I like to call the October 1st meeting of the City of John's Creek Planning Commission to order. At this time, I'd like to ask everyone to please silence or turn off your cell phones. The Planning Commission is a recommending body to the Mayor and City Council and we follow guidelines and conjunction with the public hearing to assist in formulating a recommendation. Copies that Planning Commission procedures and staff reports are available at the entrance to the chamber. Following the agenda, the presiding officer will call cases for public hearing. First, the presiding officer shall recognize planning staff to present the case and recommendations. We will then open the public hearing. The applicant shall receive a time period of 10 minutes to present their case. Concurrent variances are granted 10 minutes each. The time is kept by planning staff. The applicant may choose to use their entire allotment or reserve a portion of their time for a bottle. Any member of the hearing body upon recognition by the presiding officer may ask questions of the applicant or agent of the application. The period of questions from the Planning Commission is not deducted from the applicant's time period. Opposition is granted in equal time period per application to present data, evidence, and opinions. The city is not obligated to provide the full time period to opponents if they elect not to use their time, and the opposition is not granted a rebuttal period. Any member of the hearing body upon recognition by the presiding officer may ask questions of any person giving public comment. After completing this process, the presiding officer may ask questions of any person giving public comment. After completing this process, the presiding officer will indicate the public hearing is closed. Upon closing the public hearing, the planning commission can no longer be addressed by the applicant or the opposition. The planning commission will ask questions of city staff at this time. Once all questions have been asked and addressed, the presiding officer will call for a motion and a properly seconded call for a vote. The presiding officer will then state the vote and recommendation for the record. The first item of new business is approval of the meeting minutes from September 10th of 2024. Is there a motion of approval submitted or to amend them? Mr. Chairman, I asked that we approve the minutes as presented. Second. Motion by Commissioner Jackson, seconded by Commissioner Katzen to approve the minutes as submitted. All in favor? No opposed, I will abstain, having not attended the meeting, the motion passes. First item of new business is land use petition RZ240006 and concurrent variants VC 240004. Good evening. My name is Shane Howard, planner two, the case planner on this case. Our first case is located at 5150 Abbott's Bridge Road. It is approximately 0.87 acres. The applicant is requesting a rezone from agricultural district to our four single family dwelling district. The applicant is proposing a single family detached residential subdivision with two lots at a density of 2.29 units per acre with one concurrent variance to eliminate the 10% common open space requirement. The location it fronts on Abbott's bridge road right here. It is bounded by the estates at John's Creek apartments to the north Abbott's coves subdivision to the east and west and Abbott's bridge road to the west. The site is zone A.G.1 currently and it is currently vacant. It was previously improved with the two story residential building that was demolished earlier this year. There are currently two curb cuts off of Abbott's Bridge Road and the site slopes downwork from the west towards the east. The applicant is proposing two lots with a minimum lot area of 17,000 square feet, a minimum heated floor area of 3500 square feet, access will be provided by a single right in, right out curb cut, 40 foot landscape strip along Abbott's Bridge Road, and the applicant has proposed individual undergar on stormwater facilities to manage stormwater runoff reduction on each slide. The applicant is proposing a two story single family detached home with the side entry three car garage for both homes, it will be a modern architectural style and the exterior building materials will consist of brick veneer and glass. Okay, we'll go through the rezoning requirements for suitability with nearby land uses. The adjacent and nearby residential uses maintain higher densities with smaller lot sizes. So the proposed use of the density of 2.29 units per acre is suitable for this area. The subject property with the proposed density of 2.29 units per acre, a minimum lock size of 17,000 square feet, is consistent with surrounding residential communities. Therefore, the proposed development will not adversely affect existing use or usability of surrounding properties. The proposal is expected to generate 40 daily trips, including five trips during morning peak hour and three trips during evening peak hour. Fullton County Public Works has confirmed adequate water and sewer capacity is available to service the proposed development. Fulton County School Board does not provide comments for residential developments with fewer than five units. So the proposed development will not cause excessive or burdensome use of existing streets, transportation facilities, utilities, or schools. The consistency with the Comprehensive Plan is located in the John's Creek North Community area. The Comprehensive Plan's future land use map indicates residential three units or lists for the subject property. With the density at 2.29 units per acre, the proposed align with the comprehensive plan division of new infill housing developments being limited to single family detach homes at three units per acre. So the proposal as requested will be in conformity with the policy and intent of the comprehensive plan for John's Creek. on the ground. Other considerations? We have no other conditions giving support for approval or this approval of the proposal. Environmental impacts. The environmental site analysis indicates that the site does not contain any environmentally sensitive features. The applicant is proposing a flow well on each lot to comply with the city's storm water and run off reduction requirements for the proposed development. Now we will talk about the concurrent variance. The applicant is requesting a variance to eliminate the common open space requirement. Section 12.E.3.8.1 of the zoning ordinance requires 3.4 zone, three R-4 zone properties to have a minimum of 10% of the subject property designated as common open space. Intent of the common open space requirement is to enhance the overall quality of life and foster a sense of community. For vision of common open space is typically for a multi-lot residential subdivision and not specifically intended for a too lot development. Although a separate common open space area would not be created, each lot individually would have over 25% open space in the rear yard. The variance request if granted would be in harmony with the general proposed, the general purpose and incentive of the zoning coordinates. Overall staff recommends approval with conditions of rezoning 2, 4-006, varying it-2, 4-004. Now I will turn it over to the applicant. Thank you, Miss Howard. So at this time we're going to open the public hearing and if the applicant would like to come forward, anyone who comes forward at microphone, if you please state your name and address for the record. Hello. Good evening. My name is Sean Dunani and she practically covered everything there is to know about this development. And it's for the most part, straightforward. It's at 510-0 Abbott's bridge. One thing she didn't mention is the fact that we have been in touch with the neighborhood that's directly adjacent behind us, because they are right-butting upright against us. So they had some concerns about defenses that were down, which we have already cleared out. So we have taken that into consideration. I think another thing that they were highly concerned about was the noise while we would be constructing. So we have kind of spoken to them and we're like, I've given them a personal number and everything like that. To kind of stay in touch with them just to make sure, cuz this is two homes. It's gonna be fairly quick to build. It's not gonna take forever to do that, but at the same time, we have to be very conscious because they are living there. This is not like during construction. This is for them as post-construction. So that's one thing that we are staying in touch and are doing everything we can to, especially the four houses that are right behind us. But everything else is straightforward. I know we have to meet the architectural requirements, which is gonna happen later during the building part of that phase. And that's pretty much it. If there's any other questions or objections? We may have some questions for you here in a few minutes. Would you like to reserve the balance of your time in case there's anyone who will speak in opposition? Okay, thank you, Mr. Denonni. If there's anyone here to speak in opposition, if you'd like to come forward. Seeing no one, Mr. Denonni, if there's anything else you'd like to say, again, we may have some questions for you here in a minute. But in that case, we will officially close the public hearing. Thank you. We'll start with Commissioner Horton to have any questions. Okay, I have a couple questions for the applicant, please. Sorry, we may just sit down and get here. Can you tell me a little bit more about these independent storm water retention? The flow well systems. So at the moment, we're still working with the City of John's Creek to see exactly what those stormwater management systems would be because we do do neighborhood developments as well. So we are used to stormwater detention ponds and other systems as needed. So we would work with engineers as needed to make sure that we would meet the requirements that John's Creek has set. But we don't know exactly what they will require or what those runoff reductions would be. the for the two homes, there is no stone water management required, but the strutoff reduction is required. So at the time of land disturbance requirement, they'll have to provide calculations which will be reviewed by our land development division to see what the calculations are in the runoff reduction. Okay, and they won't get their land disturbance permit until they have satisfied whatever the requirements are that you have. Yes, Thank you. Okay. Second question. Can you tell me, I think I know that I want to hear you tell me why eliminate the 10% common area? Well, normally the lots, like I think that requirement, at least from my understanding, is for neighborhoods to make sure there's enough common area space for exactly for being able to have common area for the neighborhood. But because we're at 17,000 square foot of each lot, that's much bigger than almost 0.4 acres, there's ample space for common area for each lot. Plus we're