Is The Current MARTA Vision Worth The Chase?

The article below was written by Mayor David Belle Isle, the mayor of Alpharetta, who gave me permission to share it with you here.

 

Is The Current MARTA Vision Worth The Chase?

I’m a vision guy. I love looking at something and imagining what it could be; what it could be like; and how to get there. I love chasing a vision and seeing the pieces fall into place. But, for a vision to be worth the chase, the promise of “what could be” has to be better than “what is.”

Last week, I found myself in a makeshift room midway up the interior back stairs of the State Capitol. The room was packed. The air was hot. I was there to testify on behalf of Alpharetta at a committee hearing on the proposed MARTA expansion bill, SB 330. To my surprise, the room was not full of concerned every day citizens seeking faster commute times to home and work. Rather, it was filled with developers, lobbyists, and employees of chamber and public policy groups. Indeed, a total of 7 lobbying firms have been retained to make sure this MARTA bill gets passed and that you vote for it. Big money. Big stakes. Big supporters.

Among others, two developers spoke of how wonderful the MARTA expansion would be for the economy, specifically their economy. They introduced a new phrase: “transit premium.” This is the concept by which the properties serviced by the rail will increase in value by 50%. This is fantastic! Fantastic, that is, if you’re a property owner or developer near a proposed new transit station.

On the whole, I firmly believe that the expansion of public transit is part of the solution as we look to shorten our drive times to home and to work. But, the current $8 Billion proposal has me scratching my head:

  1. What About the 97%ers? Only 3% of commuters within reach of the current rail use MARTA and ridership is down over the past 10 years.
  2. Convenience Factor. For most, using rail involves a six-part process: a drive to the station, a wait for the train, a ride on the rail, a wait for a bus, a ride to a bus stop, and a walk to their building. Real people will weigh that time and hassle against driving straight to work.
  3. Transit for Everyone… Else. Many who support the expansion of MARTA rail are laboring under the hope that others will take the train so that their drive downtown won’t take so long.
  4. Until Death Do It Tax. 43 years is a long time to pay a tax on everything you purchase. This puts the full payment outside my life expectancy. I’m 40.
  5. Bait and Switch. The MARTA project list is disposable. MARTA is not obligated to build the projects the voters are being asked to fund. They should be.
  6. Hadn’t Thought of That. No one has thought to measure the expected improvement, if any, along Georgia 400. For an informed vote, we need to know how much quicker our drives will be.
  7. Federal Match? The proposed expansion is dependent on federal matching funds of $4 Billion. There is no obligation by the Fed to commit these funds. Before MARTA expansion hits a ballot, there should be.
  8. I’m Against What? The ballot question is worded in a way that a “No” vote implies you oppose traffic relief and economic development. The question should be neutral.
  9. Stacked Deck for Alpharetta. If successful, 3 new transit stations will attract 3 new streams of traffic from surrounding areas and require 3 new 2,500-car parking decks constructed MARTA-style.

I truly want to see us, as a region, take on traffic and develop a comprehensive plan. I can see it. That’s my vision. It is imprinted on my mind. Yet, we need to look at all the options openly: heavy rail, new roads, light rail, additional lanes, bus-rapid-transit, managed lanes, bus circulator programs, intersection improvements, signal timing, adaptive traffic, Uber, driverless cars. If we’re not careful, we’ll spend more than half of our transportation dollars on 3% of our commuters. “What could be” will be no better than “what is,” except we’ll have the pleasure of paying for “what should never have been.” The best answer probably lies in some combination of travel methods. We don’t know. But before we vote, let’s find out if this vision is worth the chase.

 

 

Alpharetta City Council Meeting Agenda December 14, 2015

Below is the agenda for Monday night’s Alpharetta City Council meeting along with highlighted links to many of the supporting materials. Please feel free to leave questions and comments about agenda items in the comment section and I will do my best to respond in a timely manner.

This meeting is the last scheduled council meeting of the year so will probably be the final meeting for Councilman DC Aiken and Councilman Michael Cross as they will not be returning for 2016. There will be a farewell reception for them prior to the meeting so please join us in the Multipurpose room on the first floor of City Hall at 6:30 p.m. to show our appreciation for their dedicated service to the people of Alpharetta.

