Dalton council approves rezoning, stormwater contracts and easement; backs community improvement district

Dalton Mayor and Council on Monday, Jan. 6, 2025, approved a series of land-use and public‑works actions including a rezoning to bring an existing house into compliance, an amendment to the regional unified zoning ordinance to mirror state law, award of a stormwater contract and purchase of a drainage easement, approval of a $100,000 insurance settlement and a resolution supporting formation of a community improvement district, and they heard a first reading on a requested annexation.

The votes clear work to proceed on stormwater projects and to adjust local zoning rules following changes at the state level; several items passed with brief discussion and staff presentations. The meeting also included an extended presentation and certificate recognitions for local youth soccer state champions and routine mayoral appointments.

Andrew Parker, assistant city administrator, presented two unfinished-business items carried over from the Dec. 16 meeting, including second reading of ordinance 24‑35, a request to rezone a 0.38‑acre parcel at 1112 Riverbend Drive from heavy manufacturing (M2) to rural residential (R5). Parker said both the planning commission and staff recommended approval because the property currently contains a residential dwelling that is nonconforming under M2 zoning; rezoning would make the home conforming under the unified zoning ordinance. The council moved and seconded the ordinance on second reading and voted to approve it.

Also on second reading the council approved ordinance 24‑36, a text amendment to the unified zoning ordinance. Parker explained the amendment makes two changes: (1) reduces a building‑height allowance in Varnell’s C2 district from 140 feet to 50 feet (as requested by that municipality), and (2) updates the unified zoning ordinance to reflect state statutory changes enacted in the 2024 Georgia legislative session (House Bill 1073 and Act 594), which removed a previously required second public hearing for certain drug treatment facilities and halfway houses.

The council took no action on annexation ordinance 25‑1, the first reading of a request by Greg Townsend to annex 0.35 acres at 1223 Covey Drive into the city as low‑density single‑family residential (R2); Parker said the item will return for decision at a subsequent meeting.

Parks and Recreation Director Steve Farrow presented a change‑order request for the Dalton Pickleball Complex design intended to reduce cost. Farrow said the revised design reduces the building footprint, removes some finishes and covered‑seating elements from the contractor scope, relocates ADA parking, reduces landscaping, and substitutes less costly monument signs and court surfacing alternatives. Farrow said the change‑order request would cost $58,720 for redesign but is expected to bring the rebid price down by roughly $600,000 and keep the project under budget; the council approved the change order. During discussion Farrow said the current plan retains a pavilion to cover three courts (instead of six), and that climate control or permanent gas heating is not included in the contractor scope though a future gas connection could be considered.

The council approved purchase of a permanent stormwater drainage easement and a temporary construction easement at 607 North Elm Street (Brooker and Sons LLC) for $25,100. A staff speaker said the appraisal came in approximately $29,100 cheaper than previously discussed and that the purchase will be paid from the North Glenwood Avenue stormwater project account funded by the 2015 SPLOST (special purpose local option sales tax).

Public Works presented the West Franklin Street and Valley Drive stormwater bypass project (project PW‑22024‑VDD‑161‑2). The council awarded the contract to Wright Brothers Construction Company Inc. as the low bidder at $2,191,164 (staff noted the bid came in about $900,000 over the project budget but said cost shortfalls were covered by underruns on other stormwater projects). A council member recused from the vote, stating the project crosses property owned by a family member.

City attorney Jonathan reported the city’s insurance carrier agreed to a $100,000 payment to settle a claim for window damage at 114 North Pence Street; the council approved the settlement agreement and release.

Andrew Parker described resolution 25‑01, which directs the city to support local legislation to create a community improvement district (CID). Parker summarized the statutory process: local governing bodies must first adopt supporting resolutions, the General Assembly must enact local legislation authorizing the CID, and property‑owner consent must be obtained from a majority of commercial owners representing at least 75% of assessed value within any proposed district for the CID to form. Parker noted Greater Dalton is working with a CID consultant and that a CID affects only commercial property, not residences. The council voted to approve the resolution of support.

The meeting concluded with council approval of a slate of mayoral appointments and reappointments to boards and commissions and the selection of Tyree Goodlett as mayor pro tem; the council then adjourned.

Votes at a glance

- Ordinance 24‑35 (rezoning, 1112 Riverbend Drive, parcel 12‑255‑03‑022): Approved (second reading). Motion and second recorded; vote taken by voice. Referenced planning commission recommendation to approve.

- Ordinance 24‑36 (unified zoning ordinance text amendment to align with 2024 state law and adjust Varnell height): Approved (second reading). Motion and second recorded; voice vote.

- Annexation ordinance (first reading) — Greg Townsend, 1223 Covey Drive (0.35 acres): First reading only; no action taken.

- Pickleball complex change order request #1 (design revisions to reduce cost; design fee $58,720): Approved. Staff estimated approx. $600,000 in savings on rebid; council approved the change order to proceed with redesigned scope.

- Easement purchase at 607 North Elm Street (Brooker and Sons LLC): Approved. Permanent drainage easement and temporary construction easement for $25,100; paid from 2015 SPLOST project funds.

- West Franklin/Valley Drive stormwater bypass (PW‑22024‑VDD‑161‑2) contract award to Wright Brothers Construction Company Inc.: Approved. Low bid reported at $2,191,164; staff said the bid exceeds budget by about $900,000 but funds were shifted from other stormwater projects. One councilor recused from this vote due to a family property interest.

- Settlement agreement and release for 114 North Pence Street (insurance claim): Approved. Carrier to pay $100,000.

- Resolution 25‑01 (support for local legislation to create a community improvement district): Approved. Staff noted CID applies to commercial properties only and requires property‑owner consent thresholds under state law.

- Mayor’s appointments and board reappointments (multiple items listed on the agenda, including housing authority resident member, tree board, recreation board, trade center authority, library board and others) and appointment of Tyree Goodlett as mayor pro tem: Approved.

Discussion vs. decisions

Discussion (examples) - Parks and Rec described design changes to reduce costs and keep covered courts; councilors asked about appearance, number of covered courts, and winter heating options. Staff said pavilion cover would protect from rain and sun but that no permanent climate control is planned in the contractor scope. - Public Works staff noted the West Franklin/Valley Drive bid exceeded budget; staff explained other stormwater projects came in under budget and funds were reallocated. - On the CID, staff discussed required consent signatures, geographic uncertainties pending a feasibility study, and that the CID would be driven by commercial property owners once formed.

Direction/assignments - Staff to proceed with pickleball complex redesign and rebid under the approved change order. - Project contracts and easement purchases to move forward per council approvals; construction timelines (stormwater project) estimated at about 24 weeks after notice to proceed.

Decisions (formal actions) - All of the items listed in the “Votes at a glance” section were approved or otherwise handled as noted above. The annexation item remains at first reading and will return for further consideration.

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