Planning, Land Use, Design Guidelines

Canton Road Steering Committee 2004-5

and the resulting

Canton Road Corridor Study 2007

In 2004-5 Commissioner Tim Lee began the process of corridor planning for Canton Road.

There was an appointed Steering Committee consisting of a well rounded group of stakeholders from business, schools, neighborhoods and the Cobb Chamber. The document that resulted from the process was the Canton Road Corridor “Main Street” Design Principles Plan & Recommendations 2005. Some excerpts from that document are quoted below. An additional Corridor study was made to look at roadway improvements that could be made using funding from SPLOST.

In 2008, following up on the 2005 document, Canton Road Neighbors organized a new stakeholder group to draft Design Guidelines for the Canton Corridor. The group was composed of stakeholders from the local business community, the real estate profession, community groups, and had feedback and advice from Planning and Community Development. The Design Guidelines were adopted by the BoC in early 2009. Since that time those guidelines have been applied to many rezoning applications on the Corridor.

In 2012, Commissioner JoAnn Birrell created the Canton Road Redevelopment Foundation with a small group of members primarily from the business community. I was the sole representative for Neighborhoods. The CRRFI had assistance and feedback from Cobb County Community Development. Its mission was focused on filling an inventory of vacant, mostly older properties along the corridor. It also considered ways to promote and facilitate business in the area. Many of the buildings in the redevelopment inventory came back in to rezone when new owners or tenants were found for the properties. The stipulations approved by Commissioners suggested a way to spruce up the appearance of the exterior, making reference to the Design Guidelines. The BoC also asked that sidewalks be installed.

Very few of the sites actually resulted in new development or redevelopment. However, the cumulative effect of rezoning and upgrades resulted in overall improvements to the appearance to the corridor when combined with new infrastructure funded by SPLOST. Progress has been uneven over the 5 mile corridor. In the 2005 Corridor document the area was divided into three sections. Some excerpts from that document are below, followed by a visual overview of photographs and commentary comparing changes from 2005 to 2018 between the northern "Campus District" and the southern "Loft District ". The Commerce District has not seen significant change during the period.

Excerpts

“In October 13, 2003, Commissioner Tim Lee held a Town Hall Meeting at Sandy Plains Baptist Church with the over 100 members of the Northeast Cobb Homeowners Group (NECHG) in attendance to discuss the potential of developing a corridor plan for Canton Road.”

“In the meeting, the primary concerns vocalized by the public related to Canton Road were specific to regional traffic during peak travel periods, unsightly buildings and signage along the corridor, continuing code enforcement issues to address, and increased community desire for more diverse and neighborhood-oriented businesses along the corridor.“

“The majority of the buildings situated along the corridor are General Commercial (GC) zoned prefabricated “Butler” buildings with metal facades and roofs. The business owners have been persistent in placing promotional banners, illegal signage, neon paint colors, trampolines, hot tubs, etc. near the right-of-way of the roadway to promote their respective commercial establishment “ The other central theme in the evening input session was the statement, “No median on Canton Road!”

Steering Committee convenes May 2004

"In July 2004 the Canton Road Steering Committee members were ask to complete a questionnaire, and then be interviewed by a member of the Planning Division staff, regarding the improvement of the corridor. During interviews with the Canton Road Steering Committee members regarding improvement of the corridor, the following general themes and recommendations emerged."

July 2004 Steering Committee Interview/Questionnaire Summary

􀂃 The overall appearance of buildings along the corridor should be enhanced. This should be achieved by creation and use of design guidelines requiring higher quality exterior materials (more use of brick), uniform signage, etc.

􀂃 The general streetscape along the corridor should be improved. This should include more landscaping, addition of street trees, placement of uniform lighting fixtures, and installation of street furniture.

􀂃 During times of peak travel, traffic congestion should be alleviated. Ideally, more interparcel connections should be created to avoid cars having to re-enter Canton Road to travel to nearby businesses.

􀂃 During times of low car volume, reduced speed along the route should be a goal. Visually, this should be accomplished by widened sidewalks, colorful brick-colored street treatments, and landscaping.

􀂃 Mixed-used developments built in order to achieve a live-work-play atmosphere would be welcomed. Such developments would give the corridor more of a village feel and offer residents the chance to reduce car use.

