an urban redevelopment plan - atlanta

SPRING 2018

A N U R B A N R E D E V E LO P M E N T P L A N

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[canvas]PLANNING GROUP

AcknowledgementsTroy Causey

Katie Delp

Greg Giornelli

Lisa Haygood

Russell Hopson

Joshua Noblitt

Kimberlee Payton Jones

Page Porter

Jim Wehner

Donell Woodson

Tim KeaneCharletta JacksJessica Lavandier

Aaron FortnerNathan GallentineAaron CoeDavid Burt

Keisha Lance Bottoms

Felicia MooreCarla SmithAmir FarokhiIvory Young, Jr.Cleta WinslowNatalyn ArchibongJennifer IdeHoward ShookJ.P. MatzigkeitDustin HillisAndrea BooneMarci OverstreetJoyce ShepardMichael BondMatt WestmorelandAndre Dickens

Neighborhood Resident

Focused Community Strategies Executive Director

President of Purpose Built Schools

Former chair of South Atlanta Civic League

NPU Y President

President of South Atlanta Civic League

Neighborhood Resident

Owner of A-Tow Inc.

President of Focused Community Strategies (FCS)

Community Development Trainer with FCS

Commissioner of City PlanningDirector of Office of Zoning and DevelopmentAssistant Director of Strategic Planning

Canvas Planning GroupCanvas Planning GroupCanvas Planning GroupVillage Green Consulting

Mayor, City of Atlanta

City Council PresidentCouncil District 1Council District 2Council District 3Council District 4Council District 5Council District 6Council District 7Council District 8Council District 9Council District 10Council District 11Council District 12Post 1 at LargePost 2 at LargePost 3 at Large

HISTORIC SOUTH ATLANTA COMMUNITY

CITY OF ATLANTA PLANNING STAFF

PROJECT TEAM

CITY OF ATLANTA ELECTED OFFICIALS

Spring 2018 / 3

Neighborhood Overview 6

Neighborhood History 7

Previous Plans and Studies 13

Existing Conditions

• Existing Land Use & Zoning Maps

• Transportation Systems

• Environment

• Infrastructure and Facilities

• Public Safety

• Sidewalk Inventory

• Urban Design and Historic Resources

• Demographics and Socioeconomics

• Market Study

• Urban Redevelopment Plan Documentation

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Neighborhood Engagement 68

Process 69-79

Schedule 80-81

Neighborhood Vision 82

Purpose, Vision, and Goals 83-85

Recommendations / BIG IDEAS 86-125

Appendix 138-

Implementation 126-137

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Table of Contents

In addtion to being a masterplan, the Historic South Atlanta Masterplan will also act as an Urban Development Plan for this community. The State of Georgia Redevelopment Powers Act enables local governments to identify Redevelopment Areas as a way to unlock economic development tools for these areas. This plan will identify and prioritize neighborhood redevelopment initiatives for the Historic South Atlanta community.

Historic South Atlanta is located 2 miles south of Downttown Atlanta and is in the Atlanta City Council District #2, presided over by Councilwoman Carla Smith. This neighborhood is also a part of Neighborhood Planning Unit Y, along with the neighborhoods of Amal Heights, Betmar Lavilla, Chosewood Park, Englewood Manor, High Point, Joyland, Lakewood Heights, Park Place South, and the Villages at Carver. (see map below).

Historic South Atlanta is bound to the northwest by an old CSX railroad that will become part of the future Atlanta Beltline. The neighborhood is bound to the northeast by a Norfolk Southern railroad and then justs over to Lakewood Avenue to form most of it’s remaining eastern border. Turman Avenue and the southern portion of the LJ Price Middle School create the southern border of Historic South Atlanta. The neighborhood boundary then goes north from the middle school along Benjamin Weldon Bickers Drive to form the western boundary and then juts over to Pryor Road for the remaining western border.

The neighborhood developed because of a combination of the Clark College and its access to industry along the key Railroad lines. In recent history, South Atlanta has benefitted from the community development work of Focused Community Strategies (FCS) beginning in 2000 (and FCS’s Carver Market opening in 2015 to serve an area considered a food desert), the development of the Ron Clark Academy in 2007, and recently Purpose Built has taken over the school charter for the Carver High School Cluster and aims to reproduce the success of Drew Charter in East Lake.

McDonough Ave. / SR-42

McDonough Ave. / SR-54

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Purpose & ContextNeighborhood Overview

NPU-Y with blue outline image via atlanta.gov South Atlanta in larger context image via Google

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Neighborhood History

Purposeful Beginnings

Historic South Atlanta was established in the period of Reconstruction after the Civil War had ended. The slaves had been freed and now there was a movement of northern (Union) teachers who felt passionate about undoing past injustices by helping educate these newly freed people. The Freedman’s Aid Society, founded by the American Missionary Association in 1866, took a large role in establishing educational institutions which then became the hubs of African American neighborhoods across the south.

In 1869, the Freedman’s Aid Society established Clark University, named after Bishop Davis Clark (founder and first president of F.A.S), in the basement of Clarke’s Chapel in the Summerhill neighborhood. It began as a primary school and a place to train teachers. One of the administrators, Bishop Gilbert Haven envisioned the school to expand to become a university for all the students at the Methodist school founded by the Freedman’s Aid Society. In 1877, Bishop Haven purchased 450 acres south of Summerhill which would become the site of the University in 1883. Bishop Haven would subsequently establish Gammon Theological Seminary the following year. In 1887 Clark University established the South Atlanta Land Improvement Company to develop an ‘exclusive Negro suburb on the city’s south side,’ but work did not begin for another five years.

This area was also positioned well for industry as it included an intersection of two key railroads: Southern Railway H Line (now Norfolk Southern) and the Atlanta & West Point line built in the late 1890s (now a CSX spur that was recently purchased by the Atlanta Beltline).

Race Riots of 1906

Saturday, September 22nd, after a series of unsubstantiated reports by Atlanta newspapers of assaults on white women by African American men, 5,000 white men rioted in downtown Atlanta, causing extensive violence and damage to the African American community. Many African American men fled to Clark College and Gammon Theological Seminary for shelter. A group of men was guarding the buildings, when word got to the police that Brownsville ‘was heavily armed.’ While storming the area, a white police officer was killed along with several Brownsville residents. It took three companies of the Georgia militia to subdue the skirmish. In the end sixty men were charged with the death of Officer Heard and sentenced to life in prison. Shamefully, no one from the white mob, police, or Georgia militia was ever charged for any of the murders that took place during Atlanta’s Race Riots of 1906.

William. H. Crogman, A.M., Lilt. D.

From 1903 to 1910, he was president of Clark University and had taught Greek and Latin there 37 years prior to that.

1906 Atlanta Race Riots

International French coverage of Atlanta’s dubious Race Riots starting in Downtown Atlanta and ending in a few days later in Brownsville / Historic South Atlanta.

IMAGE VIA GEORGIA ENCYCLOPEDIA

Leete Hall

Historic Image of Clark University’s most recognizable building - Leete Hall.

8 / Historic South Atlanta Masterplan Spring 2018 / 9

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Connected Community

James P. Brawley wrote in his book The Clark College Legacy, Brownsvillle (this name disappears from use around World War 1) blossomed during this Segregation period into an ‘elite middle class African American’ community with more than 700 owner-occupied homes. The college was an anchor that brought education, culture, and business to the community. Unfortunately for the neighborhood, in 1929 the Atlanta University, Spellman and Morehouse College agreed to move to a central location in the West End neighborhood (present-day AUC). Initially, Clark University wanted to stay in South Atlanta, but funding challenges by the General Board of Education forced their hand and Clark’s Board decided to relocate to the AUC in 1940. Final commencement took place in June of 1941.

“The relocation of Clark College in 1941 removed its direct and active influence from the South Atlanta community. Most members of the older families joined the black population shifting to the west side,“ noted James Brawley. With the exception of distinguished Professors and Administrator’s names marking the streets, the university’s influence on South Atlanta slowly faded.

South Atlanta Streets

The following streets in Historic South Atlanta were named after prominent members of Clark University and Gammon Theological Seminary. The following information was compiled by Christy Taylor while working for Focused Community Strategies.

• 1. Barrow Ave (now Gammon Ave): Reverend L.D. Barrows taught a theology class at Clark University in 1872.

• 2. Bisbee Ave: Rev Robert E. Bisbee served as the president of Clark from 1878-79 and as a trustee from 1881-1882.

ENTRANCE TO CLARK UNIVERSITY THRU MONUMENTAL COLUMNS BISECTING MAGNOLIA LANE. ENTRANCE ON PRESENT-DAY MCDONOUGH ROAD. IMAGE VIA DR. J. BRAWLEY’S THE CLARK COLLEGE LEGACY

Historical Dividing Lines

Brown Ave served as the dividing line between the City of Atlanta and Fulton County for a time, creating a small dicotomy within the neighborhood. Unpaved streets, well-water systems, poorer schools, lack of sidewalks and lights were the norms on the southern side of Brown Ave. Conversely, the lack of regulations on the southern county side allowed for interim farming and livestock raising of cows, pigs, and chickens. This did create a class divide until in the early 1940s the residents lobbied City Council for public utilities throughout the whole community.


James P. BrawleyPresident EmeritusClark University

1869, RECONSTRUCTION- POST CIVIL WAR, THE FREEDMAN’S

AID SOCIETY ESTABLISHED CLARK UNIVERSITY TO BEGIN

EDUCATING RECENTLY FREED SLAVES.

“Like a magnet, as Clark University developed on its new site in South Atlanta... a dream became a reality in the South Atlanta community. It was the influence of the University that helped develop their community solidarity, through common interests and kindred rela-tionship of some of the most outstanding and influential families in the city of Atlanta for a period of more than half a century.”


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• 3. Bowen Ave: Reverend John Wesley Edward Bowen served as the first African American president of Gammon Theological Seminary from 1906-1912. He was a scholar, lecturer and writer. Dr. Bowen’s program centered around building up an alert and interested alumni association.

• 4. Brown Ave: Reverend J.C. Brown was professor of natural science at Clark in the 1880s.

• 5. Crogman St: Dr. William H. Crogman served as the first African American president of Clark University from 1903-1910. He also served 45-years as the Board of Trustee Secretary from 1878-1923.

• 6. Gammon St (formerly Barrow Ave): In 1882 what originated as the Department of Religion and Philosophy at Clark University transitioned into Gammon Theological Seminary through the efforts of Bishop Henry White Warren and a gift of $20,000 by Reverend Elijah Gammon. By the time of his death in 1891, Reverend Elijah Gammon had willed additional funds to bring his total endowment gift to more than $650,000. His plans intended the seminary to be a central theological school of the Methodist Episcopal Church for the entire south open to students of all races and all denominations. Gammon St was the most prestigious address in South Atlanta. In addition to being the gateway to the campus, some important members of the African American community resided on Gammon Street, including Dr. D.H. Stanton , as well as Mr. Luther J. Price (of today’s LJ Price Middle School).

• 7. Lansing St: Reverend I.J. Lansing served as the president of Clark University from 1875-76

• 8. Marcy St: Reverend I. Marcy led Clark University from 1871-72.

• 9. Martin Ave: Reverend J.B. Martin served as president of Clark University in 1877.

• 10. Moury Ave: Reverend D. Moury was principal of the English department at Clark University in the 1880s.

• 11. Murray Street: Reverend James C. Murray was librarian and professor of exegetical theology at Gammon Theological Seminary in 1889.

• 12. Thayer Ave: Reverend E.O. Thayer who was Clark University’s youngest president.

• 13. Thirkield Ave: Reverend W.P. Thirkield who was the first president of Gammon Theological Seminary. In the same spirit that Reverend Gammon had donated financial assistance to the school, Dr. Thirkield donated his time and talent. He put his heart and soul into this work at Gammon in the pursuit of religious education. In 1899 he resigned as president of the seminary to accept the position of secretary general of the Epworth League.

• 14. Park(s) Ave: Reverend Edward L. Parks was professor of systematical theology and instructor in elocution at Gammon Theological Seminary. In later years the ‘s’ was dropped from Parks and is now Park Ave.

• 15. University Ave: Named after Clark University. The road went from Stewart Ave (present day Metropolitan Pkwy.) to McDonough Blvd.

• Also of note: 16. Magnolia Ln. was a captivating and fragrant walking lane on the campus lined on both sides with magnolia trees. Residents enjoyed the park-like atmosphere and would take strolls down Magnolia Ln and have picnics under the trees. It was considered one of the most beautiful areas of its kind in all of Atlanta.


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1928 Atlanta Topography Map

Emory University hosts a map online where you can put the Open Streets map under this historic Atlanta map.

IMAGE VIA http://disc.library.emory.edu/

ATLANTA & WEST POINT RR


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THE STRATEGIC COMMUNITY INVESTMENT REPORT (SCI)

October 2013

Previous Plans & Studies

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Chosewood Park

Lakewood Heights

Joyland

High Point

PittsburghPeoplestown

The Villages at Carver

Betmar LaVilla

Amal Heights

Englewood Manor

Capitol View Manor

Kimpson Park

Phoenix II Park

Arthur Langford Jr Park

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Neighborhood Profile: South Atlanta

N 0 0.15 0.30.075 Miles

Inset Map

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LegendStructure Condition

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Source: APD Solutions Field Evaluation Data, 2012

# of Structures:

# of Structures:

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# of Vacant Lots:

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Green Space

Neighborhood parcel counts may differ from visual representations within an error margin of +/- 5% of the city-wide total

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Investment Area Typology: Declining

218

Total Single Family Parcels

Vacant Structures # of Structures: 154

Total Commercial/Industrial/Public Parcels

131

Vacant Lots

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Unsurveyable Parcels

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Total Parcels

773 515

Total Multi-Family Parcels

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103No Structure

The City of Atlanta Department of Planning and Community Development (DPCD) commissioned this 2013 study that documented every observable residential parcel in the city. It recorded conditions of the property, comparison summaries of each neighborhood and tables with common metrics to compare with other neighborhoods in the city.

Based on this study, Historic South Atlanta had a 39.81% vacancy rate and found 12.6% of its properties had 4 or more code violations. 16% of the residential structures are in poor or deteriorated condition. Only a handful of neighborhoods had a higher percentage of properties with 4 or more code violations. The wave in the graph below shows that Historic South Atlanta has good access to greenspace and community identity. It’s low scores are in community commerce, access to retail, low incomes, and a high number of distressed assets.

Atlanta SCI Neighborhood Investment Area Wave

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Crime Incidences Score Average Commute Score Housing Costs ScoreCommunity Commerce

ScoreCommunity

IdentityScore

621 -1 43% -1 $ 1,685 1 3.4 -5 3 3

Curb Appeal ScoreAge of Housing

StockScore Vacancy Score Code Issues Score Blight Score

32.54% -3 55 -2 39.81% -2 13.43% -1 12% -1

Retail Access Score Public Education ScoreTransportation

OptionsScore Green Space Score Sidewalks Score

7 -4 4 -1 2 -2 100.00% 5 61.14% 2

Appreciation/ Depreciation

Score Public Subsidy Score Permit Issuance Score Distressed Assets ScoreReal Estate

Transaction ValueScore

-14.3% -2 4 5 84 -1 0% 5 $ 39,587.00 -5

Population Growth Score Owner Occupancy Score Racial Diversity ScoreEducational Attainment

Score Income Score

12.76% 1 25% -3 0 -5 2 -2 $ 29,155.00 -5

QUALITY OF LIFE

CONDITION

AMENITIES

INVESTMENT

DEMOGRAPHICS / DIVERSITY


October 2013


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October 2013

Previous Plans & StudiesLAKEWOOD LIVABLE CENTERS INITIATIVE (LCI)

2013

The Lakewood Livable Centers Initiative (LCI) was a joint effort by the City of Atlanta and Invest Atlanta to prepare plan for the area and neighborhoods around Lakewood Fairgrounds. The plan builds on current and future film industry growth and other area historic, economic, and natural assets to create a plan that is achievable and enhances the livability of this region.

LAND USE RECOMMENDATIONS• Encourage and preserve land uses that create jobs, especially

industrial• Encourage a mix of land uses in close proximity• Preserve existing single-family areas and neighborhood

commercial areas• Concentrate new development and redevelopment along key

corridors• Ensure appropriate transitions between existing residences and

more intense uses• Focus on improving or removing vacant homes• Encourage community development agencies and non-profits

to purchase vacant/foreclosed properties in the near term• Work to speed up stabilization of the residential market• Continue to work with local partners to provide workforce

housing• Prevent the involuntary displacement of existing community

residents• Strive for a community that allows residents to age in place• Focus on increasing home ownership rates• Emphasize code enforcement to remove blight from vacant

properties• Create a series of gateway improvements• Create temporary gallery, display, or studio space in vacant

storefronts and host events to enliven the Lakewood Heights commercial district

• Amend the City of Atlanta Future Land Use Plan• Rezone certain properties to quality of life and Neighborhood

Commercial districts

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LAKEWOOD LIVABLE CENTERS INITIATIVE (LCI)

2013

TRANSPORTATION RECOMMENDATIONS• Develop streets for multiple transportation modes• Focus pedestrian and landscape improvements in areas

with the highest use and visibility• Re-stripe crosswalks where necessary• Design bicycle facilities at intersections• Construct or rebuild sidewalks throughout area• Upgrade traffic signals along Jonesboro Rd• Improve Gammon St frontage along South Atlanta Park URBAN DESIGN and HISTORIC RESOURCES RECOMMENDATIONS• Preserve, protect, and encourage the rehabilitation of

historic buildings• Allow architectural variety for commercial and mixed-use

buildings, but require quality materials• Install historic markers at significant sites• Work with Atlanta Public Schools to find an appropriate

reuse for the historic Lakewood Heights School on Sawtell Ave.

PUBLIC SPACE, ENVIRONMENT, HEALTH, & COMMUNITY FACILITY RECOMMENDATIONS• Encourage development patterns that promote physical

activity and social interaction• Foster a healthy, educated, and well-trained community• Conduct neighborhood tree plantings• Institute neighborhood watch programs• Improve the lighting of key corridors• Provide recycling bins in parks and other public places and

conduct community clean-up days• Develop a Master Plan for South Atlanta Park

Previous Plans & StudiesLAKEWOOD LIVABLE CENTERS INITIATIVE (LCI)

2013

LAKEWOOD LCI MAPSThese maps represent recommendations from the Lakewood LCI.

Map A shows additional opportunities to strengthen street grids and to establish more shared paths that connect with surrounding neighborhoods

Map B shows a crime heat map from past APD police (2012) showing a larger circle for more crimes reported per address.

Map C maps out past transportation plan recommendations including roundabouts, complete streets, new streets, transit corridors, bicycle connections and connections to the future BeltLine.

