Why would Alpharetta trade 1800 jobs for 500 condos? MARTA

Below is a letter submitted by MetLife to justify the Peridot project proposed for Alpharetta. The new project would remove more than 1800 potential jobs from the site in return for building 500 condominiums. Why would the Alpharetta City Council do that? I will let Mr. Ikwut-Ukwa of MARTA’s planning office explain:

“MARTA is also working with the City of Alpharetta to initiate an LCI for the North Point Mall area as part of a proposed north line rail extension. In the past the City of Alpharetta had also 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 to the density in the area, making for a better transit supportive environment.

For at least five years the City of Alpharetta has been working with MARTA to increase the density of our city so they can justify bringing trains here. Funny, I don’t remember Alpharetta voters being asked about that. It must have happened at a charade charrette.

IF an Alpharetta mayoral or city council candidate comes knocking on your door this summer to ask for your vote don’t forget to tell them how you feel about the urbanization of Alpharetta to lure MARTA. Obviously they think it is a good idea. They just don’t want you to know.

MARTA, is it smarta for Alpharetta?

Dekalb police helicopters have been grounded

According to the AJC the police chief of Dekalb county will be grounding their helicopter patrols. The article here says that it is to save money but based on the video captured by a Dekalb County resident below you can see the real reason. Be advised that you have to watch the whole thing to see the incident at the end.

Hat tip to a reader for the video.

Look out Milton… it’s time to hide ya kids, hide ya wife

Monday the Atlanta Regional Commission’s Livable Centers Initiative will be used wipe out 1800 potential jobs in Alpharetta and  make room for 500 more condos. Now they will bring that same astute land use planning to the quiet City of Milton. You can read the whole thing on the Alpharetta Patch here but the key passage is:

The ARC reports that since the first LCI grants were awarded in 2000, more than 84,000 residential units, 20 million square feet of commercial space and 35 million square feet of office space are either planned, under construction or complete in these areas. Region-wide, 67 percent of all office space built since 2000 has been built within LCI areas. And, LCI areas have attracted 8.5 percent of all new residential units and 21 percent of all new commercial development built in the region.

No wonder Miltonites didn’t want to expand sewer service. The sharks are circling. Noted analyst Antoine Dobson speaks on the subject:

Seriously though, if you care about what happens to the City of Milton you had better pay close attention to the LCI process. You wouldn’t believe the garbage that comes out of it if residents don’t get involved.

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.

Charrette, Charade… Tomato, Tomahto

Most normal people don’t know what a “charrette” is. They are lucky. As someone with the masochistic desire to participate in the future of my community I have been unfortunate enough to have seen this process firsthand. Just imagine watching sausage being made with B.S. as filler and you get the general idea.

The people that make their living as consultants use the term charrette as if it were synonymous with “organized meetings to solicit public participation and input on developmental goals”. But Dictionary.com doesn’t get paid to host charrettes and it defines them as “a final, intensive effort to finish a project, especially an architectural design project, before a deadline.” You decide for yourself which one is more objective.

In the ancient days of Alpharetta history, back in 2003 or 2004, our city council representatives used to solicit input from neighbors or the other parents at a ballgame when deciding the future of our city. But those were simple times and only served to make Alpharetta one of the greatest places in the state of Georgia to live.

Now when our city officials determine the future of Alpharetta they judiciously rely on input from “stakeholders” at charrettes. Of course neighbor input was free and successful but at least the city can usually get the North Fulton Community Improvement District, the Atlanta Regional Commission or some other group of people that live somewhere else to pay for it… as long as they get to pick the consultants and direct the work. So that’s just like free input from people that live in Alpharetta, right?

If you haven’t heard, the city of Alpharetta has been participating in an enormous effort to determine how to address our city’s future transportation needs. You didn’t know anything about the comprehensive transportation plan? You were probably too busy going to church or soccer games to attend charrettes. That’s why most charrettes are attended by consultants, politicians and “stakeholders” that don’t live in Alpharetta. It is part of their jobs or it affects them financially so they are obligated to skip soccer games to attend.

But one night I decided that I would take time away from my family, do my civic duty and attend a transportation charrette. It was an eye opening experience.

At the charrette I had the privilege of sitting at a table with a MARTA bus driver from Atlanta and a land use attorney. The land use attorney didn’t live in Alpharetta but she does sit on the board of directors for the Greater North Fulton Chamber of Commerce and the State Roadway and Toll Authority. The SRTA Board is the group that voted to extend the tolls on GA 400.

There was also one other average Alpharetta voter at my table. There were also several other tables at the meeting and, based on the people I recognized and spoke to, each table seemed similarly composed. Not exactly a cross section of Alpharetta voters.

It was also interesting to see how the process was manipulated as consultants directed our input. The other person from Alpharetta and I were focused on road bottlenecks and widening the secondary roads that strangle traffic in Alpharetta. But the consultants specifically directed us to map out bike paths and bus routes, light rail corridors and such. Alternative methods of transportation weren’t a big concern for either of us but the format required them to be included so we did as we were told.

In addition to the push for alternate transportation modes there were two major projects introduced to our table by members of the Greater North Fulton Chamber of Commerce. The land use attorney pushed hard for a new exit off of GA 400 at McGinnis Ferry Road and the president of the North Fulton Chamber of Commerce came by to pitch his idea for a bridge over GA 400 in the Mansell Road area. Neither of the people from Alpharetta at my table cared anything about those two projects and it is likely they would actually increase traffic by allowing more high density development in the area. Yet I will be shocked if they aren’t in the final transportation plan.

All in all the charrette was a frustrating experience and I was disappointed in the manipulated results. But I was glad I went. I am not hopeful about the plans that will come out of the session but I hate to think what would have happened without the handful of Alpharetta residents that actually showed up.

North Fulton High School Redistricting Meeting Tonight

Tonight the Fulton County School System will be holding the first of three public meetings to determine the attendance zones which will be used when the new high school in the city of Milton opens. The meeting will be held at Alpharetta High School on Webb Bridge Road from 7:00 – 9:00 p.m.

The new school districts will have a major impact on two of the best public high schools in the state, Alpharetta High School and Milton High School, in addition to the new school on Bethany Bend Road. The great schools of Alpharetta continue to be the foundation of our property values so it importatnt to realize that districting changes will have a direct effect on your home’s worth regardless of whether or not you have children in the schools.

There are also two more meetings planned if you can’t make it tonight and you can keep abreast of the latest developments at the Fulton County School website here: http://bit.ly/estsjn

I won’t make it to this one (my son has a baseball game tonight) but if any of our readers do attend I’d appreciate it if you could send me a note to let me know how it goes.