Panola Resort Plans – Please review and attend Aug. 18 meeting

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The proposed redevelopment of Panola Slopes, the mixed used townhome community on Covington Highway near Young Road, is worthy of your serious consideration. The request to change the zoning will come before the Community Council Aug. 18, 6:30 p.m., at Redan Library.

PLANS

The developers want to recreate Panola Slope as a high-end entertainment and resort complex. In their words:

Panola Resort-front“The project originally contemplated as a residential/commercial development, will be converted into a luxury resort mixed-use concept. Panola Slope will be a one of a kind paradise destination in Atlanta, if not the Southeast, targeting a moderate-to-wealthy income clientele looking for the ultimate in luxury and seclusion.”

“A main feature of the project will be the provision of adult amusement through a first of its kind ‘Barcade’ that will provide a series of adult oriented video games, virtual reality and coin operated amusement.”

“The villas will be rented as high-end hotel options, vacation rentals, extended stay lodging, and time-shares.”

Panola Resort-aerialA document provided at some community meetings includes information about a second phase of development: “an additional 20,000 square feet of retail/commercial space and 100 mini suite hotel rooms.”

 

ZONING REQUESTS

The developers are asking to change the zoning from its current overlay zone to commercial.

In addition, the developers are seeking a special land use permit to allow alcohol to be served past the current12:30 a.m. cut-off; this would apply to three buildings, a total of 17,862 square feet. When DeKalb County grants such approval, the cut-off time is usually extended to 2:00 or 2:30 a.m.

 

Rezoning Application

https://drive.google.com/file/d/0B-9TZ20drsg-anZWZ0xHUkl1ejg/edit?usp=sharing

 

SLUP Application

https://drive.google.com/file/d/0B-9TZ20drsg-eUgwUGlfWHlTbmM/edit?usp=sharing

 

Concept Plans filed with DeKalb County (includes pictures)

https://drive.google.com/file/d/0B-9TZ20drsg-aFp4bjlZS1daeDQ/edit?usp=sharing

 

Posted by Jan Costello
President, Greater Hidden Hills Community Development Corp.

Panola Slope Resort Plans and July 26 Minutes

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Panola Slope – Plans to Redevelop as a Resort
APD Solutions CEO Vaughn Irons and Business Manager Chapman Walsh presented information to the GHHCDC on the redevelopment plans for Panola Slope at 5600 Covington Highway (near Young Road) July 26.

Panola Resort PlansThis is the townhome community that used to be Dominique’s. APD bought it in 2011 and put $5 million into improvements. It offered 23 townhomes and space for retail. Unfortunately, only four units sold, and the future for this concept does not look promising.

APD Solutions wants to turn the project into a destination resort with entertainment and meeting space. The 23 villas would be converted into 72 sleeping rooms. A welcome center would be added. Mr. Irons said the firm plans to invest abother$26 million in the property.

On the ground floor, there would be 31,359 square feet of commercial space. In this space, APD Solutions would offer virtual reality games, live experience (virtual reality) simulators, amusement machines, and two upscale restaurants. Some of the entertainment would allow the consumer to accumulate points for prizes, meals, or other experiences at the resort. The restaurants would be owned and operated by APD Solutions. One, an upscale, white linen tablecloth steakhouse, would be named Bernard’s, after Mr. Vaughn’s late father.

There would be four retail stores with unique merchandise, owned and operated by APD Solutions.

The greenspace that runs parallel to Covington would include a covered, small amphitheater for outdoor events.

The plan will require a zoning change to C-1 (currently OCR-mixed use), and a Special Land Use Permit hearing. The first hearing is tentatively set for Aug. 18, 6:30 p.m. at the Community Council meeting, usually at Redan-Trotti Library.

If any other general information, community meetings are scheduled, the firm promised to let us know.

