The DeKalb County Board of Commissioners met March 27 to discuss the proposed redevelopment of the southwest corner of Clairmont and Briarcliff Roads. As proposed, the development, would include a RaceTrac fuel center & convenience store, Wendy's with a drive-thru, and a relocated Express Oil Change. Brookhaven resident and real estate developer Jay Gipson of The Gipson Company has the roughly 3.85 acre parcel under contract, but needs approval of his requested SLUPs (Special Land Use Permits) for the project to go forward.
As we reported earlier this month, The DeKalb County Planning Commission met Tuesday March 6 and recommended denial of the proposed development. ToNeTo Atlanta first reported on the planned redevelopment this past December. The project, comprised of eight parcels, would replace abandoned and neglected dilapidated buildings and an auto repair shop with the three aforementioned new businesses.
The March 27 meeting included commentary by Gipson as well as Michael Mullen, engineering project manager at RaceTrac. Abdul Amer, of A&R Engineering, a firm hired by Gipson to study the potential traffic implications of the project, also spoke.
Michael Mullen spoke to the positive impact that a second fuel station had on competition in the area, adding that a third would only help to ensure competitive pricing for all customers. Mullen also noted that efforts were made to ease concerns of residents and that all proper protocols and regulations were followed as it relates to the distance the new RaceTrac is from nearby schools and places of worship.
Abdul Amer presented a number of slides highlighting what he found to be minimal added traffic that the development would bring, compared to what it might bring under current zoning. He stated "the site's redevelopment will not result in a significant difference in trips compared to the site's current zoning." Amer also noted that the current combined property has a total of 14 curb cuts: eight on Briarcliff and six on Clairmont. The new development would have just four: two on each road optimally located to maximize efficiency and minimize congestion.
A number of neighbors spoke out in opposition to the development while one spoke out in favor, but with "major modifications."
The one neighbor who spoke in favor, a female resident of North Druid Hills, asked the board to "look at this as an opportunity to do something that Buckhead does." The resident claimed that Peachtree at Lenox Road in Buckhead carries 42,500 vehicles per day, whereas Clairmont at Briarcliff Road carries 47,400 vehicles per day. She claimed that the reason it "works" in Buckhead but doesn't "work" on Clairmont is that in Buckhead, new developers are asked to donate land for medians and turn lanes. [While a developer might have the land to supply a turn lane or right of way, a median is rarely if ever something a developer can provide as its not their land to donate.]
The four neighbors who spoke out against were from Sagamore Hills, Oak Grove and the Riviera Terrace condos. The neighbors voiced largely the same concerns: increased "trips," noise, and added traffic. The neighbors also said that the development "fails" on several counts and that "we can do better." The group was unified in wishing for change and not wanting this development to progress, with one resident saying "send a message that we expect better, higher quality development," but no one offered a preferred alternative.
An increase to the area's tax base was one way in which Gipson defended his project. Gipson also noted that he was approached multiple times by neighbors at some of last year's community meetings where requests were made for him to redevelop Williamsburg Village. Gipson mused that the development of perhaps a Sprouts [Farmers Market] or a Whole Foods [Market] would bring tremendous traffic to the area, far and above what his proposed project would generate.
After residents were given the opportunity to speak and Gipson and his collaborators were given the opportunity to defend their project, the staff recommendation was for a deferral of 14 days, but no longer than 30 days. Staff indicated that they need this time to further evaluate transportation improvements and ensure compliance with the "neighborhood center character area." Staff indicated that while they were originally seeking a full-cycle deferral, a recently recently received revised site-plan had them hopeful that a resolution would be reached in short order.
The Board of Commissioners voted unanimously for a full-cycle deferral for the project, meaning that it can not be presented again until at least May 22.
DeKalb County defines a full-cycle deferral as:
"Delaying an application for further review to the next cycle, sending it back to be re-heard again by the Community Council, Planning Commission, and ultimately, the Board of Commissioners. Full-cycle deferrals are usually a result of incomplete or complicated site plans or a need to allow additional public input."
Given that re-purposing the property as a public park is not only unrealistic but would also be rather unsafe, and the idea of a limited service hotel is likely not feasible, it seems as though the project, as presented, is a good, albeit not perfect, use of the space.
Gipson has not returned ToNeTo Atlanta's calls over the past few days seeking comment on the project.
What would you like to see happen to this property? Do you think the Board of Commissioners made the right decision in deferring the decision?
Please share your thoughts below