PAULDING COUNTY PLANNING COMMISSION MEETING January 28, 2025 The regular meeting of the Paulding County Planning Commission was held on January 28, 2025 in the Watson Government Administration Building. Planning Commission members in attendance were Chairman Jody Palmer; Ellis Astin; Sammy Callahan; Helene Fitzgerald; James Steele, Roger Leggett and Jacob Wix. Commissioner Chairman Tim Estes; Commissioner Keith Dunn; Commissioner Sandy Kaecher; Commissioner Dean Schneider; Commissioner Virginia Galloway and County Attorney, J. Jayson Phillips were present. Staff in attendance included Community Development Director, Ann Lippmann; Planning and Zoning Division Manager, Chris Robinson; Planning and Zoning Planning Tech, Leah Wilson; Department of Transportation Director, George Jones; Water and Sewer Department Director, Ray Wooten; Chief Trevor Hess and Deputy Rodney Schubert with the Paulding County Marshal Bureau. Planning Commission Chairman Jody Palmer called the meeting to order at 2:00 PM. and wishing everyone a Happy New Year. Mr. Palmer requested everyone turn off or silence any mobile devices. Chairman Palmer announced the consideration of minutes will be deferred to the end ofthe meeting; and explained this is a recommending body and any action taken today will be forwarded to the Board of Commissioners for final approval with the exception of the application for the city. of Hiram. The Paulding Board of Commissioners next meeting will be February 11, 2025 at 2:00 p.m. Applicant must be in attendance for consideration. Policy and Procedures state applicants and anyone speaking on behalf of the application will have fifteen (15) minutes to make their presentation and any opposition will also have fifteen minutes to present. The fifteen minutes are cumulative for each side. All comments are to be addressed to the Chairman. The first order of business is the election of officers, being the Chairman and Vice-Chairman for the 2025 Planning Commission. Ellis Astin made a motion for Jody Palmer to remain as the Chairman, seconded by Roger Leggett, Motion carries (6-0-1). FOR: Astin, Fitzgerald, Callahan, Leggett, Steele and Wix AGAINST: None ABSTAIN: Palmer James Steele motioned for Roger Leggett to remain as the Vice-Chairman, seconded by Sammy Callahan. Motion carries (5-0-2). FOR: Astin, Fitzgerald, Callahan, Steele and Wix AGAINST: None ABSTAIN: Palmer and Leggett. Minutes: Paulding County Planning Commission January 28, 2025 Page 1 of 8 2025-01-SPSA (Site Plan / Stipulation Amendment) Application by PULTE HOME COMPANY, LLC clo ADAM J. ROZEN requesting to revise previous approved site plan and stipulations of application 2020-13-Z to allow for the development of approximately 17.30 acres of R-55 (Active Adult Residential District) with 51 single-family detached homes. Property is located in Land Lot 321; District 3; Section 3; south of Graves Road and Cedarcrest Road at Cedarcrest Village Drive. POST 1. Mr. Robinson announced there have been no calls with questions or opposition to the application. Staff recommends APPROVAL of the applicant's request to amend and/or remove the submitted voluntary stipulations #9, #12, #13, #14, #16, #17, #18, #22 and #24. Adam Rozen, on behalf of Pulte Homes, shared additional presentation packet material outlining the stipulation and site plan amendment request, which included a letter from the Cedarcrest Village HOA in favor of the development as well as revised concept home elevations plans and pavilion layout. There was discussion between Planning Commission (Mr. Steele and Mr. Leggett), applicant and Pulte Homes representative Ross Ripple regarding design concept - specifically the five (5) bedroom layout design and whether the developer would agree to installing a bell-type alarm for the homes. With regard to the bell-type alarm, both Mr. Rozen and Mr. Ripple agreed to circle back as this type of alarm and product design would be determined through the plan review process. There was a brief discussion clarifying the modifications and/or removal of stipulations requests. No further questions from Planning Commission. Suppat/mpatcomments There was no one to speak on behalf ofthe application. Opposition/Imput/Comments There was one individual with concerns regarding the application. Michael (Ray) McCravy, HOA Vice-President, expressed his concern over obtaining the common property as referenced in stipulation #24. Sammy Callahan made a motion to APPROVE application 2025-01-SPSA with