Suburban Plaza Walmart schematics

LEFT: a schematic recently shared by Walmart.                    RIGHT:  current state of construction (2nd week August 2015).

Walmart in progress -- as seen from Medlock Road.

Walmart recently shared the images below with the Cross-Neighborhoods Committee, all relating to the new store (#3118) at Suburban Plaza. Click on any image to enlarge it.

A quick recap:

• The store is projected to open in November 2015. 
• Walmart reserves the right to open 24 hours/day but the current plan is to open 6am - midnight. 
• 150,000 sq ft super center that will offer merchandise and groceries.
• The store will not have an optical center or a tire/lube center
• The store will not carry guns but will carry ammunition
• the store will include a small garden center with some outdoor and seasonal merchandise
• the store will employ 300 people. Hiring for this store is now in progress (scroll to end of this post)*
• trucks servicing Walmart will enter from  North Decatur Rd. at the new traffic signal, proceed to the back of the building and on to the loading docks there. The trucks can back directly into the loading docks. Trucks will exit onto Medlock Road, and proceed to Scott Blvd. We should expect 3-5 trucks per day
• improving the intersection and the light timing (for Medlock Rd.) are part of every discussion

For our previous posts on the ongoing revitalization of Suburban Plaza and MANA's involvement in the planning process, please click here.

Uncropped schematic of the Suburban Plaza Walmart as seen from  Medlock Rd (at the Scott Blvd and North Decatur Rd. intersection). Also, an aspirational view of what the intersection would look like without all those overhead power lines and traffic lights...

Description of finishes for each view (front and rear of the store, left and right sides). The front elevation faces North Decatur Road. The right elevation faces Medlock Road. Entrances to the underground parking can be seen on the left and right views (east and west of the building, respectively). 

Overall Suburban Plaza site plan, includes Walmart and other retail. Ten-foot wide multi-use path
along North Decatur Road is highlighted (bottom left).

Detail of exterior finishes, lower-level (underground) parking garage and traffic patterns around the Walmart store.

 _____
* Hiring contact information provided by Walmart is as follows:
phone: 404-471-1457, 404-471-1458; fax is 404-471-1460.
The hiring site is 2179 Lawrenceville Hwy, Decatur GA, 30033
Also see this DeKalb Workforce hiring event scheduled for August 12, 13 and 14, 2015.

Selig Enterprises gets go-ahead to build Suburban Plaza Walmart

via Selig Enterprises:

Yesterday, a DeKalb County Superior Court judge ruled that Good Growth DeKalb does not have standing to appeal DeKalb County’s decision to issue Selig a building permit to construct a Walmart at Suburban Plaza.  Good Growth DeKalb had claimed that it had standing to appeal DeKalb County’s issuance of Walmart’s building permit.  The Court disagreed.  As a result, the building permit is valid and the project is now cleared to move forward.

Good Growth DeKalb filed an internal DeKalb County administrative appeal in January, contending that the County issued the building permit for the Walmart Supercenter in error. Their appeal was addressed to the Technical Board of Appeals. However, because the appeal challenged issues such as trees and hydrology that fell under the jurisdiction of the Zoning Board of Appeals, the County assigned the appeal to the Zoning Board of Appeals.  In its lawsuit, Good Growth DeKalb contended that the Zoning Board of Appeals did not have authority to hear the matter.  In an eleven-page ruling, Judge Barrie rejected Good Growth DeKalb’s claims and declared that it did not have standing under the County ordinances to file the appeal.  

Selig is pleased with the outcome and believes the Judge came to the correct conclusion given the law and the facts in the case.  Selig would like to thank Dekalb County Attorneys, Duane Pritchett and John Jones, for doing such an excellent job in defending the County’s issuance of the permit and in responding to Good Growth DeKalb’s claims.

Further, Selig is excited about the continued tenant interest in the project - including LA Fitness (which will include a daycare facility), HomeGoods, Jo-Ann Fabric and Craft Stores, and Ross Dress for Less.  We hope to be under construction by the end of the year.

As always, we thank you for your continued involvement and support in this project and we will continue to update the community as we progress.

Sincerely,
             
Scott Selig

Zoning BOA rejects appeal

Timothy Darnell at North Druid Hills-Briarcliff Patch reports that

The DeKalb Zoning Board of Appeals has rejected an appeal by a local organization fighting the construction of a Walmart Supercenter in Suburban Plaza. ... The project is now cleared to move forward, unless Good Growth DeKalb decides to file additional lawsuits to block the project. Read the rest @ Patch.

