Cobb County is rewriting its development rules through the new Unified Development Code. This is a once in a generation opportunity to shape how our communities grow, how affordable our housing is, and how accessible our neighborhoods will be for the next several decades.
To read the draft UDC, go here: https://drive.google.com/file/d/1dvBWcc193ls8wU6-lUtpIeGnEIc5lWAA/view?usp=sharing
The draft UDC makes progress in some areas. It introduces modern mixed use districts, improves walkability inside those districts, and streamlines the development review process. However, the code still falls short of many of the goals Cobb has already adopted in its Strategic Plan, Comprehensive Plan, and Housing Assessment.
Below are the 10 most important things missing and examples of cities that have done these items well.
1. A County Wide Strategy for Missing Middle Housing
The UDC still limits most residential land to single family homes on large lots. Traditional housing types such as duplexes, triplexes, quads, cottage courts, and small apartment homes remain illegal across much of the county.
Example:
Minneapolis, Minnesota ended single family only zoning in 2019. Duplexes and triplexes are now allowed on every residential lot. This change expanded housing options without changing neighborhood character.
2. Simple, By Right Accessory Dwelling Units (ADUs)
The draft UDC does not clearly allow ADUs on all residential lots. ADUs provide low cost, incremental homes for seniors, young adults, caregivers, and workers.
Example:
Portland, Oregon legalized ADUs on nearly all lots, removed owner occupancy rules, cut fees, and simplified permits. This led to thousands of new affordable units built by individual homeowners.
3. Meaningful Parking Reform
Parking mandates add tens of thousands of dollars to the cost of each home. The UDC carries forward much of Cobb’s previous parking structure.
Example:
Buffalo, New York eliminated parking minimums citywide in 2017. Developers now build the parking they believe is necessary. Housing production increased and project costs declined.
4. Incentives for Mixed Income and Attainable Housing
The draft UDC contains no clear incentives such as density bonuses, height increases, reduced parking, or expedited approval for projects that include affordable units.
Example:
Denver, Colorado adopted a mandatory affordability program with density bonuses in mixed use areas. Developers receive more height and floor area if they include affordable homes.
5. Clear Support for Supportive and Transitional Housing
The Strategic Plan calls for action on homelessness. The UDC draft does not clearly permit supportive housing, transitional housing, or shelters as predictable allowed uses.
Example:
Houston, Texas changed zoning and permitting rules to allow supportive housing by right in more districts. The city dramatically reduced homelessness over the last decade.
6. Walkability and Connectivity Standards for All New Development
Strong pedestrian and street connectivity rules apply only in some mixed use districts. Many new subdivisions can still be built with no sidewalks, long cul de sacs, and one entrance.
Example:
Charlotte, North Carolina adopted a Unified Development Ordinance that requires sidewalks on both sides of all new streets and limits block lengths in every zoning district.
7. Reduction of Large Lot Minimums
The UDC keeps large minimum lot sizes in many districts. These minimums make housing expensive and force sprawl that taxpayers must maintain indefinitely.
Example:
Houston, Texas reduced minimum lot sizes in the inner city from 5,000 square feet to 1,400 square feet. This allowed townhomes and small lot homes that are now a major source of attainable housing.
8. A Neighborhood Infill District or Overlay
The mixed use districts only apply to designated activity centers. Most existing neighborhoods still cannot add small scale shops, corner stores, live work units, or small multiplex housing.
Example:
Baltimore, Maryland adopted a “Neighborhood Commercial” classification that allows corner stores and small neighborhood retail in historic residential areas.
9. Integration of Health and Active Living Standards
The Comprehensive Plan calls for healthy living code language. The UDC draft does not clearly establish standards for shade, tree canopy, safe walking routes, and access to daily destinations.
Example:
Tempe, Arizona uses a Healthy Communities Initiative that pairs zoning with health outcomes such as walkability, shade requirements, and access to parks.
10. A Fiscal Productivity Lens
The UDC does not evaluate the long term maintenance cost of new development. Low density development is expensive to maintain while mixed use walkable areas create more revenue per acre.
Example:
Raleigh, North Carolina incorporated a fiscal impact model into its planning and zoning decisions. The city now evaluates whether growth patterns can pay for themselves before changing zoning.
Why This Matters for Cobb
Cobb County already has clear adopted goals. The County wants more housing options, more attainable homes, less exclusionary zoning, walkable neighborhoods, and healthy connected communities.
The UDC is the tool that turns these goals into reality. As written, it moves Cobb forward but does not go far enough to meet the needs of residents today or in the future.
With a few key improvements, Cobb can become a housing ready county that supports families, seniors, workers, and local businesses while protecting its fiscal health.
