Planning Commission - Regular Meeting

meeting. We'll start with our pledge of allegiance. If you're citizens, agenda changes. Can you hear me? Oh, there we go. Okay. Agenda changes. No.

Okay, great. And we'll we'll go to the minutes. Uh we'll need uh I'm sure you had a a moment to review both sets of minutes. There was an error in the last meeting. Uh we included the wrong minutes, but we've got two uh different sets of minutes to approve. Um any any questions on those submitted minutes? Okay. Then for one of the meetings. Okay. I saw Got it. Perfect. So, we need two different motions uh for the two different sets of minutes.

Mr. Chairman, I propose that we approve the minutes for the planning commission meeting for March 23rd, 2026. Great. Do we have a second? Second. Okay, we have a motion and a second. Any uh any further comments? Okay. Uh all in favor say I. I. All opposed. Okay. Motion passes. Okay. Now I'll entertain a second motion uh for the second set of minutes. I have the date in front of me for this one, too. So I motion that we approve the minutes for the planning commission meeting from April 13, 2026. Second. Great. Any discussion on the motion? All right. All in favor, please indicate by saying I.

I. I. Opposed. Passes. Thank you. Uh, any old agenda items? None this evening? No. Okay, we'll move to new agenda items. The landscape plan for 1601 MOA LLC, lot 5,6001 MOA Drive. Staff.

All right. Thank you. Uh, yes. Tonight we're here to look at the proposed landscape plan for 1601 Moba Drive. It is located in the Moa complex. It is lot five shown here. Uh and the zoning is GI general industrial. Here we have the colorful landscape proposal. Uh the amount of impervious surface on the property is 75,518 square ft. Uh the developer did designate a tree area of 22,838 square feet. Let's see. I need to change that to There we go. Uh this hatched area is the tree safe area that was proposed. Uh and based on that, uh they're eligible for a reduction of 7% of the total requirement, which brings them to a requirement of 212 canopy inches and 141 understory inches. Uh the proposal is for basically one more inch than either of those 213 canopy 142 understory which meets that requirement. So no alternative compliance method uh is required. Again as part of some of the ordinance requirements uh there are some requirements for uh parking lot uh planting and planting around the building. They are providing uh landscape um excuse me landscape areas with uh shrubs around the front side of the building which is the entrance side and then along the side here that faces so basically the sides both sides that face the uh the roads and then the um parking lot is required to have uh perimeter planting with

evergreen shrubs for screening of cars and headlights. Uh so that would be along here and along here sort of two alternating uh rows of shrubs as per the ordinance requirement. Uh and finally all parking island shall be 100% landscaped with canopy trees, understory trees, evergreen shrubs and or ground cover in mulch beds and that is also being provided. Uh as far as the uh amount of uh native plant material of the total number of trees provided 60% of the trees are native to the eastern United States or the southeastern United States. However, only 25% of the proposed shrub species are native uh to the area. And if you look at that total combined tree and shrub species, it's a total of 48% native species. And that concludes the report.

Okay. Thank you. Is the applicant here? Thank you.

Good evening. Jason Walls, Highland Land Planning and South Tree Commercial Development. Um, just wanted to add a little bit to what Laura said. the tree safe area is some additional buffering that we profered at the beginning of the project during the concept stage because of the power line. So even though there's a tree protection fence there, I do believe the trees come a little bit about 25 to 30 feet beyond that um before you hit the power line. So that buffer was offered during the um or what we agreed to do in addition during the concept planning stage. And then the open area to the left of the building. Um, our tenant here is Osmos who's moving from across the street to here. Um, that's the similar space that they had at that area. It's down kind of in a hole maybe 15 20 feet below the highway. Um, going to be surrounded by woods and then this new plantings and they have some outdoor pole storage and testing and stuff there. So, um, just here to answer any more questions you have. Oh, and we're we're going to get the native species up to over 80% at least. um both shrubs and trees have your list from last month for S SWI assume I think Laura said there's a new list but I'll assume it's pretty similar to the last one which I brought so we're committed to do that as well and we'll have that back into her this week.

