The Johns Creek Planning Commission met on May 6, 2025, at 7:00 PM in City Hall Council Chambers to consider two land use petitions, approve meeting minutes, and receive departmental updates. The meeting featured extensive public comment and deliberation on a proposed 200-lot subdivision on Embry Farm Road (Toll Brothers) and a 20-lot subdivision on Fox Road (The Providence Group). The Commission voted to reject the first petition (5-2) and approve the second with modified conditions (7-0). Consent Calendar - Approval of April 1, 2025 Meeting Minutes: Unanimously approved (7-0). Public Comments & Testimony RZ-24-0010 (Embry Farm Road / Toll Brothers) - Mary Amalek (Spring Meadow Farms resident) opposed the application, citing procedural flaws, environmental oversights, and legal inconsistencies. She argued that the density calculation was gross rather than net, misrepresenting compliance with the Comprehensive Plan, and that wetlands and floodplain encroachments were omitted. She also noted the 2018 Comprehensive Plan reduced Shakerag density to 1 net unit per acre and emphasized preservation of rural character. - Leon (Nellybrook Court resident) opposed, stating the proposal directly contradicts the Comprehensive Plan, threatens the Chattahoochee green corridor, and creates safety risks with a roundabout near school bus routes. He claimed Toll Brothers tried to coerce private agreements requiring letters of support. - Samrat Gangouli (Nellybrook Court) alleged that Toll Brothers told residents the deal was "pretty much a done deal" and presented a private agreement draft that coerced testimony. He questioned why required variances were not addressed and argued net density should be based on buildable acres (60-90 acres), not gross 204. - An original developer of Spring Meadow Farms (Nellybrook Court) spoke against the proposal, stating the original intent was one-acre lots and that the development should maintain that character. RZ-25-0001 (Fox Road / The Providence Group) - Roy Thomas (Fox Glen resident) opposed, citing the Johns Creek North vision plan that prioritizes preserving green spaces, and noting the property is not consistent with the future land use map. He stated 44 residents opposed the development. - Courtney Evans (Fox Glen resident, adjacent to the site) expressed concerns about the 40-foot setback being too close for construction noise and dust, requested a larger buffer or elimination of common open space to push homes further back, and noted that 10-12 ft trees would not provide a visual or sound barrier due to the slope. - Nick Evans (Fox Glen) highlighted traffic issues on Fox Road, including lack of bus service, dangerous cut-through traffic through commercial parking lots, and safety concerns for children walking to Lake Windward Elementary. - Chad Schlerkey (Fox Glen) warned of the precedent set by multiple pocket neighborhoods in the area, increasing traffic congestion. - Shotima Hendrier (Fox Glen) reiterated concerns about prolonged construction noise/air pollution, increased traffic, and safety of child walkers. - A. P. Wyon (Fox Glen) emphasized dangerous traffic conditions at the intersection near Butler Tire and urged the Commission to observe morning traffic at 7:10-7:50 AM. He also disputed the applicant's claim about drainage direction, stating water flows from the proposed site into his backyard. Discussion Items RZ-24-0010 (Embry Farm Road – Toll Brothers) - Staff presented: 204.1 acres, rezoning from AG-1 to CUP for 200 single-family lots (density 0.98 units/acre), with 98 acres open space, roundabout, 250-ft stacking lane, and right-turn lane on Rogers Circle. Traffic study: 1,909 daily trips. Staff recommended approval with 20 conditions. - Applicant (Din Webb) emphasized consistency with the Comprehensive Plan, changes made in response to neighbors (e.g., shifting road away from Nellybrook, eliminating 65-ft wide lots, adding 50-ft buffer, one-acre lots along west boundary). Price points $1.5-2 million. Traffic improvements: $2.5 million roundabout, 250-ft stacking lane, right-turn lane on Rogers/Bell. Argued gross density is standard calculation. - Commissioners questioned: density calculation (gross vs. net), feasibility of roundabout with school buses, environmental impacts (MERPA, stream buffers), tree preservation, and sewer infrastructure. City attorney clarified gross density is the correct calculation per Comprehensive Plan and DCA regulations. Public works explained roundabout diameter will be designed to accommodate school buses. - Motion to reject (Commissioner Jackson) was seconded. Vote: 5 in favor, 2 opposed. The petition was rejected. RZ-25-0001 and VC-25-0001 (Fox Road – The Providence Group) - Staff presented: 6.067 acres, rezoning from AG-1 and C-1 to NUP for 20 single-family lots (density 3.29 units/acre), with concurrent variance to reduce building separation from 14 ft to 10 ft. The C-1 parcel is landlocked and has been vacant for 24 years. Staff recommended approval with conditions. - Applicant (Kathy Sicker) noted the project is consistent with the North Johns Creek land use plan, which encourages residential redevelopment. The AG-1 parcel alone would allow 14 homes; incorporating the C-1 parcel increased to 20. The project provides a transition from commercial to lower-density Fox Glen. Amenities, price points ($1.2-1.5 million), minimum house size 3,200 sq ft. Proposed conditions: 40-ft setback, 20-ft buffer with shadow box fence and landscaping, drainage improvements. Applicant requested modifications to remove condition 14 (deceleration lane) and clarify density calculation. - Commissioners discussed: buffer adequacy, drainage (water flows from higher elevation of proposed site into Fox Glen – applicant corrected earlier statement, saying water will be captured and piped to avoid impacting neighbors), construction timeline (12-18 months), and traffic concerns. Public works confirmed condition 14 removal is acceptable based on low trip generation. - Motion to approve with modified conditions (Commissioner Katzen) was seconded. Vote: 7-0. The petition and variance were approved. Key Outcomes - RZ-24-0010 (Embry Farm Road): Motion to reject passed 5-2. The application will go to City Council on May 19, 2025, which can uphold, overturn, or defer the decision. - RZ-25-0001 and VC-25-0001 (Fox Road): Approved 7-0 with modified conditions, including staff conditions plus applicant-proposed changes (removal of condition 14, clarification on density calculation prior to right-of-way dedication, and additional buffering commitments). - Upcoming Meetings: The next Planning Commission meeting is June 3, 2025, with a deferred case (Dutch Brothers rezoning). - Public Works Action Item: The Assistant Public Works Director agreed to investigate pedestrian safety and cut-through traffic issues on Fox Road near Lake Windward Elementary, regardless of the development outcome.