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Planning commission tables Blue River mixed‑use proposal for 50‑acre Hiram site after questions on schools, stormwater and fire protection
Summary
The commission moved the Blue River Development MXU rezoning forward to next month after presentations on a 50‑acre mixed‑use plan, school enrollment projections and resident concerns about buffers, drainage and emergency services.
The Paulding County Planning Commission on Wednesday tabled a City of Hiram annexation and mixed‑use rezoning application from Blue River Development LLC for about 50 acres along Windy Bagwell Parkway (US‑278) and Poplar Springs Road.
The applicant, represented by Rob Hosack, proposed about 319 owner‑occupied units (293 attached townhomes and 26 detached homes), 49,000 square feet of commercial space and civic acreage required by the City of Hiram’s MXU rules. Staff recommended approval with 10 stipulations.
Hosack told commissioners the project includes civic‑use acreage and a commercial parcel that could serve trail users; he also said Blue River would “be willing to participate” in voluntary contributions to the school system to offset enrollment impacts, citing a customary figure of $500 per residential unit.
Commissioner and school‑system member Jacob Wicks relayed the school system’s projected yield for the site: about 111 students total — 51 to Hiram Elementary, 27 to PB Rich Middle and 33 to Hiram High — and said the district’s operational capacity percentages would rise accordingly. Wicks and other commissioners noted this projection does not account for other nearby developments already approved or under review.
Residents raised concerns about buffers, adjacency to single‑family homes, existing drainage and potential stormwater impacts. Ed Pulaski of Poplar Farms asked for a larger natural buffer and reliable stormwater protections — noting prior flooding from the subject property into adjacent yards. Pulaski said the applicant’s site plan appeared to show roughly a 20‑foot back‑of‑lot separation where residents expect a larger buffer and asked the commission to consider expanding that separation.
Commissioners also pressed on fire protection and road capacity. Commissioner Leggett asked whether Blue River would reserve land for a future fire station; Hosack said Blue River would set aside civic acreage and was open to a fire station being an appropriate civic use, but wanted flexibility over the final deed recipient (city, county, or authority). County staff confirmed that the fire department and other agencies participate in plan review and can require hydrants, sprinklers or access as conditions of project approval.
County wastewater staff told the commission the Rakeshrough pump station is near capacity; developments that add flow will be required to enter development agreements and potentially contribute to a bypass reroute project to reduce load on the station. The applicant indicated no objection to adding that development‑agreement requirement as a stipulation.
After questions and public comment, a motion from Commissioner Leggett to table the application to the next meeting for additional information and revisions carried; the application will return with updated traffic, water/wastewater and buffering responses for further consideration.
What happens next: The applicant will work with county and city staff on traffic counts, stormwater and sewer development‑agreement language; the commission will revisit the application at the next monthly meeting.