Fantastic. Okay. Uh we'll we'll start with questions. We'll start to my left. Commissioner Hamner you foresaw this coming right. No, you're good. You're good. No, you got fantastic overall and that's good. I did uh if you're open to I guess my question is are you open to some more suggestions like one to one like I tried to make it one to one in terms of like okay this tree right here or this shrub would be this. So you're welcome to you're welcome to grab that at your convenience but uh Okay. Yeah, that works. Okay. Uh Commissioner Allen, I had a question for Commissioner Hanner. Yes. On all the work that we've done. Yes.

I don't remember shrubs being included in that discussion. Was it thought we were just talking about tree coverage? Uh, it's native plants. Okay. Just plants in general. Plants in general. Yep. Yep. And real quick, just so you know, the recommendation that again, this is just a personal recommendation. It's not the ordinance or anything like that. My recommendation was to do it uh get up to at least 60%. So, just a heads up. Shrubbery was included. Shrubbery. Yes. All right. Thank you, Commissioner Gan. Any questions? No questions. Okay, we'll start. We'll stay with you for comments. As long as it meets the uh the most current requirements, I'm good. Okay, no, I'm good. I'm pleased.

Okay, no. Okay. Yeah, I know. I I echo my fellow commissioners. I think uh really appreciate the willingness to move towards uh native native species. Uh and I think the plan looks good overall. So, entertain a motion on the on the agenda item. Move approval.61. 161 mobile drive landscape plan. Oh, may I sorry cut in. I forgot to mention that um the staff does have a a proposed recommend recommend excuse me um condition of approval, if you will. Sorry to interrupt and I forgot this. Um any existing street trees. There are street trees along Mobile Way and Mobile Drive.

Uh they're represented here, the uncolored trees. I see this one here and I I believe there's some over here too. Um but their construction limits actually came beyond the property line. So, uh it is staff's recommendation that a condition of approval be any existing street trees along Moaway or Moa Drive that were damaged or compromised during construction shall be replaced in kind. Okay. So, um, Commissioner Gant, I think maybe what we do is we withdraw your

we withdraw your motion and then maybe make a second motion with the two I think we have two conditions now if I'm not mistaken. We have the one presented by staff and to and um to make uh come up as agreed to at least 60% native plants. Go ahead. Okay. I wasn't planning on her addition.

I would like to make a motion that we approve 1601 mobile drive lot 5 landscape plan with two provisions. One that any damaged street trees are replaced and two that the uh builder complies with what Jason said as far as reaching up to 80% at least 60 but over 80% of native plantings. Okay. Do we have a second? Second. All right. Uh, any discussion on the motion? Seeing none, all those in favor, please indicate by saying I. I. Opposed.

Great. Passes. Great. Okay. Now, we'll move on to our public hearing. Um, I will read the public hearing procedures and then we'll start the public hearing. Uh, when the public hearing is open, members of the planning commission become hearers. No action on their part is in order until the chairperson declares the hearing complete. The chairperson will allow each side equal opportunity to the floor. Individual members of the public will be given up to five minutes to state their case. First, city staff will present the request and provide an assessment of compliance with city code. Next, those supporting the issue will be heard, including the applicant. Then, those opposing opposing the issue will be heard. Uh prior to closing the public hearing uh input portion of the meeting, city staff and public and the public will be given the opportunity to ask questions of either both side either or both sides of the issue. When the chairperson is assured that the input is complete, the public hearing shall be ended and the planning commission may then debate the issue and render a decision. All speakers from the public are asked to follow these rules. Come to the microphone and state your name and neighborhood prior to making remarks. Keep remarks under five minutes. And please do not repeat the other's comments. Address all comments to the chairperson. Thank you. So we'll uh I think we start with staff

presentation. Presentation. Please go ahead. I I do need the slides back up. Thank you.