 

Minutes of the July 26 Meeting

Greater Hidden Hills Community Development Corporation (GHHCDC) Meeting
Mainstreet Community Center, July 26, 2014, 10 a.m. -10:50 a.m.

Attending: Jan Costello, Nadine Rivers-Johnson, Phyllis Frierson, Charlene Taylor, Pauline Dailey

 

11:00 – 1:00 Meeting with APD Solutions regarding redevelopment plans for Panola Slope

Attending: all of the above and Obert Jordon, Diane Parks, Larry Coles, Lois Dunlap, Lowell Magee

We had an efficient board meeting.

Treasurer’s Report
Phyllis Frierson reported that we have $268.22 in the bank. We received membership payments from Mainstreet Community, Muirfield Community, and Marian Long.

At the meeting, we received additional dues from Scarbrough Community and Gerald &Pauline Dailey.

Thank you!!!!

Charlene is going to contact other neighborhood associations and ask them to join.

 Plans for a meeting with businesses at Redan/Hairston and Redan/Panola.
Nadine is going to help Wendell work on this. We’ve been following up with the Kroger contact, but so far, she has not been able to respond. Nadine will get the phone contact for the shopping center on the NE side of Redan/Hairston. She will contact Mr. Sharma (owner of two corners at Redan/Panola).

The plan is to let them know what the GHHCDC is trying to do.

We will also show them how improving curb appeal and storefront décor can increase business. Charlene Taylor plans to work on a brochure that will help them visualize the improved conditions. Please send pictures to Char (ctay@bellsouth.net) and GHHCDC. This brochure would also include the design guidelines that are part of the overlay code.

501(c)(3) – Nadine will check with Jerome Chavis about a meeting on Aug. 4 or 11 at 6:30. We would like to give him an update on the filing of Form 990 (Joyce); the one-year and five-year projection of accomplishments (Nadine); and the narrative explaining who we are and how we evolved (Jan).

 

Communication:
The biographies of the board members is posted on the website.

We have a phone number: 508 591-3526
This number will allow callers to leave a message. It is linked to Phyllis Frierson’s email, and she will monitor the calls. Please call the number periodically so that it stays active.

The business cards and checks are going to be done (I promise – Jan)

 

Aging-in-Place concept
We discussed the tour to Columbia Heritage. It gave us a lot of good ideas. Our next step is to visit more communities, meet with Community Development, and meet with some of Columbia Residential’s nonprofit partners. Nadine is going to find out about a community in Peachtree City that we might tour. Jan will incquire about Park Place in Stone Mountain. We should also drive by the Columbia property being built on Columbia near Memorial.

 

Our next Board meeting is Aug. 23, 10 a.m., at Mainstreet.

 

Community Development Update

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The Greater Hidden Hills Community Development Corporation will hold its monthly board meeting at 10 a.m. July 26. Promptly at 11, we will hear an update from APD Solutions on its plans for Panola Slope, the townhome development on Covington Highway near Young Road. You are welcome to attend the meeting. It is at Mainstreet Community Center, 5001 Mainstreet Park Dr., Stone Mountain, GA 30088.

 

Updates on Community Development Effort

Liquor Store – Improvements have begun. The owner of PJs Package store is willing to make improvements to his property, and the shopping center owner has already begun to improve the entire lot. The sidewalk has been pressure washed and steps have been added to make it easier to cross from the upper parking deck to the lower level.

PJs Edit

We went before the Board of Commissions July 22 for the Special Land Use Permit hearing on enlarging PJs. After giving the Board the improvement list that we agreed on, the Board deferred the vote for two weeks. The Planning Staff is making minor adjustments to the list and including it in the legal petition. The next (and probably last) meeting on this matter will be August 5.

 

There will be landscape improvements, additional security coverage, four garbage receptacles, and exterior painting.

 

 

Imagining Ways to Retrofit the Closed Golf Course

One of the concepts we have considered as a way to re-purpose the closed Hidden Hills golf course is to provide housing for seniors in the center of the property. The overlay zone allows that area to have higher density (something that would make it attractive to developers) IF the links are kept as greenspace, to be used for passive recreation.

