by Dana Wilbourn
posted August 21, 2008
The city of Lookout Mountain, Ga. and developers of a proposed planned community of 150 to 200 single-family and multiple-family homes, with an assisted living complex included, have decided that existing city zoning ordinances do not cover such a development. It will be necessary to write a new zoning ordinance specifically for planned urban developments.
Frank Brock appeared before the council to present an update on the project. Mr. Brock said he has met with the city planning commission and both sides agreed that no existing ordinance covers the PUD.
Developers had offered to hire a consultant to draft a mixed zoning classification called a “planned urban development.” Mayor Tom Gifford told the council that the city should hire the consultant so the city’s interests would be better represented and protected.
The PUD project, called Chapelbrow, is planned for 96 acres off Lula Lake Road made up of the 56-acre Howell tract and the 40-acre Lawrence tract. Mr. Brock said that Walker County officials indicated that they will help put a sewer line from McCallie Lane south to the power lines and then down the mountain. Mr. Brock said that Chapelbrow would be willing to pay for materials to put the sewer line in place.
The first building to be constructed would be the assisted living facility. Residents of Chapelbrow would be given preferential admission to assisted living care. Before the assisted living facility can be built, developers must apply for a certificate of need from the state. The developers cannot get a certificate of need without provisions for sewers.
Mr. Brock said the developers cannot commit funds for sewers without knowing that they can get proper zoning and they cannot get in the queue for Walker County to put in sewers until they get assurance of funding.
The timetable proposed is as follows:
2008-09 Entitlements
2010-11 Infrastructure construction
2011 Vertical construction beginning with assisted living facility
Council member Daniel Pettway raised concern over the density of this project and how it would encourage similar developments that would quickly overwhelm the existing infrastructure of schools, roads, water supply, and sewers. He proposed the possibility of a master plan for the undeveloped areas of the city.
Mr. Pettway said, “If we are going to change the rules, we need to deliberate.”
City Attorney William Pickering said if the zoning ordinance properly addresses density that each future proposal could be judged on the effects to the infrastructure. Mr. Pickering said almost all undeveloped land in the city is zoned residential and a zoning change for any PUD would have to be voted upon.
The council agreed to allow the mayor to contact several consultants capable of writing a PUD zoning ordinance and report back at the next meeting. The cost would be around $10,000, the mayor said.
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