Okay. Okay. So, tonight uh staff brings to you a uh a a text amendment that for your consideration for the allowance of reverse channel halo lit wall signs. The uh the topic was initiated initiated by city council on February 27th. We bring it to you tonight for a potential recommendation. And the item is currently scheduled to be uh the recommendation presented to city council on May 21st. So the uh as you may know from our UDO discussions, the uh the signage is located in a separate section from the zoning ordinance and the land development ordinance. It is chapter 66 uh which establishes signage requirements for all types of signage in all zoning districts. Currently, internally illuminated signage is prohibited per section 66-516. I see that up on the screen. Internally illuminated signs other than as specifically authorized by this chapter. Staff has identified several locations throughout the city where reverse channel illuminated signage has been permitted and installed even though the ordinance does not allow for it. Before moving on, I do want to uh mention that this would while we're talking about wall signs, this particular statement would prohibit monument signs from being internally illuminated because there is no other place in the signed ordinance that specifically authorizes that. But what we're going to do is show you where we need clarification in the

ordinance that would specifically allow wall signs the internal illumination capability. So prohibited uh one recommendation is for a new definition in the definition section section 66-3. Uh currently there are definitions for externally illuminated, internal internally illuminated and sign face and those are uh those definitions are in your staff report should you have any questions about those. The new definition proposed is for reverse channel halo lit backlit wall signs. And I know that sounds like a mouthful but they are those terms are used interchangeably in the sign business to basically mean the same thing. But we figure it is best to include them all here just for clarity. So reverse channel halo lit back lit wall signs means individually mounted letters or symbols that are illuminated from within where the light source is directed towards the mounting surface creating a halo or glow effect around the sign rather than directing illumination through the face of the sign. Uh so another area of amendment that we uh that staff is proposing is in 66-15. This is a section that discusses the requirements for retail, commercial, office, and industrial zoning districts. And the clarification is added to 66-15 number six. It currently says wall signs may be flat against the wall or pinned away from the wall, but in no case project more than 15 inches from the wall surface. Staff is proposing that we add uh a couple more sentences to that section

that gives that ability for signage to be reverse channel illuminated. And that would be wall signs may only be internally illuminated when designed as reverse channel hlitbacklit wall signs. All other forms are of internal l illumination for wall signs are prohibited. And here you have two examples of what that glow effect looks like. Should you decide to make a recommendation for this text amendment, staff has uh no conditions. Thank you. So, we'll go ahead and open the public hearing.

Uh, is anyone would would anyone like to speak in favor? Would anyone like to speak against? Okay, we will close the public hearing. All right, we'll open it up to questions. We'll start to my right. Commissioner Allen, I guess my only this is all kind of new to me as far as the phraseology. Um, What other forms of internal illumination are there? Well, internal illumination would also include basically light shining through the front of the sign, which the city has never allowed. Okay? So,

and of course, you probably know what that looks like and you've probably noticed that Peaceree City doesn't do that. Okay? Right? But this has been allowed to happen for quite some time. There are several instances throughout the city and it's never officially been put in the ordinance that this type of illumination is permitted. And I guess that was my next question. Why are there businesses with that lighting if it's been prohibited in the past? Okay. Different people, different times just allowed it to happen. No further questions. Okay, Mr. Gap.

Uh, two questions. Are neon lot Leon lights considered this type of light neon. Let's see. I don't think I printed the prohibited section, but Oh, wait a minute. Yes, I did. I was going to say I believe that might be something else that's prohibited in the prohibited list. Would not be included under this. Oh, no. Okay. No.

And then the definition that you're adding is just in addition to what we already have. Take any other definitions out. Correct. Mr. Hamner. Yep. Just a couple questions. So, I'm going to use the Chick-fil-A picture as an example right now. So overall that lighting behind those letters is pretty I would say overall conservative and somewhat appropriate for it for it. But is there do you feel like the language is tight enough to prevent something that's like high brightness or has a color cycling background to it? Yeah.

So signs with lights blinking and or flashing in a series lines or rows are prohibited. Flashing, blinking, fluctuating, or otherwise animated signs are prohibited. ing colors. Sure. Yeah. Something that cycles through, which I believe you've answered. That would definitely not be permitted. Correct. Got it. What about something that's like doesn't have this sort of restraint with the brightness?

