48]: uh in unincorporated Henry County. If it's approved, it'll be brought into the city. [0:06:48, 0:06:51]: Comprehensive plan amendment changes the city's [0:06:51, 0:06:53]: comprehensive plan to um [0:06:54, 0:06:56]: Uh with a map change. [0:06:56, 0:06:58]: Uh future land use map. [0:06:58, 0:07:00]: um to allow the proposed type of use. [0:07:00, 0:07:06]: And allows the requested zoning and the proposed residential density if it's a residential project. [0:07:08, 0:07:11]: The rezoning application changes the base zoning of the property. [0:07:12, 0:07:13]: Um [0:07:13, 0:07:16]: That means the current uses if it's approved will no longer be allowed. [0:07:17, 0:07:20]: There might also be an overlay district. Um [0:07:20, 0:07:21]: that would not change. [0:07:21, 0:07:25]: It could possibly be a variance application. Those are for minor [0:07:25, 0:07:30]: deviations for s for example for setbacks. Um [0:07:30, 0:07:39]: And then we might get a special use permit application that's for special uses like churches, liquor stores, personal care homes or gas stations. [0:07:40, 0:07:43]: And then finally a zoning modification application. [0:07:43, 0:07:53]: uh as for when a developer wants to make a change to a previously approved rezoning that the council made uh some time ago. [0:07:56, 0:08:02]: Okay. Now community development department upon receiving the application, like I said, they conduct the [0:08:02, 0:08:04]: We conduct pre application meaning [0:08:04, 0:08:06]: Process the applications. [0:08:06, 0:08:09]: Uh then we put a ad in the newspaper, legal ads. [0:08:10, 0:08:13]: List the exoning cases on the agendas for upcoming public meetings. [0:08:14, 0:08:18]: А we prepare a letter for applicants to mail out to surrounding property owners. [0:08:19, 0:08:21]: who live within five hundred feet of the property. [0:08:21, 0:08:24]: Um we send uh for annexation uh [0:08:25, 0:08:25]: Cases [0:08:26, 0:08:29]: Copies the applications to Henry County officials for their review. [0:08:29, 0:08:32]: And we post zoning signs on the property. [0:08:33, 0:08:34]: Then they start the [0:08:35, 0:08:39]: Planning and zoning staff prepares a staff report to assess the merits of each zoning case. [0:08:40, 0:08:42]: compliance with the comprehensive plan. [0:08:42, 0:08:44]: And the unified development code. [0:08:45, 0:08:49]: and makes recommendations. We then prepare PowerPoint presentation. [0:08:49, 0:08:54]: that we'll use in um presenting cases at upcoming public meetings. [0:08:55, 0:09:00]: And these are the public meetings. Tonight we have the C Z IM meeting, informal meeting to [0:09:00, 0:09:06]: Um citizens may have a chance to talk informally with the developers to learn all about the cases. [0:09:06, 0:09:10]: Then the planning commission meeting uh with a we have a board [0:09:10, 0:09:13]: uh board members um sit up at the front [0:09:14, 0:09:33]: here in the council chamber and they hold a public hearing and they take votes which become recommendations to city council. Then finally the city council meeting uh form follows a similar f similar format as a planning commission meeting and their decisions become final and they become law. So that's the end of the process. [0:09:34, 0:09:36]: Um after uh [0:09:36, 0:09:40]: zoning cases are approved, the developer may then submit [0:09:40, 0:09:46]: to the permitting staff um land development l land disturbance permit application. [0:09:46, 0:09:47]: To [0:09:47, 0:09:49]: Give permission to clear the land. [0:09:49, 0:09:56]: put in streets and utility lines and then also a building permit application and staff reviews them. [0:09:56, 0:10:02]: All right, so tonight we have only one zoning case uh to discuss. Um [0:10:02, 0:10:07]: I'm gonna give a brief overview of the case, then we'll have a developer the applicant is here. [0:10:08, 0:10:14]: will make uh his own presentation and then citizens may ask any questions or have comments. [0:10:15, 0:10:23]: Okay, the case that we're gonna discuss tonight is zoning modification case number ZM twenty twenty five oh one. [0:10:24, 0:10:36]: This is for property located at the southwest corner of Highway 42 North and Tunis Road. It is parcel number 