[{"_1":2,"_111":-5,"_112":-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",[32,75,87,99],{"_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":73,"_74":73},"mediaId",6542801,"mediaKeyId","3843675-1e03b4e924d6f67eca45295c30bf8be9","parentId",3843675,"title","Council approves variances allowing new house and pool at 196 Short Street with conditions on stream buffer disturbance","audioSeconds",923,"startMs",5536000,"endMs",6459000,"viewUrl","/Search/View?dp=1&key=3843675-1e03b4e924d6f67eca45295c30bf8be9&start=5536&end=6459","thumbnailUrl","https://assets.pipeline.soar.com/3843675-1e03b4e924d6f67eca45295c30bf8be9/thumbnail_5536000.jpg","articleUrl","/articles/6542801/Woodstock-City/Cherokee-County/Georgia/Council-approves-variances-allowing-new-house-and-pool-at-196-Short-Street-with-conditions-on-stream-buffer-disturbance","mediaUrl","https://secure.pipeline.soar.com/6542801-2ce22bf847caf8b8c211d8de4b64ccd2/orig.mp4?Expires=1771182268&Signature=NcKiVHzoJ0G2Qo1q-nG2u8ELyYasn22NoZAf2sY4fQOt1zpsyxOPJ9sMSsraPEC7PZL81aMp893ZO42NbTBKiPCVBQx3rbUsmDT5f5YHd8UTilajhKF167ZCx8ywA3ObpCg35MfptFoZ8TagiSPLYraobuwZ9W1Ro-W9J6~V~e-5vHhPuV-OEnCZJBcqt0Gczi9cD-o9Jf05l5z7prrlSezl7sVl1~yCEjjps6mNdQOIJQlaMXGtzq9fXFGOZ-VOUPuK7w~8m1AjtcK6rIesyjCEtxPzHiUrpbbO43wuFaZNK0wW~V5LRQewcR3DeEF673t0kIKAmrbeZPXB9ujapw__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Woodstock GA ","date","2025-06-16T18:51:00Z","article","The council approved variances that allow demolition of existing structures and construction of a new single‑family home and pool at 196 Short Street, a one‑acre downtown property that staff determined includes state waters and stream buffers under current rules.

Planner Natalie (staff) summarized the review: the site contains mapped streams and a layered buffer/setback scheme (50‑foot undisturbed buffer, 75‑foot impervious setback, a 25‑foot state stream buffer). Existing buildings already encroach into those buffers; the proposed project would remove the older structures and construct a 3,746‑square‑foot two‑story house, a pool with a 975‑square‑foot concrete deck, and porches and walkways. The applicant revised the design after buffer mapping changed so the proposal now seeks specific variances: 43 square feet of encroachment into the 50‑foot undisturbed buffer (walkway) and 1,870 square feet of encroachment into the 75‑foot impervious setback for the house and pool deck.

The Development Process Committee (DPC) and planning commission reviewed the application and recommended approval with conditions; planning commission modified the conditions to allow the pool within the 75‑foot impervious setback but to prohibit it within the 50‑foot undisturbed buffer. Aaron Hebel, the project designer/builder, told council the site’s stream conditions and unusually heavy rain in early 2024 revealed siltation that made an earlier ‘‘not state waters’’ determination untenable, prompting a conservative approach and the current variance request.

Council voted to approve the project with the planning commission and staff conditions. The motion passed unanimously with four votes in favor and two absences. Conditions include limiting disturbance within the 50‑foot stream buffer to the construction shown on the approved site plan and prohibiting pools or decks in the 50‑foot undisturbed area; disturbance must be stabilized and reviewed by staff.

