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The AJC reported this Saturday on a whale of a story… The article claims that Florida based Sembler Company is in talks with property owners and Dekalb County over the nearly 100 acres at the intersection of North Druid Hills and Briarcliff just off of I-85 (see map below). Developments of Regional Impact (DRI) like these would be quite a hefty price tag.
In fact… let’s do a bit of math on the subject. According to the AJC, one of the parcels being looked at is a 73-acre piece containing the Park at Briarcliff, a 1,017-unit complex of apartments and town-homes owned by the Housing Authority of DeKalb County (important note, Dekalb doesn’t own the land just the buildings). Based off of that acreage and unit count we could deduce the following:
Semblers Brookhaven Place Project:
Paid 66,000,000 for Peachtree Garden Apartments, or $1,315,527 an acre (50.17 acres), or $126,195 per door (523 units).
So based off of those numbers is it possible that this piece could be worth 96 million??? I seriously doubt it but i guess we will see. It is also notable that no Sembler representatives were quoted in this article making me wonder if this story is simply fishing for some news.
I also want to thank the team over at Sembler for working with me on Brookhaven Place especially Heather Correa Duffy, Jeff Fuqua and Kathy Zickert (their zoning attorney). Since my house is the closest house to the project I certainly had some big concerns. Sembler has gone into high gear to address those concerns and they have worked diligently to be prepared for numerous neighborhood meetings other than ours. I feel they have made light years of progress on the Brookhaven Place proposal. They have put together an expensive and thorough landscaping plan that certainly wasn’t required of them and I am certainly grateful.
Click Here for All of our stories about the Sembler Company
Here is a clip of the story:
By TY TAGAMI , KRISTINA TORRES
The Atlanta Journal-Constitution
Published on: 09/30/06 A Florida-based developer known for fusing big-box retail and smaller stores and restaurants with housing and offices is negotiating with DeKalb County officials to build what could be one of the biggest mixed-use projects in metro Atlanta. Sembler Co. is deep into talks with the DeKalb school system and the county housing authority about the proposal, which involves about 100 acres off Briarcliff and North Druid Hills roads near I-85.
It would bring major change to the area and could cause the relocation of highly ranked schools and perhaps 1,000 residents in a government-owned rental complex.
Click here for the Rest of the article
http://www.developingatlanta.com/documents/ajcarticle.pdf
Recent Articles About Sembler:
Recent Articles About Sembler: Brookhaven project faces opposition
Size of development, leveling of affordable housing at issue
BY SCOTT HENRY
Published 08.23.06 JULY 27, 2006
JULY 13, 2006
$400M project in Brookhaven
“This is going to change the dynamics of that whole corridor,” says Sembler’s Jeff Fuqua.
Atlanta Business Chronicle - June 2, 2006by Lisa R. SchoolcraftStaff Writer SEPTEMBER 26, 2006 Commissioners Defer Sembler Zoning Application until November
A large gathering of neighbors asked for, and commissioners voted for, a second full cycle deferral for Z-06-1729, the application filed by Sembler to rezone the property at Peachtree and Hermance. Commissioners are still meeting with departments and staff to understand aspects of the huge
Brookhaven Place
site plan. The commissioners approved the LP-06-1791 request to change the land use designation from MDR, POS, and OPR to OMX. The planning commissioner earlier recommended approval of land use changes, but recommended deferral of the zoning application. The application will again come before the commissioners in November.
SEPTEMBER 26, 2006 Commissioners Approve Contentious Apple Valley Zoning With Conditions
Zoning Application Z-06-1160 on
Apple Valley Rd
and Parkside was approved by commissioners with conditions that set a compromise between developer demands and LCI/zoning requirements. The conditions state the maximum height on the south building will not exceed an average of 60 feet (more than the LCI recommended but equal to current zoning). Commissioners allowed 20,000 SF of retail and office, which the LCI recommended against, and allowed 7000 SF of restaurant space in the south building, or more than two thirds of an entire floor. Retail and restaurant uses were not allowed in the north building, which will be closest to established homes.
SEPTEMBER 20, 2006 Contact Commissioners ASAP To Support the LCI and a
Better Brookhaven Place
!
BFCA and other community groups will again be asking for a full cycle deferral at the Board of Commissioner meeting Tuesday, September 26. The meeting will be at the Maloof Auditorium at 6:30. We need to have as many members of our community as possible at this meeting. Commissioners delayed the project once before, and this is the second time we have asked for a deferral. The BPCA along with other members of the community have met with Sembler to discuss our concerns with this project and they have told us they would not respond before this BOC meeting. Our goal is to make this a better development and support the goals of the LCI.
