Since announcing its proposed development, Isakson Living has listened and responded to community concerns about its proposal. Isakson Living has made numerous changes to its proposal, which have:
- Reduced the number of homes by 24%
- Reduced heights of over 50% of the building to 3 stories or less
- Increased buffers with adjoining neighborhoods
- Preserved over 24-acres (45% of the total site) as undisturbed green space
- Incorporated cottages
- And committed to expanding East Cobb Park by donating 9.5 acres to the county.
Isakson Living has acted in good faith and with respect to neighbors of the proposed development. Every attempt has been made to address those concerns while still maintaining the integrity of the proposed development. Unfortunately, Isakson Living’s proposal continues to be misrepresented by misleading accusations about the proposed project. Following are responses to some of the more common misrepresentations.
DAMAGING TO THE ENVIRONMENT
Concern: The high amount of impervious surface could worsen erosion and flooding in this area.
Response: Isakson Living’s proposed development will exceed all storm-water management requirements.
The total impervious surface (buildings and asphalt) is approximately 13 acres or 25% of the 53.7 acre site – well within required maximum impervious surface requirements.
The total impervious surface area for this project is less than the area allowed under current zoning.
Twenty-four acres of the proposed development is remaining undisturbed, and approximately 70% will remain greenspace.
Concern: The proposal would negatively impact the Sewell Mill Creek watershed.
Response: Sewell Mill Creek is an important natural resource to Cobb County and Isakson Living. Our site planning is largely driven by our desire to preserve as much of the property in its natural state as possible. We carefully planned the site to preserve over 45% of the site undisturbed. Maximizing the undisturbed area minimizes the quantity of storm water run-off. As compared to an RA-4 subdivision (Glenside and Wyntergreen) or an R-15 (Robinson Walk), the proposed retirement community will produce less post-developed run-off. The post developed run-off from the CCRC is equivalent to the run-off generated by an R-20 subdivision (Hidden Hollow). We have also planned the property to maximize the width of the undisturbed buffer along Sewell Mill Creek. The average width of the undisturbed creek buffer exceeds 281 ft., which is well in excess of the constraints impose by Cobb County and State regulations.
The same attention to detail will be used in preparing our erosion Control measures. During preparation of the site development plans, we commit to working with Cobb County Community Development and Storm Water Management Divisions to design an Erosion Control and water quality plan that exceeds County and State standards. For EACH phase of construction, Isakson Living will implement an Erosion, Sedimentation and Pollution Control Plan, implement Best Management Practices, and provide National Pollutant Discharge Elimination System permit (NPDES) in accordance with the recommendations of the Environmental Protection Agency, and other State and County authorities having jurisdiction.
This concern is in part based on a projected 10-year build out which implies the proposed community will be under construction for 10-years. This is an incorrect assumption.
It is anticipated that the proposed community will be built in 5 phases. When each phase commences is based on gross sales and sales velocity. Each phase and the time it takes to construct each phase is as follows:
Phase I (Bldg. A, B, C, D and Healthcare) – 18 Months
Phase II (Bldg. E and F) – 9 Months
Phase III (Bldg. H) – 12 Months
Phase IV (Bldg. G) – 12 Months
Phase V (Bldg. J) – 12 Months
This is the 4th in a series of posts addressing the concerns of the proposed Isakson Living East Cobb community.