It may be a poor time to raise a new subject, since we have another 3 weeks of campaigning ahead of us, and none of the remaining candidates are likely to make a big issue of it. But several candidates in the original election did exactly that, and while those candidates are defeated, there are several citizens who have raised this as a “serious issue” several times over the last two years, and have been successful in stopping a major development for at least a year or more. I certainly support stopping or changing development if it will harm the local or wider community, but in the materials and presentations I’ve seen, this project’s opponents haven’t made this case. I do not know what the specific complaints are about this development, and I would like to hear more valid problems. The issue I mention in the title of this post is one that I have further questions about.
The main complaint I have heard about the Star Towers development (besides the complaints that they are just more Asian businesses coming into Doraville, and that they are too tall for some of the single family homes in that area, both of which raise other questions) is that the development is in a “flood plain.” I don’t have the campaign materials with me right now, but as I recall, they referred to the potential of flood damage to the property itself that the local government would be required to fix at local expense, and to the potential of increased flooding downstream. I don’t like either of those things (but I’m also not familiar with anything that would require Doraville to fix flood damage on private property). But I can’t find any documentation about their claims.
They have used the term “flood plain,” but have not (that I have seen) defined this term. FEMA has some official flood zone maps used by insurers and mortgage lenders (you can see the map for your neighborhood at http://msc.fema.gov , search by address), but these maps refer to “flood zones” with specific risk and specific requirement for insurance.
I don’t know the exact outline of the proposed Star Towers development, but the sign is up in front of the circle of property defined by Jess Norman Way, Stewart Rd, and Buford Hwy. A tiny finger of this hundred-year flood zone A crosses Jess Norman Way from the southwest. But I must have something confused about the place of the development or what type of “flood plain” they are talking about, because this is a tiny incursion, there is already building and paving there, and there are definite remedies available for something like this. So I’d like to give them the chance to present all of the problems with the Star Towers development and suggested solutions, so that I and others can make educated choices.
There are some related questions about the same group’s opposition to the Peachtree Pavilion development, but I think I would like to learn more about this issue without that clutter.
I dug up one of the references that recently jogged my mind about this matter. The original page that Kay Bird and Bonita Hoffmeister had created with this information on it has been deleted from its free webserver, but a copy of it’s still present at Tom Hart’s campaign website for me:
http://mayorofdoraville.com/For-sale.html
It includes the following lines:
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Star Towers developers want to build in a flood plain, on the edge of the old Stewart Lake in the Gordon Heights neighborhood. Guess who is going to have to foot the bill to repair the problems and pay the attorneys when it turns into an environmental disaster for the residents downstream. Star Towers is welcome to build in one of the commercial zones, but flood plain is cheaper.
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I’d like explanations and descriptions of just about every phrase in that, and a description of exactly where in a current residential area it would be constructed.
The proposed site for this development is on Buford Highway, just inside 285.
This is not a residential area in any sense. The site is currently developed with an(antiquated)office building and a fast food restaurant.
The developers of any project are required to address drainage and impact issues before approval of the plans by the county.
Arguments claiming that the developers are trying to skirt the law and leave Doraville with the tab are completely specious.
While one could argue that Asian businesses are not utilized by the majority of neighborhood dwellers, I think more businesses of any reputable form in Doraville will increase the likelihood of business creation that we would use.
And I think that we can all agree that the Asian community has been good to us…they’re pretty darned good neighbors.
From what I understand there is an old quarry behind the newer houses on Chestnut as you approach Buford Highway on the right and a creek runs through it, under Pineland and behind the houses on Chestnut. I’ve tried to check it out but it is very densely wooded and very deep. Vagrants used to live in there at one time too. “Old Stewart Lake”, I think, used to be the quarry dammed up? And if there was a Stewart Lake, I don’t think it exists anymore.
I think the flood plaines are noted in a very old map, maybe about the time there was a Stewart Lake? I’ve noted the land with regard to the Star Towers project and it may have been filled in a long time ago to build the existing buildings. From what I’ve seen, I don’t see how the land could possibly be a flood plain right now. Star Towers would not be anywhere near the quarry or the creek.
