The Cobb Board of Commissioners on Tuesday approved plans to convert the former Park 12 Cobb movie theater in Northeast Cobb into a self-storage facility.
Applications by Stein Investment Group to amend the uses for the general commercial zoning category and for a special land-use plan (required in unincorporated Cobb for self-storage facilities) were included in the commission’s consent agenda.
There was no one in opposition to the request at Tuesday’s meeting.
Several changes were made before passage by Commissioner JoAnn Birrell, including a stipulation that the operating hours would be from 9 a.m. to 6 p.m. Monday-Saturday and 1-6 p.m. on Sunday.
Stein has proposed to build 101,190 square feet of self-storage space on 5.81 acres 2925 Gordy Parkway and Shallowford Road. The former cinema building will be renovated, and a second one-story building with 33,785 square feet and a basement will be constructed next to it, according to the application.
The application also calls for a maximum of 10 parking spaces, one more than required.
Additional stipulations were filed last week by Garvis Sams, an attorney for Stein, that include regulations on what can be done during construction, including traffic access, as well as landscaping and architectural details.
The Park 12 Cobb theater closed last fall, more than three years after a community fight to keep it open as a movie theater.
Nearby residents opposed a rezoning case to turn the property into a Lidl grocery store. Some wanted to have movies nearby, and others were concerned about traffic, and the Cobb Board of Commissioners turned down the rezoning request in September 2017.
The cinema owner, Georgia Theatre Company, had expressed a desire at the time to sell the property.
Park 12 Cobb briefly reopened last fall after COVID-19 closures, but GTC made the decision to permanently shutter that cinema as well as others in its Georgia and the southeast region.
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Pulte Homes reduced the size of its proposed subdivision on Ebenezer Road from 112 to 99 homes, but opponents have other concerns about the request.
The Cobb Planning Commission was in a holding mood Tuesday when it came to the three major cases on its agenda for July.
In addition to the East Cobb Church mixed-use proposal that’s been delayed several months now, the planning board also voted to give another month for a proposed 99-unit residential development on Ebenezer Road.
Pulte Homes had revised its application on Ebenezer Road application seeking an R-15 OSC designation from 112 to 99 homes, on nearly 50 acres of property that would hold 17 acres in an open space conservation category.
The land is located on the western side of Ebenezer Road, between Maybreeze Road and Blackwell Road, in one of the largest remaining undeveloped tracts of land in the East Cobb area.
Rob Hosack, the former Cobb County manager who’s Pulte’s representative, said the proposed density of 2.03 units per acre is consistent with nearby subdivisions, including Blackwell Chase, Dylans Glen and Princeton Grove.
The homes would be a minimum of 2,500 feet and start at $500,000 in what Hosack called a “modern farmhouse” style.
But Chris Lindstrom of the East Cobb Civic Association said that the lot sizes are small—10,000 square feet compared to the minimum of 15,000 for R-15 OSC—and noted a lack of amenities that would be within the development.
Tom Milbeck, a nearby resident, said what Pulte has proposed “isn’t terrible. It needs to be brought up to standard [code] and it needs to be better.”
He recommended the case be held, and planning commissioner Deborah Dance did just that, saying that “I feel the deal has not been made.”
That case will go back on the Planning Commission’s Aug. 3 agenda.
The planning board also ecommended approval of a special land-use permit by Stein Investment Group to convert the former Park 12 Cobb movie theater into a self-storage facility.
That case will be heard by the Cobb Board of Commissioners July 20.
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A rendering of townhomes lining Johnson Ferry Road, bordered by a wall and a multi-purpose trail.
The Cobb Planning Commission voted Tuesday to hold the East Cobb Church rezoning case after it had a third hearing.
The matter will be taken up again in August at the request of Planning Commission member Tony Waybright, who said that despite improvements in the proposal in some areas, there are still concerns about the residential portion of the development.
He urged the applicant, North Point Ministries, to incorporate continuing concerns over traffic, density, setbacks, buffers and other proposed variances after a new site plan and stipulation letter were submitted last week.
But the request comes with variances that nearby residents and civic leaders said are too many, are not in line with the suburban nature of the area and do not meet Cobb County Code.
The detached homes are three stories, and the applicant is requesting reductions in front and back setbacks, and is proposing the distance between homes be reduced from the minimum 15 feet to 8 feet.
The intensity of the development, said Jill Flamm of the East Cobb Civic Association, “is out of character with this community and belongs in an urban setting.”
She also noted that there’s not a sidewalk proposed for the community because there isn’t room.
The residential portion of the 33-acre proposal at Johnson Ferry and Shallowford roads has been the subject of most of the opposition.
North Point would purchase the full assemblage of properties, keeping roughly 10 acres for East Cobb Church and selling most of the rest of the land to Ashwood, an Atlanta-based residential developer.
A resident of nearby Chimney Lakes told the Planning Commission he’s not opposed to a church, but the residential proposal, saying that even the single-family detached homes are more like “townhomes, just detached.”
The revised site plan includes a multi-purpose trail that would surround the proposed 130,000-square foot church lining Shallowford Road, and North Point also has included a park into the revisions that would be available to the larger community.
Kevin Moore, North Point’s attorney, said his client has gone far beyond what’s called for in the JOSH Master Plan to create “a sense of place,” and that the latest revisions “reflect the community of which [the church] is a part.”
The plans also called for reworking Waterfront Circle, an access point for a nearby subdivision, to align with a traffic signal on Johnson Ferry.
There were 41 people in attendance in support of the rezoning request and 27 in opposition, including a speaker who said the proposal would “urbanize East Cobb. That is not what we want.”
Waybright suggested the RA-6 category be revised to fee-simple townhomes, a medium-density zoning which would “provide a stepdown” from lower-density residential homes in the adjacent MarLanta subdivision.
The Planning Commission also was hearing on Tuesday two other major requests in East Cobb. One is for a 99-home residential development on Ebenezer Road that’s drawn community opposition.
The other would convert the closed Park 12 Cobb movie theater at Gordy Parkway and Shallowford Road into a self-storage facility.
Single-family detached homes would be three stories, with reduced buffers and setbacks even below the minimum in the county code.
