Today’s secret words are “compelling reason.” Whenever you hear these words, scream really loud. Got it?
Tonight Alpharetta’s City Council will hear a request from Ashton Atlanta Residential to build a neighborhood in the business portion of the Windward development. The plan calls for 91 homes on lots as small as 6,000 square feet. Mass grading may be required due to the steep topography. No, we’re not talking Forsyth County here, this is squarely in Alpharetta. Windward in fact.
Required would be an amendment to the Windward Master Plan, a planning document held sacred in this town. And why shouldn’t it be? The Windward development helped define Alpharetta a generation ago. And even though it’s got a few years on it, the land uses it calls for still make sense.
So before anyone makes changes to this holy document, planners and politicians look for a compelling reason.
Whatever a developer has planned has gotta be good. Real good. Or perhaps there’s a significant burden placed upon the land owner by the master plan, something so onerous they cannot use their land otherwise.
That’s what was argued in the last major challenge to the Windward master plan. Two and a half years ago charter school Amana Academy sought to relocate to a vacant office building on Windward (and in fair disclosure, I supported this). The applicant cited, among other reasons, that the office space was not marketable in this current environment.
Alpharetta unanimously rejected Amana’s request saying that there was no compelling reason to change the master plan. And as irony would have it, last year Amana’s potential digs were sold to Peak 10, a Charlotte-based company who plans a data center in this space.
If anything, the Amana case offers a very compelling reason to reject tonight’s zoning request and leave this property’s designated use alone. Alpharetta has undertaken a huge push to rebrand itself as the Technology City of the South. By approving the Ashton zoning, the city would remove one of the few remaining undeveloped parcels in the technology corridor. It’s a parcel that could hold a very large data center. Perhaps several.
“Alpharetta is one of the more significant data center hubs within Atlanta,” ByteGrid CEO Ken Parent said to the Atlanta Business Chronicle. “We wouldn’t roll out a 100,000 square foot facility and flood the market with new supply if we thought the demand wasn’t there to support it.”
ByteGrid’s building that facility now. T5′s massive new data center is up the road. And Peak 10 will get started pretty soon.
The technology city of the south doesn’t plow up their much coveted and prized data center farmland to plant a Forsyth-style neighborhood. There’s no compelling reason whatsoever. Perhaps in a few years Mayor Belle Isle will cut the ribbon on a shiny new technology center in this very space.
So watch tonight’s City Council vote carefully. Any councilman who played the compelling reason card with Amana should have a tremendously difficult time voting for Ashton tonight.