File #: PZ 21-012
APPLICANT: Smith Douglas Homes APPLICATION: Comprehensive Plan Amendment
PETITION: To amend the City of Powder Springs Future Land Use Map to Mixed Use
PURPOSE OF THE REQUEST: To allow higher density and a mixture of uses as envisioned by the redevelopment area identified in the Comprehensive Plan.
LOCATION: Hopkins Road/Powder Springs Road
PARCEL #: 19087000030, 19087000040, 1908700120, 19086900010, 1986900280,19086900020, 19086900030, 19086900350, 19086900040, Portion of 19086800020, 19086900030
ACREAGE: 32.58
STAFF RECOMMENDATION: Approval
PLANNING AND ZONING RECOMMENDATION: Pending
MAYOR AND COUNCIL RECOMMENDATION: Pending
BACKGROUND
• This is a City initiated request for a Future Land Use Amendment to change the designated Future Land Use from Mixed Use, Low Density Residential, Office Commercial, Retail Commercial, and Medium Residential to Mixed Use.
• The subject site is located at the intersection of Hopkins Road and Powder Springs Road.
FINDING OF FACTS
• The City is requesting a Future Land Use change on approximately 32.5 acres from Mixed Use, Low Density Residential, Office Commercial, Retail Commercial, and Medium Residential to Mixed Use.
• The maximum density for the Medium density residential is 7.9 dwelling units per acre via a PUD-R.
• Fire Service is provided by station # 23 located at 3486 New MacLand Rd, Powder Springs. The travel distance from the fire station to the subject site is 1.5 miles with a three-minute arrival time.
• The zoned schools are as follows: Compton Elementary, Tapp Middle School and McEachern High School. Compton Elementary is under capacity by 258 students; Tapp Middle School is under capacity by 227 students; McEachern High School is under capacity by 28 students (Source: Cobb County School Department).
• Cobb County is the water service provider which is available on Hopkins Road.
• Cobb County is the provider for sanitary sewer. Cobb County records show sanitary sewer on-site. Wastewater treatment plant capacity is available and is serviced by South Cobb Water Reclamation Facility.
• The subject site is not located within a flood hazardous area according to Georgia FEMA flood map.
• The subject site is relatively flat with elevation ranging from 920 feet to 930 feet.
• According to the Comprehensive Plan, parcels designated as medium density residential may contain single-family detached dwellings on lots less than 1/3 of an acre, townhomes, and multi-family housing of less than 8 dwelling units per acre.
• According to the comprehensive plan, mixed use parcels are located in the downtown area, along major corridors, and near entrances to the City. These parcels may contain some combination of residential, retail, office, parks, and institutional uses as defined by the market. The design of these developments must be oriented toward the street: entrances and exits must face the sidewalk and any parking must be contained in a parking garage, or in a surface lot that does not face the street.
• The Powder Springs Library is 1.5 miles of the subject site.
• Seven Springs Water Park 1.6 miles away from subject site.
• Powder Springs Park is 1.7 miles away from the subject site.
• Wild Horse Trail head is located to the east of the subject site approximately 0.25 miles from the subject site with access along Powder Spring Road.
• Silver comet trail is located south of the subject site with a trial head connection approximately 0.25 miles away.
• The subject site is located in a redevelopment area identified in the Comprehensive Plan as “Powder Springs Road and Hopkins Road Redevelopment Area”. This area is envisioned to consist of multi-family, townhomes, single family lots, office/flex space, and commercial buildings. The general concept of this development area is identified below.
COMPATIBILITY WITH SURROUNDING USES
The site is adjacent to a mixture of residential and commercial uses. Located to the east of the subject site is a nursing home facility within the Community Retail Commercial (CRC) zoning district. North of the subject site are single-family homes within the MDR (Autumn Trace subdivision) and R-20 zoning district. West of the subject site are two parcels located within Cobb County jurisdiction with a residential zoning designation. West of Hopkins road also includes single-family residences within the MDR and R15 zoning district.
Compatibility is often regarded as a subjective term used to express ones’ opinion or feeling about the
appropriateness of locating differentiating uses rather than being based upon facts or evidence to
support those opinions or feelings. The American Planning Association (APA) defines compatibility as
“the characteristics of different uses or activities or design which allow them to be located near or
adjacent to each other in harmony.
Amending the Future Land Use Map to Mixed Use will allow more flexibility with design and will encourage connectivity with adjacent uses. It is staff’s professional opinion that a future land use amendment to Mixed Use can exist harmoniously with existing adjacent uses through innovative design and landscape buffering.
In 2019, the Georgia Tech University in conjunction with the City of Powder Springs completed the Corridor and Connectivity Study. This study looked at Powder Springs Road and recommended changes to the Future Land Use Map. This study recommended the following:
Rezoning the commercially zoned parcels on the north side of the intersection with Pine Grove Drive to residential. This, combined with narrowing Pine Grove Drive as it meets the intersection, will help maintain the bucolic residential character of the parcels north of Powder Springs Road, even as development occurs on Flint Hill Road to the south.
This proposed amendment is in keeping with this recommendation. By changing the Future Land Use to mixed use, a mixture of residential uses, supported by minor retail will be permitted. This will focus commercial development on the south side of Powder Springs Road going toward Flint Hill. The recommendation below recommends Planned Residential Community as the Future Land Use. This designation does not currently exist in the Comprehensive Plan. The Mixed Use designation will allow a mixture of housing types.
RECOMMENDATION
Staff recommends Future Land Use change to Mixed Use for the following reasons:
1. There is available water and sewer to facilitate higher density.
2. There are recreation activities within close proximity of the subject site such as the Silver Comet Trail, Wild Horse Trail, Silver Springs Water Park and City Park and Amphitheatre within close proximity to subject site.
3. There is available school capacity within the middle and elementary schools.
4. The high school that serves the subject site is almost at peak capacity, however with non-traditional methods of classroom delivery and school of choice options, staff does not see this as a deterrent from allowing higher density.
5. There are remaining areas along the Powder Springs Road corridor to allow for commercial development to support a mixture of uses. Staff recommends commercial be focused on the south side of Powder Springs Road where feasible, and towards Flint Hill Road. More specific commercial priority areas will be identified in the 2021/2022 Comprehensive Plan Update.
6. Comprehensive Plan encourages Mixed Use designation along major corridor and near entrances to the City.
7. Mixed Use designation will allow a mixture of housing types.
EXHIBIT 1
19087000030, 4.7 acres
19087000040, 3.5 acres
1908700120, 3.6 acres
19086900010, 2.19 acres
1986900280, 3.10 acres
19086900070 , 0.46 acres
19086900020, 1.17 acres
19086900030,- .66 acres
19086900350, 4.20 acres
19086900040, - 8 acres
Portion of 19086800020 -approximately 1 acre
PARCEL # ACREAGE