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

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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.

Urbanization of Alpharetta Continues

peridot-2

 

Once again a zoning application has been filed for another high density mixed use development with hundreds of apartments at the southwest corner of Haynes Bridge Road and Georgia 400. This is just the most recent of several proposals planned for this property since Alpharetta’s City Council began an unprecedented push for urbanization in 2006.

This latest proposal would be similar in scale to Avalon adding 430 apartments, 70 townhomes and more than half a million square feet of offices, restaurants and retail. And in fact it was the rezoning of the MetLife parcel to high density mixed use in 2011 that drove me to run for city council against a council member who voted for it so I have written about the property extensively.

Below are links to some of those articles for those of you interested in the history of the Peridot/MetLife parcel.

I began writing those posts in 2011. A lot has changed since then.

Back in 2011 I wasn’t an elected official. I was an Alpharetta resident who cared deeply about this community and was frustrated by a mayor and city council who unanimously ignored the pleas of moderation from me and my neighbors.

Back in 2011 the Alpharetta city council members would at least pretend they didn’t support high density developments that made traffic worse and negatively impacted our quality of life. Back then they would tell us that the high density mixed use developments they approved would never have apartments because “for the foreseeable future” the city wasn’t going to violate the 85/15 ratio of homes to apartments outlined in their Comprehensive Land Use Plan.

Back in 2011 we had no way of knowing “the foreseeable future” was less than a year away. Now just five years later more than 1000 apartments have been built or approved in urban, high density mixed use developments and the 85/15 rule is a distant memory.

But one thing that hasn’t changed. There is still a concerted effort to urbanize Alpharetta at the expense of our schools and the quality of life that attracted people from all over the world to raise their families and do business here.

So once again I look forward to the opportunity of discussing this unrelenting effort to urbanize Alpharetta as it relates to a parcel that has figured prominently in MARTA’s plan to bring a heavy rail station to the site with the help of developers and elected officials.

Alpharetta continues urbanization to attract MARTA

Tonight the Alpharetta City Council voted to approve another high density mixed use project with nearly 500 condos. The vote was unanimous and it was embarrassing to watch how council members fawned over the developers. The council toothlessly imposed ownership restrictions but MetLife balked at an amendment that would prevent the property from converting to 500 apartments within five years so council decided to take their word for it.

Below are my comments to the council.

Good evening. My name is Jimmy Gilvin and I live in Alpharetta. I’ve come to speak against the Peridot project being proposed by MetLife.

Tonight this council will decide whether to continue urbanizing the city of Alpharetta by adding dense housing. The MetLife parcel is currently zoned for more than a million feet of office space which would provide more than 3300 badly needed jobs for the people of Alpharetta. The new proposal replaces 1800 of those jobs with 500 condominiums.

Why would this council trade $123,000,000 in annual salaries for 500 condos? This letter from MARTA’s Office of Transit Planning explains,

“MARTA is also working with the City of Alpharetta to initiate an LCI for the North Point Mall area as part of a north line rail extension… the city of Alpharetta had inquired from MARTA on the feasibility of having the proposed rail station at a location across SR 400 from the mall in the vicinity of the development site. MARTA has not yet made a firm decision on the station location but believes this development will add density in the area, making for better transit supportive environment.”

So for more than 5 years Alpharetta City officials have been quietly but methodically urbanizing this city in the hope of attracting MARTA. Was it happening when current City Councilman Chris Owens was working for the developer of Prospect Park as the civil engineer of the project? I don’t know. But it was happening when the city approved a 12 story condo tower in the Alpharetta High School district and it will continue tonight if you approve this MetLife proposal.

This year Alpharetta voters like me will elect a new mayor and several of you will be up for reelection. With your votes tonight you will help make those choices clear. We can either choose leaders that continue to urbanize our city in the hope of attracting MARTA or we will elect people that will protect what already makes Alpharetta a great place to live.

Alpharetta is a special place. We enjoy a fantastic quality of life with great public schools and low crime rates. As a result we are one of the finest places to live in all of Georgia.

I stand here asking you not to throw that all away. Despite what consultants, developers and land use attorneys may tell you the majority of people that live here don’t want Alpharetta urbanized to attract MARTA. Many voters don’t want MARTA here at all. All of you live here and in your hearts you know that is true. I am asking you to vote accordingly. Please vote no on this project.

The council members that voted for the project were: Douglas Derito, Jim Paine, Cheryl Oakes, Chris Owens, Mike Kennedy and DC Aiken in addition to Alpharetta mayor Arthur Letchas.

Would you trade $123,000,000 worth of jobs for 546 condos?

Well that’s what the Alpharetta City Council is poised to do on Monday, February 28. That is when the city will vote on the high density mixed use Peridot project that MetLife has requested.

I’d prefer the city show they can make one of the already approved mixed use projects work before approving any more but I have listened to the justifications for this project. I listened to City Council Members say the project would reduce traffic, bring jobs and pay for road improvements. It just seemed too good to be true. And as my Dad used to say,”if something sounds too good to be true,son, it probably is.”

So I decided to check the numbers for myself. Sure enough it was too good to be true. While City Council Members tout the benefits of the MetLife project they have failed to mention that the benefits would come at an enormous price. Based on the numbers provided by the developer the Alpharetta City Council will essentially vote whether or not we will exchange 1894 jobs worth $123,000,000 a year for 546 condos in a completely saturated market.

Are you skeptical? You should be. I couldn’t believe it myself. But facts are facts and you can check it out for yourself.

First you just need to look at the Alpharetta Community Development Department’s comparison of the current zoning for the MetLife parcel to the new zoning proposed for the Peridot project. You can find that analysis on page 10 here: http://bit.ly/fBri9t Notice that the major change proposed is a reduction of office space by 568,320 square feet and the addition of 546 condominiums covering 655,200 square feet.

Then take a look at the job projections that MetLife submitted for analysis by the Atlanta Regional Commission on page 17 and 18 here:http://bit.ly/ibZrVX  The developer’s analysis shows that office space is expected to add “1 employee per 300 SF”. That means a reduction of 568,320 square feet of office space would eliminate 1894 potential jobs from the parcel. So if you plug the salary numbers MetLife used on page 18 for the various occupations you will see that the lost salaries from that zoning change would be more than $123,000,000 a year!

Maybe Alpharetta’s Community Development Department doesn’t mind trading 1894 badly needed jobs for 546 condos in an already saturated market but I know a few Alpharetta residents that beg to disagree. I’m just not so sure any of them are on City Council.