A B

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JONESBORO RD CORRIDOR STUDY

2006

Completed in 2006, the Jonesboro Rd Redevelopment Plan Update balanced preservation and economic development along this key corridor. The top one third of the study-area includes the Historic South Atlanta neighborhood. This ambitious plan set up “Goals” and “Objectives in order to lay out its plan recommendations.

URBAN DESIGN AND HISTORIC RESOURCES RECOMMENDATIONS• Preserve and protect historically significant buildings and

sites. • Utilize urban design guidelines in historic areas to ensure that

new development maintains integrity of historic resources. • Provide opportunities for landscaping and streetscape

improvements. • Work with potential developers to establish designs suitable

with the community character. • Increase public awareness of historic resources.• Respect the primacy of the sidewalk as a city’s primary public

space. • Utilize building materials that are durable.• Pedestrian crossings to improve pedestrian circulation and

reduce vehicle/pedestrian conflicts.

TRANSPORTATION AND CIRCULATION RECOMMENDATIONS• Create and maintain a system of safe sidewalks and pedestrian crossings to improve

pedestrian circulation and reduce vehicle/pedestrian conflicts. • Minimize speeding and cut-through traffic in neighborhoods. • Utilize building and site planning designs that reduce the walking distances. • Encourage building forms that encourage pedestrian usage and increase pedestrian comfort. • Provide an attractive, pedestrian-friendly sidewalk environment with greenery, street trees,

wide sidewalks, pedestrian lighting, buried utilities and outdoor dining. • Focus pedestrian facilities near schools, in areas with high elderly populations, and other

locations with high pedestrian traffic.

Previous Plans & StudiesJONESBORO RD CORRIDOR STUDY

2006

Goal: Improve vehicular safety along Jonesboro Rd, while respecting its urban context and impact on other modes of travel. • Reduce traffic disruptions associated with a high number of turning movements and curb

cuts. • Target problematic traffic points and intersections through improvement programs. • Provide adequate parking in commercial and mixed-use nodes. • Connect new developments with existing street pattern. • Utilize access management solutions, such as consolidated curb cuts, cross-access

easements, and alleys, to reduce the number of curb cuts. • Utilize roadway design and signalization programs that favor drivers who drive responsible

(reasonable acceleration, at the speed limit, etc). • Reduce driver confusion associated with shifting lanes, lane drops, unused pavement, and

poorly marked intersections.

Goal: Make bicycling pleasant and safe. • Connect parks, neighborhoods, schools, proposed transit stations and commercial/

mixed-use nodes with bicycle facilities. • Increase on-street bicycle lane options, signage and awareness. • Enhance off-street bicycle path facilities, where desired. • Increase on-street bicycle lane options where desired.

Goal: Promote a variety of transit choices. • Expand transit facilities for senior residents. • Encourage enhancement of existing MARTA service through improved frequency of

MARTA bus routes, particularly during the weekends.• Reduce unnecessary roadside clutter so that traffic signs and design cues can more

effectively support responsible driving in an urban context. • Eliminate drainage problems. • Psychologically narrow streets by placing new buildings at the back of the sidewalk to

increase the sense of enclosure. • Reduce speeding at off-peak hours.• Enhance and improve transit facilities with integration of the Belt Line. • Utilize transit to reduce the impact of automobile on the quality of life. • Provide land use patterns that support transit. • Provide improved bus facilities, such as posted schedules, shelters, and improved

reliability. • Integrate transit with pedestrian improvements.

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2006

LAND USE AND ZONING RECOMMENDATIONSGoal: Provide a balanced mix of compatible land uses. • Ensure a mix of commercial uses compatible with the design and character of the

surrounding community. • Expand commercial opportunities by encouraging a diverse retail, restaurants, services and

employment options.• Focus development and redevelopment toward substandard, deteriorated and dilapidated

parcels, rather than undeveloped parcels. • Encourage development around key intersections. • Limit auto-oriented land uses in areas where their impacts on neighborhoods and traditional

neighborhood community centers are minimized. • Encourage new developments to be constructed in a sustainable manner that is comparable

to the community vision.

MARKET / ECONOMIC DEVELOPMENT RECOMMENDATIONSGoal: Establish community supported, market-based development strategies. • Support neighborhood commercial uses. • Establish market-based and financially viable development concepts, while respecting the

community’s vision for its future. • Provide a healthy mix of retailers, restaurants, services and professional uses.

Goal: Encourage the economic development of the corridor. • Protect and expand viable industrial areas and the jobs they represent, but balance the

needs of industrial and residential uses to allow them to coexist in locations accessible by nearby neighborhoods.

• Capitalize on proximity to the airport in economic development efforts. • Evaluate the current state of existing retail/commercial centers throughout the corridor,

and rehabilitate those areas to best serve local and neighborhood needs. • Encourage private development and redevelopment activities which will provide

employment opportunities at all income levels. • Encourage the most appropriate design and architectural preservation consistent with

reasonable use and economic feasibility considerations. • Encourage development opportunities adjacent to and benefited by public transportation. • Throughout the project areas promote and assist business retention/expansion activities.


2006

HOUSING RECOMMENDATIONSGoal: Ensure a mix of quality housing options.• Prevent displacement of existing residents from

redevelopment. • Encourage a variety of new housing types,

neighborhoods, and prices that reflect the desired scale and character of the corridor.

• Focus reinvestment/redevelopment opportunities in neighborhoods with vacancies, or are in need of repair.

• Identify senior housing opportunities where seniors can walk to parks, retail services, churches, and other daily needs.

PUBLIC FACILITIES RECOMMENDATIONSGoal: Create a safe environment for residents and visitors. • Provide effective policing in residential areas. • Provide adequate street and sidewalk lighting. • Provide for homeless and transient population in

different ways to ameliorate their negative impact on businesses, residents, and visitors.

• Clean up the streetscapes with greenery, street trees, pedestrian lighting, and outdoor seating.

• Remove threatening persons, especially those engaged in illegal activity such as drugs and prostitution.

Goal: Ensure adequate infrastructure to support future development. • Maintain and rehabilitate utilities and infrastructure. • Incorporate natural resource protection and open

space provision into infrastructure improvement projects.

• Identify stormwater management and sewer improvements to mitigate flooding of low-lying areas.


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2006

ENVIRONMENT RECOMMENDATIONSGoal: Ensure adequate infrastructure to support future development. • Maintain and rehabilitate utilities and infrastructure. • Find alternatives to above ground utilities, where possible. • Incorporate natural resource protection and open space provision into new infrastructure

and improvement projects, such as participation in the Atlanta Greenway Acquisition Project.

Goal: Provide a range of parks and open space. • Utilize parks and recreation areas, including the BeltLine, to connect residential areas and

commercial/mixed-use areas.• Encourage parks, greenways, multiuse trails and recreation facilities that meet the needs of

different age groups. • Increase the number of public spaces. • Integrate natural resource features into recreation amenities


2006

OTHER SPECIFIC RECOMMENDATIONS:• The interconnected streets and the small blocks of neighborhoods such as Lakewood Heights

and South Atlanta should be preserved and protected. They provide multi-modal accessibility and are part of what differentiates intown Atlanta from suburban areas.

• Encourage rear service lanes to provide connectivity and reduce turning movements on Jonesboro Rd.

• Support new streets across the BeltLine at such time as it is developed into a transit greenway.

• Utilize existing large lots along Jonesboro Rd to introduce new or redeveloped retail opportunities to the corridor. Many large parcels in the corridor are occupied by automobile salvage yards, former industrial uses, or marginal commercial uses. These are all ideal redevelopment candidates.

• Support homeowners who want to make improvements that reduce occurrences of Substandard, Deteriorated, and Dilapidated structures.

• Support the preservation and rehabilitation of o South Atlanta neighborhood o Most homes along Jonesboro Rd over 50 years old o Harold’s Barbecue o Modern buildings at 2009 and 2017 Jonesboro Rd o Historic churches and public buildings• Most Jonesboro Rd commercial buildings were historically faced in brick. Limited occurrences

of glazed tile, true stucco, and clapboard also exist. These materials are encouraged in all new commercial and mixed-use buildings, but particularly in Lakewood Heights and South Atlanta.

• Support the standards of the South Atlanta Neighborhood Master Plan (prepared for CHARIS Community Housing) for new workforce housing development in South Atlanta.

• Provide a knee wall, fence, hedge or curb at the back of the sidewalk in certain residential areas to provide a boundary between the public and private realms.

• As redevelopment occurs in mixed-use centers, developers are encouraged to preserve historic facades. There are several ways to do this, including tax deductible facade donations (to non-profit groups like Easements Atlanta) or through preservation tax credits. Developers should work with Atlanta Urban Design Commission staff to determine the appropriate preservation model for individual projects.

• Encourage owners of historic income-producing properties to use existing historic preservation incentives, including:

o Property Tax Abatement (may not be used in TAD area) o State Income Tax Credit o Federal Rehabilitation Tax Credit


HI S T O R I C

ATLANTA COMPREHENSIVE DEVELOPMENT PLAN (CDP)

2016

The creation and adoption of this comprehensive development plan is a requirement for local governments called for by the ‘Georgia Planning Act of 1989’. The Charter of the City of Atlanta (Section 3-601) also mandates the preparation of a comprehensive development plan (CDP) every 3 to 5 years.

The previous CDP was completed in 2011. As neighborhood Master Plans, zoning classifications, and future land uses are changed and updated, the CDP is updated accordingly as the primary legal document for planning in Georgia and the City of Atlanta. The CDP also identifies Character Areas for HIstoric South Atlanta. The two most prominent are

Traditional Neighborhood Redevelopment and Redevelopment Corridor. The policies that support these character areas are listed below:

POLICIES • Encourage revitalization and redevelopment of Redevelopment Corridors that improves

the sense of place and community, creates a well functioning corridor that facilitates traffic flow, provides transportation options, and supports a variety of land uses.

• Promote and encourage the redevelopment of vacant, under-utilized and auto-oriented development along Redevelopment Corridors.

• Promote more intense pedestrian-oriented development at activity nodes and major intersections.

• Discourage continuous automobile oriented development along Redevelopment Corridors.

• Promote and encourage mixed-use residential, retail and office uses; and development with a pedestrian- oriented urban form.

• Promote a balance of retail, service, office, dining and residential uses serving the adjacent neighborhoods.

• Provide sidewalks and a more pedestrian-oriented environment by incorporating landscaped buffers between the roadway and sidewalks and placing buildings closer to the street.

• Preserve and rehabilitate historic and potentially historic buildings located in Redevelopment Corridors.

• Provide sidewalk connections to adjacent residential areas.

• Encourage redevelopment that permits minimal building setbacks, parking to the rear of a building, and requires quality materials and design (related to the building, the site, and signage).

Previous Plans & StudiesATLANTA COMPREHENSIVE DEVELOPMENT PLAN (CDP)

2016

• Coordinate land use planning and connectivity with bike, pedestrian and transit opportunities.

IMPLEMENTATION STRATEGIES • Demolish and redevelop abandoned, under-

utilized or vacant buildings in disrepair. • Enforce zoning regulations, code enforcement and

design guidelines. • Implement TOD Strategy. • Connect to trails and transit as appropriate. • Seek to attain the vision established in the adopted

Redevelopment Plans and Connect Atlanta Plan. • Encourage more grocery stores and or fresh food

options. • Implement streetscape improvements along

Redevelopment Corridor intersections. • Implement recommendations from adopted

corridor plans. • Implement strategies and projects that promote

healthy living and walkability• Promote redevelopment of industrially designated

land south of the BeltLine with civic and institutional uses.


HI S T O R I C

ATLANTA COMPREHENSIVE DEVELOPMENT PLAN (CDP)

2016

ATLANTA BELTLINE SUBAREA 2 PLAN

2009

ATLANTA BELTLINE

The Atlanta BeltLine project is a major planning initiative for the City of Atlanta. Once complete, the BeltLine will combine greenspace, trails, transit, public art, and adjacent new pedestrian development along 22 miles of historic rail segments that encircle the urban core. The project provides a unique opportunity to enhance the City’s Quality of Life by preserving and revitalizing existing neighborhoods, fostering mixed-use developments at select locations, promoting better connectivity to improve air quality and reducing dependency on the automobile by providing moretransportation options.

The City recognizes development has and will be attracted to the Atlanta BeltLine area and that its orientation, scale and character should encourage pedestrian and transit-oriented uses and activities to maximize the positive impact of the BeltLine on adjacent neighborhoods. To this end the Atlanta BeltLine Redevelopment Plan and a Tax Allocation District (TAD) was formed in 2005. The BeltLine TAD funds will be used to invest in land acquisition and the creation of multi-use trails, greenspace, transit, workforce housing and Atlanta Public Schools projects. Funds are also intended to be used towards other infrastructure improvements, environmental brownfield cleanup, and to facilitate development in historically underdeveloped areas.

Completed in 2009, the Atlanta Beltline Subarea Plan was one of 10 other subarea plans for the future Beltline loop. Referred to as the Heritage Communities of South Atlanta, it included the neighborhoods of Adair Park, Capital View, Capital View Manor, Chosewood Park, High Point, Oakland City, Peoplestown, Pittsburgh, and Historic South Atlanta. It was an ambitious and well thought out plan covering 1,765 acres (885 of which where in the Beltline Tax Allocation District - or TAD).

IMAGES VIA ATLANTA BELTLINE, INC.

GUIDING PRINCIPLES

At the beginning of the process, a series of guiding principles were developed with study groups to provide direction to the process. These included:

1) Encourage the economic development of the Heritage Communities.

2) Identify and preserve historic resources and the local sense of place.

3) Utilize redevelopment to mend the urban fabric.

4) Provide a safe and balanced transportation system.

5) Provide connectivity, continuity, and redundancy among various modes of transportation.

6) Connect neighborhoods and public facilities with transportation.

7) Provide adequate parking facilities.

8) Provide a balanced mix of compatible land uses.

9) Expand housing options.

10) Provide a range of safe parks and open space.

Previous Plans & Studies


HI S T O R I C

Previous Plans & StudiesATLANTA’S NEIGHBORHOOD QUALITY OF LIFE AND

HEALTH PROJECT : 2014

PROJECT OUTLINE

‘The Atlanta Neighborhood Quality of Life and Health (NQOLH) Project was conducted by the Center of Geographic Information Systems at Georgia Institute of Technology. ‘The study represents a multi-attribute Quality of Life and Health data compilation that assesses neighborhood level, place-based amenities and the state of community wellbeing across Atlanta’s neighborhoods.’ The NQOLH Project measures built environment characteristics. A website was utilized to display the results of the first series (2006-2010 time frame) of indicators collected on quality of life and health for Atlanta’s Neighborhood Planning Units . ‘The data is grouped into two indexes, the Neighborhood Quality of Life (NQoL) Index and the Neighborhood Health (NH) Index. This project’s purpose is to provide free and open data that allows residents, community groups, planners, and policy-makers to assess community needs and develop data-driven planning strategies.’

An additional index, the Socioeconomic Conditions (SEC) Index , groups NPUs into three categories (High, Medium, Low) by community socioeconomic status. Based on a wealth past research, we know that socioeconomic status is a key influencer on both health and quality of life . NPUs are grouped based on data for household incomes, unemployment, educational attainment, and poverty rates. The SEC categories facilitate comparisons among similar socioeconomic communities. NPU Y’s (of which Historic South Atlanta is a part of) SEC Index was placed in the “Low” category. Also of note: NPU Y’ placed exceptionally low in Neighborhood Health, Nutrition, and Mortality when compared to the other NPUs in Atlanta.

BOTCHWEY, N., S. GUHATHAKURTA, G. ZHANG, G. 2014. “ ATLANTA’S NEIGHBORHOOD QUALITY OF LIFE AND HEALTH PROJECT.” CENTER FOR GEOGRAPHIC INFORMATION SYSTEMS. ACCESSED MON. JAN 01 2018 12:38:25 GMT-0500 (EST), FROM HTTP://WWW.CGIS.GATECH.EDU/NQOLH/

ATLANTA BELTLINE SUBAREA 2 PLAN

2009

OPEN SPACE

P7 : Proposed McDonough / Jonesboro Triangle Park with Public Art

P13: South Atlanta Park Expansion and Trail

P14: University Park with Public Art

S - Beltline Transit Stations

TRANSPORTATION

I-1 : University Ave. at McDonough Boulevard / Hank Aaron Drive - Reconfigure intersection to account for closure of Ridge Avenue

S-5 : New Sidewalks from McDonough Boulevard from Hank Aaron Dr. to Hill Street

E-1 : Roadway Enhancements from Metropolitan Pkwy. to McDonough Blvd. on University Ave.

LAND USE

*Mixed-use land uses at McDonough / Lakewood & McDonough / Jonesboro intersections

*Multi-family Residential along freight rail line to the north of neighborhood blocks

*Large blocks broken up into smaller blocks with creation of new streets

E-1


EXISTING CONDITIONS: FUTURE LAND USE MAP

South

Atlan

taFuture Land Use


South Atlanta Neighborhood Boundary

Legend

Future Land Use Classifications

Future BeltLine

The map below identifies the future land uses prescribed by the City of Atlanta through the Comprehensive Development Plan. These future land use designations are policy guides for future zoning and development actions based on past community visions developed in past plans and legal proceedings.

City Policy Maps Existing ConditionsEXISTING CONDITIONS: ZONING

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I-1

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O-I

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I-2-C

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RG-2

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R-5

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RG-3

C-1-C

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RG-3

I-1

I-1

R-4B

SPI-18SA6

I-1

R-4

C-2

RG-2

MR-4A-C

O-I

RG-3

SPI-18SA8

I-1-C

C-2

C-1

R-5-C

O-I-C

RG-3

RG-3

RG-3

R-LC

C-2-C

RG-3

RG-3

RG-3

MRC-1-C

R-4B

RG-3

RG-2

ZONING ORDINANCECITY OF ATLANTA, GEORGIA

OFFICIAL ZONING MAPSHEET _____ OF _____ SHEETS

SHEET NO. __________14-073

21 129

12921ORDINANCE Z-78-5

LAND LOTS ______________________________ DISTRICT__________ COUNTY

CERTIFICATION

______________________________DIRECTOR, BUREAU OF PLANNING

CITY OF ATLANTA, GEORGIA

______________________________MUNICIPAL CLERK, CMC

CITY OF ATLANTA, GA

__________DATE

__________DATE

1

4

9

2

5

6

3

7

8

60

51 27

11

20

98

38

97

22

23

12

53

17

55

52

80

58

44

87

24

33

68

86

94

90

72

14

73 70 21

15

83

84

54

93

59

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42 1663

99

46

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56

57

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82

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75

64

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112

101

107

108

124 105

103

109 102

104126 123

106119

8996

127

120

121

125

116

129

122

74

81

65

128

PARCEL BOUNDARIES SHOWN ARE SUPPLIED BY THE FULTON OR DEKALB COUNTY TAX ASSESSOR. THESE BOUNDARIES MAY NOT REPRESENT THE BOUNDARIESRECOGNIZED BY THE CITY OF ATLANTA FOR THE PURPOSES OF ISSUING BUILDING PERMITS.

