Walgreens

Here are the drawings submitted by Walgreen’s developer for a Land Disturbance Permit (LDP) from the City of Brookhaven.  The site plan is too large as a jpeg, so click on the hyperlink below to open it as a pdf.

Walgreens Site Plan-LDPWalgreens Elevs -LDP

Walgreens Peachtree Elev.

Walgreens Peachtree Elev.

MARTA + Integral + Transwestern

MARTA has chosen a team from Integral and Transwestern–working under the name of Brookhaven City Center Partners–to be the developers of the Brookhaven MARTA Station site.  They were one of 7 teams that submitted.  Their proposal is built around a major civic plaza that anchors the Peachtree Road side, with a wide green promenade leading from the plaza to  Apple Valley on the east.  It will be a “continuous urban park” in their words.

They are proposing a boutique hotel and an office building along Peachtree, with senior housing, multi-family, civic space and some local retail on the Apple Valley side.  They would like to slow down traffic on Apple Valley and re-design it as a neighborhood street.  The entire development will be focused on pedestrian access and use.

Here are some artist’s sketches. [Note:   The photos shown in the Atlanta Business Chronicle article announcing the selection derive from the LCI Study and a 2008 consultant’s study and have no relationship to Brookhaven City Center Partners’ proposal.]

Integral3bb

View from Peachtree

View from Peachtree

View from Apple Valley

View from Apple Valley

 

View from Apple Valley

View from Apple Valley

 

 

 

MARTA Project RFP Finalists

Below is a list of the seven developers who have passed MARTA’s RFQ (Request for Qualifications) process for Brookhaven and are permitted to compete in the RFP (Request for Proposals) process. They have been invited to meet individually with the Brookhaven MARTA-CRB to learn more about Brookhaven’s planning for the site.  You can find scheduled meetings on the City’s Public Meeting calendar at the City’s website.

 

Brookhaven City Center Partners, LLC   [The Integral Group/Transwestern with Cooper Cary Architects]

Brookhaven TOD Joint Venture     [Atlantic Realty]

Brookhaven TOD Partners LLC     [Regent Partners]

Buckingham Companies

North American/H.J. Russell

The Georgetown Company

Fuqua Development

 

 

MARTA CRB Meeting Canceled

MARTA has revised its timeline for releasing the Brookhaven Station RFP and choosing a developer.  Thus, the MARTA Citizens Review Board (CRB) has canceled its scheduled March 23rd meeting until further notice.  The next MARTA CRB meeting will be after MARTA holds its Preproposal Conference with developers, now scheduled for April 13.

The updated MARTA schedule is:

·         March 25, 2015: Request for Proposals Released

·         April 13, 2015: Pre-Proposal Conference

·         May 26, 2015: Proposals Due

·         June 24-25, 2015: Interviews Held with Proponents, Proponents Notified of Selection

·         July 30, 2015: MARTA Business Management Committee Authorizes Negotiations with Select Proponent

·         August 6, 2015: MARTA Board of Directors Authorizes Negotiations with Select Proponent

 

MARTA Citizen Review Board Updates

Brookhaven’s MARTA Citizen Review Board met each Thursday in February to sort out how we might work with MARTA and impact developers’ proposals.  We also spent time reviewing the planning history regarding the MARTA station property, beginning with the LCI study and continuing through last year’s “MARTA Charrette” study.  Now we are waiting for MARTA to select a “short list” of developers based on the RFQ.  These selected developers will then submit actual proposals in response to MARTA’s RFP.  We hope to have some dialogue with developers and play a role in the final selection, although it’s not clear that MARTA will allow this.

These are all advertised public meetings.  The next meeting is scheduled for March 23rd at 7 PM at City Hall.

Detailed minutes from the final three meetings are posted at the links below, and are worth reading if you have an interest in the MARTA Station redevelopment.

Feb. 12 Minutes

Feb. 19 Minutes

Feb. 26 Minutes

Charleston mayor: “The public realm rules”

Joe Riley has been mayor of Charleston for 39 years, gathering national and international recognition for his leadership.  He’s learned a few things along the way, as he shares with Maria Saporta….Mayor Joe Riley.  

If you want to know more, here’s a longer NY Times article about the Mayor Riley.

BPCA Analysis of Overlay Text Amendments

The BPCA supports the recent changes to the Brookhaven-Peachtree Overlay District zoning code initiated by the City of Brookhaven’s Planning Department and approved by the City Council on June 20th.  Here is a brief analysis of the individual components.

TextAmend1

The change here is the addition of the word “average” before “elevation of the finished sidewalk.”  This is to define the measurement of building height where the road slopes pronouncedly while the building maintains constant floor levels.  Alta Brookhaven on Dresden Drive is a good example.

