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Kensington-Memorial Drive Overlay

Process Summary + Recommendations

March 21, 2017


KENSINGTON-MEMORIAL DRIVE
OVERLAY

1 DeKalb County Kensington-Memorial Drive Overlay Recommendations Report


WHATS INSIDE

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

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ACKNOWLEDGEMENTS
This effort would not have been possible without the collaboration of key groups and individuals in
the DeKalb County community including residents, business owners, the Core Team, elected
officials and the Project Management Team which consisted of County staff and the consultant
team. A special thank you is offered to the community at large for sharing their ideas and feedback
throughout this process. The following individuals played a lead role in the overlay development
process:

DeKalb County CEO and Commission*


Michael Thurmond, CEO
Nancy Jester, District 1
Jeff Rader, District 2
Larry Johnson, District 3
Steve Bradshaw, District 4
Mereda Davis Johnson, District 5
Kathie Gannon, District 6
Gregory Adams, District 7

Core Team Members


Carlos Arenas, Eikon Partners
Joe Arrington, PRISM
Marvin Billups, DeKalb County Parks & Recreation Department
Terry Brantley, Brantland, LLC.
Felipe Castellanos, Proterra
Katelyn L. DiGioia, E.I.T., Georgia Department of Transportation
Cynthia Dorsey Edwards, Georgia Piedmont Technical College
Davis Fox, DeKalb Board of County Commissioners District 6
Na'Imah Gill, Resident Stakeholder
Betsy Hall, Halls Flower Shop
Ken Hall, Halls Flower Shop
MaLika Hakeem, DeKalb County Office of Neighborhood Empowerment
Neal Hendel, Pointe Property Group
James Humphrey, Georgia Department of Transportation
Jana Johnson, Resident Stakeholder
Patrece Keeter, P.E., DeKalb County Department of Transportation
Kaycee Mertz, Georgia Department of Transportation
Tony Nastri, PRISM
Kemerudi Omer, Resident Stakeholder
Edward Patton, Resident Stakeholder

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Russ Seagren, Georgia State University Clarkston Campus
Scott Towler, P.E., DeKalb County Department of Watershed Management
Ramesh Vakamudi, AICP, Georgia State University
Tameka Wimberly, AICP, MARTA
Ashlee Wright, DeKalb Board of County Commissioners District 4
Jason Yowell, Metropolitan Design & Construction

DeKalb County Planning & Sustainability Staff


Luz Borrero, Deputy Chief Operating Officer for Development
Andrew Baker, AICP Director, Planning & Sustainability
Phillip Etiwe, AICP, CNU-A Associate Director, Planning & Sustainability
Cedric Hudson Planning Administrator, Planning & Sustainability
Sylvia A. Smith, Project Manager Transportation Planning Engineering Manager, Planning &
Sustainability
Larry Washington Sr. Planner, Planning & Sustainability
Mekonnen Gessesse Sr. Planner, Planning & Sustainability
Brian Brewer Planner, Planning & Sustainability
Madolyn Spann Planning Manager, Planning & Sustainability
Nahomie Lagardere Code Enforcement Officer, Beautification Unit

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

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INTRODUCTION
The purpose of this document is to guide and regulate the orderly growth, development, and
redevelopment and to summarize the public comments and visions for the Kensington-Memorial
Drive Overlay. The document is consistent with the comprehensive plan and with long-term
objectives, principles and standards that will benefit the interest and welfare of County citizens. An
overlay district is a regulatory tool that supersedes the underling zoning. This report attempts to
address outcry from the citizens, for the government to step in and bring life back to this once
vibrant corridor. Hence the overlay district.

Why This Process is Essential


An Overlay District is a planning implementation tool that provides flexibility to the existing
underlying zoning designations. It also regulates prohibited uses, permitted uses, and urban design
guidelines to enhance the aesthetics of structures. Therefore, the goal of the Kensington-Memorial
Drive Overlay District is to enhance the long-term economic viability of the Memorial Drive Corridor
by encouraging additional investment and creating employment opportunities.

How Did We Get Here?


The Memorial Drive corridor has been the subject of many plans and
studies such as the Kensington Supplemental Study, Georgia Tech
Study, Robert Charles Lessor Study, Covington Highway Corridor
Master Active Living Plan, the Indian Creek Master Active Living Plan,
the Kensington Livable Centers Initiative, the DeKalb County
Comprehensive Land Use Plan and the DeKalb County
Comprehensive Transportation Plan. Each plan included citizen
involvement and resulted in individual visions and goals. These
previous plans and visioning projects serve as the foundation for the
Memorial Drive Corridor Overlay District and were the basis for the
current area selected.

The Kensington-Memorial Drive Overlay is a zoning tool that will help


implement the planning studies and community vision for this
important corridor in DeKalb County. While existing uses will remain
until there is some interest in redevelopment, the purpose of the
overlay is to lay the foundation for consistent and high quality
development to occur in the future. It will add flexibility as well as
restrictions, and provide a vision for consistency and direction.

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THE OVERLAY DISTRICT AREA
The Kensington-Memorial Drive Overlay District includes areas along Memorial Drive extending
from Covington Highway to Hambrick Road and along Covington Highway from Memorial Drive to I-
285. The Overlay District includes the following six areas or Tiers:

Tier 1: Covington Gateway


Tier 2: DeKalb Business & Lifestyle Center
Tier 3: Indian Creek Wellness Community
Tier 4: Memorial Drive Gateway
Tier 5: Educational & Cultural District
Tier 6: Hambrick Road Film & Entertainment District

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.