voluntary modified / removed stipulations #9, #12, #13, #14, #16, #17, #18, #22 and #24 as listed; and to include the addition of the bell-type heat sensor as a recommendation and to look at the home-siding material during plan review. To clarify, County Attorney Jayson Phillips asked Mr. Callahan if his motion was to include also the removal of the two home elevations (Lakecrest Prestige LC113 & LC114). Mr. Callahan affirmed. Minutes: Paulding County Planning Commission January 28, 2025 Page 2 of8 Voluntary Stipulations 8. Owner/Developer agrees the minimum lot width at the building line to be 60-foot, 50 foot for curves and cul-de-sac lots. 9. Owner/Developer agrees to a minimum dwelling size of 1,800-t02,400 1,600 square feet. 10. Owner/Developer agrees to offset front architecture. 11. Owner/Developer agrees to the requirement for front porches with a minimum size of 4 feet deep and 61 feet wide. 12. OwnerDeveleperagresvindowsareregptretgahlesmeimgstreet: 13. Owner/Developer agrees to the following home requirements: combination fronts with brick, stone, siding, shakes and cedar with at least two required. Never siding and shakes without either brick or stone accents. Siding to include board and batten. 14. Owner/Developer agrees to a minimum 3 2-bedroom, 2 bath floor plans 15. Owner/Developer agrees to two (2) car garages (mandatory). 16. OwmerDewelaperagreeathamevalsenllaaaisasPimtelays-delams. 17. Owner/Deyeloper agrees the architecture and look of the homes will be very similar to those revised renderings shown in the phetes-attached in Exhibit A. 18. Owner/Developer agrees to build a 28'by-602 20' X 26' pavilion with walking trails around the central garden area. 19. Owner/Developer to install sidewalks on both sides of the street and tying into the pavilion, walking path and garden area. 20. Owner/Developer agrees to a 35' perimeter buffer whereas the rear setback is the common line of said buffer. 21. Owner/Developer agrees that upon completion of construction in the new development, the Owner/Developer at their expense will freshly pave Cedarcrest Village Drive and Cedarcrest Village Way to restore them to County engineering specifications including any needed repair of curbing and storm drains. During the time of construction and until completion, the Owner/Developer will keep these roads in good condition free of potholes and break-ups in pavement. 22. Owner/Developer must not use any water that goes through the existing Cedar Crest Village master water meter and will not connect to it. All wet utilities for the new development, including sewer and water, streellights,Eas-and-eleetrielty must be separate from the existing Cedar Crest Village and with separate invoicing, payments and accounts. 23. Owner/Developer agrees to a landscaping plan or standards for the new development will be similar to the landscaping of the existing Cedar Crest Village. 24. Owner/Developer will not request a Land Disturbance Permit for the New Development unless the following parcels are owned by the Cedar Crest Village Minutes: Paulding County Planning Commission January 28, 2025 Page 3 of 8 HOA, they are free of liens, 2019 / current property taxes paid, and the Declarant rights for Cedar Crest Village are released to the Cedar Crest Village HOA. Parcel ID Numbers: 031.2.2.032.0000, 031.2.2.061.0000, 032.1.1.26.0000, 032.1.1.48.0000 and 031.2.2.033.0000 and 032.1.1.027.0000. 25. Owner/Developer agrees to install a landscaped buffer along the border with Binkley (or successors) property located at 4478 Cedarcrest Road. 26. Additional Stipulation: Owner/Developer agrees to remove home elevation plans (Prestige LC 113 & LC 114) from submitted renderings (Exhibit A). 27. Owner/Developer agrees to consider the use of Fire Alarm Bell Type Heat Sensors for the residential dwellings. Seconded by Ellis Astin. Motion carried. (4-2-1). FOR: Astin, Callahan, Steele and Wix AGAINST: Fitzgerald and Leggett ABSTAIN: Palmer The recommendations will be forwarded for consideration to the Paulding Board of Commissioners' meeting on February 11, 2025 at 2:00 PM. Applicant and/or applicant' S agent must be present for consideration. 