Ashton Woods Project Gets Planning Commission's Stamp Of Approval

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A packed City Council Chambers greeted the Sandy Springs Planning Commission as they deliberated over a large mixed-use development that will accommodate the relocation of Mercedes Benz USA headquarters to the city.

Commissioners voted to recommend approval of a request from Ashton Woods to rezone 75.752 at 6615 and 6565 Glenridge Drive from R-2 (residential) to MIX to construct a mixed-use development featuring office and commercial space, single family residences and multi-family residential units.

The body recommended approval of the rezoning requests, over a dozen variance requests and a use permit to exceed building height requirements on the parcels. However, the commission’s recommendation came with one catch: it limited the number of apartment units to 199. It also recommended denial of three variances, which was in line with the city staff’s recommendation.

Two commissioners -- Susan Maziar and Steve Tart -- were not present at the meeting, and commissioner Lane Frostbaum abstained from the vote.

As the 7 p.m. hour approached, the Council Chambers quickly filled to capacity with residents, who all waited patiently as the Planning Commission considered four other agenda items ahead of the Ashton Woods project. Those who were not able to get a seat in the main chambers were directed to an adjacent conference room where they could still hear the proceedings.

Commissioners heard from several residents, who expressed opposition to the proposal, before making its decision. It vote to recommend approval drew outbursts from some residents who expressed frustration with the decision. One resident was heard shouting, “Shame on you!” before leaving the meeting hall.

Ashton Woods’ proposal calls for a total of 456,600 square feet of office space that will be developed in two phases for Mercedes Benz USA’s corporate headquarters; 38,000-square-feet of commercial space; 13 single family detached homes and 279 attached townhome units; 333 condominium units; and 399 apartment units.

The overall development includes two tracts: one north of Abernathy Road and the other south of Abernathy Road.

The northern tract will consist mostly of residential units, including townhomes, condominiums and single family detached home sites, with some neighborhood commercial space.

The southern tract includes the Mercedes Benz’s corporate offices, apartments, townhomes and neighborhood commercial space.

The property is owned by CGM Management, LLC; Glenridge Land Holdings, LLLP; Caroline Glenn Mayson, as trustee of the Glenridge Foundation; and SunTrust Bank, N.A. as trustee of the Caroline Glenn Mayson Trust. It sits west of S.R. 400 along Abernathy Road.

Caroline Glenn Mayson told the audience her family has owned the property for a 100 years, and she’s a fourth-generation Sandy Springs resident.

She noted her decision to sell the property came after she realized it was “far too expensive to keep up,” a decision she said the Spaldings, Spruills and other established Sandy Springs families have all reluctantly made over the years.

Mayson stated she received over 12 offers to purchase the property, and many of those proposals included shopping centers and large scale apartment complexes that did not take into consideration the city’s landscape.

When Ashton Woods came knocking on her door, Mayson said she felt like ”they got it.”

“Their plan shows a respect for greenspace, quality design, true live-work-play with lower density and lower impact than other comparable developments already built and approved in Sandy Springs,” she said, adding their plan is “a better deal for our entire community.”

Attorney Ellen Smith, who was at the meeting representing Mercedes USA, added the company has planned for sufficient parking on the site and plans to meet the buffer requirements outlined by city code. The company, she stated, is “excited to be here in Sandy Springs.”

Resident Matt LaMarsh warned commissioners that approving a project of this magnitude could worsen the already gridlocked traffic flow during peak hours along Abernathy Road. LaMarsh went on to say the project is similar to the city “throwing another bucket on top of this full bucket” with respect to the traffic gridlock.

Fellow resident Robert Barger, who is a member of the Spalding Woods HOA, also urged commissioners to recommend denial of Ashton Woods’ plan.

He noted that traffic studies conducted in the area show the intersections are either at or have exceeded their maximum capacities and this plan, according to him, would dump thousands of cars into adjacent neighborhoods.

“That is not what we voted for when we voted for the city of Sandy Springs,” he said. “We didn’t vote to have our neighborhoods destroyed and be used as through-ways for traffic that affects our homes, our school...and the church.”

While commissioners did vote to recommend approval, at least one commissioner expressed some heartburn over the amount of apartments that were outlined in the project.

Dave Nickles said that while the overall density is not as bad as it could be, he said he felt like the southern parcel had too many apartments.

“I think it’s too much,” he said. “It’s not uniformly spread (out) and I think it’s too much apartments.”

Fellow commissioner Andy Porter said he’s lived in Sandy Springs for over 40 years and has gone from camping on Mayson’s property to now considering a proposal that would change it forever. His general feeling is that the proposal is well thought out, and “thoughtfully done.”

With regards to the apartments, Porter stated he didn’t believe Mercedes would allow the apartments to deteriorate to the point where adjacent property owners and stakeholders would have to be concerned about their safety.

The case now goes to the City Council, and will be considered at its Aug. 18 meeting.

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