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PUBLIC ENGAGEMENT

Core Team Involvement


This committee included neighborhood residents, business owners, and key stakeholder groups in
the Kensington-Memorial Drive Overlay District. It also invited participation from relevant state,
regional and local government departments responsible for land use planning, transportation and
housing. This team met prior to each of the general public meetings for a total of four meetings,
serving as a sounding board and reviewing body for ideas and material to be presented to the
community at large. The Core Team also assisted in advertising meetings and distributing
information to the larger community.

General Public Engagement


Public involvement was an essential component of the Kensington-Memorial Drive Overlay process.
The engagement strategy sought to involve all stakeholders in the Overlay District, including
property owners, residents, business owners and employers/employees. Outreach for all public
meetings and workshops was coordinated through the DeKalb County Office of Neighborhood
Empowerment. The ONE DeKalb serves as a one-stop-shop for engagement and community
information for all of DeKalb County. This powerful tool reaches more than 20,000 stakeholders in
the area with a weekly electronic newsletter and was used as the primary tool of informing the
public about events related to this project.

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Community stakeholders were engaged through a series of four meetings where the following
topics were discussed:

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.

8 DeKalb County Kensington-Memorial Drive Overlay Recommendations Report


OVERLAY DISTRICT RECOMMENDATIONS
Input gathered from the public throughout the engagement process along with staff input was
synthesized to develop draft recommendations for the Memorial Drive corridor as a whole and for
each individual Tier within the District. Corridor-wide recommendations are discussed as broad
themes that should be applied to the entire Memorial Drive Corridor. Individual Tier summaries
include a brief narrative describing the vision, character, scale, allowable uses, and undesirable uses
not already discussed as corridor-wide recommendations. Other important considerations are also
included where applicable.

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:

Auto repair shops


Check cashing and payday/predatory lenders
Dollar stores
Extended stay establishments
Liquor stores
Pawn shops

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.

Create a Green and sustainable corridor.


Stakeholders think that the future of Memorial Drive Corridor can become one that emphasizes
natural resources and walkability. Strategies to encourage a Green corridor include taking
advantage of the proximity of the Memorial Drive Corridor to existing PATH Foundation trails at
Stone Mountain Park and in the City of Atlanta to create walkable connections, enhanced
landscaping, streetscaping and greenways as an alternative travel mode. The County may also
consider leveraging opportunities to encourage sustainability through green zoning practices such

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as ensuring that property upgrades requiring County approval also meet a set of green standards.
Additionally, passive and active greenspace was voiced as a need in each Tier.

Ensure protection of single-family neighborhoods.


Kensington-Memorial Drive Corridor residents voiced concern over the protection of single family
neighborhoods that abut the commercial uses along the corridor. While many are in favor of new
development and improvements overall, they were also concerned about the impacts that such
land uses may bring to residential neighborhoods. Such impacts expressed as major concerns
include:

Noise pollution
Traffic and congestion
Issues with parking
Crime and safety

To ensure the protection of single-family neighborhoods, certain measures should be taken to


ensure proper transitional buffers between residential and other land uses. Overlay regulations
should maintain a balance between community concerns and industry standards when establishing
hours of operation and alcohol sales for various establishments. The goal is to be welcoming and
open to businesses that wish to locate along Memorial Drive, while also ensuring that these
businesses are good neighbors to nearby residential properties. Local examples that exhibit a
healthy interplay between residential and other land uses such as the City of Atlantas Chastain Park
area strictly enforced end times and the City of Decatur strictly enforced closing hours should be
sought out further to establish an understanding of Best Practices.

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Tier 1 Covington Gateway:
Showcase
Vision: A recognizable entrance into the
three communities where physical activity
and other healthy behaviors are integrated
into the daily routines of residents.

Character: Walkable, Focus on Health,


Gateway to Avondale Estates, Belvedere-
East Lake, and Decatur

Scale: Small to Medium Center; 1 6


stories

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

Other Important Considerations


Require businesses with safety
mechanisms in place such as burglar bars
to use retractable burglar bars on windows
or inside the windows.
Provide an environment that attracts local
retail and restaurants.
Create a theme through uniform signage,
branding, and streetscape.
Incorporation of round-a-bouts in Proposed Vision
proposed traffic improvements

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Tier 2 DeKalb Business and Lifestyle
Center: Community

Vision: A downtown DeKalb that serves the


unincorporated DeKalb government
services, facilities and administration which
will enrich the lives of the community.

Character: Walkable, Transit-Oriented hub


for DeKalb Citizens and County Services.

Scale: Large Center; 6+ stories

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

Undesirable Uses (in addition to those discussed


as Corridor-Wide uses)
Clubs/late night establishments
Gas stations
Industrial uses
Thrift stores

Other Important Considerations


Develop regulations that promote a space
where community & government co-exists.
Proposed Vision

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Tier 3 Indian Creek Wellness
Community: Sustainable

Vision: The Indian Creek MARTA Station


encourages higher density transit oriented
development and integrates physical activity
and other healthy behaviors into the daily
routines of DeKalb County residents.