technically not a neighborhood, it's individual lots. But there is definitely enough space for swimming pool, there's enough space, there's side yard back yard, you know, front yard obviously. And it's gonna be fenced in all around the front of Abbott's bridge as well. So just for safety purposes. And we're also gonna get it in. So all of that's gonna be there. So there's gonna be ample common area space. Okay. A couple more questions from that. So because there isn't going to be that common area then are you anticipating with two homes there being an HOA? So we've actually went back and forth about it and I think I'm going to reach out to John's Creek as well. This is John's Creek to talk about that because the shared drive is also another concern is who's going to maintain that. And then of course the landscape buffer as well because let's say we do sprinkler system who's going to pay for that. So we have to determine that during I guess the land disturbance permit and also doing construction part of it on our end. But most likely we're thinking if not an HOA, at least some kind of agreement between the two lots saying hey look if there is some kind let's say there is a crack right down the middle or whatever the case might be there has to be some kind of a shared responsibility because there is a little bit of common there's a shared lot in the middle there's some shared responsibility so there's a good chance there could be an HOA at least at a small level. All right. And whether you do that or not is really it's not for us to say what is for us to to figure out is if there's a common drive and a gate how is that going to be maintained so that we don't end up with cars backed up on the road and all that so can we look at that? Yep, I'm the map and I just want to look at that one more time I'm guessing it doesn't go backward oh And I realized with two homes you're probably not gonna have 10 cars coming in at one time That's unless someone's having a party, right? Right, yeah, I mean we have, I mean if I would give you a mic, we'd be talking. Yeah, that's fine. We have done individual lots before with their home driveway, and that's always been a concern. But good thing about this is we have enough ample driveway space where people come in. It's not like it would be like naming off with that to like getting into the lot. They would be able to put at least two cars before they even reach the gate. All right, where's your, I'm not seeing where the gate's going. Is it up where the T where you're going? So right over here, the gate would probably end up somewhere in this little area right there. Okay. So you have roughly two car lengths before you would be encroaching into a street or anywhere close to it. At least that's the plan. And this is a concept plan. I think that's also been addressed is we are going to be like, when we do have the architectural plans being able to back out here You are not going to be backing out this way. There's no way so you would have to have some way of backing out this way So you can go straight out this way There's no way of like that that was all of that has to be thought on we've done that in the past before for single lots and That that's definitely considered during the building development. And the entire the entirety of that access road is private meaning the homes are responsible for it. There's no part of that that's public. Yeah it's not a road it's a driveway. It's a driveway. Understood but so everything is private and whatever that responsibility is to maintain how they maintain it that will be decided one way to do it. Okay. Again, I just would want to make sure that whatever you're doing keep in mind the electric goes out the gate doesn't open or the gate's broken. Somebody's got to be in charge of that. Absolutely. No, I understand that. Thanks. Good questions, for sure. Any questions? Sure. Yeah, No good questions. For sure. Any questions? Sure. Yeah, a few questions. So what's the plan for the school bus would go inside? Take a turn inside by the gate. I will just be. Oh. That is something I think we would have to discuss with the school board and see how they would do it. Normally it would have to be probably going... I mean, I'm not exactly sure. This is a private driveway. So it's not a road. So the blue bus would be standing outside. Outside, right? The XL lanes, probably. Depending on their plan, I mean, I don't know. But whenever the new residences have come in or a subdivision comes in, they look at their overall plan of pickup and the bus stands or bus stops and then they communicate with the residents. And how wide is the drive like is it? It's proposed to be 20 feet total, so it's going to be two cars. Two cars will be able to go back. Go back to side by side. Would it have enough space for the, you know, like, fire trucks and emergency vehicles to go back in and turn around, come back? Yeah, that's definitely one thing that is. It's definitely that definitely has to happen. That's the purpose of the hammerhead requirement. And then for the, I know you mentioned that the residents on the back for houses, they have concerns on privacy. What are the steps, what's your plan to mediate that? They're privacy side of it type because I think two or three of the neighbors already have a privacy fence but we want our site to have privacy fence as well. So we're going to do that because there's an easement that runs down the middle of the two lots. I mean our site and their neighborhood. So we want to create a privacy fence on our site as well and that's going to create more but also landscaping buffers as well. Have they also talked about the, like, prophecy from the lighting perspective, like how the lights would go in the back, right? There is not going to be any besides the home itself at the moment, at least not. We're not going to create any, like, major floodlights or anything like that, or any kind of lamps or anything like that towards the backside of course. This ought to have. Sure. Mr. Jackson, any questions? Yes, sir. Price range. Above a million. We don't know the exact. Okay. The reason I ask is we dealt with this a few months ago off of state bridge where the homes could be a million homes behind it were 354,000 they're concerned about their taxes going up obviously with the comps So that's a concern. Yeah, right, but you know We've been through that in the past before and I mean I can I'm sure you guys know this it doesn't exactly work That way it does not work that way where they don't just you know, but I mean I I'm sure you guys know this. It doesn't exactly work that way. It does not work that way where they don't just, you know. But I mean, I can explain that here, but if someone wanted to have that product, I could come and surprise you haven't received that. No. OK. Yeah, and I actually mentioned that at the last meeting as well. And no, that was never a concern for anyone. You mentioned the noise. I mean, the trade off there is there's nothing there now. There's nothing there now. I mean, they're bigger concern was the fact that they lost. I mean, now they have like sunshine, like no other. And that was one big concern, but we can't do anything about that at the moment. So I have a question and it'll get into the flow well. Sure. Abbots moving forward. How much is it going to take of that property? This property, this development right now has no right of identification because it has already occurred with the expansion of Abbots Bridge Road. My concern with that is when I walk the property and I talk to some of the neighbors, you know, the property goes down. You've got two neighbors to your northwest, you've got two to the northeast and two to the southeast. You've got really six. And the way it flows, when I'm talking to a flow well, the water would come, any drainage would come from the two upper houses down below, and then two houses your tomato building would flow down to the four houses below. Correct. Does the flow well take care of something like that? The flow well in terms of run of reduction will be the equivalent of the first inch of rainfall associated with the impervious coverage of the building. So you're accounting for patios, driveways, the roof line, the footprint of the building. That would be all accounted for in terms of the calculation of the size and again, they've got to prove that before they get LDP. Yes, sir. So it will have the data in place in terms of the actual demand of impervious coverage. And then it's arithmetic in terms of how you determine the capacity size and what you need. So that would be all counted for as part of the review. And I can answer a little bit of that too because I understand engineering fairly well. So it flows downhill. That's not how it's going to ultimately be. We're going to have to bring in a lot of dirt to make that stable loss. So what we're going to do is do both basement lots. So they're all going to stabilize at a flat level when it comes to average road. They are going to have slight slope going down, but eventually they will flatten out. So when we do the runoff reduction, we are going to push it to the right. We're going to push it to the right, I mean to the left and in the middle of the lots. So what is going to do is going to have a catch basin on one side to the right side, as well as on the bottom left, the bottom right, as well as the middle portions of that, as well as catch it up the flow wells. So we do that, especially when it's areas like this, where we have issues with runoff. And this is not only for the neighborhoods behind it, of course it's for that, but it's also for water getting into the homes as well. We've seen that happen quite often, where, you know, especially when the land goes downhill, I think I had these conversations with the city when the previous one was trying to develop their house, the way they were designing it, it wasn't going to work that well, because everything was just raised five feet, even though the land itself sits 12 feet below. It doesn't work, so. And I think the privacy fence works to your advantage because there is no uniformity in the privacy fences that are there, some are dilapidated. Sure. I will tell you, I talked to probably 12 or 13 people who stopped me and nobody said anything negative they were looking forward to it. I appreciate that. Yep. I have no questions. No questions? No. Most of the questions I had good evening have been answered. I'm glad that you're going to address the issue of the HOA because you know when I saw this I thought okay too home somebody's got to be responsible. We just have a saying in business or I did when there's not clarity there's it creates confusion and conflict. So I would urge you to get things with an HOA figured out before you get too far down the path, because if you don't have that clearly outlined, that can create issues. We did talk about bus stops, et cetera. One question I have is knowing that area because my daughter went school down the street there, near Abbott's Bridge Elementary, et cetera. That road gets pretty busy in the morning. I know you're doing a right turn only, laying if I understand it correct. Is there going to be any ability for people to get out of their left? Because I mean, human behavior is even if you tell people go right, people do what they're going to do. And that road gets pretty busy. Is there going to be any signage that says there's a median? Yeah, there's really no way to turn it. There's a meeting. There's a meeting. I didn't realize there was a meeting. I couldn't tell on that. There's no way to get in. By the way, I'm not a traffic expert, but I read that for two homes there's going to be like 40 daily trips. I think it's 40 weekly. I saw that too. I was going, these people are very busy. They must not be living in the home. They're like driving in an out all day. There's 40 daily trips. 