Marietta Planning Commission

Powers Ferry rezoning cases get first hearings in Marietta

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Powers Ferry rezoning cases
Signs like this one are posted in many yards in the Cloverdale Heights neighborhood.

The Marietta Planning Commission on Tuesday recommended denial of two major rezoning cases in the Powers Ferry Road corridor, but the attorney for the applicants said he will appeal to the City Council next week for a delay.

The advisory planning board voted unanimously in both instances against a mixed-use project, Nexus Gardens, near Powers Ferry Elementary School, and Laurel Park, a townhome project in Cloverdale Heights.

Both projects would be developed by Macauley Investments, an Atlanta real estate developer specializing in mixed-use projects. The properties are owned by Ruben McMullan, a real esate investor with East Cobb ties, and his assorted entities.

Tuesday’s meeting was the first time the requests have been heard publicly after months of delays.

Nearby residents in both communities turned out to speak against the projects (see our weekend story), which they said are incompatible with their communities and would worsen traffic in the congested Powers Ferry area near the South Marietta Parkway.

“This will ruin the lives of everyone in the neighborhood,” said Anna Holiday, a resident of the Meadowbrook neighborhood, which is mostly in unincorporated Cobb.

Kevin Moore, the applicant’s attorney, wanted to table the Nexus Gardens case again after receiving comments from Cobb DOT on a traffic study on Tuesday afternoon. Meadowbrook Drive, the only access point for Nexus Gardens, is located in the county.

He also said Laurel Park, which would consist of 204 homes adjacent to Cloverdale Heights, is “not the plan we want to build, but we are working on it,” including a traffic study in progress.

The seven-member planning commission, however, voted twice against tabling the requests, which were first filed last fall.

The traffic issues stem from limited access to Powers Ferry in both Meadowbrook, which is mostly in Cobb County, and Cloverdale Heights, which is in the city of Marietta.

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 would be accessible via four residential streets in Cloverdale Heights, which residents said would be a traffic nightmare in their community.

“These are small homes, but they are our homes,” said Cloverdale Heights resident Brian Peters, describing his neighbors as “solid, working-class folks.”

Many of them are first-time homebuyers in a neighborhood with homes costing around $200,000.

“Clo-Hi is that American dream, and we feel it’s now under threat,” Peters said, adding that he’s not against development, but “reckless, poorly thought development.”

The land tracts—nearly 17 acres for Nexus Gardens and 30 acres for Laurel Park—are mostly undeveloped and front I-75.

Moore said the land proposed for Nexus Gardens was rezoned by the city for “more intense purposes” in the 1980s, although development plans then fell through.

“You will hear that this doesn’t reflect the neighborhood,” he said. But “this proposal is a far better use than what is currently zoned.”

To say the property should not be developed for a mixed-use purpose, Moore said later, would be tantamount to “taking the owner’s property.”

Lily Reed, a Cloverdale Heights resident, urged the planning commission to consider the “cumulative effects” of both rezoning requests on the community.

James Rosich, who lives near Meadowbrook in the Hamby Acres neighborhood, said due to the lack of a completed traffic study, “there’s no reason [Nexus Gardens] should go forward.”

If it does, he said, “it’s a travesty.”

Among the issues are the close proximity of Meadowbrook Drive to the Powers Ferry-Loop intersection, the traffic impact on Powers Ferry Elementary School and the amount of general traffic that would use a small residential street for access to a large mixed-use project.

“Please deny this,” Rosich said. “They need to start over again.”

Planning commissioners didn’t discuss the Nexus Gardens case before voting unanimously against it, and only one member made brief traffic remarks about the Laurel Park project before the vote to recommend denial.

The Marietta City Council will meet next Wednesday, March 10, to consider the rezonings.

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Lower Roswell Road townhome and Marietta annexation request opposed by Cobb

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Lower Roswell Road townhome request
Land that was once a former recycling business would be included in a townhome community at Lower Roswell Road and the South Marietta Parkway. (ECN photos by Wendy Parker)

If you’ve noticed the green signs near the northeastern intersection of Lower Roswell Road and the South Marietta Parkway, that’s a notice from the City of Marietta about a rezoning and annexation request that’s being opposed by Cobb County officials.

On Tuesday’s Marietta Planning Commission agenda is a request by Traton Homes, LLC, to annex six parcels of unincorporated single-family residential land on Indian Trail and assemble them with with three commercial parcels already in city limits that front Lower Roswell.

The planning commission meeting begins at 6 p.m. Tuesday at Marietta City Hall, 205 Lawrence St., in the city council chambers.

Traton wants to build 63 townhomes and a single-family home on the 7.48 acres. The land, which formerly housed an auto repair shop and a recycling center and homes that have since been demolished, is across Lower Roswell from a QuickTrip and is in a transitioning commercial corridor with alternating city and county properties.

The three city parcels were annexed by Marietta in 1998.

Traton’s request is for the Planned Residential Development Single Family (PRD-SF) zoning category, and the land is adjacent to smaller, older single-family homes in unincorporated Cobb.

(Here’s the zoning case file for Z2019-04. The application was initially scheduled for February but was delayed to March.)

The parcels Traton Homes is assembling for townhomes are shown in diagonal lines. Map: Marietta Zoning Office

The proposed density would be 8.56 units an acre, and that’s where the county objects. It’s citing a 2004 state law that limits newly annexed land to a density of no more than four units an acre. On Feb. 1 the county sent a letter to the city pointing out that current density is 1.75 units an acre, and that the proposal constitutes “a substantial change in the intensity of the use of the property.”

The future land use plan category for the area also calls for low-density residential, but the Traton request would include changing that to high-density residential.

The Cobb letter was signed by commission chairman Mike Boyce and commissioners Bob Ott, who represents the Lower Roswell-South Marietta Parkway area, and Keli Gambrill.

City planning data including in the zoning case file indicate that other PRD-SF projects in Marietta range from nine to 12 units an acre.

Traton’s proposal comes with a number of issues that don’t meet requirements for that zoning category, and a detailed site plan hasn’t been included.

Among the concerns is dedicated recreational space, and while Traton has indicated there will be “open space” on the development, the only amenities mentioned are a pool and a pool house. In all, the recreation area would be less than an acre, and open space would be only 12 percent, less than half of the category’s requirement of 25 percent.

Lower Roswell Road townhomes
Looking east along Indian Trail, where single-family homes remain in unincorporated Cobb.

City zoning staff also noted that PRD-SF requires a minimum lot size of 4,000 square feet, but Traton wants to “reduce the minimum lot size to the footprint of each unit.”

Another variance would reduce driveway length from 20 to 18 feet, and the units would have two-car garages. All of the units would be accessed by private roads and alleys, and the city zoning staff is recommending that a traffic impact study be done.

The zoning staff also says a sidewalk waiver would be needed for South Marietta Parkway, a deceleration lane needs to be built into the development and city sanitation vehicles wouldn’t be able to go down the streets or alleys.

Instead, garbage bins and dumpsters would be needed where those vehicles can make pickups.

Traton also has not submitted a landscaping plan, nor has it detailed elevations, floorplans and finishes for the townhome units.

The Marietta zoning staff is also asking Traton to enter into a development plan and donate right-of-way along Indian Trail for traffic improvements.

If the planning board makes a recommendation, the Traton request would go before the Marietta City Council on March 13.

 

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