THIS SHEET ________ OF ________ SHEETS, IS HEREBY CERTIFIED AS INCLUDED IN THE OFFICIAL ZONING MAPS, ON FILE IN THE DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT, BUREAU OF PLANNING, AND FORMING A PART OF THE CITY OF ATLANTA ZONING ORDINANCE ADOPTED BY CITY COUNCIL ON DECEMBER 15, 1980 AND APPROVED BY THE MAYOR ON DECEMBER 19, 1980, AS AMENDED

LegendTax Parcels

Zoning District Outline

Human Service Facilities

LBS/HBS

OVERLAY DISTRICTSBeltline

SPI-19

All Others

Base ZoningSPI - Special Public Interest

Industrial

Historic & Cultural

Live-Work

QOL Multi-Family

QOL Mixed Use

Commercial

Neighborhood Commercial

Residential - Single Family

Office Institutional

Planned Development

Residential - Duplex

Residential - Multi-Family

Residential - Limited Commercial

CITY OF ATLANTA : DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT : OFFICE OF PLANNING : GIS DIVISION : 404.330.61451 INCH = 400 FEET

This document was compiled on August 07, 2015

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U-03-008Personal Care

Home

U-14-026Telecommunications

Tower

U-06-014Rehabilitation

Center

U-11-030Game Rooms,

Billiards, Arcades

U-10-034Day Care

Center


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166

156

250

240

230

230

1732

81

5

1115

115

140

134

1433

80

121

82 7849

1735

1638

1618

1558

1480

1474

1470

2096

1959

1838

1700

1645

1615

1640

1525

1509

1520

1466

546

543

539

565

539

511

2019

2038

410

390

384

1944

1972

398

403

365

1806

472

452

432

2011

338

2006

175

352

352

1829

363

303

1822

366

1783

1787

343

321

393

371

376

402

398

356

348

1668

1662

294

390

261

274

272

204

2351

250

250

286

276

273

265

260

253

209

287

284

284

274

264

248

238

217

129

2294

109

230

230

204

193

204

197

1519

111

1804

1782

5

28

100

98

1110

1618

17

2627

47

8413

0

75

4039

2044

1932

1880

1637

1646 1645

1637

1654

1571

1565

1603

1537

1532

1520

1531

14691463

1500

542

1969

1963

557

1900

530

522

521

2526

2057

2527

2037

370

372

409

1793

1777

380

471

420

296

290

2012

2455

2035

2015

358

2003

1917

333

1828

1838

1816

1787

350

339

330 322

1684

295

1663

315

338

310

298

408

311

266

234

209

275 26

9

250

230

247

237

233

211

295

283

278

265

244

240

214

213

220

191

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2284

230

198 16

00

1569

1540

77

51

28

8 1891

99

12

3839 41

38 44

8712

0

7311

253

Z-00-027

Z-02-008

Z-06-047

Z-06-046

Z-00-062

Z-00-027

Z-00-062

Z-00-027

Z-00-062

Z-07-024

Z-00-027

Z-11-024

Z-16-090

Z-16-089

C-1

O-I-C

C-2

R-4B

C-2-C

C-1

MRC-1-C

MR-2

14-105 14-88 14-7314-56

14-104

14-89

14-72 14-57

14-103

14-90 14-71 14-58

14-102 14-91 14-70 14-59

R-4B

RG-3

C-1

R-4A

RG-3

RG-3-C

R-4AR-5

R-4

R-4

R-4

MRC-2-C

I-1

R-4A

RG-3-C

R-4A

C-2

MR-3-C

I-1-C

C-1

R-5

PD-H

RG-2

R-4

C-1

O-I

RG-3-C

C-1-CRG-3-C

MRC-1-C

R-4AC-1

RG-3-C

RG-2-C

R-4B



SHEET NO. __________14-071

60 129



CERTIFICATION




CITY OF ATLANTA, GA

__________DATE

__________DATE

1

4

9

2

5

6

3

7

8

60

51 27

11

20

98

38

97

22

23

12

53

17

55

52

80

58

44

87

24

33

68

86

94

73

90

72

14

75 70 21

15

83

84

54

93

59

1339

35

50

40

32

42 1663

99

46

62

91

41

28

49

95

45

48

79

76

26

71

88

25

2961

19

34

43

10

31

66

18

30

8592

36

69

47

74

37

67

56

57

777876

82

111118

75

64

114

117 110

113

115

100

112

101

107

108

124 105

103

109 102

104126 123

106119

8996

127

120

121

125

116

129

122

74

81

65

128



LegendTax Parcels



SPI Sign Overlay Districts

All Others


Special Use Permits

LBS/HBS


Industrial

Historic & Cultural;

Live-Work

QOL Multi-Family;

QOL Mixed Use

Commercial

Neighborhood Commercial;



Planned Development





This document was compiled on July 07, 2017

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521 54

1

1000

556

559

983

951

918

609

872

648

625

652

1381

1117

1112

641

1097

996

608

607

611

939

636

99

12

4424

1161

1140

22

1107

57

1023

51

1005

985

943

962

958

966

975

1001

984

978

971

911

885

922

912908

911

865

898

87

35

45

53

71

109

4849

58

5560

59

65

8479

88

82

104

79

95

1016

10431048

1008

101

36

975

961

990

954

102

28

35

865

7777 87

20

10

1511

133144

137

1469

1387

1401

1403

108

1258

1271

1261

141

135

132

1299

1019

1015

119

129

1041

139

962

989

947

123

994

980

952

948

130

995

987

981

167

176

177

111 12

7

154

157

158 17

8

1446

1450

1462

1470

245

261

1350

240

282

294

1273

1213

1253

1233

1227

1087

1099

10781087

197

205

210

213

1055

1047

10521044

1069

1019

247

1046

1034

265

1081

1071

1043

1041

925

989992

973

994

949

188

195

207

215

219

251

259

314

330

347

346

1385

1375

1264

322

1339

1261

1300

1278

1332

301

304

305

1240

309

327

1256

1050

1044

1039

999

954

989

970

282

865

281

315

347

386

1376

1341

1330

1416

1386

375

386

380

437

443

1160

351

361

368

371

404 925

430

353

355

364

367

371

381

388

392

403

877

496

521

1416

1410

501

1099

509

445

471

480

493

498 945

556

574

573

1404

1111

1159

525 997

529

555

560

971

961

927

543

604

1459

609

645

1463

1447

630

634

646

1299

1353

645

1122

1106

997

654

634

638

943

606

610

611

859

852

R-5-C

RG-2

PD-H

I-2

R-4A

R-5-C

MRC-3-C

MR-3-C

I-2-C

MR-4A

C-2-C

R-4

MRC-3-C

MR-3

R-LC

MR-3-C

C-1

I-1-C MRC-3-C

R-4A

I-1-C

RG-3

RG-2

R-5

I-1

MRC-3C-2-C

MRC-1-C

I-1

C-1

RG-2

I-1-C

MR-4A

MR-4A-C

RG-3-C

C-2-C

I-1-C

MR-4A-C

MR-3

R-4A

RG-2

MRC-3-C

C-1

R-4A

I-2

MRC-3-C

PD-H

MRC-3-C

I-1-C

C-1-C

R-5

MRC-1-C

R-4A

RG-3-C

R-4A

R-5

MRC-2-C R-4

MRC-3-C

HC-20K SA-1

Z-96-051

Z-96-051

Z-96-051

Z-06-023

Z-96-051

Z-16-052

Z-00-027

Z-08-020

Z-13-049

Z-13-049

Z-96-051

Z-06-023

Z-96-051

Z-96-051

Z-06-023

Z-06-023

Z-96-051

Z-05-138

Z-06-023

Z-96-051

Z-16-017

Z-06-035

Z-13-049

Z-06-023

Z-96-051

Z-06-023

Z-00-027

Z-06-023

Z-06-078

Z-07-100

Z-13-049

Z-06-023

Z-05-142

Z-06-023

Z-06-124

Z-00-027

Z-00-062

Z-96-051

Z-00-062

Z-00-027

Z-06-023

Z-96-051

Z-00-027

Z-15-069

Z-96-051

Z-96-051

Z-13-049

Z-13-049

Z-00-027

Z-00-027

Z-10-007

Z-96-051

Z-96-051

Z-96-051Z-06-023

Z-00-027

Z-00-062

Z-08-007

Z-96-051

Z-96-051

Z-06-116

14-7514-54 14-43

14-22

14-74

14-55

14-42 14-23

14-7314-56 14-41

14-24

14-7214-57 14-40 14-25

RG-3-C

RG-2

C-1-C

RG-2-C

MRC-3-C

C-1-C

C-2-C

MRC-1-C

I-1-C

R-LC

PD-H

MRC-1-C

C-1

C-1

C-1-C

R-LC

RG-2

C-1-C

C-1-C



SHEET NO. __________14-041

53 129



CERTIFICATION




CITY OF ATLANTA, GA

__________DATE

__________DATE

1

4

9

2

5

6

3

7

8

60

51 27

11

20

98

38

97

22

23

12

53

17

55

52

80

58

44

87

24

33

68

86

94

73

90

72

14

75 70 21

15

83

84

54

93

59

1339

35

50

40

32

42 1663

99

46

62

91

41

28

49

95

45

48

79

76

26

71

88

25

2961

19

34

43

10

31

66

18

30

8592

36

69

47

74

37

67

56

57

777876

82

111118

75

64

114

117 110

113

115

100

112

101

107

108

124 105

103

109 102

104126 123

106119

8996

127

120

121

125

116

129

122

74

81

65

128



LegendTax Parcels




All Others


Special Use Permits

LBS/HBS


Industrial

Historic & Cultural

Live-Work

QOL Multi-Family

QOL Mixed Use

Commercial




Planned Development





This document was compiled on January 19, 2017

LETHEA

GREENDALE

LLYOD HALL

BU

RR

OU

GH

S

JER

NIG

AN

HILLSIDE

RH

INEH

ILL

BU

RTO

N

DOROTHY

MELDON

HEN

RY

BLA

IR

GA

ULT

MU

RR

AY

LAN

SING

CR

OG

MA

N

JON

ESBO

RO

LIVERMORE

LAKEWOOD

WHATLEY

HAR

DW

ICK

JAMESFORTEN

THIRKELD

HO

PK

INS

PA

RSO

NS

BO

NN

CA

PIT

OL

SWALLOW

ANNE

PARK

BOWEN

TERRACE

BIR

D

OWEN

GOULD

CHARLESTON

STERLING

WYNDHAM

JON

ESBORO

CLAIRE

FEDERAL

ADAIR

DALEVIEW

MA

CO

N

TURMAN

LAQUITA

ADAIR

RHODESIA

CLAIRE

LAKEWOOD

FREEM

ON

T

SCHOEN

BEND

BROWN

MELDON

STILLMAN

MARGARET

MID

DLE

TON

TROY

SHA

DY

DA

LE

MCDONOUGH

JORDAN

MOURY

LAK

EWO

OD

BEN

JAM

IN W

BIC

KER

SADELLE

MERRILYN

MEA

DO

R

LAKEWOOD

OAK KNOLL

OLIVE

BRO

WN

SM

ILL

JON

ESBORO

RICHMOND

CO

NR

AD

HARPER

COMPTON

HARPER

JONESBORO

SAW

TELL

U-07-004Day Care

Center

U-04-030Cemetery

U-09-016Personal

Care Home

U-07-012Day Care

Center

PC-96-14Personal

Care Home

U-71-006SDay

Care Center

U-10-034Day Care

Center

U-14-007Personal

Care Home


145 590

1485

1609

133

60

562102

1824

28

14

104

94 90

114

1582

95

7 1722

2406

2412

105

1864

1953

45

51

1806

112

52

110

82

85

62

94

109

104

65

47

46

50

58 64

81

8591

116

1992

1958

1944

2001

1991

1987

1871

121

135

135

147

171

156

160

199

58

63

33

36

3532

26

1664

50

42

8

191

200

115

123

1465

2024

2089

2065

2039

2060

2010

1962

1940

2008

272

287

1846

1876

24

1892

1917

1883

207

213

1787

1835

1764

1828

204

214

215

219

1617

1701

1700

1654

3 5

1587

62

1584

1598

1594

1607

1598

1648

1669

1671

40

1529

1573

1579

295

253

2120

373

2043

348

2058

372

377

2080

329

1984

344

353

354

361

1961

337

1875

1990

1712

19

1103

1716

1124

1116

1638

1641

1681

1100

1684

2109

2091

2065

2025

395

1940

1984

1957

350

358

2093

556

1456

1457

120

120

54

10

23

1670

109

87

2398

82

90

42

1807

52

65

1816

71

8918

25

78

78 70

65

81

108

65

9661

6748

4441

31

1458

39

76

91

103108

112

201

2021

1952

1932

1963

1957

1885

1850

1866

131

139

156

157

169

1853

120

139

150

164

176

190

48

3829

16

17

2122

13

126

2127

203

196

204

210

2030

2018

2045

2021

2070

2023

1980

1946

2012

295

284

1836

27

18971891

1927

1841

296

200

201

1811

1789

204

1613

1615

1747

5

1604

1596

1533

1571 1570

1582

1590

2110

338

2029

2047

357

2054

2057

2066

357

361

340

1993

319

322

1839

1847

360

1921

324

1827

7

1831

351

357

361

373

1129

378

460

42

1098

419

443

422

2063

2091

2006

1946

401

1945

1781

539

561

2090

634

19 27

4

110

105

24

1854

37

1797

63 79

88

95 107

90

102

76 68 6083

82

56

5246

77

9963

62

88

44

34

50

55

1485

71

86

99

1952

1938

1945

1907

1881

1860

1871

1914

116

112

122

128

160

168

31

15

1847

189

122

68

146

150

160

156

161

168

182

56

54

69

46

28

1666

21

20

17

17

1573

43

3315

17

127

209

215

2121

288

1992

1948

1928

286

290

291

1975

1884

7

1890

1861

1857

1916

193

1819

48

1802

260

1831

1811

193

207

1749

6

7

1578

1657

1617

1670

1665

1642

16521656

1545

1577

1562

1466

241

20372050

368

2090

394

333

336

1990

337

353

1967

316

12

330

338

321

1867

1909

1897

1704

336

344

365

365

382

1691

15

1705

350

366

1132

1112

369

1122

412

1662

1655

1689

403

411

2083

2011

2053

2080

1948

1934

1974

1978

1930

1937

1965

1969

545

387

1775

1808

356

2125

500

1449

64

9

86

1061

08

1449

1437

2387

101

1966

68

1804

78

83

34 112

95

89

57

124

7475

95

90

71

34

4851

54

72

100

105

2015

2037

1980

1948

133

1940

1930

1861

1848

115

140

151 17

5

1843

1839

116

116

136

157

75

52

1652

2325

17

1553

4732

28

1515

1540

122

1481

2115

2055

298

2015

261

1950

273

278

2007

1906

18871881

1855

292

1921

1821

215

1832

1812

1794

1786

1827

1799

1805

1605

1568

8

1629

1660

1583

1558

1594

249

2033

360

361

1978

345

364

369

373

1971

316

352

354

357

1858

1880

334

1910

1835

1800

369

1761

9

16

1712

1109

1133

360

1125

1115

1136

1121

382

1090

1642

1676

1680

1694

2115

2110

2079

2087

416

2077

19901952

1769

1806

1770

2123

1447

576

605

4

29

2410

4

7

93

1872

31

51

69

84

106

120

62 86

106

80

68

66

8595 81

116

79

113

7369

92

55

55

5151

55

31

56

5959

82

98

95

113

173

190

2031

1931

2009

1973

1967

1939

1944

1864

116

123

150

161

161

174

180

189

140

152

170

192

50

6749

3425

30

1658

31

1652

14

1565

28 1519

15211522

218

117

131 1459

1461

2134

218

2035

2025

2006

1944

1940

1999

1937

267

294

1999

23

1899

25

29

18511849

1850

1924

1910

1900

297

1858

310

1907

1901

1897

1891

201

210

1808

1701

1705

210

208

1601

224

1755

1665

1706

1642

8

1595

1562

64 15991603

1660

61

229

1519

1523

1474

365

397

2025

365

358

1940

327

332

368

1989

307

350

349

1854

1872

1884

1902

19121920

9

328

1830

1844

1685

10

1101

26

21

1107

1104

29

1113

408

1652

1673

1688

427

1952

342

391

402

452

523

515

525

628 1469

5

1115

115

140

134

97

62

1808

98

108

1778

74 94

80

121

82 78

64

47

4051

49

1501

7583

93

185

172

1948

1945

2000

1986

1981

1949

1943

113

1875

117

132

141

192

195

151

169

175

174

182

79

51

48

45

31

24

27

17

1563

1569

1577

1579

1583

27

3724

3227

134140

219

211

215

206

2071

2036

2000

1996

1956

1942

2009

1995

1991

1951

1947

1931

266

1981

1939

1898

1879

1921

1880

1845

1906

293

204

1828

214

1818

257

1778

1806

1809

1797

1686

1670

201

216

1607

1611

1677

1688

6

1651

15901640

160237

1653

38

1636

63

1567

1576

1450

345

359

2123

384

2086

356

360 1937

10

343

350

1851

1913

4

1714

1846

351

1805

9

1708

23

354

1106

33

374

1114

1754

1646

1626

1630

1645

1685

510

437

2069

406

430

2081

2085

2060

1991

465

383

1779

1799

362

420

481

2081

1456

514

2095

1455 1456

624

175

5

28

100

98

11

10

16

18

17

2627

1959

109

47 75

1820

106

111

68 82

84

1629

66

130

75

68

6663

58

7443

6368

40

39

63

72

80

103

163

178

184

198

1941

1962

1947

1941

1861

1900

1856

1879

1889

131

136

140

136

167

181

1445

140

148

181

188

56

73

45

207

1567

35

4623

1936

24

16

12

18

7

1517

1525

1518

127

181

2131 2126

2110

2116

200

2016

226

2049

2018

19721966

1961

260

1987

1933

2003

1908

1907

1872

1938

35

28

1865

1911

208

1779

1671

1819

198

1

1660

1677

1591

1599

1630

1539

1566

1580

257

389

2122

363 367

339

349

350

357

322

317

14

336

342

355

1915

1898

357

512

1099

1695

11

22

28

1102

358

1111

31

1110

1117

386

44

1675

1668

1704

2105

2075

2031

2039

2084

2086

1953

1785

394

398

491

519

2126

533

2090

1448

1465

51

28

8 1891

99

12

1958

3839 41

9293

38 44 106

62 5881

8712

0

7311

2

7170

57

4035

54

53

71

109

197

1956

1970

1885

1926

1920

1867

1915

126

132

151 17

5

183

126

132

142

134

189

4

55

46

33

29

1651

1717

20

1710

1511

144137

1469

2036

223

2083

2075

2080

2050

2026

2027

2000

1967

1941

279

1888

22

37

1854

1868

1842

1838

303

18351831

1827

1824

1791

220

1723

1713

1683

1676

4

10

7

1596

1644

1646

1660

228

1470

245

261

366

2051

375

2062

371

2061

335

344

345

362

365

1955

346

1889

1895

330

338

1906

1698

320

3 332

350

361

1757

377

1807

8

1699

20

15

1105

27

1720

1108

1128390

1118

1120

1670

1635

1672

1700

2116

2045

2090

1981

2009

2017

1929

1941

346

368

451

501

511

2099

521

1463

1447

C-1-C

R-4A

RG-4-C

R-5-CR-4

R-4A

R-4A

RG-2

R-4A

R-4

C-2-C

R-4 MRC-3-C

PD-H

I-1

RG-2

RG-3-C

PD-H

I-1-C

I-2-C

I-1

MRC-3C-2-C

C-1

RG-2

PD-H

RG-2

C-2-CR-4

C-1

R-5

I-2

R-4A

R-5

C-1-C

MRC-1-C

I-1-C

Z-12-025

Z-15-047

Z-00-027

Z-07-024

Z-06-124

Z-00-062

Z-00-062

Z-00-027

Z-06-116

Z-17-006

Z-17-006

O-I-C

I-1-C

RG-3-C

C-1

C-1-C

14-7314-56 14-41 14-24

14-72 14-57

14-40 14-25

14-7114-58

14-39

14-26

14-70 14-59 14-38 14-27



SHEET NO. __________14-039

61 129



CERTIFICATION




CITY OF ATLANTA, GA

__________DATE

__________DATE

1

4

9

2

5

6

3

7

8

60

51 27

11

20

98

38

97

22

23

12

53

17

55

52

80

58

44

87

24

33

68

86

94

73

90

72

14

75 70 21

15

83

84

54

93

59

1339

35

50

40

32

42 1663

99

46

62

91

41

28

49

95

45

48

79

76

26

71

88

25

2961

19

34

43

10

31

66

18

30

8592

36

69

47

74

37

67

56

57

777876

82

111118

75

64

114

117 110

113

115

100

112

101

107

108

124 105

103

109 102

104126 123

106119

8996

127

120

121

125

116

129

122

74

81

65

128



LegendTax Parcels




All Others


Special Use Permits

LBS/HBS


Industrial


Live-Work

QOL Multi-Family;

