Cobb County Zoning Rules for CCRC (Continued Care Retirement Community)
“The transition from the project to neighboring open land and residences must be carefully buffered and must have adequate building setbacks to protect the quiet enjoyment of adjoining and nearby property. The height of facilities must consider the surrounding built, and zoned but not yet built properties. Generally, higher buildings should be separated by distance, buffering, and other structures from neighboring uses. Higher facilities shall be in the center of the project and buildings with height similar to the neighbors shall separate taller structures from neighbors on the project perimeter. More intense project designs are acceptable in RACs (rural activity centers), CACs (community activity centers), HDR (high density residential), and industrial compatible areas, as defined in subsection (4)a. The board of commissioners has determined that any project approved as a CCRC shall not establish any type of precedent for land use recommendations or future rezoning proposals outside of the boundaries of the CCRC project.”
“Requirements applicable to CCRCs within NAC (neighborhood activity center), MDR (medium density residential), P/I (public/ institutional), LDR (low density residential) and VLDR (very low density residential(not permitted in RR- rural residential) areas as shown on the future land use plan: … Maximum height of buildings will be two stories, unless it can be demonstrated (due to topography, etc.) that a greater height does not impact the view shed of the adjacent residential property. Building height of up to four stories may be determined by the board of commissioners on a case-by-case basis, taking into consideration the view sheds, setbacks, and height of buildings on nearby property. When building height is increased, maximum impervious surface should be less than 70 percent maximum required in use limitations. Project must have building orientation and land use transitions that provide for the least intense uses to be adjacent to adjoining properties with more restricted zoning districts.When any building is within 100 feet of the perimeter of the project and is contiguous to less dense residentially zoned property, that building will consist of single-family, duplex, triplex or quadraplex units not exceeding one and one-half stories in height.”
“Community open space, landscape buffer and screening requirements…. For CCRCs within NAC (neighborhood activity center), MDR (medium density residential), P/I (public/ institutional), LDR (low density residential) and VLDR (very low density residential (not permitted in RR- rural residential) areas as shown on the future land use plan, a minimum of two acres or ten percent of the project whichever is larger. The landscape plan must provide minimum natural maintained buffers or landscaped buffers (or a combination of the two) of a depth equal to half of the building line setback on all exterior boundaries.These buffers may not contain a roadway or other structures other than perpendicular crossings by required road or utility entrances to the site.”
Note: Acronym definitions added in italics, and Bold added for emphasis.
Most areas in East Cobb surrounding the proposed property are zoned for R-20, R-15, and RA4, which are detached two-story homes sitting on 1/4 to 1/2-acre lots, otherwise known as low to medium density residential.