 

We had the opportunrsz_columbia_heritage_-_porte_cochere-1_0ity to visit a beautiful, four-story senior living community in northwest Atlanta last Saturday. Columbia Heritage is part of the West Highlands neighborhood that was built on the site of the dilapidated and depressing Perry Homes public housing project 10 years ago.

 

Talk about an amazing transformation! The seniors live in a clean, well-appointed building, with a theatre, fitness center, business center, library, craft room, and all-purpose room. They have two-bedroom apartments with nine-foot ceilings and many thoughtful architectural details. The center has been open for 10 years, and it has long waiting lists. The building is well maintained by staff and by residents.

 

The residents have varying income levels, but they all enjoy the same high quality standard of living. Says Columbia Residential, Inc., CEO Noel Khali, “We have mixed incomes, but we do not have mixed standards.”

photo - crop

We plan to visit other communities to see what might work well in our area.

 

(The following people attended the tour: Jan Costello, Frankie Bryson, Larry Coles, Phyllis Frierson, Calvin Sims, John Sims, Sally O’Harrow, and Charlene Taylor. We represented the GHHCDC, Hidden Hills, The Highlands, Scarbrough Square, Mainstreet, and Chapman’s Mill/Redan Park).

 

 

From: Jan Costello, President Greater Hidden Hills Community Development Association
July 25, 2014

To see the file with photos, click on this link:

https://drive.google.com/file/d/0B-9TZ20drsg-LWVOREdfei1RTnc/edit?usp=sharing
Middle Photo by Columbia Residential, Inc.

Liquor Store-some improvements

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We made some progress on the liquor store expansion issue.

Three members of the Greater Hidden Hills Community Development Corporation attended a meeting July 17 with the owner of the liquor store, Tony Nguyen; the shopping center owner, Ricky Sharma; and the store’s engineer, George Awuku on July 17. The GHHCDC was represented by Jan Costello, president, Nadine Rivers-Johnson, board member , and Wendall Ervin, member. It was a good opportunity to express our points of view. We worked out improvements to the plan.

This is what they agreed to do during the meeting:

1. Implement the landscape improvements noted on the 7/15 pdf from El Mina, Inc. This includes new plantings of trees (four) and shrubs in three areas.

2. Add security coverage on Sunday, during the hours PJs is open.

3. Pressure wash the sidewalk

4. Add garbage canisters in at least four places where they would be most utilized.

5. Provide a clear pathway from the upper parking deck to the business strip.

6. Paint the exterior.

We made other suggestions such as clearing the sidewalk of obstacles and reviewing the overlay design guidelines. We invited them to become members of the GHHCDC. We all are united in a common vision to make the area aesthetically pleasing and prosperous.

This was the first time we have had face-to-face contact with the shopping center owner. He has owned both the NW and NE corners at Redan and Panola for 15 years. Mr. Sharma is interested in improving the appeal of the commercial space. He is working with MARTA to install a bus shelter at the bus stop on Panola near the Chevron station, which he owns.

It is unlikely that the expansion request will be denied because the planning staff, the Community Council, and the Planning Commission have approved it. On July 22, it goes before the Board of Commissioners, at 6:30, in the Maloof Auditorium (1300 Commerce Dr.) My opinion is to accept the expansion as long as these conditions are attached to it. I believe that we can continue to build on this relationship and do more to improve that part of the community.

You are welcome to respond to this post or write us at ghhcdc@gmail.com. I would like to know what you think.

Jan Costello
President, GHHCDC

GHHCDC@gmail.comSketch Plan-liquor store

Liquor Store Expansion Update — Community Opposition Does Not Sway Planning Commission

GHHCDC

The Planning Commission reviewed PJs Package Store’s request to add 1,530 square feet to its establishment on July 8. Despite Greater Hidden Hills CDC objections, it recommended approval. Now, the matter will go before the Board of Commissioners, July 22, 6:30 p.m.

