Larry Johnson Response (Part 2) Q&A

What is the current economic development vision? Who are some of the developers with whom you’ve had dialogue?

The property owners/developers with whom he is in contact is: Orkin – who owns the property adjacent to I20 and ‘in front of’ the Omega Center on Snapfinger; The Shopping Center Group who manages some of the shopping centers that would be prime sites for developments. The economic vision is for mixed use development which is why Commissioner Johnson has successfully pushed for and had adopted the I-20 Overlay District which extends along the I-20 Corridor and outward to include the commercial properties adjacent to I-20. What the overlay does is establish the standards for building design as well as specifies the types of business that will be permitted in this area. Nail Salons and pawn shops, for example, are not businesses that are specified in the overlay lay. The county government can only do so much --- which is put into place tools such as the overlay, enterprise zones and possible tax increment financing. It takes the property owners to decide when and where they are going to develop. Again, the guidelines for the types of development that is needed and wanted by the community is in place (the I-20 Overlay District), it needs only for the property owners to begin submit their designs for development.

Who are some of the developers that have expressed an interest in Wesley Chapel?

See above

This is where we can help. Some South Dekalb residents may not take pride in new establishments as much as our northern counterparts may. But that does not mean that we do not want the best quality. Just south of the I-20 corridor, toward River Rd. live some of the most affluent South Dekalb residents. It is a fact that South Dekalb residents want the best. The examples I gave of a “P.F. Chang’s” or a “Whole Foods Market” are examples of what residents specifically said they would like in that area. Of course, the businesses wouldn’t just stand alone. Those establishments would be a central hub for other surrounding new and existing businesses. A “Moe’s”, a “Doc Green’s”, an “EB Games”, a “Barnes and Noble”, a “Noodles”, a “Kohl’s”, a quality spa, a reputable health club, and an upscale hair salon are all examples of what would greatly boost the economy in the area and help shake the stigma the public has of South Dekalb.

Think about the developments taking place in the Camp Creek, College Park, Union City and Fairburn Areas, (which are also predominantly African-American populations). Think about “The Forum” on Peachtree Pkwy in Norcross. Think about the plaza on Caroline Street off Moreland Ave. Think about the plaza on the corner of Sidney Marcus and Piedmont Rd. Think about the smaller shops in Atlantic Station. There are also a wealth of “quality” independently owned businesses such as “Fellini’s” and “The Flying Biscuit”. I’m sure one could find minority-owned businesses of the same caliber if that is a concern.

Our organization can take steps to make sure that these types of businesses continuously uphold a high standard of excellence. The people will definitely frequent these places if they were only available. Once we start treating the area like a first class area, people will start viewing and treating it like a first class area as well – and that’s when the cycle of positive economic growth takes effect. Advancement in the area will never happen if we do not invest in the type of establishments that ALL people would like to frequent, not just lower to middle income residents. Additionally, these quality establishments provide better employment opportunities for those lower to middle income residents. After all, what is yet another hot wing stand, nail salon, beauty supply store, Chinese take-out spot, and affordable housing unit really doing to genuinely improve economic development of South Dekalb? Considering gas prices, where will the workforce housing residents work?

The county can only create and encourage the environment for businesses to come. Communities can become involved by contacting these companies to let them know that there is a market for their goods and services here in DeKalb. Our Economic Development Department continuously presents sites in the South DeKalb area to retailers. One of the major factors which the county can only work to help alleviate that deters businesses from locating in the south end is the litter. The Litter Patrol, an initiative that Commissioner Johnson recommended, does routinely patrol the major thoroughfares in DeKalb removing litter (trash thrown from passing cars, and dropped by people walking) and illegally placed signs in the Right-of-Way (ROW) as well as on utility poles. Unfortunately, as soon as they make a sweep through the area, it gets littered again. The county can only provide the manpower and the educational resources to help change the mindset of some people and bring awareness that litter is an economic deterrent, but it would certainly be most helpful to gain as much assistance from the community as possible in this effort. Workforce housing at this point is voluntary but developers who build residential units, whether it is single-family dwellings or multi-family units (condos/town homes) are encouraged to include in their developments units that the everyday workforce (teachers, police, firefighters, sales clerks, etc.) can afford. Workforce housing is not subsidized housing, it is affordably-priced housing a mixed-income development. The goal is to create ‘hubs’ or ‘activity centers’ the various exchanges along the I-20 corridor would have higher density commercial immediately adjacent to the interstate and as you move away from the interstate, the density would become less intense. This would allow for the development of walkable centers --- residents in the area would be able to walk to the commercial centers from their communities and persons traveling via I-20 would only have to get off the interstate and then get back on, without having additional traffic through the neighborhood.

Who is the old Wal-Mart site under contract with?

It is with an educational facility (at the present time that is the only information we can give out until the project is far enough along in the process).
Thank you very much for your input, time, and patience.
At no time should it be construed that residents in South DeKalb do not deserve the same quality of retail establishments as are located in other areas. The commercial development that takes place in the north end of the county takes place with incentives that are in place for the entire county. Individual retailers and developers choose not to come to the south side --- because of ‘real reason’ or perceived reasons. Again, the government and your elected officials can only create the environment for development (incentives and other development tools). Community involvement, as stated with contacting the companies you’d like to see in the area can only serve to help. As long and people are driving to Perimeter, Northlake or the Mall of Georgia, there is no incentive for them to locate their businesses where the people are. As you are aware, whenever you shop at some stores, they ask for your zip code, they are doing a demographic study themselves to see where their customer base is located. They have the numbers that 30034, 30035, 30032, etc., drives several miles to shop at their store, so they are aware that the market is here and can support their expanding/locating a business in the area.
You reference Camp Creek and developments in that end of the metro Atlanta area --- you should keep in mind that a lot of these developments were able to be brought about because of some government assistance – (Tax Allocation District was the key factor in the Camp Creek Development – both the county and school board in Fulton County/East Point voted to approve the Tax Allocation District [TAD]). DeKalb County has proposed two TADs (along Columbia Drive and along Memorial Drive --- the school board did not sign on to these --- for an effective and successful TAD the school board – who has the largest share of the tax dollar – must participate) and since the two that are already in place have not gotten the school board’s support, a TAD, although it would be ideal for the Wesley Chapel corridor, there is no point in proposing a TAD for the area when two TADs are currently unsupported by the school board.
The other factor that helped the Camp Creek development is that it was undeveloped land. Costs for tear-down are astronomical so unless there is going to be a large-scale assemblage of tracts that would in effect be a development of regional impact, the costs associated with small-scale tear downs and re-development may not be a possibility in the area. Retrofitting existing sites to accommodate new retail can always be done --- the key is to get the property owners and the potential retailers/developers together.