Uh, I think it can really only be so bright if it's shining back, you know, against the wall or the the rear surface of the letters. But there is no um limit to lumens if you will. Sure. At this time. Okay. Go for it. Do we want to consider prohibiting anything but a white light? Prohibiting back lit color. Well, I will say, you know, lights kind of come in like different. Oh, right. I I believe we currently have some that are different colors.

I can think of at least one. I think it's that fro yo's and what is that place called? I think there's might be green. I'm not sure. One one night it was malfunctioning. I happened to be in the city with my husband for dinner or something and we drove by and I did one of these. It was actually flash. It was doing all kinds of weird stuff. Red and green lights. and I told code enforcement there was something wrong with their lighting that they need to go go in a dress on Monday. So, um I can't remember after it it was fixed whether it was in fact green

or white, but anyway, I I I can't pin one down, but I'm probably I'm pretty sure that we have something that's a color, but it again sol it stays that color. Mhm. But I would say most everything is white. Some shade of white. It It just shows up better. So

we I mean there we could make an amendment to this proposal and say it should be a shade of white and then when someone comes with a sign it has to be that shade. Correct. and grandfather, right? Anybody else in I would think that would be wise. Yeah. I will say this. Sorry. No, please. I don't know if white is the right term for it. Like for example, there's different temperatures of light in ter like this is a great example. Like the Chick-fil-A is almost like a I think it's called like a daylight

and the the one on the right obviously is much it's it's warm. It's got an orange to it. So, I think that there should be some sort of language to, you know, basically for anything that's quote unquote standard, like I would consider those two colors to be standard overall on it, but I don't know if they're exactly white. I have a threshold question for staff. Um, are we recommending something to city council tonight? Is that the Is that the goal here? That is the goal. Yes.

So, so we could we could um potentially have a motion uh gentleman to pass this and uh indicate to with the condition to staff to you know work with the city engineer to figure out the appropriate language to limit to the spectrum of whites and warm whites something like that. Yeah, we we could certainly research the appropriate language before going to city council. Going to city council.

Okay. All right. Um well, I think we've got any further questions. Okay. Comments. Uh, Commissioner H, go back to you. Do you know if there's any sort of conflict with other signage or lighting uh, ordinances or language that's been passed, like for example, I'm thinking, and my memory is bad about this because now it's been a little while, overlay districts. If we talked about lighting on that, that would impact signage. this way. Do you know if there's any sort of conflict like that?

So, to my recollection, the like the highway 54 overlay district. Yeah. Still only allows the reverse. Okay. Uh would only allow the reverse channel. Got it. Um, no, no place that I can recall would allow them to have light shining through the signs. Okay. That's just that's really a historical policy. Sure. For Peach Tree City. Okay. Those are my questions. Mr. Allen.

So, I go back to my original question. Do we Ken just said in addition to do we want to consider restricting any future back lit lighting to be a form of white light or not have a another color in the spectrum? Before we discuss I have a quick question for city staff. Do you know if there's any sort of branding or company kind of like uh creative guidelines that would immediately come to mind in terms of like, okay, here's how we want to do the lighting for signage like this. And here's why I ask. I I guess I just want to understand like how much leeway do we have without bumping up against any sort of corporate or branding that businesses want to do.

So Target came to mind except I believe their bull's eyes are red so their halo lighting I believe is white. Okay. Um, oh, I I should mention there and we may have had this I don't know if we've had this conversation before. There is a section out 54 going towards Fateville where the Publix is.

That area was annexed into the city and all the frontfacing lighted signs that existed at the time were allowed to remain. But as new tenants come, they're forced to do the halo lit just in case you were thinking. Got it. But don't they have lighted signs down? Yeah. Yeah. Call out. Yeah. I I mean I asked that question again just because again obviously let's have this conversation about it. But do we how much of that branding do we need to take into consideration as well? So that's why I ask. Okay. Commissioner Allen, would you like to maybe restate your question so we can address it appropriately?

Well, I'm looking at this right here that discusses design and visibility for best practices. And it says that the use of cool white LEDs and softer yellowish uh white lights provide a pleasant tone. I was thinking something in the range of that as opposed to red, green, blue. Sure. then you become New York City or Vegas.

