Canton Seeks to Shape Apartment Growth

CANTON, GA -- The city of Canton wants to get out in front of what could turn out to be a spike in new apartment construction.

The City Council at its Feb. 16 meeting approved scheduling a public hearing to consider changes to its Unified Development Code that would make multi-family projects conditional uses, meaning those projects would have to come before the elected body for approval.

The hearing will be held March 16.

City Manager Billy Peppers said developers would have to request a conditional use permit to move ahead with construction for any multi-family project, including those that have already been approved as part of a master plan.

The change would apply across the board, which Peppers said could help in thwarting legal challenges to the changes if they are approved.

The bulk of plans, the city manager added, have been on the books for nearly 20 years, and have never been acted upon. The majority of those approved were part of lifestyle centers that would have been constructed along the Northern Arc, a new transportation route that never materialized. Most of those apartments would have been situated in the Great Sky and Soleil at Laurel Canyon areas.

The hearing comes on the heels of the city approving a 60-day moratorium on permits issued for apartments, rather than the original request for a 6-month ban.

"The biggest issue comes from loopholes in master plans that provided extreme flexibility to developers relative to density and total housing units in the master plan," Peppers told Patch. "For example, a neighborhood that gives a total number of residential units of 2,400 and a few pods that could have apartments could have 1,000 apartment units in one pod."

Peppers stated the moratorium, from his perspective, would make developers "less risk averse in knowing that their potential development is not super-saturated with one type of development."

The council forged ahead with the public hearing following a presentation from David Laube of Noell Consulting, which provided an overview of the city's multi-family housing stock.

Laube reminded city leaders that over time, apartments tend to depreciate in value. If the land where that apartment complex is housed maintains or increases in value, it will offset the "depreciating nature" of multi-family housing.

“That’s why it’s really important to put these in locations that will hold their value and grow your value over time," he added, noting these areas could be along major thoroughfares, and near shopping districts and employment centers.

Laube also presented the city with a breakdown of how its existing apartment communities can be ranked.

Walden Crossing, Atlantic Bridge Mill and Harbor Creek all fall within the Class A category, which were all built in the early 2000's. While these tend to command higher rents, up-to-date finishes and a slew of amenities, Canton's stock already feels dated compared to products being constructed closer to Atlanta, the study notes.

The Class B lot -- consisting of Heritage at Riverstone, Canton Mill Loft Apartments, Riverview and Canterbury Ridge -- is the largest inventory in Canton. These were built in the last 20 years, and tend to have dated finishes and white appliances, carpet throughout and sheet vinyl in so-called wet areas. The amenity packages for these ares are large, but are dated and could use some renovations.

The Class C category, which is made up of Lakeview, Blue Ridge Hills and North Wood, are more than 25 years old and have interiors that have not been renovated. The amenity package is limited or non-existent, and they command the cheapest rents.

Laube, who said the class rankings and what they entail could vary from market to market, notes the city of Canton is missing newer Class A product. The study notes the Class A residences can be produced in a variety of formats that work in suburban environments, such as "age-targeted, big house and garden urban" layouts.

Newer buildings will also include quality finishes, modern amenity spaces and "cater to a market audience currently not residing in Canton."

Councilman Bill Grant said he was study presented to city leaders was "enlightening," as it outlines what type of apartments the city needs and where would be the ideal locations for them to go.

”It helps us diversify how we want to grow our housing and also our community," he said.

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