Professional Documents
Culture Documents
WHATS INSIDE....................................................................................................................................... 2
ACKNOWLEDGEMENTS .......................................................................................................................... 3
INTRODUCTION ...................................................................................................................................... 5
Why This Process is Essential ............................................................................................................ 5
How Did We Get Here? ..................................................................................................................... 5
THE OVERLAY DISTRICT AREA ................................................................................................................ 6
PUBLIC ENGAGEMENT ........................................................................................................................... 7
Core Team Involvement .................................................................................................................... 7
General Public Engagement .............................................................................................................. 7
Online Engagement ........................................................................................................................... 8
OVERLAY DISTRICT RECOMMENDATIONS ............................................................................................. 9
Corridor-Wide Recommendations .................................................................................................... 9
Tier 1 Covington Gateway: Showcase .......................................................................................... 11
Tier 2 DeKalb Business and Lifestyle Center: Community ........................................................... 12
Tier 3 Indian Creek Wellness Community: Sustainable ............................................................... 13
Tier 4 Memorial Drive at I-285: Gateway ..................................................................................... 14
Tier 5 Educational and Cultural District: Heartbeat ..................................................................... 15
Tier 6 Hambrick Road Film & Entertainment District: Green ....................................................... 16
NEXT STEPS .......................................................................................................................................... 18
APPENDIX ............................................................................................................................................. 19
Consultant Team
Kristine Hansen-Dederick, AICP Principal, Sycamore Consulting, Inc.
Jen Price, AICP Project Manager, Sycamore Consulting, Inc.
CONTACT US
Questions about the Memorial Drive Corridor Overlay District should be directed to the DeKalb
County Planning & Sustainability Project Manager:
Sylvia Smith
Transportation Planning Engineering Manager
DeKalb County Planning & Sustainability
Long Range Planning Division
Phone: (404) 371-2299
Email: sasmith@dekalbcountyga.gov
When observed from east to west, the six Tiers create one Overlay District as shown in the
following map.
The intention behind the overlay boundary was to make the current area as concise as possible in
order to be most effective and take advantage of future growth potential for the tax allocation
district. Additional areas along Memorial Drive to the east and to the west of the current limits will
be evaluated for inclusion in a future phase.
July 30, 2016: At this kick-off meeting, the planning team announced the beginning of the
Kensington-Memorial Drive Overlay District process, the goals, key dates and opportunities
for public input. The public provided input on their vision for each tier as well as key
challenges and Bold Ideas for the corridor.
August 11, 2016: This community workshop provided an opportunity for the public to
review and discuss misconceptions and myths of the overlay project, its purpose and the full
engagement and adoption process. The public provided input on each tiers vision, potential
uses, and the theme of the Overlay District as a whole. Over 110 stakeholders were in
attendance.
September 8, 2016: The third meeting was an interactive work session. The more than 110
stakeholders in attendance received a review of the Overlay purpose and the intent for each
Tier. Individual roundtable discussions gave the public an opportunity to further shape the
Overlay District by updating or validating each Tiers vision as well as the theme and uses.
Also considered and discussed was possible allowable and non-allowable uses.
December 1, 2016: The final meeting in the process presented the public with overlay draft
plans for five of six tiers and allowed for further discussion on the sixth and final tier at
Hambrick Road and Memorial Drive. Next steps and an outlook on how the public can
continue to be engaged with the process moving forward were also explained in detail.
Online Engagement
In addition to public, face-to-face meetings online engagement was also a key component of the
outreach process. Concurrent with the kick off meeting, a project website was launched to provide
additional education and an online comment mechanism. Elements of the website included a
Frequently Asked Questions page, promotional flyers for meetings, meeting presentations, and
meeting summaries. The project website will remain active throughout the overlay adoption
process.
Engagement opportunities were also extended to the public by way of an online survey that was
developed and to garner additional comments on Tier 6 recommendations. The survey link was
distributed in person to individuals who attended the final public meeting and widely to the
community at large via the ONE DeKalb e-newsletter.
Corridor-Wide Recommendations
Control the over-saturation of undesirable land uses.
A frequent conversation among the community was regarding the need to create and implement
zoning regulations that will limit the proliferation of the following undesirable uses:
Stakeholders felt strongly that these uses already exist in abundance in each of the six Tiers and
that measures should be taken to reduce them and/or control the aesthetics of existing businesses
of this sort corridor-wide.
Promote safety throughout the Memorial Drive Corridor through a more visible police presence.
Corridor-wide safety was discussed as a major concern for the current stakeholders in the corridor
and was seen as a major deterrent to attracting new businesses and residents to the area in the
future. Stakeholders felt strongly about increasing police presence through a variety of means,
including frequent foot patrols and the establishment of police sub-stations or RoboCop stations
would go a long way towards improving overall safety. Crime may also be addressed through
improved lighting, safer sidewalks and aesthetics of local businesses. Additionally, public safety
efforts should increase incrementally with the growth of the corridor overall.
Noise pollution
Traffic and congestion
Issues with parking
Crime and safety
Allowable Uses:
Challenge Course/Fitness Trails
Community Gardens
Office and Institutional Buildings
Mixed use development including multi-
family
Outdoor recreational activities
Professional and Law Offices
Residential housing as part of a mixed use
project
Restaurants
Retail (including bike shops, fitness gear)
Senior Facilities
Youth/Recreational spaces
Typical Existing
Undesirable Uses (in addition to those discussed
as Corridor-Wide uses)
Stand-alone multi-family units
Allowable Uses
Convention and conference centers
Government Offices and Facilities
Hotels
Mixed use development including multi-
family
Outdoor activities, fields, and facilities
related to all sports
Outdoor recreational activities
Private Offices and Institutional Uses
Professional and Law Offices
Residential housing as part of a mixed use
project.
