What's Happening on Railroad Avenue?

The Planning Commission will hold the 1st Public Hearing for the rezoning request on Thursday, April 27, 2023, at 7:00 PM at City Hall. The Mayor and City Council will hold the 2nd and final public hearing on the proposed rezoning on Monday, May 8, 2023, at 7:30 PM at Lillburn City Hall. 

The City of Lilburn has the responsibility of offering a range of housing options to accommodate the needs and desires of its residents. The multi-family housing product offered by RangeWater does not currently exist in the city limits, and there are many young professionals seeking high-quality rental units in developments with top notch amenities. These future residents bring the density and expendable income needed for additional retail development in Old Town. 

The proposed redevelopment of 57 Railroad Avenue into a restaurant, brewery, and gaming facility requires the parking deck. The parking deck will not fit on DDA-owned property, and RangeWater will deed the property needed to build the deck to the DDA as part of the luxury apartment deal. Also, the city cannot build the extension of Railroad Avenue without the right-of-way from RangeWater. The redevelopment of Railroad Avenue depends on all proposed projects working together to be successful. 

Restaurants and retail will come with added residential density in Old Town. 

Restaurants and retail will come with added residential density in Old Town. 

The city is dedicating $14.5M of the 2023 Special Purpose Local Option Sales Tax projected proceeds to transportation improvements. This is 70% of the total projected allocation to the City of Lilburn over the six-year collection period. To start, the city is working with an engineering firm to design an extension of Railroad Avenue. The extension will provide an alternative route in and out of Old Town at a signaled intersection with Lawrenceville Highway.

The availability of affordable housing is a national issue. Gwinnett County completed a Housing Study last year, and a summary of the results may be found by clicking here. 

Compared to the median home value in Gwinnett County of $256,700, the median home value in Lilburn is more affordable at $212,700. The city is exploring options to conduct its own housing study to better understand the existing conditions of our current housing supply.

Transit in and around Lilburn is provided by Gwinnett County. Gwinnett County is adding a new route, Route 25, that will begin at the Gwinnett Transit Center with stops at the Santa Fe Mall, Plaza Las Americas, Church Street by City Hall, and end at the new Amazon Distribution Warehouse near Stone Mountain. For additional details on upcoming transit plans, please visit the Ride Gwinnett website here.

Yes, there will be a restaurant at 57 Railroad Avenue. Current plans do not include food stalls.

Lilburn is no longer a hidden gem. Word is out that "Lilburn is Hip," and investors and developers are purchasing property here. Property rights and zoning laws do not allow the city to remain the same. The market dictates the type of infill development that will develop over time. The proposal for luxury apartments and a public/private parking deck on Railroad Avenue will bring additional residents to Old Town, attracting more of the restaurants and retail desired by the current population of Lilburn. The redevelopment of the former Builder's Steel building at 57 Railroad Avenue is led by Jennifer Tiberia, the owner of the existing 1910 Public House restaurant on Main Street. This is an expansion of 1910's success.

The City of Lilburn is one of the safest cities in the state, and our Police Department is top notch. We cannot control an individual's decision to commit a crime; however, we can control how we respond. Lilburn is committed to maintaining effective community relations and policing as the city's top priority. As we grow, we've added the latest technology to help us catch any criminals that do try to travel through our city. We will continue to rely on our highly effective police officers and technology to proactively patrol and engage with the community.

The Gwinnett County Public Schools have staff dedicated to planning for growth. The schools budget for expansion as needed, and school leaders know that by 2050, Gwinnett County is projected to have the largest population of any county in the state. The demand for new housing units in Gwinnett exceeds our current rate of development. Planning is the most effective way to prepare all areas in the county for Gwinnett's continued growth.

The proposed Railroad Avenue Extension project connects to Terry Lane. Terry Lane will be improved to include curb, gutter, sidewalks, and streetlights as well as clear travel lanes. The improvements will equip the local road to handle additional vehicles and pedestrians. 

The rent will be dynamically priced which means the residential units will be priced by the demand of the market. Rates are not available at this time; however, they will be consistent with the high-quality residential units and amenities.

The apartments remain in concept design and unit mix will change. RangeWater typically uses the below unit percentage on their projects. The Railroad Ave multifamily project will follow RangeWater’s typical unit breakdown.

• Studios: ~10%
• 1BRs: ~ 55%
• 2BR: ~30%
• 3BR ~5%

Yes, most successful downtown developments require public/private partnerships. This is true throughout the state. Please note that the state constitution includes an anti-gratuities clause, forbidding cities, counties, development authorities from giving anything of value to private developers. We are required to demonstrate compliance with this state law each year in our annual audit, conducted by an outside agency. 

The city will continue to replace the original wooden bridges on the trail with permatrack, a concrete material that will last 50+ years. The greenway trail was built in the floodplain as trails are the highest and best use for land that is otherwise undevelopable. We do the best we can to keep the trail open and free of sediment; however, when heavy rains cause flooding we do have to close a portion of the trail close to Rockbridge Rd for safety purposes.

The city also has routine maintenence plans for the playground and all other city assets. We recognize the need to repair or replace the surface on the playground, and we are evaluating options. 

