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Old 07-25-2014, 03:02 AM
 
Location: West Cobb (formerly Vinings)
3,615 posts, read 6,498,879 times
Reputation: 814

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This is just a prediction by me, versus something official, however I think Smyrna is about to go on an annexation frenzy in its NW area.

With the teardown of the formerly crime-ridden 700+ unit Hickory Lake Apartments in Smyrna, which was a long time ago a luxury apartment complex that had over time gone into serious disrepair, the property values between Concord Rd and Windy Hill in Northwestern Smyrna have jumped around 20%, even before the market rebound drove them up further. Now, the land is about to be redeveloped into 194 4-5 bedroom craftsmen homes in the low to high $300ks range. This is a huge development in area and will most likely cement the stabilization of the NW portion of Smyrna, which was already bolstered by some other high-end developments in that blighted NW area, some of which are over $400k/home developments.

I think with that done and completed, it'll make sense for Smyrna to start annexing Westward South of Windy Hill all the way to Austell Rd a little at a time and begin stabilizing those areas, creating additional tax income for the city. I believe that many homeowners will want the annexation since it will add to the value of their homes.

Furthermore, Smyrna has just authorized the Smyrna-Osborne Enterprise Zone. Osborne is obviously the high school in the area in question. So, obviously Smyrna's mind is on this area at the present time.

This area has Marietta addresses, but it is not incorporated Marietta. There is no conflict with Marietta in annexing this land, because it doesn't bring Smyrna any closer to Marietta since Smyrna wouldn't be spreading Northward. However, Marietta cannot annex this land because it would be bringing it too close to Smyrna. I would be surprised if Smyrna doesn't start an aggressive annexation campaign.

This is the area I think Smyrna will begin aggressively trying to annex. What do you think?

Last edited by netdragon; 07-25-2014 at 03:37 AM..
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Old 07-25-2014, 07:07 AM
 
Location: Home of the Braves
1,164 posts, read 965,764 times
Reputation: 1149
It makes sense for Smyrna to expand west to Austell Rd. all the way down to EW Connector, and southeast from Ridge Rd. to 285. I assume there are reasons it hasn't -- why are its borders so funky?
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Old 07-25-2014, 07:57 AM
 
559 posts, read 661,472 times
Reputation: 512
Quote:
Originally Posted by netdragon View Post
This is just a prediction by me, versus something official, however I think Smyrna is about to go on an annexation frenzy in its NW area.

With the teardown of the formerly crime-ridden 700+ unit Hickory Lake Apartments in Smyrna, which was a long time ago a luxury apartment complex that had over time gone into serious disrepair, the property values between Concord Rd and Windy Hill in Northwestern Smyrna have jumped around 20%, even before the market rebound drove them up further. Now, the land is about to be redeveloped into 194 4-5 bedroom craftsmen homes in the low to high $300ks range. This is a huge development in area and will most likely cement the stabilization of the NW portion of Smyrna, which was already bolstered by some other high-end developments in that blighted NW area, some of which are over $400k/home developments.

I think with that done and completed, it'll make sense for Smyrna to start annexing Westward South of Windy Hill all the way to Austell Rd a little at a time and begin stabilizing those areas, creating additional tax income for the city. I believe that many homeowners will want the annexation since it will add to the value of their homes.

Furthermore, Smyrna has just authorized the Smyrna-Osborne Enterprise Zone. Osborne is obviously the high school in the area in question. So, obviously Smyrna's mind is on this area at the present time.

This area has Marietta addresses, but it is not incorporated Marietta. There is no conflict with Marietta in annexing this land, because it doesn't bring Smyrna any closer to Marietta since Smyrna wouldn't be spreading Northward. However, Marietta cannot annex this land because it would be bringing it too close to Smyrna. I would be surprised if Smyrna doesn't start an aggressive annexation campaign.

This is the area I think Smyrna will begin aggressively trying to annex. What do you think?
Net, there are also some efforts to persuade business/property owners in the Cumberland/Braves area to annex into Smyrna. The sales pitch is that if businesses annex into Smyrna, they won't be subject to the CID tax and they get City of Smyrna services.

My counter-argument to annexation is that the new CID tax that I have to start paying this year is still less mils than the City of Smyrna would be. And as a business, I don't really get City of Smyrna services like trash, so I'm not really seeing the benefit.

Currently, I'm still in unincorporated Cobb, but within the new CID boundaries that will pay the new taxes.
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Old 07-25-2014, 08:03 AM
 
Location: Atlanta
858 posts, read 1,124,789 times
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How does being in Smyrna absolve them of paying the CID tax? Is there some stipulation that properties aren't subject to it if they're within city limits? If so, that seems unusual... that's not how the Perimeter, Buckhead, and Midtown CIDs work.
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Old 07-25-2014, 08:11 AM
 
1,979 posts, read 1,790,270 times
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lol Hickory Lakes was the apartment complex I lived in when I first moved to Atlanta. I like the idea of the craftsman subdivision.
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Old 07-25-2014, 09:25 AM
 
559 posts, read 661,472 times
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Quote:
Originally Posted by erick295 View Post
How does being in Smyrna absolve them of paying the CID tax? Is there some stipulation that properties aren't subject to it if they're within city limits? If so, that seems unusual... that's not how the Perimeter, Buckhead, and Midtown CIDs work.
That's what I was told . . . that if I annexed into City of Smyrna, I would in effect be annexing OUT of the CID district.

Admittedly, I don't know all the ins/outs of annexation, but if you look at the map of the newly revised Cumberland CID, it stops right at Cobb Pkwy . . . meaning the Nalley Lexus directly across the street from the Braves may not be in the CID because that is where City of Smyrna city limits start.

But again, Net and others probably know more about this stuff than I do.
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Old 07-25-2014, 09:59 AM
 
Location: In your feelings
2,199 posts, read 1,595,554 times
Reputation: 2169
Quote:
Originally Posted by netdragon View Post
it'll make sense for Smyrna to start annexing Westward South of Windy Hill all the way to Austell Rd a little at a time
Careful now; you just described a parcel of land that includes a Wal-Mart!
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