Jackson County Administration Building Auditorium 67 Athens Street Jefferson, Georgia. June 22, :00 P.M.

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1 JACKSON COUNTY PLANNING COMMISSION Minutes Jackson County Administration Building Auditorium 67 Athens Street Jefferson, Georgia June 22, :00 P.M. Members Present Marty Clark Vice-Chairman Steve Wittry Nick Bledsoe David Ayers Member Absent Jeff Perry - Chairman Staff Present Gina Roy Director Toni Harvey Senior Planner Kathy Holloway Zoning Coordinator Marty Clark, Vice-Chairman, called the meeting to order at 6:00 pm. David Ayers opened in prayer. Nick Bledsoe made the motion to approve the minutes from April 27, 2017 Planning Commission Meeting and was duly seconded by Steve Wittry. The motion passed unanimously. Gina Roy noted there will be a July 27, 2017 Planning Commission Meeting. Furthermore, Gina Roy read the public hearing procedures and noted they are located on the table by the door. New Business 1. CC JCDB Properties, LLC, Hwy. 124, Jefferson, GA; acres; change conditions of rezone. (Map 105/Parcel 005) Toni Harvey gave the staff report. The applicant was represented by Adam Caskey, 1894 Tobey Road, Atlanta, GA On May 16, 2016, per case number RZ-16-07, the property was rezoned from A-2 to R-3 for a master planned development, subject to sixteen conditions. The applicant is requesting two changes to the RZ zoning conditions. Condition #12 of RZ states minimum lot size shall be 8,712 square feet (1/5 acre). The applicant is proposing to change the minimum lot size to 6,000 square feet from 1/5 acre or 8,712 square feet. This change is requested to improve the marketability of the residences. In addition to the requested change, the applicant also proposes to add a condition that 1

2 would establish minimum lot width to 45 ft. While lot size was discussed throughout the original rezoning process through setbacks and square footage, a minimum lot width was not established. Staff recommends the rezone conditions to be revised as follows: 1) Access shall be shared between the proposed parcel and the parent parcel as shown in the concept plan provided as part of this rezoning request. Staff recommends no changes to this condition. 2) Sidewalks shall be shared between the proposed parcel and the parent parcel as described in the West Jackson Overlay as required by the Jackson County Unified Development Code. Staff recommends no changes to this condition. 3) Detention facility shall be shared between the proposed parcel and the parent parcel. Staff recommends no changes to this condition. 4) Intersection improvements on Highway 124 must be completed prior to the Final Plat of the first phase of construction. The upgrades must be approved by GDOT prior to the issuance of a land disturbance permit. Staff recommends no changes to this condition. 5) The project shall comply with the West Jackson Overlay as required by the Jackson County Unified Development Code. Staff recommends no changes to this condition. 6) The community will adopt covenants and restrictions, prior to the final platting of the first phase of development, that designates the community as an Active Adult/55 or older community and establish policies and procedures to such effect. Staff recommends no changes to this condition. 7) Residences shall be constructed of masonry siding, brick, and/or stone. Staff recommends no changes to this condition. 8) Development shall be limited to single family homes only. Staff recommends no changes to this condition. 9) A minimum of one tree unit shall be planted in the front yard of each lot. Staff recommends no changes to this condition. 10) A minimum of 20% shall be dedicated to open space and amenity areas. Staff recommends no changes to this condition. 11) Minimum setbacks from each property line shall be 7.5 feet from each side, 20 feet from the rear and 20 feet from the front as defined in the Jackson County Unified Development Code. Staff recommends no changes to this condition. 12) Minimum lot size shall be 8,712 square feet (1/5 acre). Staff recommends the condition to be reworded to state: Minimum lot size shall be 6,000 square feet. 13) The residential development may have one entrance sign at each intersection on Highway 124, in addition to the commercial development signs. A minimum of 200 feet separation between the commercial development sign and the residential development sign. Staff recommends no changes to this condition. 14) Amenity area must be constructed during the first phase of construction. Staff recommends no changes to this condition. 15) Upgrade street sign post. Staff recommends no changes to this condition. 16) Amenity Buildings/Accessory Buildings shall be constructed of masonry siding, brick, and/or stone. Staff recommends no changes to this condition. Staff recommends the addition of the following condition: 17) Minimum lot width shall be 45 feet. Then, there was discussion between staff and the board. Adam Caskey, attorney for the applicant, 1894 Tobey Road, Atlanta, GA was present to represent this case. In follow-up studies for the marketability of this 55+ community development, the message came across very clear that this type of development wanted smaller yards and more green space than they contemplated. This request in reduction of lot size yields additional green space, but not lots. Part of the backyard will be cut off which basically means there will be space between the homes for walking trails with less yard to maintain. The change in minimum lot size to 6,000 sq. ft. and the additional request to establish a minimum lot width of 45 ft. will help to ensure that this development is a success. Then, there was discussion between the applicant and the board. questions, or a motion. Then, there was discussion between the board and staff. Furthermore, Nick Bledsoe made a motion to approve the change in conditions with staff recommendations as follows: 1) Access shall be shared between the proposed parcel and the parent parcel as shown in the concept plan provided as part of this rezoning request. 2) Sidewalks shall be shared 2

