Citizens group leader: Developer in talks with Sprayberry Crossing owners

Sprayberry Crossing Shopping Center

Citizens living near a longstanding East Cobb eyesore got some encouraging news Thursday night: The owner of the blighted Sprayberry Crossing Shopping Center is in talks with a developer.

That’s according to Joe Glancy, moderator of the Sprayberry Crossing Action group on Facebook, who said in a post to its 4,635 followers that there’s a “tentative agreement to redevelop—I say tentative because nothing is set in stone and we are in the very early stages.”

Glancy, who organized a town hall meeting last March about the shopping center, said he’s met with executives from the development firm—which he did not identify—and which asked to gain more input from other nearby residents in the next week.

Glancy said the development firm “is reputable, their interest is sincere and I believe, that although it’s difficult to please everyone, most members of the community will be pleased with what the firm is capable of.”

He called the discussions “a ray of hope” and said he would “share more information as things progress.”

Sprayberry Crossing
Joe Glancy leading a town hall meeting about Sprayberry Crossing at Sprayberry High School in March 2018. (ECN file)

Among those community leaders is Shane Spink. He’s meeting with the developer next Wednesday and told East Cobb News that “I think they are being smart by reaching out to the community with their ideas on what they are looking to do” with the 16 acres on Sandy Plains Road and Piedmont Road.

UPDATE: On Friday Glancy said the developer is eyeing a mixed-use project for the property, but there’s nothing more detailed at this point beyond the concept.

For many years residents near the decaying retail center have urged county officials and the owners to take action.

Most of the businesses have long vacated the premises. Citizens have complained that the former bowling alley has been a spot for criminal activity.

Even after Cobb commissioners imposed a “blight tax” on the property last year, little has happened.

Last August, a Cobb judge ordered NAI Brannen Goddard, the Atlanta real estate agency that owns Sprayberry Crossing, to clean up a portion of the property. The most Brannen Goddard could be taxed according to the remediation plan is around $21,000 for 2019.

Earlier this spring, frustrated citizens posted photos of themselves with signs on the Sprayberry Crossing Action page, trying to shame Brannen Goddard into action.

The Sprayberry Crossing property also has been included on a redevelopment list by Cobb commissioners, meaning a developer could be eligible for tax abatements (like Kroger at the MarketPlace Terrell Mill under construction on Powers Ferry Road).

Glancy said he said he’s withholding more details for now “because the developer has been willing to be open, to communicate and to show progress. As such I’m willing to extend them the courtesy of letting them manage the roll out until they are ready.

“This has been a very long time coming. I hope and believe the community will continue to show the same character and courtesy that this group has demonstrated over the previous 30 months.”

 

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Top East Cobb stories for 2018: Comings and goings in restaurants, businesses and development

top East Cobb stories for 2018, Sprayberry Crossing
Citizens living near the Sprayberry Crossing Shopping Center demanded county officials do something about the property that has been blighted for years. (ECN file)

We’re starting off our compilation of top East Cobb stories for 2018 with a rundown of what opened and closed in the community this year, especially restaurants, other notable businesses and zoning and development matters.

These are based on reader trends as well as newsworthiness. As you can see, this was quite the year in East Cobb for these subjects, especially restaurants and some major zoning cases that could establish changing development trends.

Two major redevelopment projects in the Powers Ferry Road corridor were approved this year, and they’re slated to transform an area that’s being revived due in part to its proximity to SunTrust Park and The Battery Atlanta.

Those projects weren’t without their critics, concerned about high density and traffic that’s a growing issue elsewhere in East Cobb and beyond.

Citizens fed up with years of inaction over the run-down Sprayberry Crossing Shopping Center organized a community meeting that drew many county officials, but nothing has happened despite a court order.

