[{"_1":2,"_121":-5,"_122":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,86,98,109],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},"mediaId",6401061,"mediaKeyId","2066599-cfc756daa95ef8fe7cc5b8f4115381a3","parentId",2066599,"title","Developer presents Gaines School Road mixed‑use townhome concept; commissioners and neighbors raise stormwater and displacement concerns","audioSeconds",393,"startMs",7207000,"endMs",7600000,"viewUrl","/Search/View?dp=1&key=2066599-cfc756daa95ef8fe7cc5b8f4115381a3&start=7207&end=7600","thumbnailUrl","https://assets.pipeline.soar.com/2066599-cfc756daa95ef8fe7cc5b8f4115381a3/thumbnail_7207000.jpg","articleUrl","/articles/6401061/Warner-Robins/Houston-County/Georgia/Developer-presents-Gaines-School-Road-mixeduse-townhome-concept-commissioners-and-neighbors-raise-stormwater-and-displacement-concerns","mediaUrl","https://secure.pipeline.soar.com/6401061-9c84dd0fda6d206a273036b492879d58/orig.mp4?Expires=1770432633&Signature=Tk0zpVuovyrqmEWAw605ujuPgbLCRbCG-MDNJrMpn-18a-yeqlquL~Cfc8Ob5MrT-GIJit699cu0WZ-7Kmog0VfkOwLhOys~a5zgrQtPceqC7W9STL78ogw~vTk2rjl31uUY9qbd2UGWqz5FaqvCfTFwOT7fv7p~w0TpntU1IJbJqbo8ff6dG~4pqDIDzZmOIVU4dePo2d6U0o-UnUmafCg8HUZAjSpJBCfq~WmvlEApUL-E3khxqi2pkz-KgK9-JR9x5N~rvEDWZ5IzXWGCA7Gwpe9ak7ROiFX3YGFgtcKC2JvDsPbxXMZvQE9enKvGJN1jGQVhPWvYNW7me2QCFA__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-01-04T08:37:36.563Z","article","A developer presented a preliminary planned development concept Tuesday for roughly 8 acres at 450–460 Gaines School Road that would build about 69 fee‑simple townhomes, 10 accessory dwelling units and roughly 10,000 square feet of ground‑floor commercial facing Gaines School Road.

Planning staff said the site’s location along a commercial corridor and the proposed mix of small commercial and attached housing is compatible with the 2023 comprehensive plan and with the broader redevelopment goals for the Gaines School corridor. Staff conditionally supported several waiver requests but asked the team to provide additional information about fenestration on certain townhouse end caps, tree conservation and a technical approach to downstream stormwater impacts.

Applicant teams said they have done preliminary engineering and that stormwater will be managed largely with underground detention systems and a mixture of surface bio‑infiltration areas. The applicant also said townhomes and ADUs were chosen to provide a range of ownership types and to create a street‑facing neighborhood edge with alley‑served rear parking and on‑street parking.

Neighbors raised two central concerns in public comment: the potential for displacement of current low‑income occupants of an on‑site long‑standing RV/mobile‑home park, and the history of downstream runoff that has previously affected nearby condominium courtyards. The landowner said he was working with residents to help them relocate and to minimize disruption. Transportation and Public Works staff flagged the need for a planned stormwater concept meeting to demonstrate the proposed system’s effect on adjacent parcels.

