Peachtree City has long been celebrated for its Village Concept that integrates residential areas with vibrant commercial centers designed for walkability, accessibility, and community. Preserving who we are while planning for our future is a challenge that requires forward-thinking solutions.
As a member of the Planning Commission, I’ve seen firsthand how our development tools have become outdated and inconsistent, making it harder to address modern urban planning needs. That’s why I’m excited to share an ambitious plan the Planning Commission has developed to guide Peachtree City’s future.
The Current State Of Development Regulations
Outside the periodically updated Comprehensive Plan, Peachtree City’s development is guided by foundational documents such as the Zoning Ordinance, Land Development Ordinance, and a range of other ordinances, design guidelines, and overlays. These documents collectively define rules for zoning, permitted uses, building heights, signage, landscaping, and more.
While these regulations have provided structure for decades, these regulations have been updated in a piecemeal fashion over the years. This has created several issues:
- Outdated Requirements: Many rules are unclear, unenforceable, or no longer relevant. Permitting processes, in particular, have been identified as problematic.
- Contradictions: Inconsistent definitions and standards across documents create confusion for developers, residents, and staff.
- Obsolete Language: Some documents reference outdated job titles or processes, complicating implementation.
- Lack of Modernization: Older ordinances may not easily adapt to evolving technologies or urban planning trends, such as sustainable building practices or the need for managing electric vehicle charging stations.
- Lack of Guidelines for Key Areas: Several Village Centers, such as Aberdeen, Braelinn, Glenloch, and Kedron, lack the tailored design overlays that exist for areas like Wilshire, Lexington, and Highway 54 West.
- Administrative Burden: The lack of consistency and clarity in current ordinances creates inefficiencies for city staff and delays for projects.
- Enforcing Accountability: Developers who violate guidelines, such as those who make unauthorized changes to buildings, currently face few consequences. New regulations will introduce clear penalties to ensure compliance. (To put this in perspective, this scenario has happened twice just within 2024.)
These problems not only make it harder to manage growth effectively but also risk eroding the very character that sets Peachtree City apart.
To overcome these challenges, the Planning Commission has recommended to City Council a two-step solution — creating a Unified Development Ordinance and implementing overlay districts for each Village Center.
The Unified Development Ordinance: A Path to Clarity and Modernization
The first solution in addressing these challenges is creating a Unified Development Ordinance (UDO) to replace the current patchwork of regulations with a clear, modern framework. Key benefits of the UDO include:
- Consolidation: The city’s various regulations will be organized into a single, user-friendly document. No need to reference multiple disparate documents.
- Clarity: Ordinances and regulations will be communicated effectively through accessible language, tables, and graphs.
- Consistency: Aligning definitions, standards, and processes across all areas of regulation will provide a clear roadmap for developers, residents, and city staff.
- Modernization: Addressing contemporary challenges, the UDO will include standards for green infrastructure, electric vehicle infrastructure, and evolving urban design trends.
- Transparency: Tables, graphics, and accessible language will make the city’s development standards easier for all stakeholders to understand.
- Efficiency: Simplified processes will reduce administrative burdens, enabling staff to focus on high-priority projects and ensuring timely approvals.
Developing a UDO is no small task. The Planning Commission has proposed forming a steering committee that includes members of the Planning Commission, city staff, and external consultants. This collaborative approach ensures the final product reflects both technical expertise and community priorities.
Expanding Overlay Districts: Promoting Village Identity
The second solution in the Planning Commission’s proposal is the establishment of new overlay districts for Village Centers. These overlays, informed by the UDO, will be vital tools for guiding development in specific areas. They set architectural standards that preserve each center’s unique character, enhance aesthetics through thoughtful landscaping and signage, and foster walkability with pedestrian-friendly design elements.
Currently, areas like Wilshire and Lexington benefit from overlays that guide their design and functionality. Expanding overlays to centers like Aberdeen, Braelinn, Glenloch, and Kedron will ensure these areas develop into cohesive, pedestrian-friendly spaces where residents can enjoy walkable access to shops, restaurants, and community gathering spots. Tailored guidelines will also enhance the aesthetics and usability of these centers, preserving their unique character while fostering connectivity.
Once these new overlays are in place, the Planning Commission plans to revisit existing overlays to update them as needed. This iterative approach ensures that all Village Centers are held to the same high standards while permitting appropriate flexibility.
The Path Forward
The Unified Development Ordinance and expanded overlay districts represent more than just regulatory updates. They embody a comprehensive vision to enhance the everyday lives of Peachtree City’s residents by preserving the city’s character while enabling thoughtful, sustainable growth.
Completing the UDO before implementing overlay districts is essential to ensure the success of both initiatives. Here’s why:
- Provides a Unified Framework: By consolidating existing development ordinances, the UDO creates a clear, consistent foundation for overlay districts to operate effectively.
- Reduces Confusion and Conflicts: Without the UDO, inconsistencies between existing ordinances could cause contradictions within the overlay districts, complicating implementation and enforcement.
- Supports Tailored Design: The UDO establishes universal standards that overlay districts can adapt to meet the unique needs of each Village Center while maintaining alignment with citywide regulations.
- Facilitates Long-Term Planning: The UDO provides the overarching vision and tools needed for holistic growth management, ensuring overlay districts fit into the broader development strategy.
- Ensures Compliance: A comprehensive UDO strengthens the legal and regulatory framework, making it easier to hold developers accountable and enforce overlay district guidelines.
A few other key points about implementing this plan:
- Developing the UDO and overlay districts will take time. The UDO alone is expected to take 18 months to 3 years to complete. Though this may seem like a lengthy process, a strong foundation for Peachtree City’s future will undoubtedly be worth the investment.
- The UDO will restructure old ordinances, not develop new ordinances. If the steering committee does implement changes, it is in respect to the criteria. For example, we would recommend adjustments to fix errors.
- The UDO will prevent “cookie cutter” recommendations within our ordinances and give allowances. Allowing flexibility within guidelines creates creative and context-sensitive development. For example, lighting recommendations will focus on functionality and aesthetics rather than mandating specific fixtures.
- There will be opportunities for citizen involvement throughout development. The recent SPLOST development committee’s way of receiving public input could serve as a guide.
- The Planning Commission wants to keep the public updated on progress. For example, the steering committee could present our developments & next steps every six months in city council meetings.
What’s Next?
The Planning Commission’s two-phased plan was presented in the November 21st city council meeting and was warmly received by Mayor Learnard and our city council members. Its implementation is now awaiting their authorization.
I invite you to support the wellbeing of our community by contacting city leaders at citycouncil@peachtree-city.org. Let them know you stand behind the new Unified Development Ordinance and overlay districts. Together, we can ensure that thoughtful, sustainable growth and revitalization protect the unique character of our city.