Zoning and development

Ming's Asian Kitchen Opens, East Cobb restaurants
Ming’s Asian Kitchen, at Lower Roswell and Woodlawn, was among the newcomers to the East Cobb dining scene in 2018. (ECN file)

Restaurant news

Burger's Market closing
Vine-ripe tomatoes are among the popular produce items that have drawn customers to Burger’s Market since the 1970s. (ECN file)

Other business news

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Sprayberry Crossing Shopping Center owner ordered to clean up portion of decaying property

Sprayberry Crossing Shopping Center

Cobb County government has sent word late this afternoon that a remediation order has been issued for the owners of the Sprayberry Crossing Shopping Center that’s long been the subject of community efforts to get cleaned up.

That means that NAI Brannen Goddard, an Atlanta-based real estate agency that owns the 16-acre site at 2692 Sandy Plains Road, has to make some immediate improvements to the property (detailed below), which includes some existing businesses.

Mostly, it’s empty commercial space, including a former bowlling alley, as well as a cemetery, that’s been deteriorating for nearly a couple decades.

Citizens have complained of criminal and even gang activity, especially around the bowling alley area. Cobb commissioners in 2017 adopted a blight ordinance. That would impose additional taxes on property identified as blighted and deemed uninhabitable and unsafe if remediation actions to improve it weren’t conducted.

That’s where this case, the first test of that ordinance that’s reached the court stage, stands now.

Under the remediation order issued in Cobb Magistrate Court, NAI Brannen Goddard must do the following to and around the bowling alley building:

  • install and maintain adequate lighting on all sides of the building within 15 days of the order;
  • install and maintain a camera security system within 15 days;
  • post “No loitering allowed” and “You are being video recorded” signs in conspicuous and prominent locations within 15 days of the court order;
  • provide an engineer’s report detailing the proper repairs required to correct the safety & structural issues created by the canopy’s removal within 30 days of the court order;
  • complete the repairs in the engineer’s report;
  • have a representative or project manager visit the site at least once per week to inspect for illegal activity & property damage and correct issues within 48 hours;
  • remove litter within 48 hours;
  • promptly respond to development inspections or code enforcement issues;
  • install fencing around the perimeter of the building to prevent passage onto the property.

Per the Cobb government information, the building doesn’t have to be demolished (as some in the community have wanted). But “non-compliance with the order will result in additional tax remaining on the property until the remediation is complete.”

Sprayberry Crossing Shopping Center
Citizens living near the Sprayberry Crossing Shopping Center turned out en masse to a community meeting in March to demand the property be cleaned up. 

The order is only for the bowling alley area, not for the rest of the Sprayberry Crossing property.

If additional taxes are levied, they would be seven times the county general fund millage rate value of their properties. According to a Cobb Community Development Agency estimate announced at a community meeting in March, that total would come to around $17,000. That figure prompted many citizens at the meeting to groan with dismay.

The order comes as commissioners were scheduled to designate several blighted properties for incentivized redevelopment on Tuesday, including the Sprayberry Crossing Shopping Center (No. 15 on the map). It’s been on previous lists.

Some nearby residents, working through the Sprayberry Crossing Action group, also have been preparing possible civil action against NAI Brannen Goddard. A series of meetings, starting Thursday, has been scheduled for citizens interested in filing a claim against the property owner.

The Cobb government statement included this response from commissioner JoAnn Birrell, who represents the area:

“I’m pleased with the court’s decision in designating this property as blighted although I would have preferred the building be demolished. However, I’m glad to know the court heard the county’s and the citizen’s concerns. The county is doing everything within its ability under the code to address the concerns related to this property and will continue to monitor conditions.”

Here’s what Joe Glancy, organizer of the Sprayberry Action group, posted after hearing the news:

“It’s not enough.

“But a word of warning to Mitchell Brannen, Sam Hale, Bo Brown and the other owners of that blighted shopping center – summer with all its wonderful distractions is coming to a close, and you will have our full attention in the coming months.”

 

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EDITOR’S NOTE: A different tone to East Cobb community activism

Sprayberry Crossing Shopping Center, East Cobb community activism

Is there change in the air about the way East Cobb community activism is being carried out these days? Some recent events have represented something of a departure.

