Here are Meredith Ashby’s thoughts on the Brookhaven Place project that Sembler is proposing.  I thought I would post it as it points out some interesting things such as how the proposed development interacts with the LCI study for the corridor. Here are the preliminary site plans: http://bpcaonline.info/html/site_plan.html

Neighbors, 

The Sembler presentation last night was very interesting. They certainly have the support of the Ashford Park Community Association. Lots of clapping and cheers, especially when they heard a Whole Foods is coming into the development. But, there was some opposition for sure, and they asked excellent questions about increased traffic, the impact to the environment and neighborhood etc., and we asked about flooding/drainage issues.      Their answers, in my view, were inadequate: “We don’t yet have a plan for how to alleviate the flooding but it shouldn’t end up any worse than it is now” “There won’t be any increased traffic from this development” and “We promise to keep as many big trees as we can” (the engineers told me earlier, however, that they are not keeping ANY trees, they have to take out every single tree from the Shurgard building to Hermance street and from Peachtree Road to approx 20-30 feet from the Dorby Park property line … but they do have to replace with a certain number of new trees). 

    If done right, it could be a great addition to the neighborhood. However, the plans for this development are VERY dense - 10 times more dense than the Living Communities Initiative (LCI) recommendations - with virtually zero green space. There will be a 20-story condo+retail building (they are getting approval from the FAA now for this height since it is close to PDK Airport), several 5-6 story office+retail buildings, and an enormous 2-story lighted parking deck as well as other smaller parking decks for residents. Of course, all of this butts directly up against the Dorby Park subdivision and affects all properties along and near the creek.     It represents 600,000 square feet in total development, 1,700 housing units, 15 restaurants, and many many retail establishments including a Super Home Depot (which will all be underground except the Garden store). They are moving the stoplight at the OHOP back closer to where Moe’s is (Moe’s is coming out), and adding a stoplight at Hermance. Eventually, the other side of Hermance will be developed with Oglethorpe University student housing. 

    To get an idea of the density and how this will look, drive through the Sembler Perimeter Center development. The Peachtree Gardens plans have probably 2-4+ times the number of buildings/retail outlets/parking etc in approximately the same size space (50 square acres vs 42 at Perimeter).      We obviously cannot stop this development and shouldn’t, but we can support the opposition to the level of density. Joel Putterman is deeply involved in the push for less density. My hope is that they compromise to include some green space in addition to sufficiently addressing the drainage issues. However, Sembler spent A LOT of money of this property so extremely high density is important to them in order to make money on their investment. It will be very difficult to challenge.     The DeKalb County community hearing is next week (anyone know when? I can try to go) and the BOC decision is end of July. The civil and landscape engineers agreed to come over to look at our lots and answer any questions. I have their contacts if anyone needs.  

 That’s all I have for now! Thanks, Meredith
mashby@heidrick.com

Here are Meredith Ashby’s thoughts on the Brookhaven Place project that Sembler is proposing.  I thought I would post it as it points out some interesting things such as how the proposed development interacts with the LCI study for the corridor. Here are the preliminary site plans: http://bpcaonline.info/html/site_plan.html

Neighbors, 

The Sembler presentation last night was very interesting. They certainly have the support of the Ashford Park Community Association. Lots of clapping and cheers, especially when they heard a Whole Foods is coming into the development. But, there was some opposition for sure, and they asked excellent questions about increased traffic, the impact to the environment and neighborhood etc., and we asked about flooding/drainage issues.      Their answers, in my view, were inadequate: “We don’t yet have a plan for how to alleviate the flooding but it shouldn’t end up any worse than it is now” “There won’t be any increased traffic from this development” and “We promise to keep as many big trees as we can” (the engineers told me earlier, however, that they are not keeping ANY trees, they have to take out every single tree from the Shurgard building to Hermance street and from Peachtree Road to approx 20-30 feet from the Dorby Park property line … but they do have to replace with a certain number of new trees). 

    If done right, it could be a great addition to the neighborhood. However, the plans for this development are VERY dense - 10 times more dense than the Living Communities Initiative (LCI) recommendations - with virtually zero green space. There will be a 20-story condo+retail building (they are getting approval from the FAA now for this height since it is close to PDK Airport), several 5-6 story office+retail buildings, and an enormous 2-story lighted parking deck as well as other smaller parking decks for residents. Of course, all of this butts directly up against the Dorby Park subdivision and affects all properties along and near the creek.     It represents 600,000 square feet in total development, 1,700 housing units, 15 restaurants, and many many retail establishments including a Super Home Depot (which will all be underground except the Garden store). They are moving the stoplight at the OHOP back closer to where Moe’s is (Moe’s is coming out), and adding a stoplight at Hermance. Eventually, the other side of Hermance will be developed with Oglethorpe University student housing. 

    To get an idea of the density and how this will look, drive through the Sembler Perimeter Center development. The Peachtree Gardens plans have probably 2-4+ times the number of buildings/retail outlets/parking etc in approximately the same size space (50 square acres vs 42 at Perimeter).      We obviously cannot stop this development and shouldn’t, but we can support the opposition to the level of density. Joel Putterman is deeply involved in the push for less density. My hope is that they compromise to include some green space in addition to sufficiently addressing the drainage issues. However, Sembler spent A LOT of money of this property so extremely high density is important to them in order to make money on their investment. It will be very difficult to challenge.     The DeKalb County community hearing is next week (anyone know when? I can try to go) and the BOC decision is end of July. The civil and landscape engineers agreed to come over to look at our lots and answer any questions. I have their contacts if anyone needs.  

 That’s all I have for now! Thanks, Meredith
mashby@heidrick.com