3 between the proposed parcel and the parent parcel as described in the West Jackson Overlay as required by the Jackson County Unified Development Code. 3) Detention facility shall be shared between the proposed parcel and the parent parcel. 4) Intersection improvements on Highway 124 must be completed prior to the Final Plat of the first phase of construction. The upgrades must be approved by GDOT prior to the issuance of a land disturbance permit. 5) The project shall comply with the West Jackson Overlay as required by the Jackson County Unified Development Code. 6) The community will adopt covenants and restrictions, prior to the final platting of the first phase of development, that designates the community as an Active Adult/55 or older community and establish policies and procedures to such effect. 7) Residences shall be constructed of masonry siding, brick, and/or stone. 8) Development shall be limited to single family homes only. 9) A minimum of one tree unit shall be planted in the front yard of each lot. 10) A minimum of 20% shall be dedicated to open space and amenity areas. 11) Minimum setbacks from each property line shall be 7.5 feet from each side, 20 feet from the rear and 20 feet from the front as defined in the Jackson County Unified Development Code. 12) Minimum lot size shall be 6,000 square feet. 13) The residential development may have one entrance sign at each intersection on Highway 124, in addition to the commercial development signs. A minimum of 200 feet separation between the commercial development sign and the residential development sign. 14) Amenity area must be constructed during the first phase of construction. 15) Upgrade street sign post. 16) Amenity Buildings/Accessory Buildings shall be constructed of masonry siding, brick, and/or stone. 17) Minimum lot width shall be 45 feet. The motion was seconded by Steve Wittry. The change in conditions was approved by Nick Bledsoe, Steve Wittry, and David Ayers. (3-0) 2. SU Sandra Owen, 1510 Skelton Rd., Hoschton, GA; acres; special use for dog training. (Map 104/Parcel 031F) Toni Harvey gave the staff report. The applicant is requesting approval of a special use to hold dog obedience and training classes on her property. The applicant hopes to help dogs become obedient pets, assist in training dogs to become therapy dogs, strengthen the skills of competition dogs, and help Veterans train their dogs to become therapy, emotional support animals, or service dogs. Training will be held in the existing 1200 sq. ft. building and will typically run less than an hour. Staff recommends approval of this special use application. Sandra Owen, 1510 Skelton Rd., Hoschton, GA was present to represent this case. Ms. Owen, owner of the Alexanderhof Training Academy, is seeking a special use permit to provide dog obedience training at her residence. Ms. Owen s is an experienced instructor including, therapy dog, AKC, and UKC evaluator. Also, Ms. Owen has over twenty years of experience training canines, including several years training police K-9 and their law enforcement handlers in obedience, protection, and tracking. She has worked with many breeds of dogs through different stages from a puppy to an adult dog. The dog obedience classes will be available to the general public for all breeds and mix breed dogs. Handlers/dog owners will be training with their dogs. Ms. Owens has no plans to kennel dogs or keep dogs and train them for the owner. Also, she plans to build another 1200 sq. ft. building that would allow equipment to be stored inside. This will be a part-time job for Ms. Owens. Class sizes would be limited to a maximum of six to eight handlers, allowing every student to receive individual attention. Classes typically run less than an hour and would begin after 9 a.m. and be completed no later than 9 p.m. Furthermore, there was discussion between the applicant and the board. Ms. Owens noted to the board that the property has a lot of area for parking. Also, dogs will either be inside the 1200 sq. ft. building or contained within a fenced in area. 3