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A rendering of the proposed East Cobb Church from Shallowford Road.
A reminder that the East Cobb Church rezoning case that’s been delayed several times is getting another hearing Tuesday by the Cobb Planning Commission, which also is hearing a couple of other cases of interest in East Cobb.
The church leaders have launched a website with related details, including traffic and density figures that have concerned opponents.
The holdup from the Planning Commission stems from those factors and others, and the continuance until July was for the developer to make design changes.
The 33 acres would include a 130,000-square foot church building and parking lot, 58 single-family detached homes, 71 townhomes and a small amount of retail.
Pulte Homes originally had proposed 112 homes on nearly 50 undeveloped acres between Maybreeze Road and Blackwell Road. A revised site plan was submitted last week, as was a stipulation letter outlining the changes.
Also held over from June is a proposed conversion of the closed Park 12 Cobb movie theater into a storage facility.
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By a 4-1 vote Tuesday, the Cobb Board of Commissioners approved the long-awaited redevelopment of the Sprayberry Crossing Shopping Center.
The proposal by Atlantic Realty Acquisitions LLC would convert a blighted retail center into a mixed-use residential and retail development that drew as much opposition as support in a community eager for its redevelopment.
That was the conclusion of District 3 commissioner JoAnn Birrell, who said during a lengthy explanation for her motion to approve that while the plan isn’t perfect, “no plan is perfect.”
Most of the concerns expressed at Tuesday’s zoning hearing concerned traffic issues, especially the development’s main access point on Sandy Plains Road at Kinjac Drive.
The developer had been negotiating with the owner of the Sprayberry Bottle Shop to use part of that store’s parking lot for an entrance.
But those discussions came to an impasse, and on Friday Atlantic Realty filed a new site plan (see below) and a traffic route (shown in the map above) for an offset traffic signal that would contain traffic stacking or backup internally within Sprayberry Crossing.
Commissioner Keli Gambrill of North Cobb was the only vote against, citing the number of parking spaces being below county code.
Her comments drew applause from opponents attending the zoning hearing in person, and after the vote, and a 90-minute discussion, they vocally thanked her for her vote.
Atlantic Realty’s site plan filed Friday. For a larger view click here.
The Sprayberry Crossing development calls for 132 senior apartments (ages 55 and older), 102 fee-simple town homes and a 34,000-square-foot grocery store.
In presenting his clients’ case to the commissioners for the first time, Atlantic Realty attorney Kevin Moore said Sprayberry Crossing has been “an anvil around the neck of this community” that has been on the county’s redevelopment list since 2013.
Rejecting Atlantic Realty’s proposal, he said, would “condemn this site and this property” to many more years of blight.
But opponents said the development would add more traffic to an already congested corridor of East Cobb.
Maureen Ritner of the Ashbury Point neighborhood said the redevelopment would add 3,500 trips a day to a portion of Sandy Plains Road—between East Piedmont Road and Post Oak Tritt Road—that averages more than 41,000 trips a day.
“That’s a comparison to Barrett Parkway,” she said.
Cobb DOT says that also level of service is an “F.”
Tony Raffa, who operates a McDonald’s on Sandy Plains at Post Oak Tritt, said he’s against a Cobb DOT recommendation to prevent a left-our traffic turn from a Sprayberry Crossing access point onto Post Oak Tritt.
DOT officials explained that’s a necessary safety measure because of the Sandy Plains-Kinjac offset signal, and Birrell agreed.
Commissioner JoAnn Birrell said of the hundreds of e-mails from constituents there were “as many in support as against” the Sprayberry Crossing rezoning request.
In her presentation, Birrell said that anything developed at Sprayberry Crossing is going to increase traffic.
“Sprayberry Crossing has been an eyesore for 25 years,” she said, adding that she’s been working on the matter during her 10-year tenure as a commissioner. “There have been numerous attempts to redevelop this in the past” but none have come to fruition.
She noted that “the obstacles to this are very challenging.”
In 2019, a judged imposed the first “blight tax” ruling in the county on Sprayberry Crossing, which was built in the 1970s but has sat largely vacant for many years.
During its decay, Sprayberry Crossing was the subject of numerous complaints made to police and code enforcement.
Birrell entered into the record details of those incidents, which she said included 127 calls to police from June 2016 to this May. Since 2004, she said, there have been 391 complaints to Cobb code enforcement staff.
Atlantic Realty’s request was made under what’s called a Redevelopment Overlay District, which is considered separate from typical zoning requests.
There are several stipulations, including that a rezoning on such property is not considered to set a precedent for the area.
ROD was enacted in 2006, but Sprayberry Crossing is the first case to be requested under that category.
The traffic light at Sandy Plains Road and Kinjac Drive aligns with the parking lot of the Sprayberry Bottle Shop. ECN photo.
Birrell prompted it to be removed from the zoning code during recent code amendments, saying Tuesday that “to me it’s flawed.”
She also said she was against multi-family apartments that were part of the initial Sprayberry Crossing request and were dropped from the site plan in March.
Some opponents of Sprayberry Crossing, in addition to being opposed to market-rate apartments, also feared loopholes for senior apartments could be exploited to rent to the general public.
The Cobb County Attorney’s office has concluded that cannot happen.
“They will remain 55 and older age restricted,” Birrell said. “Our attorneys know the law. I’m relying on our expert staff and attorneys for this one.”
In a message to the Sprayberry Crossing Action Facebook group, local resident Joe Glancy, who’s led a citizen effort to redevelop the shopping center, said he’s expecting more traffic and other changes to be made as the site plan goes to final review.
Birrell read off a number of stipulations that include her approval of a traffic plan and townhome design elevations.
“The developer has cleared a major hurdle, but this is not the end of the process,” Glancy said. “I believe there will be further revisions to the access/egress point near Kinjac Rd (Sprayberry Bottle Shop), and possibly Post Oak Tritt as well.”
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Some residents living near Sprayberry Crossing say multi-family housing, even for seniors only, is not appropriate for their community.
It’s been more than three years since residents pushing for a redevelopment of the Sprayberry Crossing Shopping Center organized a town hall meeting to press county officials to address the long-standing blight in their community.