Commissioners asked the applicant to return with more detailed stormwater analysis and design refinements that address fenestration on townhouse ends, tree conservation and the requested commercial uses within the Gainesville Road overlay. No formal vote was taken on the PD concept; staff will continue technical review and the applicant will be expected to provide the requested engineering and tree‑management details in a future master plan submittal.","mediaType","Video","parentTitle","01-02-2025 Planning Commission","oneSentenceSummary","A preliminary planned‑development concept for 450–460 Gaines School Road proposes about 69 for‑sale townhomes plus 10 accessory dwelling units and a small commercial frontage. Staff found the concept compatible with the comprehensive plan but asked the applicant for additional technical work on tree canopy, fenestration and stormwater.","taxTitle","Warner Robins, Houston County, Georgia","taxId",25016,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6401066,"Commission approves rezone at 997 South Milledge; developer to extend sewer to property line",477,5727000,6204000,"/Search/View?dp=1&key=2066599-cfc756daa95ef8fe7cc5b8f4115381a3&start=5727&end=6204","https://assets.pipeline.soar.com/2066599-cfc756daa95ef8fe7cc5b8f4115381a3/thumbnail_5727000.jpg","/articles/6401066/Warner-Robins/Houston-County/Georgia/Commission-approves-rezone-at-997-South-Milledge-developer-to-extend-sewer-to-property-line","https://secure.pipeline.soar.com/6401066-b3695b324ebbe49559846bcf1649cf73/orig.mp4?Expires=1770432633&Signature=BkldtLXAyEHg5~c-XoVUqtjnkhd7i3~XZCioPRPkgQCeAme7wsjRDvBnEiBiOtVdC4XjYue-jHxOGyQUcWFv1c1ds9LtEabmTawUZTJwQIrm7O-niq9LNcm~XctieeEv8EPFd-YRG-HXHMasuqpW9CwtlXKa~0kcfSCfgi8VWvo5mqA5LP26TsQAACN19o4kU4epBP9VVU5UUyfZ5QUEpBg~QKClyT9A9sixyzrFmoHNfnvqpBilfJhDvmxC5DKwXZQjRwAp8ks3exFtXx4wkdq5puuc5~fXdn3Vjhr-U2X8GJzZ-fp8fSI4NRlS~6ARBWyK13rDQzb9M8K8cL06Qg__&Key-Pair-Id=KUT5TJCACFTXG","The Athens‑Clarke County Planning Commission voted unanimously to recommend rezoning 997 South Milledge Avenue from commercial office to mixed density residential (RM‑2), supporting a proposal that will convert an existing historic structure into five one‑bedroom units and add four townhouse units behind it.

Planning staff described the parcel as already surrounded by mixed‑density residential uses and said the proposed residential conversion is consistent with the 2023 comprehensive plan and the Millage Avenue design and historic overlays. The plan presented to commissioners shows retention and reuse of the historic front building and a small infill of townhouses to the rear with 14 parking spaces planned for nine units.

The applicant, Brad Martin, told commissioners he would extend sanitary sewer service to the property line and coordinate with public works on construction. Staff’s recommendation requested a condition requiring sanitary sewer service to be provided to the new structure in a manner approved by Athens‑Clarke County utilities. Commissioners adopted that condition and approved the rezoning unanimously.

Staff noted the project had been reviewed conceptually by the Historic Preservation Commission and that final design and Certificate of Appropriateness (COA) review will be required for changes to the historic structure. Additional technical review will address stormwater, preserved canopy and other plan review requirements before permits are issued.

