Citizens, we know you are frustrated to learn that Council has approved a rezoning to allow higher density on 3 parcels on Hopewell Road.  This approval comes despite overwhelming citizen opposition to such rezonings and other developer schemes to skirt Milton’s current zoning to achieve higher density and inflated profits.  However, there is silver lining in Council’s rezoning approval . . . the debate over land use in Milton has been clearly defined:

• Either the Comprehensive Land Use Plan (CLUP) will be followed or not. The CLUP is Milton’s strategic plan for land use.  It was just approved by Council 7 months ago.  The CLUP is developed through a rigorous year-long process by a 17-member committee.  It involves a lot of citizen input.  The CLUP is City Council’s contract with citizens regarding land use.  However, with the latest rezoning, the CLUP was summarily disregarded.
• Either Milton’s Intergovernmental Agreement (IGA) with Fulton County regarding sewer will be followed or not. The IGA governs where sewer is allowed.  It was a compromise developed through a lot of debate and hard work.  The IGA was also summarily disregarded by the latest rezoning.
• Either the Planning Commission’s recommendations will be seriously considered or not. The latest rezoning is just the latest example of Council overruling the Planning Commission, who (along with staff) unanimously recommended denial of the rezoning.  The Planning Commission cited the CLUP and IGA in its decision.  The Planning Commission always respects the Rule of Law; Council often does not.
• Either we will reject sewer extension (including authorizing residential community septic) or not. The latest rezoning will require Council to approve another ordinance to extend sewer to the subject property.  During Council’s rezoning discussion, one council member suggested that Council revisit the sewer map to “clean it up.”  Citizens, beware!  This is likely a ploy to extend sewer under the guise of “correcting” the sewer map.
• Either Council will focus on solving the problems of Milton (like traffic congestion) or it will be consumed with ridiculous zoning requests into eternity. Council needs to draw a bright line in the sand regarding developers’ rezonings and variances that increase density:  Zero Tolerance.  The latest rezoning has now opened the door to a new wave of developer requests.  This means Council and City staff will spend inordinate amounts of time and resources on these requests vs. solving the City’s worsening problems, such as traffic congestion and strain on our infrastructure.
• Either Council will respect the views of citizens or not. After all, how many petitions will it take to convince Council to listen to us?  How many times do we need to pack Council chambers to get our point across?  How many letters do we have to write before our message is received?

The Hopewell rezoning has provided clarity to citizens.  That is good.  Citizens will have a choice at the ballot box in 5 months.  Three council members fall clearly on the side of developers; they vote for nearly every developer request, no matter how ridiculous, that comes before them.  They are a lost cause.  One council member falls clearly on the side of citizens; he will never vote for any developer request that increases density.  Unfortunately, there are 3 council members straddling the divide who will need to clarify their positions in the coming months; hopefully, they will side with citizens.

May 26, 2017

Rezoning = Higher Density = Higher Developer Profits – Lower Citizen Quality of Life

The above “equations” concisely describe residential rezoning in Milton.  Nearly every rezoning request submitted to Council involves a developer asking for higher density than the current zoning, usually AG-1, allows.  Higher density means more housing units per acre of land.  And of course, higher density means higher developer profits, because revenues are increased and certain fixed costs get distributed across more housing units.  And higher density almost certainly means a lower quality of life for citizens . . . no matter where you live in Milton.  We all drive on the same roads and we send our kids to the same schools and we all want to protect our investment in our homes.

So let’s consider the current situation in Milton

Traffic Congestion.

Traffic jams have become ubiquitous in Milton.  Some of us have difficulty even making a right turn out of our subdivisions or driveways.  And a left turn?  Forget it . . . that is a suicide mission.  Stop sign lines are getting longer and longer.  Some traffic circles, built to facilitate traffic flow, have already become overwhelmed to the point where the city is considering technologies (i.e., stop lights) to meter flow into the traffic circles.  And cut-through traffic represents a growing danger to public safety, as drivers seek to shave time off their commute.  At Birmingham Crossroads, 70 vehicles per hour cut through the Publix parking lot during the evening rush hour.

So why would Council ever approve a rezoning that puts more cars on the road?

Overcrowded Schools.

The excellent public schools are a key reason that many of us move to Milton.  Despite the recent construction of new schools and expansion of existing schools, Milton’s schools are again facing overcrowding.  School board members have stated that the school system cannot keep up with the population increases.  Portables are installed or being planned for a number of schools.  School overcrowding is directly correlated with school quality.  And school quality is directly correlated with property values.  It is interesting to note that all 5 council members voting for the recent rezoning do not have school-age children.

So why would council ever approve a rezoning that puts even more students in our schools?

Lower Property Values.

