Cobb County Planning Commission backs most 2025 comprehensive-plan amendments, denies one high-density land‑use change after resident objections

The Cobb County Planning Commission on Jan. 7 recommended approval of most proposed 2025 amendments to the county comprehensive plan and declined one proposed change that would have moved a site from community activity center to high‑density residential.

Staff senior planner Philip Westbrook told the commission the session covered two categories of changes: zoning‑decision updates reflecting rezonings approved between October 2023 and October 2024, and commission‑initiated proposals to adjust the future‑land‑use map. He reminded the panel that the comprehensive plan is a long‑range guidance document under the Georgia Planning Act of 1989 and does not itself change zoning or current land uses.

Why it matters: the future‑land‑use designations guide where the county expects different kinds of development over the next 20 years. The Planning Commission’s recommendations are advisory; final decisions will be made by the Cobb County Board of Commissioners at a Jan. 21 public meeting.

Votes at a glance

- ZD1 (Zoning case Z38, Oct. 2023) — change future land use from Low‑Density Residential (LDR) to Medium‑Density Residential (MDR). Recommended 5‑0. - ZD2 (Zoning case Z1, Feb. 2024) — change from Low‑Density Residential and Neighborhood Activity Center to Neighborhood Activity Center. Recommended 5‑0. - ZD3 (Zoning case Z12, Apr. 2024) — change Mableton Town Center (Medium‑Density Residential) to Mableton Town Center (Neighborhood Activity Center). Recommended 5‑0. - ZD4 (Zoning case Z13, May 2024) — change from Medium‑Density Residential to Public Institutional (site on Cooper Lake Road). Recommended 5‑0. - ZD5 (Zoning case Z36, Aug. 2024) — change Regional Activity Center (Retail Services) to Regional Activity Center (High‑Density Residential) (site near Lodge Road). Recommended 5‑0. - ZD6 (Zoning case Z15, Aug. 2024, site on Chastain Road/Chastain Meadows Pkwy) — proposed change from Community Activity Center to High‑Density Residential. Recommendation: denied 5‑0 after public comment citing density and variance concerns. - Commissioner proposals (CPs): the commission approved a package of CP amendments by a 5‑0 vote, excluding two items (CP3‑1 and CP4‑1) that were taken separately. All CPs are recommended 5‑0 for forwarding to the Board of Commissioners. CPs approved include CP1‑1a, 1‑1b, 1‑1c, 1‑1d, 1‑2, 1‑3, 1‑4, 3‑2, 4‑2 and 4‑3. CP3‑1 (medium‑density to low‑density residential on Alabama Road) and CP4‑1 (Neighborhood Activity Center to Low‑Density Residential on Perkinson Mill Road) were each considered with public comment and recommended 5‑0.

What commissioners and the public said

During ZD6 discussion, Tammy Rubel, speaking for BFC and local residents, urged denial of the reclassification from Community Activity Center to High‑Density Residential. She said the developer’s approved rezoning included numerous variances that increased density beyond the applicant’s originally requested MDR and said the approved site plan “gives nothing back to the community in exchange for maximum density.” Rubel told the commission the developer had sought MDR on roughly 60 acres and that she and neighbors had expected lower density; she also said the Board of Commissioners had previously denied a warehouse proposal for the property and instructed revisions. The commission voted 5‑0 to recommend denial of ZD6.

Philip Westbrook emphasized repeatedly that comprehensive‑plan amendments do not change current zoning: “This is not a zoning. We’re not changing the zoning of the property. The comprehensive plan … is just a guide,” he said, and explained property owners retain existing zoning rights unless they pursue a rezoning application.

Two residents spoke about commission proposals. Sheila Jett, a long‑time property owner and small‑business operator on Alabama Road, asked whether CP3‑1 would affect her salon; staff and commissioners clarified that the proposed change would not remove existing uses and, based on her description, likely did not include her parcel. Robert Ross, a property owner for CP4‑1, said he had not received mailed notice; staff explained mailings use GIS parcel data and said they would check the outreach process.

Next steps

The Planning Commission’s recommendations will be transmitted to the Cobb County Board of Commissioners, which will hold the deciding public hearing Tuesday, Jan. 21 at 9 a.m., staff announced. If approved by the board, the future‑land‑use map updates will be incorporated into the county comprehensive plan update process.