Retail, Establishments, Consumer Goods/
Services, Restaurants
Welcome Center Typical Existing
Youth/Recreational spaces
Allowable Uses
Bookstore children/adult
Challenge Course/ Fitness Trails
Community Gardens
Office and Institutional Buildings
Outdoor recreational activities
Professional and Law Offices
Residential housing as part of a
mixed use project
Restaurants
Retail (including bike shops, fitness Typical Existing
gear)
Senior Facilities
Sports Complex
Youth/Recreational spaces.
Allowable Uses
Food Truck Parks
Hotels
Office and Institutional Uses
Outdoor & indoor amusement and
recreation services facilities.
Residential units as part of a mixed
use development
Restaurants
Retail and Retail Outlets
Allowable Uses:
Art Galleries
Bookstores
Childcare facilities
Cultural food court
Educational Institutions
Food trucks
Late Night Coffee Shops
Live theater/small concert venue
Medical office
Mixed Use development
Multi-family units, Student Housing, Typical Existing
Dormitories
Office and Institutional Buildings
Open farmers market
Restaurants (cultural)
Retail Establishments (cultural)
Stadiums, Sports Fields,
Amphitheaters
Youth/Recreational spaces
YMCA
Allowable Uses:
Convention/Event Center
Co-Working Space
Film and Production Studios
Flex Space for Theatrical Stage
Employees, Moving Picture
Technicians, Artists and Allied
Crafts and Screen Actors Guild
Food Trucks
Live Entertainment (music) Typical Existing
Music & Digital Entertainment
Offices
Open Air Cafes
Restaurants (could include bars &
lounges)
Retail
It is reasonable for indoor establishments to have later hours of operation during the weekday as
compared to outdoor establishments (e.g., patio, open air caf, or amphitheater). The day-to-day
breakdown of hours should be decided upon after further an evaluation of Best Practices.
Alcohol Sales
It was generally determined that the sale of alcohol should cease one hour prior to established
hours of operation.
Staff will also evaluate additional sections of the Memorial Drive corridor for inclusion in a future
overlay extension including the area along Memorial Drive from Covington Highway going west to
the city of Atlanta boundary and the area along Memorial Drive from Hambrick Road going east to
the city of Stone Mountain.
Materials/Handouts
Meeting Agenda
Presentation
Materials available at http://memorialcorridoroverlay.weebly.com/data--presentations.html
21
Summary
Sylvia A. Smith, DeKalb County Project Manager, welcomed the meeting attendees and led the
group through introductions. She then began a presentation about the Memorial Drive Overlay
District which focused on the purpose and intent and what makes the Memorial Drive Corridor
unique. She reviewed the existing plans for the corridor such as the Master Active Living Plans along
Covington Highway and Indian Creek, as well as the Kensington Livable Centers Initiative. Key areas
of interest such as the properties at I-285 and Memorial Drive; the educational area which includes
the colleges; and the cultural node were highlighted. Quality Growth principles that provided
examples of what these centers and corridors could look like was were presented. After the
overview, Sylvia talked through the project timeline as well as the purpose and commitment of the
Core Team.
After the presentation, Jen Price of Sycamore Consulting led the Core Team through an interactive
session which included a brainstorming discussion of the Strengths, areas where there is Room for
Improvement, Opportunities and Threats along the Memorial Drive Overlay corridor. A summary of
that input is included below. At the conclusion of the interactive session, next steps were
discussed, which included the first public meeting on July 12th, the need for the Core Team to help
promote the meeting, and the next Core Team Meeting.
Strengths
Location Heart of DeKalb County
MARTA/Transit Oriented Development (TOD)
I-285 access
Colleges
Diversity
Concerned/engaged residents
Proximity to several city centers
Arterial highway
Existing businesses
Durham Park @ South Indian Creek.
Is the geographic center of DeKalb County
No congestion; Traffic moves
Stone Mountain Park
History
Gateway to/from Gwinnett County
Good sidewalks and streetscape
A variety of available land/parcels
Infrastructure and utilities already there
The people
22
Room for Improvement
Need a sense of place
Roads: Potholes
Signal timing
Lack of variety of businesses
Aesthetics - signage and existing retail structures
Declining real estate
Economic decline
Extended stay establishments (3); have an impact on schools
Jail
Crime rate: Perception vs. reality
Median: Did it kill the corridor?
o Need an alternative remedy to safety
o Median restricts access and needs upkeep
Maintenance trees, vegetation, etc.
Entrance to campus: Need investment/improvement
Disengaged residents: Involve and educate!
Conditions of Brannon Hill Condominiums
Lack of passive open space
Funding!!
Lack of incentives (TAD, Opportunity Zone)
Opportunities
An ideal location for a convention center
Colleges: Can extend to Memorial Drive into out parcels to face Memorial Drive
Entrepreneurial spirit of immigrant community
Buildings ripe for redevelopment
Large tracts of land
Public/private partnership to support new parking deck (Kensington Livable Centers
Initiative)
Connection from MARTA to college campus
Affordable student housing
Implementation Lets take action!
Aging population
Culture
HAWK signals to aid mid-block crossings
Flexibility of/in zoning standards
Can attract job producers
Community Improvement District
Can become the Epcot Center of the region (leveraging cultural diversity)
HB170: maintenance funding; vegetation clearing, etc. Funding is available on state routes
(Memorial, Covington, Clarkston)
Opportunity Zones; Tax Allocation Districts
23
Area is in the natural life cycle of businesses; will be an opportunity for regrowth here
Excess capacity on Memorial Drive can be an opportunity; can a Road Diet be considered?
