MINUTES OF THE AKTERSVIEPLAPNG COMMISSION The Cartersville Planning Commission met in a regularly scheduled meeting on Tuesday, March 13, 2024, at5:30 p.m. in the City Hall Council Chambers. CALLTO ORDER: 5:30 PM ROLL CALL Present: Absent: StaffMembers: Lamar Pendley, Anissa Cooley, Jay Milam, John Çlayton, Greg Culverhouse, and Fritz Dent Randy Mannino, Julia Drake, David Hardegree, Zack. Arnold Chairman Lamar Pendley stated to the audience that the Planhing Commission is ai recommending body only and that for all cases heard, recommendations would. be forwarded to the City"Council for consideration. Furthermore, the cases would be heard before Council at-the March 21,2024, and April 14,2024, City Çouncil Meeting. APPROVAL OF MINUTES 1. January 9, 2024, Meeting Minutes Board Member Dent made a motion to approve the minutes. Board Member Clayton seconded themotion. Motion carried. Vote: 4-0-1 with Board Member Culverhouse abstaining. Chairman Pendley made there would be a change in' the agenda and that Z24-02-496 Mission Road would be moved tot the front of the agenda due to al Board Member having to leave at 6:30 PM. ZONING 2. Z24-02: 496 Mission Road Applicant: Smith Douglas Homes David Hardegree, Planning and Development. Assistant Director, that all adjacent property owners had been notified and the property had properly been posted and advertised. Continuing, he gave an overview oft the zoning history stating in 2006, the property was rezoned from R-20 and L-I with conditions to P-D (Planned Development) for the construction of single-family housing in combination with commercial. Zoning was approved on 12/7/06. The commercial development was generally limited to Office-Commercial (O-C) allowed uses. The'approved commercial area was 19.47 acres. Conditions were also applicable to the residential The zoning conditions attached to the zoning approval in, 2006 are as follows and per Ordinance development, 80.61 acres. 80-06. 1) 2) Permitted: uses shall be limited to the O-C district uses as well as hardware store, dry cleaners, and retail package stores (liquor), as well as 0-C.district development Proposed development will consist ofa maximum of 191 residential lots. . standards. 3) 5) Proposed development shall have ai meghborboodswhmming, pool and clubhouse. Proposed.development shall consist ofa maximum residential and commercial acreage 4) Allresidential homes shall be ai minimum of1,800 heatedsquarejeet. 6) All residential lots shall be a minimum of10,000. square feet. as. shown on the proposed site plan. 7) All proposedcommercla buildings shall be ai minimum of 30% brick, stone, and/or stucco, 8) Developer agrees to provide 10feet ofo fadditional right-of-way beyond that which is necessaryfor projecti related improvements. In 2022, Smith Douglas Homes (SDH) began construction of Phase 1 which included (105) single family residential lots, (1) amenity lot, and (1) lot for a stormwatér pond. All but one (1) In 2023, SDH began construction of the infrastructure for Phase 2 and a portion of the residential lots. Total approved lots in Phase 2 is eighty-six (86). Total approved residential lots for both Moving forward, Mr. Hardegree stated- this application the current zoningapplication is to amend the zoning conditions of the commercial area oft the P-D. The applicant requests to convert 12.58 acres oft the commercial area to residential to construct 103 townhomes. The 12.58 acres is located along Mission Rd. between Silo Drive (Jackson Farm entrance) and the railroad tracks west of Silo Drive. The remaining commercial area, approx. 7 acres east ofSilo Phase 1 lot has been developed as oft the end of2023. phasès is one hundred ninety-one (191). Dr. along Mission Rd, will remain commercial. See concept plan and élevations included with the application. The proposed townhome development is shown with 109 total lots with 103 lots being developed for townhomes. The remaining lots will be common aréa lots. -Aj pool is proposed on the lot at the Silo Dr and Mission Rd intersection. Residentiall Lot summary: Phase 1 Lots- 105 Phase 2Lots- 86 Propgsed Townhomes- 103 Proposed Total Lots for. Jackson Farm -294 Two entrances are proposed- one on Mission Rd and One on Silo Dr. This solution may address department comments regarding development regulations requiring more than one entrance for The internal streets are designed to accommodate front entry townhomes (front facades and garages along streets) except for townhomes adjacent to Silo Dr, and Mission Rd. Townhomes Unit densities (units per acre or un/ac) are a consideration for any residential development. The table below includes the approximate unit densities along