QOL Mixed Use

Commercial




Planned Development






South

Atlan

taZoning M

ap



Legend Base Zoning

Future BeltLine

The map below identifies the current zoning classes recognized by the City of Atlanta. The majority of the neighborhood is zoned R-4 and R-5 which are one and two-family residential designations, accordingly. There is a also a sizeable amount of RG districts which are ‘General Residential’ or ‘Multifamily Residential’ designations that enable higher densities of residential uses. The area between Jonesboro Rd and Lakewood is generally a mix of Commericial (C), Industrial (I) and Office-Industrial (O-I) zoning classes.

Spring 2018 / 33

HI S T O R I C

TRANSPORTATION : MARTA

Though Historic South Atlanta is not serviced by MARTA’S heavy rail, the 55 and the 155 bus do provide a North/South connection through the neighborhood. Although it has many stops, the 42 bus route is unique in that it provides the ability to go west to the Lakewood/Ft. McPherson heavy rail transit station and north to Garnett or Five Points Station.

The MARTA map above shows MARTA’s southern transportation network directly south of the city. The image to the right highlights downtown ATLANTA where most connections are made.

Existing ConditionsTRANSPORTATION: INFRASTRUCTURE AND FACILITIES

Historic South Atlanta has many valuable assets and community facilities.

Based on future plans, Historic South Atlanta will soon be getting a re-engineered intersection at Lakewood Ave and McDonough Blvd as well as a widened bridge for McDonough Blvd as it passes over rail lines. Those same rail lines form the eastern to northeastern border of the neighborhood. Also in future plans is the Atlanta BeltLine that forms the northern border of the neighborhood along the GW Carver High School property. See also page 37 for an infrastructure map.

Historic South Atlanta also benefits from Norfolk Southern’s Active freight/rail line that forms the eastern boundary of the neighborhood. Small industrial uses provide key, local jobs in the area. Though, not currently in use, the CSX rail line will become a pivotal part of the Southern Atlanta Beltline trail.

Historic South Atlanta is fortunate to have both public and private schools that serve the community well: TH Slater Elementary, LJ Price Middle, and GW Carver High School (all of which have recently entered into a charter with Purpose Built Schools); in addition to the world-renown Ron Clark Academy.

The neighborhood has Atlanta Fire Rescue Station #2 in the southern part of Historic South Atlanta on Jonesboro Rd.

Also of note, the recent Atlanta City Design project has identified the Jonesboro Rd Corridor as a key future BRT (Bus Rapid Transit) route as part of the Hashtag BRT project.

IMAGE VIA WWW.REPORTERNEWSPAPERS.NET

IMAGE VIA RON CLARK ACADEMY

IMAGE VIA GDOT FOR LAKEWOOD/MCDONOUGH


HI S T O R I C

TRANSPORTATION : SIDEWALK INVENTORY

The map on the following page shows the sidewalk inventory for Historic South Atlanta. The red lines denote the absence of sidewalks. The blocks that are shaded in red, highlight an area that is completely cut-off from sidewalks, meaning the block itself and all surrounding blocks do not have sidewalks. This issue is exacerbated by the fact that the streets are often very narrow in these areas.

The sidewalk inventory is well established near Carver High School, but becomes increasingly disconnected when further removed from the High School campus. The southern part of the neighborhood was annexed into the City of Atlanta at a later date from the northern part of the neighborhood which most likely explains this development pattern. This existing pattern was noted through community input through the Master Plan process. Many residents noted the challenges of moving east/west and vice versa within the community. The lack of sidewalks and overgrown trees in the southern part of the neighborhood can also play into feelings of unsafety that many residents noted.

MOURY AVE - NO SIDEWALKS, OVER-GROWN TREES, UNSAFE CUESIMAGE VIA GOOGLE STREETVIEW

Existing ConditionsTRANSPORTATION & SIDEWALK INVENTORY MAP

IMPROVED INTERSECTION (p.35)

MARTA BUSROUTES

PROPOSED HASHTAG # BUS RAPID TRANSIT ROUTE

NO SIDEWALKENTIRE BLOCK WITHOUTSIDEWALKS


-SR

.54

-

-SR.42-

NORFOLK SOUTHERN RAIL

CSX RAIL (INACTIVE) :

FUTURE BELTLINE

-SR.42-P

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ROUTE 55

HI S T O R I C

Existing ConditionsEXISTING CONDITIONS: PUBLIC SAFETY

DATA FROM SPOTCRIME.COM AND CRIMEREPORTS.COM VIA TRULIA.COM

The map above shows a crime heat map with the corresponding numbers of police reports. This data supports the anecdotal evidence that the southernmost portion of the neighborhood that abuts the Lakewood Heights community is a major security concern for the Historic South Atlanta residents in Atlanta Police Department’s (APD) Zone 3. Zone 3 has a total of 13 beats.

Data was pulled from 2016 via the Cobra statistics via APD to better understand the types of crime committed within the community. Of the 123 police reports, the highest-occuring crimes are:

• 24% Larceny (theft of personal property) from a vehicle• 18% Larceny Not from a vehicle• 16% Auto Theft

EXISTING CONDITIONS: ENVIRONMENT / OPEN SPACE

Historic South Atlanta is rich with environmental assets and open space. Most notable, South Atlanta Park, is currently the focus of a community visioning process facilitated by Park Pride. Proposed park improvements will provide new amenities catering to a wider group of constituents. Park improvement recommendations also are focused on providing better visibility into the park, and improved integration with stormwater management. Other plans have shown how South Atlanta Park could connect to the linear green spaces in the Villages at Carver and connect to the YMCA and Path’s South Fork Trail to the south and the Atlanta BeltLine to the north.

The GW Carver High School provides significant open space and programmed green space for high school students. There are also opportunities along McDonough Blvd to connect South Atlanta Park via the historic Magnolia trail with the future BeltLine along the northern border of Historic South Atlanta.

Luther J. Price Middle School possesses a significant amount of open space around its campus that could be programmed for its students in the future. There are opportunities to create more formal connections to the middle school from the Villages at Carver to the west, Historic South Atlanta to the north and east, and from Lakewood Heights to the south.

Lastly, Kimpson Park is a valuable resource that serves the single-family rich interior of Historic South Atlanta. As the neighborhood grows, Kimpson Park represents an opportunity to continue to provide a pocket park that can serve its residents well.

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HI S T O R I C

EXISTING CONDITIONS: URBAN DESIGN/HISTORIC RESOURCES

Historic South Atlanta’s housing stock was established primarily during period of time between the 1920s and the 1940s and is in the craftsman style. Some of the larger two-story homes in the northern part of the neighborhood could be classified as Victorian style. In typical pre-World War 2 fashion, the streets are narrow as are the lots. Over time, Jonesboro Rd, McDonough Blvd, and Lakewood Ave were widened to make it easier for large trucks to use with its many industrial lots/uses in the neighborhood.

The neighborhood’s crown jewel in urban design and as a historic resource is the current New Schools at Carver (most recently GW Carver high school) which originally served as the first location of Clark University (now Clark Atlanta University) in conjunction with Gammon Theological Seminary. The most distinctive building is Leete Hall which was completed in 1922 by Alexander Hamilton and Henry White Jr. in Tudor Style.

GAMMON STREET SIMPLE VICTORIAN

FIRST BLACK POSTMASTER IN ATLANTA LIVED/WORKED HERE

LEETE HALL IMAGE VIA THE SIZEMORE GROUP

Existing ConditionsEXISTING CONDITIONS: DEMOGRAPHICS/SOCIOECONOMICS

A demographic study of the South Atlanta Neighborhood was conducted as part of the planning process. Creating a successful plan for a community requires an understanding of the current socioeconomic profile of its residents. It is also important to understand how a neighborhood’s residents are faring in comparison to the larger community. For this reason, most of the statistics provided in this study also include a comparison to the City of Atlanta, Fulton County, and Metro Atlanta .

POPULATION AND GROWTHIn 2017, the population of the South Atlanta Neighborhood was estimated to be approximately 1,680. This represents an increase of 12.9% from the 2010 population of 1,490. This rate of growth was greater than in the City of Atlanta (10.1%), Fulton County (12.1%) and Metro Atlanta (10.5%).

Over the next five years, the population is projected to grow by 7.5% to 1,810. This projected growth rate is greater than the City of Atlanta as a whole, Fulton County, and Metro Atlanta. Over the next five years, the City of Atlanta’s population is projected to increase by 5.8%. For Fulton County, the projected growth rate is 6.8% and for Metro Atlanta, it is 6.7%.

SOUTH ATLANTA

CITY OF ATLANTA

FULTON COUNTY

METRO ATLANTA

2010 POPULATION 1,490 420,000 920,580 5,286,730

2017 ESTIMATED POPULATION 1,680 462,540 1,031,770 5,843,280

GROWTH IN POPULATION 12.9% 10.1% 12.1% 10.5%

2022 PROJECTED POPULATION 1,810 489,570 1,101,870 6,234,160

PROJECTED GROWTH IN POPULATION (2017-2022)

7.5% 5.8% 6.8% 6.7%

1. Metro Atlanta consists of a 28 - county metropolitan statistical area, made up of Barrow, Bartow, Butts, Carroll, Cherokee, Clayton, Cobb, Coweta, Dawson, DeKalb, Douglas, Fayette, Forsyth, Fulton, Gwinnett, Haralson, Heard, Henry, Jasper, Lamar, Meriwether, Newton, Paulding, Pickens, Pike, Rockdale, Spalding, and Walton counties.

Source: Environics Analytics and Village Green Consulting


SOUTH ATLANTA

CITY OFATLANTA

FULTONCOUNTY

METROATLANTA

MEDIAN AGE 30.8 34.9 35.9 36.6

UNDER AGE 18 30.0% 19.4% 22.9% 24.8%

AGE 65 AND OVER 10.8% 11.7% 11.4% 11.8%

HI S T O R I C

EXISTING CONDITIONS: DEMOGRAPHICS/SOCIOECONOMICS

POPULATION CHARACTERISTICS - AGE

The 2017 median age for the South Atlanta Neighborhood is 30.8 which is significantly lower than the median age for the City of Atlanta (34.9), Fulton County (35.9) and Metro Atlanta (36.6). Over the next five years, the median age in South Atlanta is projected to increase to 32.1.

Approximately 41.8% of South Atlanta residents are between the ages of 25 and 54. This age bracket typically represents the bulk of an area’s potential labor market.

Approximately 30.0% of the population in the South Atlanta Neighborhood is under the age of 18. This percentage is considerably greater than the City of Atlanta (19.4%), Fulton County (22.9%) and Metro Atlanta (24.8%). The percentage of the population age 65 and over in South Atlanta is 10.8%, which is slightly lower than the surrounding areas. In the City of Atlanta, approximately 11.7% of the population is age 65 or older. In Fulton County, the figure is 11.4%, and it is 11.8% for Metro Atlanta

0.0% 5.0% 10.0% 15.0% 20.0%

Age 0 - 4Age 5 - 9

Age 10 - 14Age 15 - 17Age 18 - 20Age 21 - 24Age 25 - 34Age 35 - 44Age 45 - 54Age 55 - 64Age 65 - 74Age 75 - 84

Age 85 and over

South Atlanta 2017 Estimated Population by Age



Existing Conditions

POPULATION CHARACTERISTICS - RACE

South Atlanta has historically been a predominately African-American community. In 2017, approximately 91.8% of local residents characterized themselves as “Black or African-American.”

The percentage of the population self-identifying as “White” was approximately 4.5% and those selecting “Two or More Races” were 2.9%. No other racial group accounted for more than 1.0% of the population. South Atlanta is less racially diverse than the City of Atlanta, Fulton County, and Metro Atlanta.

Hispanic or Latino residents can be of any race. Approximately 1.0% of South Atlanta residents identify as Hispanic or Latino. This is significantly less than the percentage for the City of Atlanta (4.9%), Fulton County (7.5%), and Metro Atlanta (10.7%).

SOUTH ATLANTA

CITY OF ATLANTA

FULTON COUNTY

METRO ATLANTA

White 4.5% 40.9% 43.5% 52.8%

Black/African American 91.8% 50.3% 43.5% 33.6%

American Indian/Alaskan Native 0.5% 0.2% 0.2% 0.3%

Asian 0.1% 4.1% 7.1% 5.8%

Native Hawaiian/Pacific Islander 0.0% 0.0% 0.0% 0.1%

Other Race .2% 2.1% 3.2% 4.7%

Two or More Races 2.9% 2.4% 2.5% 2.8%

Hispanic or Latino (of any race) 1.0% 4.9% 7.5% 10.7%



HI S T O R I C

POPULATION CHARACTERISTICS - EDUCATIONAL ATTAINMENT

Rates of educational attainment are significantly lower for the South Atlanta Neighborhood than for the City of Atlanta, Fulton County, and Metro Atlanta.

Approximately 9.2% of South Atlanta residents over the age of 25 have less than a ninth grade education. This figure is significantly higher than for the City of Atlanta (3.1%), Fulton County (3.2%), and Metro Atlanta (4.8%). Only 18.9% of South Atlanta residents over the age of 25 have a Bachelor’s Degree or higher. This is significantly below the percentages in the City of Atlanta (48.6%), Fulton County (48.8%), and Metro Atlanta (35.3%).

Approximately 25.0% of South Atlanta residents over the age of 25 have attended some college without receiving a degree. This is significantly greater than in the City of Atlanta (16.6%), Fulton County (18.3%), and Metro Atlanta (20.9%). This statistic would seem to indicate possible socioeconomic barriers to completing desired educational programs

SOUTH ATLANTA

CITY OF ATLANTA

FULTON COUNTY

METRO ATLANTA

Less than 9th Grade 9.2% 3.1% 3.2% 4.8%

Some High School, No Diploma 14.0% 7.9% 5.9% 7.2%

High School Graduate (or GED) 28.2% 19.4% 18.3% 24.8%

Some College, No Degree 25.0% 16.6% 18.3% 20.9%

Associate’s Degree 4.6% 4.5% 5.6% 7.1%

Bachelor’s Degree 16.2% 28.1% 29.8% 22.7%

Master’s Degree 1.7% 13.5% 13.5% 9.1%

Professional Degree 0.5% 4.9% 3.8% 2.2%

Doctorate Degree 0.6% 2.1% 1.8% 1.4%


Existing Conditions

POPULATION CHARACTERISTICS : RESIDENT OCCUPATIONS

For the population in the South Atlanta Neighborhood age 16 and over, approximately 43.3% are employed civilians, 8.5% are unemployed civilians, and 48.3% are not in the labor force. Of those in the labor force, approximately 17.1% hold blue collar occupations, 60.3% hold white collar occupations, and 22.6% are employed as service and farm workers.

The table to the right provides a breakdown of employment by occupational category for the South Atlanta civilian employed residents who are age 16 and over. It is important to note that these figures represent the occupations for those who live in South Atlanta not jobs located in the neighborhood. Approximately 13.9% of South Atlanta residents are employed in the “Sales/Related” field, and 12.8% are employed in the “Office/Administrative Support” category. No other occupation category accounts for more than 10%.


