At various presentations, Isakson Living has compared the East Cobb Continuing Care Retirement Community (CCRC) proposal (on the Tritt land next to East Cobb Park, rezoning application Z-43) to their Park Springs development in Stone Mountain.
Here are some facts about Park Springs:
Here are some facts about Park Springs:
- Opened in 2004, completed in 2007
- 54 acres (see Campus Map, note that due north is rotated several degrees)
- 474 units - 398 independent living units + 76 nursing/assisted living units
- 8.78 units per acre
- 92% occupied
- Neighbors: Stone Mountain Golf Course, commercial properties, abandoned runway, close to the Stone Mountain Tennis Center. Nearest house is over 2,000 feet away.
- Google Map: click here
Here are some facts about Isakson Living's other CCRC development, Peachtree Hills Place in Atlanta:
Peachtree Hills Place (project stalled)
Peachtree Hills Place (project stalled)
- 23 acres
- 258-300 units based on various accounts on the Internet
- 11.22 - 13.04 units per acre
- Planned in 2005
- Old apartment complex on site was cleared, then project stalled
- Currently empty lots with chain-link fence
- Defaulted on $26 million loan from Colonial Bank.
- Colonial Bank failed in 2009, assets sold by FDIC to BB&T
- BB&T currently suing the principals of Isakson Living for $30.5 million.
- Neighbors: mixed residential and commercial. Post Peachtree Hills apartment complex is about 500 ft away, and Post Lindbergh apartment complex is about 1,500 feet away.
- Google Map: click here
- Sources:
- http://www.reporternewspapers.net/2011/07/14/stalled-peachtree-hills-place-project-worries-some-neighbors/
- http://atlanta.curbed.com/archives/2012/02/29/what-will-ever-become-of-peachtree-hills-place.php
- http://www.bizjournals.com/atlanta/blog/on_the_market/2011/07/bbt-suing-isakson-living-developers.html?page=all
Here are some facts about the East Cobb proposal:
East Cobb (proposed)
East Cobb (proposed)
- 53.7 acres, 7 of which are floodplain
- 987 units - 837 independent living units + 150 nursing/assisted living units
- 21.13 units per acre (when, per LDR guidelines, floodplain is subtracted)
- Pending rezoning from current R-20 (2 houses per acre) to CCRC
- Neighbors: directly abutting 27 homes in the Hidden Hollow, Robinson Walk, Wyntegreen and Glenside subdivisions, plus East Cobb Park and Fullers Park. Within 2,000 feet of at least 14 subdivisions and hundreds of homes. Most of these 14 subdivisions have HOAs, which represent over 2,500 homes.
- Google Map: click here
So, in East Cobb the developers are proposing a CCRC with 2.4 times the density of their Park Springs location, which has basically nothing around it, and no houses within 2,000 feet.
The East Cobb CCRC would also be at least 60% more dense than the Peachtree Hills Place location (when/if it is ever built), which is in an urban area with existing large apartment complexes (and is in fact replacing an old apartment complex), so the neighbors fully expect densities comparable to apartment buildings.
Why is Isakson Living planning on building their most dense community, by far, in the midst of hundred of homes in suburban East Cobb, which is overwhelming categorized Low Density Residential (maximum of 2.5 houses per acre)?
The Isakson Living East Cobb CCRC, as currently proposed, is opposed by the East Cobb Civic Association, the Indian Hills Civic Association, the Mitsy Forest HOA, the Hidden Hollow HOA, and the Glenside HOA. We hope to get several more HOAs to oppose this development before the October 1 Cobb County Planning Commission Hearing.
Presbyterian Village CCRC in Austell, GA
Finally, let's compare the East Cobb CCRC proposal to a good CCRC, Presbyterian Village in Austell, GA.
The last point is important. The CCRC zoning code in Cobb County states that close access to urgent care facilities (emergency rooms) is "preferred". Presbyterian Village is less than a mile from an urgent care hospital. The shortest road distance from the proposed East Cobb CCRC to an urgent care facility is 7.4 miles to Kennestone Hospital in Marietta, through about 15 traffic lights.
The East Cobb CCRC would also be at least 60% more dense than the Peachtree Hills Place location (when/if it is ever built), which is in an urban area with existing large apartment complexes (and is in fact replacing an old apartment complex), so the neighbors fully expect densities comparable to apartment buildings.
Why is Isakson Living planning on building their most dense community, by far, in the midst of hundred of homes in suburban East Cobb, which is overwhelming categorized Low Density Residential (maximum of 2.5 houses per acre)?
The Isakson Living East Cobb CCRC, as currently proposed, is opposed by the East Cobb Civic Association, the Indian Hills Civic Association, the Mitsy Forest HOA, the Hidden Hollow HOA, and the Glenside HOA. We hope to get several more HOAs to oppose this development before the October 1 Cobb County Planning Commission Hearing.
Presbyterian Village CCRC in Austell, GA
Finally, let's compare the East Cobb CCRC proposal to a good CCRC, Presbyterian Village in Austell, GA.
- Non-profit, based partially on donations
- Seniors can stay, even if they outlive their funds
- 60 acres
- 282 units
- 4.7 units per acre
- Spacious grounds that complement the surrounding community
- Less than a mile from Cobb Hospital in Austell, which has an emergency room
The last point is important. The CCRC zoning code in Cobb County states that close access to urgent care facilities (emergency rooms) is "preferred". Presbyterian Village is less than a mile from an urgent care hospital. The shortest road distance from the proposed East Cobb CCRC to an urgent care facility is 7.4 miles to Kennestone Hospital in Marietta, through about 15 traffic lights.