The store is on the northwest corner of Panola Road and Redan Road. It wants to increase its square footage by 56%, going from 2,800 square feet to 4,330 square feet.

This means that three of the six storefronts in the strip mall would be occupied by the liquor store. Note that one of the other tenants (the Chevron gas station/convenience store), also sells liquor. (Sketch map attached.)

The Greater Hidden Hills Community Development Corporation opposes this expansion. Our overlay zoning code is designed to promote and encourage a healthy, prosperous, diverse array of businesses. We have many unmet needs in this community, forcing us to drive many miles to purchase the materials, services, and experiences that we want. Liquor stores are NOT among our unmet needs.

We have a surplus of liquor stores. Within a 20-minute drive from the center of the Hidden Hills Overlay District (roughly the center of the closed golf course), there are 62 beer, wine and liquor stores.

When you add the other types of stores that sell bottled alcohol, such as grocery stores, gasoline stations, and convenience stores, we find that we have close to 600 places where one can buy packaged alcohol within a 20-minute drive of our center. (Numbers from ESRI Business Data, 2013.)

I talked to some of those who voted in favor of the expansion. These respected members of the Community Council, DeKalb County Planning Department, and the Planning Commission have several reasons for their position. Here are the reasons I have heard:

  • The business is already there, and there are legal reasons why the County cannot deny it the opportunity to expand.
  • The business is in a cramped location, so expansion will make the strip feel less congested.
  • The business will be better able to thrive if it expands.
  • The community should make an effort to support small businesses in the community.

The owner of the liquor store is interested in meeting conditions to make the expansion more palatable. I will share those plans with you when I get them.

As we move forward to the final public hearing, we ask for your opinion and input. You can respond to this post or write to us at ghhcdc@gmail.com

 

Jan Costello
President, Greater Hidden Hills CDC

Sketch Plan-liquor store

Great Ideas Came Out of the June Meeting!

GHHCDC

More than 30 people attended the June 24 Greater Hidden Hills Community Development Corporation (GHHCDC) meeting on creating a dynamic business community. DeKalb County Interim CEO Lee May opened the meeting with praise and encouragement. He has been involved and supportive of our efforts since we first began the overlay zoning process in 2006. 

Double click this link to see pictures, hear what Tucker volunteers had to say, and read the list of great ideas:CEO May w-Group-edit

Dynamic Business Meeting-See Results

May 30 – Business Planning Meeting Minutes

GHHCDC

Minutes:  Greater Hidden Hills Community Development Corporation (GHHCDC) Meeting
Mainstreet Community Center, May 30, 2014, 10 a.m. -11:30 a.m.

Attending: Jan Costello, Nadine Rivers-Johnson, Phyllis Frierson Joyce Russell, Charlene Taylor

 

After a brief welcome, we discussed the June 24 meeting. Flyers have been distributed to businesses. Wendall Ervin covered the east side of Hairston/Redan. Jan did some of the north side of that intersection. Nadine covered Panola/Redan. Phyllis did the west side of Covington/Hairston, and Jan did the east side. They both hit Pep Boys! Letters were mailed to the landowners of three strip mall sites (two at Redan/Panola and one at Cov/Hairston). Char is going to the nursery on Covington.

 

The AJC ran two articles. Releases were also sent to CrossRoads Newspaper, On Common Ground, and the Champion.

Refreshments for the meeting: Joyce is bring 75 small waters, Phyllis is bring cookies, Nadine is bringing nuts and napkins.

Paperwork: Nadine is printing the brochure, membership form, sign-in sheet and surveys; she will bring them to the meeting.

Intro at meeting: Jan will prepare remarks and slides.

We will meet at 5:45 to set up.

 

Other business:

We decided to try and tour Columbia Residential’s senior living communities on July 12, 19, or 26, if that works for Mr. Khalil.