2017 Estimated Employed Population Age 16+ by occupation

ARCHITECTURE/ENGINEERING 0.0%

ARTS/DESIGN/ENTERTAINMENT/SPORTS/MEDIA

3.2%

BUILDING/GROUNDS CLEANING/MAINTENANCE

4.9%

BUSINESS/FINANCIAL OPERATIONS 6.8%

COMMUNITY/SOCIAL SERVICES 4.3%

COMPUTER/MATHEMATICAL 2.8%

CONSTRUCTION/EXTRACTION 1.7%

EDUCATION/TRAINING/LIBRARY 2.4%

FARMING/FISHING/FORESTRY 0.0%

FOOD PREPARATION/SERVING RELATED 7.1%

HEALTHCARE PRACTITIONER/TECHNICIAN 6.6%

HEALTHCARE SUPPORT 5.5%

INSTALLATION/MAINTENANCE/REPAIR 1.7%

LEGAL 1.3%

LIFE/PHYSICAL/SOCIAL SCIENCE 0.0%

MANAGEMENT 6.2%

OFFICE/ADMINISTRATIVE SUPPORT 12.8%

PRODUCTION 4.7%

PROTECTIVE SERVICES 1.7%

SALES/RELATED 13.9%

PERSONAL CARE/SERVICE 3.6%

TRANSPORTATION/MATERIAL MOVING 9.0%



SOUTH ATLANTA

CITY OFATLANTA

FULTONCOUNTY

METROATLANTA

2017 Estimated Households 690 211,330 428,710 2,158,580

2022 Projected households 740 227,770 461,690 2,307,870

Projected Growth in Households (2017-2022)

7.5% 7.8% 7.7% 6.9%

HI S T O R I C

South Atlanta NeighborhoodEmployees by Category

CONSTRUCTION 0.4%

MANUFACTURING 14.4%

WHOLESALE TRADE 6.1%

RETAIL TRADE 1.7%

TRANSPORTATION AND WAREHOUSING 13.6%

INFORMATION 0.5%

FINANCE AND INSURANCE 0.9%

REAL ESTATE AND RENTAL AND LEASING 1.6%

PROFESSIONAL/SCIENTIFIC/TECHNICAL SERVICES

4.6%

ADMINISTRATIVE AND SUPPORT AND WASTE MANAGEMENT SERVICES

0.7%

EDUCATIONAL SERVICES 44.0%

HEALTH CARE AND SOCIAL ASSISTANCE 3.3%

ARTS, ENTERTAINMENT, AND RECREATION 1.4%

OTHER SERVICES (EXCEPT PUBLIC ADMINISTRATION)

6.9%

DAYTIME POPULATION/LOCAL EMPLOYMENT

As of 2017, there are approximately 760 jobs located in the South Atlanta Neighborhood. It is important to note that the daytime population figure is for jobs located in the neighborhood, not necessarily jobs held by neighborhood residents.

This figure is important for retail development. Retailers and restaurants need available consumers in both the day and evening hours. Total employment is projected to increase to approximately 800 jobs by 2022. The table to the left provides a breakdown of the local jobs by industry category. The largest category by far is “Educational Services” which accounts for approximately 44.0% of jobs in the neighborhood. This is likely the result of the public charter and private schools located within the neighborhood boundaries. “Manufacturing” accounts for 14.4% of local jobs, and approximately 13.6% of jobs are classified as “Transportation and Warehousing.” This is due to the location of industrial uses along the rail lines. No other category accounts for more than 10% of local employment.



Existing Conditions

HOUSEHOLDSIn 2017, the number of households in South Atlanta was estimated to be approximately 690. It is important to note that this figure can include multiple households in a single residential structure. By 2022, the number of households is projected to increase by 7.5% to approximately 740.

Over the same time period, the number of households in the City of Atlanta is projected to increase by a similar 7.8%. For Fulton County, the projected growth rate is 7.7% and for Metro Atlanta it is 6.9%.

Household Characteristics : Income

For 2017, the average household income in the South Atlanta Neighborhood is estimated to be $41,340. This is considerably below the average household income for the City of Atlanta of $88,640 and also well below the averages for Fulton County ($99,520) and Metro Atlanta ($85,630). Over the next five years, the average household income in the South Atlanta Neighborhood is projected to increase to $43,690, but over the same time period, the average household income in the City of Atlanta is projected to increase to $95,940.

$0

$20,000

$40,000

$60,000

$80,000

$100,000

$120,000

South Atlanta City of Atlanta Fulton County Metro Atlanta

Average Household Income





HI S T O R I C

Household Characteristics : Income

Approximately 39.3% of South Atlanta households have an income below $15,000. This is more than double the City of Atlanta percentage of 18.5% and more than triple the Fulton County (13.7%) and Metro Atlanta (10.5%) rates.

Conversely, only 6.8% of South Atlanta households have incomes above $100,000. This is far below the percentages for the City of Atlanta (26.4%), Fulton County (31.1%) and Metro Atlanta (27.5%).

SOUTH ATLANTA

CITY OFATLANTA

FULTONCOUNTY

METROATLANTA

Average Household Income $41,340 $88,640 $99,520 $85,630

Avg HH Income as a % of National Average

51.1% 109.6% 123.1% 105.9%

Household Incomes below $15,000

39.3% 18.5% 13.7% 10.5%

Household Incomes above $100,000

6.8% 26.4% 31.1% 27.5%



Household Characteristics : Size

The average household in South Atlanta has 2.43 residents. This is significantly higher than the average for the City of Atlanta (2.03) and somewhat higher than the Fulton County average (2.33). The South Atlanta average household size is, however, smaller than the Metro Atlanta average (2.67).

Single-person households account for approximately 40.5% of South Atlanta households. This is lower than the percentage for the City of Atlanta (46.4%), but higher than Fulton County (36.8%) and Metro Atlanta (25.9%).

SOUTH ATLANTA

CITY OFATLANTA

FULTONCOUNTY

METROATLANTA

Average Household Size 2.43 2.03 2.33 2.67

Single Person Households 40.5% 46.4% 36.8% 25.9%



KEY FINDINGS

Small Population. The South Atlanta Neighborhood encompasses a small geographic area and residential neighborhoods are developed at a fairly low density. Accordingly, the population is also fairly small with just 1,680 residents in 2017. A smaller population limits the types of businesses that can be supported in a community.

Young Population. The 2017 median age for the South Atlanta Neighborhood is 30.8 which is significantly lower than the median age for the City of Atlanta (34.9), Fulton County (35.9) and Metro Atlanta (36.6). A younger population provides an opportunity to invest in residents’ ability to increase their skill levels and wages.

Consistent Growth. While the population of South Atlanta is fairly small, it has shown consistent growth. This growth is small on a numerical basis, but it is fairly significant in percentage terms. Between 2010 and 2017, the population in South Atlanta increased by 12.9% which was greater than the rate of growth for the City of Atlanta, Fulton County, and Metro Atlanta. Notable population growth is often a key indicator that a community has certain locational advantages that may be built upon through the planning process.

Low Incomes. Household income is an important indicator of the economic health of a community and has a direct effect on the types of businesses that can be supported. The average household income in South Atlanta is $41,343. This represents only 51.1% of the national average. Approximately 39.3% of South Atlanta households have an income below $15,000. This is more than double the City of Atlanta percentage of 18.5% and more than triple the percentages in Fulton County (13.7%) and Metro Atlanta (10.5%).

Low Educational Attainment. The level of education in a community has a strong impact on economic opportunities for residents. Unfortunately, levels of educational attainment in South Atlanta are fairly low. Approximately 9.2% of South Atlanta residents over the age of 25 have less than a ninth grade education. This figure is significantly higher than for the City of Atlanta (3.1%), Fulton County (3.2%), and Metro Atlanta (4.8%). Only 18.9% of South Atlanta residents over the age of 25 have a Bachelor’s Degree or higher. This is significantly below the percentages in the City of Atlanta (48.6%), Fulton County (48.8%), and Metro Atlanta (35.3%).

Existing Conditions


Market StudySTUDY AREA : Market Overview

The South Atlanta Neighborhood is located a short distance south of downtown Atlanta with nearby access to Interstates 75 and 85. The neighborhood has a great deal of the historic housing stock that is popular with intown buyers. The historic single-family portion of the neighborhood is located to the west of Jonesboro Rd. Properties to the east of Jonesboro Rd are mostly industrial in nature with many businesses involved with recycling or automotive-related uses.

A corner of the South Atlanta Neighborhood on the Carver High School campus touches the route of the future Atlanta BeltLine corridor. In other areas of the City, completion of the BeltLine trail has led to significant residential and retail development. It is likely that the same market pressures will appear along the northern edges of the South Atlanta Neighborhood once construction begins on the BeltLine trail.

South Atlanta’s close-in location and historic housing stock have so far not been able to overcome the development barriers created by its vacant residential structures and its somewhat haphazard and unsightly industrial uses. The result is a community with a large number of locational advantages that still suffers from blight and disinvestment.

THE RESIDENTIAL MARKET AT LARGE

According to the National Association of Realtors, almost all major regions of the nation saw a significant increase in residential sales activity in November of 2017. Existing home sales posted their third straight month of increases, reaching their strongest numbers in almost eleven years. Total existing home sales increased 5.6% to a seasonally adjusted annual rate of 5.81 million in November from an upwardly revised 5.50 million in October. Sales were 3.8% higher than the previous year with the highest sales figures since before the housing recession in December 2006 (6.42 million). The median sales price for existing homes was $248,000 in November 2017, up 5.8% from November 2016 ($234,000). This price increase marks the 69th straight month of year-over-year gains.

Existing ConditionsNATIONAL RESIDENTIAL MARKET (CONTINUED)

Total housing inventory for sale at the end of November 2017 was 1.67 million homes. This is 9.7% lower than the inventory levels of November 2016 (1.85 million homes). This figure has fallen year-over-year for thirty consecutive months. At the current pace of sales, there was a 3.4-month supply of available homes. This was down from a 4.0-month supply one year earlier in November 2016.

Metro Atlanta Statistics In November of 2017, approximately 6,530 homes were sold in metro Atlanta through the Georgia MLS system. This represented an increase of 5.7% over the November 2016 figure of 6,180 homes sold. The median sales price for homes sold in November 2017 was $205,460 which was 3.8% higher than the November 2016 median sales price of $198,000. The residential inventory in November 2017 was approximately 2.71 months, which was a decrease of 13.9% from the November 2016 figure of 3.15 months.

Multi-FamilyAccording to a third quarter 2017 market report from Marcus and Millichap, approximately 16,300 apartments were added to the Metro Atlanta market in 2017. The majority of these apartments were built in the suburbs. With expected absorption of only 11,600 units, vacancy was projected to rise to 5.7%. However, the average effective rent was expected to reach a record-breaking high of $1,144 per month, a 7.7% increase over the prior year.

1. Source: “Existing-Home Sales Soar 5.6 Percent in November to Strongest Pace in Over a Decade.” National Asso-ciation of Realtors: December 20, 2017.

MULTIFAMILY HOUSING @ THE VILLAGES AT CARVERIMAGE VIA ATLANTA HOUSING AUTHORITY

METRO HOMES FOR SALE IN JANUARY 2018IMAGE VIA REDFIN.COM

Spring 2018 / 51 50 / Historic South Atlanta Master Plan DRAFT

Market Study

SOUTH ATLANTA RESIDENTIAL MARKET

Single-familyThe vast majority of housing units in South Atlanta are single-family homes located west of Jonesboro Rd. Many of these homes date back to the early 1900s, but there has also been a significant amount of more recent infill development. This new housing has been both market rate and affordable with the affordable housing built by Charis and Habitat for Humanity. While there is a great deal of stable single-family housing in the neighborhood, there are also issues with abandoned or poorly maintained residences. The blight created by these properties depresses values and investment in the neighborhood.

Over a two-year period prior to November 2017, seventy-five single-family homes sold in the South Atlanta neighborhood. The average sales price was $76,530 which is significantly lower than the metro Atlanta average sales price of $264,190 in November 2017 and $250,530 in November 2016. The average time on the market was 66.2 days.

The South Atlanta average sales price of $76,530 is also significantly lower than the average for the surrounding 30315 zip code. In the 30315 zip code in the first ten months of 2017, approximately 330 homes sold with an average sales price of $171,990. The average number of days on the market before selling was 63. During 2016, approximately 350 homes sold, and the average sales price was $155,520. The average time on the market in 2016 was 83 days.

Existing Conditions


Multi-Family

While housing in the South Atlanta Neighborhood is predominately single-family, there are two notable multi-family properties, Columbia Blackshear and the Marcy Street Apartments. The Marcy Street Apartments is a smaller complex with just 16 units. It is an older, though fairly well-maintained property. Columbia Blackshear is an independent living community for Seniors with seventy-eight units. It was built in part with financing obtained through the Low Income Housing Tax Credit (LIHTC) program, and rents are subsidized. All of the units are 750 square feet in size with one bedroom and one bath. Residences feature nine-foot ceilings, crown molding, washer/dryer connections, and walk-in closets. Community amenities include a dining room, great room with fireplace, music room, theater, business center, and fitness center. According to property management, the development is 100% occupied and has a waiting list with nine out ten residents moving into the complex from outside the South Atlanta community.

RENOVATED HOME FOR SALE ON THIRKIELD IMAGE VIA ZILLOW

RENOVATED HOME FOR SALE ON DOROTHYIMAGE VIA REDFIN

2. Source: Georgia MLS

COLUMBIA BLACKSHEAR SENIOR HOUSINGIMAGE VIA PADMAPPER.COM

MARCY STREET APARTMENTSIMAGE VIA APARTMENTS.COM

Spring 2018 / 53 52 / Historic South Atlanta Master Plan DRAFT

Market Study

54 / Historic South Atlanta Master Plan DRAFT


Development OpportunitiesThe City of Atlanta’s population has been increasing at a fairly rapid pace over the last decade. Much of this growth can be attributed to strong job gains and to a desire by a growing segment of the population to live close to the City. These trends have led to a great deal of residential construction in close-in neighborhoods, including many areas surrounding South Atlanta. The South Atlanta Neighborhood is in a prime location for residential development, but it is likely that significant growth will only take place after blight has been reduced and there are additional neighborhood amenities. Development of a walkable retail node in the neighborhood would significantly increase residential demand. Looking further into the future, the construction of the Atlanta BeltLine trail adjacent to the neighborhood is likely to greatly increase demand for all types of housing in the area.

The table on the following page provides the projected likelihood of significant demand for various residential property types. Short-term demand is based on current market conditions. Long-term demand is based on market conditions after the goals and recommendations of the neighborhood Master Plan have been realized.

Existing Conditions

Demand for Additonal RESIDENTIAL Development

PROPERTY TYPE SHORT-TERM DEMAND

LONG-TERM DEMAND

EXPLANATION

Subsidized Single-Family Homes

Very Likely Very Likely As prices for homes in close-in neighborhoods increase, there will be ongoing demand for affordable ownership opportunities

Market Rate Sin-gle-Family Homes

Likely Very Likely Current sales prices make it somewhat difficult to justify new home construction, but rising prices in surrounding neighborhoods indicate a likely future demand in South Atlanta

Fee Simple Town-homes

Somewhat Likely

Very Likely Current sales prices for new single-family homes are not quite high enough to justify townhome construction, but this will likely change as the market matures and neighborhood blight is reduced

Subsidized Multi-Family

Very Likely Very Likely Rising rents in market rate properties in areas adjacent to the BeltLine will provide a demand for subsidized housing

Market Rate Multi-Family

Somewhat Unlikely

Very Likely Demand for market-rate multi-family units will follow the addition of retail amenities and the reduction of blight

HABITAT FOR HUMANITY HAS HELPED PROVIDE SUBSIDIZED SINGLE-FAMILY HOMES IN THE PAST

EDGEWOOD RETREAT TOWNHOME DEVELOPMENTMANAGED BY THE ZEIST FOUNDATIONIMAGE VIA SMITH DALIA ARCHITECTURE

Market StudyTHE RETAIL MARKET AT LARGEWith major retail chains announcing store closures on an almost monthly basis, it is easy to assume that the United States retail market is suffering and in a severe state of decline. However, according to a recent report from Colliers International, the United States retail market is actually performing fairly well, and over the next five years, spending in all major retail sectors is projected to increase. The expected growth will not, however, be even across different retail sectors. The “Beauty” category is projected to see increased sales of 31.7% over the next five years. The sale of goods for the home is expected to rise 19.8% over the same time period, but sales of apparel are expected to only increase 12.8%.

While online retailing has certainly slowed sales in physical stores and inflicted damage on some venerable retailers, the vast majority of retail purchases are still made in brick-and-mortar locations. Online retail is growing at a quicker pace than sales in physical stores and was forecast to account for 10% of retail sales for the first time ever in 2017. However, even with this growth, its share of sales is forecast to only reach 13% by 2021 (3).

Department stores and enclosed malls have suffered the most from the competition from online retailing. Off-price retailers, restaurants, and retailers offering a more unique experience are often seeing sales growth, and many are expanding.

Metro Atlanta Statistics The metro Atlanta retail market has almost 26,900 buildings with just over 363.0 million square feet of space. In the third quarter of 2017, retail vacancy in Metro Atlanta was 5.6%, which was a decrease from 5.7% in the previous quarter. The average quoted rental rate was $13.62 per square foot. Just over 494,000 square feet of retail space was absorbed during the quarter. Also, during the third quarter, approximately 310,300 square feet of new space was delivered and an additional 1.87 million square feet was under construction (4).

Submarket Statistics The South Atlanta Neighborhood is located in the Southeast Atlanta Retail Submarket. CoStar tracks approximately 330 retail buildings in this submarket with just under 1.78 million square feet of leasable retail space. At the end of the second quarter, the submarket vacancy rate was 8.3% and the average quoted rental rate was $13.72 per square foot. During the first three quarters of 2017, approximately 5,700 square feet of retail space was absorbed in the submarket and 8,300 square feet was delivered. At the end of the third quarter approximately 83,500 square feet of new space was under construction (5).


Existing Conditions

SOUTH ATLANTA RETAIL MARKET

There is not a great deal of retail development in the South Atlanta Neighborhood. A small grocery store, Carver Neighborhood Market, and the adjacent Community Grounds Coffee Shop currently serve as the retail anchors for the community. The coffee shop opened in 2010, and the grocery store opened 2015. Both businesses are owned and run by Focus Community Strategies (FCS), a non-profit corporation with offices in the same building.

While the South Atlanta Neighborhood is a fairly small retail market, there is a significant amount of retail trade that is being lost from the community. In 2017, residents of South Atlanta made $30.3 million in retail purchases. However, only $4.2 million dollars in retail sales were made in the neighborhood. This means that, on balance, over $26.0 million dollars left the community. This is often referred to as “retail leakage.”

3. “Retail Services Spotlight Report” Third Quarter 2017; Colliers International. 4. CoStar Retail Market Report: Third Quarter 2017 5. CoStar Retail Market Report: Third Quarter 2017

SISTER ESTABLISHMENTS - CARVER MARKET & COMMUNITY GROUNDS FORM ESSENTIAL RETAIL OFFERINGS IN HISTORIC SOUTH ATLANTA. IMAGES VIA FOCUSED COMMUNITY STRATEGIES

Spring 2018 / 57

Market Study


Primary Retail Trade AreaBecause few people make the majority of their purchases in their immediate neighborhood, it is helpful to look at somewhat broader areas that can function as a more cohesive retail market. This is often referred to as a retail trade area. For the purposes of this Study, we have defined a Primary Retail Trade Area as the area within a seven-minute drive from the intersection of McDonough Blvd and Jonesboro Rd. The following map shows this Primary Trade Area.

The Primary Retail Trade Area includes almost 9,000 households with just under 22,700 residents. It includes portions of several adjacent neighborhoods such as Chosewood Park, Summerhill, Lakewood, and Grant Park. The population of the area is project to grow by 5.5% over the next five years.


