Stonecrest planning commission backs New Birth Village rezoning, approves staff conditions amid noise and investor concerns

The City of Stonecrest Planning Commission on Oct. 7 recommended that the City Council approve a rezoning request from R-100 (single-family medium lot) to MU-3 (mixed-use medium density) for 6370 Woodrow Road, a 35-acre parcel proposed for the New Birth Village mixed-use development. The motion to recommend approval was seconded and carried unanimously, with the commission saying it accepted staff-recommended conditions.

Staff said the developer must submit a noise decibel and acoustic analysis, maintain an undisturbed buffer along adjacent neighborhoods, file a lighting plan to limit outdoor light pollution and present a construction mitigation plan that addresses hours, dust control and truck routing. Deputy Director staff summary noted a CPIM on Sept. 11 and that the parcel is within the Stonecrest Overlay District Tier 4; staff recommended approval with the listed conditions.

Supporters at the public hearing praised the project's design and price points. Adolphus Armstrong, chief financial officer at New Birth Missionary Baptist Church, described the project as a faith-anchored, mixed-use neighborhood intended to provide attainable housing and local jobs, saying, "a dream deferred is not a dream denied." Resident Dave Marcus, who attended a developer tour, said the proposal was "the right development in the right place" and highlighted the project's smaller home footprints and price targets.

Opponents urged caution on environmental and quality-of-life impacts. Albert Edwards, a nearby resident, said buffers "are not gonna work" in light of local water flow and predicted dust and noise problems; other neighbors raised concerns about traffic increases, long-term security for seniors and whether investors might buy units and convert or rent them in ways that would undermine affordability.

Developers and their consultants sought to address those concerns in the hearing. Vanessa Williams Nash, managing partner of Williams Nash Agency, said the team plans to use a mix of federal and state financing tools and deed restrictions, and that New Birth CDC and the church will remain involved as owner-developers. She told the commission the project will pursue funding and deed-language that can include owner-occupancy or multi-year ownership requirements and that bylaw restrictions would be drafted to limit short-term rentals.

Engineer Tyrone Williams provided project phasing and technical detail. He said phase 1 focuses on residential construction (about 101 urban single-family lots) with an estimated 14 months for phase 1 construction under optimistic assumptions and a possible three-year full buildout if absorption supports phase 2. He also described on-site parking and mitigation: "there are about 85 or so off-street parking spaces spread out through the community," and the project would use standard erosion-control and wheel-wash measures to minimize mud and dust during construction.

Commissioners pressed the team on parking, noise mitigation and investor safeguards. Commissioner Joyce Walker asked what would prevent outside investors from buying units and renting them; Vanessa Williams Nash replied that the developer is drafting HOA covenants and exploring funding sources with ownership restrictions, adding, "we will be a part of that process" for qualification and compliance. The commission noted that staff conditions would be incorporated in the record and finalized at City Council.

Votes at a glance: the commission unanimously approved (recommendation) RZ25-009 to the City Council with staff conditions; earlier in the meeting the commission also unanimously voted to defer a separate rezoning application (RZ25-004) to the Dec. 2, 2025 Planning Commission calendar at the applicant's request.

The Planning Commission's recommendation is advisory; the City Council will receive the application and staff conditions at a subsequent meeting where final action and any additional conditions or modifications may be made.