A destination
Threats
Jail
Land use
Internal (County and State) policies
Perception Not as Good as other areas
Lack of plan/identity
Vision
No brand
Leadership
No marketing
Schools negative perception; not an attraction
A viable working timeline for implementing change
Lack of accountability (some businesses not taking care of property/investment while others
are)
Mindsets: In and around Memorial Drive now is the time!
Lack of incentives
Capacity is this much roadway needed? What is the optimal amount of right of way to
encourage a pedestrian oriented community?
There has been a change in working and shopping behaviors (many work from home and
shop online). There is too much capacity for how people shop and work
Balance private and public sector. Which drives the other? We need to create demand!
Lack of unified vision of what were trying to do. We need a renaissance of Memorial Dr.
24
MEETING SUMMARY
Core Team Meeting #2
July 25, 2016 | 5:00 7:00 PM
DeKalb County Government | Clark Harrison Building | 330 W. Ponce de Leon Avenue, 1st Floor |
Decatur, GA
Materials/Handouts
Meeting Agenda
Presentation
Materials available at http://memorialcorridoroverlay.weebly.com/data--presentations.html
Summary
Andrew Baker welcomed the meeting attendees and thanked them for their ideas, input and efforts
to help the County develop the Memorial Drive Overlay District. Sylvia Smith then led the group
through introductions and began the meeting presentation. Ms. Smith reviewed the purpose and
intent of the project and asked Madelyn Span to review the definition of an overlay and the process
by which it is developed and implemented. Jen Price then reviewed the input heard so far from the
Core Team and the attendees from the July 12th public meeting. Ms. Smith then presented in detail
each of the six tiers of the proposed overlay district including their boundaries, concept and
character, and proposed uses. Ms. Price then facilitated a discussion with the Core Team on their
25
reactions to the proposed scope of each tier and their thoughts on appropriate scale and density.
A summary of that input is included below. At the conclusion of the interactive session, next steps
were discussed, which included the second public meeting on August 11th, the need for the Core
Team to help promote the meeting, and the next Core Team Meeting.
General Comments:
Money, like water, flows in the path of least resistance. Lets think about the opportunities
that exist in the corridor that can be accomplished realistically and with backing from the
banks and other funding sources.
Lets be cautious about the amount of multi-family (apartments) we are promoting. We
have a great deal of inventory now, and adding more will devalue what we already have.
Perhaps make it allowable as part of mixed-use developments or in transit-oriented
developments, where residents do not have to rely on a car for transportation.
Creating this overlay district is important for when development comes back again, we will
have our vision and our zoning all cued up. We are seeing signs in the real estate market
that land sales are picking up.
We need to get stakeholders like Decide DeKalb and others involved with economic
development to the table to talk about the money environment, such as whats viable, what
incentives and programs can we offer, what are the driving market forces, etc.
How will these tiers be marketed? Seems like Covington, Kensington, and Indian Creek all
offer the same thing. How will a developer/resident/employer choose between these
areas? Is there some unique feature that can separate them?
We need more options for youth like centers, sports complexes, and activities to keep them
positive and off the streets.
26
Tier III: Indian Creek Wellness Community
Small scale center is appropriate with higher density around TOD and corporate offices.
Are we competing with Kensington? Maybe we should focus the high-intensity development
around one and not two.
We should take advantage of the MARTA station, unique opportunity to maximize the
potential of this multi-million dollar transit investment.
Following the discussion, Ms. Smith thanked the attendees for their participation, and reiterated
that the intent of the project is to lay a foundation for the future. The overlay does not guarantee
27
that the development will occur but rather shows would- be investors that the County has a vision
and has taken steps to streamline the path for implementation.
28
MEETING SUMMARY
Core Team Meeting #3
August 23, 2016 | 5:00 7:00 PM
DeKalb County Government | Clark Harrison Building | 330 W. Ponce de Leon Avenue, 1st Floor |
Decatur, GA
Materials/Handouts
Presentation
Materials available at http://memorialcorridoroverlay.weebly.com/data--presentations.html
Summary
Andrew Baker welcomed the attendees, thanked them for their participation, and asked everyone
to introduce themselves. He then asked for the attendees impression of the public meeting on
August 11, 2016 and asked each person select a word to describe the meeting. Words expressed
include: improvement, change, slower, understanding, confusion, pitchforks, informative, lack of
information, intense, not-on-same-page, frustration, and successful.
29
Comment: I felt that there were two audiences present the beginners and the advanced. There
was a disconnect because there were two levels of understanding about the project. Some folks
were there to hear what planning and zoning could do for the area, while new people just wanted
to talk about whats wrong with Memorial Drive.
Comment: I think part of the problem is that no-one knows where this project came from. No one
knows the thought process, they just need more background.
Mr. Baker stated that the County will do a better job at providing the background, but help is
needed from the Core Team to bring back the information from these meetings to the organizations
and neighborhoods represented. The County and the Core Team must work together if the project
is to move forward.
Mr. Baker then presented data on the changing demographics of Memorial Drive. Data shows
significant change from 2000 to 2013, with decreases in median income and housing values.
Poverty also rose 13% during that period. Mr. Baker stated that if the income is not there for
support, then businesses will close or relocate. The County, through this process, is look for ways to
bring back disposable income, raise property values, and bring jobs to the area.
Mr. Baker further stated that in 2003 a study conducted by the firm Robert Charles Lesser looked at
the same areas along Memorial Drive and made similar recommendations. Recommendations are
also being used from the Master Active Living Plan (MALP) and Livable Center Initiative (LCI) plans.
Mr. Baker provided this background to support his point that planning along and around Memorial
Drive is not new and that it has been going on for quite a while. That said, Mr. Baker stated that the
County needs the Core Team to go back to those they represent and discuss the basis of this
project. He urged them to think about their roles and that staff would do their part to come up
with ideas on how to better communicate and educate the community.