Character: Walkable, Focus on Health and


Transit Oriented Development.

Scale: Medium to Large Center; 4+ stories

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.

Undesirable Uses (in addition to those


discussed as Corridor-Wide uses)
Car washes
Convenience stores, gas stations
Fast food
Motels
Multi-family housing
Tire shops
Used car lots Proposed Vision

Other Important Considerations


Develop regulations that consider existing and future infrastructure needs to properly
balance growth with density.

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Tier 4 Memorial Drive at I-285:
Gateway

Vision: A family entertainment district


with major anchors such as a movie
theaters, bowling alleys, sit-down
restaurants, hotels and venues that offer
hands-on educational learning experiences
for kids and adults.

Character: Family-friendly Destination and


Gateway to Stone Mountain Park.

Scale: Large Center; 6+ stories

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

Undesirable Uses (in addition to those


discussed as Corridor-Wide uses)
Exclusive take-out or drive through Typical Existing
restaurants
Motels
Outdoor displays
Thrift shops

Other Important Considerations


Any properties built as a mixed use
development (residential and
commercial) should require
protections that prohibit any
developer from converting a
proposed mixed-use development Proposed Vision
into a completely residential
development in the future for any reason.

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Tier 5 Educational and Cultural
District: Heartbeat
Vision: The Georgia Piedmont Technical
College, Georgia State University and the
Clarkston multi-cultural community
combine as the catalyst for a unique
DeKalb experience.

Character: Walkable educational and


cultural destination

Scale: Medium Center; 4 6 stories

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

Undesirable Uses (in addition to those


discussed as Corridor-Wide uses) Proposed Vision
See those detailed in Corridor Wide Recommendations section.

Other Important Considerations


Restaurants and retail establishments should embody the rich and varied cultures of
residents and students.
Consider providing support service for homeless individuals in this area.

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Tier 6 Hambrick Road Film &
Entertainment Distict: Green

Vision: An opportunity for upscale


entertainment with a focus on facilities
that cater to film production, chic
restaurants, theaters, and other
experiences.

Character: Upscale destination and


gateway to Stone Mountain

Scale: Small to Medium Center; 1 6


stories

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

Undesirable Uses (in addition to those


discussed as Corridor-Wide uses)
Adult entertainment
establishments
Adult retail establishments
Bars
Emissions businesses
Fast food restaurants Proposed Vision
Late night clubs
Pool/billiards establishments
Vape Shops

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Hours of Operation
Noise pollution was a common concern among stakeholders. The following considerations should
be taken into account when permitting new establishments to open in this Tier:

Require outdoor establishments (e.g., amphitheater) to close at 1:00 AM.


Require indoor establishments that also include an outdoor component (e.g., patio, open air
caf) to close at 1:00 AM.
Require indoor establishments to close at a later time (2:00 AM).

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.

Other Important Considerations


Consult with industry professionals to determine the best hours of operation
Consult with the Film and Entertainment Commission/Decide DeKalb Development
Authority about the feasibility of creating a center for film production here.
Consider walkable entertainment that connects to students in the Tier 5 Education &
Cultural District
Ensure efficient parking for businesses to prevent spill-over into adjacent residential
neighborhoods

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NEXT STEPS
Planning staff will continue to have dialogue with the DeKalb County CEO and Board of
Commissioners on further direction, as a draft overlay district is being prepared. After this process
concludes, County staff will incorporate public input, knowledge from best practices and their
professional expertise into a Draft Overlay which will include permitted uses, undesirable uses and
design guidelines. The Draft Overlay will be subject to a rigorous public approval process which will
include input from Community Councils (#3, 4 and 5), Planning Commission, and Board of County
Commissioners.

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.

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APPENDIX
Core Team Meeting Summaries
Public Meeting Summaries
Online Survey Summary

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APPENDIX A: CORE TEAM MEETING
SUMMARIES

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MEETING SUMMARY
Core Team Meeting #1
June 30, 2016 | 5:00 7:00 PM
DeKalb County Government | Clark Harrison Building | 330 W. Ponce de Leon Avenue, 1st Floor |
Decatur, GA

Core Team Member Attendees


Carlos Arenas, Eikon Properties/Avondale Hills
Joe Arrington, PRISM
Terry Brantley, Brantland
Felipe Castellanos, Proterra
Katelyn L. Digioia, GDOT
Cynthia Dorsey Edwards, Georgia Piedmont Technical College
Davis Fox, Board of Commissioners; District 6
Neal Hendel, Pointe Property Group
James Humphrey, GDOT
Jana Johnson, Fellsridge Subdivision
Patrece Keeter, DeKalb County Government Transportation
Tony Nastri, Dunaire Community
Russ Seagren, Georgia State University Perimeter College Clarkston Campus
Paul Teplis, Property Owner
Scott Towler, DeKalb County Government Watershed Management
Ramesh Vakamudi, Georgia State University
Tameka Wimberly, MARTA

Project Management Team Attendees


Andrew Baker, DeKalb County Government Planning & Sustainability
Brian Brewer, DeKalb County Government Planning & Sustainability
Cedric Hudson, DeKalb County Government Planning & Sustainability
Sylvia A. Smith, DeKalb County Government Planning & Sustainability
Madolyn Spann, DeKalb County Government Planning & Sustainability
Larry Washington, DeKalb County Government Planning & Sustainability
Kristine Hansen-Dederick, Sycamore Consulting, Inc.
Jen Price, Sycamore Consulting, Inc.

