Abstract
The Isakson Living East Cobb zoning application (Z-43) proposes a density of 21 units per acre (the density stated on the zoning application is incorrect, as explained below), which is more than four times the 5 units per acre allowed for senior living housing in the Low Density Residential land use (LDR) category, which is how this land is currently categorized. Even if this land were in the High Density Residential (HDR) category, which it is not, only 12 units per acre would be allowed!
This would be an extreme zoning variance, in total violation of the Cobb County zoning code. If this application were approved, it would destroy the suburban, small community feel of this area of East Cobb. The application should be denied on this point alone.
Details
The property for the proposed Isakson Living development at 3540 Roswell Road is next to East Cobb Park. It is currently zoned R-20, meaning that a maximum of two homes per acre can be built. Isakson Living has submitted zoning application Z-43 to have the property rezoned to CCRC, or Continuing Care Retirement Community, and in a Low Density Residential category, only 5 units per acre of senior living housing are allowed. That would mean this CCRC could only have 233 units total, but 987 units are planned.
53.7 acre property - 7 acres of flood plain = 46.7 usable acres x 5 units = 233 units
(A representative of Isakson Living noted that 7 acres of the property is flood plain at the July 31st presentation to the East Cobb Civic Association. This makes sense, as the property is bounded on the west by Sewell Mill Creek. This 7 acres of flood plain was correctly used to calculate the number of units the "Present Zoning Would Allow" on the zoning application: 46.7 acres of non-flood plain * 2 units per acre = 93.4 units.)
The land is also in the Low Density Residential (LDR) Future Land Use (FLU) category. See the 2012 Cobb County Future Land Use Report, p. 69-74, for a description of the LDR category:
The Isakson Living East Cobb zoning application (Z-43) proposes a density of 21 units per acre (the density stated on the zoning application is incorrect, as explained below), which is more than four times the 5 units per acre allowed for senior living housing in the Low Density Residential land use (LDR) category, which is how this land is currently categorized. Even if this land were in the High Density Residential (HDR) category, which it is not, only 12 units per acre would be allowed!
This would be an extreme zoning variance, in total violation of the Cobb County zoning code. If this application were approved, it would destroy the suburban, small community feel of this area of East Cobb. The application should be denied on this point alone.
Details
The property for the proposed Isakson Living development at 3540 Roswell Road is next to East Cobb Park. It is currently zoned R-20, meaning that a maximum of two homes per acre can be built. Isakson Living has submitted zoning application Z-43 to have the property rezoned to CCRC, or Continuing Care Retirement Community, and in a Low Density Residential category, only 5 units per acre of senior living housing are allowed. That would mean this CCRC could only have 233 units total, but 987 units are planned.
53.7 acre property - 7 acres of flood plain = 46.7 usable acres x 5 units = 233 units
(A representative of Isakson Living noted that 7 acres of the property is flood plain at the July 31st presentation to the East Cobb Civic Association. This makes sense, as the property is bounded on the west by Sewell Mill Creek. This 7 acres of flood plain was correctly used to calculate the number of units the "Present Zoning Would Allow" on the zoning application: 46.7 acres of non-flood plain * 2 units per acre = 93.4 units.)
The land is also in the Low Density Residential (LDR) Future Land Use (FLU) category. See the 2012 Cobb County Future Land Use Report, p. 69-74, for a description of the LDR category:
The purpose of the Low Density Residential (LDR) category is to provide for areas that are suitable for low density housing between one (1) and two and one-half (2.5) dwelling units per acre, and non supportive senior living housing that in certain circumstances may reach five (5) dwelling units per acre, depending on existing conditions such as product type and mix, structure/building height, tract size, topographic conditions, etc in order to provide compatibility with adjacent residential uses. This category presents a range of densities.
So, for senior living housing, which certainly describes a CCRC, the LDR category allows 5 dwelling units per acre.
