SHEFFIELD PARK Paulding County, GA DRI #588 Supplemental Information for RDC s DRI (Form 2) Review August 16, 2004 Prepared for: Mr. David Howerin Coosa Valley RDC 1 Jackson Hill Drive Rome, GA 30161 P.O. Box 1793 Rome, GA 30162-1793 (706) 295-6485 Prepared on Behalf Of: Mr. Barrett Howell, II Pinehill Investments, Ltd. 4200 Northside Parkway, Building 3B Atlanta, GA 30327 (404) 237-4675 Prepared by:
SHEFFIELD PARK DRI #588 Supplemental Information for RDC s DRI Review Project Location The proposed mixed use development known as Sheffield Park is located on Cartersville Highway (GA Hwy. 61), approximately four (4) miles north of Dallas and just north of Mount Moriah Road. More specifically, the 382.15 acre site includes approximately 134.43 acres on the west side of Cartersville Highway and approximately 247.72 acres on the east side of the highway. The entire property is located in the 3 rd Section, 3 rd District of Paulding County and occupies several land lots including portions of 784, 785, 786, 798, 799, 800, 801, 856, 857, 858, 859, 870, 871, 872, and 873. There are four access points to the property off Georgia Highway 61. A small stream identified as West Fork flows along the southeastern property boundary as a tributary to Pumpkinvine Creek. See attached Project Vicinity Map. Description of Uses and Compatibility with Development Policies Sheffield Park is proposed to include 931 owner occupied residential units, in two lot sizes, which are clustered into parcels, based on associated price ranges. The master plan effort also includes a 20.5 acre donated park at the southeastern corner of the site, including floodplain associated with the West Fork stream. The plan includes 72.2 acres of open space and a 5+ acre amenity area, making up 20% of the site. The plan also incorporates 102,471 square feet of office space and 524,904 s.f. of commercial space on approximately 71 acres. The proposed build out date is 2015, with a first phase completion in 2009. The proposed development plan for Sheffield Park is not exactly reflective of the Paulding County 1991-2011 [Future] Land Use Plan, which designates this site for commercial uses along Highway 61 and residential uses to a maximum of 2 units per acre west of Highway 61, and 3 units per acres east of Highway 61. However, with the exception of the slightly higher density being proposed (3 units per acre west of 61), the proposed plan meets the other development intents of the land use plan. The site will require rezoning from the existing A-1 (agricultural) zoning classification to a proposed (PRD) Planned Residential Development District and (B-1) General Commercial zoning classification to accommodate the proposed residential density (3 UPA) as well as the commercial/office uses. The proposed mix of residential and neighborhood oriented commercial/office uses is consistent with the local goals as well as regional development goals. As the site is currently vacant, the proposed Sheffield Park plan will not displace any significant development or jobs. The project will not likely compete with adjacent developments or businesses, but may in fact benefit land uses nearby, by increasing housing and employment opportunities and providing support retail for existing residents. The proposed project reflects the development policies in the 2002-2006 Paulding County Short Term Work Program.
Development Impacts and Mitigation Measures Public Utilities/Environment It should be noted that water supply and solid waste facilities are currently available and wastewater capacity is anticipated to be available to support this project at the projected build out date of 2015. Paulding County receives 100% of its water through a contract with Cobb Marietta Water Authority. This contract has recently been renewed and extended to 2042, and the Wykoff and Quarrels Reclamation Facilities serving this site have additional existing capacity. In addition, a new wastewater/sewer line is planned for construction along Pumpkinvine Creek from the northeast to an area less than 1 mile from this site by private developers (Cousins). Though the completion date is not definite, connections are expected to be available in approximately 5 years (2010). The project will not significantly impact any water supply watersheds, significant groundwater recharge areas, wetlands, protected mountains, protected river corridors, or historic resources. According to available FEMA/FIRM maps, there are no areas of 100 yr. floodplain associated with Pumpkinvine Creek and the plan respects the locally mandated 50 undisturbed stream buffers. Storm water impacts will be mitigated in accordance with the state and local ordinances; however, it should be noted that in this regard, the plan results in more than 72 acres of open space and only approximately 46.4% impervious surface area. Incorporation of slightly higher density development provides for less impervious surface area and protection of buffers along the most sensitive land areas. To conclude, the proposed project s impacts to the environment are not detrimental. Community Facilities/Schools This growing area is experiencing some crowding in the local schools, and additional student capacity is not available in the elementary, middle or high schools serving this site. Additional capacity is currently being provided through the use of mobile units. According to Paulding County School District calculations, the proposed project will add approximately 527 students to the school district. Coordination with Paulding County School District will be critical in minimizing the project s impact to the school system. Still, there is at least one elementary, middle and high school scheduled for construction in north Paulding County prior to the estimated build out of this project. And, as