Brookhaven resident Jay Gipson of development firm The Gipson Company, has in recent weeks hatched a plan to have his proposed redevelopment site in unincorporated DeKalb County annexed into the City of Brookhaven. If successful, Gipson would undoubtedly have a much easier time getting his redevelopment approved, given that Brookhaven has little to lose and everything to gain by allowing the project to move forward. The redevelopment includes a total of nine parcels, totaling just under four acres, at the corner of Clairmont and Briarcliff Roads.
Gipson, who first brought his proposal to area residents last December, plans to replace the many derelict and abandoned buildings with a new RaceTrac, Wendy's and Express Oil Change & Tune-Up Clinic. The project has been delayed for months as he dealt with disgruntled neighbors and the DeKalb County Planning Commission which voted in April to deny the numerous variances and SLUPs (Special Land Use Permits) Gipson was seeking. ToNeTo Atlanta reported in late June that Gipson had withdrawn his requests.
The thinking at the time was that Gipson had withdrawn his requests to avoid the two year wait that would have resulted had he not withdrawn them and had his requests been voted down by a majority of the DeKalb County Board of Commissioners.
ToNeTo Atlanta previously supported the redevelopment plan as not perfect, but a good use of the space, given its current status and location off I-85. That said, Gipson's duplicitous behavior gives us pause in our support of him and his project. Gipson has previously indicated that he wanted to be seen as "your friendly neighborhood developer," one who is invested in the community and its wishes as much as he is invested in his development.
The saying that "actions speak louder than words" is no more true than in this instance. Gipson's actions in this case show he is not genuinely concerned with involving neighbors in a development that will unquestionably affect their quality of life. Instead, it shows, come hell or high water, he will figure out a way to get his project approved.
Brookhaven stands to gain tax revenue from the development, while its residents, none of whom live in the immediate area, don't stand to be impacted by the noise or traffic created if the project moves forward, so why would they object?
Residents of the nearby Riviera Terrace condo community, some of whom have units facing the subject property, were some of the most vocal against the redevelopment. Their primary concern was noise (and light) from the Wendy's drive-thru window late at night. Given their community is not currently within the City of Brookhaven, nor are they included in any upcoming annexation requests, they have essentially no say in the decision-making process yet stand to be most directly impacted.
If Brookhaven does annex the property and approve the project, it would be at least the second project the city would have facilitated that stands to severely adversely impact traffic for residents in the Toco Hills, Briarcliff Woods and Sagamore Hills communities.
Brookhaven's annexation and approval of CHOA's overall campus development is expected to add as many as 10,000 vehicles daily to the roads surrounding their campus, especially Briarcliff and Clairmont Roads. Children's Healthcare of Atlanta Center for Advanced Pediatrics, which opened late last month on the site of the former Executive Park Motor Hotel, is just the beginning of a billion dollar plus redevelopment of assorted property on land annexed into Brookhaven.
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| CHOA's longterm campus vision |
Signage at the subject property indicates that the rezoning request will be heard before the Brookhaven Planning Commission at a public hearing on Wednesday, September 5. A separate public hearing to discuss the annexation and rezoning request is due to be heard by the Mayor and City Council on Tuesday, September 26.
While it may seem odd for the rezoning to be heard before the annexation request, the planning commission merely makes a recommendation while it is the city council and Mayor who will actually decide the fate of the request.
While it may seem odd for the rezoning to be heard before the annexation request, the planning commission merely makes a recommendation while it is the city council and Mayor who will actually decide the fate of the request.
Both meetings will be held at City of Brookhaven Council Chambers at 4362 Peachtree Road, between TOWN Brookhaven and Oglethorpe University in Brookhaven.
Jay Gipson has not returned any of ToNeTo Atlanta's calls over the past few months including our most recent one earlier today seeking comment on the proposed annexation.
What are your thoughts on Gipson's latest move? Do you think Brookhaven should be able to approve the annexation and rezoning? If not the currently proposed tenants, what would you like to see open on this property?
Please share your thoughts below