Existing Conditions SOUTH ATLANTA RETAIL MARKET ‘LEAKAGE’ CHART

1297 MCDONOUGH BLVD. - 7 MIN DRIVETIMERETAIL STORE TYPES

2017 DEMAND CONSUMER

EXPENDITURESFROM RESIDENTS

2017 SUPPLYRETAIL SALES

IN TRADE AREA

2017 RETAIL LEAKAGE

DEMAND BY STORE TYPE

TOTAL RETAIL SALES (INCL. FOOD/DRINK)

$342,191,989 $227,191,329 $115,000,660

TOTAL RETAIL SALES $302,715,383 $139,248,937 $163,466,446

MOTOR VEHICLE & PARTS DEALERS

MOTOR VEHICLE & PARTS DEALERS - 441

$59,869,355 $14,238,629 $45,630,726

FURNITURE & HOME FURNISHINGS STORES

FURNITURE & HOME FURNISHINGS STORES - 442 $6,857,632 $2,235,523 $4,622,109

ELECTRONICS & APPLIANCE STORES

ELECTRONICS & APPLIANCE STORES - 443 $6,113,220 $1,523,342 $4,589,878

BUILDING MATERIAL & GARDEN EQUIPMENT & SUPPLY DEALERS

BUILDING MATERIAL & GARDEN EQUIPMENT & SUPPLY DEALERS - 444

$33,510,703 $11,247,493 $22,263,210

FOOD & BEVERAGE STORES

FOOD & BEVERAGE STORES - 445 $47,548,225 $15,140,345 $32,407,880

HEALTH & PERSONAL CARE STORES

HEALTH, PHARMACY, & PERSONAL CARE STORES - 446 $20,441,054 $6,237,345 $14,203,709

GASOLINE STATIONS

GASOLINE STATIONS - 447 $21,927,931 $16,100,963 $5,826,968

CLOTHING & CLOTHING ACCESSORIES STORES

CLOTHING & CLOTHING ACCESSORIES STORES - 448 $16,268,641 $12,709,988 $3,558,653

SPORTING GOODS, HOBBY, BOOK, & MUSIC STORES

SPORTING GOODS, HOBBY, BOOK, & MUSIC STORES - 451 $6,609,704 $1,503,473 $5,106,231

GENERAL MERCHANDISE STORES

GENERAL MERCHANDISE STORES - 452 $41,068,317 $10,263,224 $30,805,093

FOODSERVICE & DRINKING PLACES

FULL-SERVICE RESTAURANTS - 722511 $19,456,039 $18,018,377 $1,437,662

LIMITED-SERVICE EATING PLACES - 722513 $13,502,218 $4,987,922 $8,514,296

CAFETERIAS, GRILL BUFFETS, AND BUFFETS - 722514 $355,726 $50,192 $305,534

SNACK AND NON-ALCOHOLIC BEVERAGE BARS - 722515 $1,875,562 $868,348 $1,007,214

Spring 2018 / 59

Market Study


South Atlanta Retail ‘Leakage’

Just as with the South Atlanta Neighborhood, there is a large amount of retail spending that is “leaking” from the Primary Retail Trade Area. In 2017, consumers living in this area spent over $342.2 million on retail purchases. However, only $227.2 million in retail sales were made in the area. The result is a loss over $115.0 million dollars from the local community. It is also possible to look at retail leakage for individual retail sectors. The table on the previous page breaks out the retail sectors in the Primary Trade Area that are losing consumer dollars to surrounding communities. Categories with the largest gap between local consumer purchases and local retail sales are: Motor Vehicle and Parts Dealers; Food and Beverage Stores; General Merchandise Stores; Building Material and Garden Equipment; and Health, Pharmacy and Personal Care. The loss of retail dollars in the Foodservice and Drinking Places category is also significant.


Existing Conditions


South Atlanta Development OpportunitiesRetail demand analysis was conducted in relation to two types of retail development: local-serving retail and regional retail. Local-serving retail includes convenience goods and personal services for the day-to-day needs of the immediate neighborhood. Examples of this type of retail would include grocery stores, drug stores, and dollar stores. Regional retail attracts customers from a larger area and provides either a wider variety of shops or a more unique dining or shopping experience.Household incomes in South Atlanta are relatively low, and the population is fairly small, so efforts to attract and support new local-serving retail businesses will likely require significant growth of the neighborhood population. In the short-term, retail development strategies should focus on attracting consumers from outside of the immediate neighborhood. There is a significant amount of retail demand from residents within just a seven-minute drive of the neighborhood, and this demand could support a limited number of new destination retailers. It is also likely that unique retailers and restaurants located in a well-designed and interesting “retail node” would attract customers from an area much larger than the seven-minute drive time. Examples of these destination businesses would include independent restaurants, breweries, music venues, and art galleries.

The following table provides the projected likelihood of significant demand for retail space by property type. Short-term demand is based on current market conditions. Long-term demand is based on market conditions after the goals and recommendations of the neighborhood Master Plan have been realized.

Demand for Additonal RETAIL Development


LONG-TERM DEMAND

EXPLANATION

Local-Serving Retail Somewhat Likely

Likely Additional local serving retail will follow additional residential growth and the significant reduction of blight

Destination Retail Likely Likely Restaurants, breweries, music venues, and art galleries could attract patrons from a large area south of I-20LOWE’S AT CAMP CREEK MARKETPLACE

IMAGE VIA COLLINS AND ARNOLD CONSTRUCTION

CVS AND WALGREEN’S ACROSS THE STREET FROM EACH OTHER IN HAMMOND PARK, ATLANTA; IMAGE VIA GOOGLE

Spring 2018 / 61

Market Study

THE OFFICE MARKET AT LARGEAccording to the third quarter 2017 market report by Colliers International, the United States office market has continued to remain strong with occupancy at peak levels and stable rental rates. Vacancy in the third quarter was 12.2% and has remained largely unchanged for seven successive quarters, even with an increase in the delivery of new office space. Office space under construction in the United States fell slightly in the third quarter from 113.0 million square feet to 109.0 million square feet (6).

Metro Atlanta Statistics There are over 16,100 office buildings in metro Atlanta with over 309 million square feet of space. Approximately 41% of metro Atlanta office buildings are considered to be Class A with 42% Class B and 17% Class C. The vacancy rate for the overall office market was 11.9% at the end of the third quarter 2017. This was an increase from the vacancy rate of 11.8% at the end of the second quarter. The average rental rate increased from $22.78 in the second quarter to $22.97 in the third quarter. During the third quarter 128,000 square feet of office space was absorbed in the market and 2.2 million square feet of new space was delivered. Approximately 5.1 million square feet of office space was under construction (7).

Submarket StatisticsThe Study Area is located in the North Clayton/Airport Office Submarket. CoStar tracks approximately 990 office buildings in this submarket with almost 13.1 million square feet of space. Only 9% of office space in the submarket is considered to be Class A, as compared to 41% in metro Atlanta as a whole. Approximately 59% is classified as Class B and 32% as Class C. At the end of the second quarter, the submarket vacancy rate was 13.6% and the average quoted rental rate was $16.44. During the first three quarters of 2017, the submarket experienced negative absorption of approximately 68,800 square feet, and 20,000 square feet of space was delivered. At the end of the third quarter, there was an additional 20,000 square feet of office space under construction (8).


6. “U.S. Research Report: Office Market Outlook” Third Quarter 2017; Colliers International. 7. CoStar Office Market Report: Third Quarter 2017 8. CoStar Office Market Report: Third Quarter 2017

Existing ConditionsSOUTH ATLANTA OFFICE MARKETThe South Atlanta Neighborhood does not currently have a significant office market. There are, however, fairly sizeable office uses related to local businesses such as A Tow and Focused Community Strategies (FCS). While there are no current plans for office development in the South Atlanta neighborhood, redevelopment plans for the Turner Field property to the north of South Atlanta call for a significant Class A office component.

Office Development OpportunitiesIt is unlikely that the Study Area will support the construction of traditional Class A or Class B office space within the foreseeable future. This type of use typically requires a much stronger amenity base than what is currently found in the neighborhood. However, South Atlanta could likely support “loft-style” office space geared to creative firms. Loft office spaces typically include open floor plans with exposed structure and a “warehouse” aesthetic. They are often created in former industrial or historic commercial buildings. The success of this product type in the formerly industrial west side of Atlanta makes it likely that it could also succeed in South Atlanta, especially as part of a mixed-use adaptive redevelopment of existing commercial buildings.

According to Jeff Pollock, owner of Pollock commercial, “Virtually every owner in town has been feverishly trying to capture the creative office magic that these early projects and Ponce City Market have delivered. Dropped ceilings are being replaced with exposed ductwork and open plans, outdoor spaces are being converted to accommodate putting greens, bocce, corn hole and communal seating areas, and landlords are also offering more, recurring programming for their tenants with food trucks and other events. This new energy is not limited to in-town and just along The BeltLine. West Midtown has exploded with office options, and so has Brookhaven, Chamblee and The West End” (9).

The following table provides the projected likelihood of significant demand for office space by property type. Short-term demand is based on current market conditions. Long-term demand is based on market conditions after the goals and recommendations of the neighborhood Master Plan have been realized.

Demand for Additonal OFFICE Development


LONG-TERM DEMAND

EXPLANATION

Traditional Office Very Unlikely Unlikely Traditional office users typically require a level of amenities and services not currently found in the neighborhood

"Loft" Office Somewhat Likely

Very Likely Rehabbed older industrial buildings and new loft-style office space would likely appeal to creative firms

9. Source: “A Look at The Evolution of Atlanta’s Creative Loft Office Market” by Jeff Pollock. CREW Atlanta Blog; July 31, 2017.

ONE HARTSFIELD CENTERCLASS A OFFICE FROM AIRPORT OFFICE SUBMARKETIMAGE VIA SK COMMERCIAL REALTY

Spring 2018 / 63

Market Study

THE INDUSTRIAL MARKET AT LARGEAccording to a third quarter 2017 report from Colliers International, just under 69 million square feet of industrial space was absorbed in the United States market in the quarter, making it the third highest quarter on record. It also signified the thirtieth consecutive quarter of positive net absorption. Continued demand lowered the overall vacancy rate to 5.2%, the lowest vacancy on record. Quoted rental rates rose to $6.32 per square foot in the third quarter. This represented a 10% increase over rental rates a year earlier and the highest quoted rental rates on record. This strength in the industrial market has been driven by several years of economic growth and by structural changes to the economy including the rapid growth of online retailing. (10)

Metro Atlanta Statistics The metro Atlanta industrial market consists of over 16,400 buildings with just over 704.7 million square feet of space. At the end of the third quarter of 2017, the metro Atlanta vacancy rate for industrial space was 6.6% which was a slight increase from 6.4% at the end of the second quarter. The average rental rate was $4.50 per square foot, which was an increase from the second quarter figure of $4.49. During the first three quarters, approximately 16.2 million square feet of industrial space was absorbed, and 13.3 million square feet of new space was delivered. At the end of the quarter, an additional 15.8 million square feet was under construction. (11)

Submarket StatisticsThe industrial uses in the Study Area are located in the Airport/North Clayton Industrial Submarket. This submarket has approximately 1,490 industrial buildings with almost 102.7 million square feet of space. At the end of the third quarter of 2017, the vacancy rate in the submarket was 7.8% and the average quoted rental rate was $3.70 per square foot. During the first three quarters of the year almost 3.3 million square feet was delivered, and just under 3.7 million square feet of space was under construction at the end of the third quarter. Over 4.3 million square feet of space was absorbed over the first nine months of 2017. (12)


10. “U.S. Research Report: Industrial Market Outlook” Third Quarter 2017; Colliers International. 11. CoStar Industrial Market Report: Third Quarter 2017 12. CoStar Industrial Market Report: Third Quarter 2017

20,000 SF INDUSTRIAL BUILDING FOR SALEFROM AIRPORT INDUSTRIAL SUBMARKETIMAGE VIA SG PROPERTY SERVICES, LLC

Existing Conditions

SOUTH ATLANTA INDUSTRIAL MARKETThe South Atlanta Neighborhood has many large-scale active industrial users including Hill Manufacturing, Sonoco Recycling, and A Tow. There are also a variety of smaller-scale industrial users such as body shops. Industrial buildings in the neighborhood encompass over 400,000 square feet of space, and most of the buildings are owner-occupied.

Industrial Development OpportunitiesWhile industrial uses often cause concern among residents when located in close proximity to residential neighborhoods, there are many industrial property types that are compatible with residential uses. South Atlanta’s location close to downtown Atlanta makes it especially well-suited for some of these. One such use is light industrial that combines warehouse and office space for smaller service businesses. Examples of these businesses include cabinet makers, printers, and design showrooms.

Another growing niche segment of the industrial market is space catering to the “Makers Movement.” These are small businesses that are hand crafting consumer items as an alternative to mass produced products. Designers, inventors, artisans, and engineers are looking for unique and creative spaces to produce these products for sale on a small scale. According to Adweek, “Makers tap into an American admiration for self-reliance and combine that with open-source learning, contemporary design and powerful personal technology like 3-D printers. The creations, born in cluttered local workshops and bedroom offices, stir the imaginations of consumers numbed by generic, mass-produced, made-in-China merchandise.” (13)

The following table provides the projected likelihood of significant demand for industrial space by property type. Short-term demand is based on current market conditions. Long-term demand is based on market conditions after the goals and recommendations of the neighborhood Master Plan have been realized.

Demand for Additonal INDUSTRIAL Development


LONG-TERM DEMAND

EXPLANATION

Light Industrial Very Likely Very Likely Showrooms, design centers, and front office with small service warehouse space

Maker's Spaces Very Likely Very Likely A hybrid of arts and small-scale manufacturing

13. Source: Which Big Brands Are Courting the Maker Movement, and Why, From Levi’s to Home Depot. by Joan Voight; AdWeek; March 17, 2014.

Spring 2018 / 65

Market Recommendations

1. Focus on improving neighborhood aesthetics and eliminating or lessening visual blight. From a market standpoint, blighted and unsightly conditions are the biggest challenge facing the South Atlanta Neighborhood. This includes unattractive industrial properties, dilapidated commercial buildings, and vacant residential structures. South Atlanta has several locational advantages that make it ripe for investment, but it is unlikely that the neighborhood’s potential will be realized until the appearance of the community improves.

2. Encourage new mixed-use development that can coexist with the current industrial uses.

Many of the larger industrial uses in the neighborhood are unlikely to leave the area in the short term, so redevelopment in the area between Jonesboro Rd and Lakewood Ave should focus on a gradual shift from heavy industry, recycling, and automotive uses to a mixed-use, urban setting that could include light industrial, creative office space, makers spaces, and loft-style residences. These uses would embrace the area’s industrial past and would be compatible with the remaining industrial uses, while also gradually diversifying the local economy and reducing blight.


BLIGHT IMAGE VIA IAN FREIMUTH

IMAGE VIA STUDIOPLEXLOFTS.COM

3. Create a “Downtown” South Atlanta to brand the neighborhood and attract outside consumers.

Initial retail development should focus on creating a concentrated, walkable destination based on restaurants, the arts, and culture that can attract customers from outside of the South Atlanta Neighborhood. To be successful, new retail development should be clustered around Carver Neighborhood Market and the Community Grounds Coffee Shop. Additional commercial development can then extend along McDonough Blvd towards the entrance to Carver High School and eastward to Lakewood Ave. This destination retail can likely be followed by convenience retail once there is additional residential development and blight has been reduced.

4. Embrace and celebrate the history of the South Atlanta community.

Many people today are more interested in having an “experience” than in buying a product. South Atlanta’s unique history and culture can create an authentic experience that will attract visitors and customers. The “story” of South Atlanta should be preserved and amplified to create a community with a unique sense of place.

IMAGE VIA CARVER MARKET

Spring 2018 / 67

HI S T O R I C

REDEVELOPMENT POWERS ACT

The State of Georgia Redevelopment Powers Act enables local governments to identify Redevelopment Areas as a way to unlock economic development tools for these areas. The State of Georgia defines Redevelopment Areas as: “an area which by reason of the presence of a substantial number of slum, deteriorated, or deteriorating structures; predominance of defective or inadequate street layout; faulty lot layout in relation to size, adequacy, accessibility, or usefulness; unsanitary or unsafe conditions; deterioration of site or other improvements; tax or special assessment delinquency exceeding the fair value of the land; the existence of conditions which endanger life or property by fire and other causes; by having development impaired by airport or transportation noise or by other environmental hazards; or any combination of such factors substantially impairs or arrests the sound growth of a Governmental Entity, retards the provisions of housing accommodations, or constitutes an economic or social liability and is a menace to the public health, safety, morals, or welfare in its present condition and use.”

The State of Georgia enables the use of specific tools of redevelopment through the “Redevelopment Powers Law” (O.CC.G.A 36-44). This law allows local municipalities to undertake specific actions to improve the “public health, safety, morals and welfare” of a specifically designated and qualifying area. For the City of Atlanta to be able to enact these State provided powers the City Council must make an official declaration that a particular area is qualified based on indicators of “slum and blight”. The following elements are those indicators that qualify this area to be so designated as a Redevelopment area per the Redevelopment Powers Law.

Blighted AreasREDEVELOPMENT POWERS ACT : Deteriorated BuildingsRedevelopment Powers Law: “Any urbanized or developed area in which the structures, buildings, or improvements, by reason of dilapidation, deterioration, age, or obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population and overcrowding, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, is conducive to ill health, transmission of disease, infant mortality, high unemployment, juvenile delinquency, or crime and is detrimental to the public health, safety, morals, or welfare;”

Approximately 27% of all structures within the neighborhood are of Substandard, Deteriorated, Dilapidated or Vacant condition. This number constitutes a dramatic improvement over the previous decades and is the result of significant investment in property by existing and new property owners like the Charis Housing Group from Focus Community Strategies (FCS). However, this number is still too high and as such specific actions as contained within this plan must be taken to remedy this condition.

Inadequate Street LayoutRedevelopment Powers Law: “Any urbanized or developed area which by reason of the presence of a predominant number of substandard, slum, deteriorated, or deteriorating structures; the predominance of defective or inadequate street layout, inadequate parking, roadways, bridges, or public transportation facilities incapable of handling the volume of traffic flow into or through the area, either at present or following proposed redevelopment; the faulty lot layout in relation to size, adequacy, accessibility, or usefulness; unsanitary or unsafe conditions; deterioration of site or other improvements; the diversity of ownership, tax, or special assessment delinquency exceeding the fair value of the land; diversity of ownership on defective or unusual conditions of title which prevent or encumber the free alienability of land; or the existence of conditions which endanger life or property by fire and other causes; or any combination of the foregoing, substantially impairs or arrests the sound growth of the community, retards the provision of housing accommodations or employment opportunities; or constitutes an economic or social liability and is a menace to the public health, safety, morals, or welfare in its present condition and use;”

While the majority of the neighborhood contains the classic urban neighborhood street grid pattern west of Jonesboro Rd, there are several streets abutting South Atlanta Park and Price Middle School that dead end and prevent effective east/west traversing through the community. Despite the streets being narrow and urban, several conditions have caused these east/west streets to become one-way - effectively cutting off much of the neighborhood from the Villages at Carver. Lastly, large parcels in between Jonesboro Rd and Lakewood Ave effectively cut off the two sides of Historic South Atlanta from each other.