fire, police and other community facilities are in place, the proposed project s overall impacts are not significantly adverse. Traffic A full traffic study is underway and will document recommended transportation improvements to mitigate the impacts of the Sheffield Park development. Still, traffic impacts will be coordinated and mitigated as necessary throughout the planning process, and it should be noted that the existing transportation system is made up of state highways, arterial, and collector streets to accommodate this type of development. In fact, according to the Paulding County Transportation Plan, Cedar Crest Road realignment is underway and widening is anticipated. Also the Cedar Crest/Highway 92 Intersection is noted in the local Long Range Plan with signalization/turn lane improvements anticipated. In addition, Dabbs Bridge Road is noted in the local Long
Range Plan, with realignment and road improvements anticipated. Finally, a pedestrian oriented network will be established throughout the proposed site that provides connections throughout the development and to adjacent property, supporting nonvehicular travel. Efforts to Accommodate Regional Growth Strategies Although this project is outside of the Atlanta Region and therefore, not subject to the air quality standards of the ARC, the following strategies are incorporated into the plan to mitigate air quality impacts and potentially reduce vehicle miles traveled (VMT) by 20% exceeding ARC s recommendation of 15%: Credits Residential Development with Neighborhood Commercial (w/sidewalks) 15% Bicycle or Pedestrian facilities within the site and connecting to adjacent uses 4% Total 19% In addition, the plan includes several related strategies that conform to the Regional Growth and Development Strategies as follows: Policy 1 - Encourage new development to be more clustered in areas where such opportunities exist. This site not only presents an opportunity, but also forces the use of clustered development due to the challenging topography. Large lot development could not occur without virtual destruction of the existing landscape. The proposed master plan includes residential development clustered in various densities. Public facilities and services are, or will be, available to the site at build out. Neighborhood retail, office and residential sites are compatible and complementary and will contribute to the jobshousing balance within a 3-5 mile radius of the development. Policies 2 & 3 - Strengthen and enhance the residential and mixed-use character of existing and emerging Activity Centers. According to Paulding County s proposed 1991-2011 Future Land Use Plan, this area is planned for commercial and residential development. The proposed plan places commercial uses along Highway 61 and housing within walking distances of the commercial/office and recreation areas to form a core of activities offering a range of uses, increasing interaction among uses, and satisfying transportation demands closer to residential areas. Policies 4, 5, & 8 - Encourage mixed-use and transit-oriented developments. There is no transit available in this area; however, the proposed plan illustrates a mixed-use development that includes residential and commercial/office uses. The development also incorporates a sidewalk/pedestrian network within the development and to adjacent properties. The interconnectivity is consistent with the goals set forth in the 2002-2006 Paulding County Short Term Work Program. The plan encourages the use of pedestrian amenities that may help reduce vehicular miles traveled between these uses. The mix of uses is proposed at an appropriate scale for the location.
Policy 6 - Support the preservation of Stable Single Family Neighborhoods. This development does not displace any existing single-family neighborhoods. Increased density is proposed where services are available and a residentially oriented transportation network is anticipated. Policy 7 - Encourage focused infill and redevelopment, where acceptable to communities. The master planning of a large tract ensures phased and incremental contiguous development that can be accommodated through planned and budgeted public utilities. The proposed plan accommodates a variety of housing densities and employment opportunities, while preserving some natural slopes. The result is a highly marketable product, which is master planned to fill in without any leapfrog pattern. Policy 10 - Protect environmentally sensitive areas. The proposed plan does not impact any Regionally Important Resource. There is no identified patch of high-quality habitat on the property; however, a 50 undisturbed natural buffer exists to protect the existing riparian corridor associated with the tributary to Pumpkinvine Creek. The plan clusters the residential lots and streets on the least sensitive land and minimizes adverse impacts to the creek. Further, the proposed plan will detain storm water runoff on-site with open, natural drainage systems and, if necessary, man-made storm water detention pond(s) for maximum environmental value. The plan will include landscaping, 5+ acres of shared amenity areas, and more than 20% open space. In summary, the Sheffield Park development will contribute to the jobs-housing balance in the area, minimize single occupancy VMT, and protect the most environmentally sensitive areas of the site. The site will be accented by an amenity area as well as pedestrian connections within the development and to adjacent sites such as neighboring retail and office uses. This report must be attached to the DRI Review Initiation Request (Form 2b), filed for this project by the Paulding County. It is meant to provide supplementary information and may serve to update information provided on the form. 04007rp1-SPark-RDC report.doc