The sentiment was nearly unanimous on that March evening at Sprayberry High School that the eyesore taking up a corner of Sandy Plains Road and East Piedmont Road needed an overhaul.
Two years later, an Atlanta apartment developer filed a rezoning request to do just that, proposing to convert Sprayberry Crossing into a multi-use development with apartments, town homes, a major grocery store, retail space and community trails.
Over the last year, Atlantic Realty Acquisitions LLC has made numerous site plan changes, especially as opposition grew to apartment dwellings.
Before the May Cobb Planning Commission hearing, Atlantic Realty dropped market-rate apartments altogether, but kept senior living (55 and older) in their plans.
That hasn’t been enough to appease opponents who fear the developer could convert senior-living apartments to market-rate apartments, and who also have concerns over traffic.
Those issues were addressed earlier this month by the Planning Commission, which issued a stunning no-recommendation on whether the Sprayberry Crossing rezoning should be approved or not.
That’s where the matter stands as the Cobb Board of Commissioners is scheduled to take up the case on Tuesday.
The latest Sprayberry Crossing site plan, filed in late May, reduces the number of senior apartments to 132 and increases the number of townhomes to 102.
The divisions among some residents who’ve organized for and against the Sprayberry Crossing plan run deep, and after the Planning Commission vote East Cobb News contacted parties on both sides for their perspectives.
Sprayberry Crossing opponents have crafted t-shirts to fight the rezoning case.
Tim Carini is among the vocal opponents of the Sprayberry Crossing request, whom Atlantic Realty attorney Kevin Moore has described as being part of a “mob” to derail what he says is a badly needed redevelopment in the area.
Carini and others have proudly worn “Rod Mob” t-shirts (the case number for Sprayberry Crossing is ROD-1, which stands for Redevelopment Overlay District).
He said the Planning Commission vote is “a disservice to the community and residents of Cobb County, especially with the way it was done and the timing.”
There were only three of the five Planning Commission members in attendance at the June 1 meeting, and Carini says he has been told by a County official that Planning Commissioner Deborah Dance and “[Cobb] Commissioner [JoAnn] Birrell are hellbent on getting this passed.”
He says the site plan doesn’t conform to the ROD code, and “now the County is throwing out significant portions of the ROD code to get this to pass. It’s now zoning at will in Cobb County, and it’s clear it’s at will for the developers and not the community, taxpayer, or voters.”
Moore said at the June 1 meeting that his client wants a vote, saying that contracts with the property owner and Lidl, the prospective grocery retailer, are nearing an end.
“If this was so time sensitive, why did the applicant continue this case for seven months?” Carini said. “Now, with known and publicly criticized traffic and safety concerns from the Planning Commission, this is urgent and had to be pushed through on a Tuesday after a holiday without a full Planning Commission Board.”
Carini and other opponents have created a Facebook page and are pressing for a big turnout at Tuesday’s commission meeting.
Residents demanded county action at the blighted Sprayberry Corners Shopping Center during a 2018 town hall.
One of the leaders of a group of citizens who’ve wanted to clean up Sprayberry Crossing for years is optimistic about Tuesday’s vote.
Shane Spink is a facilitator of the Sprayberry Crossing Action group and has said those in opposition may be vocal, but he thinks they’re a vocal minority.
He said the Sprayberry Crossing case “has basically come down to a traffic/in and out of the property issue that I think should be able to be resolved because frankly, these issues would exist with any development that goes into this particular property.”
Spink noted that Atlantic Realty has worked extensively with the community “to try to meet all of their concerns and demands, including dropping an apartment building and adding more for sale townhomes. So to think it comes down to just an ingress/egress issue is pretty amazing.”
He said his impressions speaking with others in the community—the Sprayberry Crossing Action group has more than 6,000 members—as well as other citizens and business owners in the area is that “the majority of the folks want to see this development go through and are ready for 25 years of blight to finally be over with.
“They want to have a quality development go in and continue the improvement of the Sprayberry area right along with the rebuild of the high school. And look, some opposition will always be there, but in this case I don’t believe they, from what I have seen, reflect the overall sentiment of the community.”
The Cobb Commission rezoning hearing begins at 9 a.m. Tuesday. There will be limited in-person attendance due to COVID-19 protocols, but the hearing will be aired on the Cobb County government’s Facebook and YouTube pages, as well as on the CobbTV public access outlet, Channel 23 on Comcast.
Most portions of the Sprayberry Crossing Shopping Center have sat in disrepair for years.
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The owner of the Sprayberry Bottle Shop (building at right) is in discussions with the Sprayberry Crossing developer to create a signaled entrance at Sandy Plains Road and Kinjac Drive, which dead-ends at his property.
After hearing the complicated Sprayberry Crossing rezoning case for the third month in a row, the Cobb Planning Commission decided on Tuesday to make no recommendation about whether rezoning should be approved or denied.
After hearing the latest site plan revisions and being briefed about last-minute meetings to create a signalized main entrance to the proposed mixed-use development on Sandy Plains Road, the three members of the planning board who were in attendance voted unanimously not to forward a recommendation to approve or deny.
Instead, the Cobb Board of Commissioners will be asked to make a final decision on June 15 with a number of issues pending, including traffic concerns that were the focal point of questions by planning commissioners.
While saying that “everyone ought to be commended for the great attention that’s been shown to this matter,” planning commissioner Deborah Dance said that “challenges remain.”
Yet “time is of the essence and there is a time for taking action,” she noted, in reference to comments by Kevin Moore, the attorney for the developer, Atlantic Reality Acquisitions LLC, that his client wants no further delays in rezoning decisions.
The redevelopment proposal for the blighted shopping center on Sandy Plains Road, between East Piedmont Road and Post Oak Tritt Road, has been underway for nearly two years by Atlantic Realty Acquisitions, LLC.
Atlantic Realty, an Atlanta-based apartment builder, has revised the site plan several times for more than a year.
In what went before the planning commission Tuesday, the developer would build a senior apartment building, townhomes and a retail grocery center on property that’s been the site of a run-down shopping center.
