Eden Rock Real Estate Partners

Cobb commissioners approve ‘transformative’ project for Powers Ferry-Terrell Mill area

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Powers Ferry-Terrell Mill development

By a 4-1 vote, the Cobb Board of Commissioners on Tuesday morning approved rezoning for a project in the Powers Ferry-Terrell Mill area that its developer and a nearby citizens group are hailing as a cornerstone of community redevelopment.

More than 100 citizens, many from the Powers Ferry Corridor Alliance, applauded wildly after the commission vote to rezone nearly 24 acres at the northwest corner of the Powers Ferry-Terrell Mill intersection to regional retail commercial (RRC).

The developer, Eden Rock Real Estate Partners, wants to build what it’s calling MarketPlace Terrell Mill, anchored by a Kroger superstore, restaurants and retail shops and an apartment building and self-storage facility.

Those last two components were opposed by residents of the Salem Ridge condominium adjacent to the East Cobb mixed-use development, and around 30 of them were in attendance Tuesday.

District 2 commissioner Bob Ott, who suggested the RRC category, said in his 20 years of public service, as a county commissioner and planning commissioner, “I’m not sure I’ve seen so many people come out from a community in support of a zoning.”

Those in favor cheered at that remark, which was part of Ott’s lengthy presentation about the zoning request, and the challenges of redeveloping the area.

The Powers Ferry Corridor Alliance, a citizens group formerly known as the Terrell Mill Community Association, has been vocal about the rezoning as a last chance to upgrade development in the area.

The assemblage of land currently includes Brumby Elementary School, which will be moving to Terrell Mill Road in August, as well as aging office and retail buildings, for a total of five different zoning categories.

The developer had sought planned village community (PVC) zoning. The Cobb Planning Commission recommended community retail commercial (CRC) and the multi-family RM-12 for a 298-unit apartment complex.

Ott said RRC was a better fit because of its unified provisions. Cobb zoning office director John Pedersen said RRC also would reduce the number of variances, to around five.

The number of variances bothered Northeast Cobb commissioner JoAnn Birrell, along with the residential density, and she was the only vote against the rezoning. The commissioners approved the storage facility 5-0 in a separate vote.

Initially the rezoning request had 21 variances, many of them vigorously opposed by Salem Ridge residents.

MarketPlace at Terrell Mill landscape plan

Amy Patricio, who spoke on behalf of them at Tuesday’s hearing, restated objections to a project that “is too much in too little space,” and claimed the area is “saturated” with apartment units and storage facilities.

She also said Salem Ridge homeowners had been kept “in the dark” about updated site plans, variance requests and stipulation letters from the developer.

But Ott disagreed, saying community input has been part of the process all along, and that Eden Rock’s many variations of the site plan have been the result of meetings with residents.

Ott pushed for a Powers Ferry Master Plan that was approved in 2011, in large part to redevelop a sense of community and attract residents to a clogged commercial corridor.

He said it has taken “years” for the community to come together to fix the area.

“It has become obvious to me that you are just opposed,” Ott said to the Salem Ridge homeowners. After 62 changes to the site plan and “months” of discussions, “we’ve pretty much reached an impasse.”

Ott then held up a thick, clipped stack of printed e-mails, saying he’s received 261 e-mails in favor and 30 opposed.

The Powers Ferry-Terrell Mill area got an initial boost in 2012, when the Terrell Mill Village Shopping Center was redeveloped, with an L.A. Fitness Center as the anchor, and with other restaurants and shops moving in.

At the time, Ott said that “I’ve always felt that if we could get something like that, we could get the whole area.”

The arrival of SunTrust Park and the Atlanta Braves also has stimulated commercial and residential development further down on Powers Ferry.

MarketPlace at Terrell Mill will include traffic signals on both Powers Ferry (opposite the entrance to the MicroCenter shopping center) and Terrell Mill (across from Terrell Mill Village).

Other traffic solutions include the opening of managed lanes along Interstate 75 later this year, including a Terrell Mill Road exit, and the construction of the Windy Hill-Terrell Mill Connector starting in 2020.