I pulled up the FEMA flood map and it looks like maybe there was a recent change so this property is no longer in the floodplain? There is a LOMR (letter of map revision) from FEMA dated September 2007 with a new map of the area and it looks like the floodplain no longer extends all the way to Jess Norman? I’m not exactly sure because I’m not familiar with flood maps and I’m not clear on exactly where the development is planned. You can view by going to FEMA’s map site, putting in the address associated with that area of Buford Hwy, then instead of viewing the map, view the LOMRs. A new floodplain map is on p. 6 of the latest LOMR.
Great job Karen.
I checked the map and in September, 2007 FEMA changed the Flood map and the Star Towers area isn’t anywhere near the flood plain. It looks like the creek maybe underground now through a piping system? I don’t know, but if that is the case, there still may be an issue.
If anyone would like to see the map, check this out, it’s on page 5?
http://msc.fema.gov/webapp/wcs/stores/servlet/MapSearchResult?storeId=10001&catalogId=10001&langId=-1&userType=G&panelIDs=13089C0019H&Type=pbp&nonprinted=&unmapped=
And there are some houses on McClave in Northwoods that are built on a flood plain surprisingly enough.
Thanks a million, Karen! I’ve been looking at that page a lot in the last couple of weeks, and never looked at those LOMRs.
I don’t have time to dig around on their website for details about their definition of “flood plain,” but according to that revised map, the Star Towers site is in the same “500-year floodplain” that City Hall is in. Or, again it’s not clear from those PDF maps, Zone X could mean a 100-year flood risk, but potential flood depths of less than one foot.
And yes, SOSO, when this issue first came up last year I dug up the FEMA maps of Autumn Park, since we’re in a low-lying spot, and only 50-100 feet from the creek. But according to the map, we’re waaay out of the 100-year risk area, while the homes near Autumn Park on McClave are in a higher risk area. I don’t know if there were flood management requirements on the area when they were built, but the owners would at least qualify for flood insurance. I wonder if realtors explain that to those home buyers?
At any rate, Star Towers seems to be safely out of the new current flood zone area, although they warn that further development “upstream” might lead to more risks later. Since it is now past the upstream end of the stream, I don’t know what would count as upstream, maybe developments in the rain clouds. If we ever see any again.
I’m hoping Kay and Bonita issue a clarification, since they showered Doraville with a document claiming differently just before the election. Maybe I’ll see them at the planning commission meeting tonight!
This is off topic (what else is new), but this is The Neighbor, Doravilles newspaper which was celebrating Doravilles 100 year anniversary!!
There is a photo of an unrecognizable Lamar and of Gene Lively.
There used to be a SEARS in Pinetree Plaza. It’s a hoot!!
http://www.doravillega.us/History/The_Neighbor_1971.pdf
Also, note the article in The Neighbor about high rises being developed and built in Doraville.
1971 must have been Doraville at it’s prime.
Considering the ads, photos and articles The Neighborhood was pretty well done.
It was not just a Sears, but a Sears Liquidation Center. There was an occasional visit from an old blind man who sat outside the door and played an old worn out guitar with a tin cup on the neck. He played very good and sang old gospel music. My Mother would always give us kids some change to put in his cup. And yes Doraville was in its prime.
I could write a book about this town and Chamblee. It’s noteworthy to mention that one of the first, if not THE FIRST, Home Depots was built at Buford Hwy and 285 where the bowling alley is (I think that’s a bowling alley of some kind) and the Office Max used to be (across from Kmart). JC Penny first used the building for a Dept store called “Treasure Island”
My Mother grew up in a big white house that was located very near the RR crossing in Chamblee. If you don’t know where that was, then it was across from what used to be the First Baptist Church of Chamblee (now The Interactive College). Our Congregation voted to move and built the new Johns Creek Baptist Church about 16 years ago. Or, also across from what used to be Brogdon’s Garage, started by my step-Grand Father Jap Brogdon, in the 1940’s, now a pool contractor. (I graduated Sequoyah High School in 1976, lived elsewhere for a few years and came back here for good reasons)
You see, I’m very passionate about this place and it hurts me to see how it’s been neglected, abandoned, abused and misused.