The latest Sprayberry Crossing site plan, filed last week, reduces the number of senior apartments to 132 and increases the number of townhomes to 102.
It was the latest attempt by the developer to alleviate community opposition to rental residential units, after Atlantic Realty dropped plans in April to build a market-rate apartment building.
“There could not be a greater candidate for redevelopment” than the Sprayberry Crossing property, Moore said, while acknowledging that his client’s proposal “does have some challenges.”
On Friday, the developer met with Brij Patel, owner of the Sprayberry Bottle Shop, which sits on an outparcel along Sandy Plains across from Kinjac Drive, where the main entrance would be located.
In order to align the traffic signal at Kinjac into Sprayberry Crossing, the developer is proposing to cut through what’s now the front parking lot of the liquor store and relocate parking to the other side of the building.
Moore and Shaun Adams, an attorney for the liquor store, said they’re confident they can continue discussions before county commissioners meet in two weeks.
Other traffic access challenges include Post Oak Tritt Road, and planning commissioner Fred Beloin fretted that Atlantic Realty hadn’t done much to address it.
“The applicant doesn’t want to spend any money to fix the problem on Post Oak Tritt,” he said, referencing a Cobb DOT recommendation to provide right-out-only access from Sprayberry Crossing.
While he said his preference would be to hold the case again, Beloin, serving in his first meeting as chairman, voted for Dance’s motion.
Planning commissioners Tony Waybright and Michael Hughes, appointed last week, were not in attendance.
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A new site plan was filed May 19; see a larger view by clicking here.
Another last-minute request for a major rezoning case before next Tuesday’s Cobb Planning Commission meeting involves North Point Ministries.
The Atlanta-based religious organization wants another month to finalize design changes for its proposed East Cobb Church-townhomes-retail multi-use development at the southwest corner of Shallowford and Johnson Ferry roads.
Kevin Moore, an attorney for North Point Ministries, asked for the request on Wednesday, the deadline for cases to be automatically continued without a vote of the planning board.
The applicant has also filed a new site plan (above, click here for a larger view) with the Shallowford-Johnson Ferry intersection in the top left.
In his letter, Moore said another month was needed due to the “detailed nature” of the design updates, and that the extra time “will allow circulation of these designs to the community well in advance of a public hearing.”
The North Point request has twice been heard by the Planning Commission, which has voted to hold the case both times.
Planning commissioner Tony Waybright said in April that he was concerned about proposed high-density housing when the JOSH Master Plan calls for medium density residential as a transition between commercial zoning and low-density residential in the surrounding community.
As we noted earlier this week, the Sprayberry Crossing rezoning request, also held for the last two months by the Planning Commission, remains on Tuesday’s agenda, and some more changes were submitted after a community meeting.
The number of senior units have been dropped by 40 to 132 and 102 townhomes are in a revised site plan, up 40 from the April hearing.
The Planning Commission meeting is at 9 a.m. Tuesday and it has a loaded agenda.
In-person seating will be limited due to social distancing protocols, but there also will be commenting for those watching online. They can sign up to speak by clicking here.
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The proposed senior apartment building at Sprayberry Crossing has been scaled down to three stories.
Just days before a third hearing before the Cobb Planning Commission, the developer of the proposed Sprayberry Crossing mixed-use project has revised the site plan again and made other changes.
Atlantic Realty Acquisitions submitted the changes with the Cobb Zoning Office after a meeting on Tuesday arranged by Cobb Commissioner JoAnn Birrell that involved the developer, county staff, and citizens both for and against the rezoning request.
The Cobb Planning Commission is scheduled to hear the request again on Tuesday, June 1.
The senior apartment building would have 132 units, which is 40 less than what was presented in May, and it would be reduced from five to three stories.
The new plans call for 102 townhomes and a maximum of 34,000 square feet of retail and commercial space. Here’s the new site plan that was submitted Wednesday, and the developer’s latest tipulation letter.
Traffic issues have also been a major concern, in particular the main entrance to Sprayberry Crossing on Sandy Plains Road, and attempts to align it with a traffic light at Kinjac Drive.
Here’s what Cobb DOT is recommending, noting that a final traffic study revision was submitted on May 20.
For a larger view of the latest site plan click here.
Not all of those new documents were available for the Tuesday meeting, according to resident Tim Carini, who’s led opposition to the project, mostly for traffic reasons as well as the apartments.
He reiterated that one reason he’s still opposed to senior apartments is a federal housing law that says age-restricted facilities that fall below 80 percent of the units occupied by that designated age group (Sprayberry Crossing would have 55 and up) lose that exemption.
“Once that happens the apartments become open to all ages,” Carini said in a message to a Facebook group opposed to the Sprayberry Crossing rezoning. That group has several hundred members, many of them proud to have been called part of a “mob” fighting the case by Atlantic Realty’s attorney.
The county disputes that interpretation, but Carini insists that “we are just a few steps away from having apartments in East Cobb that could become low income and open to all ages at some point in the future.”
The townhome units originally numbered 44 and were raised to 62 after another apartment building was dropped in April. The 102 units now being proposed would be at least 2,000 square feet and no more than 10 percent could be rented at any given time.
The Sprayberry Crossing Action Facebook group, which organized several years ago to push for redevelopment of the blighted shopping center, was also posting updated information for its nearly 6,000 members.
Group leader Shane Spink, who’s been one of the group’s leaders said “hope to see this resolved by Tuesday.”
The Planning Commission meeting is at 9 a.m. Tuesday, it’s a loaded agenda that includes another hearing for the delayed East Cobb Church-townhome proposal in the Johnson Ferry-Shallowford area.
In-person seating will be limited due to social distancing protocols, but there also will be commenting for those watching online. They can sign up to speak by clicking here.
The Sprayberry Crossing proposal now calls for 102 for-sale townhomes.
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A developer who is seeking to convert the former Park 12 Cobb Cinema in East Cobb into a storage facility wants some additional time to prepare its case.
On Monday, Stein Investment Group sent a letter to the Cobb Zoning Office seeking a delay in the proposal’s initial hearings to July.
Stein’s request for a special-land use permit is listed on the Cobb Planning Commission agenda for next Tuesday, June 1.
