DeKalb's Comprehensive Land Use Plan needs additional review and input

Commissioner Jeff Rader requested that we distribute his message below, to share his concerns about the DeKalb County Comprehensive Land Use Plan which, in his opinion, requires more review before it is approved. See the relevant files and his concerns below

DeKalb County Comprehensive Land Use Plan 2050

Comprehensive Land Use Plan Resolution

Agenda Items (July 12)

"This document should get a lot of review and comment from the public, particularly our ITP neighborhoods represented by CAN.

The most notable section is the creation of a new extensive “Walkable Neighborhood” Character Area which, if you review the map on p 42, encompasses much of D2, D3 and D4.  To me, it is problematic because it suggests disrupting current stable patterns of development with the introduction of more mixed use and higher density housing without a strong foundation of infrastructure, including street grid, bike/pedestrian , and public amenities necessary to support the evolution they prescribe for the Character Area. 

Note also the zoning table, which eliminates R-100 as a compatible zoning classification and suggests new uses more extensively distributed throughout the new “Walkable Neighborhood” areas.

As you know, our stakeholders intensively negotiate new urban development serving our neighborhoods to insure the density, diversity of use and development design actually perform as advertised.  In my opinion, this site based focus would be diluted under the new Character Area, and we would be faced with a lot of new proposals that better match a builder’s proforma rather than the community’s needs.  I believe that diffusing development through our neighborhoods would also reduce the market imperative to plan and execute truly urban projects replacing obsolete commercial districts as was accomplished at North DeKalb Mall.

In any event, stakeholders need to dissect this draft and weigh in before it goes to DCA.  Once approved by them, there will be resistance to further amendment.

I hope you can get this out and alert our neighbors that they should speak up at the public hearing on July 12 and ask for more review.

I’ve attached the plan, and will follow with the public hearing agenda item and other supporting documentation for circulation to CAN and others.  Let me know if you have questions."

 

Jeff Rader

Commissioner, District 2

DeKalb County

jrader@dekalbcountyga.gov

 

North DeKalb Mall on hold: rezoning application withdrawn

The Dekalb Cross Neighborhoods Council has been notified that Sterling Enterprises is withdrawing their rezoning application for the proposed redevelopment of North Dekalb Mall. Their lawyer, Kathryn Zickert, informed us that the project has become too expensive to proceed. At this point the owner/developer has not shared their future plans for the property. We will share more information as it becomes available.

Update 2 (12/13/18): Tomorrow's News Today adds to the discussion, suggests that forward movement was probably impeded by merchants existing leases, and that Costco remains interested.
 
Update 1: Decaturish covered the announcement.

QT rezoning SLUP (Lawrenceville Hwy)

Following up on the QT Rezoning/SLUP request at Lawrenceville Highway that we reported on last June, Theresa Same (MANA Zoning Chair) brings us this update:

With MANA zoning team support, I was able to work with the immediate neighbors to negotiate the attached zoning agreement and conditions for the QT redevelopment. In the end, we basically got everything that was requested. 

Of benefit to the community: New 10 ft wide multi-use sidewalk around the edge of their property (Lawrenceville Highway and Orion Drive), new 8 ft wide multi-use sidewalk to Harrington Drive, new painted crosswalk at both Qt entrances, and re-striping of Orion Drive as it leads up to the intersection.

Of benefit to the immediate neighbors: Replace existing wood fence at the property line with new 8 ft fence, addition of new double-sided 8 ft fence on QT side of buffer, Removing dead trees from the buffer, cleaning up and replanting the buffer, dumpster enclosure to minimize sound, and in general moving the more intense use away from the residential homes (gas pumps, lighting, underground gas tanks, etc).

The Board of Commissioner's meeting will hear this request on 11-13-2018. No opposition is expected.
UPDATE: The request was approved by the BOC on 11-13-2018.


Please review this file for high resolution site maps, elevations, signage, as well as the arborist report: Store 741 Proposed Zoning Agreement 11-12-18 rev.pdf 

 

Scott Blvd and Blackmon Dr. rezoning meeting [Oct 24]

Broome Capital proposes utilizing the space currently occupied by two houses that face Scott Blvd. to build a self-storage facility. This project will require a change in zoning (the homes are zoned residential) and they are also asking to increase the maximum building height. 

Concern: Problematic precedent
The request compromises the residential nature of the space, impacting Medlock and Tuxworth Springs homes nearby.

Two SLUP meetings for home-adjacent properties [July 3]

Neighbors received the following two rezoning/SLUP meeting announcements mid-month. They are scheduled for July 3, 2018, not exactly the most available date for most! Please attend if you can, and strategize with your neighbors to cover both meetings as they are on the same evening. 

1) Quick Trip on Lawrenceville Hwy: approval for extra gas pumps and alcohol sales
Concerns: This is complicated. It is a rezoning for a "portion" of the Clyde Shepherd Nature Preserve parcel [note: the nature preserve, although maintained by volunteers, is privately owned]. There appears to be confusion on the part of the County and the representing attorney as to how such a rezoning (for part of a property) would proceed. Additionally, the rezoning of that portion is to accommodate a dumpster which would be within the existing buffer (and putting dumpsters close to homes is a very bad idea: think noise and varmint). Right now the gas station impacts the first 4 houses on Harrington; with the new plan, it will expand its impact to the first 6 houses on Harrington. Additionally, there's the question of the desirability of allowing alcohol sales at this location, and alcohol sales seems to be driving the need for additional space and more parking.