Comment: I agree we need to look at better ways to communicate and educate. Even though there
was confusion at the public meeting, everyone still wants the project. They are just confused on
exactly what they are getting.
Comment: I thought the meeting was very successful; we received a ton of input. It may have been
unpleasant, but it was successful.
Comment: I think we should consider putting together some frequently asked questions or other
types of collateral to support the project.
Mr. Baker then turned the meeting over to Jen Price to review the results of the public input to date
by each Tier. Ms. Price lead the group through a discussion of the handouts. The following is a
summary of the comments heard during that discussion:
31
Film and entertainment are different uses.
I think people are concerned that Tucker will get all the film and Memorial Drive will only
get the entertainment.
Just focus on the film, the other uses will come.
Actors and filming bring money into the area. Actors live here while working and want
places to eat and shop.
Bars dont create neighborhoods, so lets focus on the uses that do.
We should be asking, what are the large studios not doing, and how can we fill those needs?
Maybe partnering with schools, or creating micro-studios or incubators.
I think people are reacting and objecting to the idea of expanded hours; its really about
how these uses are being presented. I dont think we need to revise the tier, we just need
to message it better.
I think it is possible to have more than one film area in the County. We can clarify the uses
for the public.
Ms. Price continued with a discussion on the plan for the next public meeting. She stated that the
main goals will be to firm up the visions for each of the tiers and generate more discussion with the
community on Tier 6. Also, the County will present to the public that Tiers 1-5 are ready to move
forward and Tier 6 needs more definition. There will be representatives from code enforcement
and police at separate tables to handle any issues pertaining to Memorial Drive.
Comment: We are new to the project and are disappointed in the quality of the website, handouts
at the meeting, and the presentation. We deserve better, we need better information, better
maps, a better website with FAQs and a Contact Us button. With the subpar information being
provided, it seems disingenuous from the County.
Comment: I dont think Tier 6 is a problem, it just needs some education and messaging. We need
to show them the demographics and what people want. Maybe those who are attending (40+) are
not interested in the entertainment, but there are other audiences who are.
Comment: I think if you just take entertainment out of the heading, youll be fine. Keep the
allowed uses, but modify the title of the Tier.
Comment: Another issue is that in that tier, the homes are very close to Memorial Drive and there
isnt much of a buffer.
Comment: Just a thought, what about moving Tier 6 down to S. Hairston to Goldsmith? There are
nothing but tire shops and other commercial in that stretch. You would not be encroaching on
residential down there.
Mr. Baker added that the County needs help from the Core Team to get participants to the next
public meeting on September 8, 2016. He also asked that Core Team members volunteer to staff
one of the table discussions around the tiers. He added that the County will do a FAQ sheet, as
well as improve the website. He asked for the Core Team members to please sign up for a tier
table before he or she leaves the Core Team meeting.
32
Ms. Price then discussed the next steps which include a fourth public meeting and Core Team
meeting to finalize all uses and tiers. Additionally, it was noted that the overlay is subject to the
same process as a variance, and as such, other public review opportunities will occur before it will
be approved.
33
MEETING SUMMARY
Core Team Meeting #4
October 26, 2016 | 5:00 7:00 PM
DeKalb County Government | Clark Harrison Building | 330 W. Ponce de Leon Avenue, 1st Floor |
Decatur, GA
Materials/Handouts
Presentation
Materials available at http://memorialcorridoroverlay.weebly.com/data--presentations.html
34
Summary
Sylvia Smith welcomed the attendees, thanked them for their participation, and asked everyone to
introduce themselves.
Comment: Heavy trucks are parking along Memorial Drive and also in Momas Prime Time
Parking Lot.
Comment: There are businesses along Memorial Drive that arent in zoning compliance and
conditions.
Comment: Tax Relief Programs should be included to encourage owners to redo facades.
Comment: DeKalb should consider assisting some property owners with demolition of buildings
Comment: In the mixed use approval process, there were some concerns about the
developer/building completing the apartments/housing and not completing the
other parts of the mixed use. One option is to hold permits for the second phase.
At the last public meeting, the citizens proposed changing the name of the overlay district to Stone
Mountain Park District. The Core team stated that it could take infancies off the park and proposed
changing the name to Memorial Drive/Covington Hwy Overlay District.
35
Consider allowable uses - Residential units as part of a mixed use development
36
APPENDIX B: PUBLIC MEETING SUMMARIES
37
MEETING SUMMARY
Public Meeting #1
July 12, 2016 | 6:30 8:30 PM
DeKalb County Government | Sanitation Department | 3720 Leroy Scott Drive | Decatur, GA
Outreach
This meeting was promoted via frequent county-wide ONE DeKalb email blasts. Members of the
Core Team also distributed meeting information to their individual databases.
Attendees
A total of 41 individuals signed in at the meeting. Attendees included community residents,
property owners, County staff, and members of organizations such as PRISM and the NAACP.
Elected officials present included Commissioner Sharon Barnes-Sutton, Commissioner Kathy
Gannon, and State Representative Michelle Henson. The Interim CEO, Lee May, was also in
attendance.
Format
The meeting began with a brief open house period followed by a presentation. Questions and
answers were allowed during the presentation, followed by an interactive session. The full
presentation can be viewed on the project website at http://memorialcorridoroverlay.weebly.com.
Meeting Summary
Commissioner Sharon Barnes Sutton welcomed the attendees. She stated that citizen engagement
is important and she is pleased to see everyone at the meeting. She further stated that she is
excited about the Memorial Overlay District, and is looking forward to implementing impactful
projects along the corridor. She provided a summary of the evenings agenda, explaining to the
group that they will have an opportunity to look at displays and provide comments.