We need to get a phone to add to our contact info. Jan will look into it.

We like the business card with some changes. The group wants a back/front card.

 

We continue to work on the 501c3 paperwork. We will set up a meeting with Jerome Chavis in August. Before we meet, we want to answer the question, “What will we have accomplished in five years?”

We will have the next general meeting Sept 23 (or later in the week, depending on the crowd preference.) We will try to have it at APD Solutions if the date works for the firm

Next board meeting: July 26.(If the tour interferes, we will reschedule).

 

Accomplishments through May 30

GHHCDC

Notes from the last Board Meeting

 

Minutes:  .Greater Hidden Hills Community Development Corporation (GHHCDC) Meeting
Mainstreet Community Center, May 30, 2014, 10 a.m. -11:30 a.m.

Attendees: Nadine Rivers-Johnson, Charlene Taylor, Phyllis Frierson, Jan Costello, Joyce Russell, Lois Dunlap
prepared by Jan Costello

1. Welcome

2. Brief Update from Committees

Marketing and Communication (chaired by Nadine Rivers-Johnson)

Letterhead is done. Information about access to the Gmail and WordPress accounts was given to the Board. Noted a correction to a typo. Corrected document will be sent to the Board by email.

Need more paper for brochures. Char will check with her source. Joyce is looking into retail options.

Finance and Budget (chaired by Secretary-Treasurer Phyllis Frierson)

No changes…still have $98 in the credit union. The $85 expense for the corporate filing fees was donated. Phyllis will work on setting up online access to the account. Jan is working on ordering checks.

Streetscape Committee (chaired by Charlene Taylor)

Char is testing ClickItFixItSeeIt. Jan will work on getting it linked to the website. Right now, the template we are using does not allow a widget for easy clicking.

Membership Development (chaired by Joyce Russell)

Joyce created a membership form using the new letterhead. We had minor modifications. Nadine made them and printed out forms.

Nadine has approached businesses about the GHHCDC and they have expressed interest. We are all going to take brochures and membership forms to businesses and ask them to participate. We are going to approach our own neighborhood organizations to join. We are going to make a concerted effort to raise enough funds to file for the 501 (c)(3).

 

Nadine will check back with the County about a small grant to fund the October business development seminar. We discussed whether to have it on a Saturday morning or weeknight evening. More business owners may be able to attend in the evening.

3. Zoning Update

Site near LA Fitness – still no more word on what is going on there. The county says it is work for a sewer hook-up and driveway, but much land has been cleared. We have sent another inquiry to the county.

Medical Offices: 6826-6846 Covington Hwy – this development is just getting underway. It is east of the Kroger and Wells Fargo on Covington Highway.

Note: Community Council meeting on June 16, 6:30 p.m., Redan-Trotti Library. This is a good place to find out what is going on. The developers and planning department reps are there.

4. Discuss Kick-Off Plans

The October seminar planning is still underway. We’re looking for a site, and determining the best time.

In the meantime, in late June or early July, we’re going to have an open meeting with a guest speaker. The focus will be on the importance of businesses and residents working together to revitalize the community.   June 24, 7 p.m.   Location and speaker to be announced. One DeKalb Director Bettye Davis is helping us.

5.  Set priorities for next quarter

We will recruit business, neighborhood, and resident members. We will have the October seminar. We will work on the 501 (c)(3) application.

6.  Old Business

Nadine set up a meeting with Jerome Chavis, owner of NTRC Accounting on Rockbridge Road, to give us advice on the 501 (c)(3) process. The meeting was June 2, 7 p.m.

7. Date for next board meeting (public welcome): June 21, 10 a.m., Mainstreet Community Center

8. Open Meeting with guest speaker/expert on community revitalization. Focus on importance of businesses and residents working together to revitalize the community. June 24, 7 p.m. Location and speaker to be announced.

