[{"_1":2,"_110":-5,"_111":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,86,98],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},"mediaId",6140502,"mediaKeyId","5578565-95430a798f0b6554c50f3a22f79410d1","parentId",5578565,"title","Commission backs 16‑lot Thompson Street redevelopment with conditions after neighbor concerns","audioSeconds",3579,"startMs",3250000,"endMs",6829000,"viewUrl","/Search/View?dp=1&key=5578565-95430a798f0b6554c50f3a22f79410d1&start=3250&end=6829","thumbnailUrl","https://assets.pipeline.soar.com/5578565-95430a798f0b6554c50f3a22f79410d1/thumbnail_3250000.jpg","articleUrl","/articles/6140502/Alpharetta/Fulton-County/Georgia/Commission-backs-16lot-Thompson-Street-redevelopment-with-conditions-after-neighbor-concerns","mediaUrl","https://secure.pipeline.soar.com/6140502-98791df3b33e5a490a9602e773548c8d/orig.mp4?Expires=1773743589&Signature=ltWsyNWPSEzobg0Mv3ip4qUeLQxzyBKZ3PaGlodHCXVfw0YTtpRVyUg~tMEed3pyh704gyVhMg9hD9afJ9mZdLL3ph5WPbqgzXLp1StXr3D7QMIPZblIdm2CUWw3Awtm~wn9fvU0XkhU6W9oK4rUxHv803K~F1ZLSNUvh5yb3eXRHU259k7xt6wzYfTNkXzSRYhQ1Jo9prCsSbW-L14G3~jW2djo4-2zLVi-WC1Ewuz8OErqzgpp~dMHb2i-5LweFK5qT94sgQ4Rr4vfuEzajFivXvsmOv8WA~hwg3Ix5WGazOeBM5jNRRJ~R9HxbiVutH0svQeVZOCcD9Am7xCN3w__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-08-08T12:44:18Z","article","The Alpharetta Planning Commission on Aug. 7 recommended approval of a rezoning and two variances to permit a 16‑unit for‑sale residential development (nine detached homes and seven townhomes) at 272 and 276 Thompson Street. The commission forwarded the rezoning to City Council for final action on Aug. 25 with 27 conditions that address design, stormwater, tree protection and connectivity to the Alpha Loop.

The developer requested rezoning from R‑12 to Downtown Live/Work (DTLW) and variances to reduce a downtown local‑street right‑of‑way from 50 to 40 feet and to modify the downtown requirement that street‑facing detached garages be recessed 20 feet behind the front facade. Planning staff said the proposed density is 7.88 dwelling units per acre (below the 8‑unit‑per‑acre base for DTLW) and that the project provides 68 parking spaces where downtown code requires 40.

The site plan shows a new private street and a private alley serving the units, sidewalk on one side of the new street, an 8‑foot planter and 8‑foot sidewalk along Thompson Street, and a northern 40‑foot tree‑save area reserved for the Alpha Loop. Staff said the applicant will be required to dedicate a minimum 20‑foot public right‑of‑way or easement for the Alpha Loop; if the city has an approved Alpha Loop design in time for construction, the developer would construct the Loop and could receive impact‑fee credits; otherwise the city will construct the Alpha Loop later.

The staff report and the applicant’s presentation addressed stormwater and tree‑preservation measures. The applicant agreed to design the stormwater system to discharge no more than 90% of the current (pre‑development) rate and to use a level spreader or an approved alternative at the discharge point to reduce erosion downstream. Staff also required construction techniques to limit impacts to existing trees and restricted encroachment into critical root zones.

Academy Park Homeowners Association representatives met with the developer before the hearing and expressed concerns about erosion of the adjacent Goswift Creek, tree wind damage during construction, guest parking and a request for an 8‑foot decorative fence along the common boundary. The developer agreed to an 8‑foot decorative fence with a maintenance gate, consistent with similar commitments on nearby projects, and to other design and stormwater measures that were written into conditions 26 and 27.

At the public hearing several nearby residents opposed the project, citing concerns about increased runoff to a detention pond and park across Thompson Street, limited nearby parking in an already busy corridor, and traffic and speeding on Thompson Street. The applicant and staff replied that runoff from the site will discharge north (not to the detention pond across Thompson Street), that each dwelling includes two garage parking spaces plus driveway capacity (code‑compliant 18‑foot minimum driveways) and that the site’s parking provision (68 spaces) exceeds downtown requirements. The developer said the project will be constructed to allow fire and emergency apparatus access even if a vehicle is parked on one side of the private street.