Commissioner Kathy Gannon greeted the group. She stated that she is excited for the project and is
as well looking forward to implementing positive change on Memorial Drive. She reiterated the
importance of stakeholder involvement. She is a long time participant in the Livable Centers
Initiative (LCI) studies and touted the success of such programs where a vision is clearly identified
by the community then ushered into place by zoning and other tools.
ICEO Lee May welcomed the group next. He stated that it is an exciting moment for the County. He
acknowledged that Memorial Drive has been talked about for the last few decades, and that this
project represents a real opportunity for real planning and concrete plans for improvements
through zoning. He stated that the project will also put guidelines together for design, so that
developments will look nice, be high-quality, and are sustainable. He stated that to accomplish this,
38
the team needs the attendees opinion and guidance, so that the vision is uniquely the
communitys.
Both Commissioners had additional comments. Commission Gannon added that she hoped the
attendees will keep open minds with regards to density and alternatives to traffic. Commissioner
Sutton added that getting young people involved is key, as the project is for their future.
Presentation
Following the welcome by the commissioners and ICEO May, Ms. Sylvia Smith, Project Manager,
began the presentation reviewing the purpose and intent of the project. She then introduced
Madolyn Spann who talked in depth as to what an Overlay District is, provided examples, and then
discussed the process for creation and implementation. Ms. Smith then reviewed the existing
plans, strategies and recommendations pursuant to the study area that lay the foundation for the
Overlay Districts preliminary boundaries and scope. She then discussed the concept of quality
growth and provided examples of possible developments for the study area.
Ms. Jen Price then continued the presentation with a review of the input heard from the projects
Core Team. The Core Team is made up of stakeholders representing study area neighborhoods,
businesses, schools and colleges, property owners and agencies such as Georgia Department of
Transportation and MARTA. The first meeting of the team included a discussion on the strengths,
improvements, opportunities, and threats to the area. She concluded the presentation with
instructions for the interactive session to follow the presentation, and next steps for the project.
Q. How can I get a copy of the MALP and other plans discussed here tonight?
A. Please visit the project website www.memorialcorridoroverlay.weebly.com to view the plans.
Q. For the Covington Gateway, why not extend the boundary down to Belvedere?
A. Our intent was to make the areas as concise as possible to be most effective, but we can extend
the boundary if everyone agrees.
39
Q. What about N. Hairston at Memorial?
A. Again, we can include it, if that is what the community wants.
Q. Are you looking at any studies of the demographics and economic base that currently exists? It
seems that you are only planning for new people and new money, and not for who currently lives in
the area and what they can afford.
A. We are looking at existing conditions, but we also have to be forward thinking and plan for the
future. We cant make predictions on everything, but there will be growth and change and we want
to be ready to capture some of that growth and change with attractive product. We either make it
available, or will we stagnate.
Q. I have been involved since the 1980s on various planning efforts. Why should I believe that now
we finally will get something accomplished here? All other places in DeKalb are failing ex.
Stonecrest, S. DeKalb Mall, etc.
A. This is not guaranteed. Just because we plan for it, does not mean it will happen. But the reality
is that millions are coming to the Atlanta region over the next decade, and they have to live
somewhere. This project is not a promise, but it can produce a tool, one with a successful history,
for facilitating some beneficial growth for the area. We cant continue to look backwards, we must
plan for the future. It wont happen overnight, but other areas have been successful with this tool.
The only thing I can guarantee is failure, if we dont do it.
Q. What is the link between this project and the proposed government center on the SPLOST list?
A. The projects are related, but separate. The SPLOST would only provide for about $35 million of
the costs for the center. The BOC is trying to decide now if we want the full spectrum of the
concept given that amount of funding. There are also other improvements on the SPLOST list, like
sidewalks and trails that would help Memorial Drive.
C: Lets be clear, the County is not doing the building here with the Overlay District, we are just
setting up the vehicle for development to move in. We must have developers that want to be
here.
C. Yes, and there is some development along Mountain Drive that is occurring in the corridor
already.
C. We dont want to wait for the development to come, before we put guidelines in place. We need
to plan and be ready for it.
Q. What about greenspace? Do we specify that now, or does that come later on the design-side?
A. That is part of your job now, to let us know your wants, needs and desires. Nothing here is
etched in stone. Lets get these kinds of conversations started.
40
Q. Have you reached out to property owners to find out that they are looking for? We are talking
voluntary redevelopment of their land. We must make sure they are on board.
A. Yes, we have reached out to property owners prior to this process and also have included some
on our Core Team.
C: There are a lot of positives in the area, NextDoor and Neighborhood Watch groups have made
the community members more connected and willing to work together. There are a lot of small
individual businesses owners along the corridor so that is a challenge we will have to deal with.
Overall, there is wonderful potential for revitalization.
Ms. Price then asked the group to please review the stations with each of the overlay areas and
provide their thoughts on boundaries and big ideas for projects and developments.
Attendees were also asked to write in their vision for Memorial Drive. The following ideas were
submitted:
Neighborhood protection, preservation and enhancements
Excellent quality of life
Live, work, play
41
Develop parks and recreation to increase tourism
Need green space
For the purpose of discussion, the Memorial Drive corridor was broken down into six (6) districts.
The public was presented with district boundaries, the intent of the zoning in that area, principle
uses and representative photos. Attendees were asked to weigh in on the district boundaries and to
provide their Bold Ideas. They were also asked to identify what makes each area unique. A
summary of input received for each district is below.
