2017 Fulton County Property Tax Assessments

Yesterday I received my 2017 Fulton County Property Tax Assessment in the mail the same way thousands of my neighbors and constituents did. And within minutes of reading my own assessment I started receiving texts from several of those neighbors who were upset or had questions about their bills.

For the record my 2017 estimated property tax bill is more than $2100 higher than my 2016 tax bill. The new total is just over $7400 with roughly $1300 (18%) going to the City of Alpharetta, $2000 going to Fulton County (27%) and $4100 (55%) going to the Fulton County School system.

So I understand why many people were surprised and some were upset when they got their new tax assessments this week. I certainly didn’t like finding out I may have to pay almost $200 a month more in taxes this year either. However as a real estate agent with a healthy knowledge of property values in our area I am comfortable with the assessed value assigned to my home by the Fulton County tax assessor. That hasn’t always been the case though.

I bought my home in 2003. It was during a real estate downturn and my purchase price was substantially below the tax assessment for that year. I filed an appeal based on the lower actual sale price and as I recall it was eventually lowered to reflect the recent sale.

By 2008 my assessment had increased substantially to reflect the market and then the real estate market plummeted so my tax assessment was once again well above the true market value. I filed an unsuccessful appeal based on the prevailing market conditions but it took a couple of years before the assessment was eventually reduced to reflect the true market value.

Of course by the time my assessment was reduced the market had started recovering and I believe my tax assessment was substantially lower than market value for several years afterward. As you might expect I did not appeal for higher assessments when I felt the assessment was too low.

In my experience the assessments weren’t always what I considered to be the prevailing market value but the fluctuations seemed to average out about right over time. Generally that is the case because assessments tend to be a lagging indicator of property values as they fluctuate in both directions because it usually takes a few years for an assessor to adjust every parcel in a county with nearly a million residents.

So if you feel your property tax assessment is too high you may be right. It should eventually even out over time but if you are certain the assessor has made an error in your case there is an appeal process available to you.

I suggest that anyone concerned about the amount of their tax assessment start by checking one of the publicly available online tools to estimate their market value based on recent sales. Zillow has a reasonably good valuation tool at www.zillow.com/find-your-home/ but there are many others too. You can also ask a local real estate agent if you know one who might be willing to assist you.

No online estimate is a guarantee of a successful tax assessment appeal but it could help. On the other hand if you discover that other estimates are similar to the tax assessor’s valuation it may be hard to support your appeal. Either way you have 45 days from the date of your assessment to file an appeal.

The official date of my assessment was May 19, 2017. As a result my deadline to file a written appeal is July 3, 2017. Check your assessment notice to verify the date if you are considering an appeal.

You can find a printable version of the form for filing a tax assessment appeal is available at bit.ly/taxassessmentappealform. For additional information you can also check the state Department of Revenue website here: https://dor.georgia.gov/property-tax-real-and-personal-property

An alternative would be to hire a business that offers to handle your tax assessment appeal for a fee. I have never used such a service and have heard differing opinions on their value but it may be worth exploring for those of you who feel an inaccurate assessment could cost you a great deal of money.

Please understand that there is absolutely nothing I or anybody else with the City of Alpharetta can do about your assessment but if you have any questions about the process please let me know and I will do my best to get you a straight answer.

What’s the point?

I have never understood the disdain most urban planners have for suburban America. My neighbors and I enjoy living in homes on about a third of an acre around a cul-de-sac.

We enjoy living in a city with low crime rates and great public schools. We like having a yard where our children and grandchildren can play catch without walking or driving to a park.

I love waking up to the sound of a dove cooing outside my window and sometimes catching a glimpse of a fox when I walk to the mailbox. I get a kick out of seeing an owl perched on top of my son’s basketball goal when I pull into my driveway at night. And even though I get frustrated when my pansies become fodder for my woodland neighbors it is thrilling to catch an offending deer in my yard and stand there waiting to see which one of us will blink first.

Yes, I love living in the suburbs and apparently my neighbors do too. Many of them are educated, relatively affluent people who moved from all over the world to call Alpharetta home. They could have chosen anywhere in metro Atlanta but they have set down roots in Alpharetta because this is where they wanted to live and raise their families.

Of course very few of us have always lived in Alpharetta. Over the years we have lived in apartments, town homes and houses in cities populated by a variety of ethnic and economic demographics in cities all over the world. Each was appropriate for that particular stage of our lives. But at no point in time did any of us ever think our preferences were superior to those of people who chose to live differently.

