doraville downtown hdd masterplan december 7 2015 version 9

Historic Downtown Doraville

Redevelopment MasterplanCivic Facilities & Private Development

December 7, 2015City Council Meeting

Introduction

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1. Historical Timeline2. Transit-Oriented Development (TOD)3. Recommendations from Doraville’s adopted plans4. Adopted Form-based Zoning Districts5. Challenges & Opportunities to Doraville’s adopted Framework Plan6. Streetscape & Urban Form7. Masterplan Design Process 8. Current Conditions9. Masterplan Design Process Concepts10. Precedent Example & Architectural Examples11. Next steps12. Development pipeline13. Conclusion14. Q & A

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Doraville is currently facing new development opportunities that could transform the City in the coming years. Over its long history key projects have impacted the City’s development… Historical Timeline:1871: - Doraville incorporated as a city. Started as a small agricultural community

1940s: - DeKalb County constructs massive water plant (1942)- General Motors (GM) new assembly plant constructed (1947)- Plantation Pipeline Company- led to establishment of many tank farms.- Carver Hills and Guilford Village (Tilly Mill/Flowers) residential neighborhoods

1950s-60s: - Grown of new single-family residential neighborhoods (Northwoods, Oakcliff)- New shopping centers- New schools and parks

1992: - MARTA station constructed. Demolition of most of historic Downtown

2009: - GM plant closes2013 & 2014: - Doraville expands with annexation of new land into the City2014: - Integral Group, LLC acquires the former GM Plant

2016+ What’s in Doraville’s future…. ?

What is TOD?

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Transit-Oriented Development (TOD) is a higher density mixed-use residential & commercial area designed to maximize access to public transport, and often incorporates features to encourage transitridership, typically located within ½ a mile of public transportation.Some benefits of TOD include:• Walkable communities = more healthy/active

lifestyles• Increased transit ridership and fare revenue• Increased property values • Improved access to jobs and economic opportunity• Reduced household driving = lowered regional

congestion, air pollution, and greenhouse gas emissions

• Expanded mobility choices that reduce dependence on the automobile, reduce transportation costs, and free up household income for other purposes

Lindbergh, Atlanta

MARTA’s TOD program

Adopted TOD guidelines to provide a framework for designing and constructing successful TOD projects around several stations. The Guidelines are built around 4 major principles:

1) Compact and dense development around stations2) Rich mix of land uses3) A great public realm4) A new approach to parking

MARTA is pursuing redevelopment of parking lots at several stations for new TOD developments to maximize ridership. These include:

• Nearby Chamblee & Brookhaven stations• Several stations in Atlanta area

Implementing TOD on City-owned lands will catalyze MARTA’s interest in redeveloping its land around the Doraville MARTA Station. The Station is classified by MARTA as a “Commuter Town Center” Station. 5Brookhaven Station TOD

Today

Planned

Several adopted City documents guided the Masterplan

Policy recommendations from each were incorporated for:

• Urban Design• Zoning/Land Use• Transportation• Parking• Greenspace

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Adopted City documents guiding the Masterplan

2005-2009 Summary of Previous Planning Efforts

2011-2016 Short Term Work Program

2012 Urban Redevelopment Plan I

2012 Active Living Initiative Plan

2015 Tax Allocation District #1 TOD

2015 Comprehensive Parks & Recreation Master Plan (pending adoption)

2005-2025 Comprehensive Plan

2005 Doraville Town Center Masterplan Livable Centers Initiative (LCI) 2010 Downtown Doraville Masterplan LCI

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Common recommendations from Doraville’s adopted plans

Urban Design• Create a “sense of place” and unique identity for Downtown Doraville • Transform the built environment from suburban strip development to an “urban”

pedestrian-oriented village concept• Create gateway opportunities• Require active ground floor uses adjacent to sidewalks• Require sidewalks, street lights and street trees• Prohibit surface parking lots in front of buildings and adjacent to streets• Encourage high quality building materials

Zoning/Land Use• Promote higher density mixed-use, transit-oriented development (TOD)• Promote more multi-family residential and provide multiple housing options• Promote thriving employment sector (new office development & creative startups) • Promote ground floor storefront retail along key corridors

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Common recommendations from Doraville’s adopted plans