Ott said other traffic issues concerned carpool lines at Brumby Elementary School that continued out onto Powers Ferry.

Brumby will be relocated adjacent to the new location of East Cobb Middle School on Terrell Mill Road, just east of Powers Ferry. Carpool queues for both schools will be contained on school property.

“Those three things will have a major improvement on traffic” in the Powers Ferry-Terrell Mill area, Ott said.

 

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Powers Ferry-Terrell Mill Road development gets OK from Cobb Planning Commission, with changes

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Powers Ferry-Terrell Mill Road development
The Cobb Planning Commission is recommending a height reduction of apartments at the MarketPlace Terrell Mill development (in back, center) to three stories.

The Cobb Planning Commission is recommending approval of a Powers Ferry-Terrell Mill Road development that’s been held up for months, but made some changes Tuesday before sending it along for formal action later this month.

By a 4-1 vote the planning board approved rezoning a 23.9-acre tract at the northwest corner of Powers Ferry and Terrell Mill to community retail commercial (CRC) and multifamily residential (RM-16).

It’s slated to become what its developer, Eden Rock Real Estate Partners, is calling the MarketPlace at Terrell Mill, anchored by a Kroger superstore, and to include restaurants, retail shops, and an apartment building and a self-storage facility.

Eden Rock was requesting a Planned Village Community (PVC) designation after the commission held the application in December. Eden Rock initially sought CRC and urban condominium (UC), but sought a new category that would reduce proposed variances from 21 to 10 and made other changes.

Those changes weren’t enough to sway some planning commissioners and residents of the Salem Ridge condominiums, which are adjacent to the proposed apartments and self-storage building.

After a lengthy discussion, the planning commission included a set of stipulations in its recommendation that would reduce the height of the apartment building to three stories from four, and a maximum of around 220 units in all. The latest site plan had cut that number from 350 to 298.

“I don’t think this is too intense at all,” said planning commission Mike Terry, who represents District 2, which includes the Powers Ferry-Terrell Mill area.

His motion to approve PVC rezoning was voted down before planning commissioner Judy Williams moved to delete that category and replace it with CRC and RM-16.

As he has stated often during the long-delayed application process, Terry said that the Eden Rock proposal—an assemblage of property that includes the current site of Brumby Elementary School—is a key to reviving the Powers Ferry area, especially with the nearby relocation of the Atlanta Braves having provided a spark.

“This is vital to revitalize this whole corridor,” he said. “If this collapses, we’ll have a hodgepodge [of potential future development] . . . and would have the same thing we’ve got now.

“I want this community to be revitalized, and this is the first bite of the apple we’ve had.”

The development has been supported by the Powers Ferry Corridor Alliance, a civic group. But Salem Ridge residents echoed their concerns about density, traffic and potential noise from the complex, including an outdoor swimming pool planned for the roof of a parking deck next to the apartment building.

They also objected to the PVC request, which mandates a 50-acre minimum.

“This request just doesn’t fit,” said Salem Ridge resident Amy Patricio. “It’s too dense, and it doesn’t fit the code or the master plan.”

Planning commissioner Thea Powell, the lone dissenting vote, agreed, even after previously saying that “this not a PVC case.”

The Eden Rock proposal has been more than three years in the making. Partner Brandon Ashkouri said the site plan that was heard Tuesday was the 61st version of the project.

The Cobb Board of Commissioners will make the final decision on the application on Feb. 20.

 

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Cobb Planning Commission votes to hold Terrell Mill Towne Center rezoning case

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Terrell Mill Towne Center
The Terrell Mill Towne Center, proposed as a major boost for the Powers Ferry corridor, has drawn strong and mixed reaction from nearby residents.

After nearly two hours of discussion that included heated opposition from residents in a nearby townhome complex, the Cobb Planning Commission on Tuesday voted to hold the long-delayed rezoning request for the proposed Terrell Mill Towne Center.

By a 3-2 vote, the Planning Commission—which is an advisory board to the Cobb Board of Commissioners—requested more time to sort out a major, complex application that was filed in January.