40 days a week. OK, I just was curious about that, because I was like, 40 really? All right, that's all the questions I have. Thank you very much. Mr. Caz, any questions? Yes, thank you, Chairman. Question about who was notified on this? Was Roberts Proper properties notified? So I believe the city of Johns Creek did all the notifications when they did the rezoning. Staff, you know, Roberts properties was notified. Roberts properties who own Addison Place and etc. Any comments from them? No. Okay. Question, staff and applicant. On the north property line, there is a very nice stand of pine trees. Tall, mature pine trees. Not that they're the greatest contributor to our environment, but they do. Are you going to be able to keep those? I'm looking at the TOPO on the survey. They're in a place where you're not going to have to take them down. So, right, we actually were working on this last week. So, there is between this little bunch right here, there is, I want to say one or two trees are dead. So we have to remove that anyways, but we have to get rid of this section right over here, but we are keeping everything else because we're going to have to the way this grades down is all the waterfalls from this top portion all the way down and it kind of stabilizes right here and then flows down this. I'm talking about a long addison place. I said the north property. The north property line is what I said. That's the north side, right? Up. Right up here? Yeah. Yeah, we're keeping all of that. Fantastic. All of that. Yep. That's what I was kind of pointing at because that's technically a little bit on the north side. I apologize. I thought you were over on the east. Oh, no. It's the east. Oh, no, I'm sorry. Yeah, the circle's a little large. It's right on this north side right here. We're gonna have to take these, this bunch right here in the mid, I'm gonna check a few more, a little bit better. But right in that section, we will take that out. But none of those are specimen trees, but that's it. Yeah, it's obviously a point. I think nothing that's bordering that other side at all, so we're gonna keep all of that. Every tree you say will help on runoff? Correct. Cause it'll hold water. And I just, all I can do is encourage you to go with pervious pavers on your drive. Sure. Sure possible. You mentioned a screen fence, is that going to be a visual screen fence? Or is it gonna be a typical black picket fence? Are you talking about for the- On 120. For the permanent fence? Yes. It's going to be a aluminum or steel fence. That's the smart knowledge. No, it's not wood at all. Very good. They want it to be steel or aluminum. And then- Pants and just sorry to interrupt, but that's condition number seven in our stuff. I'm sorry I read over that. And then the imagery, the architecture you had shown, is that real or is that just- So it is very, very close, but it's not our exact imagery, but we are very, very close, but it's not our exact imagery, but we are very, very close to that. Especially the way that it's going to be very, very close. That's the approach your design team takes. Correct. Oh, fantastic. And then my last question is the drive and trash pickup. Sorry, it's kind of a boring part of this, but are you, do you expect the residents to bring the containers up to 120 Abbots Bridge Road or will the trucks be coming in and doing a hammerhead turn? I don't believe they come in, but that would be a question for, I don't believe they will come into a private drive. I don't believe they come in but that would be a question for I don't believe they will come into a private drive. I don't believe they will. They would have to grab it from the street. Which I believe they do. Yeah, I see lots of things. I see lots of the trash cans on the street. Just thinking of the visual environment of 120 in John's Creek of on 120 having containers out on the street. We can set it in the H way you have to put it back within the sir. That would be awesome if you can consider doing that. I mean, those are conditions we can put in there and of course the city can enforce it. Great. That's all thank you. Thank you for Commissioner Catson. Thank you, Mr. Denonning. Sure. Captain thank you Mr. Denonning. I'd like to make a motion that we recommend approval of RZ24006 and concurrent variants of PC24004. I second. We have a motion second and by commissioner non with staff recommendations. Stipulation commissioner non. Yes. Motion with staff recommendations has been second and by Commissioner Nahn. All in favor? Motion passes 7-0. Thank you, Mr. De Nahn. It's going to be a beautiful development. I'll say thank you. Next item on the agenda is RG24-00 which is RZ-24-007 with the special use permit, SUP-24-002. The subject property is located at 11350 John's Creek Parkway. It is our approved medley development site, and the acreage is 41.71 acres. The existing zoning is TC--X, Town Center, mixed use district, and there is no change in the proposed zoning, so it will remain as Tc-X, Town Center, mixed use district. The request is to change the conditions to allow for a 175 room, six story, 75 foot tall hotel building at Medley, which is a mixed-use development with a special use permit to exceed the maximum height limit of 60 feet in the TCX zoning district. The subject property, which is highlighted on your screen here in red, is located in the southeast quadrant of the intersection of Meganes Ferry Road and John's Creek Parkway. It is bounded by Meganes Ferry Road to the north and one a zoned parcel which is Boston Scientific site to the east, which is, I should show you, right here, this is the Boston Scientific site. Lakefield drive to the south and John Screek parkway to the west. Midlay John Screek mixed use development was approved for TCX town centre mixed use district conditional zoning by council on December 12, 2022, pursuant to RZ-22-008. On the screen here is the ordinance that was approved, which is, I'm don't expect you to read, it's four pages. And it was approved with 23 conditions, with condition number one, limiting the use of the property to 750 multi-family units, 137 for sale town home units, 200,000 square feet of commercial use and 110,000 square feet of office use. This is the site plan that was approved and the applicant is coming back and requesting that this was in purple here was the site for the entertainment use and they're requesting to change it to a hotel use and we'll go through those requirements. So the site plan that you just saw on the previous slide shows the approved medley development consisting of commercial and office space, fee simple town homes and luxury multi-family units. So let me go back quickly just as a refresher to show. So this is the entry, this is John's Creek Parkway. You enter from here, this is the main bullet ward. You have the existing four-story building which will be converted to offices and ground for retail with development in the plaza and the retail here. This is the apartment building. Here is the second apartment building. And then these are the town homes and the retail here. This is the apartment building. Here is the second apartment building. And then these are the town homes, the general layout. So as I mentioned before, this would be the entertainment use that was proposed and approved before. And this is the site of the hotel building. The applicant seeks to replace the approved 60,000 square feet entertainment space with a 175 room, six stories, 75 foot tall hotel building within associated 5,000 square feet of restaurant space and 8,000 square feet of meeting and event spaces. There are no changes requested to the type of number of residential units in this rezoning. The total required parking with the change in this use is 2336 spaces per section 12.3.4 of the town's enter code. The applicant intends to provide a total of 2599 parking spaces which is a net increase of 104 parking spaces across the development in the form of surface parking lots, parking decks, podium parking on street parking, which stays as proposed in the previous rezoning or previously approved plan. As mentioned, all other previously approved amenities and improvements remain unaltered by this proposal, which is the open space, streetscape, side access and roadway improvements, pedestrian connectivity, bicycle parking, electric vehicle parking, eco measurements, stormwater management. So everything that was approved in 2022 stays and will be carried over with the conditions. If the proposed modification to medley development is approved, all applicable conditions from the previously approved rezoning would be carried over. Next we'll look at the elevation. This is the front elevation of the hotel building, Fassad, which would be constructed primarily of brick manure, hard cots, tucco and glass, building massing, orientation, varying heights, exterior building materials, and colors, and architectural elements like canopies and balconies would provide for considerable variation in the building facade. The proposed hotel building is shown not to exceed four stories or 60 feet on the facade fronting the centralized plaza area, which is this is the centralized plaza area, which is this is the centralized plaza area and I have more renderings showing that. The hotel building exceeds the maximum allowable height limits on the two sides and the rear of the building requiring a special use permit in accordance with section 12A 4.7 of the town Centre Code. These are the hotel renderings that were provided and so the first two are the front plaza view which you see the four stories and then this is the side view and the bottom right corner is the rear view which is the parking lot side of the hotel building. Next we'll take a look at the zoning criteria, the seven zoning criteria, suitability with nearby land uses. The town center vision and plan and town center code has identified the subject property as an appropriate site for a mixed use development including a hotel. Proposed hotel would be suitable at this location and would complement the mixture of uses in the medley development and other adjacent and nearby existing commercial service, retail