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Transportation• Expand street network with creation of new streets• Enhance pedestrian environment with smaller block sizes & new streetscapes• Provide new bicycle lanes as part of a citywide bicycle network• Improve pedestrian access to MARTA transit station• Improve bus facilities

Parking • Add on-street parking • Accommodate shared public/private parking opportunities• Require bicycle parking facilities

Greenspace• Upgrade existing Flowers Park and aquatic center• Create new usable greenspace for public gathering• Expand the tree canopy in streetscapes and surface parking lots

Conceptual site plan recommendations from Doraville’s adopted plansPlans recommended urban building form to create a village town center

102005 LCI 2010 LCI

Form-Based Zoning Districts

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Implemented: Form-based zoning districts in Downtown Doraville

New Livable Communities Code (LCC) adopted June 2014

Districts SD-1, T-5 and T-6 adopted June 2014

Downtown Doraville Regulating Plan (new street network) adopted June 2014

Amended SD-1 District for Assembly Property adopted March 2015

T-5 and T-6 zoning code allows mixed-use development up to 6 stories (T-5) & 20 stories (T-6)

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SD-1(Assembly)

T-5

T-6

C-2

Implemented: Street framework plan

New street network was recommended in the Doraville 2010 LCI Study and adopted into zoning regulations in 2014.

Framework Plan:• Create new streets and inter-parcel connections• Require streets in new developments to connect• Support access management along Buford

Highway • Create a balanced transportation system that

does not promote one form of travel at the expense of another

• Promote on-street parking, except on state highways

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Challenges & OpportunitiesTo the adopted Framework Plan

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Challenges to LCI street grid implementation

TopographyIssuesProposed streets would be too steep for design regulations & handicap accessibility (currently a 40’ drop from Flowers Park to the Police Dept.)

OpportunitiesFollow the natural contour of Historic Downtown Doraville, creating line-of-sight vistas

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Challenges to LCI street grid implementation

StormwaterIssuesA floodplain runs through proposed streets; existing detention is over capacity, causing flooding issues south on ChestnutOpportunities1. Expand stormwater detention

system to mitigate flooding 2. Daylight the system in a park

design to create accessible greenspace

3. Create desirable “waterfront” property

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Example: Greenspace/stormwater detention pond

Champaign, IL (downtown)

•Detention pond combined technical functional solution with greenspace

•Award-winning project attracted new commercial & residential development

•Enlivened downtown retail & dining

•Attracted new wildlife

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Example: Greenspace/stormwater detention pond

Atlanta (Old Fourth Ward Park)• Detention pond built to address

flooding inside former Atlanta City Hall East (now Ponce City Market)

• Facilitated redevelopment/sale to Ponce City Market

• Reduced infrastructure burden, allowing new development to connect to the stormwater system

• Saved Atlanta millions in stormwater pipe expansion costs

• Created greenspace & catalyzed new development 18

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Streetscape & Urban Form

Downtown Block Pattern

Built Environment – Downtown Transformation

Precedent Examples

Transformation of historic Downtown to an urban block pattern

Existing Proposed

Break-up the super blocks with new streets to improve access & connectivity and promote pedestrian mobility

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Improved streetscape environment for all transportation modes, focusing on pedestrian safety

Lindbergh

Alpharetta 21

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Sidewalks lined with street trees & street lights

On-street parking

Enhanced pedestrian crosswalks

Mixed-use buildings frame the street

Two of these examples are adjacent to MARTA stations.

Buckhead

Examples of mixed-use buildings & streetlife

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Built Environment –Downtown Transformation

Built environment: Typical suburban strip development

This photo (not of Doraville) demonstrates a typical street environment resulting from zoning regulations that promote a “suburban-style” built environment centered around the automobile.

There is little pedestrian infrastructure and no “sense of place” 24

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City streetscape projects and/or private development installs sidewalks & street trees…(as mandated by the LCC zoning design requirements)

Built environment transformation: New streetscape

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New buildings are required to front the street and apedestrian-oriented urban environment begins to take form...

Built environment transformation: Building infill

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Buildings frame the street and create a “sense of place” A mix of land uses (multi-family, office, retail, restaurants, etc.) lead to a vibrant & sustainable Downtown

Built environment transformation: Pedestrian-oriented building form

T-5 district calls for 6-story building height

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Masterplan Design Process

Design Team

Study of Current Conditions

Meeting the Needs of Doraville

Masterplan design team

Clark Patterson Lee (CPL) was contracted to assist with the creation of the masterplan concept for the redevelopment of currently outdated and over-capacity Doraville city facilities.