Latest News on Suburban Plaza Redevelopment

from Theresa Same, MANA Zoning Chair

Our cross-neighborhood committee met with Selig on June 27th for our first design and redevelopment meeting. As a result, I have some new design concepts to share with you as well as some general updates on the project.

Detail of façade; click to enlarge. Additional renderings appear below.

Design – Selig has hired Associated Space Design (ASD) to design the redevelopment of Suburban Plaza (SP). ASD recently designed the Shops Around Lennox near Lennox Mall. The redevelopment at SP will have some similar design concepts that you see at the Shops Around Lenox and yet will have a unique look as they attempt to blend the many different architectural styles found in the Decatur area.  ASD began this design process by studying the architecture of the surrounding areas (which varies greatly). They identified the following as dominant styles in the area: Modern-retro Industrial, American Traditional, Modern Deco, Urban Chic, and Italianate Classical. ASD then began creating a plan for SP that attempts to incorporate design elements from all of these styles. The attached renderings are preliminary design concepts for the façade renovation at SP.  The design process is always mutable, and changes should be expected as the plans are further refined.

I wanted to point out a few design elements that I find most interesting.  The mixture of building materials will likely include brick, metal, wood, stucco, glass, etc. This adds interest and texture to the buildings. There is an attempt to differentiate the storefronts with variation in the signage and adding facades so that the building will not longer appear flat and one-dimensional. The new design removes the existing canopy over the front of the building, allowing additional greenery and landscaping to be added to the storefronts and parking area.

Walmart is responsible for the design of their building.  Once Selig has selected the final material/color palate for the redevelopment, Walmart will incorporate similar elements to create a cohesive look for the shopping center.

Selig has also hired Bilson and Associates to complete the landscaped design and they will continue to work with Perkins and Will on the site layout and design.

Permitting/Schedule/Process – Walmart submitted plans for their land disturbance permit in early June. They are currently addressing county comments and anticipate submitting revised drawings by the end of this month.

Demolition and renovation of the existing shopping center remains on schedule to begin in the first half of 2013.

After permits are secured and necessary tenant leases are terminated, Selig Enterprises, Inc., as master developer of the project, will be responsible for all building demolition (including the site of the new Walmart) in preparation for new construction. This includes approximately 80,000 sf of building. Selig, owner of over 250 commercial buildings in the metro Atlanta area, has a reputation for following proper protocol and regulated procedures during demolition, material handling and remediation and we expect nothing different on this project.

Leasing – Selig is in continuing talks with several national retailers and local businesses who are interested in locating at the redeveloped Suburban Plaza. They plan to announce the new tenants in the coming weeks.

Please continue to check the website for the most recent information on the Suburban Plaza redevelopment.

Suburban Plaza/Walmart: updated site design

The following is an updated version of the Suburban Plaza Redevelopment article that Theresa Same, MANA Zoning Chair, contributed to the current issue of our Medlock Matters neighborhood newsletter. 

---

Before I dive into my update, I want to again state that after engaging legal counsel and speaking with our County Representatives the MANA Board and I decided that it is in the best interest of our neighborhood to work with Selig Enterprises and Walmart on the redevelopment of Suburban Plaza. I believe that my job as your Zoning Chair is to give you as many facts as I can about this development so that you can form your own opinion. I respect that those opinions vary greatly throughout the neighborhood and that many of you feel very passionately about how this redevelopment will affect our neighborhood – all of which I attempt to honor in my discussions with Selig and Walmart. At the same time, the board and I are realistic in trying to negotiate the best development we can for our neighborhood with one of the most powerful retailers in the country; this is especially difficult within the confines of our county and state laws/ordinances that generally favor business and cars over residents and alternative transportation.  

As I drive or walk through the neighborhood, I can’t help but notice the growing number of “Stop Walmart” signs.  People stop and ask me everyday what is going on with the Suburban Plaza redevelopment. The truth is there has not been a lot to report since our negotiations with Selig/Walmart and the Zoning Board of Appeal’s decision in December to approve Selig’s request for a parking exception on the property [this link calls up all updates we've had since then, posted on this website]. This slow-down in activity is about change because things are starting to take shape for the redevelopment.

