Prepared April 8, 2011 by Patrick. S. Noonan (President, Mason Mill Civic Association)
Disclaimer: I have tried to summarize accurately two March 2011 presentations about this development that were delivered by representatives of the developer, Cousins Properties (John McCall, EVP of Development, and one of the two “point people,” Jason Frost), as well as some of the Q&A. I cannot guarantee that I have gotten all the details correct, or that the details will remain as stated here, so I welcome corrections and updates. Treat this as one person’s reconstruction.
What is Emory Point?
Emory Point is the mixed-use development that has been planned for Clifton Road for several years. The plan was zoned and approved by the County about 4 years ago, but actual development was put on ice for a few years during the recent economic downturn. [n.b. At a recent community meeting to reintroduce the public to the plan, a local resident commended the developers for not adding an “e” to the end of “Point.”]
Who is developing this property?
Emory University owns the property. Emory Point will be developed and managed by Cousins Properties, who hold the ground lease, in a joint venture with Gables.
Where exactly is Emory Point?
This property is on the north side of Clifton Road near the CDC. The overall project contains several phases, the first of which included the already-completed expansion of the Emory University Conference Center. The developer considers the real “Phase 1” to be development of an 8.3 acre tract along Clifton Road, just east of the CDC entrance stoplight and just west of the Emory Inn. This tract extends to the north along the relatively level land there, stopping short of the steepest part of the hill that drops down to the Creek (opposite the Victoria Estates residents on Castle Falls Dr.). The development plan leaves that hill wooded and protect; Emory and Cousins both have stated that those woods are “undevelopable” and will not be developed.
So there’s a Phase 2 as well?
Phase 1 was designed to be self-sustaining, i.e. its success was not contingent on future phases, However, depending on the success of this phase (and future market conditions), Cousins will continue with Phase 2, which involves demolishing the Emory Inn and extending the mixed-use concept of Phase 1 to the east in its place. The Phase 3 site is to the west of the stoplight and Phase 1, somewhat downhill, and approved plans are for a 10-story (120’) residence tower. (This Phase 3 site will serve as the construction staging area and headquarters during the Phase 1 construction.)
Okay, then, back to Phase 1: When does this plan start to become a reality?
Soon. Contractors have just been selected, and Cousins is planning for a mid- to late-June start. (That’s right, June 2011. So it’s right around the corner in more ways than one.)
What is planned in this Phase 1 development?
It’s a pretty big project that will significantly change the look and feel of Clifton Road.
The plan includes about 440 apartment units, about 80,000 square feet of retail/restaurant space, and about 1,000 parking spaces (950 of which will be in a parking deck on the north/back side).
These properties will be integrated into three, 4-5 story buildings on either side of a short “Main Street” parallel to Clifton. There will be street-level retail/restaurants on all of them – including facing Clifton Road itself- as well as open eating areas and plazas around and between the buildings, and a 1-acre park on the east end facing the current Emory Inn.
The street-level spaces will include a mix of about 30% food. Tenants do not contract until close to completion of the project, but Cousins representatives named names of the types of establishments they have been in contact with and/or envision attracting: Corner Bakery, Ted’s Montana Grill, Asian Bistro, Fresh to Order, Marlowe’s Tavern, etc.
The other street-level spaces would include a CVS an “soft goods” – possibly a Jos. A Banks clothier, a dry-cleaning drop-off/pick-up store front, a salon, an athletic goods shop, etc.
The apartments will be at market prices and the marketing plan includes efforts at enticing Clifton-Corridor workers to live where they work. About 60% of the units will be one-bedroom; most of the rest will be 2-bedroom, with only a dozen 3-bedroom units. The design makes them convertible to condos in the future, but current plans are for rentals-only.
Materials will be structured concrete at street level, but the apartment structures above the retail will be “stick” construction. Mansard-type roofs will shield the rooftop HVAC and utilities from view (and help mitigate their noise impacts).
I think I get it. Can I see the pictures?
Cousins showed sketches during their presentations. Emory has promised to get these online soon. As soon as we can find them online, we’ll share the links.
