Commission backs Mayfair at Haines Bridge rezoning and conditions, including AlphaLoop connection and underground stormwater

The Alpharetta Planning Commission on Feb. 6 recommended approval of a package of land‑use changes to allow a second phase of residential development at Mayfair at Haines Bridge, expanding an earlier-approved phase to a combined total of 27 single‑family detached homes.

Staff and the applicant described the request as a master plan amendment, rezoning from Office/Institutional to Downtown Residential (DTR), and changes to conditions of zoning so phase 2 (approximately 1.5 acres) can be developed with 10 single‑family lots. The revised total for the overall development, combining phase 1 and phase 2, would be 27 for‑sale detached homes on lots ranging from about 4,500 to 5,500 square feet.

Michael (planning staff) said the proposal includes underground stormwater facilities, tree‑save areas and a new segment of the AlphaLoop pedestrian route along Haines Bridge Road that would connect to adjacent developments. “One thing I did fail to mention and it's a pretty important point, is this developer would implement the AlphaLoop along Haines Bridge,” Michael said, explaining the project would link to an existing and planned pedestrian network.

Phase 1 previously was approved in 2021 for mixed product types; the applicant revised phase 1 to all detached homes and reduced the number of phase‑1 units from 19 to 17. Phase 2 adds 10 detached lots, producing a combined 27 homes. Six guest parking spaces are proposed in the common area; project designers say the development meets or exceeds the downtown code parking requirement (developer said the project exceeds minimum required parking by roughly 14 spaces). The applicant also proposes 11% amenity space, a decorative entrance apron with concrete banding (pavers set back from the public right of way), front-yard decorative walls and hedges, and HOA maintenance for common features.

The commission reviewed 26 conditions of approval that carry forward and replace prior phase‑1 conditions. Among them: limits on density and unit type (for‑sale single‑family detached only); a minimum 20‑foot planted buffer along the south property line and a 10‑foot planted buffer adjacent to existing Alpha Park lots; a required decorative corner focal feature approved by the Cultural Arts Commission; underground stormwater with HOA maintenance responsibility; preservation of good‑condition trees within buffers where feasible; decorative fences and walls visible from the public right of way; a cap allowing no more than 10% of residential units to be rented; and a requirement that front yards be framed with low decorative walls, metal fencing and hedges.

Applicant civil engineer Barry Dunlop explained that the underground detention trenches and associated maintenance strips could overlap buffer areas in places and recommended additional wording so trees in the buffer would be saved unless removal is necessary to construct the underground detention facility and that the HOA would replace landscaping damaged by maintenance access. “Our goal is to keep any good trees that are inside that buffer. But there might be 1 or 2 in there that could come in conflict with the actual construction of the underground system,” Dunlop said.

Staff accepted the applicant’s requested clarifications to condition wording for tree preservation and to add language allowing a detention-facility maintenance easement to extend into the landscape buffer, with HOA responsibility to replace any vegetation disturbed by maintenance. A commissioner moved to approve the comprehensive plan amendment, rezoning and related changes (CLUP-24-05 / Z-24-17 / PH-24-20 / related conditions) with the applicant’s wording edits to conditions 7 and 20 and the other conditions as presented; the motion passed unanimously. The item is scheduled for City Council review on Feb. 24.

The approval ties the zoning to a site plan, a palette of architectural renderings, buffer and tree‑save commitments, and a series of design and maintenance controls intended to preserve character adjacent to existing homes in Alpha Park and to provide pedestrian connections through the AlphaLoop.