I. CALL TO ORDER
II. ROLL CALL
III. PLEDGE TO THE FLAG
IV. CONSENT AGENDA
A. Council Meeting Minutes (Meeting of 12/7/2015)
V. PROJECT UPDATES
A. Convention Center
B. City Center – Public Development
C. City Center – Private Development
VI. PUBLIC HEARING
A. V-15-29 Branch and Barrel/Avalon
B. MP-15-07/CLUP-15-08/V-15-21 Duke Realty/Windward Master Plan
C. MP-15-06/V-15-12 Marriott Courtyard/Pky 400 Pod C
D. PH-15-21 UDC Changes- Definitions and Text Amendments  (2nd reading)
E. CLUP-15-14/Z-15-15 Oak Hall Companies/Webb Bridge Tract
NOTE: This item has been deferred and will be neither heard nor considered during this meeting.
F. PH-15-24 UDC Changes – Sign Ordinance and Text Amendments
NOTE: This item has been deferred and will be neither heard nor considered during this meeting.
VII. OLD BUSINESS
A. Future Use of Old Library on Canton Street
B. Amending Chapter 18 of the Code (Parking Enforcement Officer) – (2nd Reading)
VIII. NEW BUSINESS
A. FY 2016 Tree Planting and Landscape Improvements
B. North Fulton Community Improvement District Expansion Request
IX. WORKSHOP
A. Bond Discussion
X. PUBLIC COMMENT
XI. REPORTS
XII. ADJOURNMENT TO EXECUTIVE SESSION
 

Alpharetta City Council Meeting Agenda for December 7, 2015

Below is the agenda for Monday night’s Alpharetta City Council meeting along with highlighted links to many of the supporting materials. Please feel free to leave questions and comments about agenda items in the comment section and I will do my best to respond in a timely manner.

I. CALL TO ORDER
II. ROLL CALL
[Collapse] III. PROCLAMATIONS
A. Proclamation – Police Captain Gary Cann
IV. PLEDGE TO THE FLAG
[Collapse] V. CONSENT AGENDA
A. Council Meeting Minutes (Meeting of 11/16/2015)
B. Alcoholic Beverage License Applications
C. Financial Management Report for the month ending October 31, 2015.
[Collapse] VI. PROJECT UPDATES
A. Convention Center
B. City Center – Private Development
C. City Center – Public Development
[Collapse] VII. PUBLIC HEARING
A. CU-15-07/PH-15-11/V-15-19 Chick-fil-A/Avalon
B. PH-15-21 UDC Changes- Definitions and Text Amendments  (1st reading)
[Collapse] VIII. NEW BUSINESS
A. Amending Chapter 18 of the Code (Parking Enforcement Officer) – 1st Reading
[Collapse] IX. WORKSHOP
A. Proposed Design: Old Roswell Plaza
B. Bond Discussion
X. PUBLIC COMMENT
XI. REPORTS
XII. ADJOURNMENT

Alpharetta City Council Meeting Agenda for November 16, 2015

Editor’s note: Late Friday there were several modifications made to the agenda which are now reflected in the electronic packets:

  • Updated site plans and elevations related to CLUP­-15-­11/Z-­15-­10/CU-­15-­11/V-­15-­25: Thompson Street Flats
  • Updated contract with GDOT related to the Encore Parkway Bridge Replacement Project
  • Deferral of PH­-15-­21: UDC Changes­ Definitions and Text Amendments

Below is the agenda for Monday night’s Alpharetta City Council meeting along with highlighted links to many of the supporting materials. Please feel free to leave questions and comments about agenda items in the comment section and I will do my best to respond in a timely manner.