Toward the end of a meeting this week about the Sprayberry Crossing Shopping Center, a young woman walked down an aisle at the Sprayberry High School theater holding up high a pink sign that said simply in black letters: “We Need Change.”

She panned the sign around the room, a packed house of around 500 citizens who attended to press for the removal of a decades-long eyesore in their community. Others brought their signs too, and raised them to applause.

This was no usual East Cobb citizens gathering, which often consists of a garden variety town-hall meeting, or a zoning matter that springs nearby homeowners into strenuous opposition.

The issue wasn’t about closing libraries or imposing fees to use senior services, actions which we know gets East Cobbers worked up into a passionate, often angry lather.

There was a different energy in the room at Sprayberry. Cobb commissioner JoAnn Birrell admitted the turnout surpassed her town-hall meetings. Joe Glancy, a resident who created a Facebook group and organized Wednesday’s citizens’ meeting around the Sprayberry Crossing issue, was encouraged by the general civility of his fellow citizens in their online forums.

Yet the feeling of restlessness and frustration was noticeable when elected officials and county staffers explained the limited measures available to force the property owner to clean up a run-down shopping center that’s become a haven for criminal activity.

When they admitted a new “blight tax” would yield a fine of only $17,000, the groans in the room were palpable. After more than 20 years of futile protests to force something to happen with a dilapidated retail center, many in the room sensed that their efforts were far from being resolved.

A meeting that was considered a good “first step” was still simmering with a desire for change. I was taken aback at seeing the “We Need Change” sign, something associated with zealous social and political protests. Something like this, just to get rid of an old shopping center? Really?

It’s the kind of sign you might see at a Tea Party rally, a Black Lives Matter protest, among Trump voters on a campaign stop, and teenagers responding to the latest school massacre.

When I saw the “We Need Change” sign, I immediately thought of the East Cobb high school students who organized walkouts a couple weeks ago to honor the shooting victims in Parkland, Fla., and to demand changes in gun laws.

Earlier on Wednesday, I had been in touch with some of them about their punishments for ignoring Cobb County School District opposition to their protests, on safety and school-day disruption grounds.

Most received one-day in-school suspensions, fairly light disciplinary action given the strong threats issued against the walkouts. None of them had lost their stridency in lashing out at school officials they accused of smothering their free-speech rights, and they were getting ready for Saturday’s March for Our Lives events in Atlanta and Washington, D.C.

These are kids who take honors classes at Walton, Pope, Lassiter, Wheeler and other schools, are getting ready for college, and who are in every sense model students. While the district’s desire to keep students safe is understandable, I think a rare opportunity to teach a valuable civics lesson was lost.

Instead of recognizing a potentially striking moment in our nation’s history about school violence, district leaders threw the rule book at them. These students weren’t protesting bad cafeteria food, too much homework or the usual school gripes.

Whatever you think about their gun-control demands—which I’m skeptical of because the problem with these shootings is much deeper than firearms—these students deserved a better response to their concerns than suppression and silence.

Consider the young lives of these students. They weren’t yet born when Columbine happened. They were in grade school when Sandy Hook took place. Now, on the verge of young adulthood, and in the wake of the murders of 14 fellow students and three teachers at a suburban high school very much like their own, they’re told they better not interrupt classes or else.

My nephew, who’s also in high school in Florida, made the good point to me the other day when he wondered why those students demanding safety would walk out to a potentially vulnerable place on their campus, like a football stadium.

His school allowed the walkouts, but he chose to stay in class. Like his aunt, he’s not inclined to protest. The stridency of the national walkout forces has often been severe, tainted with ugly, partisan political rhetoric. I’ve found some of it quite startling.

There are those who accuse these young people, not old enough to vote, of being used by adults with an agenda. While I don’t agree with them on gun-control, to reduce this youthful idealism to such adult cynicism is one of the problems with our public discourse.

Instead of being encouraged for their willingness to get involved in public life, they’re patronized for expressing differing views on a divisive issue. What about the Walton students who organized a pre-school event on the walkout day, approved by school administrators, with no mention of gun-control? I would never suggest they’re also being used, although they are leaders of established student organizations.