The zoning staff has recommended approval with some conditions. but Garvis Sams, an attorney for Stein, wrote in the letter that the delay is needed “in order to fully complete all tasks with which are charged.”
He wasn’t more specific than that.
In addition to a SLUP (site plan here), which is required for self-storage facilities in unincorporated Cobb, Stein also is amending a previous zoning decision for the general commercial category that had been approved for the theater.
The SLUP would be heard by the Planning Commission on July 6, and the “Other Business” item would be heard by Cobb commissioners on July 16.
Park 12 Cobb closed at the end of 2020, more than three years after a community fight to keep it open as a movie theater.
Nearby residents opposed a rezoning case to turn the property on Gordy Parkway at Shallowford Road into a Lidl grocery store. Some wanted to have movies nearby, and others were concerned about traffic, and the Cobb Board of Commissioners turned down the rezoning request in September 2017.
At the time, Lidl attorney Parks Huff said that “this is not a difficult decision. This is technically a property rights issue and needs to be approved.”
The cinema owner, Georgia Theatre Company, had expressed a desire at the time to sell the property.
Park 12 Cobb briefly reopened last fall after COVID-19 closures, but GTC made the decision to permanently shutter that cinema as well as others in its Georgia and the southeast region.
Another self-storage facility sits nearby, as part of the Sandy Plains MarketPlace retail center on the former site of Mountain View Elementary School.
Meanwhile, a Lidl store not far down in the Sandy Plains Road corridor would anchor the proposed Sprayberry Crossing redevelopment, that’s slated to be heard yet again by the planning board in June.
The Planning Commission voted to hold the case for further traffic details after a second full hearing in as many months.
The East Cobb Church proposed mixed-use development also was delayed to June.
The full agenda for next Tuesday’s Planning Commission meeting can be found here.
It begins at 9 a.m. in the 2nd floor board room of the Cobb government building, 100 Cherokee St., downtown Marietta.
There will be limited in-person seating due to social distancing protocols, but the meeting will be live-streamed on the county’s Facebook Live and YouTube channels and on Cobb TV 23 on Comcast Cable.
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For the second month in a row, the Cobb Planning Commission has voted to hold two complex redevelopment cases in East Cobb, saying the proposals are improved but have not resolved issues over density, traffic and land use.
By unanimous 5-0 votes Tuesday, the Planning Commission is delaying the Sprayberry Crossing and East Cobb Church proposals until June, after last-minute revisions were submitted by the applicants last week.
Concerns by Cobb DOT over traffic changes at the Sprayberry Crossing proposal on Sandy Plains Road were enough for Planning Commissioner Deborah Dance and her colleagues to support another delay.
Atlantic Realty, which wants to redevelop the current blighted retail center on Sandy Plains between East Piedmont Road and Post Oak Tritt Road, dropped a proposed 125-unit apartment building for townhomes but is keeping a senior apartment building and grocery space.
The traffic changes include a proposed “offset” traffic signal into the development on Sandy Plains that would not align with the nearby Kinjac Drive intersection.
“Access is the No. 1 issue here,” planning board chairman Galt Porter said at the end of a discussion that lasted more than an hour. He also said the layout of the newly added townhomes “leaves a lot to be desired—it looks like a bowling alley.”
Porter also said making the senior apartment building—for renters ages 55 and up—from three to four stories, reflecting an increase from 125 to 172 units, is an issue.
Before that case, planning commissioners said plans by North Point Ministries for a campus of the new East Cobb Church, single-family homes and townhomes and retail at the intersection of Johnson Ferry Road and Shallowford Road are improved from the first hearing in April, but still need work.
Tony Waybright, who represents that area of East Cobb on the planning commission, said he was concerned about proposed high-density housing when the JOSH Master Plan calls for medium density residential as a transition between commercial zoning and low-density residential in the surrounding community.
“I don’t see a reason to go above” the master plan’s medium-density guidelines, he said in making his motion for another delay. The developer has not explained any hardship in making a request for high-density.
“This plan deserves a little more time,” Waybright said.
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For a larger view of the new Sprayberry Crossing site plan, click here.
Just a few days before going back before the Cobb Planning Commission, the Sprayberry Crossing developer has produced another new site plan, and it’s a major change.
Atlantic Realty is dropping plans for a 125-unit apartment building as part of the mixed-use redevelopment and is adding 62 townhomes to the 44 previously proposed.
A senior apartment building that originally called for 125 units now is proposing 172 units.
While keeping 34,000 square feet for a grocery store, the new site plan also has eliminated other retail space and green space.
The Cobb Planning Commission, an advisory body to the Cobb Board of Commissioners, voted in April to hold the application for a month. Kevin Moore, an attorney for Sprayberry Crossing, also submitted a new stipulation letter on Wednesday.
Reaction to the last-minute revisions have been mixed on social media channels devoted to the Sprayberry Crossing redevelopment issue.
Joe Glancy, creator of the Sprayberry Crossing Action Facebook page, said he’s been told “the developer made this change because they were told by Commissioner [JoAnn] Birrell last week that she would not approve the apartments.”
Participants on another Facebook group, ROD-1 Residents Against Apartments at Sprayberry Crossing (named after the zoning application number) said they’re still opposed because of the senior apartments, as well as for traffic and density concerns.
Tim Carini, a leader of that group, told East Cobb News “the new site plan still has apartments, and several other unresolved items, so we will be speaking on Tuesday.”
At the April Planning Commission meeting, Deborah Dance, Birrell’s new appointee, asked Moore if the developer would be “open to [consider] more ownership opportunities” instead of rental units.
She also said she had been getting slightly more messages opposed to the previous site plan than those in favor.
The Sprayberry Crossing case is one of two major applications in East Cobb to be held to Tuesday’s meeting.
The other, involving North Point Ministries’ request for East Cobb Church and residences at the Johnson Ferry-Shallowford intersection, also has a new site plan that was submitted last week.
That includes 59 single-family homes and 72 townhomes.
The Tuesday Cobb Planning Commission meeting begins at 9 a.m. and can be seen on CobbTV, the county’s government access channel, as well as its Facebook and YouTube channels, and on Comcast Channel 24.