Covington Gateway
Boundaries: four (4) Yes dots (agree with boundaries); zero (0) No dots (disagree with
boundaries)
Bold Ideas:
No inclusion of library, Red Cross. Do explanation of why east side of Covington at Memorial
not included
Think about a trolley down Memorial Drive. Also bicycling trails
Extend to Belvedere Plaza
Extend down Memorial Drive from Atlanta to Stone Mountain
Indian Creek
Boundaries: three (3) Yes dots (agree with boundaries); two (2) No dots (disagree with
boundaries)
Bold Ideas:
Emphasis on senior/multifamily
Living space
Green space
Senior living units is not the highest and best use of transit oriented land
Make area a walkable space with park, walkable from George Luther Drive to Memorial
Drive
Senior living
42
Boundaries: eight (8) Yes dots (agree with boundaries); four (4) No dots (disagree with
boundaries)
Bold Ideas:
Extend boundaries southwest to Candler Road
Extend to Hwy 78
Move the jail
Be frank about crime and social issues and build answers into the plan
D&K Area
Boundaries: nine (9) Yes dots (agree with boundaries); two (2) No dots (disagree with
boundaries)
Bold Ideas:
Put a welcome center here!
Get rid of old red gas station that D&K owns
Bank
Extend to Hwy 78
Educational/Cultural District
Boundaries: 10 Yes dots (agree with boundaries); one (1) No dot (disagree with boundaries)
Bold Ideas:
No night clubs! This area could be used to support student housing and educational
services. Think bookstore, eateries, etc. Think GA Tech & GSU areas!
Area could use some green spaces for walking and transit!
Provide more housing
Provide in-house and outside venues for entertainment
43
Hambrick Road
Boundaries: one (1) Yes dot (agree with boundary); 11 No dots (disagree with boundaries)
Bold Ideas:
Mixed use, density
I think the music and entertainment will require a lot of oversight to make sure that other
elements do not develop, crime, drugs, etc. that sometimes follow entertainment.
Extend to include to Hwy 78
44
MEETING SUMMARY
Public Meeting #2
August 11, 2016 | 6:30 8:30 PM
Rock of Ages Lutheran Church | 5135 Memorial Drive | Stone Mountain, GA 30083
Outreach
This meeting was promoted via frequent county-wide ONE DeKalb email blasts. Members of the
Core Team also distributed meeting information to their individual databases.
Attendees
A total of 115 individuals signed in at the meeting. Attendees included community residents,
property owners, County staff, and members of organizations such as PRISM and the National
Coalition of 100 Black Women. Elected officials present included Commissioner Kathy Gannon,
State Representative Michelle Henson and Pine Lake City Council person Megan Pulsts. The Interim
CEO, Lee May, was also in attendance.
Format
The meeting began with a brief open house period followed by a presentation. Questions and
answers were allowed during the presentation, followed by an interactive session. The full
presentation can be viewed on the project website at http://memorialcorridoroverlay.weebly.com.
Meeting Summary
Welcome
ICEO Lee May welcomed the attendees and thanked them for their participation. He acknowledged
that Memorial Drive has been discussed for quite some time and that this project represents an
opportunity to accomplish some real change through zoning. He stated that citizen involvement is
critical to the process. ICEO May then addressed the rumor of an adult entertainment night club
coming to the area. He stated that no applications for such an establishment have been submitted,
nor have informal conversations about such establishment taken place. He reminded the attendees
that if any such application were to be submitted, that a public meeting would take place as part of
the application review process, and the community would be informed.
The ICEO then recognized State Representative Michelle Henson and Pine Lake City Council person
Megan Pulsts. Additionally, Core Team members were asked to stand and be recognized.
Commissioner Kathie Gannon then arrived and stated that she was looking forward to a productive
workshop.
Presentation
45
Following the welcome by ICEO May, Ms. Sylvia Smith, Project Manager, began the presentation
reviewing the purpose and intent of the project. She then introduced Mekonnen Gessesse who
discussed demographics of the area. Madolyn Spann then talked in depth as to what an overlay
district is, provided examples, and then discussed the process for creation and implementation.
Ms. Smith then reviewed the individual tiers of the overlay district, including the character,
features, scale and proposed uses of each. Following the presentation, attendees were asked to
indicate on boards, with a green dot for yes, and a red dot for no, their thoughts on the
proposed uses for each tier and also their suggestions for branding or naming of the overlay district.
Q. How did you name the tiers? What if we dont agree with them?
A. The names are open for discussion. Please give us your input.
Q. How does adding more restrictions with zoning encourage economic development in this area?
A. The Overlay District adds flexibility as well as restrictions, and provides a vision for consistency
and direction.
C. We need to include critical social policies to address the social disorder present in the corridor.
Q. Currently, the corridor includes a gaudy mess of signage. Will consideration be given to signs?
A. Yes, sign pollution will be addressed in the overlay.
Q. How realistic is this vision? I just want to feel safe going to the grocery store. How can you solve
that problem?
A. The overlay will not be an overnight fix. It will take time to improve the area. However, it has
been proven that the more economically viable an area is, the less crime and other social problems
are present.
C. Please dont neglect Stone Mountain, extend the boundary now, not later!
C: We are excited to be a part of this process. If the community pulls together, it can make things
happen!
C. We feel, as a community, we are being left out and not included in the discussion. You seem to
be only acting in the interests of the Steering Committee.
46
A. This process is meant to be inclusive, that is why we are here and asking for your input. This is
not a done deal, we very much want to hear your thoughts. We have attempted to take a
proactive approach by proposing this overlay district, born out of recommendations from many
other plans concerning this corridor. We have heard from the community that we need to start
taking action, and stop planning, so this is our effort to do so. We have brought forth the ideas
from the plans, along with input from staff and the Core Team that includes your neighbors. We
want your ideas too, so please tell us.
C. We need nice stuff now! I am tired of driving to Alpharetta to have a nice meal and to go
shopping. Whatever manner we can accomplish this most expeditiously, I am all for!