As I head into middle age, I sense we’re on the cusp of tremendous generational change in our society. Too many people of my Baby Boom generation, and especially those holding political power, want to maintain the status quo. Or profess they can do nothing about rather mundane things, like plow over a decaying shopping center that citizens have been complaining about for decades.

What these young people will find out when they are old enough to vote, and get fully involved, is what many heard about Sprayberry Crossing the other night, from people they elect, and pay, to solve their problems: There’s only so much they can do.

We have seen teenage high school students and middle-age and older homeowners in East Cobb taking civic action into their own hands. They want change. While that can easily become a cliché, it’s not all that different from other political and social causes in recent years, left, right and otherwise.

They are borne out of frustration, anger, fear and a sense that the way things are now are not the way they should be, and that cannot be sustained. They are citizens galvanized to demand that those in power not just respond to their concerns, but actively advocate for them.

The outcome of their recent events may not have fully turned out the way they had in mind, but it was quite refreshing to see all this unfold in a community that isn’t accustomed to such displays of vocal dissent.

 

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Residents urged to ‘stay engaged’ during Sprayberry Crossing meeting

Sprayberry Crossing Shopping Center
East Cobb News photos by Wendy Parker

Several hundred Northeast Cobb residents living near the run-down Sprayberry Crossing Shopping Center turned out Wednesday night to hear county and elected officials sympathize with their plight to rid their community of a long-standing eyesore.

Although they explained an ongoing process to get the property owner to comply with a new “blight tax” ordinance and urged the citizens to keep applying public pressure, some in attendance in the theater at Sprayberry High School weren’t always satisfied with the answers they got.

That’s because they were told that despite their frustrations, the property owner, NAI Brannen Goddard, can’t be forced to sell the 17 acres at 2692 Sandy Plains Road that has sat nearly vacant for the last two decades.

JoAnn Birrell, Sprayberry Crossing Shopping Center.
Cobb commissioner JoAnn Birrell

“We have tried to market this property for years,” District 3 Cobb commissioner JoAnn Birrell told the standing-room-only crowd. “The owners have property rights. We can’t force them to sell. But we can enforce the code.”

Commercial property owners cites for substandard properties under the new ordinance, passed last fall by the commissioners, could be subject to seven times the county general fund millage rate value of their properties.

Some residents groaned when they heard that the maximum NAI Brannen Goddard could be taxed is $17,000. That’s because of the eight parcels making up Sprayberry Crossing, only one of them, the site of a long-closed bowling alley, would be subject to the blight tax. Its assessed value is around $367,000.

But it’s an involved process, ultimately requiring a court ruling to assess the tax. Cobb community development director Dana Johnson said that process is about halfway through.

Dana Johnson, Sprayberry Crossing Shopping Center
Cobb community development director Dana Johnson: “There is no code for ugly. I wish there was.”

For now, only the bowling alley land is eligible for blight tax action since criminal activity has been documented. Johnson said dozens of law enforcement calls have been made in recent years to the site at the back of the Sprayberry Crossing site, and alleged gang activity also has taken place there.

The four other buildings on the property remain much as they did after the retail center began losing tenants in the 1990s, especially a Bruno’s supermarket.

A few businesses are there, but the parking lot is riddled with potholes, walls and doors have holes in them and power lines have come down.

The property owner was invited to attend the meeting Wednesday but did not show up.

Sprayberry Crossing Shopping Center

Resident Lynn Palazzo asked Birrell how the county could impose something more than “marginal compliance” after so many years. She also asked what the community’s options are as the blight tax process is underway.

“Your options are to stay engaged and keep doing what you’re doing tonight,” Birrell said.

Palazzo responded that “none of that appears to be working,” and the crowd erupted with applause. Birrell reminded her that the ordinance is still new.