Page 4 of the Isakson Living Zoning Application states that the Overall Density would be 18.37 units per acre. They arrived at that figure by adding the 837 independent living units plus 150 health care units (987 total units), and dividing by the 53.7 acres of the property.
987 / 53.7 = 18.37
Note that the density of 18.37 units per acre listed on the Isakson Living East Cobb Z-43 zoning application is incorrect, because it fails to subtract the 7 acres of flood plain on the land. The true density calculation for Isakson Living East Cobb proposal:
987 / (53.7 - 7) = 21.13
The Future Land Use Report states that for the LDR category, "Any area of floodplain or wetlands shall be subtracted from the aggregate area of the site submitted for zoning or development prior to the calculation of residential density." 7 acres of the land is flood plain.
So, when we subtract the 7 acres of flood plain, the true density is 21.13 dwelling units per acre. This is over 4 times the density allowed for senior living housing in the LDR category.
The densest residential zoning in Cobb County is RM-16, which is residential multifamily that allows 16 units per acre (e.g., a large apartment complex or condominium building). This zoning is only allowed in a Regional Activity Center (RAC) Future Land Use. There are only two RACs in Cobb County, Town Center Mall RAC for the area around that mall, and Cumberland Galleria RAC, for the area around Cumberland Mall (this RAC extends east of I-75 to include the area along Powers Ferry and Windy Hill Rds, south of Terrill Mill Rd).
The Regional Activity Center is the only Future Land Use in which a development the size and density of Isakson Living East Cobb proposal belongs. The RAC is the only area that can absorb the density, height, and overall impact that Isakson Living East Cobb would bring.
If we consider "Suburban East Cobb" to be that area of unincorporated Cobb County east of I-75, and not including the two Regional Activity Centers around Town Center and Cumberland Malls, then Isakson Living East Cobb would be, by far, the densest residential development ever built in this area. (The proposed building would also be the tallest, longest, and widest residential building in Suburban East Cobb.) This in no way fits with the suburban feel of this area.
Page 4 of the Isakson Living Zoning Application states that the Overall Density would be 18.37 units per acre. They arrived at that figure by adding the 837 independent living units plus 150 health care units (987 total units), and dividing by the 53.7 acres of the property.
987 / 53.7 = 18.37
Note that the density of 18.37 units per acre listed on the Isakson Living East Cobb Z-43 zoning application is incorrect, because it fails to subtract the 7 acres of flood plain on the land. The true density calculation for Isakson Living East Cobb proposal:
987 / (53.7 - 7) = 21.13
The Future Land Use Report states that for the LDR category, "Any area of floodplain or wetlands shall be subtracted from the aggregate area of the site submitted for zoning or development prior to the calculation of residential density." 7 acres of the land is flood plain.
So, when we subtract the 7 acres of flood plain, the true density is 21.13 dwelling units per acre. This is over 4 times the density allowed for senior living housing in the LDR category.
The densest residential zoning in Cobb County is RM-16, which is residential multifamily that allows 16 units per acre (e.g., a large apartment complex or condominium building). This zoning is only allowed in a Regional Activity Center (RAC) Future Land Use. There are only two RACs in Cobb County, Town Center Mall RAC for the area around that mall, and Cumberland Galleria RAC, for the area around Cumberland Mall (this RAC extends east of I-75 to include the area along Powers Ferry and Windy Hill Rds, south of Terrill Mill Rd).
The Regional Activity Center is the only Future Land Use in which a development the size and density of Isakson Living East Cobb proposal belongs. The RAC is the only area that can absorb the density, height, and overall impact that Isakson Living East Cobb would bring.
If we consider "Suburban East Cobb" to be that area of unincorporated Cobb County east of I-75, and not including the two Regional Activity Centers around Town Center and Cumberland Malls, then Isakson Living East Cobb would be, by far, the densest residential development ever built in this area. (The proposed building would also be the tallest, longest, and widest residential building in Suburban East Cobb.) This in no way fits with the suburban feel of this area.
See an earlier blog post on the population density of the proposed Isakson Living.