The full agenda and individual items can be found by clicking here.
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A new rendering of the proposed East Cobb Church parking area includes greenery fronting Shallowford Road.
With its rezoning case held until May, East Cobb Church has launched a new website to advocate for its redevelopment plans that have changed yet again.
“Revitalize JOSH” is the name of the renewed effort supporting plans for a church, residential and retail complex at the southwest corner of Johnson Ferry and Shallowford roads.
The Cobb Planning Commission voted to hold the case until its May 4 meeting. The new proposal alters the residential mix. Initially most units were to have been townhomes, but they’re now with 55 percent of the 110 units, with the other 45 percent being single-family detached homes bordering an adjacent subdivision.
East Cobb Church is planning to sell the residential portion of the 33-acre tract to a developer if the rezoning is approved, and both entities would work together to create community space that includes a park on Shallowford Road, greenspace around a proposed creek where a lake once stood, and jogging trails to connect the adjoining Marlanta neighborhood.
There’s also a parking deck and area for 900 spots, which East Cobb Church says will be mostly below street level (rendering at top of this post) and will be shielded by a wall and greenery.
At the April Planning Commission meeting, several nearby residents objected to density and traffic issues, and commission members voted to delay for more updated information.
The new website has outlines of those plans along with renderings and links to a traffic study, but as of yet there’s nothing new in the Cobb Zoning Office files.
Kevin Moore, an attorney for the applicant, said through a spokeswoman for the East Cobb Church plans that a new site plan was submitted on Tuesday.
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A rendering of the proposed Nexus Gardens project on Powers Ferry Road, south of the Marietta Loop.
After months of delays and a torrent of opposition from nearby residents, the Marietta City Council on Wednesday quickly nixed two proposed redevelopment projects in the Powers Ferry Road with little discussion.
By unanimous 7-0 votes, the council rejected rezoning requests by Nexus Gardens and Nexus Marietta for a mixed-use and housing developments, respectively, along either side of the South Marietta Parkway.
The projects would have been built by Macauley Investments, an Atlanta developer, on assembled land parcels owned by real estate investor Ruben McMullan and his related interests.
Several times the rezoning requests were tabled or otherwise delayed, including last month, after the Marietta Planning Commission voted to recommend denial.
Residents who turned out for the meeting implored the council beforehand to reject the rezonings, saying they’re too dense, provide access through their narrow neighborhood streets and will devastate their quality of life.
The Nexus Gardens project, according to Anna Holladay, a resident of nearby Virginia Place, “will ruin the lives of everyone in this neighborhood.”
Cloverdale Heights resident Brian Peters, who lives near the proposed Laurel Park residential project, said he moved from Buckhead a decade ago to to escape “runaway development” and was aghast he was fighting it in Marietta.
“We’ve had enough,” Peters said, referring to the constant delays in the rezoning case. “We’re pushing back. End of story.”
Before Wednesday’s council meeting, Kevin Moore, an attorney for both projects, submitted a revised plan for Laurel Park, scaling down what had been a mainly townhome project of 204 units to 134 units, with 84 townhomes and 50 single-family homes.
He said the Loop corridor between Roswell Road and Interstate 75 hasn’t seen new development in 50 years. The Nexus Gardens project, Moore said, is an opportunity that “would be fantastic for the city and fantastic for the nearby community.”
In addition to the density of the Nexus Marietta project—two five-story apartment buildings totalling 280 units served by a three-story parking deck, a five-story senior-living building with 160 units, 39 townhomes and restaurants and retail space—nearby residents in unincorporated Cobb objected to a single point of access, along Meadowbrook Lane.
City council members were unconvinced of Moore’s claim. Michelle Cooper-Kelly, whose district includes the Nexus Gardens land, told residents that “you guys came together as a community. You’re doing exactly what democracy is designed to do.”
After acknowledging the heavy amount of e-mails she received about that rezoning case, Cooper-Kelly said that “I don’t think this project is right for this community.”
She made a motion to deny the request, and the vote was unanimous with no further discussion.
Council member Joseph Goldstein, whose district includes the Laurel Park property, said even less, commenting that the rezoning proposal was inappropriate” as he made a motion for denial.
None of his other colleagues offered comments before the vote.
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Both got their first hearings Tuesday after many months of delays and continuances. They’re tentatively scheduled to go back before the Planning Commission in May, but numerous questions remain, and plenty of opposition surfaced during lengthy presentations.
The Sprayberry Crossing case took up two hours before the Planning Commission, which voted 5-0 to get more updated information for its May meeting.
In making a motion to hold the request by Atlantic Realty for apartments, townhomes, a grocery store and retail and greenspace at Sandy Plains and East Piedmont, planning commissioner Deborah Dance said “it’s hard to mesh all the information that’s coming in at once.”
She referred to a late traffic study that was submitted by the developed on March 31, and comments on them by Cobb DOT that were made only Monday.
Traffic issues include a signalization at Sandy Plains at Kinjac Drive, the main access point for the proposed development, and creating a median at Post Oak Tritt Road to limit access into and out of the project.
Other concerns are over stormwater and water and sewer issues.
Perhaps the most divisive issue, however, is the proposal for apartments. Atlantic Realty is an Atlanta-based developer of upscale apartments, but opponents of the Sprayberry Crossing plans said Tuesday they’re convinced multi-family housing will hurt a community dominated by single-family neighbornoods.
Its proposal includes 125 apartments, 125 senior apartments and 44 townhomes.
Craig Blafer, who lives near Sprayberry Crossing, said that “we think this builder is building badly. This is not the right plan for the property. We can do better.”
Apartments, resident David Stafford said, would attract “transient, lower-income individuals who would bring crime and other problems” to the area.
“This is not the East-West Connector,” he said. “This is Sandy Plans and East Piedmont.”
Kevin Moore, an attorney for Atlantic Realty, was asked by Dance to address that point.
“I don’t believe that to be the case at all,” he said, adding that most of the apartments would be one-bedroom units starting at $1,400 a month.
