City Government

KANE STUDIO PROJECT ROSEBUD Movie Studio Application is approved by City Council

By Laurie Searle

The Chattahoochee Hills city council meeting on June 6, 2023, was well attended in anticipation of the public hearing and action on Kane Studio Project Rosebud. Chatt Hills Community Development Director Mike Morton introduced the application.

Kane Studio LLC has requested a rezoning of 1606.18 acres from RL (Rural) to HM-MU (Mixed-Use Hamlet) to create a film production studio. Project Rosebud would be located on land between Campbellton Redwine Rd and the Chattahoochee River, southwest of Jones Ferry Rd. At build-out, Rosebud would include 3,454,300 square feet of floor area, including 1,070,000 square feet of sound stages.

The applicant has requested three variances and five Special Use Permits:

Proposed Variances:

1. A variance from Section 6-3.C to reduce the minimum residential units required in the HM-MU District from .5 units per acre to zero and to increase the maximum allowable percentage of property devoted to non-residential units from 25% of the developable area to 100%.

2. A variance from Section 5-6.G to increase the maximum open space which can be transferred offsite from 20% to 50%.

3. A variance to eliminate all of the requirements of Article XII regarding thoroughfares in those portions of the development to which public access is restricted.

Proposed Special Use Permits, as required in the HMMU district:

1. Motion Picture or Sound Recording Facility, Large

2. Hotel

3. College, University, or Professional School

4. Event Center, Large

5. Recycling Center

Director Morton reviewed the updates since the last city council meeting on May 2 and presented two additional proposed conditions. He then gave the staff recommendation for approval, as well as the planning commission’s unanimous recommendation for approval.

Public Hearing

Mayor Tom Reed opened the public meeting.

Carl Westmoreland, consultant for Project Rosebud, spoke on behalf of the applicant. He addressed a few of the concerns brought up in previous community meetings, and he thanked the city’s staff for their months of working with the project team to help draft conditions that would address the concerns and strengthen the application.

Thirty-one residents participated in the public hearing. Ten residents expressed support, giving praise for the applicant’s due diligence in meeting with the community, working with the city, and supporting its vision to Keep it Rural. A few gave support but also voiced concerns about traffic and the potential impact, but they said the benefits the studio would bring in economic development, much needed revenue for the city, and possibly the best use of the proposed land, outweighed the negatives.

Nineteen residents expressed opposition, raising concerns about the impact of traffic, the additional need for city services, and the potential change to the city’s rural culture. Some had questions that had been answered in the application, such as the timeline for road improvements; others had questions that were outside the scope of the application, such as the applicant’s capability to raise funds to support the project. A few suggested the council table the application to provide more time to answer the questions and concerns.

Carl Westmoreland spoke again to answer a few of those questions. Then Mayor Reed closed the public hearing.

City Council Deliberation

Mayor Reed invited each councilmember to comment.

Councilmember Troy Bettis said he supported the application early on but after listening to neighbors and considering the impact, he said there were too many questions that needed addressing, and we would be remiss if we didn’t answer them. He said we should take more time with this application and that we don’t need to go at break-neck speed.

Councilmember Camille Lowe said we can have a great balance that other cities don’t have because of our zoning. We insist on quality and the Kane team has worked with us on seven pages of conditions to ensure that. She believes this project will bring tangible benefits to the city, such as preservation and added revenues, without us giving tax incentives.

Councilmember Laurie Searle said the project started last year, and even while it was temporarily pulled for the regional review, she continued studying and attending meetings, which gave ample opportunity to answer questions. The council can only review what’s in the application (not the many “what if questions”). It’s a good project that meets our zoning.

Councilmember Richie Schmidt said he has problems with the traffic study because there is no timeline for improvements. He would like to see this project built in phases. He said our zoning does fit this project, but he’d like to table the project until someone from GRTA or GDOT can meet with council to address the traffic issues.

Councilmember Ruby Foster said there has been a lot of opportunities to bring most of these questions before the council or attorney. If the application passes, she hopes the development will go forward in good faith.

Mayor Reed addressed a few of the concerns mentioned during the town hall. He said the theory behind our zoning (preserving 70% in permanent conservation in hamlets and villages) was established in this area before our city incorporated. That underlying theory lay the foundation for the city’s first Comprehensive Plan, in which 400 households participated. “Keep it Rural” doesn’t mean nothing will change. But the thoughtful Comp Plan and Zoning will do what no other city this close to metropolitan Atlanta has been able to do – preserve 70% of its land, and offer a TDR program that enables that process. He said there is a solution if residents want more control in Keeping it Rural and that is to raise $300-400 million so we can buy up all of the development rights and make our entire city park-like.

Council Motion and Vote

Mayor Reed called for a motion.

Councilmember Schmidt motioned to table the item for 60 days. Councilmember Bettis seconded.

Councilmember Searle made a comment during discussion that the traffic study clearly outlines the phases for road improvements, listing when they will be required to happen, which is all that can be expected from the governing authorities. Delaying the application will not change that outcome.

Mayor Reed called for a vote. The motion failed (Foster, Searle, and Lowell voted no; Schmidt and Bettis voted yes).

Councilmember Searle made a motion to pass the item, with all conditions as outlined in the packet, and the two new conditions.

Mayor Reed called for a vote. The motion passed (Foster, Searle, and Lowell voted yes; Schmidt and Bettis voted no).

The Kane Studio Project Rosebud has been approved. The ZOOM recording of the meeting is on the city’s website.