That’s why I’m always amazed by people who profess to know what’s best for everyone else. Especially the city planners who make a living by telling everybody else how they should live. A perfect example is Richard Florida whose book Rise of the Creative Class gained him celebrity status more than a decade ago but is now peddling a book titled The New Urban Crisis which proposes solutions to the negative consequences caused by his previous recommendations.

So it was refreshing to run across this video titled The Human City: Urbanism for the Rest of Us the other day. The video is nearly an hour long so most of you may not have time to watch the whole thing but it provides a perspective from Joel Kotkin, a founder of the website NewGeography.com, that I have never heard explained so well anywhere else.

Joel Kotkin

If you can’t watch the whole thing you should at least watch the last four minutes. Mr. Kotkin’s response to the final question beginning at the 52:28 mark provides a poignant summary.

You can have some more density in suburban areas but if you densify them too much then whats the point?

Why would I live there?

I couldn’t agree more. An overwhelming majority of American adults people prefer to live in suburbs when given the choice. They prefer suburbs to dense urban cores.

So when great suburban cities like Alpharetta add density to the point of losing the character that makes them more attractive to us in the first place… whats the point?

What’s the point?

Question Everything

EintsteinQuestionEverything1

Almost two decades ago I was introduced to government land use and zoning policies. As I began talking to elected officials and city planners I was astounded by the misinformation used to justify the land use policies.

Almost every city official and planner I spoke to was relying on false or misleading information. I began to question everything.

When people told me that high density mixed use developments reduce traffic I asked them to prove it. But they couldn’t. Because it wasn’t true. 

When proponents of urbanization told me high density transit oriented developments would pave the way for MARTA trains that would reduce congestion I asked them to prove it. But they couldn’t. Because it wasn’t true.

When supporters of transit oriented developments told me that heavy rail would bring more jobs to Alpharetta I asked them to prove it. But they couldn’t. Because it wasn’t true.

And as I questioned claim after claim about the benefits of urbanization a website called NewGeography.com became invaluable for research. The website currently features an article about the challenges city planners face today and how difficult it is for them to respond to a rapidly changing world that doesn’t conform to many previously held biases and preconceived notions.

Below are a couple of excerpts from the article De’ja’ Vu and the Dilemma for Planners which was written by Steven Poltzin:

Planner AngstPlanner's Aspirations

 

You should read the whole article here.

Unfortunately everything is more politicized today than ever before. That is especially true of zoning decisions worth hundreds of millions of dollars.  But facts are facts even when the “conventional wisdom” of developers, consultants and urban planners may not agree.

Question everything.

Alpharetta City Council Meeting Agenda May 1, 2017

Below is the agenda for Monday night’s Alpharetta City Council meeting. The meeting will take place at Alpharetta City Hall at 6:30 p.m. There are several notable items on the agenda this week that I want to highlight.

The high density mixed use apartment development known as  Fuqua/Peridot/MetLife  is once again on the agenda. The case was heard two weeks ago but the decision has yet to be made. The applicant in the case deserves a timely decision on their case and at this time I know of no reason why the council shouldn’t render a decision Monday.

There will also be a discussion of adding a roundabout on Kimball Bridge Road to replace the red light which is currently at Rock Mill Park and the entrance to New Prospect Elementary School as well as Kimball Farms Subdivision. Monday will also include the unveiling of Mayor Belle Isle’s proposed budget for next year which will begin the process of setting our priorities for 2018.

The supporting documents for all agenda items can be found at the links below. If you have questions or constructive comments please feel free to post them in the comments section of this post and I will do my best to respond in a timely fashion.

Remember that if you would like to watch the meeting from your computer you should be able to find the video feed at this link. However technical difficulties can interfere with broadcasts so I encourage anyone who feels strongly about topics on the agenda to join us at city hall in person.

I. CALL TO ORDER

II. ROLL CALL

III. PLEDGE TO THE FLAG

IV. PROCLAMATIONS AND PRESENTATIONS
A. Amana Academy Presentation
B. Older Americans Month Proclamation
Older American’s Month

V. CONSENT AGENDA
A. Council Meeting Minutes (Meeting of 4/17/2017)
4-17-17 Official Minutes

B. Financial Management Report: Month Ending March 31, 2017
Staff Report (FMR)
Financial Management Reports (March 2017)

VI. PUBLIC HEARING

A. PH-17-11/V-17-11 EA Homes/Kevin Norton
Consideration of a request to change previous conditions of zoning to allow for the conversion of 17 ‘For-Sale’ townhome units to ‘For-Sale’ Detached units. The property is located on the north side of Thompson Street, just west of Park Street and is legally described as being located in Land Lot 749, 1st District, 2nd Section, Fulton County, Georgia.

