Isakson Living, a family-owned local developer, in partnership with Erickson Living, a leading nationally recognized developer and manager of campus style senior living communities, is proposing to develop a continuing care retirement community (CCRC) in East Cobb County. The proposed community offers a residential option to seniors not currently available in East Cobb.
Since submitting for rezoning in May of 2013, Isakson Living has been meeting with neighborhood and civic groups as well as other East Cobb organizations to provide information about its proposal and to solicit input from the community.
The feedback Isakson Living has received has led to numerous changes as well as specific commitments with regards to its proposed development. The submitted revised plan incorporates the following changes and additional commitments as suggested through the extensive public input from the community.
Overall, the changes have:
- Reduced the number of homes and height of buildings considerably
- Increased buffers with adjoining neighborhoods
- Preserved additional green space
- Incorporated cottages
- And include a commitment to expanding the park.
Isakson Living Commitments to Community Suggestions and Requests
The company has committed to incorporating numerous suggestions from organizations and community groups, including:
- The number of independent residences has been reduced from 837 to 690, a reduction of 147 homes (18 percent reduction).
- The number of beds in the health center has been reduced from 150 to 100, a reduction of 50 beds (33 percent reduction).
- Overall, 197 units have been eliminated, reducing the proposed development by 20 percent.
- Building heights of four-stories over exposed parking have been reduced to four-stories, with parking underground.
- Building heights along Roswell Road were further reduced to two- and three-stories.
- Cottages were added to the design along with reducing the height of some buildings on the perimeter to create a greater transitional height plane.
Along Roswell Rd.:
- The average building set-back has increased by an average of 37.5 feet to an average building setback of 248 feet from the Right of Way.
Adjacent to the East Cobb Park:
- Residential buildings closest to the park are set back an additional 60 feet along the western property line.
- The minimum distance from the nearest building to the park is 230 feet.
- The average distance is 329.5 feet, an increase of 47 feet from the previous average setback distance of 282.5 feet
Hidden Hollow to the South:
- Residential buildings are set back a minimum additional 70 feet along Hidden Hollow.
- Most of the Residential Building is an additional 65 feet more from the property line (135-foot total increase).
- The minimum distance from the Southern Property Line to the Residential Building is 281feet.
- The average distance of the Residential Building from the property line is is more than 326 feet. The cottages are set off the property line an average of 186 feet, which is significantly higher than the 35 foot minimum setback allowable under R-20 and R-15, the adjacent zoning.
- The setback for these cottages is three feet more than the original buildings on average.
Glenside, Wyntergreen and Robinson Walk to the East:
- Residential buildings are set back an additional 243 feet from the closest point.
- These residential buildings are set an average of 375 feet from the property line.
- The cottages are set an average of 224 feet from the property line, which is significantly higher than the 40 foot minimum setback of RA-5, most comparable to the adjacent MDR RA-4 zoning.
- The setback for these cottages is 21 feet more than the original 4 story buildings.
- Extensive landscaping was added along Roswell Road to minimize the view of the residential buildings.
- Cottages were added where the property adjoins existing single-family homes. The setback dimensions for these cottages are more than the buildings on the initial submittals on average, and significantly larger than the minimum required setback for the adjacent zoning categories R-20, R-15 (35 feet) and RA-4 (40 feet).
- The architectural style was changed from an urban town-center concept to a more suburban country club style.
- Architectural elements consistent with those found in the surrounding area were incorporated.
- The community was re-oriented in order to create a more open environment to the surrounding community.
- In addition to reductions in height, buildings along Roswell Road were broken up and staggered in order to reduce the visual perception.
Preservation of Green Space
- The proposed development’s design conserves land through the addition of landscaped buffers and reduces the height and number of homes within the proposed development. Isakson Living also is committed to preserving a significant amount of undisturbed green space in addition to expanding East Cobb Park.
- The number of undisturbed acres of land was increased from 21 acres to 23 acres, making up 43 percent of the site
- The amount of impervious surface area was reduced from 22 acres to 15 acres, a 32 percent reduction – ensuring over 72 percent of the site remains open-space.
- Isakson Living has pledged to donate 9.5 acres to the county for expansion of East Cobb Park and to invest in improvements to the park.
- The maintenance building which had been planned adjacent to existing single-family homes in the Hidden Hollow subdivision was removed.
- Two exterior surface parking lots which had been proposed adjacent to existing single-family homes, Hidden Hollow, Robinson Walk and Wyntergreen were removed.
- A commitment was made to deed restrict the property for age-restricted residential use only.
- A commitment was also made to deed restrict the property to ensure that it cannot be transformed into multi-family or market-rate apartments.
- No tunnel under Roswell Road, or pedestrian bridge over Roswell Road, connecting the continuing care retirement community with WellStar East Cobb Health Park.
- Planted trees, which provide a visual screen will be maintained, and replaced with an equivalent type and size of tree if they die.
- Undisturbed green-space, other than that which is donated to the county for expansion of the East Cobb Park, will be put in a conservation easement.
This image is for illustrative purposes only. Plan is subject to change based on on-going dialogue with the community and the County.