City Government

7. Are there any changes to the conditions? Answer: Condition #13 requires a certain amount of open space be preserved off site. The way it’s written, it’s not clear that it isn’t an absolute regardless of how much open space you’ve got on site. We’re not asking for a variance to reduce what we’re required to have, but we need more clarity on the timing there. Condition # 19 requires preservation of a couple of houses on Campbellton Redwine. This needs more discussion. The improvements and standards required may depend on what those houses will be used for – will they be residences, or are they simply backgrounds for movie studio.

The Public:

Sixteen people stated their support for the movie studio. Their reasons included: the studio fits with the city’s vision to “Keep it Rural” adhering to buffer requirements so it would be well-hidden from the road, preserving 65% of the land in open space, and donating land for the park expansion, trail along the Chattahoochee River, and multi-use path. The studio would bring much-needed revenue to the city, and employment opportunities through studio work and jobs at the event center and hotel. The studio seems to be the best option for that large parcel of land, and offers less impact than a traditional village or hamlet. Eight people stated their opposition for the movie studio. Their reasons included: the studio will bring more traffic, people, and noise to the area. The build out of the property may displace wildlife and negatively impact the environment if trees are removed. People moved to this area because it was rural and they understood it would have three developments (Serenbe and two more) and nothing else would change.

Applicant’s rebuttal

Westmorland said the project team met with residents who live on Campbellton Redwine Rd to address their traffic concerns and GDOT will ultimately approve road improvements. They are not asking for any variances on noise or the dark skies and will comply with the city’s ordinances. The reason there are so many special uses is that special uses give the city more control over development, and that is exactly what has happened in this case.

PLANNING COMMISSION’S REVIEW AND DELIBERATION

Planning Commission chair Doug Cloud asked Mike Morton if he had anything to add before the commission’s deliberation. Morton gave a detailed description of how off-site open space works. If open space is moved offsite, the ratio of open space to developable land must be maintained in the on-site property as well as the off-site property. Before a recent change to the Unified Development Code (UDC), open space could be moved off-site acre for acre, which would have reduced the open space under the 65% requirement. After the UDC change, when an additional one acre is developed on-site, 2.8 acres of open space is required to be transferred off-site to maintain the 65% ratio. This benefits the city by increasing the overall open space and by placing it off-site in the rural district where it benefits the whole city.

Mike also clarified MRPA (Metropolitan River Protection Act). It’s not a prohibition on any development within the 2,000 ft corridor on both sides of the Chattahoochee River. It’s a complex review with land vulnerability maps, types of soil, slopes, and other factors reviewed by the ARC.

Each planning commission member was invited to give a statement before asking their questions. The following is a summary of their questions and answers.

Q1. What is the plan for utilities?

A1. They are anticipated to come from Douglas County at the expense of the applicant.

Q2. What will be seen from the street?

A2. The buildings are set back father than required. The three closest buildings are two existing houses (which will be preserved), and the mail center set back from the road 650 feet. The studio buildings will be over ¼ mile from Campbellton Redwine Rd, well-hidden