Staff Report
Council Agenda Report
FLUP Map
Zoning Map
Aerial Map
Location Map
Lot Plan
Latest Fence Plan
Elevations
Citizenship Part B
Application

VII. OLD BUSINESS

A. MP-16-13/Z-16-11/CU-16-19/V-16-26: TPA/Fuqua Development / Peridot
This item was tabled by City Council on Monday, April 17, 2017. It will need to be removed from the table in order to be considered.
Consideration of a request to amend the Peridot (A.K.A. MetLife) Master Plan and previous conditions of zoning to allow 320 ‘For-Rent’ residential units, 167 ‘For-Sale’ Attached units, 55,500 square feet of retail/restaurant use, 664,400 square feet of office use, and a 200-room hotel. A rezoning is requested on 15.51 acres from O-I (Office-Institutional) to MU (Mixed-Use) and a conditional use is requested to allow ‘Dwelling, ‘For-Rent’ and ‘Bank, Savings and Loan’ uses. A variance is requested to allow first floor ‘For-Rent’ dwellings on three building sides and to allow first floor ‘For-Rent’ dwellings on a Storefront Street. The property is located on the west side of Haynes Bridge Road south of Lakeview Parkway and is legally described as Land Lots 744, 745, 752, and 753, 1st District, 2nd Section, Fulton County, Georgia.
Council Agenda Report

Council Agenda Report
FLUP Map
Aerial Map
Zoning Map
Location Map
Revised Site Plan 4.17.17
PC Approved Site Plan
2011 Approved Site Plan
Deck Elevations 4.12.17
Exhibit A Townhome Product
Multifamily Elevations
Updated Traffic Info
Citizen Email
Citizen Part B
Application

B. PH-17-12 UDC Text Amendments (2nd Reading)
Consideration of text amendments to the Unified Development Code addressing ‘Hotel’ definitions and associated modifications to the list of permitted uses, reduce front setback requirements for certain North Main Street properties, Site Grading and Land Disturbance, as well as other miscellaneous amendments.

Council Agenda Report
Sec 2.3 Supplementary Regs
Sec 3.3 Stormwater Mgmt
UDC Article III Sec 3.1 Erosion Revisions
DT-R Edits

C. PH-17-02 Historic Preservation Incentive Zoning (2nd Reading)
Consideration of amendments to the Historic Preservation Incentive Zoning Ordinance to remove and add historic properties to Appendix A: Historic Resources Inventory, as well as miscellaneous text amendments.

Staff Report
Council Agenda Report
Proposed Changes to Appendix A Downtown Code
Sect 2.9 Proposed Amendments
Recommended Changes to Contributing Historic Properties
Photos of Proposed Additions to Contributing Historic Properties
Photos of Proposed Removals from Contributing Historic Properties List
Waters Building Protest Letter
Ordinance

D. PH-16-12 Tree and Landscape Ordinance Amendments
This item was tabled by City Council on Monday, April 17, 2017. It will need to be removed from the table in order to be considered.
Consideration of text amendments to the UDC to consolidate landscape and tree requirements into one location within the UDC, clarify and simplify certain requirements to provide for ease of use and implementation, and provide incentives and options to save trees during land development.
Staff Report UDC 3.2 Tree Conservation Landscape a
UDC 3.2 Tree Conservation Landscape and Buffers
Guidance Document
Ordinance

E. Alcohol Code Amendments (1st reading)
AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE CITY OF ALPHARETTA, GEORGIA TO AMEND CHAPTER 3 (ALCOHOLIC BEVERAGES) OF THE CODE OF THE CITY OF ALPHARETTA, GEORGIA; TO DELETE, MODIFY AND ADD PROVISIONS GOVERNING THE SALE OF ALCOHOLIC BEVERAGES FOR CONSUMPTION ON THE PREMISES; TO PROVIDE EXCEPTIONS APPLICABLE TO ART STUDIOS, GALLERIES AND COOKING CLASSES FROM CERTAIN REGULATIONS GOVERNING ON-PREMISES CONSUMPTION; TO DELETE, MODIFY AND ADD PROVISIONS GOVERNING ANCILLARY WINE TASTING LICENSES; TO DELETE, MODIFY AND ADD PROVISIONS GOVERNING BREWERIES; TO ADD A NEW ARTICLE XIX PROVIDING FOR THE LICENSING OF DISTILLERIES; TO PROVIDE FOR AN EFFECTIVE DATE; AND FOR OTHER PURPOSES
Alcohol Amendment Staff report
Alcohol Ordinance Amendment
Amendment – redlined version