Cobb commission chairman Mike Boyce, who said he has toured the former bowling alley and “I understand what your concerns are,” said the county has to be careful in what it says publicly with ongoing negotiations.

“Your community voice makes a huge difference,” he said. “Why it hasn’t happened in this case, I have no idea.”

Joe Glancy, a resident who started the Sprayberry Crossing Action Facebook Group 14 months ago to galvanize public action, said NAI Brannen Goddard is a well-connected, savvy real estate firm that is waiting to sell to maximize its investment.

The property owner, Glancy said, has chosen to be “selective” in what is shared with the community. He urged his fellow citizens “to make life a little more difficult for the property owner.

Joe Glancy, Sprayberry Crossing Action Facebook group
Joe Glancy: “It is up to all of us to make everyone involved uncomfortable until this is resolved.”

“How do we engage them and make them want to be done with us and move on?”

Birrell said she met with a potential developer of the property in 2015 and “was ready to close” on a deal that would require rezoning. But NAI Brannen Goddard, she said, “wouldn’t sell.”

The county has estimated that Sprayberry Crossing has a current estimated value of $3.4 million. When a resident asked if the county would “just buy the land” for a public park, he told her it’s unlikely that would happen in a commercial area with high real estate value, and stated a figure estimated between $14 million and $17 million.

When he quipped that citizens should raise the money, a man walked up to the front of the theater holding up a dollar bill and gave it to Glancy, as the crowd broke out in laughter.

Also complicating the Sprayberry Crossing property is that a cemetery is located there. Associate county attorney Debbie Blair spelled out another laborious process for identifying next of kin of those buried there, as well as two public hearings before any exhumations and relocations can occur. Sandy Plains Baptist Church has offered to provide perpetual care.

Glancy was at his most adamant when explaining that NAI Brannen Goddard understandably wants to sell the land with the cemetery issue resolved.

However, he said, “they bought a shopping center that had a cemetery in it. . . They cannot be excused for using that as an excuse for not selling the property.

“It is up to all of us to make everyone involved uncomfortable until this is resolved.”

Johnson said “remediation” discussions with the property owner are continuing, but declined to elaborate. If terms cannot be worked out, he, said, the county attorney’s office would prepare to go to court for a blight tax ruling.

“There is no code for ugly,” he said. “I wish there was.”

 

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Boyce, other elected officials confirmed for Sprayberry Crossing Shopping Center meeting

Sprayberry Crossing Shopping Center

A citizens group that has organized a public meeting next week about the fate of Sprayberry Crossing Shopping Center (previous East Cobb News post here) is sending word about the elected officials who are expected to be in attendance.

They include Cobb commission chairman Mike Boyce, District 3 commissioner JoAnn Birrell, and State Rep. Don Parsons. The Sprayberry Crossing Action Facebook group also has invited State Sen. Kay Kirkpatrick.

Boyce and Parsons will be among those speaking and will take questions after their remarks.

The meeting will take place at 6 p.m. next Wednesday, March 21, in the theater of Sprayberry High School (2525 Sandy Plains Road).

The citizens group organized the meeting to prompt action on the run-down shopping center on Sandy Plains Road near Piedmont Road. While there are a few tenants, most of Sprayberry Crossing has been long-vacant and is in deteriorating condition.

Last month, the Cobb Community Development Department sent a notice to Brennan Goddard, a commercial real estate agency representing the shopping center property owner, to propose an improvement plan under the county’s new “blight tax” provision (previous East Cobb News post here).

Among the issues cited in the county’s letter, in addition to the decay of the buildings, are numerous police calls to the shopping center, and signs of possible gang activity at a former bowling alley.

Shane Spink, one of the leaders of the Sprayberry Crossing Action group, told East Cobb News that the property owners have been invited to “attend every meeting we have had on this site but they have always chosen not to attend.”

Spink said “this one is no different and they will have seats saved with their names on it but I wouldn’t bet on them coming.”

