Snellville planning commission denies developer's change-in-conditions for Vesper multifamily project amid resident outcry over parking and drainage

The Snellville Planning Commission voted on June 23, 2026, to deny a developer's change-in-conditions request (CIC26-01) for the Vesper town-center flats at 2380 Wisteria Drive, forwarding the denial and commissioner concerns to mayor and council.

Staff and the applicant described the request as a change to a previously approved 2024 rezoning and special-use permit (RZ24-03 / SUP24-01) that would increase the project's total apartments from 171 to 239 units by adding 68 units primarily above podium/pillar parking. Jason Thompson, director of planning and development, said the revised plan adds a bio-retention pond, a direct greenway connection, and one additional parking space (from 248 to 249), and staff found the revised design to meet the city's UDO minimums. Thompson noted that substantial deviations from the approved conceptual site plan would require additional mayor and council approval.

Mick KD of SVG Planners & Engineers, the applicant's representative, explained the economics driving the change, saying feedback suggested about 200 units or more make the project feasible. He described site constraints (a narrow, awkward parcel with a 70-foot sliver), the use of podium parking to create additional units, and design elements such as a bio-retention pond and streetscape enhancements. The applicant said the revised site would provide 249 parking spaces and a parking ratio approximately 1.06 spaces per unit.

Commissioners repeatedly questioned how the project would manage parking and overflow. One commissioner asked whether tenants could be limited to one vehicle by lease and where overflow parking would be directed; another suggested increasing structured parking (two stories of parking) or acquiring adjacent parcels to rebalance parking and unit counts. Commissioners expressed concerns about livability, neighborhood impacts, and public-safety consequences if on-street parking overflowed into surrounding residential streets.

Residents who opposed the change-in-conditions focused on parking and drainage. Tom Flynn raised technical concerns about the proposed bio-retention pond's outfall and potential new drainage in neighboring backyards; Gabe Bruce cited his review of the applicant's documents and said the proposed parking ratio (about 1.06) is significantly lower than the 1.45 ratio approved by the city council in 2024 and asserted Gwinnett County's UDO stipulates 1.5 spaces per multifamily unit (a claim made by a commenter on the record). Those public commenters urged denial or substantial rework.

In their response the applicant acknowledged the parking concerns, said the project meets current Snellville code minimums, and described engineering measures for runoff and trash compactor containment. The applicant said the team would continue to explore additional compact spaces and potential adjustments but that the current design meets city requirements.

After discussion of options and a staff reminder that the original 2024 approvals remain vested rights, a commissioner moved to deny CIC26-01 "given the grave considerations over the amount of parking and the overall aesthetic of the project." The motion was seconded; the commission voted to deny and forward the application and commissioner concerns to mayor and council for final action.

What this means: The previously approved 2024 rezoning and SUP remain vested and could still be built as originally approved; the planning commission's denial of the change-in-conditions stops the proposed expansion to 239 units as presented and sends the matter and recorded concerns to mayor and council for consideration.