VIII. NEW BUSINESS
A. Kimball Bridge Road at Rock Mill Road Roundabout – Design Services
Kimball Bridge Road at Rock Mill Road Roundabout –
AECOM Proposal
Roundabout Concept

B. FY 2017 Demolition Phase I, Bid Number 17-008
FY 2017 Demolition Phase I, Bid Number 17-008
200 & 210 Milton Ave.
3395 Kimball Bridge Rd.

IX. WORKSHOP
A. Presentation and Discussion of the Recommended Fiscal Year 2018 Budget (operations/capital)
FY 2018 Budget (excerpt)

X. PUBLIC COMMENT
XI. REPORTS
XII. ADJOURNMENT TO EXECUTIVE SESSION

Alpharetta City Council Meeting Agenda April 24, 2017

 

Below is the agenda for Monday night’s Alpharetta City Council meeting. The meeting will take place at Alpharetta City Hall at 6:30 p.m.

There are two zoning cases on the agenda Monday that have generated a great deal of public interest. One is the Fuqua/Peridot/MetLife high density mixed use development with 320 apartments that was heard last week but tabled without a decision. The other is the KB400 proposal for 61 homes in a gated community at the corner of Kimball Bridge Road and Northpoint Parkway. The documents for both proposals are linked below.

I usually remind people in this space that if you would like to watch the meeting from your computer you can find it at this link. However I caution anyone who feels strongly about cases on this agenda that last week’s video feed was not available due to technicl difficulties so the only guaranteed method of seeing what happens is to join us at city hall in person.

If you have questions or constructive comments please feel free to post them in the comments section of this post and I will do my best to respond in a timely fashion.

I. CALL TO ORDER

II. ROLL CALL

III. PLEDGE TO THE FLAG

IV. CONSENT AGENDA

A. Council Meeting Minutes (Meeting of 04/10/2017)
4-10-2017 official minutes

V. APPOINTMENTS

A. Appointment of Director of Recreation, Parks, and Cultural Affairs

VI. PUBLIC HEARING

A. CLUP-15-01/MP-15-01/Z-15-01/V-15-01 KB400 Master Plan/1699 Land CO. LLC

Consideration of a request to rezone approximately 12.4 acres from O-I (Office-Institutional) to R-8A/D (Dwelling, ‘For-Sale’, Attached/Detached Residential) in order to develop 61 ‘For-Sale’ detached homes in a gated community. A master plan amendment to the KB400 Master Plan Pod A is requested to add ‘Dwelling, ‘For-Sale’ Detached’ to the list of permitted uses. A Comprehensive Land Use Plan amendment is requested to change the designation of the property from ‘Corporate Office’ to ‘High Density Residential’. Variances are requested to reduce the minimum lot width and setbacks. The property is located at the southwest corner of Kimball Bridge Road and North Point Parkway and is legally described as being located in Land Lots 807, 808, 849 & 850, 1st District, 2nd Section, Fulton County, Georgia.

Council Agenda Report
FLUP Map
Aerial Map
Zoning Map
Location Map
Exhibit A Private Amenity Trail
Zoning Plan
Photos of Homes Fronting 4 Lane Rd
Proposed Elevations
Citizen Part B Report
Presentation at HOA
Citizen Emails
Schlinder Email
Fulton Co Schools Timeline Memo
Tree Survey
Trip Generation Report
Application

B. MP-17-04/V-17-09 AdvancED

Consideration of a request for master plan amendment to the Cousins Westside Master Plan Pod Q to allow for the construction of a 40,000 square foot office building. A variance is requested to reduce the required amount of parking. The property is located at 9115 Westside Parkway and is legally described as being located in Land Lot 690, 1st District, 2nd Section, Fulton County, Georgia.