Mission Rd. from the DBD to Burnt Hickory Rd. developments over 1991 lots. facing these existing streets will have a covered front patio. Densities near the DBD range from 6.22 int the R-7 zoning district to the 2.16 un/ ac in. Jackson Farm. The townhome proposal is 8.66u un/ac. A significant increase over any-othepdevelopment density along this section oft the Mission,Rd corridor. Location or Subdivision DBDArea DBD. Area EstateLots- AG Zoning Category R-7 (min. 7,000sf/ lot) R-20 (min. -20,000sf/ lot) AG (Agriculture) Density- Tleoretical' 6.22, 2.18 0.12 (min. lot 5 acres). Total. ac = 42+1- 2.18 Density- Actual Estate Lot-R- 20 Reserve at Pettit Creek Jackson Farm Jakson Farm Townhomés- Proposéd, R-20 R-10 (min. 10,000 sf/lot) P-D(Designed as R-10) P-D- 0.05 1.25 2.16 8.66 12 (Per RA-12 zoning' district standard) f No details about bedroom counts have-been provided. Staffs' assumption is that the townhomes will be ai mix of (2) and (3) bedroom çonfigurations, This is sometimes a consideration by the school district to estimate student enrollment. Nol hardship is expected on the school district given that approx. 2,000 homes in Carter Grove will not be developed to the récent Technology Keith Lovell, City Attorney, stated the applicant would have 10 minutes for.their presentation. Each member oft the audience that chooses to speak will be given five (5)minutes and urge the audience not to repeat concerns that have already been addressed. Allquestions were to be District rezoning. directed to the Board Members andnot to members of the audience. Chairman Pendley opened thepublic hearing- Parks Huff, attorhey with Sams Larkin Huff &.Balli, LLP, located in,Marietta, GA., came forward to reprèsent the application and stated that all,units would be three bedroom, two bathrooms and there" would betwo exits,however'one oft the entrances will be gated and used- Karl Lutjens, 114 Old Mill Rd., came forward to give overviewofthehistol) ofthe plahs for only for emergency personnel. this area and further overviewed the proposed project. Don Johnson, 1258 Burht Hickory Rd, sfatedhe was the property owner and this land had been in his family for five geherations. Furthermore, he wishes to see growth in thearea and is very Paula Sparti, 48 Jackson Farm Rd., came forward to express her concern for the project and Board Member Dent made a motion to all Ms. Sparti an additional minute of speaking. Board Member Milam seconded the motion. Motion carried unanimously. Vote: 5-0 Ms. Sparti finished her overview of the flood zone areas and stated her report, that was provided to all board members, was to bè made a part of the official record. See Exhibit A. Edward Duke, 49 Westover Rd., came forward to state his disapproval of the project due to- traffic concerns without aj proper traffic study. Additionally, he asked that his handout with the Jennifer Rozelle, 42 Westover Rd., came forward and expressed her concern about the easement. Joy Peterson, 42 Jackson Farm Rd., came forward to ask questions about accountability, pleased with Smith Douglas Homes' reputation. reviewed her extensive research regarding the flood zone. outlined concerns were made aj part oft the official record. See Exhibit-B. drainage issues, propertytax impact, cost of the impact, etc. Victotia Federici, 48 Jackson Farm Rd., came forward to state that when she purchased her home in. June, she was informed by her real estate agent that nothing would be built on this property Sheila Hernandez, 38 Twelve Oaks Dr., came forward to inquire about the number of trees that will remain as, in her opinion, Smith Douglas Homes does not typically keep trees' on existing Mark Staples, 14 Twelve Oaks Dr., came forward to state that roads are very busy without an Ms. Sparti came forward to ask when the land was purchased and when the discussion started for and was no pleased with the idea ofher view being skewed by townhomes. properties. additional 200 homes. townhomes. Mr. Huff returned to the podium to address some ofthe concerns regarding: Flood Plain Requirements: They are. aware of the flood plain and will adhere to all Traffic: Residential has less-traffic than the current zoning of commercial could Buffers: There will be buffers and green space proposed in the project. Maintenance: Smith Douglas Homes will handle all maintenance concerns until the Disclosure: The property went under contract in September 2023 and unsure of when the requirements that the City and State have. potentially bring. Homeowners Association takes over. discussion started regarding townhomes. Board Member Culverhouse inquired about the covenants for the new project to whichMr. Huff Many Jackson