Board of Commissioners Work Session - 2026-02-24
Meeting Intelligence Preview
Meeting Summary
The Cobb County Board of Commissioners Work Session focused on two major updates: the Economic Development Strategic Plan and the Unified Development Code (UDC). The economic development presentation revealed that professional services jobs grew by over 20,000 since 2010, while housing stock growth (11%) lags behind the Atlanta MSA. The UDC discussion addressed proposed new mixed-use zoning districts (MXN, MXC, MXR) with densities up to 60 units per acre in Regional Activity Centers, and commissioners expressed concerns about density limits and the proposed Neighborhood Conservation Overlay District.
Key Decisions (4)
Economic Development Strategic Plan Update
KB Advisory Group presented findings from public engagement including five open houses throughout the county. Key themes identified include workforce development, housing affordability, connectivity challenges, and the need for redevelopment tools. Professional services sector added over 20,000 jobs since 2010, and educational services grew fastest during this period.
Unified Development Code Draft Review - Installment 2
Community Development Director Jessica Gwynn presented draft UDC changes including new mixed-use zoning districts (MXN at 8 units/acre, MXC at 16 units/acre, MXR at 60 units/acre), new RM-24 and RM-60 residential districts for Regional Activity Centers only, and a proposed Neighborhood Conservation Overlay District. Commissioners expressed concerns about density limits and the overlay district concept.
Discussion on Neighborhood Conservation Overlay District
Commissioners raised concerns about the proposed Neighborhood Conservation Overlay District, questioning whether it would make the county enforcers of covenants and whether perpetuity protections were appropriate for non-historic districts. No formal decision was made, but consensus leaned toward potentially removing or modifying this provision.
Administrative Variance Procedure Discussion
Commissioners discussed the proposed new administrative variance procedure allowing staff to make up to 10% adjustments to development standards. Concerns were raised about removing hardship requirements and allowing administrative variances for DOT stacking lane requirements.
Zoning Changes (4)
Regional Activity Centers (Cumberland, Town Center areas along I-75 corridor)
Cobb County Community Development
Neighborhood Activity Centers countywide
Cobb County Community Development
Community Activity Centers countywide
Cobb County Community Development
Regional Activity Centers (I-75 corridor)
Cobb County Community Development
Development Activity (3)
Cumberland Office Core Development
Identified as driving professional services job growth with interest from regional and corporate headquarters seeking to locate in the county
Town Center Apartments (near AMC)
Referenced as existing development at 48 units per acre, used as density comparison for proposed RM-60 district
Spraberry Crossing Redevelopment
Former blighted property that was the first case to go to court under the county's blight tax program; has since been developed
Market Signals (7)
Housing Demand
Housing stock growth in Cobb County (11% since 2010) is not keeping pace with Atlanta MSA or Georgia state averages, creating downward pressure on supply and upward pressure on prices.
Labor
Approximately 30% of working residents now live and work within Cobb County, down from 40% in 2010, indicating increasing workforce outflow.
Commercial Demand
Professional services sector added over 20,000 jobs since 2010, largely driven by Cumberland office core success, with state and regional economic development partners reporting increased interest from corporate headquarters.
Housing Demand
Federal Road to Housing bill under consideration may reward jurisdictions exceeding 50% housing unit creation targets with additional federal funding while penalizing those below the threshold.
Sentiment
County's 65+ population is growing faster than younger cohorts, with natural replacement rates declining, which will impact future workforce availability and housing preferences.
Commercial Demand
80s-era commercial development dominates Cobb County's inventory; redevelopment rather than greenfield development will be necessary for future commercial growth.
Infrastructure
70% of the county's gross tax digest is concentrated in residential properties, indicating need to diversify commercial tax base through higher-value commercial development.