Council Agenda Report
FLUP Map
Zoning Map
Location Map
Site Plan 1.20.17
Application

C. PH-17-12 UDC Text Amendments (1st reading)

Consideration of text amendments to the Unified Development Code addressing ‘Hotel’ definitions and associated modifications to the list of permitted uses, reduce front setback requirements for certain North Main Street properties, Site Grading and Land Disturbance, as well as other miscellaneous amendments.
Council Agenda Report
Sec 2.3 Supplementary Regs
Sec 3.3 Stormwater Mgmt
UDC Article III Sec 3.1 Erosion Revisions
DT-R Edits

D. PH-17-02 Historic Preservation Incentive Zoning (1st reading)

Consideration of amendments to the Historic Preservation Incentive Zoning Ordinance to remove and add historic properties to Appendix A: Historic Resources Inventory, as well as miscellaneous text amendments.

Staff Report
Council Agenda Report
Proposed Changes to Appendix A Downtown Code
Sect 2.9 Proposed Amendments
Recommended Changes to Contributing Historic Properties
Photos of Proposed Additions to Contributing Historic Properties
Photos of Proposed Removals from Contributing Historic Properties List
Waters Building Protest Letter
Ordinance

VII. OLD BUSINESS

A. MP-16-13/Z-16-11/CU-16-19/V-16-26: TPA/FUQUA DEVELOPMENT/PERIDOT

This item was tabled by City Council on Monday, May 17, 2017. It will need to be removed from the table in order to be considered.
Consideration of a request to amend the Peridot (A.K.A. MetLife) Master Plan and previous conditions of zoning to allow 320 ‘For-Rent’ residential units, 167 ‘For-Sale’ Attached units, 55,500 square feet of retail/restaurant use, 664,400 square feet of office use, and a 200-room hotel. A rezoning is requested on 15.51 acres from O-I (Office-Institutional) to MU (Mixed-Use) and a conditional use is requested to allow ‘Dwelling, ‘For-Rent’ and ‘Bank, Savings and Loan’ uses. A variance is requested to allow first floor ‘For-Rent’ dwellings on three building sides and to allow first floor ‘For-Rent’ dwellings on a Storefront Street. The property is located on the west side of Haynes Bridge Road south of Lakeview Parkway and is legally described as Land Lots 744, 745, 752, and 753, 1st District, 2nd Section, Fulton County, Georgia.

Council Agenda Report
FLUP Map
Aerial Map
Zoning Map
Location Map
Revised Site Plan 4.17.17
PC Approved Site Plan
2011 Approved Site Plan
Deck Elevations 4.12.17
Exhibit A Townhome Product
Multifamily Elevations
Updated Traffic Info
Citizen Email
Citizen Part B
Application

B. Alcohol Ordinance Amendments (1st reading)
Alcohol Ordinance Amendment Report
Alcohol Ordinance Amendments
Ordinance – redline version

VIII. NEW BUSINESS

A. Mayfield Road Sidewalk Improvements, ITB 17-007
Mayfield Road Sidewalk Improvements, ITB 17-007

B. Renewal of the Intergovernmental Agreement (IGA) concerning the processing, storage, and control of Evidence within the City Of Alpharetta by the City of Milton Police Department.
Renewal of the Intergovernmental Agreement (IGA) c
IGA for Milton PD Evidence – renewal

 

C. Ratification and Approval of MOU Between Alpharetta and Milton For the Acquisition of Land To Be Jointly Owned and Operated As a Passive Park
Mayfield Park MOU Report
MOU

D. Approval of Service Delivery Strategy Agreement
Memo
Agreement

IX. WORKSHOP

A. Truck Routes
Truck Route Map
Examples of trucks over length restrictions
Examples of trucks over weight limit
Examples of truck under restrictions

X. PUBLIC COMMENT

XI. REPORTS

XII. ADJOURNMENT

The Fork in the Road, Six Years Later

Yesterday I received the Alpharetta City Council Agenda for Monday night. One of the zoning cases to be heard is a 62 acre high density, mixed use urban development with 320 apartments. It is proposed for the southwest corner of Haynes Bridge and GA 400.