070-010-22001. [0:10:36, 0:10:56]: Proposed development is a single family residential subdivision with fifty-nine detached homes. Uh the property was previously approved some years ago for development which didn't did not get built, and now the current developer wants to make a change to the previously approved design at the [0:10:56, 0:11:02]: And that's what's called a modification and that's why he needed to submit zoning modification case. [0:11:03, 0:11:17]: uh application. Here is the aerial photo of the property. We have Highway 42 north, going north to south here. Tunis Road is the northern boundary of the property. Um it's a rather odd shaped parcel. [0:11:18, 0:11:21]: Uh then we have it here's another area of photo. [0:11:21, 0:11:22]: It shows [0:11:25, 0:11:28]: Excuse me, the creek and floodplain going right through the center. [0:11:31, 0:11:32]: Mm-hmm. [0:11:36, 0:11:40]: The property owner is Highway Henry Highway forty two L C [0:11:40, 0:11:42]: The applicant is shaker ready. [0:11:43, 0:11:46]: Um the property has twenty seven point seven two. [0:11:47, 0:11:48]: Approximate acres. [0:11:48, 0:11:50]: It's right now vacant. [0:11:50, 0:11:52]: Has the creek and floodplain areas? [0:11:52, 0:11:55]: Property zone SR which is suburban residential. [0:11:56, 0:11:58]: And PMU Parkway Mixed Use Overlay District. [0:11:59, 0:12:02]: The future land use designation is low density mixed use. [0:12:04, 0:12:07]: Um here is a map of the future land use of the property. [0:12:08, 0:12:08]: Um [0:12:09, 0:12:11]: It is a low density. [0:12:11, 0:12:12]: Mixed use. [0:12:14, 0:12:15]: Zoning map. [0:12:15, 0:12:18]: Uh the yellow area is suburban residential. [0:12:20, 0:12:26]: And as an overlay district, the lavender areas are in the overlay district includ including the subject property. [0:12:26, 0:12:28]: So as I mentioned this was um [0:12:29, 0:12:30]: A previous rezoning. [0:12:31, 0:12:35]: Oh, that was approved for Killern Properties and Sharrett Development Group. [0:12:35, 0:12:37]: And it had certain um [0:12:37, 0:12:39]: Zoning conditions as a part of that rezoning. [0:12:40, 0:12:42]: Uh but that development was not approved. [0:12:42, 0:12:53]: So the developer is um seeking some modifications to those zoning conditions um that were part of a development agreement between the developer and city of Stockbridge. [0:12:54, 0:12:56]: Um these are the [0:12:57, 0:13:00]: zoning conditions that were included in that development agreement. [0:13:01, 0:13:06]: Number one, a third of the single family homes shall be a minimum of twenty four hundred square feet rather than twenty five. [0:13:06, 0:13:09]: hundred square feet. Actually these are the [0:13:09, 0:13:11]: proposed changes that the [0:13:11, 0:13:13]: d the applicant would like to make. [0:13:14, 0:13:19]: Front number two, front of the home shall be mixture fifty percent brick or stone and hardy plank. [0:13:19, 0:13:24]: Or cementitious fiber siding with brick or stone water table on the two sides of the homes. [0:13:25, 0:13:29]: Uh three hardwood street trees shall only be required along Highway thirty. [0:13:29, 0:13:31]: Uh twenty three, forty two. [0:13:31, 0:13:37]: And number four, twelve landscape uh landscape strip between the curb and four foot sidewalk shall be a minimum. [0:13:37, 0:13:40]: twenty four inches along up all public streets. [0:13:40, 0:13:45]: And five, uh home plan approvals shall be issued by the community development director. [0:13:45, 0:13:47]: prior to issuance of a final plat. [0:13:50, 0:13:54]: Here's a proposed site plan. Uh we do have an enlargement of course now. [0:13:54, 0:13:59]: Interesting to note as be because of the creek going through the center of the property. [0:13:59, 0:14:01]: Proposed development would actually [0:14:01, 0:14:12]: It consists of two parts. Let's see you have enlargement, little bit of enlargement. Uh you see the creek goes through the center. So there's a northern and southern uh portion. [0:14:12, 0:14:25]: um of development ends in the a cul-de-sac. The applicant here can provide more details on this. So it is a proposed fifty-nine single family detached homes. Um let's see [0:14:27, 0:14:31]: The setbacks required fifty