UPDATE: Neighbors are working with QuickTrip to address issues.

2) RJ Crickets: seeks to stay open until 2am Friday-Saturday.
Concerns: The neighborhood had major issues with a prior businesses at this location that stayed open after midnight. Allowing later hours will potentially diminish quality of life for residents by inviting the same late-night problems that were experienced before:
- limited on-site parking means parking spilled onto residential streets, along with associated noise; trash was routinely left on streets/yards by business guests; cars were sometimes parked on residential front yards/lawns, resulting damages to private property
- noise and light pollution continued late into the night
- late night nuisance/criminal behavior led to safety concerns

UPDATE: this SLUP was withdrawn.

Community meeting notes (6/11/18)

Approximately 60 residents were in attendance.

Distracted Driver Bill
Representative Renitta Shannon discussed HB673, the distracted driver bill that passed recently.  The bill states that while operating a vehicle (meaning, while on the road, moving or not), drivers are not to touch their cell phones/tablets (wireless communication device) with any part of their body except for making an emergency call. Drivers may use hands-free access which means voice activation and earphones. Drivers may adjust settings (e.g., start a music or navigation app) while parked, but are not to touch the device once they are on the road. Drivers can make/take calls as long as they do so without touching the phone; drivers are not to text (already illegal) or record videos while driving. Again, note that the law applies even if a driver is stuck in traffic that is not moving. The law goes live on July 30. See this article for more details: http://wgxa.tv/news/local/all-you-need-to-know-about-the-ga-distracted-driving-bill

Scott Circle Lots

Presented by Ted Ward, MANA Parks and Greenspace Chair. Footing for a small bridge over a culvert, connecting Medlock Park to the Scott lots, is now in place. Fundraising continues towards securing funding to build the bridge.





The DeKalb Quality of Life Unit
Presented by A. Claire Farley (Community Prosecutor, Assistant Solicitor General) and Karen Scott (Code Enforcement Prosecutor, Assistant Solicitor General). In a nutshell, code enforcement used to be defined as a victimless crime; beyond reporting nuisances/code violations, citizens affected by these issues had little representation. This unit is tasked with following up on complaints, escalating cases for non-compliant offenders, and showing up in court to forcefully represent the public's perspective. We've already seen this unit at work in addressing the junkyard situation at Vol Repairs. Their presentation appears below.

DeKalb Solicitor General's Quality of Life Unit Presentation (pdf) and website.

Clifton Corridor Updates

Presented by MARTA representatives Brian Hobbs (MARTA Transit System Project Manager) and Scott Brown (Clifton Corridor Project Team Leader). There is now a preferred option for this MARTA line that would, when/if completed, run from Lindbergh to Avondale stations, connecting keep employers in the area (Emory University, CDC and DeKalb Medical). This plan is currently under the NEPA review (required before funding can be approved). Following several years of study, two finalists (Alternatives 6 and 7) emerged. Alternative 7 requires extensive underground work and therefore is too costly and Alternative 6, mostly at grade but with some tunnels, is currently the preferred solution. It would cover 8.3 miles from Lindbergh to Avondale and is expected to cover that distance in ~26 minutes. Construction would begin in 2022, operation in 2026.

As proposed... Phase 1 stops at Emory (City of Atlanta); Phase 2 would cross into unincorporated DeKalb Co.

Progress on this line is dictated by available funding; currently, funding is secured for the portion that is in City of Atlanta only. With Emory University's recent annexation, that means that existing funding stretches only as far as the Emory connection (Phase I).

The remaining portion (Emory to Avondale, Phase II) is in DeKalb County and no funding has been identified.

Phase I runs along CSX alignment, would be above-ground on Clifton Rd and would consist of light rail (think Atlanta streetcar but with longer cars, vs. MARTA heavy rail trains). Light rail cars have overhead power lines and are quieter than heavy rail (per noise/vibration analyses). The line would start at Lindbergh Station and have stops at Cheshire Bridge and Sage Hill/Briarcliff. It would wend its way to Clifton Road (with stops at CDC, Emory's Rollins buildings/Conference Center) and go underground in the portion between CDC Parkway and Gatewood Rd. The next portion (on Clifton Road) would be light rail on the median lanes; these would turn onto Haywood Drive (with a stop facing Druid Hills High) and on to North Decatur Road.

For Atlanta, decisions to move forward would be made in September. As to Phase 2, DeKalb has a master planning session coming up and transit discussions should be part of it. As these new rail systems develop, MARTA would adjust bus service to maximize access (e.g., connect this new light rail to other destinations such as North DeKalb Mall). But again, past Emory, this new line will only connect to Avondale if DeKalb County comes up with the necessary funds.