CPL interviewed department heads to determine existing conditions & constraints, identify current needs and plan for projected future growth.

The resulting Masterplan proposals are concept only and offer a palette of possibilities for City facilities and new development opportunities in Downtown Doraville. Further refinement will occur through a Request for Proposals (RFP) process.

(Quick Introduction of CPL project team)

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Current Conditions

Suburban Downtown

Obsolete Buildings

Shortage of Office Space

Downtown today:• Suburban layout• No identity/sense of place• Inefficient land use• Low density

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Doraville city facilities today• Obsolete /outdated buildings• Some buildings are dilapidated and uninhabitable without extensive renovations• Scattered facilities. No efficiency in land use and office space design• Contribute to no “sense of place”

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City Hall(built 1966)

“Pan-Asian Building”(built 1953; dilapidated)

Annex Building(dilapidated)

Civic Center

Old Extension Bldg.(dilapidated) Police & Jail

Library (built 1970) 33

Court

Inside Doraville city facilities today

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Just last week:

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Police DepartmentConference Room:

water damage

Inside Doraville city facilities today

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• Shortage of office space• Shortage of archive spaceStaff & records will grow as city continues to grow…

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Masterplan Design Concepts

Historic Downtown Doraville

Concept drawing #2

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Street layout, block size, building form & architecture, and greenspace design are all CONCEPTUAL and are subject to change. This plan is for illustrativepurposes only.

Establish:• Street Grid• Streetscape

Concept drawing #2

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Block A:Civic Campus:1. City Hall &

Civic Center 13-20K

2. Police/Court 17-25K

3. Library 5-10K

Street layout, block size, building form & architecture, and greenspace design are all CONCEPTUAL and are subject to change. This plan is for illustrativepurposes only.

Concept drawing #2

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Greenspace:Flowers Park(<1 acre today)

Street layout, block size, building form & architecture, and greenspace design are all CONCEPTUAL and are subject to change. This plan is for illustrativepurposes only.

Concept drawing #2

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Greenspace:Flowers Park(improved to ~3 acres)

Street layout, block size, building form & architecture, and greenspace design are all CONCEPTUAL and are subject to change. This plan is for illustrativepurposes only.

Concept drawing #2

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Greenspace:Flowers ParkExpansion(7+ acres &new vistas)

Street layout, block size, building form & architecture, and greenspace design are all CONCEPTUAL and are subject to change. This plan is for illustrativepurposes only.

Concept drawing #2

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Block B:• Mixed-use• 6 stories• +/- 300,000sf• +/- 590

parking spots

Street layout, block size, building form & architecture, and greenspace design are all CONCEPTUAL and are subject to change. This plan is for illustrativepurposes only.

Concept drawing #2

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Block C:• Mixed-use• 6 stories• +/- 230,000sf• +/- 565

parking spots

Street layout, block size, building form & architecture, and greenspace design are all CONCEPTUAL and are subject to change. This plan is for illustrativepurposes only.

Concept drawing #2

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Block D:• Mixed-use• 6 stories• +/- 290,000sf• +/- 570

parking spots

Street layout, block size, building form & architecture, and greenspace design are all CONCEPTUAL and are subject to change. This plan is for illustrativepurposes only.

Concept drawing #2

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Block E:• Mixed-use• 6 stories• +/- 235,000sf• +/- 580

parking spots

Street layout, block size, building form & architecture, and greenspace design are all CONCEPTUAL and are subject to change. This plan is for illustrativepurposes only.

Concept drawing #2

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Block F:• Mixed-use• 6 stories• 340,000sf• 600 parking

spots

Street layout, block size, building form & architecture, and greenspace design are all CONCEPTUAL and are subject to change. This plan is for illustrativepurposes only.

Concept drawing #2

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Land Redevelopment:• City property• Private land(between New Peachtree & Buford Hwy)

Street layout, block size, building form & architecture, and greenspace design are all CONCEPTUAL and are subject to change. This plan is for illustrativepurposes only.