Community Position
Neighborhood Flyer Sample Letter/email (Word - Cut & Paste) Contact Information SEPTEMBER 15, 2006 Community Groups Request Sembler Alter Plan, But Sembler Doesn’t Have Time
On Wednesday, September 13, community groups representing approximately 15,000 surrounding homes met with Sembler and presented overwhelming support for Sembler reducing planned densities at
Brookhaven Place
to more reasonable levels. On Friday the developer’s attorneys responded that “Sembler is not in a position to make commitments regarding plan changes right now, given that the Commissioners’ are in the middle of their efforts to understand the project as proposed. For that reason, Sembler would like to let that process run its course and then get back with your group” after commissioners have made a decision. For this reason the community groups will request a full cycle deferral to give Sembler time to consider better planning.
SEPTEMBER 5, 2006 DeKalb Planning Commission Recommends 2nd Deferral of Sembler’s Zoning Request
At it’s regular meeting, the planning commission voted to again recommend to the county’s Board of Commissioners full cycle deferral for Z-06-1729, the application filed by Sembler to rezone the property at Peachtree and Hermance. The planners recommended approval of the LP-06-1791 request to change the land use designation from MDR, POS, and OPR to OMX. Five days earlier on Tuesday, August 29, 2006, the District 2 Community Council voted to recommend another full cycle deferral of the Sembler request. AUGUST 22, 2006 Commissioners Defer Apple Valley Application for Several Weeks
The Dekalb Board of Commissioners this morning voted to defer the mixed use project planned north of Dresden in the hope that the developer can redefine the plan to meet zoning requirements and LCI guidelines. The developer made several changes to the plan instead of negotiating, bringing it closer in line with neighborhood needs. But it also included redefining the two buildings as one and using the shorter building in an average to allow the 70 foot design to appear to fit within the 60 foot zoning requirements. The county disagreed with that form of measurement.
AUGUST 3, 2006 LCI Overlay District Is Now in Draft Form Being Reviewed By the County
According to Eric Bosman with Urban Collage, the Brookhaven Peachtree LCI Overlay is in draft form and was submitted to DeKalb County for initial comments. It will be reviewed by DeKalb County staff, the Community Council, Planning Commission, and DeKalb County Board of Commissioners prior to its anticipated adoption later this year. Bosman also compared the Brookhaven Place plans to the overlay draft and agreed that building height and a lack of usable open place does not meet primary LCI guidelines. JULY 25, 2006 Commissioners Defer Sembler’s Application for Rezoning
The DeKalb Board of Commissioners tonight voted for a full-cycle deferral of the Sembler project proposed at Peachtree and Hermance. The project will come before the Planning Commission and Board of Commissioners again in September. Commissioner Elaine Boyer of District 1 made the motion after neighborhood representatives from Brookhaven Club Neighborhood Association, Chalfont, Silver Lake, BPCA, and Ashford Alliance argued for the deferral. A major concern was the project continues to be too dense for the site. Sembler has agreed to perform a more in-depth traffic simulation, and community groups are already planning specific expectations for upcoming site negotiations. Commissioners Defer Apple Valley Application for One Month
The Dekalb Board of Commissioners this morning voted to defer for a second time the mixed use project planned north of Dresden in the hope that the developer and surrounding residents can reach an agreement. Among the key issues remaining to be resolved is the developer’s desire to maintain retail in both buildings and increase the height of the south building to 70 feet - ten feet over maximum zoning requirements. JULY 20, 2006 Sembler Meets with BPCA Regarding Site Plan Changes
The new site plan presented by Sembler this evening includes several alterations which begin to fit more closely with LCI guidelines: more open space along its main street, 139 fewer residential units, more respect for the 50-foot buffer, and 200 affordable apartments or condominiums along Hermance. BPCA continues to have concerns about a number of issues: commercial density remains the same (600,000 retail and 150,000 office); the lack of access points from Peachtree Road and resultant congestion is unchanged; site grading and storm water control strategy is not clear (neither to Sembler’s engineer nor us!); control of traffic cutting through adjacent neighborhoods is not addressed; and long blocks of 6 story residential buildings dominate the interior of the site. JULY 12, 2006 DeKalb Planning Commission Recommends Second Deferral of Apple Valley Project
At it’s regular Sketch Plat Review meeting tonight, the planning commission recommended it’s second deferral of 4.0 Construction’s Apple Valley project due to the developer not supplying critical planning information to the staff for proper determination, and for not yet complying with a number of zoning ordinance issues. Bill Draper, board member of BPCA, also requested a deferral so the community could continue to work with the developer to comply with LCI and neighbor issues. The developer refuses to drop his southern building from 70 feet, or remove retail from the north building, although he has agreed to meet with BPCA and neighbors regarding LCI concerns. The Board of Commissioners will consider the project at 10:00 am on July 25, 2006. JULY 5, 2006 DeKalb Planning Commission Recommends Deferral of Sembler Project