HI S T O R I C

REDEVELOPMENT POWERS ACT : Vacant Lots

Redevelopment Powers Law: “Any area located within an urbanized or developed area which is substantially under-utilized by containing open lots or parcels of land or by containing a substantial number of buildings or structures which are 40 years old or older or by containing structures or buildings of relatively low value as compared to the value of structures or buildings in the vicinity of the area or by having development impaired by airport and related transportation noise or by related environmental factors or an area in which there is a shortage of housing that is affordable for persons of low or moderate income which the local legislative body designates as appropriate for community redevelopment or by any combination of the foregoing factors;”

The eastern portion of the neighborhood (west of Jonesboro Rd) contains a concentration of underutilized land and buildings which are 40 years old or older that are in disrepair. This area represents an opportunity for infill development upon vacant parcels as well as for investment into older buildings that will enable future businesses to move into the neighborhood.

Incentivizing Private Development“A Redevelopment Plan explains the grounds for a finding by the local legislative body that the redevelopment area on the whole has not been subject to growth and development through private enterprise and would not reasonably be anticipated to be developed without the approval of the redevelopment plan or that the redevelopment area includes one or more natural or historical assets which have not been adequately preserved or protected and such asset or assets would not reasonably be anticipated to be adequately preserved or protected without the approval of the redevelopment plan,”

Key areas of Historic South Atlanta are in need of concentrated private investment in the form of development, redevelopment, preservation and improvement. Even though there has been some private investment at the Jonesboro Rd/McDonough Blvd intersection and within portions of the single-family portion of the neighborhood west of Jonesboro Rd, this investment has not significantly led to increased investments within the remainder of neighborhood. The creation of and adoption of a Redevelopment Plan for the community will serve as an additional tool for incentivizing private investment.

Due to overall poor housing conditions, a lack of street connectivity, a large number of vacant lots and a need to lure additional private investment into the community, Historic South Atlanta qualifies as a Redevelopment Plan Area per the “Redevelopment Powers Law” (O.CC.G.A 36-44).

Blighted AreasREDEVELOPMENT POWERS ACT

JON

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DOROTHY ST

Structure ConditionSouth Atlanta Master PlanFebruary 22, 2018

0 500 1,000250Feet

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The map of Historic South Atlanta to the left shows the most recent windshield survey of the neighborhood.

Diagonal hashed properties appear vacant. Green properties represent good to excellent properties with a structure on them. Yellow parcels represent a building in fair condition. Orange and Red represent properties in bad to horrible/tear-down shape. Blue parcels represent properties with no visible structure on them and could be considered open space. Purple parcels denote land that is undevelopable based on topography or stormwater concerns.


“A COMMUNITY THAT IS ENGAGED AND WORKING TOGETHER CAN BE A POWERFUL FORCE.”

IDOWU KOYENIKAN

NeighborhoodEngagement

Neighborhood Engagement is the foundation of a successful

Master Planning process. Historic South Atlanta has a wealth

of engaged and excited residents that were essential to the

vision established by this plan.

The Historic South Atlanta Master Plan initiative utilized a wide variety of neighborhood engagement strategies to establish consensus throughout the process. These strategies included:

• Stakeholder Interviews• Project Website• Social Media Input• Large Community Forums• Online Surveys• Flyers in key neighborhood locations• Carver High School student orientation and input• Monthly Steering Committee made up of residents and neighborhood leaders

ProcessSpring 2018 / 73

HI S T O R I C

Stakeholder InterviewsOn the front end of the Master Planning process, the planning team conducted several stakeholder interviews in order to better understand key groups and constituencies These front-end interviews also served to reveal the key issues and concerns of the community.

The planning process further engaged faith leaders, business leaders, non-profit leaders, City Council representative, GDOT transportation professionals, BeltLine officials, City of Atlanta staff, school administrators, high school students, and Park Pride as they were concurrently working on a vision and plan for South Atlanta Park.

Project Website

A Master Plan project website was utilized (www.plansouthatlanta.com) as a key way to share information, update events, answer questions, and direct people to the online survey. The website was helpful sharing the vision of ‘why’ a Master Plan would be helpful for South Atlanta and how community members could get involved. Face-books events were created to promote public meetings and linked back to the Master Plan website for more information.

Community Forum #1The 1st Community Forum was held September 25th 2017 at Mt. Pleasant Baptist Church. Nearly 100 people came out to share their expertise about the neighborhood. We asked: (top 3 answers are included with top response listed first)

• Where do you live?

• Where do you feel unsafe?

• Chevron Gas Station (in Lakewood Heights, just south of South Atlanta) - overwhelming majority

• South Atlanta Park

• Turman/Hardwick Streets

• Where do you go most often (other than your home)?

• Carver Market / Community Grounds (huge majority response)

• Lakewood Heights Family Dollar

• South Atlanta Park

• Identify on the map a historic place/property.

• Clark University / Carver High / Gammon Theological Campus

• Mt. Pleasant Baptist Church

• the current boarding house on Gammon / Jonesboro (first African American Postmaster in Atlanta)

• Where is a place that needs attention?

• Too many recycling businesses

• Abandoned Triangle with old gas station (across from Carver Market)

• Better visability on Bisbee

• What place(s) have the most potential?

• A-tow property

• South Atlanta Park and possible connections to it

• Recylcing Center across from Community Grounds

• South Atlanta is the only neighborhood that...

• Has the Historic Clark University / Gammon Seminary Campus

• Historically Black Neighborhood in Atlanta

• Was a haven for those escaping the 1906 Atlanta Race Riots

Process74 / Historic South Atlanta Masterplan Spring 2018 / 75

FIRST PUBLIC MEETING PARTICIPANTS

SAMPLE OF THE FLYERS POSTED AROUND THE COMMUNITY

HI S T O R I C

Community Forum #1 Review (continued)

• In order for South Atlanta to be a great place for seniors in the future, it needs...

• Better sidewalks/accessibility/walkability

• stronger public transit and more transporation options

• better access to stores and community resources like a library

• In order for South Atlanta to be a great place for children in the future, it needs...

• Better sidewalks/ connectivity within and outside the neighborhoods/ walkability

• Bigger/better park space/programming at the park

• Slower/calmer/safer streets

• The one thing that needs to stay the same in South Atlanta is...

• Friendly neighbors/community feel

• Diversity of people

• Affordability of Housing

• Art work / Murals

• The one things that needs to change the most in South Atlanta is....

• Inactive property owners

• Vacant Properties

• Large truck cut-through (esp. on Jonesboro Rd.)

• Speeding cars

• The one thing that would make South Atlanta more beautiful is...

• Trash removal

• Less overgrowth/kudzu

• More Artwork/Murals/Art of Homes

• More Code Enforcement

MASTER PLANThe South Atlanta Civic League is partnering with Canvas Planning and the City of Atlanta to provide the neighborhood with a comprehensive Master Plan. A Master Plan provides a long-range vision for multiple aspects of the neighborhood. All residents and stakeholders will have the opportunity to participate in the process through surveys, community forums and interviews. Everyone is encouraged to join in the process of making South Atlanta an incredible neighborhood for years to come!

Monday, September 25th 6:30pm - 8pm

Mt. Pleasant Baptist Church 17 Meldon Avenue SE

Tuesday, November 14th 6:30pm - 8pm Location TBD

• Is there another name for South Atlanta that you think may be more appropriate?

• Historic South Atlanta (there was a process to highlight this previously)

• Something with “Carver”

• Brownsville

• The one business that South Atlanta needs the most is...

• Casual Sit-down restaurant

• Bank / ATM

• Major Grocery Store (meat selection, wider

variety)

Community Forum #2 ReviewThe 2nd Community Forum was held at L.J. Price Middle School on November 14th 2017. The planning team shared emerging concepts based on the input from the community and the surveys taken during the process. The following are the consensus statements around each idea:

#1 SUBAREA IDENTITIES : EDUCATIONAL, SINGLE- FAMILY, AND MIXED USE

• This makes sense

#2 SOUTH ATLANTA PARK AND TRAIL CONNECTIONS

• Yes / Great

• Love the Community Garden with Carver High

• Love the outdoor movie series


HI S T O R I C

Second Community Forum Review (continued)

#3 MIXED-USE/ CONVENIENCE RETAIL LOCATION

• Needs to be retail and residential (mixed- use) not just retail

• Why don’t we invest in Carver Market expansion instead?

• Need better use for BeltLine property and takes away from community feel.

#4 ROUNDABOUT OPPORTUNITIES

• Like / Love

• Concerned about close in streets (Gammon and Grape)

• Need to ensure traffic is slowed on Jonesboro

#5 CARVER MARKET BLOCK IMPROVEMENTS

• Like / Love the ideas

• Development needs to thoughtful for Gammon and Mercy Street residents

• Bike Shop collaboration with local schools


#6 TEMPORARY GALLERIES

• Like/Love

• Parking Concerns

• High School /Middle Artist exhibitors

#7 INCREMENTAL ADAPTIVE REUSE

• Like / Love

• Gradual change is key

• Maker spaces and more jobs are great

#8 STRENGTHEN NEIGHBORHOOD IDENTITY


• History Marker is key, getting the history written down and not just oral stories.

• Already have sign toppers that we worked hard to get.


HI S T O R I C


#9 YEARLY ADOPT-A-STREET

• Like/Love

• Concerned with approach and ‘how’

• Love the longest table idea

#10 HOUSE PAINTING/MURALS

• Like / Love

• Continue all the way around ATow and Schnitzer as well

• Good for murals to integrate more history

#11 IDENTIFY VACANT/DETERIORATE PROPERTIES

• Like / Needed

• Who decides which properties are beyond repair?

ProcessSecond Community Forum Review #12 ALLOW UP TO 2 ACCESSORY DWELLING UNITS

• Like/Love

• Tiny Houses too with murals on the side

• Just needs plumbing / sewer restrictions

#13 HOME REPAIR REINVESTMENT FUND

• Like / Love

• Aid Seniors in getting necessary updates

• Funding/Administration concerns

#14 SENIOR CENTER REDEVELOPMENT BLOCK


• History Marker is key, getting the history written down and not just oral stories.

• Already have sign toppers that we worked hard to get.

#15 SOUTH END REDEVELOPMENT

• Will address feelings of unsafety in this part of neighborhood

• Good to create additional footpaths for students

• Like the infill housing opportunity near school


HI S T O R I C

Community Survey Overview

In addition to collecting public input online thru the Master Plan website, an in-depth survey was administered during the planning process. The survey was available online and was also administered in-person and in small groups.

The survey presented 88 questions and asked a variety of information related to demographics, neighborhood perception, local business, cleanliness, faith communities, education, work opportunities, mobility, and housing opportunities.

ProcessCommunity Survey Emerging Consensus

• People are noticing more people moving into the neighborhood

• Residents feel like others do not recognize Historic South Atlanta when they tell someone that is where they live.

• Nearly everyone agrees that Historic South Atlanta has a unique history that is important to Atlanta.

• Most residents believe the neighborhood is getting better every year.

• Residents believe the streets do not accommodate everyone well and note that sidewalks are not maintained and do not feel safe to use.

• Most residents feel that the land/buildings associated with the businesses, housing, and recreation are not well-maintained and don’t improve the look of the neighborhood.

• Most residents feel the neighborhood isn’t a safe enough environment for youth/children.

• Participants in the survey note that neighborhood leadership is positive, helpful, and listen to their needs/concerns/ideas.

• Participants confirmed their good and open relationships with their neighbors.

• Faith is important to most residents in Historic South Atlanta, but most leave the neighborhood to engage in their faith community.

• Participants clearly perceive property values increasing in the neighborhood.

• Participants in the survey note that the neighborhood does not have good access to basic retail like groceries, gas, banking, and a pharmacy.

• They also note that those businesses that do exist in the neighborhood do not provide good options of goods and services for residents.


ProjectTime line

STAKEHOLDER

INTERVIEWS /

FOCUS GROUPS

STEERING COMMITTEE

MEETINGS

PUBLIC FORUMS

SEPTEMBER 25TH

NOVEMBER 14TH

MASTERPLAN

CREATION

Time Estimation Month 1 - September 2017 Month 2 - October 2017

Steering Committees

Monthly Steering Committee Meetings helped keep the plan on schedule, shared emerging concepts, and relayed important neighborhood feedback.

Focus Groups

The planning team met with several key stakeholder groups such as Focused Community Strategies (FCS), Carver High School students, Purpose Built Schools, Ron Clark Academy, business owners, faith leaders, and transportation professionals.

A Robust and Layered Outreach Strategy

In order to best ‘hear’ from the neighborhood, the Master Planning process utilized a variety of outreach opportunities to hear from various neighborhood groups and to document the community consensus.

Month 3 - November 2017 Month 4 - December 2017 Month 5 - January 2018

Public Forums

Over 80 people attended the first Public Forum held at Mt. Pleasant Baptist Church. The second Public Forum at Price Middle School asked residents to weigh in on emerging concepts.

Online & Hard-copy Survey Project Website

Residents were encouraged to visit www.plansouthatlanta.com for the length of the process to get up-to-date info for public meetings, online survey access, and downloadable flyers.

Nearly 50 residents took an in-depth comprehensive survey to provide detailed information regarding existing issues and future opportunities. See appendix for more info.


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RECENTLY RELEASED VISION RENDERING OF NEARBY SUMMERHILL REDEVELOPMENT WITH GEORGIA STATE AND CARTER & ASSOCIATESIMAGE VIA AJC.COM

“NOT EVERYTHING THAT IS FACED CAN BE CHANGED, BUT NOTHING CAN BE CHANGED UNTIL IT IS FACED.”

JAMES BALDWIN

NeighborhoodVision

THE RECOMMENDATIONS FOR THE HISTORIC SOUTH ATLANTA

MASTERPLAN ARE SUPPORTED BY GEORGIA’S URBAN

REDEVELOPMENT PLAN ACT.

Georgia’s Urban Redevelopment Act give cities and neighborhoods broad powers to redevelop blighted and /or threatened areas of the community and encourages involvement by private enterprise/ public private partnerships to redevelop neglected areas. Like other Master Plans, this plan will guide future city investments in infrastructure and improvements in Historic South Atlanta and is consistent with the Comprehensive Development Plan of Atlanta.

This Master Plan seeks to thoughtfully identify concepts and ideas that can preserve, enhance, and celebrate Historic South Atlanta’s unique identity in the Atlanta region. This plan establishes a bold new vision for the future that is rooted in this dynamic history, with a mixture of low-budget and big-dollar recommendations; short-term and long-term goals; and community-led and city-led initiatives.

Purpose & VisionSpring 2018 / 87

» RECOGNIZE NEIGHBORHOOD HISTORY

» PURSUE ADAPTIVE LAND USES

» SUPPORT SCHOOLS

» PRESERVE AFFORDABILITY

» INCREASE CONNECTIVITY

» STRENGTHEN NEIGHBORHOOD IDENTITY

» CELEBRATE ART

Neighborhood VisionThis Master Plan has established a series of key Neighborhood Vision statements that support the various recommendations of the plan. This new vision serves as a guide to future initiatives, investments, and decisions in the community. The Neighborhood Vision is as follows:

RECOGNIZE THE NEIGHBORHOOD’S RICH HISTORYThis plan recognizes Historic South Atlanta’s unique history once as Brownsville- one of the only historic African-American suburbs of Atlanta and its unique place as an education hub in the African American community with Clark University and Gammon Seminary and those early professors, business owners, and families who have called this neighborhood home.

PURSUE ADAPTIVE LAND USESHistoric South Atlanta will be a place that is thoughtful and smart about future development and redevelopment. It will use incremental strategies to ensure gentle and healthy growth.

SUPPORT SCHOOLSHistoric South Atlanta will conintue to support, invest in, and help ensure that its local schools are safe, accessible, continually improving, and community-oriented.

PRESERVE AFFORDABILITYHistoric South Atlanta will continue to value and support housing that is affordable to diverse age groups and diverse incomes with different places and ways to live. Historic South Atlanta will also be a place that allows affordable space for growing businesses and ventures.

INCREASE CONNECTIVITYHistoric South Atlanta will be a place that advocates for more effective connections in and thru its neighborhood with the addition of streets, trails, and green space wherever appropriate.

STRENGHEN NEIGHBORHOOD IDENTITYHistoric South Atlanta will be a neighborhood that is known for its tight-knit community and it will be more clear when you’ve entered into Historic South Atlanta.

CELEBRATE ARTHistoric South Atlanta will continue to be an eclectic community that celebrates art and welcomes it in its many forms.

Spring 2018 / 89

Educational

Residential

Mixed-use

BIG IDEA 1

1The heart of the South Atlanta neighborhood is the traditional single-family comunity located to the west of Jonesboro Rd. This plan proposes to retain this portion of the neighborhood as single-family residential with a small number of sites changing to allow for “Missing Middle” housing opportunities. These sites are an older and now vacant multi-family housing structure at Thayer Ave and Lansing St and the area to the south of the neighborhood west of Price Middle School which contains large parcels that are undeveloped.

The eastern portion of the neighborhood is between Jonesboro Rd and Lakewood Ave. This area is predominantly characterized by low-density industrial and commercial uses along with scattered remnants of single-family houses. This area is recommended to become increasingly mixed use with opportunities for increased jobs, retail, goods and services, and higher density housing.

The remaining land use type in the neighborhood is the Educational campuses found at the northwestern and southwestern corners of the neighborhood. These areas are recommended to remain Educational into the future.

The map on the previous page was used and shown to neighborhood residents to conceptualize the neighborhood into different zones which would then lead to different land use and zoning recommendations.

BIG IDEA 1 OVERVIEW

Land Use & Zoning

HI S T O R I C Recommendations


IMAGE VIA ZILLOW.COM

1. WINNING PLAN FOR NEW MISSING MIDDLE HOUSING 2. HISTORIC FOUR-PLEX IMAGES VIA MISSINGMIDDLEHOUSING.COM

URBAN DESIGN RECOMMENDATIONS

Future development should be well-designed to both preserve the character of this urban neighborhood and also to provide attractive, pedestrian-oriented development patterns for the future of the community. Urban design recommendations for future development are as follows:

• 1.1 Single-Family houses - Single-family houses should respect the traditional pattern of development with smaller building setbacks, front porch character, garages that are minimized on the site, and building heights that are 1 to 2 stories. Support the City of Atlanta Zoning Ordinance Update process to establish urban design standards for new home construction in single-family zoning districts.

• 1.2 Mixed Use areas - The future mixed use development in the neighborhood should be designed to reflect urban standards. These developments should have sidewalk and streetscapes provided with buildings oriented to and facing streets.

