Revised Brookhaven/Oglethorpe MARTA TOD Plan. Source: MARTA
Brookhaven, GA, July 12, 2016 – by Trey Benton – MARTA filed an application with the City of Brookhaven’s Community Development Department on July 1st requesting to rezone an assemblage of land totaling 17.57 acres around the Brookhaven/Oglethorpe Station to construct a controversial Transit Oriented Development (TOD). The land is bordered by Peachtree Rd, Apple Valley Rd., Dresden Dr. and North Druid Hills Rd. In order to construct the TOD at the densities proposed, MARTA needs to rezone this land to PC-2. Currently the parcels have a mixture of zoning classifications such as C-2, M, R-75 and RM-75.
Included in the application, MARTA has “ticked the box” indicating they will pursue tax incentives in the form of Tax Abatements. Whether those incentives will be ultimately awarded by the DeKalb Development Authority or Brookhaven is not 100% certain, although there are active conversations with the City. If the City is to award the abatements, City Leaders tell The Post they would have more control over how those funds are handled. The number being thrown around at this point is between $15 million and $17 million.
The project, being led by a collaborative of developers called Brookhaven City Center Partners (BCCP), a joint venture of Integral Development and Transwestern Property, will include:
- An 8 story office building including 200,000 square feet,
- A hotel with 75,000 square feet (125 keys);
- Two for rent multifamily buildings aggregating 340 units;
- Two for sale multifamily buildings aggregating 107 units;
- One senior housing building with 100 units; and
- Retail and restaurant uses aggregating 55,768 square feet.
MARTA and BCCP say they have met with regional transportation stakeholders, including the Atlanta Regional Commission, Georgia Department of Transportation, and City, State and County leaders to address existing traffic problems, infrastructure capacity and other regional issues that could be further impacted by development of the TOD.
Included in the application packet, is a Transportation Analysis Study performed by Kimley-Horne and Associates (Embedded below). The study (Table 6) shows the Gross Project Trip Generation will produce 10,751 trips per day – 5,376 Entering and 5,376 Exiting. The chart shows estimated trip generation numbers and reduced trip generation numbers, as it is expected some of the trip counts will be lowered because of transit use or reductions because of the nature of a TOD.
Also included in the application packet is a Sewer Capacity Letter (Embedded below) from DeKalb County Department of Watershed Management. The County says that based on collected flow data, “sanitary sewer capacity may be available for the subject property at this time.” However, the County notes the determination of available capacity expressed is not guaranteed because it is “based upon the known conditions as of the date of this correspondence and on the provided anticipated capacity needs associated with the project.”
The County further states in the event sewer system infrastructure improvements are required to accommodate the “new flow contribution and ensure adequate sewer system capacity as a result of development on the referenced property, the developer will be responsible for the cost associated with installing any such improvements to the existing sewer system infrastructure.”
MARTA says it is not anticipated there will be an excessive or burdensome impact to schools.
But the real challenge MARTA and BCCP face in getting the project approved, is not necessarily with the City Government itself. The communities surrounding the proposed TOD such as Brookhaven Heights, Brookhaven Fields and Ashford Park have showed up in large numbers and have been vocal as to the impact this project would have on their community. Increases in traffic and infrastructure improvements are some of the top concerns, although the density of the project and how it would change the look and feel of the community have also been topics of considerable debate.
A Development of Regional Impact (DRI) Study is making its way through the State Department of Community Affairs and the Atlanta Regional Commission. As of the time of this Post, the City has not received the DRI.
MARTA’s application is set for a September 7th Planning Commission hearing, followed by appearing before the City Council on September 27th.
The full application, Letter of Intent and Site Plans can be found on the City’s website here.
The latest revised project plan is below.
Revised MARTA Brookhaven/Oglethorpe TOD Plan. Source: Integral
10 Comments
enuff govt already
“City Leaders tell The Post they would have more control over how those funds are handled.”….That’s turning out to be the problem! This location needs to be a n’hood train station NOT a mini city. Just a reminder that one of the parties involved in this “development” is best known for the re-development of Atlanta’ Housing Projects.
Steve Walker
Let the games begin………er continue!!!
Bob Sorrentino
Come on MARTA, where’s the rest of the traffic study? They only call out average delay times for intersections as a whole. No delay times for different approaches for each intersections let alone for the individual movements. This would be the 1st traffic study submitted to Brookhaven that didn’t have that info. For example, this study tells us nothing about how the left turns from Peachtree southbound onto Dresden are impacted. All they’ve told us is that there will be 50% more cars taking that left than there are today.
Chad
This is what it sounds like to citizens.
“61% of our citizens don’t want this maximum density development. The reduction in generated trips because of the nature of a TOD is total BS. You don’t pay any taxes on the property now, you get a 1% sales tax and you want to rob our schools of taxes you will negatively impact for 20 years into the future. Your budget is 15 times bigger than ours and you just saved $80 million on refinancing $248M of debt. So here you go. Here’s $17M. We’ll tell the voters we have more control over it if we give it to you.”
Our City Council and Mayor are much smarter than that.
Thomas Porter
Far too often I feel like the cuckold in the marriage with Brookhaven.
whodean
This is spectacular
Mighty Casey
There used to be #19 Bus service through the Drew Valley to the train station but no longer. Isn’t this the Marta Station Parking lot? So if there’s no parking lot and there’s no bus service to the station, how is the neighborhood supposed to use Marta? Drive our cars to other stations? You’re right Enuff : we just want a neighborhood with a rapid transit access. I didn’t sign up for rampant overbearing development with no common sense and no concern for residents.
Saul
I agree. Rapidly, Brookhaven has become the exact opposite of the snow job the citizens got. Its not going to change so stay tuned to future installments of Brookhaven Place. Maybe if we put on some rose colored glasses and take a few tokes we’ll feel differently.
Noooooooooooo!!!
Let’s all rally to SAVE THE MARTA PARKING LOT!!!
Cindy L.
Don’t forget the Character Area Study meetings start tomorrow! Check out the project site: brookhavencharacterareastudy.com