Letter to Commissioners regarding rezoning for Chick-fil-A
To: DeKalb County Board of Zoning
Fr: Laurel Ridge Shamrock Civic Association
Re: Rezoning of 3795 North Druid Hills Road
Dt: September 24, 2021
________________________________________
Dear Planning Department and County Commissioners:
We are writing to express our strong opposition to the proposal to change the zoning of 3795 North Druid Hills Road from Neighborhood Shopping (NS) to Local Commercial (C-1). The Laurel Ridge Shamrock Civic Association (LRSCA) represents more than 900 homes along the north side of North Druid Hills Road from Lawrenceville Highway to Willivee Drive. One of the entrances to our neighborhood is directly across from the property under consideration. No other residences are so close to the property. No other neighborhood can be used as a cut through to bypass traffic backed up on North Druid Hills Road. Consequently, we represent the residents and homeowners most directly affected by this proposed redevelopment.
Since becoming aware of this proposal over the summer, LRSCA has surveyed our residents and carefully reviewed the plans for redevelopment of the property. We believe that redevelopment of this property as a fast-food restaurant configured as proposed will negatively affect our community. In particular, our residents are concerned about the way this proposal will increase and alter traffic patterns on North Druid Hills Road. There is no left turn lane into this property or Birch Drive so one of the two westbound lanes will become that turn lane creating a bottleneck directly in front of the entrance/exit to our neighborhood. We also agree with the Planning Department's staff which recommended denial of the application on the grounds that "development of a drive through restaurant is inconsistent with the intent of the Town Center land use designation which encourages walkability and a mix of commercial and residential uses."
We have no particular opposition to Chick-fil-A as a business. Many of our residents frequent the current Chick-fil-A location and we would like to see a new business come to the vacant 3795 North Druid Hills Road location. However, we oppose the rezoning application because it does not take into consideration the costs to the neighborhood, it will increase traffic on North Druid Hills Road, and it limits more appropriate "Town Center" alternatives, particularly now that North DeKalb Mall is under new ownership. Indeed, because the proposal is entirely oriented toward drive-thru sales and does not even include an indoor dining option it could not be more contrary to this goal.
We would prefer this property be developed as part of a mixed-use town center as provided by current zoning. The current proposal is incompatible with Town Center redevelopment objectives. LRSCA requests that a final vote on Chick-fil-A's proposal be postponed until the new owner of North DeKalb Mall can be consulted regarding their redevelopment plans and desire, if any, to purchase the 3795 North Druid Hills Road property.
We would consider supporting this rezoning if our traffic concerns can be addressed as follows:
We thank you for taking the time to review our concerns. We ask that you keep our board informed of any and all meetings and/or other updates on this matter.
Thank you,
The Board of the Laurel Ridge Shamrock Civic Association
Marylee Putnam, President
Laurel Ridge Shamrock Civic Association
Fr: Laurel Ridge Shamrock Civic Association
Re: Rezoning of 3795 North Druid Hills Road
Dt: September 24, 2021
________________________________________
Dear Planning Department and County Commissioners:
We are writing to express our strong opposition to the proposal to change the zoning of 3795 North Druid Hills Road from Neighborhood Shopping (NS) to Local Commercial (C-1). The Laurel Ridge Shamrock Civic Association (LRSCA) represents more than 900 homes along the north side of North Druid Hills Road from Lawrenceville Highway to Willivee Drive. One of the entrances to our neighborhood is directly across from the property under consideration. No other residences are so close to the property. No other neighborhood can be used as a cut through to bypass traffic backed up on North Druid Hills Road. Consequently, we represent the residents and homeowners most directly affected by this proposed redevelopment.
Since becoming aware of this proposal over the summer, LRSCA has surveyed our residents and carefully reviewed the plans for redevelopment of the property. We believe that redevelopment of this property as a fast-food restaurant configured as proposed will negatively affect our community. In particular, our residents are concerned about the way this proposal will increase and alter traffic patterns on North Druid Hills Road. There is no left turn lane into this property or Birch Drive so one of the two westbound lanes will become that turn lane creating a bottleneck directly in front of the entrance/exit to our neighborhood. We also agree with the Planning Department's staff which recommended denial of the application on the grounds that "development of a drive through restaurant is inconsistent with the intent of the Town Center land use designation which encourages walkability and a mix of commercial and residential uses."
We have no particular opposition to Chick-fil-A as a business. Many of our residents frequent the current Chick-fil-A location and we would like to see a new business come to the vacant 3795 North Druid Hills Road location. However, we oppose the rezoning application because it does not take into consideration the costs to the neighborhood, it will increase traffic on North Druid Hills Road, and it limits more appropriate "Town Center" alternatives, particularly now that North DeKalb Mall is under new ownership. Indeed, because the proposal is entirely oriented toward drive-thru sales and does not even include an indoor dining option it could not be more contrary to this goal.
We would prefer this property be developed as part of a mixed-use town center as provided by current zoning. The current proposal is incompatible with Town Center redevelopment objectives. LRSCA requests that a final vote on Chick-fil-A's proposal be postponed until the new owner of North DeKalb Mall can be consulted regarding their redevelopment plans and desire, if any, to purchase the 3795 North Druid Hills Road property.
We would consider supporting this rezoning if our traffic concerns can be addressed as follows:
- Increased traffic, particularly at our North Druid Woods entrance. LRSCA requests a comprehensive traffic study and consideration of the following traffic mitigation measures.
- Removal of any and all direct entrances to this property from North Druid Hills Road. The proposed addition of high volume entries and exits to a congested road will be a source of greater congestion. The plan does nothing to mitigate the problem it will make worse.
- Installation of a dedicated left turn lane from North Druid Hills Road to Birch Drive. All morning traffic on this road currently passes through two lanes. Attracting customers to this location will turn the left lane into a de facto turn lane reducing flow to a single lane.
- Revision of the site plan so all traffic entering and exiting the restaurant will be from the rear of the property. If this plan has any merit, it is that all traffic in and out of the restaurant could be directed through the rear of the property thus providing routes to enter and exit North Druid Hills Road and Lawrenceville Highway through existing traffic-controlled lighting at Birch Road, Oak Tree Road, Mistletoe Road, the mall entrance, and Orion Drive.
We thank you for taking the time to review our concerns. We ask that you keep our board informed of any and all meetings and/or other updates on this matter.
Thank you,
The Board of the Laurel Ridge Shamrock Civic Association
Marylee Putnam, President
Laurel Ridge Shamrock Civic Association