Design: Selig has engaged two separate architecture firms to focus on improvements to the site and buildings. One firm is working to provide suggestions for improving the pedestrian connectivity within and surrounding their property; the other architecture firm is focusing on branding and building imagery for facade renovations. As per our contract Selig has agreed to schedule meetings with MANA and selected representatives from the immediate surrounding neighborhoods so that we can provide feedback on design concepts.  I expect these meetings to begin soon.

Permitting & Schedule: Both Selig and Walmart anticipate applications for initial permits for site work will be submitted in the upcoming weeks. The renovation of the existing shopping center, including the demolition required for the construction of Walmart, is anticipated to begin in the first half of 2013, barring unanticipated delays.

Leasing: Selig is currently talking/negotiating with several national retailers and local businesses who are interested in being a part of the redevelopment of Suburban Plaza.  I will update you as the contracts are signed.

Walmart: Selig has told me that preliminary contracts with Walmart have been signed. Walmart is currently in their due diligence phase of the process.  During this time, Walmart will pursue the steps necessary for submitting their applications for building and other permits. This includes completion of their due diligence, civil design, and interior and exterior building drawings and plans.  Their main focus will be determining if the store can be built as they intended for the budget they have allotted.

Site Plan: The most current site plan for Suburban Plaza redevelopment appears below.  This is a work-in-progress, so it is subject to change.  We have placed the most recent site plan next to the last published site plan so that the changes can be easily seen.

October 2011 and June 2012 site concepts for Suburban Plaza. Click to enlarge.

Below, we have enhanced the black and white concept drawing (dated May 2012) that we shared in the newsletter to highlight key differences.

MANA notations to Selig Enterprises document appear in orange. These highlights refer to changes relative to the concepts we received in 2011. Click to enlarge.

The main items to note are:

( 1 )  The addition of a garden center to the new Wamart building (see my comments on this below).
( 2 )  Details are provided on the underground parking below Walmart.
( 3 )  Underground parking will be added below tenant C. The entrance and exit to this parking will be behind the building.
( 4 )  Parking lot pedestrian crosswalks have been added. Additional walkways have been added beyond the highlighted areas. There has also been an effort to adjust the parking lot alignment to improve safety.
( 5 )  The location of the main entrance from North Decatur Road had to be adjusted due to the current placement of electrical line.  The layout of the greenspace had to be adjusted in order to accommodate this change. There is still a net gain in greenspace as compared to the current site.

Walmart Garden Center: As many people may have heard, Walmart has decided to include a garden center.  This is contrary to statements made by Glen Wilkins, Walmart Representative, at our community meeting in November. We are disappointed about this, but want you to know that this does not violate their contract with MANA. In December, just a few days before the Zoning Board of Appeals meeting, Walmart corporate executives struck the “no garden center” condition from our proposed contract. Their explanation was that they wanted to sell garden supplies, patio furniture, grills, etc., and that language disallowing a garden center in the contract would limit their right to sell these kinds of items. MANA tried to come up with modified wording for the contract, but Walmart would not agree to any limitations. It should be noted that Glen Wilkins and I differ on our recollection of this conversation. I am still trying to figure out if this is a matter of semantics or if Walmart now plans to have a full garden center. The C1 zoning for the site allows them to have a garden center. Also note that the entire garden center is contained within the permissible building area set during negotiations.

Glen Wilkins recently met with the owners of Intown Hardware, Dave Jones and Tony Powers.  In my conversations with Dave, he stated that they are “concerned about Walmart, but not worried.”  Like MANA, they concluded early in this process that they would not be able to stop Walmart; therefore, they will work to differentiate themselves from Walmart in terms of product offerings and service. Dave and Tony have been moved by the outpouring of concern and support the neighborhood has shown, and they say the best way we can support them is to continue shopping at their store.

Side-by-side view of Selig concepts. Click to enlarge

MANArtistic rendition of what the side-by-side concepts look like if overlaid. Click to enlarge.

Please continue to check this website for the most recent information on the Suburban Plaza redevelopment.

The history of the big box

This Advertising Age article provides a historic perspective on "big box" discount stores:

Walmart, Target, Kmart, Kohl's Lead 50 Years of Retail Revolution: Shaking Up Retail Landscape, Big Four Discounters Reshaped Our Idea of Shopping

Creative Loafing reports on Walmart's move into cities

Follow the link to Creative Loafing's Walmart Cometh cover story, subtitled The big-box retailer and progressive's worst enemy moves closer to the heart of metro Atlanta.