","mediaType","Video","parentTitle","City Council of Woodstock GA - City Council - Jun 16, 2025","oneSentenceSummary","Council granted variances to allow a new single‑family house and pool at 196 Short Street despite stream‑buffer encroachments, subject to planning commission conditions limiting disturbance in the 50‑foot undisturbed buffer and restricting pool placement.","taxTitle","Woodstock City, Cherokee County, Georgia","taxId",51313,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6542806,"Council tables zoning text amendment to allow commercial shipping‑container buildings in downtown open spaces",1426,4442000,5868000,"/Search/View?dp=1&key=3843675-1e03b4e924d6f67eca45295c30bf8be9&start=4442&end=5868","https://assets.pipeline.soar.com/3843675-1e03b4e924d6f67eca45295c30bf8be9/thumbnail_4442000.jpg","/articles/6542806/Woodstock-City/Cherokee-County/Georgia/Council-tables-zoning-text-amendment-to-allow-commercial-shippingcontainer-buildings-in-downtown-open-spaces","https://secure.pipeline.soar.com/6542806-db2e4062d88e6c961be09e2c7eb5261a/orig.mp4?Expires=1771182268&Signature=BGqk~zRnaOsS8e-5iY2RSHnOEwh2PVK5IPb4rFFbqiJnTw~~G3K4k-VxiwAsZlamM50ctC6qIMj-XGkm~Lo93C-4oq4~gSPFG03XwMWkib1xB9a19wyUD-svQaza71yFpW0g8nyoiBRQKF9KmrkL2emqzHogA9nPgd26-mL9IxzvDMCoyUrCJ-ngVJ-~7gnN-ZKHmecfxq7TsnagWzPe51SdHAjxY6stlIQ501iBhC6nfbY~O3VZDLDmBqBijd7YgYohGnemCxvIRuMEsUGrT9Aupa~HSqKmkU~yPjl2OFow68piA6E8bDybPHFvsO~ant1t0xgCjdA30~OlM09ABw__&Key-Pair-Id=KUT5TJCACFTXG","City planning staff brought a zoning text amendment that would allow retrofitted commercial shipping‑container buildings in downtown commercial private open spaces under limited conditions. Cameron Dunn (planning staff) told council the amendment is aimed at activating open spaces with small, walk‑up retail while reducing impacts on nearby residences and avoiding costly downtown architectural conformance that would make container projects infeasible.

Key elements in the draft amendment include:
- Restricting container buildings to commercial private open space and requiring development‑process committee approval for placement and use.
- Requiring improved facades for containers while exempting them from the full set of downtown architectural standards that assume brick/stone storefronts.
- Limiting use to customer‑facing business operations (no storage), limiting one container per parcel, and requiring placement within 500 feet of an accessible restroom.

During council discussion members supported the concept of activating downtown space but raised enforcement and operational questions. Councilman Johnson recommended a sunset/removal clause for inactive containers, suggesting “after a year of unused, that it would need to be removed.” Staff noted the Land Development Ordinance already defines “ceases to operate” for some conditional uses as 60 consecutive days of non‑operation and said staff could add a provision tied to business licensing or a calendar year.

Given those open questions council voted to table the zoning text amendment to the first meeting in July (July 14 was set by motion) so staff can draft a clear enforcement/sunset provision and return with the revised ordinance. No land‑use entitlements were approved tonight.","Staff proposed amendments to allow small, retrofit shipping‑container retail/restaurant units in commercial private open spaces downtown, subject to design and operational limits; council asked for a time‑limit/sunset clause and tabled the amendment to July 14 for redrafting.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6542809,"Developer’s Adair Park master plans propose rooftop restaurant, grocery and parking deck; council asks for more study and railroad crossing details",6666,6200000,12866000,"/Search/View?dp=1&key=3843675-1e03b4e924d6f67eca45295c30bf8be9&start=6200&end=12866","https://assets.pipeline.soar.com/3843675-1e03b4e924d6f67eca45295c30bf8be9/thumbnail_6200000.jpg","/articles/6542809/Woodstock-City/Cherokee-County/Georgia/Developers-Adair-Park-master-plans-propose-rooftop-restaurant-grocery-and-parking-deck-council-asks-for-more-study-and-railroad-crossing-details","https://secure.pipeline.soar.com/6542809-4e2634fcc97cac188221168861865b40/orig.mp4?Expires=1771182268&Signature=m25vLPI-IhxekPg8IvKU3DGWy4pTlhgL1KmSmzAhOuSe4W0cMfDEKuD6j-QUgmS0ersxT~pBcL5Zkk0y5SVSc7URGmbpYXk2x5b-ERM0z3~jK049SEPTwE4sCa2KmVLsrTSupDiZSioPGeLjaPuOjhpe1F6SjxN6~~rduofXoaWNSbmjxALcITl1fiDkzsyN~gJtHsERVOBd0U7FoOxBpOJ812GBdDsCN4Nouj4PUb2yQ9t6V9zN-zBOEobLuKJWZkFCc~wR7R60msh8BbxIvcGBM0jDUJNFFEDOluctpFS0~15P5c85Uk9AYtKAb5uxG35WbGBkK~5YMi6bULq5Zw__&Key-Pair-Id=KUT5TJCACFTXG","Developer Eric Richards and staff presented master‑plan level proposals for two adjoining Adair Park sites — the Johnson parcel and a city/developer‑owned tract across the railroad — that would add mixed‑use buildings, a parking deck and a new road connection to Rote (Rote) Mill Road. The Johnson proposal shows a multi‑story mixed‑use block with roughly 56 condominium units and 22 townhouses on the parcel and a parking structure serving retail, office and a grocery tenant; the adjacent West site shows about 30 townhomes and shared amenities.