TextAmend2

This is a detailed and clear definition of “second story.”  The previous code version did not define exactly what constituted a second story, thereby leaving it up to the Planning Director to interpret.  This allowed certain developers—Walgreen’s, for example—to try to “game” the requirement and argue that a mechanical and storage popup on the roof of a one-story building constituted a “second story.” The new definition ensures that designers must comply with the original intent of the Overlay.

TextAmend3

The original Overlay code version did not specify parking requirements for restaurants, leaving it up to interpretation as to whether they were “commercial” or “retail.”  Neither the commercial or retail requirement is adequate for restaurants, and we can see the potential effects along Dresden where multiple restaurants have opened with minimal parking capacity.  Additionally, in most districts of Brookhaven’s Zoning Code (inherited from DeKalb County), restaurants are allowed to add patio or outdoor space up to 50% of their indoor floor area without increasing parking capacity.  The theory has been that people either sit inside or out—not both.  However, this is patently untrue as we can see at Hudson Grille and Mellow Mushroom, thereby allowing restaurants a 50% expansion without providing additional parking.

 This amendment addresses both issues and ensures that new developments will provide parking better matched to actual use.

TextAmend4

This amendment allows businesses to have sidewalk signs, and carefully spells out their size, material and location.

TextAmend5

This is a rather subtle legal distinction geared to strengthening the City’s argument that residential density is not specified in the Overlay language, and therefore the underlying zoning district establishes it.  Effectively, this means that new projects along Peachtree in C-1 districts (think Hastings site) will have to apply for a Special Land Use Permit or for rezoning of the underlying zoning district if they want to include housing in their development. While clearly not the intent of the Overlay, which intends to entitle property for mixed-use, this interpretation does allow additional public input and review.  The public input and review period often encourages developers to put forward their best effort and think more deeply about public space aspects of their projects.

TextAmend7

This text amendment is a key change from BPCA’s perspective.  Section 27-915 lists zoning provisions which cannot be waived or altered by variance.  Previously, the second floor requirement could be waived by the Zoning Board of Appeals through a developer’s variance request—as was the case with the new veterinary clinic going up next to General Hardware.  This is no longer possible.

 

 

Bellaire Decision Delayed Until Nov. 20

The Brookhaven Zoning Board of Appeals (ZBA) deferred a decision on the Tomlinson family’s request for approval of a 6 story apartment project at the corner of Bellaire Drive and Peachtree Road for 6 months to give neighbors and the Tomlinson family more time to reach a reasonable solution.  About 75 neighbors showed up at the public hearing in opposition to the proposed project.  Many were disappointed with the deferment.

It’s an open question whether the Tomlinson family will lower their expectations on development density–and therefore price–on the property.  Until that happens, neighbors are intent on keeping any new development on hold.

See “Original Story” and other notes in the Brookhaven Overlook thread (Updates, bottom right).  If you want to see the current site plan, click here.

Brookhaven Overlook Update

A good up-to-date description of Brand Properties’ proposal for Bellaire/Peachtree corner can be found at this link http://www.buckheadview.com.

Press Release

Brookhaven-Peachtree Community Alliance lays out positive development goals for city of Brookhaven candidates.

Atlanta, GA, September 25, 2012:  Leaders of the Brookhaven-Peachtree Community Alliance presented their vision for the Peachtree Road corridor in the new city of Brookhaven at an education session for Brookhaven mayoral and council candidates and the Governor’s Commission. The event was organized by GA Senator Fran Millar and State Representative Mike Jacobs, and hosted by the city of Dunwoody on September 24, 2012.

BPCA board member Jack Honderd presented history behind the Brookhaven Overlay which began in 2004 with the group’s effort to pursue a Liveable Cities Iniative study for the Brookhaven’s Peachtree Road corridor.  The objective of the presentation was to explain the BPCA vision, and its benefits to the new city of Brookhaven in order to solicit support for the BPCA’s pro-development goals, the existing LCI Overlay ordinance and the need for consistent enforcement of the zoning code.

The key points outlined in the presentation were:

● The Liveable Cities Initiative study was a community effort which began eight years ago.  It was inspired by the desire of residents to create a town center on the Brookhaven MARTA site, which would serve as a community gathering place and the heart of Brookhaven.

● The LCI study recommendations and vision encourage citizen engagement and strengthen community through the creation of mixed use developments with economic vitality and a walkable city environment.

● The Brookhaven Peachtree Overlay Ordinance, adopted in 2007, is the actual zoning code that embodies the LCI study recommendations and incentivizes positive development.  Jack Hondred described this as “very important as we form our new identity as Brookhaven-ites”. The BPCA leaders further encouraged the Governor’s Commission and the future Brookhaven City Council to import existing DeKalb County zoning, especially the Overlay, without changes given the community time and money spent developing it over the past eight years and continue the success achieved with Village Place on Dredsden Rd..