Atlantic Realty also has asked in its rezoning request to waive a requirement for the redevelopment category it is seeking to earmark 10 percent of residential units for affordable housing purposes.
In his initial presentation Tuesday, Moore said that after a two-year-long process of working with the community, his client has worked to produce a plan with “meaningful” components, including what would be a Lidl grocery store, to make redevelopment on the property successful.
Some residents who have long wanted to see the existing blighted shopping center redeveloped concurred.
Sally Platt, president of the Autumn Ridge homeowners association, said while not everything is perfect about Atlantic Realty’s request, “it’s a wonderful compromise” and that outstanding issues are “not deal-breakers.”
Sprayberry Crossing, Moore said, needs to be redeveloped “badly.” He later said that after nearly two decades of sitting as an eyesore, this may be the last chance to do something about it.
“If we miss this opportunity, we miss it,” Moore said emphatically. “I can’t imagine missing this.”
But Dance, a former Cobb County Attorney who was appointed by Commissioner JoAnn Birrell in January, said that she’s received 145 e-mails in favor of the rezoning and 165 against, with more petitions coming in.
She also asked Moore if the developer would be “open to [consider] more ownership opportunities” instead of rental units.
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The Cobb Planning Commission on Tuesday voted to hold a mixed-use development anchored by the proposed East Cobb Church for a month, saying it lacks critical information to make a decision.
The advisory board on county rezoning cases voted 5-0 to push back the application, which has already been delayedseveral times, until May.
That means that the Cobb Board of Commissioners will not be hearing the case later this month.
(UPDATE: Cobb Commissioner Jerica Richardson will be holding an online informational meeting about the case Thursday at 6 p.m., and you can register at this link: https://staff315236.typeform.com/to/J9g7pewB.)
Planning commissioner Tony Waybright, who represents the area at the Johnson Ferry-Shallowford intersection where the development would be built, said there are concerns about traffic, stormwater issues, residential density and a “sense of place”—a key component of a recently approved JOSH master plan—that need to be addressed.
North Point Ministries, Inc. wants to use 11 of the 33 assembled acres for the East Cobb Church, which began in 2019 and is currently meeting at Eastside Baptist Church.
The remainder of the property would be used for commercial space, a greenspace and park area on the site of a drained lake and 110 residential units, most of them townhomes.
Among the changes from the original site plan in October is relocating Waterfront Drive, which is located off Johnson Ferry Road and provides primary access to the adjacent MarLanta subdivision.
Some residents there spoke in opposition to the project for those reasons, and for the fee-simple townhome category that the applicant is seeking.
That’s among the initial changes to the original application by North Point Ministries, which operates East Cobb Church.
During an extended presentation session Tuesday, county staffers acknowledged that there isn’t a finished traffic study, nor can they address floodplain and wetlands issues because of incomplete information about density.
“We should have that information by now,” Planning Commission chairman Galt Porter said, who suggested that if the board doesn’t have more details by next month, it’s possible there could be a recommendation of denial.
North Point Ministries attorney Kevin Moore said rezoning isn’t required for the church, and that the nature of the community“is not a single-family area under any circumstances.” He pointed to nearby commercial development in the JOSH area, saying that “all of that is this neighborhood and brings it to bear on this property.”
He also said that the JOSH master plan is “not the law. It’s a guide.”
While there were a few residents who spoke in favor of the project, several others spoke against it, including Jill Flamm of the East Cobb Civic Association. That organization listed five objections to the application that she said were not addressed, including traffic, the church renderings not consistent with the master plan and residential density.
A resident on Waterfront Circle showed photos of water runoff issues, saying it’s been “a nightmare” since the lake was drained.
Referring to the applicant, she said that “they want it all, and leave us with nothing.”
Other residents took issue with differing staff analyses of the application, wondering how it could have gone from a strong denial in October to a general recommendation of approval.
They also questioned how residential density calculations have gone down when the latest site plan calls for only 15 fewer units from the original proposal.
zWaybright is scheduled to have a virtual town hall meeting Thursday with Cobb commissioner Jerica Richardson, with details to be announced.
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The latest Sprayberry Crossing site plan expands green space around the Mayes family cemetery and includes a “town green.” For a larger view click here.
With just a few days before their first public hearings, two major rezoning cases in East Cobb are getting some last-minute changes.
Kevin Moore, the attorney for the proposed redevelopment of the Sprayberry Crossing and the proposed East Cobb Church mixed-use development, filed stipulation letters in both cases on Wednesday.
He also filed a new site plan for Sprayberry Crossing, the latest of several renditions for a mixed-use plan to replace a long-blighted shopping center.
After several months of delays, they’re slated to be heard Tuesday by the Cobb Planning Commission.
We’re still reading through everything, but will summarize what’s new.
The Sprayberry Crossing plans have undergone many revisions, the latest being filed late Wednesday afternoon, shortly before Cobb commissioner JoAnn Birrell held a public information session.
You can read through the new changes by clicking here; there’s a new Cobb DOT traffic analysis here; and the full agenda packet is here.
Atlantic Realty hasn’t changed the details for the residential component—125 apartments, 125 senior apartments and 44 townhomes—nor a proposed grocery store space.
The developer is asking for a waiver from a requirement of the Redevelopment Overlay District zoning category for at least 10 percent of the residential units be dedicated for “workforce housing.”
In addition, Atlantic Realty is proposing a property owners association for the overall development.
More green space has been added back into the new site plan, with a “town green” proposed near the Mayes family cemetery. That green space will be open to the entire community, not just those living in the development.
In addition, the developer listed a number of businesses in the retail portion that would not be allowed, from video arcades to adult retail to several kinds of automotive services.
The townhome units proposed near what would be the East Cobb Church have been reduced from 125 to 110. For a larger view click here.
North Point Ministries Inc. has altered its mixed-use proposal anchored by East Cobb Church to include more low-rise office space at the southwest corner of Johnson Ferry Road and Shallowford Road.
A new stipulation letter (you can read it here), also filed Wednesday, would reduce the number of proposed townhomes from 125 to 110. The applicant is also seeking a new zoning category, Fee Simple Townhomes, instead of a multifamily residential category.
