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Home > Leaf Talk > Neighborhood > Zoning & Redevelopment > Briarcliff Mini-warehouses
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Briarcliff Mini-warehouses
Started July 14, 2010 @ 9:42pm by Gene Schmidt - Zoning Emeritus
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Gene Schmidt - Zoning Emeritus
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| Briarcliff Mini-warehouses | July 14, 2010 @ 9:42pm | 14 July 2010 Parnell Stubblefield presented to the adjacent neighborhoods, preliminary plans for 575 mini-warehouse units behind the Target, at the corner of Childerlee and Briarcliff. This site is 3.7 acres.
He controls a 99 year lease (with 60 years remaining) of much of the frontage property along Briarcliff down to Chik-fil-A and on NDH to the Firestone.
Presumably from advise of the DeKalb Planning Department, he is requesting change from C-1 (commercial) zoning to M (industrial). This would also require a Land Use change, but he did not have that information available.
He says he is only building one story unconditioned units along Briarcliff, and two story climate controlled units along Childerlee, so the reason for M zoning is questionable when O-D is more suitable and the allowable uses are more neighborhood friendly. He has offered to retain the existing trees along the perimeter of the 2 frontages...that may be sufficent for the Tree Ordinance, but it remains to be calculated. He is planning a brick exterior and wrought iron fencing, to upgrade the project. The planning has not progressed to account for topography, curb cuts, and run-off yet, so I anticipate a lot of changes, though he said he would consider leveling the property after timber removal. His plans also showed incorrect setback of 50' on Childerlee, which should be corrected to 75'...that will change his building locations and unit count. Plan shows building system chosen is by TBS http://www.trachte.com/ originally in 2003 and on hold until now.
We'll see if zoning and plans are corrected by the Community Council presentation on August 18th. I only hope his plans, which are full of disclaimers by a firm not registered in GA (technically a misdemeanor and inexcusable) will be prepared by a licensed firm and are more realistic.
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Last Edit: July 15, 2010 @ 7:22am by Gene Schmidt - Zoning Emeritus | |
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Henry Batten-LLCC President
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| Briarcliff Mini-Warehouse | July 14, 2010 @ 10:38pm | | At first blush, this plan sounds really terrible for the area. It is also increasing the impervious surface in the area that will cause more runoff that will eventually end up in the North Fork, causing more flooding there. I hope this plan is thoroughly vetted by everyone involved. |
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Gene Schmidt - Zoning Emeritus
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Posts: 105 |
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| Run-off | July 14, 2010 @ 11:16pm | Any development can not legally impose any more run off than currently leaves the existing property prior to construction.
Yes there can be bad engineering assumptions, but the developer is still liable to fix those. Yes there are accidents. Yes there are one time catastrophic storms, but they are too excessive to require everyone to plan for, hence the 50/100/150/500 year probabilities.
Here we have a totally undeveloped property, so the burden of water capture is the greatest on this property. Going from little or no run-off to 80% impervious will cause them to provide a very large detention structure, with loss of many storage units from the proposed plan. Though they could also provide more expensive underground storage in the large amount of paved area. Hopefully he'll hire a licensed engineer to point all that out, before he's too far into the process.
We can request a higher than normal probability...but the underlying issue is one of appropriate Zoning and Land Use. |
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Bonnie Jackson - Registrar
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| Mini-Warehouses and runoff | July 16, 2010 @ 5:36pm | | I am curious to learn if there is a creek/stream on that property, which would require a 75' buffer.The current ordinance allows very little leeway for variances in the stream buffer. |
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Henry Batten-LLCC President
Posts: 17 |
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| Creek | July 16, 2010 @ 6:59pm | | The creek is at the bottom of the property. I would have to go back over there to see if the creek is actually part of this property. The culvert for it that runs under Briarcliff Road recently collapsed. |
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Last Edit: July 16, 2010 @ 6:59pm by Henry Batten-LLCC President | |
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Gene Schmidt - Zoning Emeritus
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Posts: 105 |
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| State Waters | July 18, 2010 @ 9:07am | I have reviewed the F.I.R.M. maps of the site, and while still not updated, they indicate NO state waters on this property. There is a faint indication of water source across Briarcliff to the north, but that appears to be a drop inlet on the single family property at the corner to the north. The creek crossing under Briarcliff is well north of Childerlee and around the Bristol Condo development. This propery is higher.
I have now walked the entire perimeter of the property and see 2 swales and ridge lines parallel to Childerlee, but these may predate the Target development. As natural areas for sheet flow, they appear to be vegetated, and therefore of minimal current use for drainage. The Target property appears to have very good drainage control, the outflow from the detention pond crosses the loading access road to catch basins along the Briarcliff right of way. There is another swale along 1/2 the Briarcliff frontage on the property that is pretty deep. It apparently captures and directs the sheet flow off the property (east to west) before it reaches Briarcliff, near the middle of the frontage. The limited nature of this swale would probably not even classify this as an "intermittent stream".
So I feel pretty confident that there are no streams or state waters on this property, but have not walked the property.
Flo Wolf was correct that there is no accel/decel lane in front of this property. There is only one lane northbound in front of the property with minimal shoulder. There is a turn lane going south to the Target Loading driveway, and there are turn lanes going into the apartments across Briarcliff. I doubt the traffic count for a mini warehouse use would warrant accel/decel lanes, but that would be a later condition of plan review. |
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Gene Schmidt - Zoning Emeritus
Moderator
Posts: 105 |
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| Filing Deadline | July 23, 2010 @ 8:34am | It appears that the Developer has missed the July filing deadline, to be able to be heard by the BOC in September. As new cases are only heard twice a year, the next possible BOC hearing would be in March 2011, unless the County calendar is so light that they make an exception.
There still is the consideration that neither Neighborhood Center nor Town Center appear to allow mini warehouse uses. If in that time the NDH LCI report gets adopted by DeKalb, another set of regulations may preclude this use. |
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Last Edit: July 23, 2010 @ 8:35am by Gene Schmidt - Zoning Emeritus | |
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