Traffic and density issues were the primary concerns raised by Thea Powell, Galt Porter and Skip Gunther, the three planning board members who opposed the proposal to rezone nearly 23 acres at Powers Ferry Road and Terrell Mill Road. The mixed-use project, which would be anchored by a Kroger superstore, was to have gone before Cobb commissioners Dec. 19.

The latest delay will push back a formal vote until at least February, since Cobb zoning cases are not heard in January.

The $200 million Terrell Mill Towne Center (agenda packet item) also would also contain restaurants, retail shops, and most controversially, a 310-unit luxury apartment complex abutting the Salem Ridge townhomes on Terrell Mill Road.

Related coverage:

Cobb Planning Commission Chairman Mike Terry of East Cobb, who represents District 2, where the Terrell Mill Towne Center would be located, was in strong support of the development by Eden Rock Real Estate Partners. So was Judy Williams of District 3 in Northeast Cobb, who said the project “would be good for the neighborhood, but will have to be tweaked.”

While the Powers Ferry Corridor Alliance—formerly known as the Terrell Mill Community Association—overwhelmingly supported the rezoning, Salem Ridge homeowners expressed strong opposition, especially to the residential component they say is excessively dense for the area.

“Why do we have [zoning] codes at all if we are going to ignore them?” asked Amy Patricio, who represented the opposing Salem Ridge residents.

She argued that the multiple variances requested by developers amounted to “taking the code and rewriting it to serve their purposes.”

Although Terry and Garvis Sams, the attorney for the developers, pointed out that the full proposal is suitable under the Cobb future land use plan and Power Ferry Master Plan, it was the residential component and a self-storage facility that opponents objected to the most.

In particular, Patricio said the UC zoning category sought for the apartments—Urban Condominium—was far more dense than should be allowed, and that there were an “egregious” number of variances as part of the project.

Porter, of South Cobb, agreed about the density issue, pointing to the project’s proposed 60 units an acre, as compared to the current nearby maximum of five units an acre.

“This just doesn’t match Salem Ridge or anything else around here,” he said, calling it “the definition of spot zoning.”

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Terrell Mill Towne Center rezoning goes before Cobb Planning Commission

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Terrell Mill Towne Center

We posted back in October some details about the proposed Terrell Mill Towne Center development that’s finally coming up for rezoning this month after months of delays.

The first step in the process comes Tuesday, when the developer, Eden Rock Real Estate Partners, gets a hearing before the Cobb Planning Commission for its 23-acre plan at the northwest corner of Terrell Mill Road and Powers Ferry Road.

The meeting starts at 9 a.m. in the 2nd floor commissioners meeting room, 100 Cherokee St., downtown Marietta.

The Cobb Zoning Staff packet and analysis includes a general recommendation of approval of the application with quite a few stipulations related to traffic, including that the developer conduct a traffic study.

The staff document also contains photos of landscaping and lighting plans submitted by the developer, as well as signage height dimensions for the Kroger superstore that’s the anchor component of the project.Kroger sign Terrell Mill Towne Center

Eden Rock (the formal applicant is SSP Blue Ridge, LLC) wants to convert land presently zoned for general commercial, neighborhood shopping and low-density residential (including the present location of Brumby Elementary School) to community retail commercial and urban condominium categories.

In addition to the 100,000-square-foot Kroger, Terrell Mill Towne Center would include restaurant and retail space and 340 luxury residential units.

Here’s Eden Rock’s prospectus it posted in October.

Also in October, the developers and Cobb government and school officials outlined the project at a meeting of the Powers Ferry Corridor Alliance, a civic group formerly known as the Terrell Mill Community Association. That group has expressed general support for the Eden Rock project as a boost for the Powers Ferry area.

The development also is timed for the opening of a new Interstate 75 interchange at Terrell Mill Road.

In its analysis, the Cobb Zoning staff recommended that the developer donate right of way for traffic improvements, including a minimum of 50 feet on the west side of Powers Ferry Road, and a similar distance on the north side of Terrell Mill Road.