The commission’s vote forwards the rezoning recommendation and condition to the mayor and commission for final action.","Commission recommended rezoning 997 South Milledge Avenue from commercial office to mixed density residential (RM‑2). Applicant agreed to extend sanitary sewer to the property line; staff recommended and commissioners approved the rezone subject to that condition.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6401071,"Commission backs RM‑3 rezoning at 218 North Ave, adds binding design‑intent condition",620,6200000,6820000,"/Search/View?dp=1&key=2066599-cfc756daa95ef8fe7cc5b8f4115381a3&start=6200&end=6820","https://assets.pipeline.soar.com/2066599-cfc756daa95ef8fe7cc5b8f4115381a3/thumbnail_6200000.jpg","/articles/6401071/Warner-Robins/Houston-County/Georgia/Commission-backs-RM3-rezoning-at-218-North-Ave-adds-binding-designintent-condition","https://secure.pipeline.soar.com/6401071-545feb45f98b9dac664b52b1c0ffb705/orig.mp4?Expires=1770432633&Signature=bwysYef-1EX7YP50KvQNXtzM3toBOeIm~iiE1ClIDf7EWNDF7BNnaGFn2IcKrzmk1Vqpv7Sbe8EOcmMHml6xg9ToHVutYZInHwGjFlp7E7DnZ0L7G07rQ1EBw0V~0z1RML3ACEBcD3lxj5OCnNpRfQKRhPxkl6PVo073GJrksf8hqXYH3FvGaNXgs~-eMM9rFNKj8CaDL1-i42fKRHUDjq-HFyIRTjjsxdUhzqZRofnESoXfTx6aglO9WS~Y9lJFxmTICLyfsMrmOaL6P-6WEmOFv1DnXfaeYZIalGHe~nv5fbW2v2~c1zcnf-bQd5hPCRa1cb0rC~znTY-aYp3Kjg__&Key-Pair-Id=KUT5TJCACFTXG","The Athens‑Clarke County Planning Commission voted unanimously to recommend rezoning a commercial parcel at 218 North Avenue to RM‑3 and to include a condition intended to preserve the architectural character shown in the applicant’s concept plan.

Staff told the commission the site, currently occupied by long‑standing trailers and older structures, offers a close‑in infill opportunity within walking distance of Walker Park and downtown. The applicant presented a nonbinding plan that proposes eight buildings, 228 bedrooms and about 218 surface parking spaces, and included representative architecture for review.

Applicant representatives emphasized the proposal’s design approach—broken massing, windows and varied unit sizes—which staff described favorably in the briefing. Several commissioners said they appreciated that the concept included smaller‑scale building types and modernized facades rather than one large monolithic building. Commissioners also noted the topography and utility constraints on the site and asked applicants to coordinate lighting, stormwater and tree conservation.

During public comment residents raised concerns that existing occupants of a small RV/mobile home park on the parcel could face displacement. The landowner addressed the group and said he intends to help the current residents relocate; the applicant indicated parcels are unoccupied or underused and that new housing would replace existing nonresidential uses.

Several commissioners asked how to preserve the architecture in a way that would bind future owners; the applicant said the presented designs were created as if the submittal were a planned development. Commissioners worked with staff to frame a condition that stops short of binding every detail but requires that the ‘‘architectural design intent as depicted in the applicant submittal’’ be binding in respect to massing, scale, materials and general fenestration arrangement. The applicant agreed.

Commissioners voted to recommend approval with that condition. The record shows unanimous support on the roll call. The rezoning recommendation and the condition will go to the mayor and commission, and detailed design review will proceed through the Historic Preservation Commission and through plan review if and when approvals move forward.","The commission recommended rezoning a North Avenue parcel to RM‑3 and approved the applicant’s nonbinding concept plan, adding a condition that the architectural design intent in the submittal be treated as binding with respect to massing, scale, materials and general fenestration arrangements.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":79,"_47":103,"_49":104,"_51":105,"_53":106,"_55":56,"_57":58,"_59":107,"_61":62,"_63":64,"_65":108,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6401076,"Planning commission approves small‑scale mixed‑use infill at Oconee and Ann Street with sewer condition",2789,3415000,"/Search/View?dp=1&key=2066599-cfc756daa95ef8fe7cc5b8f4115381a3&start=3415&end=6204","https://assets.pipeline.soar.com/2066599-cfc756daa95ef8fe7cc5b8f4115381a3/thumbnail_3415000.jpg","/articles/6401076/Warner-Robins/Houston-County/Georgia/Planning-commission-approves-smallscale-mixeduse-infill-at-Oconee-and-Ann-Street-with-sewer-condition","https://secure.pipeline.soar.com/6401076-f818a3d1f8bde3ee2661b609011ce516/orig.mp4?Expires=1770432633&Signature=istjSt6DdF7xkROcTVhqOFC5gaAgIlasDDHxh9nGv7~WRth8LhxaQy4KHHzPmBZlM2ehIQTTZhtef8BWWdToTZJd4mxlazjW8l8xXd4tCsCqGRhwCUwP9NiuWP0BmnToRvKe2SxdfuAjFfa58y9lwkfUauwX-3OAx5ffKC9YeRXmbBZdJbHSnE6zceluZ2YsZNqWGeaDMKJptn81BifPAyDFMNJ8oLqsWkqU1o9X62dNyKoPVwqGTUhy5ZvCqfdYfKzNeMv4-OljLSCQbN~S1ztAExAitjATNBRulLAnVsBdEO4~TSRg25dkdpz23tgCD5VWl4cgcCGMzJ7prEqhPg__&Key-Pair-Id=KUT5TJCACFTXG","The Athens‑Clarke County Planning Commission unanimously recommended approval Tuesday for a rezone and nonbinding plan at 1280 Oconee Street and Ann Street that will replace an underused commercial parcel with mixed‑use infill including two commercial buildings, six duplexes and one single detached unit.