Approved: Selig's Special Exception to Reduce Parking at Suburban Plaza

From the MANA Board:

Dear neighbors,

Earlier today, the DeKalb County Zoning Board of Appeals (ZBA) approved Selig Enterprises' special exception to reduce parking; this vote clears the way for the next stage in the redevelopment of Suburban Plaza. It was a very contentious meeting as many people felt it was their only venue for stating how they feel about Walmart. As noted elsewhere, Suburban Plaza is already zoned for a big box store with Walmart’s specs and the ZBA could only vote to do one of three things: accept the request, reject it, or defer it for later consideration. The ZBA voted to accept the request with conditions (see below).

MANA feels the negotiation succeeded in reaching concessions that would not have been offered otherwise. MANA was the only organization that was, due to incorporation status, able and willing to sign an agreement. Several other neighborhood groups agreed not oppose or support the special exception if Selig and Walmart continued working with MANA.

The documents that resulted from MANA's negotiations with Selig are available below.

• The Memo of Understanding (MOU) outlines non-binding agreements between MANA and Selig Enterprises. We believe Selig enters this agreement in good faith. 

• The Conditions document  lists conditions that Selig agreed to as part of negotiating neighborhood support for their request to the ZBA. 

MANA will be in touch with Selig Enterprises to continue discussions, and will continue to share information with the neighborhood as it becomes available.

- - - - - -

Local News have reported on the ZBA vote as follows:  AJC,  The Champion

MANA Statement on Selig's Request for a Parking Special Exception for Suburban Plaza Redevelopment

From the MANA Board:

Opposing Walmart’s presence in our neighborhood was never an option because Suburban Plaza is already zoned for a big box store with Walmart’s specs. The only issue on the table is the parking special exception, the question being: “Will this redevelopment plan work with fewer parking spaces than what the County requires?” Opposing the parking variance only argues for more parking, not against Walmart at Suburban Plaza.

Given this situation, the MANA Board decided to try to get as many concessions as possible for the neighborhood from Selig and Walmart. To that end, we have spent hundreds of volunteer hours
organizing community meetings with neighborhood groups, the developer (Selig, Walmart) and DeKalb County (DOT, Commissioners and staff)

• identifying concerns of our neighborhood and others
• making specific requests and recommendations (both general and specific to certain neighborhoods) to the developer and County
• seeking legal counsel
• coordinating neighborhood group exchanges and
• keeping the community informed via our website and e-news

Selig has asked MANA to support their parking variance request. This is not a decision the Board took lightly. After much consideration and discussion, the Board decided that it is in our neighborhood’s best interest to do so. In return, the MANA Board is negotiating an agreement that addresses a number of our concerns. The Boards of surrounding neighborhoods will also support this agreement. These negotiations are ongoing and we will post the contract as soon as it is finalized. Please check this space for updates.

We believe these agreements are being negotiated in good faith. Individuals, of course, remain free to form their own opinions.

Decatur residents meet with Selig/Suburban Plaza

Patch reports on a community meeting between Selig Enterprises and City of Decatur neighbors that took place on on November 30. Live blogging of the event is also posted.

Local coverage of the meeting by Decatur Heights blog: Meeting audio & live blogging of meeting

DecaturMetro shares Selig parking variance request

DecaturMetro has a summary as well as a link to the parking variance request submitted last November 2 by Selig Enterprises, relating to their Suburban Plaza redevelopment plan.

Other neighborhoods exploring Suburban Plaza redevelopment ramifications

Neighbors around Suburban Plaza have met to discuss their concerns about the Suburban Plaza redevelopment. A summary appears in the Decatur Heights Neighbors website.

MANA is working with neighborhood groups to jointly communicate our various concerns and suggestions to Selig Enterprises and our DeKalb County Commissioners. 

Where are we on the Suburban Plaza redevelopment plan?

Many people are ambivalent about elements of the current Suburban Plaza redevelopment plan. Having been invited to participate in the discussion, MANA volunteers are trying to gather information to negotiate in our neighborhood’s best interest.

Timeline

- Rumors about a Walmart coming to Suburban Plaza started circulating last summer and resurfaced recently.  For examples, see posts to Atlanta-area and Decatur blogs on June 13 (here and here), June 24, June 25, July 11, and October 14 (here and  here). The MANA website reflected most of these reports.

