One of the last big, corner lots on Ga. 92 will go forward with development after the Roswell City Council approved a plan that places just 20 percent of the land on impervious surfaces.
The 20.5-acre tract on the northeast corner of Ga. 92 and Hardscrabble Road faced some opposition due to the 30 townhomes approved on 6.8 acres on the north side of the project. Coro Development LLC argued successfully that in the changing real estate market, single-family homes — especially upscale homes in the $1 million range — can no longer sell next to retail and office development.
Other townhouse properties nearby had higher home density per acre than Coro asked. The townhouses will sell at a price point somewhere in the high $400,000s to low $500,000s.
The project had gone through several evolutions and several owners. A private lake on the property caused some development problems — as did a creek — and rendered half the property unusable. On the northwest corner is a Target shopping center that generates a lot of traffic.
The plan calls for 43,000 square feet of office and retail along Ga. 92. Turning up Hardscrabble, an 80,000-square-foot assisted living community with 100 units is planned, followed by the townhouses.
Those townhouses were the main sticking point. The rezoning to allow the 30 townhouses had a recommendation for denial by staff, and the Planning Commission also recommended denying them as first presented for 48 units.
Michael Gould, representing the Brookfield West Civic Affairs Committee, spoke for the residents who did not want townhouses.
"The plan looks good on paper, but the residents of Brookfield West believe the best way to preserve the neighborhood look of Hardscrabble is keep single-family homes on the street," Gould said.
Mayor Jere Wood and Councilman Kent Igleheart agreed. They both supported denial of the townhouses.
"The Parkway Village zoning overlay was created with 175 feet of buffer between the commercial development and the residential behind it. That has worked well for the last 14 or 15 years. I don't see any reason to change it. I think it's a big mistake," Wood said.
But the council evidently thought the plusses outweighed the minuses in the case of this difficult piece of property. It is a high-end development with a company, Coro, that is well-thought of in the development community.
And as one observer put it, "They aren't likely to see a better plan at such a density."
Coro will have to provide a 360-foot median on Hardscrabble to deter left-turns into and out of the Target. However, Coro will receive a tax credit for three-fourths of the cost of building it, the need for the median was deemed a "system improvement."
System improvements are either made by the city or borne by all of the developers in the area affected. Project improvements such as turn lanes and traffic signals are usually paid by the developer.
In other business, the City Council allowed the deferral of a 140-foot cell tower application at 10930 Crabapple Road. The City deferred the application a second time to June 8. The mayor said the deferral was to allow the applicant more time to find another location.
Labels: development, Hardscrabble Road, Hwy 92, Roswell, townhomes
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Brian Vanderhoff @ 8:09 AM
