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
A = Answer from developer or comment from another audience member
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| Schematic of redevelopment plan. |
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| Overlay showing proposal vs. existing structures |
DeKalb Mall Development Meeting
200 chairs, probably 250-300 people
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| 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, 2nd 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?
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?
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,
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?
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.
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.
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: 2nd 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: 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
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
