East Roswell Development Update

East Roswell has gotten a little busier lately.  A couple projects caught my eye as interesting.  They are both essentially at the Scott Rd intersection.  The first is the Centenniel Walk development that previously went bust in the mid aughts due to the great recession.  It has been resurreced by John Weiland Homes and is now slated to have 29 townhomes and 80 single family homes. I like this project because it is filling in an area that is prime for a walkable development.  It could use a little more mixed-use but will have a small retail component at the Eves Rd/HBR corner.

The second is a yet to be named subdivision that is just across HBR from Centenniel Walk.  The entrance will create a 4 way intersection at Scott Rd and it the new road will connect to 6 Branches Drive in Martins Landing.  This will create an additional connection and whittle just a little bit off the existing superblock.  This development will have 44 townhomes and 46 single family residences.  

Here's what that area could look like in a couple years.

Comments

[Scott Long]

(There is a third approved project, a seniors community, across the street from the Weiland Homes project. NE corner of Scott Rd and Holcomb Bridge.)

As long as the new connectivity isn't blocked by gating, i like the connectivity (personally). If it is gated, i would not. I guess this would add another traffic light on Holcomb Bridge Rd, but it is at a place that will need one anyway once the retirement community and the weiland homes are built.

It's not mixed use though. It's 100% residential, so that part i'm not thriled with. No new walkability beyond what was already there. The PRD zoning category has some pretty specific intent, e.g.: "amenities beyond those expected in conventional developments" that they're not going to meet in that space so there may be a better rezoning category for what they'd like to do . The UDC added many more zoning categories than what we had before, there must be one that better matches their goals.

As an aside, i don't know the definition of a superblock, but i think of Martin Rd. (a double-yellow-painted minor artery with dual bike lanes and sidewalks and multiple connections to larger roads) as a regular city street on which a mix of 8 or so separate projects ranging from apartments to houses are located with a few dozen street connections. Even a school. (Can you have a school contained in a superblock?) But even if you think of Martin Rd as "just another Creek Club Drive" :-), there is multiple thru connectivity at Eves Rd, Holcomb Bridge Rd, Riverside Rd., bike paths to Old Alabama. People walk to the High School, to East Roswell Park, to the river, to the Elementary School, to the Harp, to the Riverside concerts, food trucks, etc. -- it's not really your typical isolated land mass is it?

But yes, thank you, i would have liked to see more mix of uses in all three projects. That is what i feel is missing. Look at all of the projects we're getting lately, whether it be in Grove Way or Gouldong Place or these three or anywhere else -- basically we are taking property ripe for walkability but building 100% residential. Nothing new for anyone to walk to. (The Weiland project is near existing destinations built by someone else so that gets some walkability). Ironically, the only new walkable destinations in these areas is the new school being built by Fulton County and the new Library being built by Fulton County!

What can we do to encourage developers to create places where daily needs are within walking distance?

[Scott Long]

Sorry a typo -- the Retirement Residence is on what i'd call the NW corner of Scott Rd and Holcomb Bridge:
http://roswell.legistar.com/View.ashx?M=F&ID=2667387&GUID=2C250175-CE9F-429D-B12C-E6AD33EDC3FF

So, big projects on all 4 corners of the Scott/Holcomb Bridge intersection, all of it raw land, essentially all of it residential. I know i'm just an armchair quarterback on this subject, but is this the kind of project mix that produces walkability?

[Michael D Hadden]

I forgot about that seniors community.. maybe I'll try to update the image.

The Centennial Walk project does have a small retail portion on the southern tip which technically is mixed-use but I see your point and wish there were more as well.

The road connecting to Martins Landing doesn't appear to have a gate planned from the statement of intent that was filed with the city as they talk about adding options for Martins Landing residents.

The existing block is about 125 acres with a 2.4 mile perimeter. This will be reduced with the new road but they will still be formidable superblocks that discourage walkability.

The problem with that area is that you aren't EVER going to have development that will create real walkability but adding connectivity and a slight amount of mixed-use is a plus to me. Encouraging developers to build walkable places is a tough one.. some of them get it and some of them don't. The real trick is creating codes that strongly encourage that.. Our new UDC doesn't accomplish that unfortunately. It could have but the political process watered it down.

The site plan for the seniors living is horrid. I've always wondered where the outcry is about density when one of those goes up. 130 suites on 5.1 acres.. density of 25+ units per acre... ZERO outcry about putting that many old folks into a home but you try to put even half that # of apartments on the same property and the pitchforks would be out. Just think it's interesting.

[Scott Long]

Got it. Those 125 acres are mostly undeveloped so yes as they develop it they could progressively add connectivity. That parcel isn't the only one in that block so i assume there is more to come. Several years ago there were plans to build a hotel at the corner of Eves and Holcomb Bridge -- i'd think hotels would need walkable surroundings - i wonder if that may come back around.

So i guess if this is a superblock, the Old Alabama-Holcomb Bridge-Old Scott Rd and the Old Alabama-HBR-400-Mansell-Old Alabama Connector instances are mega blocks? :-) I don't know how to calculate acres but they look like almost 1000 acres each.

Oddly enough, the new townhomes going up at East Village (super target) might be the most walkable residences in Roswell if you go by the "Most things within a 10-minute walk" definition -- Day one they'll have grocery, pharmacy, clothing, two doctors offices, Starbucks, several average restaurants, a middle school, a high school (if they walk fast), a multi-use trail to East Roswell park, even a very popular movie theater. Not a beautiful setting but residents there will be able to do a lot without cars. So it's possible in the area. There must be more money in residentlal though because across the city, not just this area, so far, that's all we're getting. If Grove Way gets grocery, pharmacy, doctor, etc, that will be a game changer. Hopefully there's a developer out there with some vision to do that.

[Michael D Hadden]

@Scott..

I don't know if a super block has an upward limit but megablock is probably a good description of those areas :)

The only problem with those new THs going up at East Village is they are townhomes without the town. They will probably have a lofty Walkscore but the Jeff Speck definition of Walkability... a walk must be 4 things; useful, safe, comfortable and interesting.. will probably not be met.

Groveway does have a pharmacy on the way in the old K&K location.

[Paige]

Unfortunately, the proposed development backing to Martin's Landing has a plan that asks for many exceptions, including a huge difference in the setback & buffer requirements. The ML residents whose yards back onto that property would have houses practically touching their property lines. While the connectivity is positive, the plans should be revised to maintain the character of the adjoining community.

[Roni Simon]

Hopefully the development of centennial walk will incorporate some lessons from past development mistakes. It's about time that someone got mixed use aka new urbanism!! A quaint " Main Street" with housing nearby would be a beautiful addition to Holcomb bridge road ! A nice place to stroll, shop and enjoy would improve the livability of the area! Please, developers, take some pride in your project and erect a place with charm and character! We are all so thirsty for such an addition to our area . The future will applaud your work, and you will make a difference!!