- A survey team was spotted at Suburban Plaza on June 27.  MANA placed calls to Selig Enterprises (owners of Suburban Plaza) but as you may recall, our volunteers' attention was elsewhere fighting the cell tower proposed for Medlock Elementary.

- Selig contacted MANA less than 4 weeks ago (early October) to notify us that they'd be filing for a parking variance, that they already had a contingent contract with Walmart and had shown their plans to the Commissioners.

- MANA quickly formed a committee to meet with Selig; this was just over 2 weeks ago. Planning for a special community meeting began immediately. Information, as was available at the time, was shared at the Oct. 24 MANA community meeting, during which we announced a special “Suburban Plaza / Walmart” meeting on November 2. This information was not yet available when the MANA newsletter went to press. Announcements about the Nov. 2 meeting were sent through MANA's email list and posted around the neighborhood and surrounding areas. Meeting notes, a schematic provided by Selig, and the Nov. 2 special meeting announcement were posted on the MANA website on Oct. 25 and picked up by several local blogs.

- The special November 2 community meeting was live-blogged by the North Druid Hills Patch. CHCA has links to other meeting summaries. MANA posted concept photos from the meeting on November 3. Notes from that meeting are now available (pdf reader software available here).

Understanding Selig Enterprise's Variance Request to DeKalb County

(1) Suburban Plaza is already zoned for a “big box” development. Selig is only asking for County approval on a variance (change) to existing parking requirements.

(2) Selig’s parking variance requests permission to develop fewer parking spots than the County currently allows. Parking spot allocation is proportional to shopping area square footage.

Number of parking spots per 1,000 square feet of floor space
DeKalb County Requirement	Suburban Plaza,  Current	Suburban Plaza, Proposed
5.5	3.9	3.91

(3) Opposing the variance does not equal eliminating Walmart from the proposal. Selig did not discuss a “Plan B” should the variance request fail. We can, however, speculate that without the variance, Selig could simply choose to abide the 5.5 parking spot/1000 sq. ft. requirement. Meeting the county’s requirement could lead to less green space, more paving, and/or decked above-ground parking.

(4) Because the proposed project is in compliance with Suburban Plaza’s C-2 zoning ("A district for general business and limited manufacturing activities, including retail sales and personal services"), Selig is not required to solicit or incorporate community feedback. MANA appreciates the opportunity to be part of the discussion and has been helping identify other stakeholders.

Next steps

(1) MANA volunteers have been collecting and summarizing feedback. This document includes a transcript of questions and comments left by attendees at the end of the Nov. 2 meeting. We have also received a number of emails (from MANA residents and others).

Concerns about Suburban Plaza redevelopment cluster around:

- traffic impact (congestion around Suburban Plaza; cut-through traffic through MANA and nearby residential areas; pedestrian safety and accessibility at Medlock/Scott/North Decatur Road intersection)
- safety / crime prevention (at current and redeveloped Suburban Plaza)
- aesthetics (desire for cohesiveness of proposed Walmart store façade with Selig remodeling concept)
- merchandising (what would / would not be sold at Walmart; reserving space for smaller/local shops)
- noise & store operation hours (impact on nearby residents)

(2) When the Selig traffic study (mentioned in Oct. 24 meeting summary) is made available, MANA will relay it to the community through this website.

This is an ongoing process. Please send feedback to medlockassoc@gmail.com and your DeKalb County officials. Your continued patience and participation in this process is greatly appreciated.

Suburban Plaza / Walmart Meeting

Re: our November 2 meeting, we are typing up our notes about the meeting and will share those in the very near future.

Thank you all for a great meeting!

If you have questions or comments, please email medlockassoc@gmail.com

Below are a few images shared by the Selig and Walmart representatives who attended the meeting. Click to enlarge. Please note that these are concepts and not finalized versions. Your feedback is welcome.

Suburban Plaza concept: view from N. Decatur Rd.

Walmart concept: entrance

Walmart concept: frontage

Walmart concept: grocery section

Suburban Plaza concept: refacing

Suburban Plaza concept: remodeled walkway (this represents the area currently near BigLots), with added skylights. 

Suburban Plaza Development: Info Meeting [Nov. 2]

click to enlarge

One of the items discussed at our community meeting this week was the redevelopment of Suburban Plaza.