On North Decatur Road, light rail would travel two ways alongside car lanes; bike lanes would also be considered. This obviously would require some widening of North Decatur Road. The light rail cars would control crossing lights for efficient travel times. Long conversations remain ahead of us.

These stations are proposed as walk-up stations with no parking lots for commuters. Audience members asked if this will cause problems with commuters parking on residential streets; the answer was that MARTA would help provide enforcement. Should the DeKalb portion be developed, there would be stops at North Decatur/Clairmont Roads, Suburban Plaza, DeKalb Medical Center, Irwin Way, and Your DeKalb Farmers Market before reaching the Avondale station.

Preliminary plans propose several underground pedestrian crossings at our crazy 6-way intersection (North Decatur Rd./Medlock Rd./Scott Blvd). Cheers from the audience! 

We can expect additional workshops in summer/early fall for additional public input. Of course we will share that information in this space as soon as it is available.

Clifton Corridor Presentation to Medlock Community (pdf format), includes several slides with information specific to the Medlock area.

Clifton Corridor Fact Sheet (Spring 2018) (pdf)

North DeKalb Mall Updates

Presented by Theresa Same, MANA Zoning Chair.  Theresa briefly covered the same information presented in this post. 

As discussed at that community meeting on April 26, 2018, the project's scope requires an impact study. A meeting took place on June 1, 2018 (community representatives were not invited) and Smith, Gambrell & Russell, LLP, the company handling zoning for this development, shared a letter of understanding that outlines the discussion that took place then. This document was prepared by the Georgia Regional Transportation Authority (GRTA),  a state-level authority that oversees mobility and air quality for 13 area counties (DeKalb and Fulton included). The study must also be shared with the Atlanta Regional Commission, DeKalb County and GDOT District 7 (which encompasses Cobb, Clayton DeKalb, Douglas, Fulton and Rockdale counties). See the document here (pdf). The letter states the project will be built in one phase, with a completion date of 2021.

On June 13, the AJC briefly reported on the North DeKalb Mall redevelopment (currently dubbed Decatur Landing) and shared some preliminary plans [see those plans here (pdf)]. The AJC article states it will take a couple of years to finalize the plans.

One of the schematics from the proposed redevelopment. The existing structure (mall only) will be demolished and
the new redevelopment will include a Costco and residential space. Of existing tenants, Marshall's, Burlington Coat Factory and the AMC Theater will remain but they will be in newly built spaces. 

Community Meeting: North DeKalb Mall Redevelopment [Apr 26]

These are notes from tonight's meeting. If corrections are made at a later date, they will be annotated.

Q = question from audience
A = Answer from developer or comment from another audience member

Schematic of redevelopment plan.

Overlay showing proposal vs. existing structures

DeKalb Mall Development Meeting

200 chairs, probably 250-300 people

Great turnout! Photo by Maria Ginex Zorka

Dan Webb ran the meeting.

Site right now is 50 acres, town center C2

Lost tenants like Macy’s, lost others, internet sale impact

Trying to do something more market-appropriate

(Describing the site map)

New theater to the right, food hall; hardscape/courtyard outside food hall surrounded by retail and food space, smaller retail kiosks. 2 stories, 2^nd story is 2500 sq ft offices

More retail/restaurant to the west

Blank area is designed for residents 425 apts, 40-50 town homes

Residential facing floodplain

Costco, gas pumps, “power retail center”

            Lease rights/obligations to relocate Burlington, etc to that area during constructions

Hotel parcel on east side

Won’t see back of buildings

No plan for hotel, marriot-type

Have made “concessions” – accommodate path trail, would provide lighting, clean up greenspace

Early in process, zoning not filed yet, aiming May 3 deadline

ARC will review application

            Chuckles at traffic implications

Reality: C2 means any amount of retail could go in, could have significant traffic anyway due to zoning

Question about destroying floodplain?

            Make area more usable, access to N. DeKalb Mall community garden, Clyde Shepherd Nat Preserve

After ARC review 3-4 months, regional impact study in Aug/Sept then to zoning

Q: In advance of demolition, reuse/deconstruction for non-profits? Needs to be arranged well in advance. Removal of useful items for resale, benefit agencies

            A: will make a note of it

Q: is another comparable development in Atlanta?

            A: TownBrookhaven (more townhomes/units) or Perimeter Place, smaller than Avalon in Alpharetta

Q:  What about hotel?

            A: 5 story, 150 rm hotel; no more info yet. Probably Marriot or Hilton

            Q: is there enough demand?

            A: yes, lots of interest

Q: Traffic – getting out of subdivision. Orion main entrance? Current traffic patterns and how they work with development?

            A: Orion considered main entrance by owners. Traffic will be studied exhaustively, full traffic study will be available. Study larger area, when school in session.

Q: Water, seweage, potholes, what when we have a drought?

            A: Conversation about storm water, sewage. There is sewage impact and what will be increase or decrease? Working through those issues. Possibly upgrades

Q: Multi-family, is all parking for residents or do they share deck on foodcourt?

