The Rosebud Coalition

A non-denominational ministry is proceeding with its plans to acquire 25 acres at the corner of Hwy. 78 and Rosebud Road, and plans are moving forward toward a Publix-anchored shopping center on the same corner, according to the developer/applicant. The city planning staff, however, has recommended that the entire proposal be denied.

Danny Herrmann of Diversified Development reports that Higher Ground Planning, a for-profit real estate development corporation, is conducting a site survey and attempting to secure financing for a multi-faceted ministry including a sanctuary, community center, amphitheatre and several administrative buildings. The firm is also negotiating to purchase the Cooper Springs townhome development adjoining to the west, apparently to provide housing for the ministry.

According to Herrmann, The Watkins Group development firm is waiting in the wings to take over the 14 acres facing Hwy. 78 should the annexation and rezoning be approved by the City of Snellville. The Watkins Group is reportedly the largest developer of Publix-anchored shopping centers in the Atlanta area.

Details Still Sketchy

Both Higher Ground Planning and The Watkins Group are scheduled to present their development proposals at the September 25 Planning Commission meeting. Herrmann agreed to present plans to our group before the hearing, should they become available to him.

Although developments of this magnitude are often fluid in nature, it is slightly unusual for no substantial information to be available to the public or to the Planning Commission before the hearing. The lack of information will justify a request by us to the Planning Commission to table the case until a later meeting, if necessary.

If information on this application becomes available before the hearing, I will notify the mail list and provide information through the web site. Quite honestly, it is difficult to encourage you to take an interest and get involved when there is so little information available. My focus, besides getting information as quickly as possible, is to make sure that this application doesn’t proceed on a “greased rail” to approval without affording us an opportunity to be heard.

Staff Recommends Denial

The planning staff has issued its analysis ( http://tinyurl.com/2pxw9q ) in which it recommends DENIAL. The report acknowledges that no detailed site plan has been presented. The report also raises concerns about the number of curb cuts on Rosebud Road (2) and their proximity to each other and the 78/Rosebud intersection. The analysis also recognizes the importance of this intersection, calling it “a prominent focal point as a gateway both in and out of the City…” The proposed plan, the report reads, “appears to lack both detail and innovative design, nor does it achieve or promote the characteristics desired from such a valuable intersection.” The staff also notes that there is a considerable amount of vacant land in Snellville already approved for commercial development. Approval of this tract could delay the utilization of already-zoned property.

The staff report is extremely important to our effort, not because it recommends denial of this particular proposal but because it provides impetus for our future efforts to develop this area into one that fully serves the community. We can assume that the City has as a high priority the wise and high-quality development of this area.

The Planning Commission hearing is scheduled for September 25. The City Council hearing (the earliest date at which a final decision can be made) is October 22.

Action Plan

This case presents an interesting opportunity for us to influence the pace and quality of development at this important intersection.  If you have a strong interest in this intersection or in this application in particular, please review the application documentation (linked from the Rosebud site) and then contact me directly at bobg@rosebudga.com.

For now, I will be sending an email to the Planning Commission (snellvilleplanning@aboutgwinnett.com) expressing my concern about the lack of information available to the community. I encourage you to do the same. My email (please do not copy!) will go something like this:

Dear Planning Commissioner:

I am extremely concerned about Case # ANX 07-10 / LUP 07-12 / RZ 07-18, a proposal to develop approximately 40 acres at the corner of Hwy. 78 and Rosebud Road for a shopping center and religious facility campus. It is on your agenda for September 25.

As you may know, the applicant has presented three different proposals since the first of the year, but has been very forthcoming with information for the community. For this latest version, however, the applicant has been unable to provide any meaningful information to date. Although the applicant has promised to provide information as soon as he receives it, it is highly likely that both you and I will first learn the details of this proposal at the September 25 hearing.

I hope you agree that this is unacceptable, especially considering the facts that the planning staff has issued a slightly ambiguous recommendation (albeit for denial) and the City Council hearing is scheduled for less than a month later.  I can appreciate that the applicant has experienced costly delays, but those delays have primarily been caused by applicant’s own actions. The delay should certainly not become a reason to deny the community an opportunity to fully review the applicant’s proposal and present its position.

I respectfully request that your hearing of this matter be tabled until the next available meeting.

Filed under: Growth & Development