I. CALL TO ORDER
II. ROLL CALL
III. PLEDGE TO THE FLAG
[Collapse] IV. PROCLAMATIONS AND PRESENTATIONS
A. Proclamation – Andy Yang
B. Crime Free Housing Presentation: Ascent at Windward and The Pointe at Preston Ridge
[Collapse] V. CONSENT AGENDA
A. Council Meeting Minutes (Meeting of 11/9/2015)
[Collapse] VI. PROJECT UPDATES
A. Convention Center
B. City Center – Public
C. City Center – Private
[Collapse] VII. PUBLIC HEARING
A. Z-15-11 Nathan Circle/Rob Forrest
B. CLUP-15-13/Z-15-14 Beecham Group/Old Milton Pkwy Townhomes
C. CLUP-15-12/Z-15-13/CU-15-12/V-15-22 Peach State Hospitality/Hotel.
NOTE:  This item has been withdrawn by the Applicant and will not be heard.
D. CLUP-15-11/Z-15-10/CU-15-11/V-15-25 Thompson Street Flats
E. PH-15-21 UDC Changes- Definitions and Text Amendments
NOTE: This item has been deferred and removed from this agenda.  The case has been rescheduled to appear on the December 07, 2015 City Council Agenda.
[Collapse] VIII. OLD BUSINESS
A. Procurement Card Policy (2nd Reading)
B. Parks Without Borders Program with Johns Creek Recreation and Parks
[Collapse] IX. NEW BUSINESS
A. Intergovernmental Agreement With City Of Milton: Facility Use And Court Services
B. Encore Parkway Bridge Replacement and Greenway Connection
[Collapse] X. WORKSHOP
A. Art In Public Places Program Guidelines
XI. PUBLIC COMMENT
XII. REPORTS
XIII. ADJOURNMENT

Millennials Move to Suburbs – “Cities are just a temporary place to land”

Quality-of-Life-Sioux-Falls-SD-500x332

Found an interesting link on Twitter today thanks to Jon Ray. ( aka @BKEGa1 ) The post was an exploration of why members of the Millennial generation are following previous generations into the suburbs as they get ready to settle down.

The article was written by Emily McMackin and posted on businessclimate.com. You should read the whole thing here but below are a couple of key passages:

Between 2010 and 2013, the number of 20- to 29-year-olds in the U.S. rose by 4 percent, but the percentage of residents in this demographic living in core cities grew by only 3.2 percent, the study noted. Why are cities losing 20-somethings, while suburbs and smaller towns are gaining them?

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They see the suburbs as an ideal place to settle down, and tend to view the urban core of cities as just a temporary place to land. Much of their reasoning stems from the desire to own their own homes or start families of their own – and wanting more space to do that.

This shouldn’t be surprising to anyone who realizes that big cities are less than ideal for raising a family. Yet many people in the development community continue to propagate the silly notion that Millennials are going to forego the superior public schools, more affordable single family homes and lower crime rates of the suburbs when they get ready to settle down.

Right now Alpharetta is blessed to be one of the greatest places in the state of Georgia to do business and raise a family. As long as we continue to grow and change in a manner consistent with those qualities the Millennial generation and their successors will continue to move here when they are ready to settle down. Our quality of life and property values will continue to improve accordingly.

However there is tremendous pressure from some in the business community and political arena to change Alpharetta into the next Midtown, Buckhead or Sandy Springs. They speak tirelessly of the impending doom suburbs will face if they don’t attract Millennials who are still at a stage in life when they are more interested in bar hopping than house shopping.

But the reality is that if Alpharetta becomes just another concrete jungle at the end of a MARTA line it will force Millennials to move even further from the city of Atlanta when they want to escape the high cost of living, miserable schools and crime that plague urban centers. The irony is that the urbanization of places like Alpharetta actually forces people to spread further out creating more of the sprawl so many urbanists loathe.

Alpharetta, from “Solid Gold” to “Bunch of Old White Guys” in 30 seconds

Recently I attended the “North Fulton Opportunity Outlook” event held in the city of Alpharetta. The forum was hosted by the Council for Quality Growth, a not-for-profit trade association comprised of developers, contractors, engineers, architects, planners, law firms and bankers–anyone with an interest in growth and development.

The event was promoted as an economic development forum to provide an update on development opportunities in North Fulton county. It was co-hosted by the Progress Partners initiative which is partially funded with Alpharetta taxpayer money so I attended in support of the effort.

It was expected it to be an upbeat, informative discussion about the many exciting opportunities in our region. For the most part that was the case. Nearly all of the participants were professional and positive as they discussed the unique quality of life, business climate and cooperative local governments that attracted their businesses and continue to help them thrive.

The lone exception was Mark Toro, managing partner for North American Properties, who chose to insert racially charged comments about the people of North Fulton into his own personal diatribes. It was disturbing to hear someone who has benefited so much from the support of this community use the occasion to insult the people who live here.

