Public hearing held on Blue River Development mixed-use rezoning; council to vote next week

The Hiram City Council on Aug. 20 held a public hearing on an application from Blue River Development to annex and rezone about 50.32 acres along U.S. 278 to the city's Mixed Use District. The project site spans land lots 663, 664, 669 and 670 and lies on both sides of Windy Bagwell Parkway (Highway 278).

Blue River Development representative Rob Hosack told the council the proposal would yield about 319 owner-occupied single-family units (mostly attached), about 6.34 units per acre, roughly 10 acres of commercial land with an estimated 49,000 square feet of commercial space and about 5.5 acres set aside for civic use in two locations. He said the applicant has completed due diligence studies including an aquatic resource delineation, environmental assessment, geotechnical work, a traffic study, an ALTA/title review, and a water and sewer availability analysis.

The developer highlighted consistency with the joint comprehensive plan between Paulding County and Hiram and said the project would provide a dedicated connection to the Silver Comet Trail. Hosack said stormwater controls will be finalized during subsequent permitting and that Paulding County and city staff have reviewed the concept plan: "There will be a very robust, legally defensible, monitored environmental stormwater control plan that will be reviewed by the professional staff," he said.

Residents who spoke during the public comment portion pressed the council on traffic, school capacity, emergency response and stormwater impacts. Ed Pulaski (171 Salhurst Lane) and several other neighbors from Poplar Farms and Saddle Horse Lane submitted a petition and asked for stronger buffers, larger setbacks and clear drainage remedies for recurrent flooding. Pulaski said: "You're moving from business and residential to a mixed development'...have the council members had a chance to look at this traffic study?" Michelle Lockhorst, a downtown Hiram resident of 30 years, said the development would add too much traffic and strain police, fire and the schools.

City project manager Cliff McGrady responded to questions about stormwater and traffic, saying city staff and Paulding County reviewers will require infrastructure and drainage corrections before the project proceeds: "This project will not go forward unless that stormwater problem into Poplar Farm subdivision is correct," he said. McGrady also said the traffic study calls for dedicated turn lanes at Poplar Springs Road and that Paulding County reviewed the study.

Hosack said the developer is prepared to increase buffers along the Poplar Farms property line to 25 feet, install a fence along the joint property line, and place the buffer areas under HOA management and covenants to preserve them. He also said the applicant had volunteered a $500-per-lot contribution to Paulding County Schools and that vertical construction (homes) would likely be about two years away, with permitting expected to take six to eight months.

The public hearing was formally opened and closed during the session; the council did not take a final vote on the rezoning application. The mayor announced the council will consider the item at its regular meeting next week.

Minutes and staff materials indicate Paulding County professional staff and the county planning commission and Hiram professional staff had recommended approval during early reviews, but the council is awaiting final deliberation and any required permit conditions prior to a formal vote.