and office uses. And this is the chart that was provided in the staff report as well. Impact to existing uses, the proposed development would not adversely affect the user usability of adjacent or nearby property, but would enhance and complement existing office, commercial and residential uses found in the area. It would provide luxury short-term lodging for corporate staff and visitors on business or recreational related trips to the surrounding area. The proposed hotel would be replacing the previously approved 60,000 square feet of entertainment space and would have a positive impact to traffic noise and aesthetics of the area. The property appears to have a reasonable economic use as currently zoned. Number four impacts on infrastructure. The proposed hotel is projected to generate 460 fewer daily trips, 25 additional morning peak hour trips and 14 fewer evening peak hour trips, then the previously approved 60,000 square feet of entertainment space. Staff is carrying over existing conditions regarding roadway and operational improvements for the development. The current zoning conditions would mitigate any potential adverse traffic impacts associated with the overall medley development and alleviate the excessive or burdens and use of the existing streets, transportation facilities and utilities. Consistency with the comp plan. The subject property is located in the Tech Park community area and the Innovation Hub mixed use flex score, neighborhood as defined in the Town Centre of Vision and Plan. The future land use map designates the site as a high intensity mixed use area. The proposed hotel would align with the comprehensive plan vision to redevelop tech park into live for-play destination with rich amenities, restaurants and events without negatively impacting surrounding residential neighborhoods. The Townsender vision and plan envisions creating meaningful mixed-use development office in retail with complimentary open space connecting the site to civic core. The Medley hotel is proposed would be in conformity with the policy and intent of both the comprehensive plan and town center of vision and plan. Other considerations. The existing site was approved for 60,000 square feet of entertainment use as part of the Medley development on December 12, 2022. The proposed hotel is planned at this location of the entertainment space as shown on the site plan and would complement the overall mix of uses to be included in the development, giving supporting grounds for approval with conditions of this proposal. And lastly, the environmental impacts, the site does not contain any environmental sensitive features. The proposed use would not present environmentally adverse impacts to the area. No additional changes to the approved swamwater detention facility, biorotention areas, planters, infiltration techniques, and eco-friendly and sustainable design measures are required to meet the city's stormwater and town center overlay regulations at full build-out. Next we'll take a look at the Special Use Permanent Review. The first one is consistency with the comprehensive land use plan and economic development revitalization plans. The proposed land use for a hotel would be consistent with the vision and policy of both the comprehensive plan and the strategic economic development plan 2016-2021. The proposed development would contribute to the economic benefit of the city that supporting the increase in height of the hotel building. The comprehensive plan promotes the mix of uses in the Tech Park and Town Centre area. of the strategic economic development plan, acknowledges unmet need of hotels and meeting space in the city and encourages to identify potential sites for hotels and associated meeting space as an asset to the city. Next criteria is compatibility with land users and zoning districts. All three existing hotels located in the town center area, which is Hampton Inn, Hilton Garden Inn, and Hyde Place, are five stories in Hyde. The applicant's proposed four-story building Hyde of the hotel in the front and six stories on the two sides and the rear facades, falls within the average height of the existing hotel buildings. The proposed height of the hotel, when taking into consideration of the topography between the plaza and the parking lot, where it will be located, would be consistent with similar developments in the vicinity of the property. Violation of local state or federal statutes, ordinances and regulations, proposed development does not appear to be in violation of local state and or federal statutes, ordinances and regulations. Proposed development does not appear to be in violation of local state and or federal statutes, ordinances or regulations governing land development. The city is unaware of any adverse impacts associated with the proposed development to local land development regulations. Effect on traffic flow, vehicular and pedestrian along a joining streets. The proposed hotel is expected to generate 460 fewer daily trips, 25 additional trips during morning pick hour and 14 fewer trips during evening pick hour. Therefore, the proposed increase in building height would not have negative impact on the traffic. The parking spaces, we've already covered this, applicant is proposing a total of 2,599 parking spaces, which is exceed covered this, applicant is proposing a total of 2,599 parking spaces, which is exceeding the required parking space number. And there will be ample parking to support all uses planned for this development. A amount of location of open space, the open space plan that was approved in 2022, providing amenity and civic spaces remains unchanged from the original approved zoning. And the protective screening, one of the key aspects of a mixed use development is to have a mixture of complementing land uses in close proximity to each other, to promote optimal land planning with greater efficiency of shared services and amenities. The mixture of uses and building types forms, the applicable building landscape and no protective screening would be required for the hotel building. Proposed hotel will be operational with staff and on-site security measures 24 hours per day. All lighting improvements would require review for compliance with section 4.9, which is the night sky ordinance of the city's zoning ordinance. And the ingress and the egress to the property will remain as proposed in originally approved site plan. Therefore staff recommends approval with conditions of lane use petition RZ-24-007 and the special use permit, SUP-24-002. Thank you. Thank you, Ms. Agarwal. At this time, we'll open the public hearing for this petition. Just a reminder, anyone who comes forward to speak, if you please state your name and address for the record, the applicant can come forward. Thank you, Rushi. Chairman, members of the Planning Commission, my name is Mark Toro. I reside at 210 North Esplanade, Alfredo, Georgia. We're here tonight to make pivot at Medley, as you recall, through Rushi's presentation two years ago, almost two years ago, we stood before this board and presented Medley as an opportunity to create a there here in Johns Creek, to expand on the city's vision for the town center vision and plan, and have made tremendous headway in that process. We've been very busy over the last two years. I'm going to share with you what the progress we've made. But I think the overarching theme here is that we're seeking to replace what was contemplated to be an entertainment use with the hospitality use. And our ethos is one of hospitality. For those of you who have visited Aval to see that we have to see that we have to see that we have to see that we have to see that we have to see that we have to see that we have to see that we have to see that we have to see that we have to see that we have to see that we have to see that we have to see that we have to see that we have to see that we have to see that we have to see exchange human energy and we've done that successfully at Avlon and colony square and Atlantic station of others. But one of the key components for have on success is the hotel at Avlon. That project as you may recall was a public private partnership with the city of Alfredo where they sought to create the Alfredo conference center. Recognizing there was a dearth of meeting space in the region. In fact, at the time, the Greater North Fulton Chamber of Commerce had to go to Buckhead to have their gala, because there was no place to meet in North Fulton. Since then, we've been, the hotel specifically has been a resounding success, and has injected new heads and beds every night and brought new energy to the property. So we'll talk a little bit about the switch from entertainment to hospitality, but that's generally the theme of our proposal here. So before we get into the specific proposal, a little bit of history, you all I see a lot of familiar faces. Was every commissioner seated last time? A couple of new faces. Mr. Jackson is for you. Yeah, I think I see at least one new face. The history of the town's intervention and plan I think is now well known within the city of Johns Creek, the city to its credit years ago began the conversation of creating a, I'll call it a downtown for a better word. And went through the process in 2018, created the comprehensive plan and 21 adopted the town center plan, the overlay, then we applied for the TCX rezoning, which was a new zoning designation, is that correct? And I think we're the only ones who applied and currently hold it. And the zoning was approved on December 12th, 2022. The idea is, again, is to create there here. You know, we talk a lot to retailers and other potential users about what can be created here. You know, we talk a lot to retailers and other potential users about what can be created here. The advantage we have here in John's Creek that we didn't have in Alfreda was that there was no precedent. You know, we could describe it. It was like describing a sunset to a blind person because none of us knew what it was going to be like. We now know, we now understand that mixing these uses in relatively high density for relative to what has been experienced here in the past is something that's attractive. And you can see all the things that we intend to bring with us to create John's Creek's third place. So it's back to lighting and music and ballet and concierge and all of those things that are more hospitality than real estate. And it's something we've sought to perfect over the last decade. There have been a lot of learning opportunities at Avalon. I now live and work at Avalon. And it's every day we see things that we will be doing differently. There's most of them nuanced, but every day we see things we'll be doing differently. We've been spending the last two years busy. We've signed probably almost 25 retail leases, one of which is with a boutique grocer who will show remain unnamed, but I'll allow anybody to speculate if they like. It's interesting the NDAs that we signed with retailers, some of them, and this is