Planning Commission recommends approval for Ace Pickleball special‑use permit at former Kmart

The Peachtree City Planning Commission on Oct. 28 voted to recommend approval of a special‑use permit to subdivide the former Kmart at 400 Crosstown Drive so Ace Pickleball can occupy roughly 40,000 square feet of the building. City planning staff told commissioners the proposal meets the city’s "big box" review criteria and recommended no conditions.

Staff said the special‑use (big box) ordinance applies when a building that has been vacant for at least two years seeks tenants of 32,000 square feet or larger; the applicant proposes one ~40,000 sq ft Ace Pickleball tenant and about 47,000 sq ft of remaining space for future retail. Staff concluded the reuse would not change the underlying GC zoning and, in its traffic review, would not degrade intersection levels of service beyond existing failing conditions.

Applicant representatives described Ace Pickleball’s model and operations. Krish Patel, the project civil engineer, said the project emphasizes interior renovation rather than new construction. Madison (Ace corporate) and franchisee John Cyphers said Ace operates indoor facilities (the company’s first corporate site is in Roswell) and plans 14 courts at the Peachtree City location. The applicant and staff said the interior sports club is expected to generate significantly fewer vehicle trips than equivalent retail—commissioners and the applicant referenced a traffic study and estimated retail could produce roughly four to five times more trips than the proposed pickleball use.

During public comment, two residents (Claudia Eisenberg and Ralph Hale) spoke in favor of filling a long‑vacant store and said the proposal would benefit the community. Audience members asked about membership costs; John Cyphers said a full membership is about $129 per month while a casual drop‑in fee was likely to be in the neighborhood of $25.

Commissioners asked whether any approval could be limited to Ace Pickleball specifically. Staff replied the special‑use determination is tied to the subdivision and the underlying GC zoning permits the use; limiting the approval by tenant would be inconsistent with the ordinance. Several commissioners expressed support for reusing the vacant building, noting the likely traffic advantages compared with multiple retail tenants.

Commissioner Reeves moved to recommend approval; the motion passed by voice vote. The commission’s recommendation goes to City Council for a final decision at the council’s public hearing schedule.