Both submissions envision completing the fourth leg of the Haney roundabout and a new D‑street connection that could cross the railroad and link the roundabout to Rote Mill Road. The developer and staff described alternate roadway configurations developed with Kimley‑Horn; the consultant’s plan would provide a more direct connection (typical B/D‑street sections with sidewalks, parkway strips and strategic on‑street parking) that staff said would better serve the public interest if the city participates in right‑of‑way or construction costs.

Staff said the Johnson parcel totals roughly 4.15 acres, the West parcels combined roughly 3.2 acres, and the Johnson plan includes about 34,000 square feet of mixed commercial uses (retail/restaurant/office) and a parking deck shown with approximately 341 spaces in the applicant’s materials. The application package requested multiple variances and conditional uses, including a height variance (DTRO zone maximum 40 feet vs. building sections shown higher), block and dead‑end street relief, and density above the DTRO base. Staff and the planning commission said the proposals are broadly consistent with the city’s “urban village” policy goals in some respects but did not support the density and height relief requested without more substantiation; staff suggested rezoning the Johnson parcel to the Downtown Central Business District (DTCBD) as one path to reconcile allowed density, but noted that a partial rezoning could raise spot‑zoning concerns.

Council members asked for a more robust record on three topics before the council can act: (1) a refined traffic analysis and (if appropriate) a third‑party review of the traffic study, (2) confirmation from Patriot Rail about feasibility of a vehicle crossing and any requirements or tradeoffs that crossing would impose, and (3) a clearer plan for street sections and cost‑sharing if the city is asked to convey property or contribute to construction. Mayor and council also urged greater clarity on whether the grocery tenant is committed and confirmed that staff should expect full public and planning‑commission review if the project’s density or zoning changes.

After discussion, council voted to table both applications. Council requested that the applicant and staff return with answers to the railroad crossing question, a focused traffic‑study review and a clearer scope of roadway options (Kimley‑Horn configuration favored by several councilmembers) and potential development agreements; no land‑use approvals were granted tonight.