now public knowledge, but when we opened Apple at Avalon, the lease said you cannot publicize it until the day we opened. And we did, but it was pretty widely known. So you see there are a number of tenants that we've signed leases with, there are six or seven more that are not represented there. Relatively heavy on F&B in the early stages. We're now getting traction with soft goods retailers. We've signed a lease with high country outfitters, which is my favorite retailer at Avalon. And we have a number of other soft goods retailers and service providers that will sort of round out the lineup. And the idea is to essentially swap entertainment for hospitality. So you see everything else remains the same. And the idea is to locate the hotel. And if you envision, if you've been Avlon and stood in the plaza, then you see beyond the fountain is regal. And at Medley, where regal is located, the analog would be, that's where the hotel will be. So it's actually a great swap. We wish we had had it at Avalon. We don't get given where entertainment is gone and where movie theaters and cinemas are the future of that use is. But things change in the commercial world. I think you all have seen this site, probably seen this aerial dozens of times. This is the parking lot at full build out. The building, the large building in state farm has now been demolished. One point I left out, a very important point, we closed on the land earlier this year. We're well underway with building permit review. We're out to bid. Our plan is to start construction, clearly by year end. We have a groundbreaking date in some time in November. It's a little bit flexible at the moment. But we are head down, headed for a closing, headed to start construction to open in the fall of 2026. There, I think Rishi mentioned that the reduction in trips with a hotel given the peak hour characteristics. You've seen the site plan before. The hotel will be located there, which is where the 60,000 square foot entertainment you were located previously. And you've seen the renderings. This is actually an updated rendering from that which you saw earlier. The changes are very minor. But you see that the building presents as four stories 60 feet on the plaza and because of the change in grade, 75 feet, six stories on the backside. The first floor on the plaza side is actually a two-story, two-level story. And that's all we've got. Any questions? We may have some questions for you here at a few minutes, Mr. Torra. Would anyone else like to come speak in support of the application? Any questions? We may have some questions for you here at a few minutes, Mr. Torra. Would anyone else like to come speak in support of the application? No. It's a new one here to speak in opposition to the application. Perfect. So in that case, Mr. Torra, if you've got something else you'd like to say otherwise again, we may have some questions for you here in a few minutes. We're hearing some questions. That's great. In that case we'll close the public hearing and we'll start with Commissioner Cazin if you'd like to have any questions for staff or for the applicant. Chairman no questions. No questions. Commissioner Holst? Yes. Hi. Good evening. So I was here a couple of questions, etc. Being an old hotelier, it's nice to see that you're looking at a hotel. The major questions I had were around the issue of why, which I think you did a very effective job of explaining why you're converting from an entertainment center to a hotel. One thing that I would ask you is that with the three hotels that are in the city of John's Creek, we've always felt the need to have more convention space here to draw in travelers, just like, and I think you're going to have about 8,000 square feet potentially. I'll call it 5 to 8,000, potentially as much as 10,000. So what actually determined the size of the hotel? because I've done a number of meetings and Galas at Medley, or not at Avon, at the Marriott at Avon, and the size of that hotel in the space is obviously significantly bigger when you're trying to do events. Now, the difference over there is you do have three hotels here that kind of butt up against the Townsender project. But what really drives the size is at the height restriction, or is it just the foot size of the hotel? Yeah, it's really the demand. You know, we don't see building, you know, the hotel level is 330 rooms. Yeah, starting out at 270 rooms and it kept growing. The conference center there because the city participated, as you may recall, they funded $25.9 million to the construction of the conference center and then fund $500,000 a year in marketing expense. So the ability to build that Machine to drive rooms drive drive room demand drove up the the room count and it's an ADR in occupancy Have never haven't I mean they came out of the block white hot and haven't stopped. Let me let up. So what we see here, you may be in the business, you may know Linda Wilson with key advisors. One of the handful of consultants in the region who does a great job of picking apart all of the groups, the types of demands, smurfs and groups and military and sports and I mean I know enough to be dangerous. But you know what I've learned about the hotel business, it's a business, it's not real estate. It's all about operations. So her advice is that 150 to 175 room sort of sweet spot. We're in the process of interviewing. We have nine operators on our short list who are adept at that box. You know, there are Jim Stormman who is a dear friend. I was my partner at the hotel at Avalan, who I'm sure you know, is a big box guy. So he's not probably a candidate for this, but there are a number of others, sure many of them, you know, that operate in this space. Right. Yeah, the only reason I asked that is because, you know, when we built lots of hotels up here, and I was involved in them in this area because I worked one of the largest chains and when we did I mean we found that up here a lot of the demand that was up here in Alpharetta John's Creek didn't just come from Alpharetta John's Creek it came from everywhere else in fact we were building one hotel in Alpharetta and had impact issues from Roswell because Roswell was pushing demand all the way up here because they didn't have enough inventory there. So that's why I asked these questions. Yeah, I mean the three hotels that were built around Havilland after the hotel Havilland are all getting people that we walk from hotel at Havilland. A lot of them. All right, well those are all the questions I had. Thank you very much. Thank you. Wish you're not. I just wanted to say one of you know it was concernable the scale when I first read six stories but I have to compliment your team for understanding that the plaza side has to be you know certain stories and it's very elegantly done so thank you for keeping that in mind. No other questions? Thank you. Yeah, I have no specific questions, but I think it's a great concept. Changing the purpose, having been to the hotel at Avalon a number of times for events and how it integrates with the space, seems to make a lot of sense to me. Commissioner Jackson. Thank you. Before the meeting I was talking to director Song. I was fortunate enough to be part of the first iteration of our town center master plan. And one of the things we talked about a lot was hotel. It didn't come to fruition as this came about. So I'm glad to see it and also being in the hotel space and staffing hotels across the country. I also think Avalon was one of these things where it became if we build it they will come. I think the same thing's gonna happen here. I really do. I'm excited about this. I mean I really am. I went and sat there like a fool where the hotel's gonna be last week and just sat there and stared and you know read through all of this and pictured my mind. I was excited about it. We're still in. We do it a lot. Yeah. Yeah. You said there where it's going to be. I'm glad to see it. I wrote like 14 questions, but I think most of them are for you guys outside of this that revolve around the hotel, not the hotel's departments in the town homes that doesn't affect this. But I did have a question about our firefighters because I know that firefighters have certain equipment and training for certain levels. So being that this goes above our normal level or our firefighters, equipped, training wise to handle this as well as do we have the equipment for it? Yes, we do have the appropriate apparatus to deal with all of the taller buildings. You just don't get to see many of them because we don't have it. But we do have the capabilities. Okay, and I'll leave the other questions for you guys when we get a chance. Thank you. My government is thank you so much for this. And we are really looking forward to have a hotel there. That's really neat, that space. And no further questions. Thank you. Thank you. Come here short. OK. I have a couple of questions more for staff. When we're switching from 60,000 square foot of entertainment to a hotel I want to check on fire to make sure that they've Assessed it because it's a different need. I'm not just talking the equipment. I'm talking the ability to Effectively protect and serve that asset and the people in it. It's different when it's a hotel than when you just go and there are during the day or evening and then everybody goes home. So has the fire department looked at this and assessed? Yes, every rezoning or special dues permit application goes to the fire department. So far Marshall has looked at it and most of their comments come during the disturbance permit phase of the details of the things but they usually look at the axis which none of that has changed. You know the accessibility of the hotel and the entrances and exit so they didn't have any concerns about it. Okay great and then along those same lines serving a hotel with water and sewer is different than serving an entertainment area of 60,000 square feet. So have we looked at that and is that? The application, we received comments from our Fulton County water and sewer divisions and they did not have any concerns. They will just have to meet and the plan already has in place tapping those water and sewer lines. So I'll just add to that, Folk and County is working on sort of like a comprehensive plan related to water, providing enough water, capacity and so forth. And so they're working on their sort of future plan. And they're aware of, Medley, they're aware of other users in the area, especially like Alcon who have the users of water as well. So they definitely are aware of, they're keeping everything in mind and they're planning towards the future to ensure that there's enough capacity here. Okay, okay, very good. Thank you. Mark, thank you again for coming to the final lesson. I'm glad to see that Fadoz is on there because it's one of the other places. Here's the sacrifice. Yes, I played. Yeah, I think we have one more question from Commissioner Cahman. I can. Please. A quick question. Will the hotel be? Will the design team be going