feet in the front, forty in the rear, ten on the sides. [0:14:32, 0:14:36]: There would be water quality ponds in in the development, an amenity lot. [0:14:37, 0:14:38]: And um [0:14:38, 0:14:44]: No other amentees shown at the present time. So the applicant is here now and would like to make a presentation. [0:15:01, 0:15:05]: Yeah, um I'll pull it on this side. [0:15:12, 0:15:13]: Yeah, that's that top one. [0:15:14, 0:15:15]: Okay. [0:15:18, 0:15:35]: Uh let me uh actually have to first uh this um then I stop this one. [0:15:52, 0:16:12]: All right, my name is Brian Marshburn. On behalf of Shaker Ready, uh just want to give a quick overview of what we're seeking to do. Uh as you can see, this is a aerial from about 2006 to 2008. The project had um previously been [0:16:12, 0:16:20]: Mostly developed. It had been cleared, graded. It has active water and sewer in the community. [0:16:20, 0:16:21]: Um [0:16:21, 0:16:41]: The trees have since grown back over the past twenty-some years. Uh on the north side of the property it's uh industrial use north and south of the subject property. Uh but this uh property was zoned industrial and it uh now is zoned R three. [0:16:41, 0:16:44]: Or uh S R through conversion. [0:16:47, 0:16:55]: Uh development agreement was executed uh with the city in two thousand four. [0:16:56, 0:17:08]: A development agreement was executed with the city in 2004. Properties were rezoned from M1 Light Industrial to R three to permit uh single family development on this parcel. [0:17:08, 0:17:12]: Uh original site development occurred oh six to oh eight. [0:17:13, 0:17:15]: Then we had the global financial crisis. [0:17:15, 0:17:17]: We all know what happened then. [0:17:17, 0:17:20]: Between two thousand seven and two thousand nine. [0:17:20, 0:17:31]: Uh the site foreclosed in 2008 and the applicant Henry Highway Henry forty two LLC purchased the property in August 2010 and has since held the property. [0:17:32, 0:17:49]: Uh current site plan is basically unchanged from the previous site plan. Uh we have reduced the number of lots down to fifty nine. Uh the prior site plan uh was not uh did not accommodate enough uh room to [0:17:50, 0:17:55]: fit a a typical uh conventional size home onto the property. Um [0:17:56, 0:18:13]: They're um the minimum lot size was reduced from twelve to twelve thousand square feet to ten thousand five hundred square feet. Uh there are only several lots in this community that meet that requirement. Uh most of these lots exceed twelve thousand square feet. [0:18:17, 0:18:37]: Uh our request is uh pretty simple. We're only modifying the existing development agreement that was put in place in 2004. And our requests are seven. Um uh we want to uh reduce by one hundred square feet the largest. [0:18:37, 0:18:42]: ranch style home in the community uh from twenty five hundred to twenty four hundred square feet. [0:18:43, 0:18:57]: Uh that's number one. Number two is we would like to build three side hardy plank, one side the fronts, uh up to fifty percent uh brick, stone, uh [0:18:59, 0:19:03]: uh fiber sodding um i.e. hardy plank. [0:19:04, 0:19:05]: uh along the front. [0:19:06, 0:19:26]: There would be a uh water table on both sides of the house. Uh that would be uh brick, stone, or stucco. Uh a water table around the bottom edges of the home. Uh we would uh like to remove the hardwood tree requirement uh along the streets and only install them along [0:19:26, 0:19:27]: Highway forty two twenty three. [0:19:30, 0:19:42]: Additionally, each home plan would be approved by uh the city. Um that was already uh in the previous development agreement. [0:19:48, 0:19:58]: The landscaping strip in the previous development agreement between the curb and the sidewalk is four feet. We're requesting that to be two feet. [0:19:59, 0:20:19]: Uh there is a um some ambiguity uh in uh number twenty of the existing development agreement, which uh doesn't really clarify that there should only be one pool and one amenities package uh through conversation with uh staff. Uh [0:20:19, 0:20:32]: We all agree that uh 59 lot communities should only have one pool, one amenities package. Therefore, it would be a lower cost to the homeowners uh through the