","Developer Eric Richards presented two Adair Park master plans (Johnson and West) that together propose mixed‑use buildings, a parking structure and a new road that could cross the railroad to connect to Rotewell/Ridgewalk; council raised density, height and traffic questions and tabled both applications for further work.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6542814,"Consultants outline Wildcat small-area plan, warn major road and interchange work could cost hundreds of millions",1342,1373000,2715000,"/Search/View?dp=1&key=3843675-1e03b4e924d6f67eca45295c30bf8be9&start=1373&end=2715","https://assets.pipeline.soar.com/3843675-1e03b4e924d6f67eca45295c30bf8be9/thumbnail_1373000.jpg","/articles/6542814/Woodstock-City/Cherokee-County/Georgia/Consultants-outline-Wildcat-small-area-plan-warn-major-road-and-interchange-work-could-cost-hundreds-of-millions","https://secure.pipeline.soar.com/6542814-f4ebdf0058631d9af1cfbd1c0d38ac30/orig.mp4?Expires=1771182268&Signature=j9FosYrkrfWevFOOoBZw5PvlGKtfyRi1~QQ2Q7UHCUonfftYcfBKbF-imWkxUrhI3yeXP93uLlDXrbY59Tgo9GF2orzOYTT1QL7T0LiM6odq33abyGzk7ICAO5xozeJn9QtII~HCKsE2WOYfWv~AmcRs7nxW5DV2UCMmNSEZvIE0kyjwbMNcJE5H9SEkbMEq5Ig8u2olhRso1LLjk~tnhG1PQKADuKuMQwPmmsfmtQ700ta34QNspBVwc5ehsfcbp3Aui4qmHQeKTxcM~is7kUJ9JNUNm-meu8KIHZ9YpPhvbCgVvnHGQuOMzbptflbpQMcMrH15lz38eJctn2FC7Q__&Key-Pair-Id=KUT5TJCACFTXG","Christina Pastor of Kimley‑Horn presented a multi‑year Wildcat small‑area plan to the Woodstock mayor and council, describing proposed transportation projects, constraints and a development scenario intended to balance land use with traffic needs. The presentation emphasized that property constraints — a U.S. Army Corps parcel, a cemetery, Interstate‑575 and a railroad — limit connectivity and raise costs for any major new access across the interstate.

The consultant said operational analyses show many intersections in the study area already operate poorly and would worsen by 2044 without intervention. To address that, the report recommends reconfiguring the Holly Springs Parkway–Sixes Road intersection, widening Holly Springs Parkway and Main Street toward Ridgewalk Parkway, adding a new local connection across I‑575 south of Sixes Road and building a network of arterials and slip ramps that route local traffic without forcing drivers through failing interchanges. The plan also recommends sidewalks, side paths and trail connections consistent with the county’s trail master plan.

Pastor said the team tested a development scenario that included medical office and industrial uses and then reduced the assumed density after transportation modeling showed the higher build‑out produced unacceptable traffic impacts. “We tested the limits of what could potentially take place on the land itself so that whatever happens in the future, we can make sure that the transportation network can support it,” Pastor said.

The study includes high‑level planning cost estimates for roadwork, right‑of‑way, utility relocation and environmental screening. The presentation noted that the total inflated cost across projects could be large — staff and council speakers repeatedly described infrastructure orders of magnitude greater than routine projects. One councilmember observed a roughly $260,000,000 price tag had been discussed as an order‑of‑magnitude estimate for the larger set of recommended transportation investments.

Pastor listed potential funding sources — new local sales tax or transportation special purpose taxes, federal and state formula dollars, and public‑private partnerships — and recommended partner jurisdictions consider adopting the plan, negotiating a memorandum of agreement, and beginning right‑of‑way work and the Holly Springs Parkway–Sixes Road realignment as initial projects.

Councilmembers welcomed the study but warned that many approvals and interjurisdictional agreements would be required. The mayor noted several of the intersections referenced do not fall within Woodstock’s jurisdiction, and called the study useful for long‑range planning and coordination with Cherokee County and the Georgia Department of Transportation.

The consultant presentation concluded without a formal council vote on the plan itself; staff said the next steps would be adoption discussions, potential design work for the Holly Springs Parkway–Sixes Road realignment, and further funding exploration among partner jurisdictions.

The City posted an executive summary and staff said Kimley‑Horn will present the study to neighboring jurisdictions in coming weeks to coordinate implementation.

","Consultants presented a multi-jurisdictional small-area plan for the Wildcat corridor, recommending roadway realignments, a new connection across I-575 and targeted development that could be supported if major transportation improvements are built and funded.","actionData","errors"]

Article not found

Council approves variances allowing new house and pool at 196 Short Street with conditions on stream buffer disturbance

Council tables zoning text amendment to allow commercial shipping‑container buildings in downtown open spaces

Developer’s Adair Park master plans propose rooftop restaurant, grocery and parking deck; council asks for more study and railroad crossing details

Consultants outline Wildcat small-area plan, warn major road and interchange work could cost hundreds of millions