POSITION PAPER

Callula Hill Proposed rezoning of a 37.001-acre tract (GI to LUR/ LUC) Southpark International industrial park Pathway Communities

City Planner/ Zoning Administrator February 13, 2009

Situation:

Pathway Communities owns a 37.001-acre tract of land within the Southpark International industrial park with access from an extension of FieldTurf Drive. The subject tract is zoned GI General Industrial and designated as IND Industrial on the city’s Land Use Map. The applicant is requesting that the property be rezoned to accommodate a mixed-use development consisting of no more than eighty (80) single-family detached residential lots, an events center and no more than twelve (12) guest villas.

The Applicant has indicated the residential portion of the development would be age targeted, but not age restricted. The events center would be owned and managed by a private owner, and would be available for corporate meetings, weddings, parties, etc. The guest villas would be utilized for lodging business or corporate travelers, those attending functions at the events center, golf outings, etc.

In order to accommodate this request, approximately 25.12 acres of the overall tract would need to be rezoned to LUR Limited Use Residential to accommodate the residential development and approximately 6.82 acres of the overall tract would need to be rezoned to LUC Limited Use Commercial. The remaining acreage (approximately 5 acres) would be designated as open space.

The subject tract sits on a heavily-wooded knoll with a change in elevation of approximately 70’ from the center of the property to the property lines. The property overlooks and is bordered on the north, south, east and west by the Planterra Ridge golf course, which is owned and operated by Sequoia Golf. The property is also bordered on the west and overlooks approximately 600 acres owned by the Fayette County Board of Commissioners, which is the location of the future Lake McIntosh.

Access to the property is via TDK Boulevard and Southpark Drive, which runs through the Southpark International industrial park. The Southpark International industrial park is home to the Shinsei Corporation, FieldTurf, Metal Forming, Rinnai, Jasper Transmissions and Aventure Aviation, among others. Approximately eight acres of land within this industrial park are undeveloped. Current businesses within the Southpark International industrial park are primarily Callula Hill (37.001 acres) February 13, 2009 Page 2 office and distribution facilities as opposed to assembly. This industrial park is also home to the Planterra Ridge golf course clubhouse.

Because the property is not currently zoned for residential or commercial use, the Applicant is requesting that it be rezoned to an appropriate classification. The rezoning would also require a change in the land use designation from IND Industrial to SFC Single-family cluster residential and COM Commercial accordingly. A copy of the Request for Rezoning application is included as Attachment “A”.

Facts:

1. The subject tract is 37.001 acres in size and zoned GI General Industrial. Pathway Communities has owned the property for many years.

2. The Land Use Plan designates the subject tract as IND Industrial.

3. The Applicant has prepared a master plan for the property identifying how the subdivision and events center would be situated. Because the property abuts the golf course and future lake, there is no perimeter buffering provided to separate the development from the adjoining land uses.

4. The Sequoia Golf tracts, which abut the property on all four sides, are currently zoned GI General Industrial. With the recent amendments to the city’s Zoning Ordinance, Staff will be recommending that these parcels be rezoned to OS-P Open Space Public as a part of the update to the zoning map.

5. The Fayette County Board of Commissioners tract, which also abuts the property, is currently zoned GI General Industrial. With the recent amendments to the city’s Zoning Ordinance, Staff will be recommending that this tract be rezoned to OS-C Open Space – Conservation as a part of the update to the zoning map.

6. The Sequoia Golf tracts and the Fayette County Board of Commissioners tract are all designated as OS Open Space on the city’s Land Use Map.

7. While predominately surrounded by recreation and open space, the parcels across the golf course access drive and the right-of-way of FieldTurf Drive are zoned industrial and will more than likely be developed with industrial uses.

8. The property is located near the end of the Falcon Field runway and the development will be subject to noise from aircraft taking off and landing at the airport. Callula Hill (37.001 acres) February 13, 2009 Page 3

9. The only means of access to the property is through the city’s industrial park. Residents and visitors would turn into and travel through the Southpark International industrial park, which would require interaction with industrial traffic on a daily basis.

10. There is currently no multi-use path connectivity to the property from the city’s multi-use path system, other than the cart paths associated with the golf course.

