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TOWN CENTER back again !
Started September 1, 2009 @ 8:52pm by Gene Schmidt - Zoning Emeritus
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Gene Schmidt - Zoning Emeritus
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| TOWN CENTER back again ! | September 1, 2009 @ 8:52pm | Hold on to your hats!
A surprise at the Planning Commission hearing Sept.1st, was the New issue #4, LP-09-15392. This was a major concern, as it was published that the BOC had applied to change the Comprehensive Plan at (North) Druid Hills and I-85. I asked Commissioner Rader about this issue when first published and he had no information. I also spoke with Gary Cornell, the District 2 rep. on the Planning Commission, and he indicated that his work kept him out of town and he had not reviewed the documents. No one on the Community Council had any details, even after their hearing on Aug. 19th.
Well tonight at the Planning Comm. hearing, it was apparently revealed for the first time as a plan proposed by Sidney Douse of the Planning staff. He is bringing back from the dead, the issue I have fought for 4 years now. The Planning Staff has decided they want to create a high density development node at North Druid Hills and Briarcliff. They want all parcels identified, so there will be no question once developers come back to the table.
THEY WANT TO SHOW ALL THE AREA FROM I-85 TO KITTREDGE PARK AS TOWN CENTER. That would now include all of Executive Park, the non-residential south side of Sheridan, The Park at Briarcliff property, plus single family up to Sheffield Glen condos, the Target Property and Firestone, all of Tulley Circle (Executive Park north), as well as all the multi-family and condo properties next to EP north.
I have worked with our Commissioners to hold on to Neighborhood Center at this intersection. Town Center allows up to 60 residential units per acre versus Neighborhood Center at 24 per acre. The Planning Department has moderated that to identify a 1/4 mile radius that would be allowed the full density, a 1/2 mile radius allowing 30/acre, and an "edge" condition that would allow 12/acre. They are requiring a token buffer of 50' which is pretty standard, but then illustrated that setback with a diagram showing only a 30' buffer. At that point a building of 45' high can be built, tapering upward at 45 degrees to full allowable height.
Unfortunately for the residents of the north side of Mayfair, they are within the 30 unit/acre portion. This will allow much higher density in their back yard.
I was as surprised as anyone in attendance. I did managed to speak a few words of disapproval on the record, as did Steve Patrick, who was there on an unrelated matter. The Planning Commission asked that this be deferred until the upcoming NDH LCI study could be done. They also asked that this be presented to the affected neighborhoods. The LCI may take another year at the current rate, so full cycle deferral is not long enough to allow this study to affect this change. In light of the fact that Planning Staff were the only ones with any information on this Land Use change, they agreed to a full cycle (2 months) deferral. I will request the help of our Commissioners to spell out exactly the terms of this proposal.
Gene Schmidt
LVPCA Zoning Coordinator |
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Last Edit: September 1, 2009 @ 8:53pm by Gene Schmidt - Zoning Emeritus | |
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Gene Schmidt - Zoning Emeritus
Moderator
Posts: 105 |
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| TOWN CENTER everywhere | September 1, 2009 @ 9:46pm | I forgot to mention that this goes along with last month's deferred LP-09-15425, in which the County is seeking to apply TOWN CENTER to most land lots along Buford Highway from Curtis Drive to Clairmont. This is "intended to promote mixed use and other purposes". It would specifically enable the redevelopment of 22.5 acres of apartments along Buford Highway and Curtis Drive from 300 +/- units to 1270 units of multi-family (deferred cases LP-08-14432 + Z-08-14431).
The TOWN CENTER being proposed for NDH and Briarcliff would help the application of the Bell South tower development, but is not needed. There is no specific development being proposed for this area, which makes this proposal suspicious. The Planning Staff indicates that they just want to be out in front of development, by identifying areas in DeKalb that are ready for development, and having enabling legislature in place to allow it. Once adopted on the Comprehensive Plan, individual projects would still have to be rezoned, and would have to presented to the neighborhood. But with Land Use change, this process would be much easier for the developer. It also boxes us in with much higher density and no good transportation solutions.
Gene |
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Last Edit: September 1, 2009 @ 9:48pm by Gene Schmidt - Zoning Emeritus | |
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Gene Schmidt - Zoning Emeritus
Moderator
Posts: 105 |
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| BOC hearing Sept. 22 | September 22, 2009 @ 6:14pm | After meeting with Commissioners Rader and Gannon, then meeting with the DeKalb Planning and Development staff, I was led to believe that Commissioner Rader would request deferral until March, which is what he motioned. Commissioner Gannon however felt we'd need more time to start and complete the LCI review of North Druid Hills, and with deferral of Bell South Tower project, there was no reason for staff to press forward with this application. She therefore moved for a substitute motion to WITHDRAW the application for now. This was accepted and approved by the BOC.
Land Use changes can only be submitted twice a year, which was part of the urgency for this application. It can now not be reintroduced until March 2010. If it returns, I have requested that the Center of the Town Center be moved to the intersection of I-85 and NDH, and that the transitional guidelines be amended to lower the height adjacent to single family residential (Mayfair) to 35' from the 45' shown, and/or the buffer increased from 50'. It did appear in this third presentation that the property north of Mayfair was reduced in density from 30 units/acre to 12 units per acre, since my meeting with Planning staff last Friday, but that needs to be checked if this comes back again.
Gene Schmidt
LVPCA - zoning coordinator |
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Last Edit: September 22, 2009 @ 6:16pm by Gene Schmidt - Zoning Emeritus | |
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