City of Powder Springs - File #: PZ 21--010

Date	Ver.	Action By	Action	Result	Action Details	Meeting Details	Video
6/7/2021	1	City Council	approved	Pass	Action details	Meeting details	Not available
4/5/2021	1	City Council	tabled	Pass	Action details	Meeting details	Not available
3/29/2021	1	Planning & Zoning Commission			Not available	Meeting details	Not available
3/11/2021	1	Planning & Zoning Commission			Not available	Meeting details	Not available

File #: PZ 21-010

APPLICANT: Traton, LLC APPLICATION: Comprehensive Plan Amendment

PETITION: To amend the City of Powder Springs Future Land Use Map to Medium Density

PURPOSE OF THE REQUEST: To allow higher density

LOCATION: Hill Road/CH James Parkway

PARCEL #:

19095300030 - 5.91 acres; 19095300020 - 4.87 acres ; 19095300140 - 2.65 acres

19095300130 - 2.53 acres; 19095300160 - 3.45 acres ; 19089800030 - 2.59 acres

1909530150 - 2.40 acres - Cobb County

ACREAGE: 24.2

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 Office Commercial to Medium Density Residential. The subject site is located at the intersection of CH James Parkway and Hill Road within LL 953/898.

FINDING OF FACTS

• The City is requesting a Future Land Use change on approximately 24.2 acres (119095300030, 19095300020, 19095300140, 19095300130, 19095300160, 19089800030, 1909530150 -) from Office Commercial to Medium Density Residential to Medium Density Residential.

• The maximum density for the Medium density residential is 7.9 dwelling units per acre via a PUD-R.

• Fire Services 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 2.4 miles with a five-minute arrival time.

• The zoned schools are as follows: Powder Springs Elementary, Cooper Middle School and McEachern High School. Powder Springs Elementary is under capacity by 74 students; Cooper Middle School is under capacity by 92 students; McEachern High School is under capacity by 2 students.

• Cobb County is the water service provider which is available on Hill Road. Per Cobb County Water Systems development of more than 40 residential units require secondary water feed.

• Cobb County is the provider for sanitary sewer. Per Cobb County Water Systems, records show sanitary sewer extended to the subject site through Harvest Pointe West subdivision. Wastewater treatment plant capacity is available and is serviced by South Cobb Water Reclamation Facility (South Cobb WRF).

• The target area is not located within a flood hazardous area according to GA. FEMA flood map.

• The subject site is relatively flat with elevation ranging from 952 - 966.

• 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.

• The Powder Springs Library is 1.6 miles of the subject site.

• Powder Springs Park is 0.9 miles away from the subject site.

• Wild Horse Trail head is located to the east of the subject site approximately 2.8 miles from the subject site with access along Powder Spring Road.

• Silver comet trail is located north of the subject site with a trial head connection approximately 2.1 miles away.

• The subject site is located in a redevelopment area identified in the Comprehensive Plan as “ Hill Road @ C.H. James Parkway”. This concept creates space for industrial uses, office, and commercial. The general concept of this development area is identified below.

REDEVELOPMENT AREAS // HILL ROAD @ C.H. JAMES PARKWAY

COMPATIBILITY WITH SURROUNDING USES

North of the subject site is a single-family development with a zoning category of PRD. West of the subject site also consist of a single-family subdivision and individual lots within the R-30 zoning district. Southeast of the subject site are vacant properties located in the City limits with a zoning classification of Neighborhood Retail Commercial (NRC). East of the subject site is currently vacant with a Cobb County designation of residential (R-30).

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.

It is staff’s professional opinion that a future land use amendment to Medium Density Residential can exist harmoniously with existing adjacent uses through innovative design and landscape buffering. Allowing higher density residential at this development node allows for a gradual transition from higher density to lower density.

Although development of commercial areas is a priority to the City, allowing residential development in this area is not detrimental to this goal. There are also other commercial vacant properties south of the subject site that can be utilized for commercial use. For example, south of Hill Road has vacant commercial property that extends to Brownsville Road which host a variety of retail uses.

It's the intent of the City to have office space for our residents being able to work, live and play in one geographical area. One of the needs identified in the Comprehensive Plan is the need to diversity our tax base to fund future improvement, market Powder Springs to employers. This site is a large potential site that could assist the city in obtaining increased commercial development and jobs. Staff notes the following statistics regarding the current fiscal condition in the City of Powder Springs.

• Residential property has accounted for more than 98% of the City’s total digest growth since 2015. A decade ago, residential property accounted for 63.7% of the City’s net property tax digest. That ratio grew to 73.4% by 2020.

• Nearly 95% of all tax parcels and 61% of the total taxable acreage in Powder Springs is classified as residential. In 2020 the City contained roughly 600 commercially classified parcels occupying 672 acres and 26 industrial parcels totaling 147 acres.

ECONOMIC ANALYSIS

However, given that this site does not have direct access to CH James Pkwy, is further from the other commercial nodes in the area, and the large need for housing within the city given the current market, a change in the future land use from Professional Office to Medium Density Residential may be appropriate in this specific case. Staff notes that property south of Hill Road, including the adjacent county parcels and the underdeveloped properties on the corner of Brownsville Road may be able to support a more intense commercial development. Care should be taken to ensure that the properties located between Hill Road and Brownsville Road be preserved for future commercial development. Residential development north of Hill Road will help support the commercial area south of the road.

Exhibit 1 is a fiscal analysis provided by the KB Advisory Group. This analysis compares the proposed Traton Homes development with the concept provided in the Comprehensive Plan on Hill Road. This analysis shows that the nonresidential build out begins to outperform the subdivision by 2030 but on a net present value basis the residential use produces a larger positive net fiscal impact of about 27% over 20 years. At time of build out, housing is likely to generate 2 to 3 time more in annual City property taxes than a commercial/industrial build out. It is important to note that this analysis assumes commercial development typically found in Powder Springs. The City should continue to identify priority commercial areas that can attract a high performing and valued commercial development. This will be explored further in the 2021/2022 Comprehensive Plan update.

The housing analysis for the McEachern High School district. Indicates that the City of Powder Springs currently has a deficit in inventory for new housing. For homes under $500,000, there is a 0.3 month supply. In a balanced market, there is a 6 month supply. Given the housing shortage, the ability to focus future commercial development on an adjacent site, and the supporting fiscal analysis staff can support a rezoning and future land use amendment on this site.

RECOMENDATION

Staff recommends APPROVAL of Future Land Use to Medium Density Residential.

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, 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 is a deterrent from allowing a density that allows for increased density.

5. There are remaining areas along the Powder Springs Road, CH James Parkway, Brownsville Road corridor to allow for commercial development to support a mixture of uses.

6. Allow for transitions from higher density to lower density.

EXHIBIT 1 - COMPARATIVE PROPERTY TAXES