Concept drawing #1

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Land Redevelopment:• City-owned

property

Street layout, block size, building form & architecture, and greenspace design are all CONCEPTUAL and are subject to change. This plan is for illustrativepurposes only.

Projected development proposal

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Block Building Height

Approximate Square Footage

Approximate Parking Spaces

Block A See next tableBlock B 6 stories 300,000 sf 590Block C 6 stories 230,000 sf 565Block D 6 stories 290,000 sf 570Block E 6 stories 235,000 sf 580Block F 6 stories 340,000 sf 600On-street Parking 400

TOTALS 1,395,000 sf 2,305 + 400 = 2,705

Building/UseExisting

Approximate Square Footage

Proposed Facilities

Approximate Square Footage

City Hall 5,900 13,000 - 20,000 sf3 storiesCivic Center 8,700

Police 12,000 17,000 – 25,000 sf2 storiesCourt 5,200

Library 6,200 5,000 – 10,000 sf1 story

Parking Public: 177Employee/Police: 58Total: 235

Public: 111Employee/Police: 85Total: 196 (not including on-street)

Block A – Civic Campus

Green Space Existing Acres

Approximate Proposed Acres

Flowers Park <1 7+ (with Expansion)Civic Lawn 0 1.5

Greenspace

Block Redevelopment

Square footages, acreage, building heights, and parking spaces area all CONCEPTUALand are subject to change. These numbers

are for illustrative purposes only.

Section drawings

Section A

Section B

A

B

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Square footages, acreage, building heights, and parking spaces area all CONCEPTUAL and are subject to change. These numbers are for illustrative purposes only.

Precedent Example

Suwanee Town Center

4751

Precedent example: Suwanee Town Center

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Suwanee – Placemaking a town center

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Amphitheatre

City Hall

Splash fountain

Suwanee Town Center community park & event space

AmphitheatreSplash fountain Terracing lawn 54

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Civic ArchitectureExamples:

Traditional

Modern

Contemporary

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Examples of city halls: Traditional architectureRoswell Buford

Schenectady, NY

Schenectady, NY

Examples of city halls:

Modernarchitecture

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London Durham, Oshawa, ON

Las Vegas

Examples of city halls: Contemporary architecture

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Suwanee

• December 2015: Concept presentation at Council meeting

• December 2015: Council tour of successful TOD & City Halls

• January 2016: Council approves concept plan to proceed

• 1st Quarter 2016: Prepare Request for Proposals (RFP)

• 2nd Quarter 2016: Send out RFP

• 3rd Quarter 2016: Review RFP / Council selection

• 4th Quarter 2016: Establish funding mechanisms

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Next Steps

Doraville Projects Underway• City-wide annexation (completed 2014)• Doraville gateway signage• Flowers Park upgrades & expansion• New Peachtree Road Streetscape • City Comprehensive Plan Update

• North DeKalb Multi-Use Trail• Buford Highway Corridor LCI application• Chestnut Rd. alignment• Chestnut Rd. traffic/stormwater improvements• Shallowford Rd. & Park Ave. connections• Parks and Trails Masterplan

Private Development Projects UnderwayAssembly (former GM Plant)Metro City Bank; HeadquartersPeachtree Walk Townhomes Nexus (Kmart Redevelopment) Plan

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Demand for developable TOD property inside I-285

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“A new wave of development is being driven by proximity to transit….”

“A once run-down industrial zone is being peppered with hip new apartments and retailers…”

Gwinnett, Lawrenceville

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ConclusionThe redevelopment of the Civic Campus presents a unique opportunity for Doraville….

• Sense of Place

• Establish a town center & a strong City identity

• New network of streets at a pedestrian scale to enhance mobility & safety for pedestrians, bicyclists and automobiles

• New streetscape environment with elegant tree-lined streets & on-street parking

• Buildings that engage the street and provide ground-floor retail & restaurants

• New greenspace for gathering

• Civic buildings with great architecture

• Capitalize on proximity to Doraville MARTA station to attract new development and better position MARTA for TOD development at the station

• Real estate opportunities to sell off land for new “urban” development to offset the costs of our new facilities & expand the City’s tax revenue

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The time is now to be bold and embrace change…

Is the City of Doraville ready to spark Downtown’s metamorphosis for our next generation?

Q & A

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