towards lead or bream? Any sustainable certification? I don't know. We haven't. We haven't even got there yet. Oh, thank you. certification. I don't know. We haven't got there yet. Thank you. Sir, motion. I'll make a motion that you approve. Applied use position, RZ, that's 2, 4, that's 0, 0, 7 with a supplemental, that's 2, 4, that's 0, 0, 0, 2. I'll second it. Would you like to stipulate that with staff recommendations? With staff recommendations, thank you. Second. Okay. So we have a motion by Commissioner Holst for approval of RZ240007 and SUP240002. Seconded by Commissioner Carmelow on favor. I drink. I push and pass the seven to zero. Thank you. Thank you. Thank you. We look forward to seeing favor. I grant the aye. Pushing passes seven to zero. Thank you. Mr. Toro. Thank you. We look forward to seeing it coming out of the ground. Yeah. Next item on the agenda, excuse me. Next item on the agenda is new business A24002, zoning ordinance text amendment. Good evening, planning commissioners. This is a rarity that I get an opportunity to present before you. But happy to do so tonight, especially with this zoning ordinance text amendment. It's a council initiated amendment to the zoning ordinance. This is related to the possibility of allowing for limited outdoor storage for on commercially owned properties using the administrative permit process. The amendment, if approved, is proposed to be a one year pilot program commencing on November 1st. This is based upon discussions through work sessions with council. They wanted to see does this program work, how well does it work, does it actually serve the needs of our commercial entities from more of a retail setting in our shopping centers. So in terms of background, so the city does prohibit outdoor storage, it's for certain exceptions. But it was to maintain a certain appearance, certain pristine and clear appearance for shopping centers. Zoning ordinance already allows for permanent accessory structure opportunity. Now they just have to meet all those building permit requirements, the building materials requirements. But it's more of a financial economic issue as to if you're a tenant would you build a permanent structure? Probably not. If you're a landlord would you build a permanent structure just for the purpose of storage? Likely not. So we do see that there is an opportunity and a concern that we have to address related to some aspect of outdoor storage. So whether evolving needs, it has been brought to the attention of council that a solution was required. Staff reviewed ordinances from adjacent nearby jurisdictions. Everyone takes a different sort of method to sort of the madness if you want to call that. Some would apply various stipulations, process requirements, maybe a special use permit or other sort of permitting mechanism. In our case, we're proposing the administrative permit process. But one thing that's common throughout all the jurisdictions is related to restrictions on placement, location on the property, setbacks and height. So for more analysis, we do, again, mention or recommend the limited outdoor storage option. The administrative permit, the administrative permit could be done in multiple ways. It could be done through a building permit or it could be a standalone permit in itself. And so it will grant a temporary outdoor storage option in lieu of a permanent accessory structure. And again, it will be a one year pilot program if it was to be approved. And these are the following recommendations. What we would recommend is revising the outdoor storage definition. Read this out, the keeping outdoors of any goods, materials, merchandise equipment, or vehicles. Except vehicles related to a permitted use on the property, because again, there are different businesses that have their vehicles on site. And the same place for more than 24 hours, permitted outdoor storage. She'll only apply the portable moving or storage containers by obtaining administrative permit for limited outdoor storage. And we want it to be very specific. When we talk about storage containers, we're talking about those pods, branded storage container that people could easily access, bring onto the site. And then we do have one portion that we need to add some language to. This is related to our community standards and Article 12E. It was a section that stated outdoor storage and outdoor display is prohibited except for, these are the exceptions that we listed. Originally it says LP tanks, garden centers, and plant nurseries. What we wanted to add was or provided during a measured And he says LP tanks, garden centers, and plant nurseries. What we wanted to add was or provided during a measured appointment, obtained for limited outdoor storage according to Article 19. And then this is what we get to the meat of the actual standards related to Article 19, section 19.3.6.1, limited outdoor storage. It'll be required for C1 and C2 districts. What that means is only allowed in C1 and C2. We're not saying it's gonna be extended to our M1 industrial sites and so forth. And so the standards, I'll go ahead and read them. There's 10 of them. The first one would state outdoor storage is an affordable moving or storage container allowed as an accessory to an allowable primary use, sorry. As an accessory to an allowable primary use, sorry, as an accessory to an allowable primary use on the subject property, track their trailers or prohibit it. We want it to be very specific with that. No more than one administrative permit shall be granted annually. Per business locate on the subject property, we're accounting for the fact these are shopping centers. This permit shall be renewed annually in accordance with the standards herein, and for the permits to remain in compliance with the article. But being that again, you could have up to 10, 15, whatever that ranges in terms of number of tenants in a shopping center. We wanted to limit how many storage containers you could have. So that's where number three comes in. No more than two concurrent permits shall be permitted at one time on a single parcel of land or property. The location shall be limited to the rear yard and behind the principal structure. No container shall be located directly adjacent to the principal structure and shall maintain a minimum set back with 10 feet. The container shall not be visible from the public right away. Container shall not occupy more than two parking spaces or an area exceeding 300 square feet. Essentially that's the equivalent of two parking spaces. The container shall not exceed eight feet in height. The location of the container shall not block or inhibit access to driveways for delivery and emergency vehicle apparatus to a fire hydrant and or loading unloading areas. Again, a lot of shopping centers are anchored by our grocers. So we want to make sure that they're not impacted in any way. The applicant shall submit a written statement from the property owner again because there are tenants, they would need to get proper authority from the property owner. And we want to allow this for out parcels. Out parcels again are much closer towards the road. They have visibility from all sides, so we want to limit that usage. So with that, that is the proposed recommended standards for limiting outdoor storage. We could open the public area and see if anyone's here, but be happy to answer any questions you have. Thank you. Thank you. Mr. Song, we will open the public hearing. If anyone would like to come to speak in support or in opposition, seeing none. A couple of questions for you, Mr. Song. What is current demand for this? What is he asking? What's driving this? I'll put it in a way where, well I think there's some demand that from a staff perspective we're not necessarily totally aware of. I think it's more driven from sort of concerns, complaints, or issues that have been drummed up by the business community to our elected officials. Okay, so and who is the primary audience, the requester? Is it more retail, grocery, gas stations? Generally, it's retail, generally retail. And it's not your gas stations or anything like that. It's more of the service-oriented retails in our shopping centers. So it's not necessarily restaurants per se, it could be a combination thereof, there are some restaurants, there are some service retail. It sort of varies, this one in particular stem from a business that also provides some catering services along with cooking classes inside of their unit. So it's sort of the difference in terms of those two components that make that business that required a little bit more storage. And because it's limited to no out parcels, so it's just going to be essentially shopping centers. Right. And it's limited to behind shopping centers with a 10 foot setback, the public will not even be aware this has ever happened. Yeah, they shouldn't be. And we're trying to be mindful that a lot of our shopping centers actually back up to residential neighborhoods. And so we wanted to, how do we come up with the best option in terms of hiding these containers as best we can without impacting our residential neighborhoods. And so that was sort of the concept behind it, but also considering the built environment that we deal with. Understood. Okay, those are my questions for now. Come here, Sean. I have a question. Yes. So after, it's more in terms of how do you manage that it doesn't become a high hazard storage versus a regular storage? Because you're having retail and you have all these mixed uses just to make sure that you're not storing anything. It's more of first ascertaining who is requesting it and it's sort of more the questioning back and forth aspect of review of the permit. And a lot of times we end up getting the information out front and just, although we haven't initially listed it as a standard, it's one of those things from an application standpoint. We'll ask them of what would be stored in these containers. As long as we put something in place so that they don't get created with what's happening. What's definitely a valid point? What is the time limitation so once a permit is issued? So it's actually a permit that we run for a whole year. And so at the end of 12 months they have to come for a permit renewal or staff is going to go out and physically verify that thing is gone. That is correct. So we'll be working hand in hand with our code compliance division to make sure that people are applying for permits renewing them correctly. The other thing is we sort of wanted to leave it a little bit more or provide that flexibility from a landlord standpoint. We didn't want to dictate who does what, but they would have the control because there would be only two that they could have at one time. So they would sort of have to work with their tenants to figure out what their needs are. So you know the question's crucial. Yeah, just quick kind of to follow up on what Commissioner Nahn asked was. So I understand and hear all the provisions for where it's located, how it looks, all that