            A: probably wrapped deck

            Q: creek—construction runoff, contamination

            A: will follow law, monitored by engineering team and county

Q: Pedestrian-friendly but see huge swath of biuldings, have some pedestrian break in the middle. Excited to work with PATH,

            A: hard to see but finer level of detail should show pedestrian access

            Q: detention area: can do as an amenity vs. big mudhole

            A: will look at that

Q: Excited about development, mentioned PATH… dangerous crossing on N Druid Hills, improve access for that neighborhood

Q: using any solar or update the electrical/utilities to be more environmentally safe?

            A: have not heard of that. Question now is zoning, those other engineering details are premature

Q: Are there a lot of jr boxes/anchors in addition to Costco. As we sit in empty store, will these be Amazon-proof?

            A: there are existing tenants with right to relocate, power center is for them to relocate. Business that are doing well will relocate. Around new food court is smaller scale space for retail,

            Q: as opposed to Northlake, everything is demolished here?

            A: true

Q: Is this drawing on line/be future drawings online?

                        A: filing with County. Drawings will be available May 3 for filing.

Q: Could you tell rationale for site selection for Costco? It backs to private residences, trucks coming and going.

            A: issue being discussed; loading area sunken in Townhaven Costco. But discussion continues

Q: Left/right turns, lights. Volume is much higher than light cycle allows. Consider raingardens to catch runoff. Sufficient tree plantings. Housing is skyrocketing in cost, what is your price point on rentals, can do 10% for low-income housing? (audience claps)

            A: Does not know price points, too early. Munti-family units would be rentals. A significant would be workforce housing (for rentals).

Q: Difficult to drive around here, expect robust pedestrian/cycle access. Public greenspace, public music events?

            A: 50-acre site, there will be robust sidewalk network; focus for greenspace is no back.

                        Q: ACTIVE greenspace

                        A: will talk about it

Q: Where will PATH connectivity be located?

            A: wherever you want it

            Q: Noise? Security/safety, fence is knocked down.

            A: discussing what to do with that.

Q: PATH: we  @ LITTLE CREEK—there is very little connectivity from other side of Orion. Current sidewalk, curb cut for wheelchair blocked by guardrail. County talked of connecting across Lawrenceville a long time ago. Any way to connect to Clyde Shepherd? (clapping)

            A: Clyde Shepherd Nature Preserve is interested in being a partner, discussing

Q: Marshall Orson—housing and impact on schools, and traffic. Service to schools in cluster. School system left out of planning process. Want to support community but are you factoring school and traffic impact (applause)

            A: absolutely

Q: This may be premature, concern for current businesses. New developments look great but are bringing chains. I want to see something in this plan for “mom and pop” store, non-profits, others to be able to afford to be in this area.

            A: There are areas for smaller scale businesses. Power center is to relocate current big boxes.

Q: Plans for Emory shuttle?

            A: Heard about this recently. No details

Q: Outer loop will on outside perimeter?

            A: secondary loop more on west site, primary drive center of site

            Traffic will change a bit

Q: Conversation with MARTA – routes?        

            A: unknown, can talk more, too early to discuss

Q: Shuttle has impacted road integrity.

Q: Around property, you have Horse Farm, Clyde Shepherd Nat Preserve. Adding 400+ apts… when we don’t know full impact of other apartments recently built will impact. Valley brook Rd –one way in and out.

            A: traffic study will be more intensive than previous developments.

            Q: also impact on CSNP and Horse Farm: noise impact on wildlife/animals.  A lot of us bought in here because of canopy.

            A: this area is already developed

            Q: It will NOT be the same. You said there is no impact

            A: undisturbed in terms of current us. Fuqua was a church and 33 houses, that was more of an impact.

Q: Who is traffic engineer?

            A: Kimberly Horne

Q: you said traffic could improve?

            A: study of intersections, sync lights,

Q: more people, how can it improve?

            A: people can do a lot of things without getting in care. Some reduction in traffic

Q: if all works to plan, deadlines?

            A: May 3 + DRI process = summer DeKalb Co… so end of year, so 8-9 months. Then 4-6 months permitting, then construction can begin. It will be phased (power center built). It will be a while. Will get more info.

Q: When/how participate in regional impact—input from public?

            A: DRI review is not public, 3 public meetings, etc. that all still applies.

Q: Suggestion: people are interested in seeing comparison of current traffic vs proposed development.

            A: addressed in traffic study

Q: Trees removed, and will movies still be $6. (applause and laughter)

            A: Not known plan for area, don’t know

Q: Any renderings of looks, finishes

            A: Yes, later. There will be answers to all this later

Q: Goes to movies every week. Will leave theater up while development happens? What about Dollar Tree and Post Office?
            A: Not sure about Dollar Tree and Post Office.  Movie theater will stay open.

Q: Walking inside mall.  It’s dry and warm. Where are we going to wal\?

            A: outside

            Q: don’t want to walk outside!
            A: outside on nice sidewalks and landscape. Can’t afford to maintain malls just for walking. Walk around Costco… and they have samples.

Q: My experience, other developments, things won’t be sold. All these commitments made to people, what happens to commitments? SJ Collins is selling another Whole Foods. Don’t trust people for continuum.

