In June 2011, Smyrna City Council members unanimously approved a new zoning district that allows for additional density credits for the complete redevelopment of an existing apartment property. The RM-15 Redevelopment District ordinance increased the density of multi-family housing units from 12 to 15 units per acre.
“This was done to financially incentivize property owners to replace their aging complexes with a new and better quality product,” said Andrea Hall, city redevelopment coordinator. “This density credit would help to offset the substantial costs of tearing down an existing complex and building new.”
But 14 months after the ordinance took effect, no developer has taken advantage of the incentive offered by the city.
“Since this ordinance has taken effect, staff has had conversations with various developers who have expressed interest in using this tool, but to date we have not had a rezoning request,” Hall acknowledged.
According to U.S. Census data, 47.5 percent of Smyrna’s population (51,271) lives in renter-occupied units. City data shows that 30.8 percent of Smyrna’s residential units are apartments.
In his recent State of the City presentation, Mayor Max Bacon noted that two razed apartment complexes, Hickory Lakes and Smyrna Commons, which is now set to be the site of a new school, had represented approximately 10 percent of the city’s aging Class C apartment complexes.
The site of the now-defunct Hickory Lake apartments remains undeveloped after the city purchased and razed the property on Old Concord Road near Windy Hill Road. Hall said the city is “not making efforts to purchase additional complexes.”
And according to the city, any displaced residents living in an apartment complex slated for redevelopment should not look for much help in relocating from their local government, as had occurred with the demolition of Hickory Lake.
“Under normal circumstances, the city does not get involved in private redevelopments,” said Community Relations Director Jennifer Bennett. “We took a more involved role in helping Hickory Lake residents relocate because that property was purchased by the city.”
In total, there are now between 27 and 32 apartment complexes (3,600-plus units) that are categorized as Class C, which means they were built 30 to 40 years ago and have undergone little or no renovation. All but seven are located north of Concord/Springs roads, according to the city.
Officials have been concerned that a prior moratorium on the construction of new apartments had led to a large inventory of aging apartment complexes, built in the 1960s and 1970s. When the new ordinance was passed, then Councilman Mike McNabb commented that the moratorium had worked to artificially limit private investment in the area.
Following the example of the nearby Cumberland Community Improvement District, Smyrna officials are encouraging the construction of more Class A, or high-end, apartments that are typically occupied by white collar workers.
“Redevelopment of aging Class C properties with new, high-quality multi-family properties is the intent of the ordinance,” said Bennett.
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Spring Road & Concrd, both, have new 'smoke' shops.
Concord has 2 new 'we buy gold' shops. Spring Road and South Cobb have new pawn & title pawn shops. There's a new mexican resturant getting ready on South Cobb.(the 20 existing ones just aren't enough!)Taqueria opening soon in the near empty Market Village! WOOHOO!! The new Dos Amigos on Spring doesn't seem to be faring too well. I wasn't impressed during my one & ONLY visit- food , so-so & cleanliness- D-.
I heard a new Del Taco is in Smyrna.
There is a new 'discount' furniture in the closed Blockbuster on South Cobb.
The new Kroger is surrounded by gleaming empty storefronts. We do have a new African/Caribbean grocery in the Williams Park neighborhood.
My favorite new opening , is the Rite4Us hotel/no-tell flanking the Smyrna exit ramp off 285.
Opportunities abound in Smyrna!!
In today's MDJ article "Jennifer Bennett...We took a more involved role in helping Hickory Lake residents relocate because that property was purchased by the city.”
NOT TRUE!
And as to the other "gee that's a great idea!" giveaways, how much in taxes are lost for these wastes of time?
Cough it up folks! Citizens deserve answers
As far as redevelopment is concerned
You cannot create a market were one doesn't exist in the first place. This is especially true in today's economic environment.
It is just not going to happen.
It's like trying to force a square peg into a round hole.
Although many people don't want to even consider it maybe a hispanic focused mixed use development would make sense.
The meeting to relocate Hickory Lakes tenants was born out of an uprising and anger of the way the tenants were being displaced. It was the middle of winter. They were told they had 60 days to move. The notice they got was a warning to start evacuating and stated the power & water were to be cut off at the complex so they could no longer safely live there. The city encouraged the complex to scare people into moving .
The people that refused to move and demanded the city help, were guided to a 'police state' type meeting behind the church one evening. There were 4-5 police cars in the parking lot & a canine unit parked at the entrance gate!
If this isn't '50's style intimidation, I don't know what is! Too bad the news wasn't notified in time to record this strong arm city tactic!
Just the way it is out here!
Max Bacon's been the mayor for 30 years and before that it was his daddy!
The city hall/library/community center/jail were all built as monuments to King Bacon,.. while surrounded by poor neighborhoods & poverty!
The new school, another Bacon monument, we'll never hear the end of! Yet our small neighborhood schools, that SHOULD be supported by the city & citizens, have been underperforming, and are slowly being shuttered! W/out good, close knit neighborhood elementary schools the children should be walking & biking to, you can't expect solid neighborhoods.
Without support for your citizens and neighborhoods, you won't have a quality city! You create a transient, disconnected and dumbed down citizenry! (they're much easier to control)
And you think they care? They don't! All they care about is how can they create a 'false image'of Smyrna, that will FOOL enough folks to move to this city. Once they move in & start looking for any signs of quality of life, they see the exaggerations & lies!
Come one, come all!
Bow down to city hall!
The last thing that Smyrna needs are more apartments which end up attracting low income people who require many services, from schools to police. That is why Smyrna is so run down now.