Materials/Handouts
Meeting Agenda
Presentation
Materials available at http://memorialcorridoroverlay.weebly.com/data--presentations.html

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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.

The full meeting presentation can be viewed online at


http://memorialcorridoroverlay.weebly.com/data--presentations.html

Summary of Interactive Discussion

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

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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

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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.

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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

Core Team Member Attendees


Joe Arrington, PRISM
Terry Brantley, Brantland
Kaycee Mertz, GDOT
Cynthia Dorsey Edwards, Georgia Piedmont Technical College
Davis Fox, Board of Commissioners; District 6
Jana Johnson, Fellsridge Subdivision
Tony Nastri, Dunaire Community
Scott Towler, DeKalb County Government Watershed Management
Marvin Billups, DeKalb County Government Parks and Recreation
Tameka Wimberly, MARTA

Project Management Team Attendees


Andrew Baker, DeKalb County Government Planning & Sustainability
Cedric Hudson, DeKalb County Government Planning & Sustainability
Sylvia A. Smith, DeKalb County Government Planning & Sustainability
Madolyn Spann, DeKalb County Government Planning & Sustainability
Larry Washington, DeKalb County Government Planning & Sustainability
Kristine Hansen-Dederick, Sycamore Consulting, Inc.
Jen Price, Sycamore Consulting, Inc.

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

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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.

The full meeting presentation can be viewed online at


http://memorialcorridoroverlay.weebly.com/data--presentations.html

Summary of Interactive Discussion

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.

Tier I: Covington Gateway


Agree with concept.
Small to medium center density is appropriate; however may need taller buildings near I-
285 to draw people to exit.
Maybe add a movie theater, and neighborhood scale entertainment.
Think about residents, not just tourists.
Not a direct fit with the Memorial Drive corridor; its seems a separate area, consider this
when branding.

Tier II: DeKalb Business and Lifestyle Center


Ok with high-rise here, like luxury condominiums; will overshadow the jail!
Would love to see it look like downtown Decatur.
Large scale center is appropriate here.

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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.

Tier IV: Memorial Drive Gateway


Dont like the ideas of motels; need to make a distinction between hotels and motels; we
have enough extended stay in the area.
Large scale center is appropriate here, need to see the development to entice drivers off of
I-285.
Standards for restaurants are important, sit-down or fast food.

Tier V: Institutional and Cultural District


We should look to bring in industries that complement the educational programs offered,
like hospitality.
Correct to capitalize on the cultural aspect
Concerned about the late night establishments; need more definition as to what types of
places
Need this area to be more family oriented and respect the cultural resettlement nature of
the community; foster walkability and maybe offer trolley system
Childcare would be a good use to include
Maybe an opportunity for public/private partnerships with student housing; off-campus
options instead of dormitories.
Medium scale center appropriate for student housing.

Tier VI: Hambrick Film and Entertainment Area


Hate all of it; makes me think of the Vegas strip or Freaknik. Dont like the idea of cruising
or having a place that stays up all night. Traffic would be a mess.
We need more balance of uses here; maybe add in a convention center or a hotel.
What about a municipal event space here to hold graduations and other ceremonies?
Night clubs are not good real estate as they are empty during the day; event center is a
better use.
Currently owners are operating in the area with our branding Memorial Square
Entertainment District ; area is seen as an asset to the public, not the Vegas strip
I think more positively about this, like what is happening in Atlantic Station and in Buckhead
with recent developments.
Need to be careful in how we present to the public; we dont want just a negative reaction
to the late night entertainment component; need to bring out the other daytime uses like
the film and flex office space.

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.

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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

Core Team Member Attendees


Carlos Arenas, Avondale Hills
Marvin Billups, DeKalb County Government Parks and Recreation
Terry Brantley, Brantland
Davis Fox, Board of Commissioners; District 6
MaLika Hakeem, DeKalb County Government, ONE DeKalb
Betsy Hall, Halls Flower Shop
Ken Hall, Halls Flower Shop
James Humphrey, GDOT
Jana Johnson, Fellsridge Subdivision
Tony Nastri, Dunaire Community
Ashlee Wright, DeKalb County Government, Office of Commissioner Sharon Barnes-Sutton
Jason Yowell, Metropolitan Design & Construction

Project Management Team Attendees


Andrew Baker, DeKalb County Government Planning & Sustainability
Cedric Hudson, DeKalb County Government Planning & Sustainability
Phillip Etiwe, DeKalb County Government Planning & Sustainability
Mekonnen Gessesse, DeKalb County Government Planning & Sustainability
Sylvia A. Smith, DeKalb County Government Planning & Sustainability
Madolyn Spann, DeKalb County Government Planning & Sustainability
Kristine Hansen-Dederick, Sycamore Consulting, Inc.
Jen Price, Sycamore Consulting, Inc.

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.

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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:

Tier I: Covington Gateway


Office market in Atlanta is weak right now. We should limit office to Kensington; the more
places we allow it will disperse the benefit.
I have issue considering the Covington Gateway as part of the Memorial Drive community.
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There were some attendees from this tier at public meeting; they consider themselves part
of the community.
We should allow for office use in case someone wants to locate there.