 

Plans for Business Booster Forum Discussed in April Meeting

GHHCDC

Minutes  — Description of Progress to date, plans for Economic Development Forum, Marketing, and Streetscape

Greater Hidden Hills Community Development Corporation (GHHCDC) Meeting
Mainstreet Community Center, April 26, 2014, 10 a.m. – 12:15 p.m.

Board Members Attending: Nadine Rivers-Johnson, Charlene Taylor, Joyce Russell, Jan Costello
Absent: Phyllis Frierson

Streetscape committee member Larry Coles joined us at 11.

Minutes prepared by Jan Costello

 

1. Welcome
In anticipation of Mother’s Day, Nadine shared her original song, Momma, recorded with the Godfather of Crunk, Carl Newsom. Great song. Readers of these minutes may view it on YouTube at: https://www.youtube.com/watch?v=unIq1o23Yic

Jan shared the news story about the Fair Food Program, which has resulted in tomato pickers in Florida earning more money and getting better working conditions – all as the result of a campaign that began 15 years ago! Now, many major tomato buyers, such as Taco Bell, McDonald’s, Whole Foods, and Walmart (just signed on), are paying a penny per pound more so that the tomato pickers are treated more fairly. Ninety percent of the tomato growers in Florida are participating in the program. The campaign is now branching out to other states. The point – progress takes time but it is achievable.

2. Update from Committees

Marketing and Communication (chaired by Nadine Rivers-Johnson) – Nadine printed 200 copies of the brochure on the paper donated by Charlene. Looks good!

No response on the request for the county grant. We are going to re-draft the request to reflect the Economic Summit (details below).

We plan to retool our newsletter effort and produce an economic development report for the CDC, distributed online and in print. We will sell ads. We’ll start small. The effort is still in the discussion mode.

Finance and Budget (chaired by Secretary-Treasurer Phyllis Frierson) – no change in accounts.

Discuss proposed budget prepared by Joyce Russell. Will finalize it after we consult with the accountant.

Streetscape Committee (chaired by Charlene Taylor). After several requests for information, Charlene learned that the development near LA Fitness on Covington Highway did get a land use permit. Trees were cleared to allow the day care center to get off a septic system and connect to the county sewer line. A driveway will also be installed. The county planner told Nadine that all the clearing was within the guidelines, but that trees would be replanted.

Char continues to make progress on the ClickItFixIt site. This will be a tool for reporting to specific county departments any problems in the community.

Membership Development (chaired by Joyce Russell)

We reviewed the membership form and suggested minor changes. Joyce did a great job. It will go on letterhead that is being prepared by Jan.

Fundraising 

We discussed putting together a half-day workshop to nurture economic development in the community. We would have a motivational speaker. We would offer five or six short workshops for attendees. The offerings could include 1) social media marketing; 2) customer service trends; 3) getting small craft/handmade business off the ground using online shopping sites; 4) building business with appealing storefronts; 5) raising residential property values.

We also discussed adding a school topic – perhaps something from Junior Achievement. Or, we might give an award to a student group that is engaged in business learning.

Tasks: Jan will call the Small Business Administration, DeKalb Extension Service, SunTrust, and DeKalb Economic Development for speaker ideas. Phyllis Frierson said (after the meeting) that she would reach out to Etsy (an ecommerce site) to see if they have speakers or successful vendors in the area. Joyce will contact Publix about the customer service topic. Need a volunteer to check with Redan about business clubs and to contact Junior Achievement.

Target date: October.

Joyce will contact Berean about using rooms in the big facility.

Nadine will revise the grant request.

3. Priorities for this year:

Get corporation filing fees up to date.

Raise money so that we can file for the 501(c)(3)

Give to the community a successful, well attended, useful business workshop.

4. Old Business. Jan reports that the letterhead and transparency/succession documents are in production.

5. The next meeting will be May 31, 10 a.m., Mainstreet Community Center.