11. With a build-out projection of 80 homes, approximately 184 residents would live in the community. The Applicant has indicated the development would be age targeted, which may result in school-age children living in the subdivision. The Fayette County Board of Education does not currently route busses in this portion of the industrial park.

12. Because this development would be isolated from the remainder of the city’s residential population, there is a possibility of increased response time for police, fire and emergency vehicles.

Possible solutions:

1. Recommend that the property be rezoned as proposed.

2. Recommend that the property be rezoned subject to conditions.

3. Recommend that the rezoning request not be approved.

4. Recommend that the project be tabled for further discussion and to allow the Applicant to research and address concerns.

Discussion:

The Applicant has proposed an exciting development that has been designed to take advantage of panoramic views of both the Planterra Ridge golf course and Lake McIntosh. The topography of the property and the fact the property is heavily wooded with a mix of mature pines and hardwoods provides an opportunity to design a neighborhood that blends in with the environment in which it is located.

The Applicant has provided a concept that is well thought out and, if executed as described, could be one of the more desirable neighborhoods in Peachtree City. The concept blends the architectural style and building materials of the homes with the landscape and establishes home sites that step down the terrain to take advantage of the views from the property.

The events center, which would be the first of its kind in Peachtree City, would provide both indoor and outdoor event spaces. Guests could take advantage of not only the adjoining golf Callula Hill (37.001 acres) February 13, 2009 Page 4 course, but the amenities associated with Lake McIntosh as well. The proximity of this facility to Falcon Field and the tenants within the industrial park would provide an opportunity to host meetings and special events on a regular basis.

All that said, there are still a number of items that Staff feels must be addressed and/ or better defined before we can provide a favorable recommendation. The rolling topography, the mix of existing vegetation and the views associated with this tract of land could certainly support residential development. However, the fact the only means of access to the property is through the industrial park and would require passing numerous industrial buildings and their associated traffic does not comply with the village concept nor does it create a sense of neighborhood found in other residential areas throughout the city.

Staff is very concerned with the proximity of the proposed development to the runway and the short- and long-term impact this may have on the homes and events center. While a declaration would be recorded with each deed notifying residents that the development is within the flight pattern of the airport, the fact is residents and guests of the events center and associated villas would be subject to take off and landing operations of approximately ___ aircraft per day at all hours of the day and night.

Another issue that has been raised is the perception that rezoning land within the industrial park would result in a loss of tax revenue and jobs for the city. Our financial analysis of the proposed development indicates the long term financial gain for the city is greater with a mixed-use development as opposed to an industrial development. However, it must be noted this gain is based primarily on the commercial component, the hotel/ motel tax and the associated sales tax revenue. Our analysis of available land within the industrial park found there are approximately 473 acres of undeveloped property as well as approximately 240,000 SF of vacant buildings.

We would also like to determine what other options have been or might be explored for this piece of property. Realizing the topography and location would most likely not be conducive to a manufacturing or distribution operation, could the property be marketed for office use, a conference and/ or larger events center, a secondary education complex or similar type uses? Each of these uses could be designed to take advantage of the topography, vegetation and views, similar to what is being proposed with a residential use.

Recommendation:

At this time, Staff is not in a position to provide a favorable recommendation for the proposed rezoning. It is our position the following issues, at a minimum, must be addressed and/ or discussed in detail:

1. Vehicular access to the property through the industrial park. Callula Hill (37.001 acres) February 13, 2009 Page 5

2. Lack of multi-use path connectivity to the development and the lack of interconnectivity with the city’s multi-use path system network.

3. Proximity of the property to the airport runway, including noise and safety concerns.

4. Financial impact of the proposed development as residential compared to industrial, office or other type uses.

5. What other types of uses might be better suited for this property if residential is not permitted?

6. How does this proposal comply with the village concept established within the land use and comprehensive plans?

7. How does this development comply with the established goals and objectives of the land use plan?

8. Why should the city support changing the land use designation to accommodate the proposed development?

9. Should there be greater separation between the residential component and the commercial component? The city recently adopted an ordinance requiring a minimum 75’ wide transition yard separating retail, commercial and industrial use from residential property, which would be applicable to this development.