The land was originally zoned for a high density mixed use development called the MetLife project in 2011. I first wrote about the case more than six years ago with this article titled Alpharetta Faces the Fork in the Road. Below is a excerpt:

I hope that as the City of Alpharetta considers approving the MetLife project they will take the time to read this article which was originally published in the Atlanta Journal when MetLife first came to Alpharetta:

Metropolitan Life Insurance Co. held a grand opening this week for its headquarters in Alpharetta. The 81-acre campus, at Ga. 400 and Haynes Bridge Road in the Georgia 400 Center, is expected to hold some 800 employees in about two years. MetLife will occupy four of six floors and lease the rest. MetLife’s business in metro Atlanta includes pensions, brokerage, group insurance, real estate investments, disability insurance, securities and corporate investments. The company moved its corporate headquarters from Perimeter Center because of the increasing traffic problems there. MetLife sold Perimeter Center last year for $336 million.

The key section of the article says,The company moved its corporate headquarters from Perimeter Center because of the increasing traffic problems there. MetLife sold Perimeter Center last year for $336 million.”

So in 1998 MetLife came to Alpharetta because they had developed the Perimeter Center of Sandy Springs into a concrete jungle with disastrous traffic. Now they would like to do the same here. The Atlanta Regional Commission’s review of the proposed MetLife project shows that it will take road improvements that cost 10’s of millions of dollars just to accommodate the extra 12,000 cars a day at that intersection.

I fully expect this project to be approved because influential business interests support it and our community development department is determined to cram enough people into Alpharetta to justify a billion dollar expansion of MARTA into this city. But it is sad to see this happening in my adopted hometown.

As a community we have come to a fork in the road. We can choose growth that compliments our attractiveness as a quiet place to raise families or we can choose growth that turns us into the next Perimeter Center.

I hope we choose the path less traveled but I’m not optimistic. Wonder how long it will be before we read an article notifying us that MetLife has sold their gridlocked property on Haynes Bridge Road and moved to Forsyth County?

If you care about this decision please contact city hall today 678 297-6000.

Since that time I have written 21 other articles mentioning the parcel. In February of 2011 I wrote this article documenting the letter from MARTA explaining how they were working with the city to create the Northpoint Livable Centers Initiative (LCI) as a way to facilitate urban core densities needed to support MARTA heavy rail expansion to the area.

MARTA letter

After the mayor and city council unanimously approved the MetLife development I wrote this article explaining how the 500 acres of mixed use development planned as part of the Northpoint LCI would impact the Milton High School district. That article was written six years and one day ago. Below you can read the response it brought from Alpharetta City Councilman Mike Kennedy who still serves as the mayor’s liaison to the Alpharetta community development department:

Kennedy Blog Comment

Note that despite Councilman Kennedy’s comment that,”the likelihood of any significant apartment construction is remote for many years to come” more than 1,000 apartments were built or approved in violation of the 85/15 rule. Then last year under his direction the 85/15 apartment rule was eliminated altogether.

As recently as December of 2016  I wrote this article explaining how high density mixed use developments like the one on Monday’s agenda are projected to add more than 55,000 cars a day to roads between downtown Alpharetta and GA 400. For a city whose biggest challenge is congestion the continued approval of projects that make traffic worse is counter productive. And yet those daunting numbers quoted just months ago didn’t include the thousands of cars added by the recent application for another massive development right across the street from the MetLife/Fuqua/Peridot project to be heard Monday.

A lot has changed over the past six years. Six years ago my concerns about the urbanization of Alpharetta drove me to run for city council. Now I will be voting on the MetLife parcel rather than watching from the gallery.

Six years ago there was a crumbling remnant of a parking deck where Avalon now stands with more than a million square feet of office, retail and residential space including 525 apartments. Just this week Avalon opened its second phase and the hotel-convention center is scheduled to open next year.

Six years ago Alpharetta city council members assured me that the high density mixed use developments approved on Haynes Bridge Road, Old Milton Parkway and Windward Parkway didn’t include apartments and wouldn’t for the foreseeable future because the city had a steadfast rule to limit apartments to 15% of housing stock. Today Alpharetta has more than 1,000 more apartments built or on the way and the 85/15 rule has been eliminated completely. The latest goal with a maximum percentage of rental housing stock of 32% which continues to be ignored.

In 2011 the heavy rail MARTA station envisioned for the MetLife parcel as part of the Northpoint LCI was dismissed by Alpharetta city council members as something that, “would never happen in our lifetime.” Yet last year Alpharetta’s own State Senator Brandon Beach proposed a MARTA sales tax increase to build four heavy rail stations along the corridor of high density mixed use developments now being built in Alpharetta.

Yes much has changed over the past six years. But the thing that hasn’t changed is that our mayor and city council still find themselves facing the same fork in the road.

