Alpharetta City Council Takes Liberties in Flood Zone

“That every square inch of Alpharetta (except the Parks and that one tree behind Publix) may be under asphalt, concrete or Crapemyrtles – This is our pledge.”  - This is the super-secret pledge I imagine our Council members whispering to one another in casual meetings that don’t constitute a quorum at distant Starbucks locations.  Let someone shout, “Amen”.  Let someone shout, “Property Rights!!!”  Let someone shout, “More Cheaply Built Homes Please!”

So, it seems that approvals to re-zone and build subdivisions simply abound at City Hall.  We all knew this would happen.   It’s when Alpharetta City Council approves a future subdivision to be built on a flood plain on a high traffic road and after our Planning Commission votes it down, that something begins to look awry.  

The subject in question is a re-zoning to R-15 on busy Rucker Road of 2 parcels totaling 13 acres.  Hughes Branch Creek runs through the center of these properties and a large portion of these parcels is designated FEMA flood risk X with moderate to low flood risk.  Keep in mind any risk is risk and the words ‘moderate to low’ are for insurance purposes.  However, it’s more complicated than that.  A subdivision, Spring Place, pipes out overflow from their retention pond onto or right at the subject properties.  In order to build there, the developer will have to pipe said overflow to an underground stormwater “facility”. I'll be!  Who knew soggy ground was so desirable? 

Approximately 30 trees are slated to come down for this development – many of them mature specimens. Currently, the City will require the developer to plant 700 new trees.  Thus, from this we can deduce that we will see a great many pollarded Crapes and numerous dead and dying trees on this site in the future. 

Hey - this Council will show that flood zone who is boss.   It doesn’t matter that they are removing the very thing that mitigates flooding potential – mature trees.  Indeed, a mature tree is one of the best flood mitigation agents in existence.   For example, one 12” diameter southern red oak or hickory tree will intercept 2311.54 gallons of water in a year (source:  USDA Forest Service software:  iTree http://www.itreetools.org/design.php ).

Furthermore, the Clean Water Act puts the onus on City Managers (and thus, City Councils) to ensure that when raw land changes to impervious surfaces the ensuing water run-off doesn’t adversely affect the water supply in any way.   Indeed, if the day comes that our water supply is threatened and you are the owner of a property that the government says is necessary to the well-being of said water supply – your property could be taken via eminent domain.  Water is more important than ownership and development rights.   It is even more important than City Center and Avalon.  Water is life.

Residents from the Spring Place and Crabapple Chase subdivisions have actively opposed this development, prompting Councilmen Kennedy and Owens to talk to homeowners in a conciliatory and friendly way, for the purpose of, I suppose, making sure they could say that someone on Council spoke to homeowners in a friendly and conciliatory way.  Problem is, the homeowners have been making valid points from the beginning and friendly and conciliatory tone of voice alone is not the proper response.   In the meantime, will these same Councilmen be prompting City staff to grant variances in favor of the developer?  How many variances will the developer get?  Why are we doing this again?  To cram some homes onto a flood plain known for natural springs and on a congested 2-lane road?  

One thing we can all know though:  neither traffic nor the environment shall stop this Council from coming to the aid of developers.