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The City received a land-use application recently for a new 325-unit housing complex that is in the works for downtown Dahlonega.
A major housing development, with an estimated build-out value of $50 million, may soon be joining the list of significant projects under construction at the end of Pine Tree Way.
The once lonely downtown dead-end street is currently the future home of Cottrell Elementary School, the county Aquatic Center, and if approved, a new 325-unit multi-family residential development that would border those two upcoming facilities.
The latest project came to light recently as the City of Dahlonega received a land-use application for the 62.7-acre swath, owned by Mike Cottrell, which could lead to a 1,055-bed apartment-based community. The development would also include 10,000 square feet for a trio of commercial buildings, according to documents.
Those documents submitted by the law firm representing Mountain Top Real Estate Group, detail a gated complex that would ultimately include ten apartment buildings as well as a 22-acre green-space. The buildings will range from three to four stories in height.
After receiving word from developers about the project, City Planning and Zoning Administrator Jameson Kinley got to work notifying local agencies of the potential game-changing development.
“I went ahead and I sent it out to the school board, fire and EMS, the Sheriff’s Office, our Development Authority,” he said. “…I try to get everybody locally involved that I can.”
Not surprisingly, most people he talked to had the same main concern.
“Traffic was number one on everybody’s list,” said Kinley.
TRACKING TRAFFIC
As protocol, Kinley sent a detailed report to the Georgia Department of Community Affairs describing the significant impact that the project could have on the community.
In that report the City estimates that the development could add approximately 4,253 new “two-way trips” for vehicles throughout the day.
Meanwhile, the proposal submitted by the attorneys of Mountain Top Real Estate Group attempted to ease those worries.
“The number of car trips and need for transportation facilities will be comparable to surrounding uses (in fact pedestrian and bicycle transportation will likely be the favored mode of transportation with the City) and the developer will make improvements to surrounding right of ways as required by applicable regulations,” states the developer’s letter.
When talking to The Nugget, zoning attorney and developer representative Ethan Underwood pointed to the benefits of the future road improvements that are slated to make way for the new elementary school and aquatic center. That includes the widening of Pine Tree Way and the addition of a turn lane which will run across Morrison Moore Parkway onto Memorial Drive. The intersection overhaul will also include curb, gutters, sidewalks and a traffic signal upgrade.
Underwood added that the development, which wouldn’t see residents until 2025, would not appear overnight. Instead the apartments would reportedly be constructed in phases.
“The buildings would be going up in groups of two,” he said.
COLLEGIATE CONCERNS
Underwood said that the development will hopefully provide options for the current lack of housing in downtown Dahlonega.
“That’s the intention,” he said. “We know that land is scarce. It’s also very steep. So we wanted to have a use that actually compliments the Aquatic Center there. We looked at what potential uses could be worthwhile.”
Kinley said that developers indicated to him that they aren’t looking to construct a complex that eventually becomes unofficial housing for University of North Georgia students.
“They told me their intent was to open it up to everybody,” he said. “Not to make it student housing specific.”
However, a look at the Mountain Top Real Estate letter does mention specialized transportation for local students as a way to alleviate traffic.
“The Applicant intends to utilize private shuttle service for its residents between the Subject Property and campus,” states the letter.
When asked how the developers would steer the development away from university housing, Underwood indicated that they were still looking for answers to that.
“We are actually working with the City,” he said. “We are still open to that. We’d love to have any suggestions from area residents as well.”
NUMBERS GAME
The City’s report to the Georgia Department of Community Affairs lists an array of head-turning figures which includes the aforementioned estimate that the development would eventually build out to a value of $50,000,000. It also estimates that the project could generate an annual local tax revenue of $550,000.
As far as infrastructure, the City estimates that the development will generate 944 tons of solid waste a year while producing 75,000 gallons a day worth of sewage flow.
All of these factors are something that local officials will need to consider going forward, said Kinley. And now is the time to do it, he added.
“I’ll get together with all the departments and see what their views are and we’ll come up with some stipulations to take back to the applicant and try to work on something that makes sense for everybody,” he said.
The back-and-forth process has reportedly already resulted in some changes, as developers took City suggestions and added an additional exit point on Mechanicsville Road and a special gated road for emergency services.
There will be plenty of opportunity for public comment too.
“This is all concept,” Kinley said. “None of it’s approved.”
Kinley said he will soon begin placing the bright yellow signs on the border of the development, informing residents that the proposal will be discussed at the Planning Commission Meeting on March 7 at 6 p.m. at City Hall.
The Nugget will publish all upcoming hearings and meeting dates as they are announced.