Because so many people stand to be affected, an information meeting has been set for November 2. This meeting is open to all. We expect representatives from Suburban Plaza, Walmart, and local government. We ask that folks refrain from parking in the lot across the street from the N. Decatur Presbyterian Church (i.e., Relish Salon, Natural Buzz, etc.) as this interferes with their business. Thank you in advance for being neighborly :)

MANA representatives (as well as other stakeholders in the area) have met with Suburban Plaza representatives. Here are the highlights of what we know so far:

- that the developer is very interested in working with the community: they want this project to be a success for everyone involved. They have requested and accepted feedback about the appearance of the site, also, about the community being extremely concerned about "look" of the site fitting into our neighborhood. They are aware that we are interested in a walkable intersection and in making the area around the Plaza safe for pedestrian, cyclists and drivers. They have shared this concept for the site:

Suburban concept: click to enlarge

- Selig (Suburban Plaza's owner) has ordered a traffic study (on its own dime). The intersection is problematic (as we all know!) and the county has expressed interest in improving it. But note that this intersection involves county and state roads, which complicates the process somewhat. MANA volunteers concerned about cut-through traffic and congestion were already conducting an online survey and if you are a MANA resident, we encourage you to fill that out as we ponder the future of the Medlock/Scott/N. Decatur Road intersection and traffic in our neighborhood.

- As you can see, the footprint would change. The Walmart would occupy the space (and much of the parking area) currently occupied by the thrift store and the discount mattress store. The Walmart would feature 500 underground parking spots; Walmart would pay for this. The store would boast 147,000 sq. ft. of space; approximately 40,000 sq. ft. would be dedicated to groceries. Because groceries are a big part of the plan, other groceries would be excluded from the Plaza in the foreseeable future. 

-  In addition to adding Walmart, Selig would also reface all other buildings in the plaza, for an updated and unified look.

- Selig has spent the last 6 years trying to develop Suburban Plaza. Other plans have not borne fruit. Trade Joe's was NOT interested in this site. Walmart has been the only vendor with the desire and funds necessary for this redevelopment.

- There is concern about some of the businesses already at Suburban Plaza and nearby. Will they be able to stay? How will Walmart's presence affect them? We do not have full information on this. Some stores have leases in place. Others are doing very poorly financially and are not paying rent but rather, a percentage of their profits. MANA representatives have voiced these community impact concerns and Walmart has responded positively. For example, the store would not feature a garden center (this was a concern for Ace Hardware fans) but will offer some hardware (not a big concern--we know that the shopping experience, advice and help offered by Ace Hardware staff is beyond comparison and will continue to bring costumers in). The Walmart would not feature an auto center. The developer is also interested in attracting "junior anchors" i.e., smaller stores. There is no information as to who these stores might be; MANA has argued for restaurant space and outdoor seating if possible, and also for smaller rental space to attract local businesses. Your feedback is welcome!

- {Edit to original post} Suburban Plaza is already zoned C2 which allows for big box stores. Selig will be requesting a variance for parking.  They plan to file this request in late November and could be approved before the end of the year.  The earliest this project would start would be spring of 2012.  Selig estimates that the contrstruction will take 18-24 months to complete.

If you have any questions or suggestions, please contact medlockassoc@gmail.com

MANA Meeting of June 27, part III: Comments and Q&A with K. Gannon

Kathie Gannon, DeKalb County Commissioner for Superdistrict 6, was kind enough to attend our meeting and take questions.

As noted in other reports here and elsewhere, she explained the county has been approached by Selig. Responding to a question of what was her "feel" about the Selig/Walmart proposal, Ms. Gannon said she had a sense they have been in talks for a long time. Ms. Gannon noted that the Walmart proposal would not need significant variances, just a parking variance and a setback on an already paved area; these requests would be handled by the zoning board of appeals and the community would be able to provide feedback at that point. The proposal calls for tearing down the structure from the thrift store to Picadilly Cafeteria, and for 3 curb cuts: one at Medlock Rd., one at North Decatur Rd., and one at Church St.

Ms. Gannon confirmed the proposal requested financial assistance from the county; all her statements suggested she is opposed. An audience member asked where are things now, Ms. Gannon said they presented their proposal, the commissioners listened, and that was about it. In response to "what did Walmart ask for", Ms. Gannon replied it was a TAD (tax allocation district) request, meaning that tax would be held at a certain level for a certain period of time, and that this only works if the school board is willing to be part of the process.