􀂃 Office complex construction should be sought along Canton Road. This could provide an opportunity for economic development as well as offer residents an increased chance to work closer to their homes.

􀂃 Public transportation in some form would be beneficial. Whether this should be accomplished by means of regular bus service, Bus Rapid Transit, commuter rail, or localized trolley service should be determined at a later time based on funding and other county, regional, and state plans.

􀂃 Increased greenspace is needed in the area. Greenspace in all forms (pocket parks, bike/running trails, passive parks, and preserved open land) should be a priority.

􀂃 At least one community center featuring activities for all ages is needed. This community center with recreation facilities should be easily accessible.

􀂃 In order to establish an identity for the corridor, a gateway/gateways should be established. Well-designed monument signage announcing arrival to the corridor should be placed at a strategic location(s).

“The Planning Division discussed the potential of narrowing the existing vehicular through-lanes to 11’ wide, which will provide a less comfortable driving experience at higher rates of speed, thus causing the driver to slow their overall traveling speed. The technique of narrowing existing travel lanes as part of a resurfacing project provides a “traffic calming” benefit by narrowing the existing lane widths towards the center of the roadway, where the additional pavement along the edge of the roadway serves as a “bicycle-friendly shoulder” for Class-A bicyclist mobility. “

“The Steering Committee voiced their concern about high density residential projects being considered in the redevelopment areas, with a particular emphasis on the southern location adjacent to the Sandy Plains Connector. The group stated that high density residential or mixed-use development in the southern redevelopment area location would force existing elderly residents to be displaced from their homes and forced to making other living accommodations.”

“The proposal to add parallel access roads on both sides of Canton Road from Blackwell Road to Piedmont Road received criticism from existing property owners living near the proposed road alignment. In particular, the proposal to add Skyland Drive to the proposed access road alignment scenario received vocal objections from some existing property owners. Staff stated the road would be constructed as a condition of a rezoning process.”

"As a component of the Market Study, the Planning Division broke down the Canton Road corridor into three distinct segments due to the rather expansive acreage within the initial study area. The 4.5 mile section of Canton Road included a theoretical “Loft District” from the Sandy Plains Connector to Piedmont Road, the “Commerce District” from Piedmont Road to New Chastain Road, and the “Campus District” from Chastain Corners to Jamerson Road. The names for the districts were derived based on the land use successes for the areas in question. The Loft District has an existing grid street network which promotes residential-type uses in this portion of the corridor, similar to the Brumby Loft development theme in the City of Marietta. The Commerce District is based on the existing retail and commercial enterprises from Piedmont Road to New Chastain Road, and the Campus District draws from the success of existing office and educational land uses on the northern portion of the corridor study area."

Canton Design Guidelines 2008

The Canton Design Guidelines were drafted by a coalition of citizen group leadership and local business

owners. CRN spearheaded the effort and was largely instrumental in drafting the guidelines and following up as they worked their way through Cobb County government.

This effort was a logical next step after the Canton Road Corridor Study plans had been completed.

The Design Guidelines were adopted into Cobb Development Standards in early 2009.

Groups included were Canton Road Neighbors, Inc., Northeast Cobb Coalition, Northeast Cobb Homeowners Group and Canton Road Business Association. Members of the Design Guideline stakeholder committee included

Frank Wigington, Bob Terrell, Cynthia Worrell, Lee Berg and Carol Brown.

In 2014 the Guidelines were revised by Planning Division Manager Dana Johnson. Both PDF versions can be downloaded below.

PURPOSE AND INTENT: The Canton Corridor Guidelines are intended to:

• Enhance the viability of the commercial area and the livability of the residential areas surrounding the activity centers on the Canton Corridor.
• To achieve and maintain a unified and pleasing aesthetic/visual quality in landscaping, architecture and signage;
• To encourage environmentally friendly standards where possible,
• To encourage preservation of specimen hardwood trees
• To encourage cooperation in development between builders, developers, the business community and homeowners.
• To promote alternative modes of transportation within the district through the provision of pedestrian friendly shopping, sidewalks, trails, bike lanes and local public transit.
• To encourage preservation of green space and open public spaces