Design conditions require four‑sided architecture and DRB approval; decorative project entrance paving and crosswalk treatments; central amenity landscaping and seating; plantings to encourage historic downtown character; interparcel access for future connections; HVAC and garbage screening; and a limit of no more than 10% of units available for rent, recorded in HOA covenants.

After deliberation the commission unanimously recommended approval with conditions and forwarded the item to City Council on Aug. 25.","mediaType","Video","parentTitle","Alpharetta Planning Commission Meeting - August 7, 2025","oneSentenceSummary","The Planning Commission unanimously recommended Aug. 7 that City Council approve rezoning and variances allowing a 16‑unit for‑sale development at 272–276 Thompson Street, subject to 27 conditions covering design, stormwater control, tree protection and a required Alpha Loop easement.","taxTitle","Alpharetta, Fulton County, Georgia","taxId",3991,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6140504,"Commission recommends approval of Perfect Touch Luxe spa variance, citing distinct services",1936,1290000,3226000,"/Search/View?dp=1&key=5578565-95430a798f0b6554c50f3a22f79410d1&start=1290&end=3226","https://assets.pipeline.soar.com/5578565-95430a798f0b6554c50f3a22f79410d1/thumbnail_1290000.jpg","/articles/6140504/Alpharetta/Fulton-County/Georgia/Commission-recommends-approval-of-Perfect-Touch-Luxe-spa-variance-citing-distinct-services","https://secure.pipeline.soar.com/6140504-391d88a47c488bf144fe98fb7db88481/orig.mp4?Expires=1773743589&Signature=lVtDsR9n0S0f8dVurkp~S6Dyai~fgYbB609qBnIUq6w8~atW4nhzRGBCOX26r-PdfNoJEu~HBl1MpTd74fy91PiCA8LBBLCwN4jcTrR8ZwyqHmpqCHUCtszUVJ02n61QIKUjMdahH2gwheEPhGHYNisd7wd5kHPe5XGzYJbeyto8DEk0Cv7X-XFhsQJp--ATPoQ0-ek6OzCZZKq9KsA1Id~8GuJ2N5rS8sXZuPTg9hQA~owocNQ5OP37cs8z3ht5i~i9mMD88hAAJqP6tSB83T9VixTHzHz7AoRc-SMPCjDF6OqqFxFCtsOmscmwoOYHJixCAgZ9X48biw8MsA-w1A__&Key-Pair-Id=KUT5TJCACFTXG","The Alpharetta Planning Commission on Aug. 7 recommended approval of a conditional use and variance allowing Perfect Touch Luxe to offer “spa services” at 1115 Upper Hembree Road, Suite B, despite a Unified Development Code separation requirement intended to keep comparable spa businesses at least 2,000 feet apart.

Planning staff told commissioners the applicant will operate a holistic wellness center by appointment only, offering aromatherapy, guided meditation, breath‑work sessions, massage therapy, wellness workshops and similar programs. Staff noted the building already houses Far East Beauty, which received conditional‑use approval for spa services in 2021; that business focuses on aesthetics (facials, waxing and cosmetic services) and, according to staff, does not provide full‑body massage.

Michael (Planning staff) told the commission the UDC does not include a specific “health and wellness center” use category; the applicant’s mix of services most closely matches the code’s spa‑services category, so a variance to the 2,000‑foot separation was required. Staff recommended the variance on the basis that the two businesses do not provide overlapping services and therefore are not comparable under the code’s intent.

Applicant Shakira Diggs told the commission Perfect Touch Luxe will emphasize intentional wellness and education rather than cosmetic treatments, and she said she had discussed the proposed services with the Far East Beauty owner, who did not object. Diggs said services will focus on mental and physical health rather than aesthetics and that the operation will be low‑impact.

Commissioners questioned how future service changes would be controlled. Michael said Condition 3 limits the approved use to the specific services listed in the application; if the applicant later seeks to add services not on that list, she must return to the city and obtain a change in conditions through the public hearing process. Michael also confirmed the business would need a city business license and spa/massage licensing, and that those licenses include inspections and compliance checks.

After discussion about precedent and the reason for the separation rule, one commissioner said staff had demonstrated a clear distinction between the applicant’s holistic wellness services and the existing spa’s aesthetic services. The commission approved the conditional use and variance, forwarding the matter to City Council on Aug. 25.

