Developers propose 54‑unit senior housing on Arbor Parkway; neighbors raise concerns over density, parking and owner history

Pivotal Housing Partners told the Douglasville City Council on April 16 that it wants to rezone a former restaurant site at 7061 Arbor Parkway to build a 54‑unit senior (55+) residential community using state housing tax credits. Pete Schwigarat, the project's lead presenter, said the four‑story building would include one‑ and two‑bedroom units, be fully accessible, and offer on‑site services such as light housekeeping, in‑home meals and curb‑to‑curb transportation. He estimated the project represents about a $17 million investment and said rents would be restricted to roughly $900–$1,100 per month under the tax‑credit program.

The developer asked the council to approve a rezoning to Planned Residential Development and to grant two variances: raising the maximum principal building height from 35 feet to 45 feet to accommodate a four‑story structure with elevator, and reducing required parking from 122 spaces to 91 (1.5 spaces per unit). Mr. Schwigarat said his firm’s operating experience with similar senior projects shows lower vehicle ownership among residents (about 70% own cars and the typical occupancy is 1.1 residents per unit), and he offered to preserve or increase the number of accessible spaces while reducing overall paved area to preserve green buffers.

Neighbors raised multiple concerns during the public hearing. Rebecca Bruce of Arbor Station said she worries the market is already saturated with senior apartment products within the city and pointed to nearby comparable developments. She also said she found recent complaints online about the developer’s management at another complex and questioned whether out‑of‑town ownership would provide reliable on‑site management long term. The developer responded that the present company is a rebranded successor to prior entities and that the property in question has operated at strong occupancy; he acknowledged occasional operational issues such as transient trash and said those are handled promptly.

Councilmembers asked about traffic, site access and emergency response. Staff confirmed the proposal will require detailed development‑plan review; the applicant said the design includes a 100‑foot buffer to adjacent single‑family homes, appropriate fire‑department turning radiuses, and security measures (fob access, cameras, well‑lit parking). The council held the public hearings and did not take final action at the work session; the item will be considered again at the formal meeting scheduled for Monday.