stuff, but just to follow up. So when somebody applies and says they want to have a storage facility, I assume there's a process by which they apply and indicate what they want to put in the facility. Will there be anything in there kind of follow up on her question that says, these are kind of prohibited. I mean, we don't want people storing gasoline cans. I would assume in a storage facility, I would think, right? I mean, there's got to be- No, I think there's a valid point and what I would do is, if this is by recommendation, if it was recommended for approval to carry over to council, I would add another standard, it would be standard 11, and we list out what hazardous materials cannot be stored on the property. Okay, that's, I guess what I'm recommending is that you got so much specificity in here that it seems like we ought to be specifying you definitely can't have these types of items, you know, I mean- Most definitely, flammable items, right? Fireworks, fireworks, thank you, stuff like that. Thank you. Mr. Catson. Thank you Chairman. Director a couple points. First I really appreciate number 10, not permitted in out parcels. That was a good one. A question about the number of permits per property. So number three can an applicant or if it's a strip mall or a shopping center, one year you can get two, you get one or two places to get two permits. The next year they renew can two more come in and get two more to have four permits at that location. No, and we purposely wrote property, land property. The entire property. Yes. Thank you. Okay. In the write-ups and you're comment about it's something like a pod. Yes. I would suggest the staff and the commission consider a little more definition of what that storage building is. Is it prefabricated? Is it a prefabricated unit or a manufactured unit specific for outdoor storage? Some kind of language versus someone getting a permit, building a rickety shack from materials from Home Depot. Is there something you can add? Is there something we can add to this? Define the container. Define the container. Just general. That has to be something prefabricated or manufactured for storage. And I don't want to interrupt. But along those lines, is it something that can be footed into the ground? No, it should be movable. Like what I think we need to find that more. Yeah, I think if we define the container, I think that's gonna address that because sort of the stick built end of it would require a permit, right? So we are talking about pre-fam, we're talking about something that's already manufactured that exists. So if we define, clearly define the container aspect, I think it addresses the other concerns. Thank you. More talking about the idea of potential flammables or gaseous materials in there, that's one point. Can there be any cold storage? Could there be sound from a refrigeration unit yet even a small one on one of these can we can we prohibit refrigerated or Put some kind of requirement on a refrigerated storage unit Or just prohibit any sound emission. Whatever is that the desire of the commission and the council. Yeah, you want writing. Okay. Even the light, you know. Yeah. I'll look for the right term. I was sort of writing down condition, but there may be a better term for it, but we'll come up with something. I would be happy to chat and brainstorm it with you if you want at some point. Although you already have lots of people to chat and brainstorm with. And then, out parcels are prohibited. What about free standing restaurants? That's a piece of property. So if I definition it would be allowed. As long as they meet all the other requirements, can it be seen from the right away? That's the other aspect that we have to account for. So even if it was not a specific outpriced one, we have a definition for outpriced one, or ordinance. But if it's like a longhorn. Longhorn, yeah. Well, is that a, is that an out, I don't know if that's an out parcel or its own property? Technically, that longhorn would not be concerned in an out parcel in that case. So yes, I mean, technically they would have the ability to do so, but they would have to meet all the standards. Again, is every, there may be a portion in which they could locate one on the backside of the corner of the building. Okay, I mean if that will keep them here another five or 10 years. Sure, great. Yeah. Yeah, but again, you know, again, I don't know what storage needs they would have unless it was for a temporary refrigerator or something, right? Exactly. Yeah, they're all gonna have different needs and it's not gonna to meet everyone in them. And that thinking about a refrigerated unit, if it's close to a home or a neighborhood, the decibel level of that unit could be of concern. Yeah, and running around the clock, right? So, totally understand. Thank you. That's all I have. Thanks for Mr. Song. I have a question. So is there a limit on how many times a permit can be issued to a person? No. Yeah. Like if a shopping center has like 10 tenants, two of them got first year, then you know, another five come up in the next year. What would be the problem? Yeah. That was part of the initial discussion. Like what's the proper time frame duration? And so there was a lot of discussion back and forth during the work session process, but it sort of landed on this. And this is the opportunity for you as the planning commission to chime in. This doesn't have to necessarily go next month or at the end of this month to council If you wanted to for it and have a discussion right now if you have some things that you want to consider As part of your recommendation where we could bring this up next month for a review With with you before it goes to council chairman I'd like to dovetail that last comment with So if a applicant comes back for a renewal, can that renewal ask for a expansion of that storage unit? No. It's limited by the 306 square feet no matter what, right? Yeah. So I mean, the one thing that was discussed was, like I said, the way I presented it, we landed at one permit for entire year. There was some discussion that said, all right, or opinion that came up that said, all right, if we allow them for one year, is there a period of time which they would have to pause the use of that storage? Maybe it's a six months, is it one year, or do you allow them two consecutive years in a positive one year. Again, there's so many different ways you could sort of determine what the appropriate, you know, timetable may be, the duration may be. Logically, it doesn't matter if you're still limiting to two per piece of land, then it's beyond your ability to make the decision. It's really the property owner's decision. I just want to allocate that. Just like anything with the lease, with any use of the property, they would have to work between the tenant and the landlord. But that's how we settled on the one time per year. If you get five applications, let's see. Well, the five applications, at that point, we're going to reject that and say, they would have to come up with two. Now, do I believe that every single tenant is going to come for a storage permit? No. Right? single ten is going to come for a storage permit? No. Right. There's only going to be a select few that would need it. Now if the word gets out, you never know. But still, that's why we place these limits on a property base is not the number. In a unit today, it's not the city's decision who gets those those units. It's the property owners, the leaseholder is the one who correct. So I have a question around that. So does the permit follow the property, or does it follow the tenant? What I mean by that is let's say there's a shake check and then after six months they go out of business. And the next month Tim Horton's comes in and they automatically to they automatically Gain the remaining amount on that permit or do they have reapply? Yeah, they would have to reapply But the way I imagine this happening or working out is If the landlord decides to allow for this sort of this provision of outdoor storage They may have two permanent storage containers on the property and rotate it between the tenants. So you know, although we say temporary, it's going to be temporary usage for the individual tenants in terms of the physical presence of it, it may be permanent, that's what we wanted to limit it to the number that we have identified. It's going to follow the property, the property, the order, and not the tenant. It's going to be both. It's going to be both. The tenant is going to be applying for it. But we'll be asking for a site plan. We'll be accounting for it. We'll have an inventory of it, which is based on, essentially, they share the same address. It's just a different sweet number. When Tim Horton's example, when Tim Horton's comes in and they're still four months left on the Shake Shack, do they have to re-affly at that time or do they appear at the four months during the month? I mean, I guess it depends really what remains if the, with Shake Shack leaving in this, in your example, does the container go along with them? I imagine, if I can just chime in on that, I imagine in this more as a business license, a new owner comes in, they are using the exact same setup, but they do need to have a new business license, and that's what I'm envisioning is that they'll have to reapply, and then the clock can start again, so right. And most of these items are rented anyway, so that would be a different business transaction between the leaseholder of Tim Hortons and the leaseholder of that. They'd have to apply for a new rental agreement with whoever owns that car. So it's going to take a lot of time. It wouldn't shake, it would be a hand-me-down. No, absolutely. in control of this. You just got to tell me where it's going to be. You get the proper permits, get the proper approvals and we're good. So there's going to be varying ways. No, no, no, no. So a question for you, Mr. Song. So if we were to make a recommendation to, you know, approve the pilot program through the council, could we tonight make additions to this part of our recommendation? You can make your additions tonight or you could feel free to defer for the early days. That's how that's told the up to you. The discussion of the planning commission. Okay. Well, what do you want to make a motion? Before motion can we review what conditions we want to do? Yeah, I was going to, sure, yeah, I was going to give a motion to shot and see if anyone was interested in it and if not that's fine we can punt. So I'll make a motion to recommend approval of text amendment 824002 to add the following be standards to include a number 11 to prohibit the storage of hazardous materials, explosives, etc. Add a number 12 that will define the container as a prefabricated unit specifically built for outdoor storage or something similar. And in number 13, that will prohibit a mission of sound and light from the storage unit. I'll second that. So we got a second by Commissioner Horton, all in favor. And the motion passes. Thank