Now back to your regular programming!
Troy, you SHOULD write a book. Those are cool stories!
Hey Troy-
Okay, I know we’re off topic but it’s nice to travel down memory lane.
I also remember what I used to call the “gospel guy” when I was a kid. I bought my first record, with my own money, at Treasure Island (Stevie Wonder’s-Sir Duke). I agree with Lee, you should write a book.
So BubbaRich, have you gotten any feedback from anyone on the planning commission or who was involved with the Star Towers’ proposals?
No, Karen, I haven’t. I saw Bonita Hoffmeister at the Planning Commission meeting Monday night, but she didn’t raise the issue, and my wife and I were busy watching the kids. Bonita did help entertain the kids a few times, too.
It’s not clear to me, yet, that the developer has any need for even any special flood zone construction requirements, especially now that it’s completely out of Flood Zone A on the new FEMA map. I don’t have enough time right now to get into the requirements in federal law and in local and state law on the subject, so I’m hoping that, if there really is anything to it, that the complainants will have done that research.
A VERY SINCERE thank you goes out to SOSO and Troy.
Really amazing stuff.
Maybe we could start a thread on the history of Doraville, the whole Star Towers thing seems boring in comparison.
The Friends of the Doraville Library is working with the librarian to collect and consolidate the Doraville historical material the library and others in the city have collected over the years. Maybe I’ll get with the librarian and others to see what we have and the status of it. We don’t think that the Friends of the Library is the best organization to head this kind of effort, and we also don’t think there is an appropriate space at the library to collect and exhibit this type of information, but no other community groups have picked this up, yet. And much of the leadership of the Friends is interested in the history of Doraville, and some of us have been here for quite a few years of that history. I’ll start a thread if I can find out an interesting angle.
Rich, I just don’t understand what that interesting angle would be unless you know a curator or a qualified “historian.”
Bryan Simonetti and especially Susan Fraysse, retired librarian, (and I can’t tell you who else is involved with Friends of the Library) seem pretty qualified to head this up.
Space at the library aside, is there anyplace at City Hall? I would suppose any collection gathered by the Friends of the Library could be housed there if space were available (and I haven’t seen it!).
Just seems another “something” to quibble about in Doraville, IMHO.
Perhaps I’ve misunderstood, and the “we” that you’re referring to is actually the Friends of the Library themselves?
I greatly apologized if I’ve misconstrued your post . If you’re part of the Friends of the Library and are speaking about them as the “we,” then it is I who is the quibbler! OOOOps.
Yes, I was talking about “us” as the Friends of Doraville Library. I’m involved with that group, too. Personally, I’d like to run with this project, but we’ve discussed it in the board and we don’t want necessarily to dilute our main job. I’m going to talk to the librarian in the morning to get more of an idea of what the library has already collected (through donations).
I “heard” from the former librarian that there is quite a few photographs in the librarys collection of Doraville and some of its citizens from the past. They would be great to see, but like you all said it will take someone to take the lead to sort through them….
For clarification sake: Rich isn’t just involved with FODL–he’s the president. So the “we” wasn’t some unknown “we” (nor the Royal We), but in his position of speaking for the group.
And this Bryan Simonetti person seems to be reluctant to take on more responsibility, at least that’s what I’ve heard.
Thank you, Bryan.
Obviously those in FODL know that Rich is involved, then. Since I’ve never heard him speak on behalf of FODL at Council, only you and Susan,
it was kind of natural for me to think that he was not with FODL.
Anyway, thanks for your hard work on the book sale.
And thank you, too, Rich, for your work on this project.
He delegates. Or maybe he thinks there were already enough brain damaged people talking at council. (I mean that in the nicest possible way. I think.) Thanks for the kudos on the book sale (and the help, if you gave it! If not. . .WHY NOT?) Sorry, Joseph. . .WAY OT here. But more fun than whatever drama comes up Mon & Tuesday.