Staff recommended five conditions, including limiting the approved space to 2,000 square feet, restricting the tenant to Perfect Touch Luxe (no subleasing), limiting services to the list provided in the application, setting hours to Monday–Saturday, 9 a.m.–9 p.m., and prohibiting lighted window trim or window signage. No public speakers registered in favor or opposition at the hearing.","The Planning Commission recommended approval Aug. 7 of a conditional use and variance to permit Perfect Touch Luxe, a holistic wellness center, to operate spa services at 1115 Upper Hembree Road despite a 2,000‑foot separation requirement, finding the applicant’s services differ from the existing spa in the same building.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6140506,"Planning commission approves conditional use for Dominique Dawes Gymnastics at Northpointe Mall",1005,250000,1255000,"/Search/View?dp=1&key=5578565-95430a798f0b6554c50f3a22f79410d1&start=250&end=1255","https://assets.pipeline.soar.com/5578565-95430a798f0b6554c50f3a22f79410d1/thumbnail_250000.jpg","/articles/6140506/Alpharetta/Fulton-County/Georgia/Planning-commission-approves-conditional-use-for-Dominique-Dawes-Gymnastics-at-Northpointe-Mall","https://secure.pipeline.soar.com/6140506-022658b13b6690edfb764ce6ac25f399/orig.mp4?Expires=1773743589&Signature=TSxMCO0P0FgKaDkxHYdNI6pqvrmBSUdxehgcL1H59sPina2IfCFphGKdTa8dI57Buotd98bm6SfK4xywmjHlLjoAKUU6oRNvevfgBBRHH8djFEiAuZCgjdEPu1fEDY92dsVXAdtzWfpikyGq0T0GkmhSbPKm5FcfFk4NKUMzCAqxTKc4YBQLAbkYKAPagOfo5OdpVxhCgmb2rmFVTTrKUeykLkm~huSkCrCKcL8pZFk-Tx1Lp1cNA~KLU35mktHBa51tcgv6L~xmtZxYQek1uK36pBHnJ1ii5Z6D2TBROxh0G5y6jVSM8bfKplE0VQDunTqQpqsCQ-LmKclE~eSyxg__&Key-Pair-Id=KUT5TJCACFTXG","The Alpharetta Planning Commission voted to recommend approval of a master-plan amendment and a conditional use on Aug. 7 to allow Dominique Dawes Gymnastics and Ninja Academy to occupy the former Total Wine building at 380 Northpointe Circle. The commission’s recommendation goes to City Council on Aug. 25.

The proposal would add “recreation facilities, indoor” to the Northpointe Mall master plan and allow the applicant to reuse a 20,000-square-foot building on a site of just over 2 acres. Planning staff said the business would operate daily, 8 a.m. to 8:30 p.m., and the applicant anticipates about 40 employees.

Staff said the site currently contains 114 parking spaces, exceeding the use’s minimum requirement of 49 spaces, and that the reuse does not trigger Northpointe EcoDistrict measures because there are no building or parking changes proposed. Michael (Planning staff) told commissioners the applicant has committed to sustainable landscaping at new planting locations and to providing alternative-transportation parking (vanpool/ride-share) in addition to cleaning and painting exterior surfaces.

Commission discussion focused on how an entertainment-and-recreation use might fit with longer-term Northpointe Mall redevelopment. Michael said the outparcels along Northpointe Parkway are separate from redevelopment efforts at the mall itself but that adding “experience” uses could attract more customers to nearby restaurants and retailers.

Applicant Miguel Durand described the business program and said the 20,000-square-foot footprint will be divided among a preschool area, a Ninja (obstacle-course) area and additional activity space, plus party rooms and restrooms. Durand said the proposed location would be the company’s first in Georgia; the chain has three locations in Maryland and one in Alpharetta where the principal partner grew up.

The staff recommendation includes 10 conditions: adding the conditional use to the master plan; limiting the tenant to no more than 20,450 square feet; restricting the approved tenant to Dominique Dawes Gymnastics and Ninja Academy and prohibiting subleasing to other indoor recreation users; limiting the permitted activities to gymnastics training, an agility obstacle course, children’s parties and open-gym time; setting hours to 8 a.m.–8:30 p.m. daily; requiring exterior changes to follow Northpointe Overlay District design guidelines and Design Review Board (DRB) approval; linking ecodistrict commitments to permit submittals; requiring landscape assessment and replacement of dead material with native/drought-tolerant species; screening the dumpster with painted metal doors; and adding native/drought-tolerant foundation plantings.