            A: Will be zoned to site, only what’s on site plan can be built. Let’s say 10 years from now, they can’t just build something industrial, would need to repreat process. There will be conditions in place, targeted requirements, we’ve done this with other projects around here. The conditions can be exhaustive. Another can be a private agreement with neighborhood groups.

Q: If it goes to DRI/DeKalb Co, and they say certain components not approved, can project happen?

            A: not sure,

            Q: is deal contingent on any plan

            A: multi-family is driving current zoning

Q: similar question: townhomes would be part. Pulled out on Decatur Crossing.

            A: 2^nd phase went through which cancelled that proposal

Q:  How to stay on top of this development? The minutia. Noise of dumpsters every morning.  What noise level from trash, loading/unloading?

            A: taking notes and working through these questions. Probably will drill down to these details

Q: Why so many apts vs townhomes? So many apartments everywhere. How did you come up with the numbers?

            A: There are developers who have own data and #s that will sell or rent. Market forces. Started as all-multifamily deal. Some neighbors wanted for-sale items and that’s where that came from. I’m a realtor, believe there’s market for for-sale (applause).

Q: (something about impact of schools, families = # cars)

            A: Having this conversation with Decatur… so protective of schools. Question is what’s impact on schools? Decatur has 4 yrs of history and impact is surprisingly low. This type of use is probably not high student.

           

A: 425 units inhabited by families? Data says a lot of singles, younger couples.

           

A: Even if 425, multiply by 1.7 cars. Napkin calculation… 3,000 cars/day during commutes.  They may walk around to get breakfast but will need to drive. Traffic backs up from Lawrenceville Hwy to 85.  (applause).

A: Hospital and Druid Hills School --- new buidings coming in the area…

A: But those people are already here.

A: N Druid Hills is a high performing school, IB program expanding, grab more of that residential space than you might think. Likely to draw more students. [Orson comment] More revenue but do the broader analysis. If you draw an extra 200 students, that requires the schools to adapt. School systems get left out of these discussions.

Q: [Theresa Same] Need to clarify something, I’m part of the neighborhoods meeting group, we asked for townhomes but did NOT ask for them in addition to apartments. So looking for a reduction in # of apartments. The group did not ask to add MORE apartments.

            A: Webb said he has not been to all meetings, he just wanted to clarify the idea of 50 townhomes came from the community.

NB: if anyone wishes to send their comments/concerns to the Cross-Neighborhoods Council, email them at crossneighborhoodscommittee@gmail.com 

Q: What groups are you meeting with and will continue to meet?

            A: we have reps from Laurel Ridge, MANA, Valley Brook, N Druid Valley, Tuxworth Springs, Clyde Shepherd Nature Preserve, Good Growth DeKalb, Clairmont Heights, Horse Farm...

Clarification: there is no representative from the horse farm but during the meeting, a gentleman identified himself as being part of the cross-neighborhoods council and also representing the interests of the Little Creek Horse Farm.

Q: Look forward for progress. Ready for Costco

Q: Also happy to see development. Concerned about apartments—building more when other apts are not filled yet.  But traffic really is impacting the area.

Q: Don’t say no kids. Glad to see development but did not know this was happening until a couple weeks ago. Can we list the people listed who are in the group, who are the contacts?

            A: Need representatives, can’t have meetings of 300 people…

End of meeting

Rezoning/SLUP for North DeKalb Mall: Community Meeting [Apr 26]

North DeKalb Mall, perimeter highlighted in yellow.

After years of speculation, the redevelopment of North DeKalb Mall is gathering speed. The DeKalb Cross-Neighborhoods Council (representing residential communities in the vicinity) has met with the developer once, and strongly encourages residents in all surrounding areas to attend a community rezoning meeting, to take place on April 26 (see details below). The developer will reveal their current plan, and attendees will have a chance to ask questions, voice concerns, and later follow up with our Commissioners to provide feedback on the proposed plan. The DeKalb Cross-Neighborhoods Council welcomes feedback at crossneighborhoodscommittee@gmail.com.

As reported by Decaturish and TomorrowsNewsToday, this will be a significant redevelopment; the scope is such that the Atlanta Regional Commission must provide a local impact assessment before plans can be finalized. Because the proposal seeks to convert the property from commercial to multiple use (it proposes multi-family homes) and requests a gas pump (presumably for Costco), the developer must secure a Special Land Use Permit.

Community meeting announcement for April 26, 2018, as distributed to some neighbors.

Although we will have to wait until the community meeting for additional details about this proposal's layout, we know so far that:

the site is 40+ acres
the developer proposes:
 •  450 multi-family units
 •  a hotel (152 rooms)
 •  restaurants
 •  other retail (this would include a Costco)
 •  some current businesses (AMC Theater, Burlington Coat Factory) would remain operational during the remodel

 Please share this information with friends and neighbors.

Conditions approved for N. Druid Hills Rd. development

via Google Maps

Per neighborhood queries, we have obtained a copy of the conditions attached to the re-zoning of the property located at the old driving range (Grand Slam Golf and Baseball, 3352 North Druid Hills Rd.). This re-zoning was approved on January, 2017. Rezoning conditions were negotiated by the Leafmore Creek Park Hill Civic Association (LCPHCA).