RangeWater will design the fire access road to meet all Gwinnett County requirements. The design is in the concept stage. RangeWater is currently working with the Townswalk neighbors to ensure proper screening and buffering is worked into the design at the back of the project. 

We do not expect a significant increase in traffic on Arcado Rd due to this proposal.

Like all proposed developments in Lilburn, the multifamily project must go through design review and code compliance review during the SUP process and the permitting process. The multifamily project’s concept design will change through the permitting process but the concept design is what the finished project aims to look like. The project will abide by any and all zoning conditions or design requirements relevant to the project.  

Any property data is public record and can be found at the following link: 

https://gis.gwinnettcounty.com/GISDataBrowser/WebPages/Map/FundyViewer.aspx?_gl=1*i14ke1*_ga*MjgxNTEwNzkxLjE1OTgwMzQ1NjU.*_ga_FHCRY5ZC8J*MTY4MDU0MzQzOS4yNTQuMS4xNjgwNTQzNDQwLjU5LjAuMA.

Terry Lane will be improved to include traffic calming measures, sidewalks, curb & gutter, and street trees as part of the Railroad Avenue Extension Project. Other streets within Young Estates will remain as-is until they meet the city’s criteria for resurfacing.

The plan is to incorporate as many assets from the existing property into the renovation as possible, including the front door and steel gate. If any items are not used, the DDA will sell them via public auction as required by law.

Public intoxication is a violation of city code, punishable by a fine of up to $1,000. The police department and code enforcement officers are authorized to enforce city code. The city does not and will not tolerate public intoxication.

Current plans for the Railroad Avenue Extension show the local road connecting to Terry Lane via vacant property. At this time, there are no plans to acquire additional lots in the cul-de-sac.

Terry Lane will be improved to include meet standards for a local street in an urban residential area including a roadway width of at least 24 feet (at least 12 ft lanes), 1 ft of curb and gutter on each side of the local street, and 5 ft sidewalks on each side of the local street. The existing signal intersection at Terry Lane/Pine St and Lawrenceville Highway will be programmed to accommodate the changing traffic patterns.

Parking requirements for residential in the Old Town Overlay District must be met by the developer prior to the issuance of a building permit.

RangeWater Real Estate is a well-respected rental housing developer, acquirer, property manager and investor. Headquartered in Atlanta since 2006, the firm has partnered with hundreds of local municipalities like ours to enhance the intrinsic value of the neighborhood. RangeWater’s collaborative approach to the process thus far gives us confidence in their team’s ability to deliver a community that complements Lilburn’s historic charm.

Regarding the BBB ratings specifically, this review site does not speak for our personal experience with the company. In fact, after further review, RangeWater has the highest satisfaction rating of any NMHC-ranked company on Glassdoor and Google showing they foster a great environment for employees and residents. 

As for improvements along Railroad Avenue that are in the public right-of-way, yes, the city is committed to making reasonable accommodations for all users.

The first proposal by Fire Brigade Development Company, LLC, from 2022 included a food hall. The DDA entered into a Lease Purchase Agreement with Fire Brigade Development Company, LLC, to construct the proposed brewery and food hall; however, the group did not provide sufficient proof of financing as required by the agreement. Therefore, the DDA issued a notice to Fire Brigade Development Company, LLC, terminating the Lease Purchase Agreement on October 1, 2022. The DDA has partnered with the owner of 1910 Public House, Jennifer Tiberia, on a Lease Purchase Agreement for renovations to convert the former industrial building into a restaurant, brewery, and gaming facility. The DDA is confident that Jennifer’s proposed budget for the renovations will be financially feasible, and the uses of the building that will  create a destination on Railroad Avenue.    

RangeWater Real Estate is a well-respected rental housing developer, acquirer, property manager and investor. Headquartered in Atlanta since 2006, the firm has partnered with hundreds of local municipalities to enhance the intrinsic value of the neighborhood. RangeWater’s collaborative approach to the process thus far gives us confidence in the team’s ability to deliver a community that compliments Lilburn’s historic charm.

Regarding the BBB ratings specifically, this review site does not speak for every residents’ experience with the company. In fact, after further review, RangeWater has the highest satisfaction rating of any NMHC-ranked company on Glassdoor and Google showing they foster a great environment for employees and residents. Every review – good or bad – is taken seriously. RangeWater manages 100,000 apartments units across the country.  In one year, 48 complaints against 100,000 units is a positive track record; even though RangeWater will always strive for zero complaints.

Thank you for the question - an adjusted site plan has been uploaded showing existing homes adjacent to the proposed development.

The preliminary concept for redevelopment of 57 Railroad Avenue includes pickleball courts. Plans are not final for this project.

The building at 57 Railroad Avenue will be renovated as part of the Railroad Avenue redevelopment. The proposed renovation includes a restaurant, brewery, and both indoor and outdoor games. The restaurant will be local and operated by the owner of 1910 Public House. The menu has not been determined at this time. 1910 Public House will remain in its current location. The restaurant inside 57 Railroad Avenue will be an additional restaurant.

The development is located in the Parkview School District of Gwinnett County Public Schools. 

