Planning commission holds Fort Cole Street rezoning for 30 days over stormwater, access and parking concerns

The Cobb County Planning Commission on April 1 voted 3-0 to hold rezoning case Z-7, a request from Fort Cole Street, LLC to rezone about 4.8 acres on the northwest corner of Powder Springs Road and Wood Meadows Drive for a maximum of 24 fee-simple townhomes, until the commission’s May hearing so stormwater staff can address outstanding engineering comments.

The delay came after staff and several county departments raised questions about drainage, access and emergency access. Kevin Moore, representing the applicant, described the site as 4.8 acres and said the plan calls for a maximum of 24 townhomes and “oversized” stormwater detention areas. Moore said the project includes a mandatory homeowners association, a leasing limit of 10% of units, and stipulations for landscaping and sidewalk frontage. He told the commission the design seeks to match the site’s future land-use designation of medium-density residential.

The commission’s transportation reviewer and the Department of Transportation raised several issues with the site plan, saying driveway spacing on the proposed public portion could not meet DOT’s 50-foot separation standard for public streets and that the plan’s mix of public roadway and private alley would require larger private elements to accommodate turnaround maneuvers. Amy Diaz, with the county transportation review team, told the commission the department’s stance was that “we would require them to make the whole roadway private,” citing concerns about large vehicles using the private portion for turnarounds and about a 90-degree “hard corner” shown on the current plan that would not be allowed on a public street.

Fire officials also flagged access and parking concerns. Jeff Berg, representing the fire department, said he did not believe the plan showed sufficient guest parking and that the alley width and the curb radii could prevent department vehicles from completing necessary turnarounds. Berg described the department’s parking calculation method — which depends on driveway width and length and garage capacity — and said the site should demonstrate the required driveway dimensions and garage capacity during plan review.

The applicant said the design provides 12 guest parking spaces and that the proposed driveways and two-car garages will meet the fire marshal’s dimensional requirements. Moore also said the project’s stormwater engineer had met with county stormwater staff (Mr. Heath) and that the applicant plans to “over-detain” and connect to existing downstream drainage infrastructure. A Cobb County School District representative raised a separate concern, saying, “Approval of this petition will cause concern for Cobb County School District as it will result in the impact on enrollment of 1 school already over capacity.”

The commission’s action was procedural: the board voted to hold Z-7 for 30 days to allow stormwater staff to respond to the applicant’s follow-up materials and to permit the commission to hear a stormwater representative in person. The motion passed 3-0.

The applicant, county staff and the developer will return at the commission’s next zoning hearing where formal recommendation for rezoning or denial will be reconsidered after staff responses and any plan revisions.

Additional details from the hearing: the applicant emphasized an HOA-maintained private alley if the commission accepts DOT’s guidance, a covenant that two-car garages be used for vehicle parking and not converted to storage, and an intent to include a small community gathering area (gazebo, pavilion or fire pit) and a mail kiosk for residents. DOT noted its 50-foot driveway-spacing standard and an internal cul-de-sac radius guideline of about a 40-foot interior radius; the fire division emphasized a 20-foot clear alley width and adequate curb radii for apparatus turning.

The case record shows staff recommended approval subject to standard zoning comments and conditions; the commission did not make a final recommendation and will revisit the item the next hearing cycle.