4 questions, or a motion. Then, there was discussion between the board and staff regarding the parking requirements. Staff noted the parking requirements will be shown on the development plans during the development process. Furthermore, Steve Wittry made a motion to approve the special use for dog training and was seconded by David Ayers. The special use was approved by Steve Wittry, David Ayers, and Nick Bledsoe. (3-0) 3. SU Ridgeline Property Group, 6275 Hwy. 53, Braselton, GA; acres; special use for square footage increase of industrial building within West Jackson Overlay District. (Map 118/Parcel 042) Toni Harvey gave the staff report. The applicant is requesting a special use for square footage increase of an industrial building within the West Jackson Overlay District. The West Jackson Overlay District ordinance in the Unified Development Code, Section 512b, states that new non-residential buildings may not exceed 150,000 gross square feet in ground floor area unless approved by the Board of Commissioners as a special use approval. Also, the Jackson County Comprehensive Plan, besides maintaining consistency, is to minimize water quality impacts. According to Chapter 2, #17, of the Comprehensive Plan, the location and intensity of development should be sited so as to minimize the negative effects of that development on water quality. Staff feels that with a proposed building of this size, the comprehensive plan would not support varying from the 75 foot stream buffer needed based on the hydrology on the subject tract. According to the applicant s letter of intent, their intent is to construct a 1,081,280 square foot modern logistics facility which meets current market standards for a direct to consumer warehouse/distribution center. The applicant notes that modern logistics centers require larger footprints for economy of product storage and efficiency of product delivery, allowing tenants to consolidate their product under one roof. The applicant notes that the building façade will be broken via reveals, color blocking, office storefronts, and landscaping reducing the perceived size. Staff recommends denial of this special use application. Then, there was discussion between staff and the board. Rose Leypoldt of Ridgeline Property Group, 3353 Peachtree Rd. NE/Ste. M-15, Atlanta, GA was present to represent this case. Ms. Leypoldt noted that Ridgeline Property Group researched the market areas and analyzed which area(s) would be best suited for the proposed development and the I-85 sector was the most favorable. Also, the acre site is accessible via Highway 53 on the east and via an access easement, Braselton Parkway on the South. The subject property has been zoned General Industrial for many years. They propose to build a 1,081,280 square foot modern logistics facility for a direct to consumer warehouse/distribution center on the acre tract. Adjacent properties along Braselton Parkway have similarly sized buildings and are zoned Manufacturing-Distribution in the Town of Braselton. Braselton Parkway and Hwy. 53 has improved infrastructure to accommodate future development. The traffic study (generated by Kimley Horn) confirms that traffic volumes associated with the proposed building square footage can be accommodated. Also, large scale modern logistics centers allow tenants to consolidate their product under one roof. Consolidation provides greater efficiency regarding product shipping and receiving. Then, there was discussion between the applicant and the board. The board had concerns regarding traffic concerns in an already congested area; building over a stream; and Jackson County not having a strong labor force. questions, or a motion. 4

5 Furthermore, Steve Wittry made a motion to deny the special use for square footage increase of an industrial building within the West Jackson Overlay District and was seconded by David Ayers. The motion was denied by Steve Wittry, David Ayers, and Nick Bledsoe. (3-0) 4. SU Ridgeline Property Group, 6275 Hwy. 53, Braselton, GA; acres; special use for concrete tilt construction of industrial building within West Jackson Overlay District. (Map 118/Parcel 042) Toni Harvey gave the staff report. The applicant is requesting a special use for concrete tilt construction of an industrial building within the West Jackson Overlay District. The West Jackson Overlay District Ordinance in the Unified Development Code, Section 512(k)(2)(a)(4), states tilt/architectural pre-cast concrete is permitted by special use approval from the Board of Commissioners with a design plan consistent with the surrounding development and area. According to the applicant s letter of intent, their intent is to construct a 1,081,280 sq. ft. modern logistics facility which meets current market standards for a direct to consumer warehouse/distribution center (based on SU-17-03). The applicant feels that nearby industrial facilities are constructed with the requested concrete tilt walls, but these nearby facilities are within the Town of Braselton s jurisdiction. Jackson County would not have been the jurisdiction that allowed that type of construction. Staff feels that constructing a facility of this size utilizing masonry, metal, stucco or other commercial type materials is not economically viable. Thus, staff recommends denial of this special use application. Then, there was discussion between staff and the board. Rose Leypoldt of Ridgeline Property Group, 3353 Peachtree Rd. NE/Ste. M-15, Atlanta, GA was present to represent this case. Ms. Leypoldt noted that Ridgeline Property Group researched the market areas and analyzed which area(s) would be best suited for the proposed development and the I-85 sector was the most favorable. Also, the acre site is accessible via Highway 53 on the east and via an access easement, Braselton Parkway on the South. The subject property has been zoned General Industrial for many years. They propose to build a 1,081,280 square foot modern logistics facility for a direct to consumer warehouse/distribution center on the acre tract. Adjacent properties along Braselton Parkway have similarly sized buildings and are zoned Manufacturing-Distribution in the Town of Braselton. Braselton Parkway and Hwy. 53 has improved infrastructure to accommodate future development. The traffic study (generated by Kimley Horn) confirms that traffic volumes associated with the proposed building square footage can be accommodated. Also, large scale modern logistics centers allow tenants to consolidate their product under one roof. Consolidation provides greater efficiency regarding product shipping and receiving. Modern logistics facilities are primarily constructed with concrete tilt-up walls due to the following reasons: a) Tilt walls provide increased durability and security against adverse weather conditions. b) The thermal mass of concrete saves energy and operational dollars. c) Continuous footings used in tilt-up construction cost less and less time consuming. d) Tilt-up construction adds inherent structural integrity at a lower cost by using reinforced beams integral to the wall rather than masonry construction. e) The majority of the tilt-up process is performed on the ground resulting in a safer work environment and an increase in work productivity. Then, there was discussion between the applicant and the board. The board had concerns regarding traffic concerns in an already congested area; building over a stream; and Jackson County not having a strong labor force. questions, or a motion. Furthermore, Steve Wittry made a motion to deny the special use for concrete tilt construction of an industrial building within the West Jackson Overlay District and was seconded by Nick Bledsoe. The special use was denied by Steve Wittry, David Ayers, and Nick Bledsoe. (3-0) 5

6 Meeting Adjourned at 6:40 p.m. Jeff Perry, Chairman Date 6