Mr. Toro introduced himself by saying,” I am the self appointed president of the Keith Parker (MARTA CEO) fan club, frequent MARTA rider… advocate… messiah” and spent most of his time pleading for billions of dollars in higher taxes that could bring MARTA trains to Avalon’s doorstep. While Mr. Toro’s introductory spiel was conspicuously self serving in a forum designed to be about investing in North Fulton it was the way he framed the remainder of his comments that was most disturbing.

In response to a question about why companies should invest in Alpharetta Mr. Toro spoke of our excellent demographics and said, “this is a solid gold community, strong… financially strong, stable and forward thinking”. He even added that collaboration with the city of Alpharetta had been “phenomenal”.

Yet just seconds after saying Alpharetta was “solid gold” Mr. Toro turned around and used racially charged comments to explain resistance to his eight billion dollar tax increase. Speaking about MARTA expansion once again he said, “I’ve heard it said. You’ve all heard it said. Some of us have even said it ourselves. The train goes both ways and we don’t want those people out here.”

This was a public forum where developers, investors, elected officials and economic development professionals had been invited to hear about opportunities for investing in this community. For Mr. Toro to falsely insinuate that opposition to his tax increase and his “urban-burb” vision of their city’s future is caused by racism was disgusting and inappropriate. But he didn’t even stop there.

Mr. Toro went on to attack the community leaders he had just praised in his comments moments earlier. “And the fact that the leadership of this community is all a bunch of old white guys like me is a problem!“, he continued.

Bunch of old white guys. So in a matter of seconds this community went from “solid gold”, “forward thinking” and “collaborative” to a place where “we don’t want those people out here” led by “a bunch of old white guys” who are the “problem”.

How could that be? What could have possibly changed Alpharetta from “solid gold” in one breath to “a bunch of old white guys” in the next? Actually the only thing that changed was that in one breath Mr. Toro spoke about everything this community has done to make his investment successful and in the next he lashed out at those very same people because they don’t embrace Mr. Toro’s self serving goal of turning Alpharetta into an urban mass transit hub.

Over the last four years the people and leadership of North Fulton county have bent over backwards to support Mr. Toro and the investment North American Properties has made here. Alpharetta revised municipal codes and gave them competitive advantages over every other commercial property owner in town. The city hired new staff and paid thousands of dollars in overtime to facilitate their extremely aggressive construction schedule.

When North American went to the Fulton County Development authority for a tax abatement that cost Alpharetta taxpayers millions of dollars without even letting us know we absorbed that loss. When North American failed to live up to their promise to build hotels in the second phase of Avalon it was the City of Alpharetta who committed $42 million of taxpayer money to support a convention center and hotel within their development .

Yet despite everything the people of North Fulton have done for Mr. Toro it hasn’t been enough. Mr. Toro still seized the opportunity to insult his hosts in front of a large group of investors, economic development professionals and elected officials who were invited to hear about opportunities here. How disappointing.

But the good news is that Mr. Toro’s comments at the North Fulton Opportunity Outlook were informative. They told the people of North Fulton everything we needed to know about the kind of man he is.

Editor’s note:

Despite Mr. Toro’s comments North Fulton remains a diverse community. People from all over the world call Alpharetta home because of our unique blend of incredible business environment combined with an exceptional quality of life and great schools.

Statistically Alpharetta is every bit as racially diverse as the Atlantic Station development Mr. Toro recently sold in downtown Atlanta and even more diverse than that of Decatur, GA. The supporting census data is available online at citydata.com

MARTA gets money to promote high density development

050519 - ATLANTA, GA -- MARTA maintenance crews work on clearance testing trains at the new MARTA Armour Rd. maintenance yard. (BILLY SMITH II/AJC staff)

050519 – ATLANTA, GA — MARTA maintenance crews work on clearance testing trains at the new MARTA Armour Rd. maintenance yard. (BILLY SMITH II/AJC staff)

Todays AJC contains an article explaining that the Federal Transit Administration is giving MARTA money to foster high density developments which will make traffic worse and justify the expansion of routes not dense enough for heavy rail yet. Click on the picture above to read the whole thing. Below are two excerpts:

MARTA and the Atlanta Beltline have been chosen to receive federal grants to help spur denser development around future transit lines, the Federal Transit Administration announced Tuesday.