Tier II: DeKalb Business and Lifestyle Center


Seems clear from the community: no free-standing apartment complexes.
What will happen to the current government offices? Is this in addition? Will they just be
empty?
o We are not proposing to build these projects, we are just discussing whether the use
should be allowed.
Does the County need to abide by the Overlay?
o No, but we would voluntarily follow the design guidelines.
We need to make sure the tiers are not all the same, otherwise, what would be the point of
the tiers?
Each tier should have its own unique theme, character, and architectural style; the
character of each tier should be specific and distinct to its area.

Tier 3: Indian Creek Wellness Community


I see this being more residential than office.
The area also needs an economic generator unique to the location.
A concept for an enclosed sports complex is in the works for track and field, basketball,
volleyball, cheerleading, and wrestling. It requires a small footprint and is filling a niche.
This location has access to MARTA, downtown and the airport and is very marketable.
Other businesses, hotel and restaurants will follow, plus residential to further support the
commercial.
Avalon in Alpharetta is a good example of a successful mixed use project.

Tier 4: Memorial Drive Gateway


What is a RoboCop station? Is it virtual or a substation with real people?
o It is like a small precinct with real people.
Hotels are really a hot button. I do not think it is enough to clarify with the community.
There is such an element of mistrust. They do not feel confident that the extended stay
hotels will not come.

Tier 5: Institutional and Cultural District


Very positive remarks from the community; no other comments from Core Team

Tier 6: Hambrick Road Film and Entertainment District


This tier was another hot button with residents.
Be careful in how you present this; the community is reacting to the words being used, such
as adult, entertainment, after-hours and late-night. All these words have negative
connotations for the community. People feel that these uses would exacerbate the existing
situation of crime, concentrating it in one area and lessening property values even more.
What about showing images of areas that have turned around with similar efforts, like
Cheshire Bridge?

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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.

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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.

Question: How is the word getting out about the meetings?


Answer: Word is getting out through ONE DeKalb with an audience of over 20,000 emails,
Commissioners, the universities, and press releases.

The meeting was then adjourned at 7:00pm.

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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

Core Team Member Attendees


Carlos Arenas, Avondale Hills
Jana Johnson, Fellsridge Subdivision
Jason Yowell, Metropolitan Design & Construction
Joe Arrington, PRISM
Kemerudi` Omer, Property Manager
MaLika Hakeem, DeKalb County Government, ONE DeKalb
Joe Stephenson, Resident (on behalf of Kate Dekoker)
Christiana Clerk, Constituent Services for Commissioner Mereda Johnson

Non-Core Team Member Attendees


Ray Johnson

Project Management Team Attendees


Cedric Hudson, DeKalb County Government Planning & Sustainability
Sylvia A. Smith, DeKalb County Government Planning & Sustainability

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.

Tier I: Covington Gateway


Theme: Showcase Gateway
Include the lot next to the Public Storage
Under other importation considerations change remove burglar bars on windows to read
Retractable burglar bars on windows or inside the glass or white bars.

Tier II: DeKalb Business and Lifestyle Center


Give more details at the public meeting on the DeKalb Countys Government Center and
include source of funding.

Look at relocating the garbage at Sanitation.


Look at relocating the helicopter pad.

Tier 3: Indian Creek Wellness Community


Include the trail from the CTP in the plan
Expand the boundary 100 on the east side of the station.
Include the 10 acres the will be developed in the overlay

Tier 4: Memorial Drive Gateway consider changing to I-285 Gateway

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Consider allowable uses - Residential units as part of a mixed use development

Tier 5: Institutional and Cultural District


Under uses not to allow: add Car Repair and Car Dealerships

Tier 6: Hambrick Road Film and Entertainment District


Theme : Innovation Entertainment or Film & Entertainment
Type: No alcohol after 2AM
o 24 hour restaurants are prohibited but no alcohol
o No adult establishments
o No sex shops

The next public meeting is TBD.

The meeting was then adjourned at 8:00 p.m.

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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.

Summary of Questions and Comments:


Q. What is the MALP and was there public input involved?
A. MALP stands for Master Active Living Plan, which was a joint effort with the County and the
Board of Health to identify long-term, neighborhood quality of life enhancements to combat health
issues in the County. Yes, there was extensive public input involved with 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. Where can I access the pictures describing the activity centers?


A. You can visit the Comprehensive Plan page on the web at www.planningdekalb.net or attend the
Comprehensive Plan meeting on Thursday, July 14th, 6:30 p.m. at the Maloof Center in Decatur.

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.

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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.

Interactive Session Summary


The public was invited to participate in a number of interactive stations designed to collect input
and ideas. First, attendees were asked how they use the Memorial Drive Corridor by showing where
they live, work, and play throughout the corridor.

A number of red live dots were placed in


residential areas near the overlay boundaries. A few blue work dots were placed on the
Government Center and outside of the overlay boundaries. All yellow play dots were placed
outside of the overlay boundaries indicating limited opportunities within the corridor.

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

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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

What Makes this Area Unique?


No responses

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

What Makes this Area Unique?


Too many lost opportunities. Save whats left
TOD/MARTA

Kensington Government District

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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

What Makes this Area Unique?


Access to I-285/I-20
Long range not immediate SPLOST 2 renewal

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

What Makes this Area Unique?


