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By Editor Becky Watts
ZEBULON - The Zebulon Planning and Zoning/City of Zebulon Design Review Committee met on November 1, 2022 to hold a public hearing to discuss the application for rezoning of the property identified as Tax Map/Parcel 076B 066, which is located on the east side of Highway 19 South, Zebulon, Georgia between Ruth's Restaurant and the vet's office on the other side.
A request has been made to change from the current CD-HC zoning to Multi-Family Residential (MFR) for this 11.83 acre tract.
The rezoning application is for a proposed "Garden Style Apartment Community consisting of 120 market rate rental units in 5 buildings."
Overview
In the November 1, 2022 meeting of The Zebulon Planning and Zoning/City of Zebulon Design Review Committee, there was a line of people waiting to speak in the allotted time and standing room only (and then some) for citizens who were interested in hearing the decision from the committee.
According to the post agenda which follows this section in its entirety, 13 Zebulon residents spoke in opposition to the rezoning and against the idea of the apartment complex being built at this location.
A motion and second to recommend approval of the rezoning request to the Mayor and Council was made by Beverly Walter and Trudy McDevitt that failed 2-3 with Floyd Miller, Rufus Clemmons, and Wendy Sawyer voting in opposition.
A motion and second to recommend denial of the rezoning request to the Mayor and Council was then made by Floyd Miller and Rufus Clemmons that, combined with Wendy Sawyer's vote, carried 3-2 with Beverly Walter and Trudy McDevitt voting in opposition.
This proposal has been postponed from the November 15, 2022 meeting date to Thursday, December 15, 2022 at 6 p.m. for a stand-alone meeting with only this zoning. The meeting will be held in the Opportunity Center behind City Hall where there is more room to accommodate those who would like to attend and/or speak at the meeting.
The change to the meeting date will abide by O.C.G.A § 36-66-4 that requires a local government to publish the time, date, and purpose of the hearing including the present zoning classification and proposed zoning classification in the local newspaper of record (all legal notices are placed in the Pike Journal Reporter) at least 15 days but not more than 45 days prior to the date of the hearing as well as placing a sign on the property in a conspicuous location that includes the time, date, the present zoning classification, and proposed zoning classification to notify the public of the hearing.
City of Zebulon Zoning/DRC Meeting - Post Agenda
November 1, 2022 - 6:00 pm
I. Call to order
Chairman Larry Lynch called the City of Zebulon Design Review Committee Meeting to order at 6:02 pm on, November 1, 2022 at Zebulon City Hall.
The following board members were in attendance; Larry Lynch, Beverly Walter, Wendy Sawyer, Rufus Clemmons, Trudy McDevitt, and Floyd Miller. City Attorney Rob Morton, City Administrator Larry Mitcham, and Deputy City Clerk Rochelle Smith were also in attendance.
II. Adoption of agenda
A motion/second to approve the agenda, as amended, was made by McDevitt/Sawyer and carried 5-0.
III. New business
a) Consideration for Approval or Denial of Exterior Paint Colors – Hey Joe
A motion/second to postpone approval of paint colors, until further clarification was received related to the door and trim colors was made by Sawyer/McDevitt and carried 5-0.
b) Consideration for Approval of Denial of Sign Application – Van Dyk Mortgage
A motion/second to approve the sign, pending submission of proof of insurance to the City Administrator, was made by McDevitt/Miller and carried 5-0.
IV. Approval of the Minutes
A motion/second to approve the minutes was made by McDevitt/Sawyer and carried 5-0.
V. Public Comment
None
VI. Old Business
None
VII. Public Hearing
A. Consideration for Approval or Denial- for Rezoning Application submitted for Tax Map/Parcel 006 024, a 1 acre lot, located at 167 Williamson Rd. McLeroy seeks to change current MDR zoning to Highway Commercial for a Data Storage facility.
A motion/second to recommend approval of the rezoning request to the Mayor and Council was made by Sawyer/McDevitt and carried 5-0.
B. Consideration for Approval or Denial for the Rezoning Application submitted for Tax Map/Parcel 076B 066 an 11.83 acre tract, located on the East side of Hwy 19 S. Zebulon, GA. Shannon Mullinax presented the reasons/plans for the allowance of an apartment complex to be built and request to change current zoning from CD-HC to Multi Family Residential (MFR). 13 Zebulon residents spoke in opposition to the rezoning and against the idea of the apartment complex being built at said location.
A motion/second to recommend approval of the rezoning request to the Mayor and Council was made by Walter/McDevitt and failed 2-3.
