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Bush Road Acreage May Be Developed

A small residential community is proposed for the Peachtree Corners property.

 

Developers have proposed a single family subdivision on undeveloped acerage along Bush Road.

Buford-based Prime Interest Development, Inc. has submitted an application with Gwinnett County Zoning Department for the 10.1 acres of land for 19 homes.

The applicant's rezoning letter of intent is requesting a Special Use Permit to allow an R-100 modified subdivision to allow for the construction of the homes. The site plan calls for:

  • One entrance from Bush Road.
  • Homes to have a minimum square footage of 2,400 square feet, no more than two stories.
  • Front exterior will be of accents of brick, stone or stucco, masonry siding on the remaining three sides.
  • Price range: High $200s to low $300s.

The application will be presented to the county planning commission on March 7 for approval and will then be presented to the Board of Commissioners on March 27 for final approval.

Debbie Gilbert, a real estate agent with Re/Max, said the property is part of a trust which is being sold.

Jeanne Aulbach February 21, 2012 at 09:13 PM
If you are interested in more information about the proposed development, you can see the request and the Planning Department recommendations in the Agenda for March 7th available here http://www.gwinnettcounty.com/static/departments/planning/pdf/2012_activity/rz201203_entire_agenda.pdf. If you have never been to a Planning Commission meeting, I do recommend attending at least one to see what the process is. You can see all of the Planning and Zoning agendas here http://www.gwinnettcounty.com/static/departments/planning/pdf/2012_activity/rz201203_entire_agenda.pdf. If you would like to find out what applications have been submitted, just check this page periodically http://www.gwinnettcounty.com/portal/gwinnett/Departments/PlanningandDevelopment/DevelopmentDivision/ZoningBoardofAppeals/Agendas http://jeanne4peachtreecorners.com/
Ali Stinson February 21, 2012 at 10:41 PM
I live off of Bush Road. In general, I support this development. The government should not overly interfere with private property rights. This particular development will have lots as large or larger than my subdivision down the road. My main concern is the layout of the development. The plan shows a detention pond visible from Bush Rd. Many of the houses will be placed in such a way that the backside of the homes face Bush Road. Finally, the plan calls for a clear cutting of a lot of the trees. I'd like to see the developer restructure the layout to be more inline with the other developments on Bush: lots of trees, no ugly detention pond visible from the road, and side and front views of the homes from the main street. Or if they are unable to structure a better layout, preserve a tree line to block the view of the pond and backsides of the houses.
Bob Martell February 21, 2012 at 10:55 PM
Ali, as you know, I live off Bush Rd also and can see the existing home on that property from my kitchen window. I spoke to the developer last week and told him I was in general support of the project contingent upon two things: 1- the street needs to intersect Bush Rd squarely with Scotts Mill Run (perhaps we could get a 4-way stop sign out of the deal) and 2- the pond needs to be moved to the rear of the property in the planned 'green space'. I have two close neighbors who feel the same. I am awaiting a reply from the engineers. I also sent emails to two of the council candidates for post 3 (since they live close by) and to the mayor-elect, asking if they were interested in the 'city' trying to be involved. After all, zoning was one of the reasons they wanted a city in the first place and this is one of the last undeveloped parcels within the city limits. Alex Wright replied that he knew about it, but otherwise seemed disinterested. Scott Ehrlich corralled a planning commission member at the recent meet 'n' greet and sent me his contact info. The mayor-elect has not responded.
Jeanne Aulbach February 22, 2012 at 12:04 AM
Ali & Bob, I have been through this before & can help. I have to run to a meeting but will email you when I get back. UPCCA can also help.
Courtney February 22, 2012 at 04:27 AM
Private Property Rights? Where do these come from? Same place as the Easter Bunny and the Tooth Fairy? Private Property Rights do not exist.
Alex J. Wright February 22, 2012 at 06:21 AM