The development will include 72 townhomes. Three acres of land at the property's east end (by Burnt Fork Creek) will be placed in a conservation trust and protected from future development. Additional permits will be needed before the driving range closes and the property is redeveloped.

Image from re-zoning document (pdf), January 2017.

The list of conditions and associated documents can be accessed here (pdf).

SJ Collins development agreement with the Community

This image highlights the new development in context (Suburban Plaza redevelopment & former site of Scott Blvd. Baptist and adjacent plots being redeveloped by Fuqua Development). Image via SJ Collins.

SJ Collins (developer of the parcel at the corner of North Decatur Rd. and Church St.), working with the DeKalb Cross-Neighborhoods Council (DCNC), signed off on a zoning agreement and conditions based on the input of neighborhood representatives.

Some highlights:

• traffic enhancements such as thermoplastic pedestrian crossings throughout, a new traffic signal and an upgrade the timing system to coordinate new and existing lights
• $100,000 towards the installation of a traffic light with pedestrian crossing at the Church St. and Milscott Dr. intersection
• 10% of the units in the multi-family residential building will be priced as workforce housing (and reserved for residents demonstrating income at or below 80% of area median income)
• these agreements apply to any future owners of this property. That includes making good faith efforts with any future adjacent developments to maintain connectivity between the properties.
• 1 acre of open public space was negotiated
• utilities will be under ground
• bike racks will be available around the development, one near the grocery store
• a contact person will be available to address concerns during the construction phase; construction traffic will be routed away from residential streets

Click on the links to see the conditions attached to this development's approval:

• Zoning Agreement (pdf)
• Conditions (pdf)

UPDATE: SJ Collins has issued a press release and their website has links to

• a flyer with development details and  
• a site plan. 
• Atlanta Curbed has some additional images here.

Site Plan per SJ Collins's website

Bonus content: The DeKalb Neighborhood Newspaper reports on this development. (10/4/2016)

Lawrenceville townhomes, SJ Collins development approved

A very quick zoning update... At last night's meeting, the Board of Commissioners approved these two nearby projects. Click on the links to see all our content on these developments:

• SJ Collins development at the corner of Church St. and North Decatur Road
• Townhome development at Lawrenceville Hwy (between Orion and Hollywood Drives)

Application hearing for proposed townhomes on Lawrenceville Hwy. [Sept 27]

This application will be heard at the Board of Commissioners meeting on Tuesday (9/27) 6:30 pm at the Maloof Building.

via Erik Spavins, President of the Greater Valley Brook Civic Association

Click to enlarge.

Neighbors,

Last Thursday, Commissioner Kathy Gannon invited several local leaders to discuss the townhomes proposed for Lawrenceville Highway between Orion and Hollywood Drives. The attendees were: the board of the Greater Valley Brook Civic Association (Erik Spalvins, Kenna Simmons, Jack Barnes, Kimberly Merritt and Elizabeth Roberts), Jim Smith (Dekalb Cross Neighborhood Council), Susan Rossi (Community Council Representative), Jane Donofrio (president of the Little Creek Farm Conservancy) and Mike Cooper (Representative of Little Creek Farm Conservancy) , Davis Fox (Policy and Projects Manager for Commissioner Gannon), and staff of the Dekalb County Planning Department.

We discussed the townhome proposal's merits, the concerns of residents and the concerns of the Conservancy board. The view of the County is that the townhome proposal is a "down zoning" - it is a less intense use of the property than could be allowed under the current zoning. According to County Staff, the zoning would allow up to 18 units per acre whereas this development is less than 11 units per acre.

Commissioner Gannon said she would like to revise the conditions drafted by the developer, the board of the Greater Valley Brook Civic Association and the County Staff. The revision by Commissioner Gannon's office is below for your review. Please let me know if you have comments. If you prefer, you should always feel free to communicate them to Susan Rossi, Commissioner Gannon's office, or Commissioner Barnes-Sutton's office.

We are still working on potential improvements to the intersection of Orion and Lawrenceville Hwy and to the public use areas of the Little Creek Park, however the off-site improvements cannot be a part of the conditions for the zoning. I will provide updates as they are available.

Thank you, Erik

CZ-16-20889

Board of Commissioners 9/27/2016

Proposed Conditions

1. The subject property shall be developed for no more than 41 fee simple townhomes, in substantial compliance with the layout shown on the site plan titled “Lawrenceville Hwy & Orion Dr.”, prepared by Planners and Engineers Collaborative, dated August 22, 2016 and attached as Exhibit A; and in substantial compliance with Elevation Plans dated 8/102016 and attached as Exhibit B. Side elevations shall have windows or other architectural features to prevent blank walls.

2. The proposed development shall be consistent with the conceptual landscaping plan titled, “Tree Replacement Plan”, prepared by Planners and Engineers Collaborative, dated August 15, 2016, and attached as Exhibit C subject to approval by the County Arborist and submitted to the Planning and Sustainability Department on August 22, 2016.

3. No vehicular access shall be permitted from Lawrenceville Highway. Access from Orion Drive and Hollywood Road shall be limited to one curb cut subject per street subject to the Transportation Division of the Department of Public Works.

