Public hearing opened on Riverstone zoning amendment; developer seeks to drop senior-only restriction

City planning staff opened a public hearing on March 6 for two related zoning cases affecting Pod I of the Riverstone development (MPA2412-004 and CUP2412-003). The applicant, TBG Residential, is seeking to remove a condition that limits the previously approved development to residents age 55 and older.

City planner Mr. Green summarized the history: a 2021 master-plan amendment and conditional-use permit had approved a senior-targeted project with conditions including compliance with the 2018 International Fire Code (which required two points of ingress/egress for projects above a specified size), a seniors-only occupancy limit and access for the Georgia Native Plant Society to survey endangered plants. TBG’s current application would eliminate the age restriction and permit family occupancy; the applicant said it remains willing to comply with the other previously approved conditions.

Sarah Buckner and Anna Marie Fulbright of TBG Residential described a proposed development called Summit at Hickory Creek, sited adjacent to the new Cherokee County High School. TBG said the larger master plan allows up to 251 units on the property but that TBG plans a two-phase approach beginning with a four-story, 96-unit building on roughly 16 acres, leaving approximately half of the parcel untouched. TBG told the council the project would target households at 30%–80% of area median income (about $24,000–$77,000) and include community amenities such as a fitness room, computer room and community space. The firm also said it was seeking municipal GIC support points and a $500,000 loan commitment the city had previously awarded to a similar applicant; TBG noted city loan commitments and private enterprise agreements with housing authorities can improve a tax-credit application’s competitiveness.

Four members of the public spoke during the hearing. Daryl Rice, representing the Canton Housing Authority, urged the council to support the project and described the $500,000 loan as a competitive advantage in DCA scoring. Deanna Gale of Cherokee County Senior Services said seniors with dependents frequently cannot qualify for market-rate rentals and supported projects that increase attainable housing. Opponents raised traffic and congestion concerns at the nearby intersection, noting multiple developments, a forthcoming school and church expansion in the area. Chris Everett, a resident, said the combined traffic from several planned projects was not fully reflected in the traffic study and urged a comprehensive traffic review before permitting additional density.

Councilmembers asked clarifying questions about unit mix (TBG said the initial phase includes only two three-bedroom units), how the property fits DCA proximity requirements for services and whether the previously required two ingress/egress points would be needed if the applicant proceeds with a later phase that increases unit count. Staff confirmed the current phase (96 units) would not trigger the two-ingress requirement; the two-ingress requirement would apply if TBG later expands above 125 units. Councilmembers also asked TBG to clarify which architectural elevations represented the phase under consideration and to provide additional traffic information; staff and the applicant agreed to provide further detail before council deliberation.

No zoning decision was made at the March 6 hearing; the council closed the public hearing and requested additional traffic and plan clarifications before a later vote.