We could choose the heavily traveled path of least resistance by continuing to approve more high density urban developments which bring more traffic, more crime and negatively impact the great public schools we have now. Cities scattered all over metro Atlanta once stood at a similar fork and chose unrestrained growth. Now they are suffering the consequences of aging high density developments with the heavy burden of decline.

Or Alpharetta could choose to manage our growth responsibly so infrastructure has a chance to catch up with new development. We could limit the clear cutting of trees like was done in the past to preserve some mature green spaces. We could honor our stated goal to balance the housing supply and keep Alpharetta the greatest place in the state of Georgia to raise a family and do business.

Monday night we have a chance to choose a different path than the one chosen six years ago. That could make all the difference.

I just wish I was more optimistic this time around.

May you and your loved ones have a peaceful Easter weekend.

Despite Guidelines, Alpharetta Housing Growth is Dominated by Rentals

Apartments and their impact on Alpharetta have been a touchy subject for as long as I can remember. My first introduction to the issue was when a next door neighbor applied for zoning to turn his single family home into an apartment complex nearly twenty years ago and I have written 22 articles discussing apartments going back as far as  this article about urbanization and MARTA written in 2011.

For that entire time the City of Alpharetta has had specific goals regarding apartments or rental properties. There have been at least three different official goals for the city’s housing ratios that I remember. Curiously the only thing consistent about each of those standards is that they have all been ignored by the people elected to achieve them.

Alpharetta’s current housing goal as stated in the Comprehensive Land Use Plan was passed unanimously just last year. It says that the city’s goal is to maintain less than 1/3rd (32%) of our housing stock as rental properties. That ratio is to be measured by U. S. Census Bureau data. The latest numbers available are for 2015 and those numbers show that Alpharetta had 22,824 total housing units and 8,537 of them were renter occupied at the time. That means the current ratio of renter occupied homes to owner occupied homes is 37.4%.

echo-alpharetta

Which means Alpharetta had 1233 rental units more than the the city’s stated goal. To make matters worse there are already 700 more on the way if you include the additional 276 apartments opening this year in Avalon, the 168 apartments being built in front of city hall, the 129 apartments just approved on Devore Road and 111 apartments in the Echo complex on Westside Parkway. That would put Alpharetta 2,000 households over the comprehensive plan goal without even considering the 320 apartments proposed for the Fuqua project on Haynes Bridge Road or any of the senior housing facilities being built all over town. Most of the senior housing projects are not considered to be apartments.

That is a snapshot of how much Alpharetta’s percentage of rental housing exceeded the city’s guidelines in 2015. But what was the overall trend? Did Alpharetta make any progress at all in reducing rental housing ratios between 2010 and 2016? No. Quite the opposite.

The ratio of rentals to owner occupied housing in Alpharetta has gotten substantially worse since 2010. Census numbers show that Alpharetta had a total of 20,454 housing units in 2010 but that grew to 22,824 by 2015 for a net growth of 2,370 households. Of those additional households, 1,752 were identified as renter occupied which means 74% of Alpharetta’s housing growth over that time was fueled by renters.

Click on the pictures below to see the census data.

 

Such rapid growth in apartments and rental homes drove the ratio of renters to owners from 33.2% up to 37.4%. A 13% move in the wrong direction over a five year period. Once again that does not include the thousands of rentals already approved, built or on the way in the next few years and there is no reason to believe that is going to change in the near future. The number of single family homes being built compared to townhouses, condos and apartments is dwindling as available land disappears.

As mentioned earlier the topic of apartments has been a hot button issue in this city for a long time and reasonable people can disagree about the impact of attracting a much more transient population to Alpharetta. But the fact is that Alpharetta has very specific standards for what should be the appropriate mix of housing to maintain the health, safety and quality of life we enjoy…  yet the city moves further and further from those published goals every time we approve more apartments.

For those of you concerned about the impact of zoning decisions on your school district I am including maps of Alpharetta’s three largest high school districts below with numbers of apartments zoned for each. Note that there continues to be an extraordinary concentration of apartments in the Alpharetta High School district. The 6,000+ apartments zoned for Alpharetta High School is more than double those in Milton High school district and twenty one times the number of apartments in the Cambridge High School district.

Alpharetta High School – 6,161    apartment units

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Milton High School – 2,381    apartment units

milton-high-school-zone-map

Cambridge High School – 292 apartment units

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