Americans’ housing wealth at $25.6T nationally exceeds Americans’ $21.2T wealth in their stock and bond portfolios.  For the average American, their home is far and away their largest investment.  And the value of that investment is highly correlated to the community’s quality of life (e.g., traffic congestion) and school quality.  You do not have to go far to see the folly in reckless development.  Despite constructing quasi-superhighways everywhere, John’s Creek’s traffic is paralyzed by gridlock, even in the middle of the day and on weekends.  Despite relatively new housing stock, Alpharetta and Roswell are plagued with blighted, high-crime areas.  Their answer to this blight is double down on high density.  And Forsyth County is Exhibit A in the idiocy of extending sewer . . . high density subdivisions are popping up like mushrooms after a good rain.  Milton’s real estate agents understand these issues best and many of them are the Milton Coalition staunchest supporters.

So why would council ever approve a rezoning that threatens property values of Milton?

So if traffic congestion (and other quality of life issues), overcrowded schools, and property values are a concern, Milton citizens need start considering replacing Council members that are approving density giveaways.

Tomorrow, we will explore how the priorities of certain Council members differ from the priorities (described above) of most citizens.

(Photo taken of development across from Cambridge High School.  This property was rezoned to provide 3X the density that would have been allowed under AG-1 zoning.  Bill Lusk made initial motion to approve, which was seconded by Matt Kunz.)

May 25, 2017

Several days ago, the Milton Coalition did a soft re-launch of our blog.  For 6 months, we had let our blog go dormant.  However, the rezoning of 3 properties on Hopewell Road prompted a number of citizens to urge us to step up our efforts against reckless development in Milton . . . including resurrecting the blog.  Today’s blog post is meant to provide an introduction to development in Milton and its importance in Milton’s government and politics.

You cannot understand Milton government or politics unless you understand development.  Why?  Because development is where the money is.  And it is a lot of money.  Milton’s remaining development potential ranges from $1B to $3B.  Development is far and away Milton’s biggest industry.  Accordingly, it should come as no surprise that development dominates Milton’s government and politics.  City Council spends well over 50% of its time on land use issues.  And development, and its attendant problems, dominate political debate in Milton.

Of course, developers are naturally keen to maximize their profits.  And this often means lobbying the government for special favors—e.g., rezonings and variances.  Through campaign contributions and business/personal relationships, developers seek to grease the gears of our city government to their benefit.  Their goal is usually higher density, which translates to higher profits.  Unfortunately, Milton’s citizens pay the cost of this higher density in the form of traffic congestion, overcrowded schools, and lower home values. 

Fortunately, the community has been fighting back against developers.  And we have been mostly winning.  Several rezoning/variance applications have been denied or withdrawn.  A cluster home ordinance was voted down.  And ambiguities and gaps in our ordinances are being addressed.  However, to secure these victories will require replacement of some Council members who are promoting higher density development in Milton.

After 2 election cycles with no contested elections, it appears certain that Milton will have competitive races in 2017.  And it appears certain that the main campaign issue will be Milton’s unconstrained development.  The campaign will pit citizens against moneyed special interests.  It will be a battle for the heart and soul of Milton.  Voters will be presented a stark choice.  Citizens can surrender to developers (and their proponents on Council) and become Anywhere, USA.  Or we can assert our prerogatives and preserve what makes Milton special.  It is that simple.

Tomorrow’s post is “Rezoning = Higher Density = Higher Developer Profits – Lower Citizen Quality of Life”

May 23, 2017

Question:  Why was the most recent rezoning (of 3 parcels on Hopewell Road) so important?

Answer:  Council missed a golden opportunity to stop the rezoning madness in Milton.

Re-zonings and other applications by developers for special treatment are consuming vast amounts of staff and Council time and diverting scarce resources away from more important matters, such as traffic congestion.  Council spends well over 50% of its time on various requests from developers.  That is time not spent on solving issues of concern to citizens, such as traffic congestion. 

Some council members will tell you that Council is obligated to hear these zoning requests.  This is a dishonest answer.  While it is true that developers have a right to these zoning hearings, the primary impetus for developers’ requests is an indulgent council.  Developers know that that they will get a sympathetic ear at Council.  Developers know that council members Lusk, Thurman, and Kunz will vote unquestioningly for any developer request.  (Council member Lusk has even stated that he trusts developers more than our own Planning Commission, who he characterizes as unqualified non-professionals who render subjective judgments.)  So that means that developers need to find only 1 more vote on Council to get approval of their requests.  The result is that Council is deluged with developers’ requests for rezonings, zoning modifications, and variances.  And while a compliant council grants special favors to developers, Milton’s problems—many (ironically) the result of reckless development—go unaddressed.

So with the Hopewell rezoning, Council had the chance to draw a bright line in the sand regarding re-zonings that seek higher densities than are allowed by right under existing zoning.  Unfortunately, Council blew it and caved to the developer, granting twice the density than AG-1 zoning likely would have allowed.  Worse, Council opened the door to a raft of new rezoning applications that are sure to land on Council’s docket in the near future.