April 20 update: Pictures now posted
here.
What is the motivation for this development?
Well, fill in your own assessment of the role of money in such a project, but the stated needs do include the fact that every weekday around 40,000 people go to work within a 2-mile radius of this property, and a majority do not work in that area. They drive through the neighborhoods to/from and during lunch; giving them live/work/play alternatives adjacent to Emory/CDC could help the road and energy demands of this population.
What kinds of issues might residential neighborhoods need to keep track of?
For most of us, just the usual one –traffic. The addition of new destinations on Clifton Road will change the traffic patterns and volumes in hard-to-predict ways: On the one hand, there will be attractions bringing additional people through the neighborhoods to the Emory/CDC area, even on weekends and in the evening; on the other hand, a lot of the current Emory/CDC traffic (especially during weekday lunch times) may be reduced because of the availability of nearby, car-free alternatives.
In addition, close neighbors could experience additional inconveniences from the lighting, noise (HVAC, trash collection, music for the outside spaces), and smell from restaurant exhaust. The developers addressed these concerns in their original plans and during the zoning process in 2007 – the “back” of the project facing Castle Falls will not have lights or trash dumpsters, and the venting is all “up” and toward the south side of the property, for example – but we all know that good intentions, or even a good up-front plan, are no substitute for continued engagement and results-checking.
Because there will be no new trails or easy access to the north side of the development, and because of the enormous grade changes on either side of the creek, it is unlikely that Castle Falls neighbors will experience increased security risks.
We all may experience additional delays and noise during the construction phases, starting in summer 2011. There will be some blasting, and there will be trucks hauling 60,000 cubic yards of fill dirt to the site. Clifton Road may occasionally experience lane reductions. Any construction site can disturb and relocate rodents. The possibility exists for soil runoff and creek water contamination, despite their containment efforts. And then, of course, those unknown unknowns.
There will be a Cousins property manager on site. Emory Police will be authorized on site, and there will be additional security. Cousins has offered assurances of easy access to their point people during the construction phases as well.
What are some of the environmental considerations they have incorporated?
Cousins reports that Emory insisted that the development be consistent with the University’s priority of sustainable development. Emory Point will use LEED and Earthcraft standards for construction. Rainwater and AC condensate will be captured and stored for use in the irrigation of green spaces. White membrane roof surfaces will reduce the heat-island effect.
There will be no road or path – hence no additional lighting – on the back of the property, keeping the woods undeveloped and minimizing disturbance of that woodland environment.
The Cliff bus service will detour through the “Main Street,” and the site will be served by at least 1 MARTA stop. There will be additional crosswalks at the CDC entrance across from the Conference Center. The Emory Point sidewalks will be wide and unimpeded (this means buried power lines and no other poles), and lined with trees. Pedestrians will have the choice of ramps or steps on the sidewalks, because the site has some grade changes.
What’s the timing again?
Construction will begin in June 2011. The first 100 apartment units are planned to be available in July 2012 (!), with about 40-50 per month being finished thereafter. Retail and restaurant starts are slated for Sept. 2012 and thereafter.
How can I stay on top of news about this development?
The Clifton Community Partnership web site has some basic information about Emory Point. We should expect to see much more as the project moves from drawing board to construction. And the neighborhood associations will be regularly in touch with the University and Cousins, who have promised access, high levels of communication, and responsive problem-solving as issues emerge.
http://cliftoncommunitypartnership.org/learn/clifton_road.html
Behind Ace Hardware and behind Paws Playhouse surface water is directed down a slope into the woods behind the east portion of Toco Hills Shopping Center. Some piles of dirt recently appeared possibly trying to slow down the runoff.
Praveen Ghanta of McConnell Drive meets with Dekalb County Roads and Drainage and Calibre Woods to examine the retention pond design implemented in 1996. A 2007 study indicates that half of the flooding on McConnell is due to this retention pond not performing correctly.
The original hole was only 12 inches in diameter. In 1996 the hole was enlarged to 30 inches. The plug removed is off to the right.
Despite heavy rains recently there was no evidence that any water has been ponding.
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