4. Building facades shall have four sided architectural finishes which shall consist of brick, stone, stucco, hardi-plank or man-made equivalents (such as EIFS, architectural split block) or combination of these finishes.

5. A 50-foot transitional buffer adjacent to single-family detached residential zoned property along the southeast property line shall be established by protecting the existing trees and providing additional landscaping to enhance the buffer as approved by the County arborist. Pedestrian paths are permitted in the buffer.

6. All exterior lighting shall be screened from Little Creek Horse farm and adjacent properties, or shielded to minimize glare and keep light inside the development.

7. The townhome units shall not exceed 35 feet in height as measured by DeKalb County Code and shall be a minimum of 1,800 square feet in unit size.

8. The developer shall design, construct, operate and maintain an underground storm water management plan that is in compliance with all applicable laws and regulations.

9. A mandatory homeowners association shall be created and shall be governed by a declaration of covenants, conditions, and restrictions that shall include, among other components, a provision limiting the number of leased units to 10% of the total units. The homeowner association shall be responsible for the maintenance of the transitional buffer, open space within the property, street lighting, amenity areas, pedestrian paths and other common areas within the site.

10. Open space and common areas within the community shall be owned, maintained, and controlled by the mandatory association.  The common space areas shall be used primarily for recreational purposes; however, they may also include such features as gazebos, benches, amenity areas, walking trails and two dog walk stations with waste receptacles in common areas.

11. The park areas and pedestrian trails in the buffer shall connect to the sidewalks on Orion Dr. & Hollywood Road and will remain open to public use for the larger community.

12. The sidewalks along Lawrenceville Highway shall be a minimum width of ten feet. A minimum six-foot wide landscape strip shall be located between the edge of pavement or edge of curb of Lawrenceville Highway and the sidewalk. The landscape strip shall be planted with a low hedge to separate pedestrians and cyclist from Lawrenceville Highway subject to GDOT approval. Street trees planted at a minimum of 40 feet on center shall be planted on the southern side of the sidewalks, subject to approval by the County Arborist and the Georgia Department of Transportation. The developer shall take all necessary precautions to protect the two specimen oaks on the southwest corner of the property. These precautions include 6’ metal fencing to protect the root zones from vehicles and the storage of building materials during site development and construction. The sidewalks along Orion and Hollywood shall be a minimum of 5 feet in width. The developer shall dedicate the necessary right-of-way to accommodate these improvements.

13. Each townhome may have a fenced yard as permitted by DeKalb ordinance. The proposed development or future homeowners association may not construct a perimeter fence around the property to create a gated community. A gated drive or entrance along Orion shall not be permitted. A exit only gate on Hollywood may be permitted to reduce cut-through traffic

14.  Construction on the property will occur Monday through Friday from 7:00 a.m. to 7:00p.m. and on Saturdays 8:00 AM to 5:00 PM. Loud music during construction will not be allowed.  There will be no construction on Sundays and holidays unless such activity arises from an emergency which places the neighboring or subject property at risk of harm or loss.

15. Construction traffic will have a right-in, left-out access to the property on Orion Drive.  The applicant will inform all construction traffic that they must access Orion Drive from Lawrenceville Highway and shall not travel southeast on Orion Drive into the residential area.

16. All land disturbing activity shall be carried out in accordance with the Georgia Erosion and Sedimentation Act of 1975 and shall contain provisions for application of soil erosion and sedimentation control best measures and practices. In addition, the applicant must also comply with the DeKalb Tree Ordinance and all other best measures and practices required by County, state and federal laws.  The best measures and practices shall apply to all features of the site, including street and utility installations, storm water management facilities, drainage facilities and other temporary and permanent improvements.

17. The approval of this rezoning application by the Board of Commissioners has no bearing on other approvals by the Zoning Board of Appeals or other authority, whose decision should be based on the merits of the application before said authority.

18. Final lot layout subject to sketch plat approval in accordance with DeKalb County Ordinances, Chapter 27 (Zoning Code) & Chapter 14 (Land Development Code) before applying for a Land Disturbance Permit (LDP).

Community meeting -- North Decatur Rd./Church St. development [Sept 19]

The site, bound by Church St., N. Decatur Rd. and Milscott Dr.

Following feedback sessions with the community last July and August, SJ Collins will present final concepts of the development to take place at the corner of Church St. and North Decatur Rd. (former Naley dealership).

The 18-acre development will include restaurants, retail, greenspace and apartments. A "365 by Whole Foods" market anchors the development.

Community meeting: Comet Pub and Lanes seeks SLUP to extend hours [Aug 17]

Community meeting -- North Decatur Rd./Church St. development [Aug 16]

The site, bound by Church St., N. Decatur Rd. and Milscott Dr.

Following a feedback session with the community last July, SJ Collins will present draft concepts of the development to take place at the corner of Church St. and North Decatur Rd. (former Naley dealership).

The 18-acre development will include restaurants, retail, greenspace and apartments. A "365 by Whole Foods" market anchors the development.