Planning staff described the site as a well‑connected infill location near the Firefly Trail and Greenway; Mark (planning staff) told the commission the design balances proximity to town with pedestrian and bicycle connections while noting that on‑site access and sewer connections will require work before final permitting. Staff recommended approval, subject to conditions.

The applicant, Brett Nade of Studio DNA, said the design aims to create ‘‘a little pocket neighborhood’’ with modest retail in front and residential behind. He said the project will include porches, transparency and landscaping intended to fit the street‑facing context.

Public comments included a neighboring property owner who asked for yellow curb markings on Anne Street to preserve emergency access; the applicant agreed to coordinate with Transportation and Public Works. Several commissioners pressed the applicant on the proposed conserved canopy waiver, stormwater and the details of a retaining wall and access to Anne Street.

Commissioner Sarah Gehring moved to approve the rezone with a condition that the applicant provide a sanitary sewer connection to serve the new structure as approved by Athens‑Clarke County utilities; the motion passed unanimously on roll call. The recorded roll call in the meeting record for the approval reads Beresford: yes; Gehring: yes; Pass: yes; Sams: yes; Anders/Lord: yes (motion carried unanimously). Staff will require the applicant to deliver the sewer connection to the property line or obtain an alternate approved method before building permits are issued.

Staff also noted the development will require a conservation canopy plan and coordination with the county arborist during plan review; the applicant said he has discussed canopy matters with the arborist and expects to meet arboricultural standards in plans review.

The nonbinding site plan will return during master plan and building permit review with detailed stormwater, grading and building design documents for technical review.","Commissioners approved a plan to rezone 1280 Oconee/Ann Street to RM2 and permit a planned development with two small commercial buildings and duplexes; approval was conditioned on providing a sanitary sewer connection to serve the new units.",{"_33":110,"_35":36,"_37":38,"_39":111,"_41":112,"_43":113,"_45":114,"_47":115,"_49":116,"_51":117,"_53":118,"_55":56,"_57":58,"_59":119,"_61":62,"_63":64,"_65":120,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6401080,"Planning commission tables Winslow Park PD amendment after staff finds plan \"incompatible\" with 2023 comprehensive plan",3179,212000,3391000,"/Search/View?dp=1&key=2066599-cfc756daa95ef8fe7cc5b8f4115381a3&start=212&end=3391","https://assets.pipeline.soar.com/2066599-cfc756daa95ef8fe7cc5b8f4115381a3/thumbnail_212000.jpg","/articles/6401080/Warner-Robins/Houston-County/Georgia/Planning-commission-tables-Winslow-Park-PD-amendment-after-staff-finds-plan-incompatible-with-2023-comprehensive-plan","https://secure.pipeline.soar.com/6401080-62579acb6a91057fbb8e43cc65268446/orig.mp4?Expires=1770432633&Signature=G6sfGGkV9NUXVkEWy81aWwIfQwz71CsH6G3aRQQj2ORKcmtbebxVhLaGwRy305PAx5T9SSFFZUeN40H08lLRL8tJe2aJs6JBDIFJ3jTB8MQ9E6CUpjBFdOSiqQV~QKSnfFoQxih6cdvUNY~3WI1uHmIf5tNf9Zg1OhwPrG466M60L-ktySBZUfig787vNbN7V95SzgG9E8iG3fcTS8a-vzti4i2~BgEHFlPtNqzSUGf2TbNMLucIP7sUMhJpc9KOAWIyFtFliJ3HQcqXKB1F4PXnmU-uWN8pWzj2zyoxNS7B7dI2QSLdvCRRF7M-RPYjdcyPAWPr1voyNG2qVY-0tg__&Key-Pair-Id=KUT5TJCACFTXG","Planning staff recommended denial Tuesday of a request to amend the Winslow Park planned development to allow 944 housing units, and the Athens‑Clarke County Planning Commission voted to table the application after hearing hours of staff and applicant presentations and discussion.