MARTA was awarded $1.6 million, while the Beltline received $500,000 as part of a pilot program of the FTA. The money cannot be used to build future transit lines or buy the rail cars or streetcars that would run on them.

*******************

It must be used to plan and promote future development of businesses and homes along proposed transit lines – the kind of development that will attract built-in customers for those transit lines one day. (Think high-rise office buildings, condos and apartment towers.)

Such “transit-oriented development” or “transit supportive development” is helpful in obtaining future FTA grants, because it demonstrates that the new trains or streetcars would be able to draw riders, said Janide Sidifall, a senior project manager for MARTA.

While the money is designated for MARTA’s I-20 corridor the article specifically mentions Alpharetta as a possible alternative for expansion.

Another 111 apartments slated for Alpharetta’s Milton High School district

ECHO on Westside

An article in yesterday’s Atlanta Business Chronicle announced yet another apartment complex to be built in Alpharetta’s Milton High School district. This new development would be in addition to the 400+ apartments already being proposed right down the street by MetLife and Lincoln Properties in an effort to urbanize the Northpoint area.

Pollack Shores Real Estate Group is building a 111-unit luxury apartment community with 5,600 square feet of retail space in Alpharetta.

ECHO at North Point Center will be built at 10105 Westside Parkway, Alpharetta, Ga., 30009

Click on the picture above to read the full article with more details.

Alpharetta Planning Commission faces urbanization in Milton High School District… again

Tonight the Alpharetta Planning Commission will review an application for another high density mixed use project with more than 400 apartments in the Milton High School District. It seems like just yesterday I was standing in front of the Alpharetta City Council explaining this would happen if they approved the original application.

But that was way back in 2011 when city council members supported the Comprehensive Plan’s goal of a 85% to %15 ratio of single family homes to apartments and told me there was no effort to bring heavy rail MARTA to this city. Recently a resident who remembers those discussions asked me to repost an article I wrote as a concerned resident and local blogger. So in light of this historic occasion I give you this golden oldie from distant past of February, 2011:

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.

Let the fun begin!

Last week I qualified to run for a second term on the Alpharetta City Council and no one registered to oppose me. So barring unforeseen circumstances I have again been granted the opportunity to serve as the elected representative of the 60,000+ people who call Alpharetta home. For that I will always be grateful.

And as I continue the work begun in 2012 I am determined to do a better job of keeping the public informed during this next term. One of the best ways I can think to do that is using this blog to update and interact with the people of Alpharetta about issues affecting our city.

A few years before I considered running for office this blog was created to let people know about current events which shape the future of this place we call home. Over time it was the insight gained from writing those articles that drove me to public service. I could no longer just stand by and report as the relentless pressure to urbanize Alpharetta threatened to destroy the quality of life that makes it so special.

Back in 2008 a recession brought urbanization to a grinding halt for a while. Three enormous mixed use developments approved during the previous real estate bubble sat dormant and the people who were pushing for Alpharetta to be just another urban core with bad schools, high crime and MARTA stations were nursing badly depreciated investments.

The biggest concern for our city council at that point was how we could breathe life back into our local economy… and we did. But our success has again fueled a determined few to rejoin their quest of turning Alpharetta into a dense urban core.

In the last four years more than 1000 new apartments have been built or approved in the City of Alpharetta. And our community development department is recommending 400+ more in an urban mixed use development already approved for Milton High School district. All of this is added to the hundreds of townhouses and single family homes on tiny lots that have also been approved. This type of urban density threatens our schools and crowds our roads. We have to be more careful or Alpharetta is going to end up just like any other concrete jungle at the end of a MARTA line.

As a community we cannot build a wall around Alpharetta and refuse to change. But as a community we need to evolve in ways consistent with the vision of the people who live and vote here. That is the only way we can assure Alpharetta will remain the greatest place to do business and raise a family in the state of Georgia.

So it is time to revive GA Jim. I have to do a better job of letting all of you know about the issues shaping our city’s future so it is once again time for me to host this forum called GA Jim.

To foster a healthy discussion commenting is encouraged but understand this is not an official City of Alpharetta website. This website belongs to me and while I hope you will use it to exchange information and views this will all be conducted at my discretion. Any disrespect shown to me, other commenters, elected officials or city employees will not be tolerated. Life is too short for that kind of crap.

So let the fun begin!