Farm residents stated that they never received any indication ofwhat the covenants were and would like to have a copy of them to which Mr. Huff stated he could provide: stated that it would be the stândard Smith Douglas Homes covenants. * the Jackson Farm residents with acopy. Board Member Clayton left the meeting at 6:30PM. Board Member Fritz inquired if the Homeowners Association would be the same as Jackson Farm or would it be separate, to which Mr. Huff stated it would be separate. Mr. Lutjens returned to the podium to further discuss-the flood plain concerns. He stated there arerules-and regulations but that the stormwater would be separated from the existing.Jackson Farms single family homes'a and there would also be a flood mitigation.pond. Additionally, Bartow County has a traffic study, and a plan is inj place'to'address the traffic concerns. In closing, Mr. Lutjens reiterated the green space for the project would be a common Board Member Dent inquired, about lots 1-4 and if those units would rear facing Mission Rd and if.fencing would be provided. Mr. Lutjens stated that the front would face Mission Road and Boàrd MenheCarvehouegustioma additional parking availability, to which Mr. Lutjens stated the clubhouse would provide an additional 20-25 parking spots. Board Member Culverhouse suggested additional parking areas should be considered throughout the With no one else to speak for or against the application, the public hearing was closed. Board Member Dent made. ar motion to deny Z24-02. Board Member Cooley seconded the Mr. Lovell suggested a three-minute intermission to allow the crowd to disperse. area. those units would have rear entrance drives. development. motion. Motion cariedumanimously. Vote: 4-0 SPECIAL USE PERMIT 3. SU2402-173Leakes. Applicant: Josh McWhorter Mr. Hardegree stated that all adjacent property owners had' been notified and the property had Continuing, Mr. Hardegrée gavg an gverview ofthe application stating Josh McWhorter, applicant, requests the special use permit to construct an apartment behind an office ini the same building. In the DBD, a Special Use permit is required for apartments and condominiums, above, below, or properly been posted and advertised. behind commercial and office uses in the same building. Per Sec. 16.4.2, the following are specific Special Use Standards for apartments and coridominiums, above, below, or behind commercial and office uses in the same building: Minimum square footage of a (1) bedroom apartment- 600sf. 659sfprovided. Minimum parking spaces for the apartment- Two(2Required. Two(2)provided. Minimum parking spaces for the Office space,1441sf- Five (5) spaces required (3 spaces/ 1000sf). Min.s six(6)spaces provided between 123Leake St and 162W.Main St. See parking agreement for 162-W.Main.St All requirements can be met. Chairman Pendley opened the public hearing. questions from the board members. Josh McWhorter, 162 West Main St., came. forward to represent the application and to answer any Shane Kemp, 88 Glen Cove Dr., representative of Graphite Construction, came forwardtoe explain With no one else to come forward to speak for Qr against the application, the public-héaring was Board Member Culverhouse made a motion to, approve SU24-02. Board Member Milam the firewall between residential and commercial. closed. seconded the motion. Motion carried unanimously. Vote: 4-0 TEXT AMENDMENT 4. T24-02:Text Amendment to the Billboard ordinance, Sec. 20-29 Applicant: Tilley Outdoors, LLC. Mr. Hardegree stated this amendment would.permit the applicant to install static billboard at 520 The closest billboard to this proposed area is 120 S. Gilmer St to the north and near the Old S. Tennessee St. Alabama Rd bridge in Emerson to the south. The staffi is not opposed to the amendment. Chairman Pendley opened the public hearing. Bobby Walker, 15S. Public Sq., came forward to represent Tilley Outdoors, LLC. With no one else to speak for or against the text amendment, Chairman Pendley closed the public Board Member Dent made a motion to approve T24-02. Board Member Milam seconded the hearing. motion. Motion carried unanimously. Vote: 4-0 PRELIMINARY PLAT 5. - ZMA24-01 - Annual Zoning Map Amendment thel Planning Commission packet was sent out. Applicant: City ofCartersville Mr. Hardegree gave an overview of the annual zoning map amendment and the revisions since Board Member Culverhouse made ai motion to approve ZMA24-01. Board Member Cooley seconded the motion. Motion carried unanimously. Vote: 4-0 With no other business to discuss, Board Member Dent adjourned the meeting. Thei meeting adjourned at 7:38 PM. Date Approved: April 9, 2024. Lamar Pa Pèndley, Chairman h4