Transforming Brownfields: How DeKalb County Turns Environmentally Challenging Sites into Community Assets

Environmental contamination doesn’t have to be a dead end for property development.

Through strategic planning, community engagement, and innovative financing, brownfield sites can once again become vibrant community assets that serve residents’ needs and promote sustainable development.

Decide DeKalb, the development authority of DeKalb County, Georgia, has been creating tools, such as our brownfield GIS tracker, revolving loan fund, zoning and other support, to move brownfields back into use while saving raw and green space for recreational and other uses. But how exactly does brownfield redevelopment work? 

We’ve created this guide to help people understand brownfields and how we can get them back into vibrant uses. 

Understanding Brownfields: More Than Just Industrial Sites

Many people think of brownfields as massive abandoned industrial complexes, but the reality is much broader. According to the EPA’s definition, brownfields are properties where expansion, redevelopment, or reuse may be complicated by the presence or potential presence of hazardous substances, pollutants, or contaminants.

Common brownfield sites include:

• Former gas stations with underground storage tanks
• Dry cleaning establishments
• Auto repair shops
• Manufacturing facilities
• Even vacant buildings where environmental concerns may exist

One key insight? Vacancy itself can sometimes contribute to environmental problems, as unmaintained properties may facilitate the spread of pollutants or attract illegal dumping.

Guide to Brownfield Redevelopment

Once you’ve identified a site, here’s an overview of the process to redevelopment and reuse. 

The Power of Environmental Due Diligence

Before any redevelopment project begins, understanding what you’re working with is crucial. This is where environmental site assessments become invaluable tools:

Phase I Environmental Site Assessment: This initial review examines the property’s history, current conditions, and potential environmental concerns. It’s often the first step in determining whether deeper investigation is needed.

Phase II Environmental Site Assessment: When Phase I results indicate potential issues, Phase II provides the detailed analysis needed to understand contamination levels and remediation requirements. Importantly, contamination levels that require remediation vary based on intended use. A retail development where people spend a few hours has different thresholds than residential development where families live full-time. This flexibility opens up possibilities for creative reuse strategies.

Case Study: From Mall to Mixed-Use Community

The transformation of North DeKalb Mall into Lulah Hills is a prime example of how brownfield considerations integrate with large-scale redevelopment. This project demonstrates several key principles:

• Environmental Stewardship: The developers conducted extensive environmental due diligence, including Phase I assessments on adjacent properties with potential contamination concerns, such as a former auto care center.
• Mixed-Use Vision: The 320,000 square feet of retail space, 1,800 housing units, and 17 acres of open space create a “live, work, play” environment that serve diverse community needs.
• Community Integration: The project connects to existing assets like the Medlock Park Trail and preserves the community garden while adding new amenities.
• Economic Inclusion: Ten percent of retail space is reserved as small business incubators with below-market rents for five years, supporting local entrepreneurship.
• Zoning and Land Use: Successful brownfield redevelopment requires understanding how zoning and land use policies work together. Proper zoning is the foundation of smart development. 

DEKALB COUNTY’S APPROACH

DeKalb County’s approach emphasizes:

• Community-Driven Planning: The DeKalb 2050 Comprehensive Plan is built on resident input gathered through surveys and listening sessions across all commission districts.
• Transitional Development: Rather than jarring contrasts between land uses, the county encourages gradual transitions that respect existing neighborhood character while allowing appropriate growth.
• Mixed-Use Opportunities: Modern zoning recognizes that people want to live, work, and play in the same area, moving away from the car-centric separation of uses that defined earlier development patterns that created sharp distinctions between land uses.

Creative Reuse: The Firehouse Example

A former county fire station on Derrill Drive, just over half an acre with known environmental considerations including an underground diesel storage tank, illustrates several redevelopment possibilities:

Adaptive Reuse Potential: The existing structure, with its distinctive garage doors and solid construction, could become a unique coffee shop, restaurant, or community space while preserving its firefighter heritage.

Community-Serving Uses: Located in a predominantly residential area with nearby commercial corridors, the site could serve local needs through:

• Neighborhood bakery or butcher shop for daily needs
• Co-working space with childcare for remote workers
• Art studio or gallery space
• Small-scale retail that complements rather than competes with nearby businesses

Historic Preservation Opportunities: Properties built between the 1940s and 1980s may qualify for historic tax credits, providing financial incentives for preservation-focused redevelopment.

Financing for Brownfield Cleanup Makes Projects Feasible

DeKalb County’s Brownfields Revolving Loan Fund provides crucial support for property owners ready to tackle environmental challenges:

• Assessment Funding: Limited funds are available to help property owners conduct Phase I or Phase II environmental assessments, providing the information needed to make informed decisions.
• Cleanup Financing: For properties with confirmed contamination, the fund can provide loans for remediation work, making previously unfeasible projects economically viable.
• Eligibility Requirements: Property owners cannot have contributed to the existing contamination, and environmental assessments must be current (typically within three years).

The Community Engagement Imperative

Successful brownfield redevelopment requires meaningful community input. This involves:

• • Understanding Local Needs: Real-time surveys of residents within the project area can reveal what services and amenities are truly needed rather than assumed.
  • Notification and Involvement: County requirements ensure that residents within 500 feet of proposed developments are notified and have opportunities to provide input through community meetings and public hearings.
  • Balancing Interests: Development must serve both property owner goals and community needs, often leading to creative solutions that benefit everyone.

Turning Challenges into Opportunities

Brownfield redevelopment represents more than just cleaning up contaminated sites: it’s about creating sustainable, community-driven development that makes efficient use of existing infrastructure while preserving green space elsewhere.

Key principles for success include:

• Environmental responsibility through proper assessment and remediation
• Community alignment through meaningful engagement and responsive design
• Economic viability through creative financing and adaptive reuse strategies
• Long-term sustainability through mixed-use development and preservation of community assets

Getting Started

Property owners, developers and investors interested in brownfield redevelopment should begin with environmental due diligence to understand what they’re working with. Even properties with contamination concerns may be excellent candidates for redevelopment with proper assessment, planning, and community engagement.

The transformation of contaminated or underutilized properties into community assets requires collaboration between property owners, local government, and residents. When done well, brownfield redevelopment creates lasting value that serves community needs while demonstrating environmental stewardship.

For property owners, developers, and community members interested in exploring brownfield redevelopment opportunities, resources and expertise are available to help navigate the process from initial assessment through successful project completion.

Whether you’re a developer with a vision or a property owner looking to revitalize your asset, we want to collaborate with you. Let’s turn brownfields into opportunities that drive economic growth.

For information on Decide DeKalb’s Brownfield Revolving Loan Fund and how it can support similar projects, contact us. 

Together, we’re not just cleaning up properties – we’re building a brighter future for DeKalb County.