I apologize for appearing disinterested. In general I agree with Ali's view that the govt should minimize their interference with private property rights. I live down the road from this development as well and have a personal interest in what happens there from the prospective of its impact on traffic and surrounding property values. Considering there are 19 homes its impact on the traffic should be minimal. From a financial perspective, considering the real estate slump we are in and the bath banks took on loaning money for residential development, I do question the soundness of the analysis that determined the current market could fetch houses in the low 300s when very similar houses are going for much less than that right now. All that being said the role of any future city council / zoning board would be simply to ensure that the development was in compliance with whatever zoning laws we put in place that will be based on supporting a larger master plan for the city. The city council certainly should give much focus to working with developers to encourage them to take into consideration the desires and wishes of the residents in surrounding areas who would be impacted by new development. But at the end of the day I believe that as long as the development is in compliance with current zoning law then the rights and wishes of the property owner should take precedence. Any other approach is how a city ends up spending lots of tax payer money on court fees.
Jeanne Aulbach February 22, 2012 at 04:13 PM
Alex is correct in the role of the Mayor & City Council. They will make the final decision to approve or deny a zoning change request. If the development meets the existing zoning requirements, there is no need to go through an approval process. I have submitted a blog that describes the process. I know it well. I have been involved in a number of rezoning requests. The UPCCA was very proactive in assisting us. I learned a lot from Wayne Knox on the issues and process and wanted to share this information with you.
Scott Ehrlich February 22, 2012 at 05:44 PM
I don't disagree with what Alex or Jeanne said. But I've noticed, for example, in the time spent working on my neighborhood HOA how appreciative residents are when they bring an issue to you, even if its not something you really have the power to do much about, if you bring them to the relevant parties and see if there is anything we can do. Even if you ultimately get back to people and say I looked into it, talked to the right people, and they can't do what you want for reasons X,Y, and Z and here is why, at least it makes them feel like part of the process. In a specific case like what Bob was talking about, there actually is a minor zoning change going on so there does need to be some approval process. And while I completely agree with what Alex had said about letting the property owner's wishes take precedence, since it is his property after all, no reason we can't let the Planning Board know at this point (and the council know at future points) so they can let the developer know that there is concern about the location of the retention pond and the aesthetic views caused by this project and let's see what can be done. That doesn't mean I wouldn't ultimately approve the project if those changes couldn't be made since, as Alex mentions, that is a phenomenal way to spend all our city budget on lawsuits. But I'd also expect the developer to put some effort into satisfying citizen concerns or providing an explanation why they can't before I approved a project.
Pat Bruschini February 23, 2012 at 11:54 PM
UPCCA will be holding a land use meeting regarding the Special Use Permit for the 10 acre property on Bush Road. The meeting is set for Monday, March 5 at 5:30 p.m. in room 143 of Christ the KIng Lutheran Church. Matt Houser ,District 2 Planning Commissioner ,and Mitch Peevy, who represents the developer, will explain the site plan, the detention pond, and answer all questions. Please pass the word to your Bush Road neighbors. Pat Bruschini, UPCCA President
Bob Martell February 24, 2012 at 01:03 AM
Thank you Pat. We'll be there...
G W. Johnson February 27, 2012 at 10:24 PM
The land in back of the houses is a 'preserve'. Meaning to be left alone and stays as woods. The rain water run off are in the front of the property is a perfect place for natural drainage. We may ask that the wall around the area to be stone face. Making the water run to back of the property will be an expense and the developer may be required to distrub the trees in the preserve.
Bob Martell February 28, 2012 at 03:46 PM
Mr Johnson, I just re-read the packet of information sent out last week by the developer and dont see the word 'preserve' used anywhere. R-100M zoning requires a certain amount of 'green space' in proportion to the amount of development, but doesnt specify what part of a parcel of land be that green space. Additionally, a large chunk of this property falls within the 2000 foot buffer zone with the Chattahoochee River and is subject to some limitations regarding the amount of 'impervious' surfaces...As for expense to make the water run to the rear of the property, I ask you this- should the developer bear that expense or should nearby homeowners bear that expense in the form of reduced property value caused by an unsightly run-off pond? I invite you to come to the meeting next Monday night and get your questions and concerns answered.

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