Commissioner Gannon then suggested that for the next public meeting there be small group
discussion among the attendees about visioning, more information about who and what interests
are represented on the Core Team, and that County staff provide more background on the origin of
the recommendations for each of the tiers. She encouraged the attendees to provide their input at
this meeting on the boards, and then come to the next meeting to talk more in depth about what
they would like to see in the corridor.
Ms. Smith added that the Police Chief and also a representative from Code Enforcement would be
present at the next meeting to discuss relevant issues. The next public meeting will take place on
September 8th at St. Timothys and is co-sponsored by PRISM.
47
Multi-family units 4 13
Senior facilities 9 2
Community gardens 13
Multi-family units 3 12
Hotels 6 3
48
Proposed Uses Yes No
Outdoor recreational activities: parks, trails, plazas, and open space 18
Residential housing as part of a mixed use project 8 8
Multi-family units 5 13
Senior facilities 13
Community gardens 12 1
Additional Comments:
No more alcohol, beer, wine liquor stores, hair beauty supply stores, auto sale lots, nail
shops, fast food.
Additional Comments:
49
No more extended stay motels
No more alcohol stores, late night clubs, beauty supply stores, nail shops
No auto sales lots
RoboCops at beginning/midway/end of project (285 to Stone Mtn)
Youth/Recreational spaces 14 2
Medical Office 4
Additional Comments:
No adult establishments/clubs/lounges
50
Proposed Uses Yes No
Live entertainment/music 9 9
Restaurants 27
Retail 26
Bars/Lounges 30 36
Clubs 1 32
Food trucks 13 12
Co-Working space 13 2
RoboCop/HUB Station 20
Additional Comments:
Extend to the Mountain
Include No. Hairston and Mountain St.
51
Stone Mountain Park District 11
Additional Comments:
Covington Hwy not part of Memorial Overlay
52
MEETING SUMMARY
Public Meeting #3
September 8, 2016 |7:00 9:00 PM
St. Timothy United Methodist Church | 5365 Memorial Drive | Stone Mountain, GA 30083
Outreach
This meeting was promoted via frequent county-wide ONE DeKalb email blasts. Members of the
Core Team also distributed meeting information to their individual databases. This meeting was
sponsored by Core Team member organization PRISM.
Attendees
A total of 110 individuals signed in at the meeting. Attendees included community residents,
property owners, and County staff. Elected officials present included State Representative Michelle
Henson and State Senator Steve Henson.
Format
The meeting began with a brief open house period followed by a presentation and an interactive
session. The full presentation can be viewed on the project website at
http://memorialcorridoroverlay.weebly.com.
Meeting Summary
Presentation
Tony Nastri, PRISM Chairman, opened the meeting and welcomed the attendees. After a few
announcements, he invited State Representative Michelle Henson to give remarks. Rep. Henson
thanked the community for coming out and for providing feedback on the overlay project. She
stressed the importance of their continued involvement and then turned the meeting over to Ms.
Sylvia Smith, DeKalb County Project Manager. She began by recognizing and thanking Core Team
members for their service throughout the project. She then went into the purpose of the workshop
which was to Present background information on the Memorial Drive Overlay, define and review
the purpose and benefits of an Overlay District; to review and validate the six Overlay Tiers and
their features; and to get feedback and ideas in an interactive session.
Andrew Baker, Director of the DeKalb County Planning & Sustainability Department provided
background on how the Overlay came to be a priority of the County. He cited community outcry for
change and several supporting planning efforts that were all consulted in the formation of the draft
overlay tiers. Sylvia then discussed public involvement received to date by reviewing the two
previous public meetings and Core Team involvement. Madolyn Spann, Planning Manager, then
provided an overview of what an Overlay District is, how it is created and the process for the public
53
to become involved. She talked about some successful overlays and then gave insight into the
anticipated outcomes of the Memorial Drive Overlay District.
Sylvia discussed each draft overly Tier, providing information on the vision, characteristics,
locations, and proposed allowable uses. Afterwards, she introduced the interactive session and
asked attendees to participate in the roundtable discussion for the Tier where they live, work, own
a business or have a vested interest.
A summary of input received via the collective report-back and returned input forms for each Tier is
below.
54
Would Also Like to See:
Transitions between residential and other land uses should be smooth
Green space should be increased and enhanced
Prefer local retail and restaurants
Uniformity through signage, branding, and streetscape
55
Mixed use development including multi-family
56
Challenge Course/ Fitness Trails
Youth/Recreational spaces.
RoboCop Station
Bookstore children/adult
Sports Complex
Mixed use development including multi-family
57
Tier Theme in One Word: Gateway
This is an entrance to the corridor.
58
Agree with the vision: The Georgia Piedmont Technical College, Georgia State University and
the Clarkston multi-cultural community combine as the catalyst for a unique DeKalb
experience.
59
Pawn shops
60
What do you NOT want to see in the Tier?
Bars
Late night clubs
Pool/billiards establishments
Pawn shops
Emissions businesses
Run down restaurants
61
MEETING SUMMARY
Public Meeting #4
December 1, 2016 |6:00 8:00 PM
GSU-Perimeter College | 555 North Indian Creek Drive, CL1100 | Clarkston, GA 30021
Outreach
This meeting was promoted via frequent county-wide ONE DeKalb email blasts. Members of the
Core Team also distributed meeting information to their individual databases.
Attendees
A total of 37 individuals signed in at the meeting. Attendees included community residents,
property owners, and County staff.
Format
The meeting began with a presentation followed by an open forum discussion. The full presentation
can be viewed on the project website at http://memorialcorridoroverlay.weebly.com.