you. Well, first off, thank you for your help in finishing it and then sort of fine tuning it. So we'll take that to council and see where it goes from there. It's too late. No. Okay. Your last presentation of the night is the update of the comprehensive plan. We, this is in due to the revitalization plan that we brought up to you in April, I guess. So starting the presentation here, the staff recommended recommends an amendment to the Comprehensive Plan to integrate the adopted revitalization plan, Medlock Bridge Road and State Bridge Road as a supplemental document to the 2018 Comprehensive Plan. So the amended Comprehensive Plan will be transmitted to ARC Atlanta Regional Commission for formal recognition. So we have the plan that was adopted here. This is the revitalization plan and this is the complaint. So we're just integrating that. So in developing a master plan for the four corners of intersection of Medlock Bridge Road and State Bridge Road, it was identified a key initiative in the community work program of the 2018 comprehensive plan. And this is the page of the comprehensive plan, which in the right outline identifies that key initiative, that the revitalization plan should be adopted or should be worked upon. The community vision for this is to identify and redesign significant commercial nodes in the city. The Medlock Bridge Road and State Bridge Road intersection was identified as an area for potential redevelopment as a commercial marketplace. So as you recall, this is the area that we brought into you. This is the boundary of the revitalization plan, and these were the four areas that were identified. This is the Regos cinema site, which had more detailed plan. So this is what we're talking about here. The scope of work included to establish appropriate land uses street network and conceptual planning of open space and streetscape for this specific commercial note. Council funded the revitalization plan in fiscal year 2023 budget. We selected Council selected size more group as the lead consultant for this project in March 2023 and the project commenced in April 2023. The revitalization plan was adopted unanimously by council on April 15, 2024. The adopted revitalization plan identified amending the comprehensive plan as a priorized action item to formally integrate the plan as the vision in policy for commercial node at Medloch Road and State Bridge Road. So this is the page from re-wetization plan which outlines that comprehensive plan amendment. The plan establishes appropriate context and future land use for four corners of the commercial known and provides guidance to council on future zoning decisions and development of properties within the revitalization plan area. This amendment will also revise any conflicting language between the comprehensive plan and revitalization plan for the Medlock community area to provide succinct and consistent guidance to reviewers of both plans. The updated and so as a series, the next series of slides will indicate and show you what exactly we are changing and amending in the comprehensive plan. So this is page, I guess two, I don't know how to say that. But this is the updated description and total acreage of Revile Lesson Plan under Medlock Community Area. So you have received copies of that. I do an intent to read that, so that's on that page. Next update is to the future lens use map for the city, which is page 51. And really the update here is the description, or sorry, if you see, this is the boundary right here. This was all read before, and with the revitalization plan and the regals in the site, that was the mixed use site. So we are showing that change in this future lens use plan. Next update in the mixed use high intensity lens use category descriptions. So this area for that site, RIGO site is identified as high intensity mixed use simply because we don't have right now any other use or then high intensity or light intensity makes you. So we included a footnote here where it refers back to the plan. So this is the area and there is an asterisk place next to NA here. So that's another change in the compensa plan. So just one key insight to share. We changed the sort of, there was an assigned density number So that's another change in the comprehensive plan. So just one key insight to share. We changed the sort of, there was an assigned density number to the high intensity mix use. We made that change when we incorporated the town center plan as a supplemental document because the TCX zoning exceeded that number. So now it's just sort of, you know, it's an open case, whereas you'll be reviewing a rezoning that comes in on the merits of what they're proposing, not based upon a specific number. So we wanted to create that flexibility where you could account for that creativity if there is one and is the appropriate development based upon the form, scale, or function. Thank you, Ben. Next update is to the LENGEU's change map that is on page 53 of the comprehensive plan. And again, the circle there shows what the change in the map is before there was, I believe, that was nothing. Yeah, the red. Again, page 81, which shows the Medlock Boundary map and added revitalization plan area description. So now you can see on that community Medlock community page, the revitalization black outline boundary is shown. And we also added a description of that boundary and that outline there on the comprehensive plan. So that's the proposed change. Page 85 shows the updated Medloge feature lenses map and lenses change table. So same thing here as well. Shown here, we updated this area showing the high intensity and we changed the numbers here to reflect the high intensity which was not there before because it was all commercial so we added that row here in this table and reflecting that A-grage for the regal cinema site. PJD-6, again, the vision for the Medela community area, if you recall, the whole revitalization plan, or one of the key aspect was that there was no residential that was envisioned in this commercial-known previously adopted comprehensive plan. So with the adoption of revitalization plan, there is a potential to, it's not identified. As Ben said, no, density, it's not a requirement for residential to be there, but this could be a potential for residential. So we have amended the language, indicating the same in the description for potential for that residential. Just to add one thing, there was, you know, there were some concerns where we're going through this exercise of how is density going to impact the four corners would it be extended to all four corners. And so we wanted to be very specific in our language. And the second to last paragraph is the most important part. And I'll just go ahead and read it real quick just if anyone's watching or listening in the public. Outside of the high intensity mixed use area, new in-field housing development should be limited to single-family detached homes at a maximum of two units per acre and up to three stories in height. And mixed use development is limited to the regal medlock crossing site due to the level traffic congestion. So we want to be very, you know, direct in the language so that there aren't any confusion in terms of development in the future. Thank you, Ben. Next update is on pages 88 and 89, which is the build out analysis. Again here in the build out analysis of the Med Law Community area, we changed and introduced a regal medlock crossing site, which says a development consisting of residential component along with the mix of uses only be consistent, only be considered for the regal medlock crossing site. The build out analysis concept in the regal Metalog crossing can be found in the revitalization plan. So we kind of direct them back to the revitalization plan. And the other description on the commercial build out analysis is the revitalization plan considers initial, sorry, I cannot read it very small. Info development for Regal bedlock crossing site and speed safe enhancements for bedlock bridge road, state bridge road, and bedlock bridge crossing pathway. So that's the addition that we have made or changed. This is the map that showed in the bedlock bridge community area. And as you can see, now there is an ellipse for the commercial known here and identifying the site for specifically number seven for the Regal Medlock site, Regal site. Continuing with the updates on page 92, it's the update for sidewalks and trails. And it says the city has adopted the revitalization plan for all four corners of the intersection of Medlock Bridge Road and State Bridge Road on April 15, 2024 with the goal to offer residents and students safe connections to walk bike from neighbourhood subdivisions to the existing shopping centres and schools. And there is an extensive streetscape sections and the trail connectivities and pedestrian connectivities bike paths in the revitalization plan. So the idea is to just go to that plan and drop, you know, the staff has to look up both the plans, comprehensive plans, overview vision and then go to the plan and drop. The staff has to look up both the plans, comprehensive plans, overview vision, and then go to the re-wetization plan for the detailed plans in the vision. So. This is the last leads page 339, where we identify the changes in the land use and the residential build out analysis. That's more in the appendix section. So those are the changes we are recommending for the comprehensive land update. Great, thanks very much. Thank you, Ms. Sacklewell. And so just so everyone is clear on what this is, this is just kind of a framework, a toolkit to attract investment development within that space. The city hasn't allocated any funds to this project. There's not a mandate to get this done within a fixed amount of time. It's kind of a fishing license for investment. That's the entire purpose. Yes, you can insid it any better. Much like our talent center plan, casting that vision out there. That's it. Okay, that was my only question. Anyone have any questions, comments? Thank yous. I'll make a recommendation that we recommend acceptance. Have you want to put it of the comprehensive plan amendment to integrate the adopted revitalization plan for a mental like bridge road and state bridge road into the comprehensive plan? I will second that. Second by Commissioner Holtz, I'll in favor. Passes seven to zero. Great job. Any departmental updates? No, not just to inform you and remind you that we'll have a meeting on November 4th. Our regularly scheduled planning commission meeting will be bringing three rezoning cases to you. And as a reminder, our Embry Farm rezoning case was deferred administratively to December meeting. So we will have a December meeting as of now. And we may anticipate we did not receive any cases today, which was a submittal deadline. So that will mean, yeah, nothing for Jane Vary. Perfect. In that case, I'll make a motion to close. All in favor? Motion adjourned or meeting adjourned, motion passes. Thank you. Motion adjourned. Yeah. Perfect.