 

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Sprayberry Crossing Shopping Center owners issued ‘blight tax’ letter

Sprayberry Crossing Shopping Center

The Cobb Community Development Department has sent a notice to the owners of the Sprayberry Crossing Shopping Center demanding it address conditions at the decaying retail property that may run afoul of the county’s new “blight tax” provision.

The letter, delivered Thursday to Brannen Goddard, an Atlanta commercial real estate agency representing Sprayberry Crossing Partnership (PDF here), said the owners have 30 days to provide a “reasonable” plan to make improvements to the shopping center, located at the southeast corner of Sandy Plains Road and East Piedmont Road.

Sprayberry Crossing has long been the subject of complaints from nearby residents. Although several small businesses operate there, most of the shopping center is vacant and has been in deteriorating conditions for years.

Related coverage

The community development office conducted an inspection of the property in late January and concluded that Sprayberry Crossing met three of the conditions for designation as a blighted property: having an uninhabitable, unsafe or unsound structure; being conducive to “ill health” to those in close proximity to the property; and being the subject of repeated reports of illegal activity on the premises.

The letter included photographs from the inspection showing boarded-up windows and holes in the structures and a list of 28 reports of criminal incidents dating back to 2014.

In the letter, written by Cobb community development director Dana Johnson, the findings of the inspection include evidence of gang activity near the former bowling alley at the back of the property, no proper storm drainage provisions, vandalized mechanical equipment, utility lines laying across the parking lot and signs of repeated break-ins.

Last July the Cobb Board of Commissioners approved a code amendment called the Community Improvement Tax Incentive Program, which allows for the county to set forth several criteria for determining a blighted property. It can then conduct inspections of run-down businesses and rental properties and prompt repairs. Ultimately, the county could impose a fine of seven times the current millage rate for violators.

Blighted properties that meet compliance after that would be eligible for a millage rate reduction for up to two years.

Joe Glancy, creator of the Sprayberry Crossing Action Facebook group that’s been pushing for a solution, wrote that while the letter from the county represents “a victory for our community and another step in the right direction. . . . I’m sure most of you also know, this is hardly the end.”

The citizens’ group has been frustrated by what it has said is a lack of cooperation from the property owners. Glancy urged his group to “to turn up the heat on the ownership group and county to move this process forward.”

The group has scheduled a community meeting on March 21 at Sprayberry High School.

We’re getting in touch with the property owner and will post a response if and when we get it.

 

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Sprayberry Crossing Shopping Center subject of March public meeting

Sprayberry Crossing Shopping Center

A citizens group that’s been trying to address the decaying Sprayberry Crossing Shopping Center is organizing a public meeting next month to bring more attention to the issue.

Joe Glancy of the Sprayberry Crossing Action Facebook group said Friday the meeting is scheduled for March 21 at 6 p.m. at the theater of Sprayberry High School (2525 Sandy Plains Road).

He said plans are to invite county and state officials, but didn’t have any other details.

Located on 13 acres on Sandy Plains Road at East Piedmont Road, Sprayberry Crossing Shopping Center was built 40 years ago, in 1978, with more than 140,000 square feet of space and with contemporary cedar trim design. The anchor stores were supermarkets—first an Ogletree’s and then a Bruno’s—and a bowling alley also operated there.

Today, it houses only a few businesses and organizations in run-down buildings that have been in that state since the 1990s. The parking lot is bumpy and riddled with potholes, and nearby residents have long complained about it being a community eyesore.

One of those residents is Glancy, who oversees the group’s Facebook page that has nearly 3,800 members.

Last month, he conducted a survey of group members to decide how to move forward. Glancy said most of the respondents preferred a public meeting. He wrote on the group’s page:

“This year, it is time to hold people accountable and make our voices heard. Don’t let your county representatives tell you how much they care about this issue – it’s time they showed you.

“As for the ownership, it’s probably time the community organized a communications initiative to make sure the owners are made aware of the level of our frustration.”

There’s a long, drawn-out back story to the Sprayberry Crossing Shopping Center, complicated by the location of a private cemetery and other issues as detailed last summer by the Cobb County Courier.

 

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