A motion/second to recommend denial of the rezoning request to the Mayor and Council was made by Miller/Clemmons and carried 3-2.
VIII. Board Comments :
IX. Adjournment
There being no further business to come before the board, a motion/second was made by
Clemmons/Miller to adjourn the meeting and carried 5-0. The meeting adjourned at 7:00 p.m.
City of Zebulon Zoning Regulations Changed This Year
Multi-Family Residential (MFR) is in Section 505 of Zebulon Zoning Ordinance. The intent is for MFR to "establish and preserve multi-family neighborhoods" that have a higher density than other neighborhoods. Garden apartments and multifamily dwellings are allowed as well as parking, fences, gazebos, children's play equipment, and private garages.
In the old regulations, the maximum dwelling units per acre was 4 with a minimum floor area per dwelling unit of 1,150 square feet.
Text Amendments were proposed to Section 505 of Zebulon Zoning Ordinance regarding MFR that modified the maximum dwelling units per acre from 4 to 12 and specified the minimum floor area per dwelling unit from 1,150 square feet to 610 square feet for a one bedroom/one bathroom unit, 950 square feet for a two bedroom/2 bathroom unit, and 1,100 square feet for three bedroom units.
According to the 2022 Text Amendment, the Mayor and City Council amended the text of the Zebulon Zoning Ordinance at the recommendation of the Zoning Administrator and the Planning Commission. These text amendments became effective upon the second reading and approval vote from the City Council.
The first reading was held on July 12, 2022. The second reading and approval was given on August 9, 2022.
Rezoning Application Information
On September 9, 2022, property owner J. Craig Darsey of Griffin and applicant STS Development Group (out of Zebulon) signed a City of Zebulon Rezoning Application to change the existing zoning application of Central Downtown (CD) to Multi-Family Residential (MFR) in order to build a proposed project of a "Garden Style Apartment Community consisting of 120 market rate rental units in 5 buildings."
A letter from Highland Real Estate Investors, signed by Managing Member Shannon T. Mullinax on September 12, 2022, is included in the rezoning packet lays out the location of the property by saying that the property south of this location is owned by the Pike County Board of Education, the properties to the west are commercial, and the entrance is located on the west side of the property on Hwy 19. It further states, "Due to the zoning of the surrounding properties, the requested rezoning classification of MFR is suitable for the location. The highest and best use for the Property is as a multi-family residential community."
Highland Real Estate Investors states that it will work closely with the city to propose a MFR concept similar to the plan enclosed in the packet that will have multiple buildings, ample parking, storage, a walking trail, and open space "that will provide a housing choice not available now to the residents of Pike County or the City of Zebulon."
The letter gives reasons for a need a quality apartment home community in Zebulon including the increase in single family homes and influx of new businesses like the VA Clinic and the revitalization of the square and Pike Plaza. [Note from the Editor: The letter said the VA Hospital, but it is a clinic and not a hospital. It's a common mistake that I correct on a regular basis because there is a difference between the two that isn't always understood by those outside of the VA system.] Mrs. Mullinax further states that this will provide a housing choice for the workforce of the city and county and a place for seniors who are looking to downsize.
The plat shows five buildings that are three stories tall and contain 24 in each building along with parking, garage storage, a walking trail and gazebo along with green space,
Closing Including How to Speak Out On This Proposal
The Zebulon City Council will make a decision this property on Thursday, December 15, 2022 at 6 p.m. The meeting will be held in the Opportunity Center behind City Hall where there is more room to accommodate those who would like to attend and/or speak at the meeting.
Those who would like to voice their opinion for or against this proposal can drop off a letter to at Zebulon City Hall located at 7818 Highway 19 South in Zebulon. Directions can be viewed at https://cityofzebulonga.us/contact-and-directions/. Please include your address (the city requires an address of record when someone speaks so saying that you live in the county rather than the city would satisfy this requirement and an address if you live within the city) so council members will know whether you live within the city limits or outside of the city limits.
If you would like to send an email to the members of the Zebulon City Council regarding this proposal, please specify if you live in the city or the county and send it to City Administrator Larry Mitcham at larry(at)zebulonga(dot)us [Note from the Editor: The internet is not a nice place for spam so I have included the email with placeholders for @ and . in a regular email address. Easy enough.]
Readers can look over the redacted zoning application that was obtained through open records by clicking here.
[Note from the Editor: Yes, you are allowed to speak to the City Council on this if you are not a resident of the City of Zebulon, but it would make sense to bring someone with you who lives there and let them speak on your behalf because they live there. But you CAN speak if you live in the county because this affects all of us.]
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