association dues. Um [0:20:33, 0:20:37]: In addition, uh we would like to install a mailbox bank. Uh [0:20:38, 0:20:40]: I think that uh [0:20:40, 0:20:41]: The new standard [0:20:41, 0:20:45]: Uh back in two thousand four everyone had their own mailbox. [0:20:46, 0:20:51]: And the remainder of the development agreement standards from the prior development agreement will remain. [0:20:51, 0:20:53]: Uh but these are our only requests. [0:20:55, 0:21:15]: Uh the renderings. Uh this community will be developed very similar to Winding Creek subdivision. It's a fairly new subdivision along Campground Road. It sold very well. Uh home prices somewhere between$350 and$450. Um with a uh our community will actually probably have a a few more uh [0:21:15, 0:21:18]: Units that will have uh ranch style homes. [0:21:20, 0:21:30]: Uh it's uh just a quick view of uh what the the pool and the clubhouse looks like with the playground in the background and winding creek and the street view. [0:21:31, 0:21:33]: And I'm happy to entertain any questions. [0:21:42, 0:21:42]: How are you doing? [0:21:43, 0:21:44]: Okay. [0:21:45, 0:21:46]: Well thank you. [0:21:56, 0:21:59]: I noticed on the site plan. Could you show that again? [0:21:59, 0:22:19]: There's another cul-de-sac. I guess it's not part of your property, but what is there something back there? Yes, this is a uh was previously developed in 2004. Uh there are three commercial lots that go across the frontage of highway forty-two. Okay. Uh one to the south, one in the middle, which is quite large, and one to the north. [0:22:19, 0:22:26]: North, uh I believe they're zone C two. So they're undeveloped. They're undeveloped. There's a quite a substantial uh [0:22:28, 0:22:38]: Retention wall, the detention wall that goes around the edge of the property there. What is that that goes across? It's uh about a two million dollar wall. A wall. A wall that holds up the property. [0:22:39, 0:22:59]: A retaining wall. So it must be significant drop. Very significant. So really yeah, this is level. This whole area is level. And let me go back to the very So the rear part is unbuildable. See how this this kind of part is unbuildable. So that's the the wetlands and the and the creek, Wolf Creek. [0:22:59, 0:23:11]: So there's significant setbacks off of it and they go all the way around the property on the backside here. But this is basically how it will look again. So there's really no change in the the footprint of what was previously approved. [0:23:12, 0:23:25]: And the cul de sac why why was that put in? That was just penciled in for uh future development of office buildings there. So imagine a cluster of uh attached office condo buildings there. [0:23:25, 0:23:28]: Uh, as far as the conditions, could you um [0:23:29, 0:23:30]: Go back to them. [0:23:30, 0:23:36]: Now that is a list of m how how you want the conditions to read. [0:23:36, 0:23:39]: Well, or is that how they read that right now? [0:23:40, 0:23:50]: I only highlighted the requested changes. So the items that are requested I highlighted each have the their numerical number within the development agreement. [0:23:50, 0:23:56]: Could you enlarge could you I don't know if you can enlarge that. Okay, so [0:23:56, 0:23:59]: Is this what the development agreement says right now? [0:24:00, 0:24:12]: Essentially we just altered the the the requested changes. So this is a list of requested changes. Your l your list. My list. Okay. But the the old development agreement is still in place. [0:24:13, 0:24:33]: So we really need to see kind of what ex the existing and then your proposed changes. Correct. So that way when a staff report is prepared it can it can be evaluated. So on number one evaluate. Uh we're reducing twenty five hundred square feet down one hundred square feet for a a real style home. Um [0:24:33, 0:24:53]: Number two, um they had three sides brick. We're requesting that it be uh three sides hardy plank, fifty percent brick, stone, or hardy plank or a mixture of thereof or or stucco front. So by right now it says three sides brick is required? It does. So uh could you possibly send us uh [0:24:52, 0:25:01]: I I don't know, a letter or something? It's already in the application. The