The Gwinnett County Public Schools have full-time staff dedicated to projecting new growth and planning for it accordingly. In 2020, Gwinnett County’s population was 957,062. By 2040, the population of the county is expected to reach 1,425,000. All schools over the entire county will be impacted, and the school system plans for these changes accordingly.

The property proposed for the luxury apartment development is privately owned. The City and the DDA do not have other options to consider at this time. If the rezoning to allow multifamily apartments is not approved, the site existing industrial warehouses will remain with no plans for redevelopment. The property proposed for the luxury apartment development is privately owned. The City and the DDA do not have other options to consider at this time. If the rezoning to allow multifamily apartments is not approved, the site existing industrial warehouses will remain with no plans for redevelopment. 

Yes, the city is considering how to best accommodate multiple forms of transportation, including golf carts, as we make plans to expand our multi-use trails.

The DDA will issue a Request for Proposals for design and construction of the parking deck. The RFP will include a requirement that the design include appropriate screening and lighting. Light pollution in the form of glare, light trespass and over-lighting can reduce visibility for pedestrians and vehicles. It is important to have a properly designed parking deck that is efficient and effective, providing light exactly where it needs to be for safety and comfort.

The City of Lilburn does not own the land where the multifamily luxury apartments are proposed. The property is privately owned, and the private owner has property rights to develop, or not develop, the property in accordance with his/her plans and city code. The city intends to expand park space in the future on property that it does own adjacent to Lilburn City Park. 

No, the apartments will be funded privately by the developer, and the renovations of 57 Railroad Avenue into a restaurant and gaming hall will be funded privately.

RangeWater has multiple completed apartment projects throughout the Atlanta MSA. Past projects and their locations can be found at RangeWater’s website. RangeWater is not responsible for constructing and operating the parking deck or restaurant/gaming hall. 

The City does not consider the potential revenue resulting from a proposed development when determining whether or not to approve a Special Use Permit. The criteria for approving or denying a Special Use Permit are listed in City Code Article 10, Section 1003-8:

1. Is the proposed special use consistent with the Comprehensive Plan?
2. Is the proposed special use consistent with supplemental studies adopted by City Council, including Livable Centers Initiative (LCI) studies?
3. Is the proposed special use compatible with adjacent uses?
4. Is the proposed special use consistent with the stated purpose of the zoning district in which it will be located?
5. Will the height, size or location of the buildings or other structures on the property be compatible with the height, size or location of buildings or other structures on neighboring properties?
6. Is the open space adequate to preserve the character of the area and mitigate environmental impacts?
7. Are screening and buffers adequate to protect adjacent uses from negative impacts of the proposed use?
8. Are off-street parking facilities adequate? Will they be properly located to reduce negative impact on surrounding property uses?
9. Are the hours and manner of operation of the proposed use compatible with surrounding uses?
10. Are there environmental resources or features which should be considered, for example, topography, special geological features, highly erodible soils, water runoff issues downstream, floodplain, wetlands, specimen trees, etc.?

There is no public vote on Special Use Permits. The developer proposes to maintain the current zoning (Commercial Business) and has submitted an application for a Special Use Permit to build attached apartments on the property. The Planning Commission will hold a public hearing Thursday, April 27 at 7:30 PM at City Hall, and members of the public will be invited to speak for our against the proposed Special Use Permit. A second public hearing will be held at the City Council meeting on May 8, 2023 at 7:30 PM at Lilburn City Hall. Again, members of the public will be invited to speak for or against the proposed Special Use Permit. The Mayor and Council will vote on the proposal on May 8th.

Yes, the 0.7 acre commercial tract across from 1910 Public House will be developed commercially. Currently, three buildings are proposed containing a mix of restaurant, retail, and other commercial uses.

Different developers are involved in the projects, and the city does not control when a private property owner chooses to begin vertical construction. The city would also like to see the Main Street commercial development begin! 

New residents and visitors to Old Town will have the ability to enter and exit downtown via existing public routes. Additionally, the city plans to build an extension to Railroad Avenue, creating a new connection between Railroad Avenue and Lawrenceville Highway at a signaled intersection. 

Arcado Road is maintained by Gwinnett County. Therefore, improvements to Arcado are initiated by the Gwinnett County Department of Transportation (GCDOT). Click here to learn how to report traffic problems on GCDOT-maintained roads.

Currently, there is no proposal for an apartment development on US 29. If the city receives a Special Use Permit application from a developer seeking to build attached apartments on US 29, the Mayor and Council will consider the request against the 10 criteria that must be evaluated to either approve or deny a Special Use Permit. 

Lilburn is proud to maintain “Small Town” values as it grows and evolves. Small towns are places where friends and families meet at the park for a walk together along the Camp Creek greenway trail or for a picnic in the new open air pavilion. It’s a place where people feel safe. These small town values are at the core of our community. 

The vision statement of the Mayor and City Council summarizes it best: We envision a vibrant city where businesses prosper, where safety is a lifestyle, and where friends share life together in a community that will span the generations.

Plans for the build-out of 57 Railroad Avenue are in the conceptual phase at this time.