Close to I-285, 85 and I-20

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

What Makes this Area Unique?


Two colleges GSU, Piedmont Tech
School for the Deaf
Major transportation node
Top high schools in area

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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

What Makes this Area Unique?


Residential
Religious Institutions
Schools
Light retail

Summary of Written Comments


The following written comments were submitted.
Overlay design guidelines for Memorial Drive should apply to all of Memorial Drive within
unincorporated DeKalb. The government center is a great concept, but in my experience in
commercial real estate, the location of the jail is the single biggest blighting influence on the
entire area. Unless it can be moved out of the public view, private investors will continue to
locate businesses elsewhere.
Must involve business and property owners. Never meet here again smell is
overwhelming. People need to hear sooner. Who chose the Core Team?
There is a significant (8 acres?) DeKalb County owned property off Columbia Drive behind
Belvedere Plaza. This property is fenced off and unused. Please include appropriate
(recreation?) use of this property in the MDOD.
The MDOD appears to exclude the section of Memorial Drive between Columbia Drive (new
Walmart, Belvedere Plaza) and Candler Rd (the big church). Please include that stretch of
Memorial Drive. It is DeKalb County.

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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

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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.

Summary of Questions and Comments:

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. What happens to the existing land uses?


A. The existing uses stay until there is some interest in redevelopment. We currently have no
interest or applications from developers. The overlay is for future consistent and quality
development to take place.

Q. What is the timeline for the implementation of the development?


A. There is currently no timeline for the development to occur. The County is not proposing to
build these developments. The vision is long term and implementation would depend on interest
from the market.

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.

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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.

Interactive Session Summary


The public was invited to participate in a number of interactive stations designed to collect input
and ideas on proposed uses and branding. The Memorial Drive corridor was presented as six (6)
tiers. The public was presented with a map outline of each tier, the intent of the zoning in that area
and proposed uses. Attendees were given green and red dots and were asked to weigh in on the
proposed uses. They were also given space to write in any additional proposed uses not shown. A
final station asked for input on the name of the overlay, as a whole. A summary of input received
for each station is below.

Tier 1: Covington Gateway


Proposed Uses Yes No
Restaurants (oriented toward healthy options) 18
Retail (including bike shops, fitness gear) 10
Office and institutional buildings 7
Professional and law offices 7 1
Outdoor recreational activities: parks, trails, plazas, and open space 18
Residential housing as part of a mixed use project 7 9

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Multi-family units 4 13
Senior facilities 9 2
Community gardens 13

Challenge course/fitness trails 11 1


Youth/Recreational spaces 9

Additional Proposed Uses Yes No


RoboCop 3

Tier 2: DeKalb Business & Lifestyle Center


Proposed Uses Yes No

Government offices and facilities 8 7

Private offices and institutional uses 5

Professional and law offices 11

Retail establishments, consumer goods/services, restaurants 8

Outdoor activities, fields, facilities for all sports 6

Outdoor recreational activities: parks, trails, plazas, and open space 10


Residential housing as part of a mixed use project 10 5

Multi-family units 3 12

Hotels 6 3

Convention and conference centers 12


Youth/Recreational spaces 11
Welcome Center 5

Tier 3: Indian Creek Wellness Community


Proposed Uses Yes No
Restaurants (oriented toward healthy options) 20
Retail (including bike shops, fitness gear) 9
Office and institutional buildings 8
Professional and law offices 8 1

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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

Challenge course/fitness trails 14 1


Youth/Recreational spaces 5

Additional Proposed Uses Yes No


RoboCop 7
Bookstore childrens/adults 7
Sports Complex 3

Additional Comments:
No more alcohol, beer, wine liquor stores, hair beauty supply stores, auto sale lots, nail
shops, fast food.

Tier 4: Memorial Drive Gateway


Proposed Uses Yes No
Outdoor amusement and recreation services facilities 13 5
Food trucks 15 7
Restaurants 17
Retail outlets 13 1
Office and institutional uses 6 1

Residential units as part of a mixed use development 10 6


Hotels 4 16

Additional Proposed Uses Yes No


RoboCop 4

Additional Comments:

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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)

Tier 5: Institutional & Cultural District


Proposed Uses Yes No
Educational institutions 15 1

Stadiums, sports fields, amphitheaters 8 9

Office and institutional uses 9

Restaurants (cultural encouraged) 18

Retail establishments (cultural encouraged) 11 4

Multi-family units, student housing, dormitories 11 11

Late night coffee shops 13 9

Youth/Recreational spaces 14 2

Additional Proposed Uses Yes No


Art Galleries 12 1
Live theater/small concert venue 10
Bookstores 11 1
RoboCop 8

Medical Office 4

Mixed Use Development 8


Cultural Food Court 1 1
YMCA 5

Additional Comments:
No adult establishments/clubs/lounges

Tier 6: Hambrick Film & Entertainment Area

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Proposed Uses Yes No

Film and production studios 26 16

Music and digital entertainment offices 14 15

Flex space for theatrical stage employees, film techs, artists 13 3

Outdoor amusement (mimes, jugglers, street performers) 4 14

Live entertainment/music 9 9

Restaurants 27

Retail 26

Bars/Lounges 30 36

Clubs 1 32

Open Air Cafes 15

Specialty alcohol sales (growlers and wine shops) 12 15

Food trucks 13 12

Convention and conference centers 15 5

Co-Working space 13 2

RoboCop/HUB Station 20

Additional Comments:
Extend to the Mountain
Include No. Hairston and Mountain St.