That's right. Yeah. Yeah. I think I think that's what we're trying to avoid and that's maybe why we're we're hoping to give staff some uh discretion to work with the with city engineer to figure out the right language. You know, I mean, if you'd like to provide some specifics, we can do that, but I'll leave it to the to the group. Where's Robert? I know. I know. So, I'm trying to craft the right wording. We

we could always um you know, h have have it approved um you know, it could come back right to us or or would or could it go back to one commissioner who's concerned about correct wording? Would that be okay just to double check that you know we we are comfortable moving forward with with what's decided amongst staff. You you could uh what have we done before? I don't know if postpone is the right word to your next meeting to make a recommendation and then it wouldn't be a public hearing. It would just be an old agenda item.

And your next meeting is May 11th. So that still precedes the May 21st scheduled date to take it to city council. So, it's yeah, it's up to the group. I mean, if you'd like to if you'd like to postpone it um and and and staff can come up with some language, would that be okay with you? It's your decision. Yeah. But yeah, we always seem to be dumping work on Well, I mean, there's two options here. We we either let you know let them go forward and and craft something and then bring it to city council or they can go forward and craft something and bring it back here. I I think either way staff will be happy to to do it.

I'd rather you know kind of like the language that you just read best practice. So kind of use that language as a guide toward crafting something finally. Although I would be careful about using best practice because that still leaves it vague. Yeah. To I'm talking about the the actual language that they use, right? In terms of the colors. Yeah. Yeah. Some you could say something similar too. That's right. Okay. Great. Great. One second. Yeah. Take your time. So, any any further comments, Commissioner Gant? No.

Okay. Um I I'll I'll just kind of give my general comments before uh we go back to Commissioner Allen. I I I think generally, you know, seeing some of these signs around Peach Tree City, I think it's the right thing to do um to put this in in our ordinances and have it uh have some clarity uh especially for changing tenants and new tenants in their space. So, I I support uh what we're talking about here. I also support uh what you know, Commissioner Hamner and Commissioner Allen are are achieving are trying to do here, which is um limit the uh the changing lights and the multicolored lights. I think that's probably unnecessary uh for the most part for most of our our businesses here in Peach Tree City. So, um yeah, overall I am in support of of putting this into the the ordinances generally.

Okay. Okay. Would you like to make a motion, Commissioner Allen? I'd like to make a motion that we postpone the approval of size requirements reference uh 6615.6 until staff can research optimal lighting use of and preferring cool white or warm soft yellows and restricting future use of back lit lighting to these suggested lumens and color tones. Great. Thank you. Do we have a second? Second. Okay. Any discussion on the motion?

Seeing none, all in favor please signify by saying I. I all opposed. Motion motion carries. Thank you. All right. So, uh, member staff topics. Looks like our next meeting is on May 11th and we don't have a UDO meeting currently scheduled. Correct. That is correct. Yeah, we're a little bit up in the air on it. Uh, but know that the next one we're going to have a lot to talk about. Okay. Has there been just out of curiosity, have we selected a a an RFP? It it has not been presented to city council yet.

Okay. So, it needs to be presented. Okay. Before it can come back to us, basically. Okay. Great. Any any other topics today? I have a question on the following meeting. The 25th is a holiday. We'll need to cancel that. If you'd like to Should we make a motion? Make that official. Be sure. That would be the 25th. 25th. So then we'll only have one meeting in May. Correct. Okay. I'd like to make a motion that we cancel the planning commission meeting scheduled for May 25th due to it being a holiday. Do we have a sec? We have a motion and a second. Any discussion on the motion? All those in favor, please signify by saying I.

Opposed? Motion carries. Thank you. Great. Well, any other um member staff topics? Just a heads up, I will not be here for the June 8th planning commission meeting. Okay. Yep. Noted. Okay. Great. That's it. Well, then um I think not be here for that meeting either. Okay. So, maybe maybe what we do at the next meeting at the May 11th meeting is you just make sure that we'll have a a quorum and if not, we'll talk about maybe rescheduling that one. Okay. Thank you. All right. Anything else? Seeing none, I'll entertain a motion to adjurnn. Move to adjourn. Second. Second.

All right. All those in favor say saying I. Hi I.