F208020.SPH.BDRY v3_0

CITY OF PEACHTREE CITY
INTEROFFICE MEMORANDUM
TO:
Planning Commission
FROM:
City Planner/ Zoning Administrator
DATE:
February 2, 2009
SUBJECT:
Proposed Rezoning: Callula Hill (GI to LUR)
Evaluation of proposal based on land use plan and comprehensive plan
At our last meeting, we discussed the proposed rezoning of a 37.001-acre tract of land within the
Southpark International industrial park in a workshop format. The property is currently zoned GI
General Industrial and overlooks the Planterra Ridge golf course and the future Lake McIntosh.
Pathway Communities is requesting that the property be rezoned to LUR Limited Use
Residential to accommodate a mixed-use development consisting of 80 single-family detached
homes, an events center and twelve villas.
The proposed rezoning would require not only a change to the city’s zoning map, but the land use
plan and comprehensive plan as well. As a result, Staff is proposing that we discuss the merits of
the proposed rezoning request in relation to these documents prior to making a formal
recommendation to City Council.
The city’s Land Use Plan was adopted in May of 1985 and has been updated periodically through
the years. The Land Use Plan is intended as a guide for the physical development of the city and
to be a tool for identifying those areas best and least suited for various types and intensities of
development. The Land Use Plan also establishes goals and policies to guide land use decisions
within the city.
Chapter 6 of the Land Use Plan discusses future land use within Peachtree City and states:
The viability of Peachtree City of the future depends on how well city officials,
professional staff and residents are able to interpret, implement and adopt this plan
according to the purpose, concepts, goals and objectives previously established. To
reiterate, the purpose of the Peachtree City Land Use Plan is to guide the physical
development of the city. Primary concepts are:
1.
Protection of the natural environment,
2.
Planned growth,
3.
Village centers, and
4.
Appropriate industrial development.
Callula Hill (GI to LUR)
February 2, 2009
Page Two
Future land use represents the interface between established goals and objectives and the reality
of physical development. The goal of the industrial component of the Land Use Plan is to
“Promote the establishment of a diversified industrial base of clean industries to support a
stable economy.”
This section further states “The industrial park of Peachtree City should be the location for all
existing and future industry in the city. The park is a clearly and logically defined area of the
city set aside for the exclusive use of industry and related activities. Physical and development
properties of the park are conducive to growth within the existing park by current and additional
occupants of the park.”
In addition, this section states “Efforts on the parts of the city and developers should be towards
protecting the park from encroachment by non-industrial or otherwise incompatible uses.”
The city operates under the Peachtree City Comprehensive Plan (2007 – 2027), which is updated
on an annual basis as required by state law. The objective of this document is not to replace the
land use plan, but to use it as a framework for the overall “Master Plan”, of which the land use
plan, transportation plan, recreation master plan, multi-use path master plan and other functional
plans will be a part. The comprehensive plan is designed to be conceptual in nature.
The Georgia Department of Community Affairs (DCA) administers Rules for Local
Comprehensive Planning for all Qualified Local Governments in Georgia. On May 1, 2005,
DCA adopted “Standards and Procedures for Local Comprehensive Planning.” The purpose of
these local planning requirements was to provide a framework for the preparation of local
comprehensive plans that would:
• Involve all segments of the community in developing a vision for the community’s future;
• Generate local pride and enthusiasm about the future of the community;
• Engage the interest of citizens in implementing the plan; and
• Provide a guide to everyday decision making for use by the local government officials
and other community leaders.
The updated guidelines required the completion of three major elements of the comprehensive
plan: the Community Assessment, the Community Participation Plan and the Community
Agenda. The Community Assessment summarizes the local government’s evaluation of its
development patterns, issues and opportunities, and level of compliance with the DCA’s Quality
Community Objectives. The Community Participation Plan mandates a community involvement
program that offers a wide range of opportunities to local citizens interested in participating in
the development of the Comprehensive Plan. Lastly, the Community Agenda includes an update
of the material in the Assessment based on public input, as well as a short and long term work
program and a list of policies for land use decision making.
Callula Hill (GI to LUR)
February 2, 2009
Page Two
Working under the guidelines established by DCA, the Comprehensive Plan Advisory Board
(CPAB) was established to assist city staff in the preparation of the Peachtree City
Comprehensive Plan (2007 – 2027). The city conducted two surveys and held numerous public
workshops in each village to solicit public input from the public. All of this information was
compiled and used to make recommendations to the comprehensive plan.
As a part of the analysis of existing development patterns, the CPAB studied areas where
development or change of land use was likely to occur and concluded “Because the city has
developed through the years based on an adopted master plan and associated land use plan, it is
unlikely that drastic changes will be made to either of these documents to encourage additional
residential growth. It is anticipated that the development of new residential lots will occur
primarily within older neighborhoods where existing homes will be bought and either remodeled
or torn down and the property redeveloped. As a result, the city must develop ordinances to
protect the character of our older neighborhoods while still allowing redevelopment to occur.”
The issue at hand is whether or not the proposed rezoning request complies with the Peachtree
City Land Use Plan and the Peachtree City Comprehensive Plan (2007 – 2027). If not, we must
first analyze the proposal and make a determination as to whether or not it warrants
recommending a change to these documents. If the findings support such a change, we will
include these recommendations as a part of our recommendation on the proposed rezoning
application.
Prior to Monday’s meeting, it would be prudent for the Planning Commission and the Applicant
to review the city’s Land Use Plan and the various components of the Peachtree City
Comprehensive Plan (2007 – 2027), all of which can be found on the Planning Department page
of the city’s website at www.peachtree-city.org.
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