2025-01-Z (CoH) Application by TRATON, LLCr requesting to rezone 30.56 acres of] R-2 (Suburban Residential District) to R-55 (Active Adult Residential District) for the development of approximately 120-residential single-family and townhomes with a variance request to reduce the side setback from eight (8) feet to five (5) feet. Property is located in Land Lots 473-475; District 2; Section 3; located east of. Jimmy Lee Smith Pkwy, south of Pace Road. Within the city limits of Hiram. POST 3. Mr. Robinson stated staff received calls with general questions regarding the application, no noted opposition. Staff recommends denial, however, should the Hiram City Council choose to approve the rezoning, staff recommends eleven (11) stipulations excluding the proposed variance request. Kevin Moore, on behalf of Traton Homes, restated the intended rezoning proposal to develop 85 detached, single-family homes and 30 townhomes as depicted on the revised submitted site plan. Mr. Moore mentioned although the Future Land Use designates this particular area as commercial, the property seems more viable as a transitional-residential property for the older growing population as it is in close proximity to medial facilities and retail. Additionally, Mr. Moore and his client are agreeable to the recommendations by staff and states the proposal meets with the city ofHiram's R- 55 (Active Adult Residential District) zoning. With regard to the variance requests, Chairman Palmer inquired about the request for the reduction of the side setback as well as the front setback for concerns of! potential fire hazard; and, should the variances be denied, would Traton still develop the property. Minutes: Paulding County Planning Commission January 28, 2025 Page 4 of8 Mr. Moore expressed, even without a favorable outcome regarding the variances, the development proposal is still a good product. There was discussion between Planning Commission and Mr. Moore as to whether the developer would agree to installing a bell-type alarm within the residences, site distance & access along Pace Road and Old Mill Road, drainage between the structures and whether the townhome concept could be removed altogether. Mr. Moore stated he would like to work with the city regarding the alarm. As to the removal oft the townhomes altogether, Mr. Moore mentioned he would certainly look into the issue however proclaimed the townhome product does very well with this specific age group. Mr. Wix inquired whether Traton Homes is fixed on the proposed R-55 zoning or if denied, would they then pursue an R-2 zoning. Mr. Moore stated Traton' s intention has been to only develop the property as R-55. No further questions from Planning Commission. Supper/lpmlComments There was no one to speak on behalf of the application. OppalielapcCommets There was one individual with comments and concerns regarding the application. Dakota Crider, a resident, expressed his main concerns of increased traffic on an already curvy Pace Road. Mr. Crider provided the Planning Commission with a petition in opposition of this proposed rezoning. Mr. Crider also believes even though the rezoning proposal is for an R-55, it will cause an increased burden to the school district. Chairman Palmer asked Mr. Wix to define what information is warranted for a student yield study and how the school board collects data to help identify the needs of students in surrounding residential areas. Mr. Wix also did state at this time there is not enough impact to warrant a student yield study report. Mr. Moore returned to the lectern for a brief rebuttal. No further questions from Planning Commission. Ellis Astin made a motion to DENY application 2025-01-Z (CoH), seconded by Helene Fitzgerald. Motion carries (4-2-1). DENY: Astin, Fitzgerald, Callahan and Steele AGAINST: Leggett and Wix ABSTAIN: Palmer The recommendation will be forwarded for consideration to the city of Hiram for dispensation. Minutes: Paulding County Planning Commission January 28, 2025 Page 5 of 8 Chris Robinson asked to have the next two coinciding items could be read together and voted on separately be the Planning Commission. Chairman Palmer agreed. 2025-02-Z: Application by HAVEN DALLAS 1.LLCrequesting to rezone approximately 1.747 acres from R-2 (Suburban Residential District) to B-2 (Highway Business District) with subsequent Special Use Permit (2025-01-SUP) for a proposed self-storage facility. Property is located in Land Lot 878; District 2; Section 3; on the east side of Villa Rica Hwy. POST 3. 