No members of the public registered in favor or opposition at the hearing. The commission approved the application by voice vote and forwarded it to City Council for final action on Aug. 25.

The commission’s record includes a citizen-participation report noting supportive comments at the community zoning information meeting (CZIM). Staff said no formal public opposition was received during the review period.","The Alpharetta Planning Commission voted to recommend approval of a master-plan amendment and conditional use to repurpose the former Total Wine building at 380 Northpointe Circle as Dominique Dawes Gymnastics and Ninja Academy, with conditions on uses, hours, landscaping and design review.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6140497,"Commission approves UDC text amendments adding vertiport and heliport definitions; removes AG conditional use",201,6844000,7045000,"/Search/View?dp=1&key=5578565-95430a798f0b6554c50f3a22f79410d1&start=6844&end=7045","https://assets.pipeline.soar.com/5578565-95430a798f0b6554c50f3a22f79410d1/thumbnail_6844000.jpg","/articles/6140497/Alpharetta/Fulton-County/Georgia/Commission-approves-UDC-text-amendments-adding-vertiport-and-heliport-definitions-removes-AG-conditional-use","https://secure.pipeline.soar.com/6140497-e826a79666a7557af62c9c3deedb1b97/orig.mp4?Expires=1773743589&Signature=W6xYXT8mOgUtT6jDbPDwWCJGX15~SaoaZvJTi~JyTFgKXXGC7JSrlyLY3Lo~1ju~EIFq3gxhXE7LXoavb2UtXNyrZd174z-SUXAPDrFo2RwHk21mIASfzvq21kCR7Nc4epSQbcpm55WSvJ1b4ceSWfAp9~I5Ndqr2F8drACx07i9y4ri76ohUkX1j6DPw-RQJCcNv4Y4S5HSNhvHUWwfnC7Gw3n-tmB3oe513xwgcrjinQzGmxIDYvexAFpP8tTx8HeNC-OEXb2YrjRTn0WrGiEBYVY6~nZ5fhbTS1pO2eAuDXSM758gSByKIOMQSThHGK4~lXJ-kKzSJmhOV7p4rg__&Key-Pair-Id=KUT5TJCACFTXG","The Alpharetta Planning Commission on Aug. 7 recommended approval of Unified Development Code text amendments that add definitions for vertiports, eVTOL aircraft and heliports and that identify where vertiports may be permitted or allowed by right. Commissioners asked staff to remove a conditional‑use listing for vertiports in the AG (agricultural) zoning category before the item goes to City Council.

Planning staff said the draft definitions were adapted from federal and industry sources to distinguish electric vertical‑takeoff‑and‑landing aircraft (eVTOLs) and vertiports (which may include charging, storage and maintenance facilities) from traditional helicopters and heliports. The draft language specifies that eVTOLs and vertiports do not include helicopters and that heliports remain separately defined in the code.

Staff said the proposed use chart mirrors existing locations where heliports are allowed either by right or by conditional use, and the recommendation is to allow vertiports in similar districts where the city already contemplates aviation uses. During discussion, commissioners noted that the AG zoning category contains little remaining AG land and asked staff to remove AG as a conditional‑use location for vertiports; staff concurred and said they would bring the edited language forward to Council.

A commissioner asked for clarification about the technical term “short to medium range” in the definition of advanced air mobility; staff said the draft definition followed industry usage and offered to provide a mileage range from technical sources for the Council packet. The commission voted to forward the text amendments, with the edit removing AG as a conditional use, to City Council.

No public testimony was offered at the hearing.","The Planning Commission voted Aug. 7 to recommend Unified Development Code text amendments that add definitions for vertiports, eVTOLs and heliports and to identify zoning districts where vertiports would be allowed; commissioners asked staff to remove the conditional‑use listing in agricultural zoning before council consideration.","actionData","errors"]

Article not found

Commission backs 16‑lot Thompson Street redevelopment with conditions after neighbor concerns

Commission recommends approval of Perfect Touch Luxe spa variance, citing distinct services

Planning commission approves conditional use for Dominique Dawes Gymnastics at Northpointe Mall

Commission approves UDC text amendments adding vertiport and heliport definitions; removes AG conditional use