An audience member asked why property assessments went up so drastically for some people and went down for others? Ms. Gannon noted that new rules require that calculations take into account the number of foreclosures, which has never been done before.

On the topic of taxes, Ms. Gannon said the millage rate will go up, however, that people should be aware that this will be the first increase from the county in 10 years. All other increases have been driven by the Dekalb County school board, which receives the majority of moneys collected from property tax.
[N.B., a quick visit to the Dekalb County Tax Commissioner website shows that for year 2010, the county drew 16.86 mills, while schools drew 22.98 mills. As reported here, the proposed new millage rate will add 4.5 mills to the 2010 rate, bringing the county's millage rate to 21.36. If the word "millage" confuses you, remember it's just the property tax rate calculated per $1,000, instead of the more familiar percent (per $100).]

On a different topic, a neighbor asked about speed bumps on Sanford Rd. Ms. Gannon suggested the neighbor contacts Gannon's office for additional information on that process.

MANA Meeting of June 27, part II: Zoning and Medlock Elementary updates

Medlock Elementary Status Update

In a phone call to MANA President Kathryn Firago, Dan Drake (Director of Planning and Forecasting DCSS) shared that the current plan for Medlock Elementary is as follows:
1. a short-term lease (~2 years)
2. use of Medlock Elementary as classroom space for students displaced during the construction phase of a 900-student elementary school (aka Fernbank Elementary)
3. again make the Medlock school available for leasing

Also see below.

Zoning Updates

Our thanks to Theresa Same, MANA's zoning guardian angel! Below is her summary of the projects she is monitoring.

* North Dekalb Mall - They are planning to add a Golden Corral to the area - a free standing building at the NE corner best known as the location of the carnival rides. They are asking for a variance on parking and signage. Area is already paved and the sign variance has to do with going over the square footage as they want to do 3 signs.

* JD Byrider - Some of you may have noticed blue signs outside what was formerly JD Byrider. They are asking for a parking variance to add a medical building. Appears to be an improvement and an appropriate use of the property.

* Dash - If you aren't aware of this yet, Dash is at the corner of Woodridge and Scott where the Udipi use to be. They are permitted and zoned to be a restaurant, but are running the place like a night club. There are several neighbors in the area who are irate - rightly so and have been working hard to get it shut down or at least enforce restaurant hours. Several neighbors in the area working hard to get the County to do something about this problem and MANA is doing what we can to support them. Claire French has spearheaded this effort and has recently drafted a letter to Burell Ellis for the MANA Board. Upon approval by the MANA board, letter will be sent to B. Ellis.

* Suburban Plaza - Many of you may have heard the Walmart rumor by now. What we do know is that Selig (owners/developer) is in the exploration phase with Walmart, but that no deal has been reached. Selig met with Rader's office and is looking for public funding to redevelop the property (no promises of any type have been made by Rader's office). They are proposing to do an urban/smaller store with underground parking - big $$ investment. They have the zoning to put a big box store on this property, so the biggest thing standing in their way is money. This will likely be a long process and may not result in anything. I know that many folks are very unhappy about the prospect of Walmart in the area - some on facebook are saying the neighborhood should fight it. I have to admit it is not my first choice. But at this point I have not seen plans and cannot necessarily say it is a bad thing. The development Selig did on Howell Mill with a Walmart is not unattractive. Yes, any successful redevelopment of the property will increase traffic. I would hope that with the redevelopment of the area that we might be able to discuss improvements to the intersections and add pedestrian/bike friendly improvements. We are waiting to hear back from Selig.

* Medlock School Closing and Interviewing of interested parties - I have been working with Tanya, Patrick and Kathryn on the school closure and interviewing of groups interested in leasing the property. At this point, we've interviewed and supported the further exploration of leasing the property to the International School and Congregation Bet Havrim. Although there is some preference to keep the property a school, we thing either would be a good fit with the neighborhood and for the property. CBH is looking for a long term lease while ICS is willing to take a shorter term.

* Medlock School and T-Mobile Cell Phone Tower Proposal - It looks like the discussion and vote will likely take place in July. I would encourage folks to continue to write letters to the school board. It is important to not let up on this.

* Courtesy/Vol Repair - It looks like Vol Repair has moved into the new Courtesy dealership. They are an established business with many years under their belt. They do not require a zoning change, so the neighborhood was not notified. The good news is that for the size of the building/property, they are a small group. [Note: when this was discussed at the MANA meeting, audience members noted they've been doing business already they have no problems to report.]