Terrell Mill Towne Center landscapingThe traffic study recommendation includes a long-term build-out assessment of 10 years, as well as the installation of traffic signal on Powers Ferry Road at least that’s at least 1,000 feet from the intersection of Terrell Mill Road.

Eden Rock also has proposed a traffic signal on Terrell Mill Road that would partially shut off access to the Terrell Mill Plaza (where the LA Fitness Center is located).

Zoning staff is recommending that a new access point be created at the rear of Terrell Mill Towne Center to coordinate with the Terrell Mill Plaza entrance, and that the developer build raised concrete islands on Powers Ferry Road and Terrell Mill Road.

The rest of Tuesday’s Cobb Planning Commission agenda can be found here, along with preliminary staff analysis.

Staff recommendations and the planning commission’s votes are advisory; the final say comes from the Cobb Board of Commissioners on Dec. 19.

 

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Proposed Terrell Mill Towne Center project subject of community meeting

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Terrell Mill Towne Center
Eden Rock Real Estate Partners aerial rendering of the Terrell Mill Towne Center.

What’s currently the location of Brumby Elementary School and adjoining office and retail space along Powers Ferry Road is set to become the Terrell Mill Towne Center.

That’s the name the developers of a proposed 23-acre mixed-use project at the northwest intersection of Terrell Mill and Powers Ferry are calling their project. It is to be anchored by a 100,000-square-foot Kroger superstore, and plans include restaurant and retail space and 340 luxury residential units.

Eden Rock Real Estate Partners, which has a zoning application before the Cobb Board of Commissioners, will detail their plans Wednesday at a meeting held by the Powers Ferry Corridor Alliance.

That meeting takes place at 7 p.m. at Brumby Elementary School, 1306 Powers Ferry Road. The PFCA, a citizens’ organization, was formerly called the Terrell Mill Community Association.

County development, public safety, transportation and school officials also have been invited to attend.

Brumby, which is relocating for the next school year to a new site on Terrell Mill Road, is where the new Kroger would be built (and moving down Powers Ferry from its current venue near Delk Road).

(Here’s a marketing package Eden Rock has prepared for potential tenants, touting the location’s proximity to SunTrust Park and the new Terrell Mill interchange with Interstate 75 that’s slated to open next spring.)

Eden Rock’s zoning application (here’s the most recently updated agenda item packet) has been delayed several months. The proposal would convert land currently zoned for general commerical, neighborhood shopping and residential (that’s Brumby, as are most schools) to a community retail center.

The Cobb Planning Commission will hear the application on Dec. 5, and the Cobb Board of Commissioners are scheduled to act on Dec. 12.

This will be the final round of zoning decisions in Cobb until February, since the commissioners do not hear zoning cases in January.

 

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Former Terrell Mill Road restaurant site demolished at Powers Ferry Road

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Terrell Mill Road development
The northwest intersection of Terrell Mill & Powers Ferry is the proposed site for a new mixed use development anchored by an expansive Kroger store. (East Cobb News photo by Wendy Parker)

A stand-alone building at the northwest intersection of Terrell Mill Road at Powers Ferry Road that once housed barbecue and other restaurants is being torn down.

Most recently, the small structure at 1410 Terrell Mill Road was briefly the site of a battery retail store.

The site is part of a 21-acre tract that’s being proposed for a major retail, commercial and townhouse complex by SSP Blue Ridge, LLC, with the anchor business a major Kroger supermarket.

The Blue Ridge application was to have been taken up today by the Cobb Planning Commission but has been continued to September (here’s a summary of the rezoning proposal).

The proposed $70 million development is a joint project between Connolly Investment & Development and Eden Rock Real Estate Partners.

The property also includes the current site of Brumby Elementary School, which is relocating next year, and existing retail and restaurant space also at the Powers Ferry-Terrell Mill intersection.

East Cobbers from way back remember the building now being demolished as the site for barbecue joints that came and went, enjoying varying degrees of popularity: Big Ed’s, Pig and Pit, Shane’s Rib Shack and Old Hickory House.

Earlier in this decade, the 1410 Terrell Mill location was the site of the Botekim Brazilian Bistro for about a year, until it closed in 2012.