Medline LCI Study adopted by DeKalb County (with community feedback)

via Theresa Same, MANA Zoning Chair

Medline LCI study area as originally conceived (2013). Yellow asterisk
marks the Medlock/Scott Blvd./N. Decatur Rd intersection. Click to enlarge.

On July 19, 2016, the DeKalb County's Board of Commissioners adopted the Medline LCI study with amendments to address concerns voiced by the community.

Background
In 2013, Commissioners Rader and Gannon's Medline Livable Communities Initiative study was funded by the Atlanta Regional Commission. The purpose: to develop a vision to guide future development of the area. The study was conducted by the Sizemore Group and was presented to the Community in June 2014.

Concerns about the 2014 study
In July of 2014, the Medlock Area Neighborhood Association (MANA), Clairmont Heights Civic Association (CHCA) and Good Growth DeKalb (GGD) drafted a letter to Sycamore Consulting (Sizemore's outreach consultants) and the Dekalb County Board of Commissioners to inform them that while we were supportive of the process and results, that we had serious concerns about proposed zoning overlay as suggested on pages 102 and 103 of the report. The main concerns, as posted here, were:

1) Our residential areas require appropriate, generous setbacks and clearly defined medium density. The Medline Study “encouraged high density mixed use development in the center of the study area, with medium density residential at the periphery, as a transitional buffer into the surrounding single family neighborhood" (p 102) while the actual zoning overlay map page 103 shows high density in the majority of the study area, often with no medium density between it and R-75 properties. The proposal also fails to include any recommended setbacks from residential property. 

2) Clearly defined medium density is appropriate for the area; high density “up to 14 floor” developments are not healthy for established residential neighborhoods and set a worrisome precedent for homeowners within and beyond the Medline LCI. Since high density is defined as "15-30 units/acre allowing up to 14 floors" per the marked-up map below, this means, for example, that our neighbors on McCurdy could have 14 story buildings in their backyard and they would have no grounds on which to oppose it. This is also true for all the cul-de- sacs coming off the east side of Woodridge, some of Woodridge, Blackmon Drive, some of Medlock Road, Eastway, Sunstede (as the Woodshed and Melton's lots are also zoned for high density). This is also true of the streets in Springdale Heights, Decatur Heights and others.

Annotated Figure 4w from the Medline LCI created by Jim Smith [CHCA]. Red outlines mark single family residential properties adjoining high density; green areas denote single family residential properties up-zoned to medium density (up to 5 stories high); yellow denotes pockets of high density on small parcels on the west side of Lawrenceville Highway.  Click to enlarge.

At that time, we presented the map above to illustrate all the areas we identified as needing transitional buffers to ensure density stopping points and protect the integrity of our established single family neighborhoods. We felt strongly that supporting the redevelopment of the Medline could be done without jeopardizing our residential communities.

Adoption of the Amended Medline LCI Plan
With the support of the Medlock Area Neighborhood Association and the Dekalb Cross-Neighborhoods Council, the Board of Commissioners passed a resolution on July 19, 2016 to adopt the Medline Regional Activity Center LCI Study and to amend the Dekalb Comprehensive Plan with Supplemental Plan Section 5.7 (Supplemental Land Use and Zoning Recommendations).

Medline LCI amendment rationale

The Medline LCI, as officially adopted. Notice slight differences from the original plan seen in the preceding map.

The approved Supplemental Land Use and Zoning Recommendations override the land use and zoning recommendations in the original Medline LCI Study. The supplement was negotiated to address the concerns of the community about the lack of transitional buffers between high density and the adjacent single family neighborhoods (with R-75 zoning).

The Original Medline LCI study is available here [pdf, 144 pages].  

The Supplemental Land Use and Zoning Recommendations are available here [pdf, 32 pages]. This file includes an executive summary for Medline LCI as well as the resolution to adopt the study with amendments.

Highlights of amended zoning and density recommendations follow.

Page 5 outlines density limits for areas abutting established neighborhoods.

Page 6 spells out the details for redevelopment along the named residential districts.

A Suitable Compromise: 
After nearly 2 years of collaboration with Davis Fox (Policy and Projects Manager for Kathie Gannon County Commissioner for Super District 6) and Larry Washington, (Senior Planner, Long Range Planning Dekalb County Department of Planning & Sustainability) we were able agree on the approved supplemented map. We feel it adequately addresses our concerns - keeping the dense development concentrated at the core with transitional buffers to protect the adjacent neighborhoods.

The Medlock Plaza Area (including what is currently The Woodshed) was the most difficult area to reconcile. It may be noted that the height approved for the Medlock Plaza lot ranges from 3-5 stories. Though there are currently no plans to redevelop this corner, the County feels it would be appropriate for the frontage on N. Decatur Road to match that of the apartments across the street. The height would then have to transition to 3 stories and be compatible with the homes across the street on Sunstede Drive and Eastway Road.

The new code has a differential height plane that will have to be observed.

Page 4 illustrates the "step down" from higher density to single-family areas.

Additionally, the community would have an active role in redevelopment of this property through the rezoning process.This supplement will serve as a blueprint for development that will be allowed in our area - especially as it pertains to the maximum heights and density that will be permitted.