What Should the Overlay Be Named?


Potential Overlay Names Votes

DeKalb Business & Lifestyle District 5

Kensington-Memorial Overlay District 3

Memorial Lifestyle District 1

Memorial Transit Overlay District

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Stone Mountain Park District 11

Additional Potential Overlay Names Votes

Downtown DeKalb District 3

Downtown DeKalb Business & Dining District 3

Additional Comments:
Covington Hwy not part of Memorial Overlay

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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

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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.

Interactive Session Summary


The public was invited to participate in a roundtable discussion at any one of the six Tier stations.
They were asked to discuss and give feedback on the Tier Vision Statement and theme; allowable
uses; what they did not want to see in the Tier; and scale. Each group was tasked with selecting a
reporter to give the results of the discussion before the meeting was adjourned.

A summary of input received via the collective report-back and returned input forms for each Tier is
below.

Tier 1: Covington Gateway


The Tier Vision Statement
Agree with the vision: A recognizable entrance into the three communities where physical
activity and other healthy behaviors are integrated into the daily routines of residents.

Tier Theme in One Word: Showcase


As the entrance to the Overlay where a lot of positive development is occurring, this Tier is the
entrance of all of these great communities.

What should be allowed in the Tier?


Agree with the list of allowed uses:
Restaurants
Retail (including bike shops, fitness gear)
Office and Institutional Buildings
Professional and Law Offices
Outdoor recreational activities
Residential housing as part of a mixed use project.
Senior Facilities
Community Gardens
Challenge Course/ Fitness Trails
Youth/Recreational spaces
RoboCop Station
Mixed use development including multi-family

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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

What do you NOT want to see in the Tier?


Stand-alone multifamily units
Predatory lenders & pawn shops
Car repair shops
Burglar bars on windows not welcoming

Scale of Development: Small to Medium Center (1 6 stories)


Ensure continued protection of single family neighborhoods

Tier 2: DeKalb Business & Lifestyle Center


The Tier Vision Statement
Re-worded the vision to read as follows: A downtown DeKalb that serves the unincorporated
DeKalb government services, facilities and administration which will enrich the lives of the
community.

Tier Theme in One Word: Community


Wish to incorporate the community to create a downtown DeKalb (similar to downtown Decatur)
where government uses co-exist within the community.

What should be allowed in the Tier?


Agree with the list of allowed uses:
Government Offices and Facilities
Private Offices and Institutional Uses
Professional and Law Offices
Retail, Establishments, Consumer Goods/ Services, Restaurants
Outdoor activities, fields, and facilities related to all sports
Outdoor recreational activities
Residential housing as part of a mixed use project.
Hotels
Convention and conference centers
Youth/Recreational spaces
Welcome Center

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Mixed use development including multi-family

What do you NOT want to see in the Tier?


Pawn shops
Liquor stores
Gas stations
Thrift stores
Auto repair shops
Clubs/late night establishments
Industrial uses
Family Dollar stores

Scale of Development: Large Center (6+ stories)


Agreed

Tier 3: Indian Creek Wellness Community


The Tier Vision Statement
Agree with the vision: The Indian Creek MARTA Station encourages higher density transit
oriented development and integrates physical activity and other healthy behaviors into the
daily routines of DeKalb County residents.
Want to be sure there is a clear understanding of what density means, how growth can be
controlled, who is the target for the density and be sure infrastructure is in place to handle
the increased density.

Tier Theme in One Word: Sustainable


Concern is that growth is handled in such a way that whatever is built can be occupied with the
target consumer and does not sit empty/vacant. Growth should be on pace with demand.

What should be allowed in the Tier?


Agree with the list of allowed uses:
Restaurants
Retail (including bike shops, fitness gear)
Office and Institutional Buildings
Professional and Law Offices
Outdoor recreational activities
Residential housing as part of a mixed use project
Senior Facilities
Community Gardens

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Challenge Course/ Fitness Trails
Youth/Recreational spaces.
RoboCop Station
Bookstore children/adult
Sports Complex
Mixed use development including multi-family

Would Like to Include Additional Allowable Uses:


Walking trails, bike trails
Skate park
Senior playground
Healthy eating establishments
Community meeting space
Dry cleaner

What do you NOT want to see in the Tier?


Convenience stores, gas stations
Tire shops
Auto shops
Liquor stores
Multi-family housing
Motels
Pawn shops
Used car lots
Pay day lenders
Fast food
Car washes

Scale of Development: Medium to Large Center (4+ stories)


Density phased incrementally
Increase public safety incrementally with growth

Tier 4: Memorial Drive Gateway


The Tier Vision Statement
Agree with the vision: A family entertainment district with major anchors such as a movie
theater, bowling alleys, sit-down restaurants, hotels and venues that offer hands-on
educational learning experiences for kids and adults.

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Tier Theme in One Word: Gateway
This is an entrance to the corridor.

What should be allowed in the Tier?