Meeting Summary
Presentation
Andrew Baker, Director of the DeKalb County Planning & Sustainability Department opened the
meeting with a welcome. He talked about the importance of setting a good foundation for future
development in DeKalb and emphasized the importance of community involvement in this process
and in shaping the future of Memorial Drive.
Sylvia Smith, DeKalb County Project Manager reviewed the purpose of the meeting and the Overlay
corridor limits and reminded the public of how the boundaries were selected. She mentioned that
additional study will be completed in 2017 to address the portion of the study area from Hambrick
Road east to Stone Mountain as well as the portion of Memorial Drive from Belvedere west to the
City of Atlanta limits.
Mr. Baker reviewed the background of the Overlay and how it came to be a priority of the County.
He cited community outcry for change and several supporting planning efforts that were all
consulted in the formation of the draft overlay tiers. Madolyn Spann, Planning Manager, then
provided an overview of what an Overlay District is, how it is created and the process for the public
to become involved. She highlighted the Stonecrest Mall Overlay as one that has been successful,
offering insight into the anticipated outcomes of the Memorial Drive Overlay District. Ms. Smith
reviewed the specific goals of the Memorial Drive Overlay and then briefly touched on each Tier
that makes up the study area. She then discussed public involvement received to date by
62
recognizing the Core Team members present and by reviewing the three previous public meeting
outcomes.
Hours of Operation
Take steps to control outdoor noise pollution
For Outdoor Establishments:
o 1:00 AM for amphitheaters
o Get input from the establishments that we are trying to attract to be sure we are
not being too restrictive
o Open Air Cafs perhaps the patio closes at 1:00 AM; interior/restaurant closes at a
later time (2:00 AM)
o See Chastain Park as a good example re: decibel limits and time limits
o Need sufficient parking
For Indoor Establishments:
o Should stay open until 2:00 3:00 AM
63
Regulate the time that music has to stop if an outdoor establishment
o May want to also consider a 3rd option to develop regulations for an indoor
establishment that also has an outdoor use component
o Weekday hours of operation should vary especially for outdoor establishments
(amphitheaters)
o It is reasonable for indoor establishments to have later hours of operation during
the weekday. Give some leeway. Can associate this with a noise level.
o Need sufficient parking
Alcohol Sales
Because this is a heavily residential area 2:00 AM
Some people dont go out until later (after 10:00 pm; 2nd shift employees, etc.)
If last call is at 2:30, establishment closes at 3:00 (Fulton Co)
City of Decatur may be a good example are there other examples where residential is as
close as this Tier?
Consider distance from residential/proximity to homes
Scale of Development
Small to Medium Center (1 to 6 stories) is appropriate
Consult with film industry professionals to get insight on the appropriate building height
range
Height transitions will come into play as structures approach residential properties will
establish an appropriate setback plane
64
Other Important Considerations (Corridor-Wide)
Consider the need for all tiers to be interconnected
Consider making this a green and sustainable corridor
Consider making the corridor a Green corridor for the Theme
o Can take advantage of 2 existing green spaces
o Think in terms of green zoning
o Upgrades should meet green standards
Consider opportunity to attract middle income residents who are priced out of City of
Decatur/Downtown Atlanta
o Market appropriately
o Attract over flow
Consider connecting centers with alternative transit trolley; trails
65
APPENDIX C: ONLINE SURVEY SUMMARY
66
ONLINE SURVEY SUMMARY
Tier 6 Input Survey
Available online from December 1 December 9, 2016
Purpose
The purpose of the online survey was to allow stakeholders who did not attend the December 1st
community workshop an opportunity to provide input on Tier 6. Results of the online survey will not
replace what was heard at the workshop, but serve to supplement that feedback.
Outreach
This online survey was promoted at the December 1st public meeting and via the County-wide ONE
DeKalb email blasts.
Participation
A total of 15 individuals participated in the online survey.
Summary of Input
Question #1: Use Types
Many stakeholders expressed concern about the type of 'late night' uses that may be allowed in this
area. Uses NOT to allow include:
Bars
Late night clubs
Pool/billiards establishments
Adult entertainment establishments
Adult retail establishments
What other late night establishments not listed above should NOT be allowed in this Tier?
Responses
A total of 7 individuals answered this question; 8 individuals skipped this question. Feedback
included the following responses:
Liquor Stores
fast food restaurants
Anything where alcohol is the main focus.
Any and all establishments serving alcohol past midnight Sunday through Thursday and past
2am on Friday and Saturday nights.
Liquor store
Bars & Late Nite Clubs prohibited and other alcoholic outlet hours enforced by police
67
Liquor Stores, Vape Shops
Responses
A total of 15 individuals answered this
question. Feedback included the following
responses:
12 midnight 33.3% (5 responses)
1:00 AM 40.0% (6 responses)
2:00 AM 26.6% (4 responses)
3:00 AM 0% (0 responses)
Responses
A total of 15 individuals answered this
question. Feedback included the following
responses:
12 midnight 53.3% (8 responses)
1:00 AM 26.6% (4 responses)
2:00 AM 20.0% (3 responses)
3:00 AM 0% (0 responses)
68
Please select the building height range you think is appropriate for this Tier:
Small Center (1 3 Stories)
Medium Center (4 6 Stories)
Large Center (6+ Stories)
Responses
A total of 15 individuals answered this
question. Feedback included the following
responses:
Small Center (1 3 Stories) 53.3% (8
responses)
Medium Center (4 6 Stories)
46.7% (7 responses)
Large Center (6+ Stories) 0.0% (0
responses)
Responses
A total of 11 individuals answered this question. Feedback included the following responses:
Culture
Family
Corner
Friendly
Family
Community
Party Time
Classy
Family
Family
NUCLEAR = burn it to the ground, then lose the pavement.
69