At it’s regular meeting, the planning commission voted to recommend deferral to the county’s Board of Commissioners for the application filed by Sembler to rezone the property at Peachtree and Hermance. Five days earlier on Friday, June 30, 2006, the Planning Staff announced it had recommended deferral after its analysis of the application, but at the meeting the recommendation changed due to last minute information from ARC. Of the reasons cited by board members for the need to slow the process, the LCI was chief among them. Diane Beck, president of BPCA, spoke in defense of the LCI, requesting a deferral and outlining many logical benefits of reducing project density to better fit within zoning and LCI requirements, lessen negative impact on surrounding neighborhoods and improve the quality of life for residents, employees and consumers. JUNE 21, 2006 ARC Reinterpets Brookhaven-Peachtree LCI to Fit Sembler Request
The Atlanta Regional Commission, after funding the LCI study and intending to defend LCI requirements, reversed LCI recommendations developed by DeKalb County and the Brookhaven community, and recommended Sembler’s supersized and underplanned project at Peachtree and Hermance in its current state to DeKalb County CEO Vernon Jones. In it’s Regional Review Findings released today, the ARC included but ignored the transportation-oriented concerns of many agencies and community groups in its Development of Regional Impact review (DRI). In the view of the BPCA, the ARC recommendations inaccurately claimed that many of the LCI’s requirements were met, improperly praised the developer for simple site plan changes and halfway measures, and ignored serious issues raised by other groups and agencies during the DRI analysis. JUNE 20, 2006 Community Council Calls for Deferral of Brookhaven Place Rezoning Decision
The District 1 Community Council recommended a full cycle deferral of the decision to rezone the Peachtree Gardens property at Peachtree and Hermance until the new owner, Sembler, could provide a more accurate site plan and present satisfactory answers to the many problems created by the project. The issues the Council said needed to be addressed include usable community open-space amenities, drainage along stream, density, traffic impacts, and setbacks adjacent to neighboring residential development. The Planning Commission will meet July 5 to decide to defer or recommend approval or denial, and the Commissioners will meet July 25 to determine whether to defer the application for a full cycle, or approve or deny the rezoning application. JUNE 1, 2006
Redevelopment of Peachtree Gardens Apartment Planned Outside LCI Framework
On May 31, 2006, BPCA members met with representatives of Florida-based developer, The Sembler Company, after it purchased, for $66 million, the Peachtree Garden Apartments on Peachtree Street in the LCI core study area. Jeff Fuqua, president of development for Sembler, discussed the recently announced application to rezone the property to OCR to construct Brookhaven Place, which claims to plan 1,700 residential units, including a 20-story condo tower on Peachtree, 150,000 sq ft office tower), and 600,000 square feet of retail on the 50 acre tract. The LCI land use framework recommends mostly residential, with 670 residential units and approximately 40,000 sq ft of commercial along Peachtree Street. JUNE 2006 Overlay District Planned for Core Area
In May, Dekalb County obtained $15,000 in supplemental grants from the Atlanta Regional Commission (ARC), and is currently in the process of developing an LCI-focused overlay district for the Brookhaven core study area. BPCA supports the development of the overlay district, which is the next step in the implementation of the LCI framework, and requested the county delay any rezoning applications in the study’s core area until the overlay is in place. MAY 24, 2006 Rezoning for Part II of D.C. Woodley’s
City Place
on Dresden Dr. Approved
The application of D.C. Woodley (Z-04-149) to rezone 3.35 acres located on the north side of
Dresden Drive
, between Parkside and Caldwell, to PC-2 was approved by the DeKalb Board of Commissioners on May 23, 2006. The application was deferred in 2005 until community issues were resolved and the LCI study was completed. Eric Bosman with Urban Collage, who oversaw the LCI study, reviewed the most recent site plan and told the county that the new site plan fit within LCI guidelines.
APRIL 2006 Rezoning Application on Apple Valley Deferred for Neighbor Input
Developer Robert Forros with 4.0 Construction applied to DeKalb County to rezone Apple Valley property north of Dresden to a new Mixed Use category (PCD-2) for a 70-foot high development that would include retail, although the LCI targets the area specifically for residential with some office uses. Unlike other deferrals, application No. Z-06-1104 will return to the Planning Commission on July 12, 2006, then again go to the board of commissioners for a decision. JANUARY 2006 The Brookhaven-Peachtree LCI Study Approved By DeKalb Board of Commissioner
The Planning Team, Urban Collage, presented the finished LCI study, including assessments, guidelines, and recommendations for the future of Brookhaven, to the leadership of DeKalb County. The DeKalb Board of Commissioners approved the LCI study, and plans to request additional funding from ARC to move to the next phase - an overlay district.