The project, covering roughly 200 acres at 4545–530 Atlanta Highway and 145 Bedgood Road and historically proposed as a mixed‑use traditional neighborhood, would reconfigure lots and internal streets and increase the approved unit count from 800 to 944. In a staff presentation, Steve Mahickweez, planning staff, said the current submittal ‘‘is incompatible with the 2023 comprehensive plan’’ and listed concerns about reduced housing variety, the decision not to build the originally intended neighborhood commercial node, reduced public streets in favor of alleys and narrower civic space.

The applicant’s representative, landscape architect Scott Haines of W&A Engineering, said the team reduced some product types, reworked internal greens and proposed alley/green‑frontage treatments to lower infrastructure costs and help make homes more attainable. He asked the commission to table the decision so the team could revise designs and address staff concerns.

Commissioners spent more than an hour discussing the plan’s design tradeoffs. Several commissioners said they were sympathetic to the applicant’s affordability argument for using alleys and green frontages rather than a conventional street grid, while staff and other commissioners warned the change represented ‘‘design drift’’ away from the project’s original new‑urbanist principles. Commissioners also pressed the applicant on sewer routing, a proposed third entrance to reduce reliance on Atlanta Highway, and the commercial node’s timing and viability.

After public comment (no speakers for or against the Winslow item), Commissioner Sarah Beresford moved to table the application for up to 90 days; the motion passed unanimously on roll call. The chair called the vote unanimous; on the record the roll call responses recorded were Harrisburg: yes; Gary: yes; Pass: yes; Sams: yes; Sanders: yes; Lord: yes. The applicant said the additional time would allow conversations about sewer routing, the third entrance and possible changes to the architectural pattern book.

What changes could follow: staff recommended six conditions if the commission ultimately moves toward approval, including improved connectivity, commitments on commercial build‑out and adjustments to the plan’s pattern book and street connections. The staff report and applicants packet list multiple code waivers the applicant requested; staff supported one waiver, opposed three, conditionally supported one and found two unnecessary.

The commission’s table means the applicant can revise the plan and return. Staff said any revised submittal should clarify sewer routes, details on a proposed third connection to Whitetail Way and how the design will restore the mixed‑use, civic‑space and connectivity elements staff says the project has lost.

The commission will return to the item after the applicant’s revisions and any further staff review.","Athens-Clarke County planning staff recommended denial of a 944-unit amendment to the Winslow Park planned development, citing reduced mixed‑use character, loss of design principles and connectivity. The applicant asked for a table; the commission voted unanimously to table the item for up to 90 days.","actionData","errors"]

Article not found

Developer presents Gaines School Road mixed‑use townhome concept; commissioners and neighbors raise stormwater and displacement concerns

Commission approves rezone at 997 South Milledge; developer to extend sewer to property line

Commission backs RM‑3 rezoning at 218 North Ave, adds binding design‑intent condition

Planning commission approves small‑scale mixed‑use infill at Oconee and Ann Street with sewer condition

Planning commission tables Winslow Park PD amendment after staff finds plan "incompatible" with 2023 comprehensive plan