2025-01-SUP: Application by HAVEN DALLAS 1,LLC, requesting a Special Use Permit on 1.747 acres of the aforementioned proposed B-2 (Business Highway District) rezoning of a self-storage facility. Property is located in Land Lot 878; District 2; Section 3; on the east side ofVilla Rica Hwy. POST3. Mr. Robinson stated staff recommends approval of both applications with six (6) recommended stipulations for each. Staff did not receive any calls with questions or in opposition. Kevin Moore, on behalf ofl Haven Dallas, LLC, informed the Planning Commission the larger portion to the north ofthe proposed request was rezoned prior in 2022 and his client would like to complete the development by including the 1.747 acre lot. Mr. Moore also agrees this request is in keeping with the future land use map of the surrounding area and is amenable to the recommendations by staff. James Steele inquired if Mr. Moore has reached out to GDOT in regard to access. Mr. Moore stated they have been in discussion and will continue to work with GDOT to resolve any issues. Smpper/mputComments There was no one to speak on behalf oft the application. Ompsitiolmpurcommens There was one individual with concerns or questions to the application. Jim Newport, adjacent business owner and resident, voiced his concerns there is already a self- storage facility in close proximity; he really doesn't want to see another, along with a tire business and barbeque store, There was a brief discussion between staff and Planning Commission as to buffer requirements in a commercial area with abutting residential. No further questions from Planning Commission. Roger Leggett motioned to APPROVE application 2025-02-Z with the six (6) listed stipulations: 1. Owner/Developer agrees no billboard signs will located/permitted for the site/property. 2. Owner/Developer agrees access to the development shall be determined during the plan review process. Minutes: Paulding County Planning Commission January 28, 2025 Page 6 of 8 3. Owner/Developer agrees to provide a traffic memo for the development and coordinate with Paulding County DOT on methodology and parameters of the study. 4. Owner/Deyeloper agrees that access along SR 61 will be coordinated and approved by Georgia Department of' Transportation. 5. Owner/Developer shall provide and maintain inter-parcel access to adjacent properties and maintain a connecting frontage road. 6. Owner/Developer shall coordinate site design and set back all future improvements to accommodate widening along SR 61 (GDOT Project NH000- 0018-01(059) as per plans if available prior to development. Seconded by Helene Fitzgerald. Motion carries (6-0-1). FOR: Astin, Fitzgerald, Callahan, Leggett, Wix, Steele AGAINST: None ABSTAIN: Palmer Roger Leggett motioned to APPROVE application 2025-01-SUP with the six (6) listed stipulations: 1. Owner/Developer agrees the proposed development of the site will coincide with the submitted rezoning plan dated August 8, 2024. 2. Owner/Developer agrees to no rental parking spaces. 3. Owner/Developer shall submit detailed landscaping plans prepared by a registered design professional for entrances, amenity, and required buffer areas for review/approval by the Planning and Zoning Division during the Plan Review Process. 4. Owner/Developer agrees the self-storage buildings will be screened from Villa Rica Highway with minimum 40 ft. landscaped buffer. (to be included in landscape plan) 5. Owner/Developer agrees the hours of operation for the self-storage facility will be from 7:00 am to 8:00 pm, Sunday through Saturday. 6. Owner/Developer agrees the proposed retail and self-storage buildings are subject to the Corridor Overlay District. Seconded by Ellis Astin. Motion carries (6-0-1). FOR: Astin, Fitzgerald, Callahan, Leggett, Wix, Steele AGAINST: None Minutes: Paulding County Planning Commission January 28, 2025 Page 7 of8 ABSTAIN: Palmer The recommendations will be forwarded for consideration to the Paulding Board of Commissioners' meeting on February 11, 2025 at 2:00 PM. Applicant and/or applicant' S agent must be present for consideration. Approval of Minutes James Steele made a motion to adopt the meeting minutes with edits correcting the vote on application 2024-12-SUP from November 19, 2024; seconded by Helene Fitzgerald. Motion carried. (6-0-1). FOR: Astin, Fitzgerald, Callahan, Steele and Wix AGAINST:: None ABSTAIN: Palmer There being no further business, a motion to adjourn was made by James Steele; seconded by Helene Fitzgerald. Motion carries (6-0-1). FOR: Astin, Fitzgerald, Callahan, Leggett, Wix, Steele AGAINST: None ABSTAIN: Palmer The meeting adjourned at 3:46 PM. aoppal Jody/Palmer, Chairman Roger Leggett, 1C airman Minutes: Paulding County Planning Commission January 28, 2025 Page 8 of8