Among the stipulations are to designate that no more than 10 of the townhomes could be rentals at any given time.
North Point Ministries’ plan is to sell that 18.11 acres (out of more than 33 overall) to Ashwood Development, an upscale builder with projects in the city of Atlanta and Florida.
Residents near the blighted Sprayberry Crossing Shopping Center have differences about what should replace it.
During Wednesday’s public information session about Sprayberry Crossing, Birrell said she and county staff had not had time to look through the changes.
They answered questions from the public submitted in advance.
Birrell stressed to viewers of the virtual meeting to e-mail their commissioner and members of the Cobb Planning Commission.
“It is in my district and I will take the lead in the discussions,” she said. “But there are five votes. So you need to e-mail all of us.”
She said of the e-mails she’s received thus far about Sprayberry Crossing, there are 83 e-mails against the project, and 21 in favor.
The opposition is mostly over traffic concerns and having any apartments at all.
It’s been three years since area residents held a town hall meeting at Sprayberry High School to jump-start a process that has led to a rezoning case of any kind.
“I know we’re all tired of looking at Sprayberry Crossing,” Birrell said of the retail center that’s been run-down for more than 20 years. “There’s nobody who wants to see this redeveloped than me.”
But she said it’s important to hear fully from the community to determine the best options.
The Cobb Planning Commission meets Tuesday at 9 a.m. in the 2nd floor board room of the Cobb Government Building at 100 Cherokee St., in downtown Marietta. You can read through the full agenda by clicking here.
There will be limited in-person attendance due to COVID-19 restrictions. The meeting can be seen on the Cobb County government’s Facebook and YouTube channels and Channel 23 on Comcast.
Every Sunday we round up the week’s top headlines and preview the upcoming week in the East Cobb News Digest. Click here to sign up, and you’re good to go!
Cobb Commissioner JoAnn Birrell is inviting the public to hear a virtual presentation about the Sprayberry Crossing rezoning case that’s scheduled to be heard in April.
Her event is next Wednesday, March 31, from 6-7 p.m., and anyone interested in attending must register by clicking here.
“This will be a presentation by staff to answer questions and address analysis and recommendations,” she said during remarks at Tuesday’s commissioners meeting.
“This will not be a public interaction meeting,” said Birrell, adding that persons wishing to have questions answered should e-mail her at joann.birrell@cobbcounty.org. Questions will be sent to “appropriate staff for response. . . Please put ROD-1 virtual meeting 3.31.21 in the subject line when submitting questions.”
That’s the case number assigned to the repeatedly delayed redevelopment of a blighted shopping center at Sandy Plains Road and East Piedmont Road (The agenda item overview can be found here; here is the staff analysis.).
The latest continuance was issued earlier this month by the Cobb Planning Commission. The developer, Atlantic Realty, continues to make changes to its site plan.
Whiile many area residents have wanted the blighted shopping center redeveloped for years, others have opposed the proposed 125 apartments. Sprayberry Crossing also would include 125 senior living apartments, 44 townhomes, 36,000 square feet of retail (mostly for a Lidl grocery store) and 8,000 square feet of office space.
Joe Glancy of the Sprayberry Crossing Action Group, which has pushed for redevelopment, said Wednesday he and fellow group leader Shane Spink have put together what they’re calling the Sprayberry Crossing Design Review Committee that met with the developer last week.
The committee includes nearby residents with experience in site plan design. Among its objectives are to improve community green space features and regard a family cemetery included on the property “as a cherished community and historic site.”
Glancy said the committee “is not advocating for county zoning approval of this project” but would advocate the “very best possible development IF the development is approved.”
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A 2.24-acre infill lot on Childers Road that’s the site of an older ranch home will soon contain five single-family homes.
The Cobb Board of Commissioners on Tuesday approved by a unanimous 5-0 vote a delayed request by Galaxy Childers Land to redevelop the property at a higher density level for single-family use (revised site plan here).
Childers Road is located off Shallowford Road, near the Johnson Ferry Road intersection in northeast Cobb.
Harry Joseph, the Galaxy Childers Land applicant, said the five homes are necessary to make the project feasible.
He said the R-15 category he was seeking (from R-30) would come close to the density of the nearby Coventry Green subdivision and is the same as that and other neighborhoods.
Among the stipulations presented by commissioner Jerica Richardson require the developer to maintain what would be a private road in the subdivision.
Other stipulations cover stormwater detention, tree replacement, landscape buffers and the creation of a homeowners association.
This was one of the few zoning cases in East Cobb that came before commissioners Tuesday.
The county continued the “JOSH” redevelopment plans for a church, townhomes and retail until April. Earlier this month, the Cobb Planning Commission voted to continue the Sprayberry Crossing rezoning case, also to April.
Both have been continued several times already. In moving to table Sprayberry Crossing, new planning commission member Deborah Dance said it was with the understanding this would be the final delay.
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Just a few hours before its meeting Wednesday, the Marietta City Council tabled two rezoning requests in the Powers Ferry Road area that have drawn substantial opposition.
They’re for a mixed-use project and a townhome development by Macauley Investments, and the main property owner for the assemblages is real estate investor Ruben McMullan.
Kevin Moore, an attorney for the applicants, sought a delay before last Tuesday’s Marietta Planning Commission, after filing a revised traffic analysis with the city hours before.
But the planning board voted against tabling both, then voted to recommend denial of the requests in 7-0 votes in both cases.
Moore said he would seek another delay before Wednesday’s meeting, and the agenda was revised late in the afternoon to reflect that both requests were being tabled to the council’s April 14.
Residential opponents in both the city and unincorporated Cobb said the proposed developments are too intense and would have singular access via narrow streets in their neighborhoods.
Nexus Gardens would have apartments, senior living and restaurants on nearly 17 acres, mostly undeveloped and facing Interstate 75. Some of those parcels include 19 single-family homes.
The density of the project calls for two five-story apartment buildings totalling 280 units served by a three-story parking deck, a five-story senior-living building with 160 units, 39 townhomes and restaurants and retail space.
Laurel Park, with 204 townhomes, would be accessible via four residential streets in Cloverdale Heights, which residents said would be a traffic nightmare in their community.
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