uh the original development agreement. Right. You have a copy of that. [0:25:02, 0:25:09]: Okay, so so there's that that list and the development agreement and then this is your list of propo of of how [0:25:09, 0:25:14]: This is all I wanna alter, d uh just these you know, eight things basically. [0:25:15, 0:25:25]: Um I guess maybe if it might be a little bit clearer if you could the first one is is somewhat clear. Um [0:25:26, 0:25:28]: That you want to change it from [0:25:29, 0:25:32]: twenty five hundred to two twenty four hundred. [0:25:33, 0:25:36]: Yeah. [0:25:36, 0:25:39]: So a third of the single story homes. [0:25:40, 0:25:59]: Would be in the original agreement were to be um 2,500 square feet minimum. We wanted to be a 2400 square feet. Right, right. Just because uh 2400 square feet is forty by sixty and each one of our lots are roughly about fifty feet wide. So with the setbacks, it won't fit. [0:26:00, 0:26:20]: Okay. So I I guess it might be a little bit clearer, you know, for the Planning Commission City Council. But they will fit on the large still have the the list from development agreement, but you know, I think it would be okay clear. I'm happy to prepare a comparison for you. Well if maybe you just reword this. Okay. See this is applicants. [0:26:20, 0:26:35]: proposal this is applicant's proposal to change number one to change from minimum twenty five hundred to twenty four hundred okay and number two to change from you said three sides brick to whatever you know so [0:26:35, 0:26:42]: From this to that. Okay. If you could you know where you were at that point. Uh understood. [0:26:42, 0:26:51]: Right. Okay. Yes, ma'am. Those are just my c I don't know if Gordon, it'll be Linton will be preparing the staff report, maybe. I don't know if he has any comments or questions. [0:26:57, 0:27:15]: Um I don't at this time. We do have the um currently I'm looking through we're looking through the uh development agreement. Um so we're pretty much comparing what the applicant wants versus um versus what they're changing. So that's what we're looking at um at this time. [0:27:21, 0:27:25]: Okay. Still Amy. Do you have anything else have anything else to say? [0:27:25, 0:27:27]: Thank you. All right, thank you. Thank you all. [0:27:30, 0:27:36]: Yes. Going to the back to my presentation. Now to the citizens. [0:27:36, 0:27:40]: Just yeah and then [0:27:50, 0:27:51]: Right here. [0:27:52, 0:27:58]: All right, are there any citizens who have any questions or comments would like to speak? Anyone? [0:27:59, 0:28:10]: And anyone listening um uh online from home, you may contact community development office um if you would like to have any questions or or comments. [0:28:13, 0:28:14]: Um [0:28:14, 0:28:27]: Upcoming public meetings. So we have a planning commission meeting on Thursday, June twenty sixth, um, beginning at six thirty, city council meeting Monday, July fourteenth, beginning at six o'clock. [0:28:28, 0:28:31]: And that's where this case will be discussed at those two meetings. [0:28:32, 0:28:40]: And uh the Planning Commission makes a recommendation and then the city council has a final vote on the case. [0:28:40, 0:28:53]: Uh the next CCIM meeting for anyone who's interested will be on Wednesday, July 9th, beginning at 6 o'clock PM, and that will be for any future uh zoning applications that we may receive. [0:28:56, 0:29:00]: Uh other business? Does anyone have any other business to discuss tonight? [0:29:08, 0:29:28]: Yes, hello. My name is Jarvis, uh intern here at the community development department. Um, other business, we have a community engagement survey. So here at the Stybridge Community Development Department, we're trying to really um bridge this gap between the citizens and our department. And so if you would, you know, fill out this QR code, um, we would really appreciate you taking the time to, you know, give a [0:29:28, 0:29:37]: A few feedback just about, you know, how we can better engage with our citizens and also just provide and contact information to get future updates from our department. Thank you. [0:29:41, 0:29:47]: Okay, that concludes tonight's C C I M meeting. Thank everyone for coming and listening. We're adjourned.