Agree with the list of allowed uses:
Outdoor amusement and recreation services facilities
Food Truck Park
Restaurants
Retail and Retail Outlets
Office and Institutional Uses
RoboCop Station
Hotels

Would also like to see:


Indoor recreation

What do you NOT want to see in the Tier?


Exclusive take-out restaurants
Drive through and/or take-out only
Residential units as part of a mixed use development would require protections that
prohibit the developer from converting a proposed mixed-use development into a
completely residential development in the future for any reason
Pawn shops
Check cashing
Motels
Extend stay housing
Outdoor displays
Thrift shops

Scale of Development: Large Center (6+ stories)


Group did not discuss
Input forms show agreement with Large Center with the incorporation of greenspace and
sidewalks

Tier 5: Institutional & Cultural District


The Tier Vision Statement
Change name to Educational & Cultural Center

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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.

Tier Theme in One Word: Heartbeat

What should be allowed in the Tier?


Agree with the list of allowed uses:
Educational Institutions
Stadiums, Sports Fields, Amphitheaters
Office and Institutional Buildings
Restaurants (cultural encouraged)
Retail Establishments (cultural encouraged)
Multi-family units, Student Housing, Dormitories
Late Night Coffee Shops
Youth/Recreational spaces
Art Galleries
Live theater/small concert venue
Bookstores
RoboCop Station
Medical office
Mixed Use development
Cultural food court
YMCA
Childcare facilities early childcare

Would also like to see:


Parks & greenspace
Open farmers market
Food trucks
Support for homeless population
Crime addressed at Park Lane & Brannon Hills condominiums
Well lit, wide sidewalks
Blue-light as used on college campuses incorporated with the RoboCop station for increased
visibility

What do you NOT want to see in the Tier?


Liquor stores
Dollar stores

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Pawn shops

Scale of Development: Medium Center (4 6 stories)


Agreed

Tier 6: Hambrick Film & Entertainment Area


The Tier Vision Statement
Agree with the vision: An opportunity for upscale entertainment with a focus on facilities
that cater to film production, chic restaurants, theaters, and other experiences.
Some discussion occurred regarding the following:
o Determine the need for additional film/music industry space concern with
saturation of the market
o Consider the need for all tiers to be interconnected no competing themes.
o Consider making this a green and sustainable corridor
o More discussion needed re: late night establishments (type, hours of operation,
locations)
o Consider some entertainment for college tier that are walkable for students

Tier Theme in One Word: N/A


Group did not report
Some ideas submitted via input form include:
o Green Innovation
o Green/Eco-Friendly

What should be allowed in the Tier?


Agree with the list of allowed uses:
Film and Production Studios
Music & Digital Entertainment Offices
Flex Space for Theatrical Stage Employees, Moving Picture Technicians, Artists and Allied
Crafts and Screen Actors Guild
Live Entertainment (music)
Restaurants
Retail
Open Air Cafes
Food Trucks
Convention/Event Center
Co-Working Space
RoboCop Station

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What do you NOT want to see in the Tier?
Bars
Late night clubs
Pool/billiards establishments
Pawn shops
Emissions businesses
Run down restaurants

Scale of Development: Small to Medium Center (1 6 stories)


Group did not discuss
Input forms show agreement with proposed development scale

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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

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recognizing the Core Team members present and by reviewing the three previous public meeting
outcomes.

Open Forum Discussion for Tier 6


To begin the Open Forum discussion, Ms. Smith discussed Tier 6, providing information on the
vision, characteristics, locations, proposed allowable uses, as well as uses not to allow in the area.
Jen Price, Project Manager from Sycamore Consulting then led the attendees through an open
discussion regarding the details of late night uses (type, hours of operation, and locations); the
appropriate scale of development; and the need to establish a theme for Tier 6.
The facilitated discussion allowed for the public to offer additional opinions and to hear the ideas
proposed by other participating stakeholders. Additionally, an online survey was made available to
the public for one week after the meeting date. A summary of all input received for Tier 6 is
summarized below.

Uses Not to Allow


Bars
Late night clubs
Pool/billiards establishments
Pawn shops
Emissions businesses
Adult entertainment establishments
Adult retail establishments
Pay Day Loan Establishments
Dollar Stores
Extended Stay Establishments
Liquor Stores

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

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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

Tier Theme in One Word


Community Vibrant
Drinkable Fun
Attraction Flowers
Green Innovation Hub
Media Green
Arts & Entertainment Flexibility
Green Vivrant (Vibrant + Vivacious)
Establishment

Other Important Considerations (Tier 6)


Determine the need for additional film/music industry space
Consider walkable entertainment for college tier
More visible police presence

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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

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APPENDIX C: ONLINE SURVEY SUMMARY

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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

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Liquor Stores, Vape Shops

Question #2: Hours of Operation


If establishments such as live entertainment venues, restaurants and open air cafes are allowed to
operate in this Tier, what time should they close?
12 midnight
1:00 AM
2:00 AM
3:00 AM

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)

Question #3: Alcohol Sales


If establishments such as live entertainment venues, restaurants and open air cafes are allowed to
operate in this Tier, what time should they cease alcohol sales?
12 midnight
1:00 AM
2:00 AM
3:00 AM

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)

Question #4: Scale of Development

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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)

Question #5: Corridor Theme


Think about the FUTURE of Memorial Drive at Hambrick Road. What should the theme of this Tier
be? Describe it below using one word!

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.

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