* Intown Hardware - Some of you might have noticed that Intown Hardware has taken over the lawyers property and increased their garden center. I was so happy to see the Workers Comp billboard come down. I was able to help with this rezoning last fall. I think as time goes on, they will continue to make improvements to the parking and street front area.

* Watch for any movement at other dealerships

* Majestic Manor - Other wise known as that hole up on Lawrenceville Highway. No updates.

MANA Meeting of June 27: part I

We had a great meeting! Below are meeting notes by Beverly Monroe, MANA Secretary.

Additional coverage on zoning and the business fair will be available in separate posts a.s.a.p.--it's too much to fit in here!

If you are interested in volunteering or have questions, contact MANA at medlockassoc@gmail.com.

Neighbors gathering before the business fair.

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President Kathryn Firago welcomed everyone to the meeting, and introduced the
businesses represented at the business fair. Attendees then spent the first part of the
meeting circulating around the room, talking to the various people promoting their
businesses. [Look for business fair post(s) coming soon]

The remainder of the meeting was devoted to announcements, committee reports, and
news of the neighborhood and community. Kathryn reminded everyone that it was the
beginning of a new fiscal year, and invited them to join or renew memberships.

Yard Sale - Beverly Monroe
• October 1
• Recruiting those interested in helping plan

Budget and Membership - Judy Perras
• Treasury balance- $4,950.43
• Current spending to go to buying MANA shirts and vests

Neighborhood Watch- Barbara Dalton
• Considering providing stickers for homes, “No Soliciting – MANA”
• Possibly free to neighbors
(the audience liked this idea, MANA will follow up on it)

Newsletter – Stephen Perras
• July 1 deadline for articles
• Delivery- mid July

Senior Dinner – Kathryn Firago
• 50’s Theme- costumes, decorations
• Publix and Ace Hardware donated food and prizes
• Thanked Dave Butler for cooking

Social- Kathryn
• Pool Party- August 14
• Rain date- August 21

Zoning – from Theresa Same
Theresa compiled a very thorough list of updates of what's going on around the neighborhood. These appear in a separate post on zoning.

Cell Phone Tower -- Joanne Massey
Joanne Massey outlined objections to putting the cell tower
in our neighborhood.
1- visible to entire neighborhood
2- deterrent to viable tenant for school
3- lower property values and decrease in ability to sell homes
4- restricted land use
5- relatively little financial gain for school system
6- T-Mobile to join with AT&T?

Joanne reported that she and her husband have hired an attorney and 18 other
families have joined to help pay the attorney. They need more to join with them
and encouraged everyone to keep writing the Board of Education.
Joanne is looking into a Medlock overlay, a livable community initiative that
involves an application for a grant to bring about a vision for the future for
the neighborhood.

Kathie Gannon, Commissioner
• Encouraged neighbors to help pay for the attorney and to attend school board
meetings. July 11 is when they might vote.
• Currently issues are being identified for 2012 election of CEO and board members.
• Suburban Plaza Walmart- Kathie and Jeff Rader met with Walmart. The proposed plan is to
tear down stores to Piccadilly and build underground parking. The area is already
zoned, but they would need a parking variance. The Zoning Board of Appeals
meeting would be a time for community input. Walmart is asking for Economic
Development Incentive money.
• Community Based Plans Overlay- an application for funding through ARC grants.
These are federal funds matched by the county.

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Suburban Plaza non-update

CHCA has a good summary of what is known so far, please go to http://clairmontheights.org/node/2115

MANA inquiries to Commissioner Rader resulted in a pretty much identical email as noted above.

Druid Hills Patch has a rehash of CHCA's post and adds that coy surveyors from Wolverton and Associates have been spotted at Suburban Plaza. A quick visit to W & A's website shows that they provide the following types of site survey services: site feasibility studies, preliminary planning/ value engineering, public information meetings, zoning and land use requirements, complete site and hydrology designs, project cost estimates & specifications, securing permits & assisting with bidding process, as well as transportation, traffic, structural and subsurface utility engineering surveys.

Walmart and Suburban Plaza: status updated to RUMOR

It appears that this is not a done deal.

http://whatnowatlanta.com/2011/06/14/selig-says-walmarts-not-confirmed-for-decaturs-suburban-plaza/

MANA is also making inquiries. As usual, MANA will bring neighbor concerns to any discussion that takes place.