IMAGE VIA MEDIA.AL.COM

BIG IDEA 1

Recommendations

• 1.3 Missing Middle and Higher Density Housing Where designated, Missing Middle and higher density housing opportunities should be designed to prioritize pedestrian orientation. These developments should have parking that is located to the side or rear of the buildings, pedestrian entrances fronting along streets, 50% window fenestration on building facades that front public streets, and when located adjacent to single-family homes should have building heights that are 3-4 floors maximum. Rezone select parcels to the designated MR zoning district designations that enable Missing Middle and multi-family housing development with the urban design standards desired by the community (See recommendations 1.12 – 1.14).

Land Use & Zoning

• Parking should be located to the side or rear of buildings. Building facades should have ground floor retail characteristics with 65% window fenestration and pedestrian entrances along the sidewalk. Building heights should be a minimum of 20’ to frame in the public street and should sensitively scale down when adjacent to single-family houses. Rezone select parcels within the neighborhood to modern zoning districts that require urban design regulations related to building form and overall site aesthetics (See recommendations 1.10 – 1.11).

HI S T O R I C


BIG IDEA 1CURRENT LAND-USE MAP

Certain Future Land Use Map changes are necessary to align the Land Use classifications of the Comprehensive Development Plan with the land use recommendations of this plan. These Future Land Use Map recommended changes are as follows.:

• 1.4 For the area east of Lakewood Ave along McDonough Ave, change the Future Land Use Map classification from Low Density Commercial to Mixed Use.

1Recommendations

RECOMMENDED LAND-USE MAP CHANGES

High DensityResidential

Low Density Residential


Mixed Use

Mixed Use

• 1.5 For the area east of Lakewood Ave along Harriett St, Miller Reed Ave, and Blashfield St, Change the Future Land Use Map classification from Single-family Residential and Low Density Residential to High Density Residential.

• 1.6 For the area along the west side of Lakewood Ave between Anne St and Margaret St, change the Future Land Use Map classification from Single Famliy Residential to Mixed Use.

• 1.7 For the area along the west side of Lakewood Ave from Margaret St to south of Dorothy St, change the Future Land Use Map classification from Single-family Residential to High Density Residential.

• 1.8 For the area at the corner of Thayer Ave and Lansing St, change the Future Land Use Map classification from Single-family Residential to Low Density Residential.

• 1.9 For the area south of Meldon Ave, north of Turman Ave and west of Hardwick St, change the Future Land Use Map classification from Single-family Residential to Low Density Residential.

Low DensityResidential

Land Use & Zoning

HI S T O R I C

South

Atlan

taFuture Land Use



Legend

Future Land Use Classifications

Future BeltLine


CURRENT ZONING MAP

Along with the recommended Future Land Use Map changes, further changes to the City of Atlanta Official Zoning Map are recommended as part of the implementation of this neighborhood plan. These Official Zoning Map recommended changes are as follows:

• 1.10 Rezone the heart of the “Mixed Use” district along Jonesboro Rd and Lakewood Ave from McDonough Blvd to Miller Reed Ave to the MRC-2 zoning district. MRC-2 is a medium density mixed use zoning district allowing both residential and non-residential uses. This area is currently zoned a mixture of C-1 and R-4A.

BIG IDEA 1

Recommendations

RECOMMENDED ZONING MAP CHANGES

• 1.11 Rezone areas along McDonough Boulevrd, Jonesboro Rd, and Lakewood Ave to the I-MIX zoning district. The I-MIX zoning district is intended for areas that will allow both light industrial and residential and commercial uses and is expected to be adopted by the City of Atlanta in 2018. These areas are currently zoned I-1.

• 1.12 Rezone areas along McDonough Blvd, Jonesboro Rd, and Lakewood Ave to the MR-4A zoning district. The MR-4A zoning district allows medium density multi-family residential uses. These areas are currently zoned R-4A and I-1.

• 1.13 Rezone the area at the corner of Thayer Ave and Lansing Street to the proposed MR-MM “Missing Middle” zoning district. The proposed MR-MM zoning district allows multi-family development containing up to 12 residential units with transitional height plane controls that will serve to limit the height of this site. This site is currently zoned R-4.

• 1.14 Rezone the area south of Meldon Ave, north of Turman Ave and west of Hardwick Street to the MR-MM “Missing Middle” zoning district. The proposed MR-MM zoning district allows multi-family development containing up to 12 residential units with transitional height plane controls that will serve to limit the height of this site. This area is currently zoned R-4.

MRC-2

MR-4A

I-MIX

I-MIX

I-MIX

MR-4A

I-MIX

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MRC-2

MR-MM

MR-MM

Land Use & Zoning

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298

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301

296

287

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261

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248

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122

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1369

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180

220

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225

222

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3

211

215

217

212

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28

1127

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1030

1040

1020

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1000

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908

860

53

I-1

C-1

RG-3

O-I

MRC-1-C

I-2-C

MRC-1-C

R-LC

RG-3

I-1-C

RG-2

R-4A

MRC-3-C

RG-3-C

C-1-C

C-2

MRC-1-C

R-5-C

MR-4A-C

R-4A

NC-9

RG-3-C

RG-2

C-1-C

C-1

SPI-18SA7

I-1-C

MR-4A-C

R-4A

RG-3-C

R-4B

C-1-C

C-1

R-4B

C-1

R-5

MRC-3-C

R-4A

C-1-C

RG-3

C-1-C

R-4

RG-3

I-1

I-1

R-4B

SPI-18SA6

I-1

R-4

C-2

RG-2

MR-4A-C

O-I

RG-3

SPI-18SA8

I-1-C

C-2

C-1

R-5-C

O-I-C

RG-3

RG-3

RG-3

R-LC

C-2-C

RG-3

RG-3

RG-3

MRC-1-C

R-4B

RG-3

RG-2



SHEET NO. __________14-073

21 129



CERTIFICATION




CITY OF ATLANTA, GA

__________DATE

__________DATE

1

4

9

2

5

6

3

7

8

60

51 27

11

20

98

38

97

22

23

12

53

17

55

52

80

58

44

87

24

33

68

86

94

90

72

14

73 70 21

15

83

84

54

93

59

1339

35

50

40

32

42 1663

99

46

62

91

41

28

49

95

45

48

79

26

71

88

25

2961

19

34

43

10

31

66

18

30

8592

36

69

47

37

67

56

57

777876

82

111118

75

64

114

117 110

113

115

100

112

101

107

108

124 105

103

109 102

104126 123

106119

8996

127

120

121

125

116

129

122

74

81

65

128



LegendTax Parcels



LBS/HBS


SPI-19

All Others


Industrial

Historic & Cultural

Live-Work

QOL Multi-Family

QOL Mixed Use

Commercial




Planned Development





This document was compiled on August 07, 2015

PARK

HA

RD

EN

MAPLE WALK

BEAU

PR

EE

LLYOD HALL

ROSS

AMAL

SAINT JOHNS

BO

WEN

SCO

TT

NEL

MS

AIK

EN

DECKNER

BOOKER

HEN

RY

BLA

IR

SAR

AH

BO

ON

E

MU

RR

AY

PARK

BROWN

BIC

KNELL

POLAR ROCK

JO

AN

NCLARK

JAMES FORTEN

I-75-85

AD

AM

S

CA

PIT

OL

MOBILE

SHA

W

CAHOON

REYNOLDS

MEA

DO

W

UPSHAW

HIPP

LAKEWOOD

PR

YO

R

POLA

RRO

CK

LAKEWOOD

MAP LE

MOURY

DALEVIEW

ADAIR

MOODY

TAFT

PR

YO

R

ASHWOOD

MACON

THIRKELD

GRANT

LAKEWOOD

MID

DLE

TON

CASPLAN

MELDON

TROUP

FAIR

VANDIUCT

HARDEN

PECAN

BEN

JAM

IN W

BIC

KER

S

SAINT JOHNS

THORNTON

DECKNER

CLAIRE

AMAL

OLI

VE

BOND

ARTHUR LANGFORD JR

LINCOLN

GIBEN

PICKFAIR

RAMBLING

I-75

-85

I-75

-85

SB

ARTHUR LANGFORD EB

LAKEWOOD

MET

RO

PO

LITA

N

I-75

-85

ATH

ENS

MET

RO

PO

LITA

N

I -75

-85

SB

I-75

-85

NB

HILLTOP

ARTHUR LANGFORD WB

CLAIREPRYOR

I-75-

85 S

BI-7

5-85

NB

U-03-008Personal Care

Home

U-14-026Telecommunications

Tower

U-06-014Rehabilitation

Center

U-11-030Game Rooms,

Billiards, Arcades

U-10-034Day Care

Center


1628

1590

1546

1526

1520

2095

2095

553

560

1770

575

1800

1619

1551

1604

1584

1552

1546

1700

14691470

1464

1504

19851981

1960

1984

558

28

424

387

377

1782

1814

376

446

438

429

286

2428

2497

2493

2038

2473

2064

334

2004

1860

295

1797 1804

360

344

327

323

309

304

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370

359

2412

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270

244

223

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273

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291

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680

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571

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537

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548

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2033

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420

392

382

441

2041

342

1955

2005

279

1846

369

325

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418

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354

359

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1957

565

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544

538

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2545

400

2517

380

410

397

383

1785

1800

372

480

466

449 423

2016

2485

2025

2021

2030

357

2011

2009

290

370

1854

1830 17911798

1810

334

326

365

359

327

1667

1678

1672

296

396 36

0

307

1483

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296

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332

321

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397

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375

341

331

342

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299

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2011

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352

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363

303

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366

1783

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371

376

402

398

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1500

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557

1900

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296

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358

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333

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350

339

330 322

1684

295

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315

338

310

298

408

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266

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00

1569

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51

28

8 1891

99

12

3839 41

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8712

0

7311

253

Z-00-027

Z-02-008

Z-06-047

Z-06-046

Z-00-062

Z-00-027

Z-00-062

Z-00-027

Z-00-062

Z-07-024

Z-00-027

Z-11-024

Z-16-090

Z-16-089

C-1

O-I-C

C-2

R-4B

C-2-C

C-1

MRC-1-C

MR-2

14-105 14-88 14-7314-56

14-104

14-89

14-72 14-57

14-103

14-90 14-71 14-58

14-102 14-91 14-70 14-59

R-4B

RG-3

C-1

R-4A

RG-3

RG-3-C

R-4AR-5

R-4

R-4

R-4

MRC-2-C

I-1

R-4A

RG-3-C

R-4A

C-2

MR-3-C

I-1-C

C-1

R-5

PD-H

RG-2

R-4

C-1

O-I

RG-3-C

C-1-CRG-3-C

MRC-1-C

R-4AC-1

RG-3-C

RG-2-C

R-4B



SHEET NO. __________14-071

60 129



CERTIFICATION




CITY OF ATLANTA, GA

__________DATE

__________DATE

1

4

9

2

5

6

3

7

8

60

51 27

11

20

98

38

97

22

23

12

53

17

55

52

80

58

44

87

24

33

68

86

94

73

90

72

14

75 70 21

15

83

84

54

93

59

1339

35

50

40

32

42 1663

99

46

62

91

41

28

49

95

45

48

79

76

26

71

88

25

2961

19

34

43

10

31

66

18

30

8592

36

69

47

74

37

67

56

57

777876

82

111118

75

64

114

117 110

113

115

100

112

101

107

108

124 105

103

109 102

104126 123

106119

8996

127

120

121

125

116

129

122

74

81

65

128



LegendTax Parcels




All Others


Special Use Permits

LBS/HBS


Industrial


Live-Work

QOL Multi-Family;

QOL Mixed Use

Commercial




Planned Development






MCDONOUGH

HA

NK

AA

RO

N

FLOTILLA

POPE

HATCHER

JON

ESBO

RO

HOBART

PEAR

FRANCIS

HAMILTON

BEN

TEEN

BO

ULE

VA

RD

CA

PIT

OL

PA

RK

BEN

JAM

IN W

BIC

KER

S

CR

OG

MA

N

MU

RR

AY

CA

PIT

OL

BISBEE

HA

NK

AA

RO

N

LAN

SING

GR

EEN

FIEL

DFRA

SER

JON

ESBO

RO

MOURY

GREG

GR

AN

T

RO

SED

ALE

HOME

CH

ERO

KEE

SAW

TELL

THAYER

ANNE

WEYMAN

HIL

L

MCD

ON

ALD

SCHUYLER

HAYGOOD

GA

ULT

ATLANTA

GRAPE

PAR

K

ERIC

GR

ANT COVE

GRA

NT

BUCHANAN

ELVIRA

LAK

EWO

OD

MA

RTIN

THIRKELD

BEN

TEEN

GAULT

MA

RTI

N

VANIRA

UNIVERSITY

KENDRICK

CO

NN

ALL

Y

CUSTER

BLA

SHFIELD

TUSKEGEE

BOYNTON

BURROUGHS

HIL

L

FAR

RIN

GTO

N

BO

ULE

VA

RD

MILLER REED

RA

WLI

NS

NOLAND

BROWN

HARRIETT

MID

DLE

TON

FER

N

ATLANTA

LIN

AM

MCDONOUGH

MILL

ERREED

BO

ULE

VA

RD

HAYGOOD

FEDERAL

CASANOVA

GAMMON

MCDONOUGH

CLIMAX

CR

EW

GRANT

MARCY

DALTON

MA

ILIN

G

ENGLEWOOD

MEAD

ROBINSON

KENDRICK

ATLANTA

PARK

DUNNING

VIO

LET

RIDG

E

ROBERTS

LAKEW

OO

D

BENTEENMILTON

HIL

L

MILTON

U-93-36

U-09-021Church

U-07-011Church

U-16-007Buddist Garden


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315

328

331

1335

1293

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323

328

1211

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304

988

940

953

315

320

985

325

277

292

866

299

306

309

319

325

385

1360

388

1342

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1337

398

388

400

412

417

400

991

389

386

994

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980

955

929

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389

883

800

502

515

525

1376

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480

1179

439

440

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469

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540 56

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1431

614

1396

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554

531

1003

934

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539

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601

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633

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1469

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1080

1070

605

610

604 61

0

620

630

632

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615

629

862

115

1433

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933

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49

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7583

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116

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104

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73

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27

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115

122

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124

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1015

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1014

171

178

183

965

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136

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166

181

182

147

153

167

1450

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239

1412

1391

218

216

1267

1263

1218

1210

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198

200

1059

229

1031

244

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1007

972

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988

972

966965

189

197

211

225

510

1368

1344

334

356

358

1312

320

323

326

1331

1299

1262

308

1250

308

317

1245

1235

1074

1040

1030

965

945

344

271

269 27

5

289

310

314

329

402

420

1382

1349

1419

369

374

373

376

393

390

379

394

360

393

984

400

981

938

928

357

391

397

909

423

1456

501

511

514

530

1359

1355

1396

1340

1380

13601335

1330

500

495

505

435

441

465

470

486

495

915

441

445

475

536

1455

1440

1456

1410

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1362

545

1075

535

930

924

540

550

962

521

531

535

856

890

624

639

1425

651

636

1341

1326

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1138

1130

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993

628

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630

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1110

1618

17

2627

35

71

1225

481100

1122

1033

1040

1043

1011

1006

54

976

955

970

988

923

915

43

4039

53 5963

72

80

77

103

1409

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51

7384

138987

1378

112107

1375

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1296

1315

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1297

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1253

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1036

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965 966

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68

980 979

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951

935

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73

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12

111 117128

127

181

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125

171

118

124012

2

162 1229

1225

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1042

1001

1018

177

174

983

116

119

990

958

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127

963

173

101

114

117

118

127

147

167

173

179

183

1449

238235

257

1382

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1406

244250

260

1309

1200

1155

1095

191

206

207

211

212

1027

242

1053

1074107010661062

1038

258

262

1065

999

949

201

215

979

968 965

985

979

939

202

205

227 23

3

245

265

1342

1353

346

1287

1330

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312

322

1251

1227

1222

1218

1200

1059

1025

1064

996

960

308

916

329

975

949

335

982

970 972

291

297

301

297

335

342

343

1426

414

1415

392

1400

370

381

505

385

411

418

424

430

1144

987

963

372

380

975

967968

986

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352

361

362

367

382

402

903

895

863

1430

1426

1420

499

512

1385

502

502

1405

1399

1316

1015

446

420

476

486

493

494

498

451

481

1444 559

1448

1465

1455

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1131

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521 54

1

1000

556

559

983

951

918

609

872

648

625

652

1381

1117

1112

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1097

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608

607

611

939

636

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12

4424

1161

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22

1107

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51

1005

985

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962

958

966

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984

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971

911

885

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35

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71

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4849

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5560

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10431048

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101

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102

28

35

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108

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113

513

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1041

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167

176

177

111 12

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154

157

158 17

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1446

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261

1350

240

282

294

1273

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1233

1227

1087

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10781087

197

205

210

213

1055

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10521044

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1019

247

1046

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265

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949

188

195

207

215

219

251

259

314

330

347

346

1385

1375

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322

1339

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301

304

305

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309

327

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282

865

281

315

347

386

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375

386

380

437

443

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351

361

368

371

404 925

430

353

355

364

367

371

381

388

392

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877

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509

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471

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556

574

573

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529

555

560

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543

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609

645

1463

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630

634

646

1299

1353

645

1122

1106

997

654

634

638

943

606

610

611

859

852

R-5-C

RG-2

PD-H

I-2

R-4A

R-5-C

MRC-3-C

MR-3-C

I-2-C

MR-4A

C-2-C

R-4

MRC-3-C

MR-3

R-LC

MR-3-C

C-1

I-1-C MRC-3-C

R-4A

I-1-C

RG-3

RG-2

R-5

I-1

MRC-3C-2-C

MRC-1-C

I-1

C-1

RG-2

I-1-C

MR-4A

MR-4A-C

RG-3-C

C-2-C

I-1-C

MR-4A-C

MR-3

R-4A

RG-2

MRC-3-C

C-1

R-4A

I-2

MRC-3-C

PD-H

MRC-3-C

I-1-C

C-1-C

R-5

MRC-1-C

R-4A

RG-3-C

R-4A

R-5

MRC-2-C R-4

MRC-3-C

HC-20K SA-1

Z-96-051

Z-96-051

Z-96-051

Z-06-023

Z-96-051

Z-16-052

Z-00-027

Z-08-020

Z-13-049

Z-13-049

Z-96-051

Z-06-023

Z-96-051

Z-96-051

Z-06-023

Z-06-023

Z-96-051

Z-05-138

Z-06-023

Z-96-051

Z-16-017

Z-06-035

Z-13-049

Z-06-023

Z-96-051

Z-06-023

Z-00-027

Z-06-023

Z-06-078

Z-07-100

Z-13-049

Z-06-023

Z-05-142

Z-06-023

Z-06-124

Z-00-027

Z-00-062

Z-96-051

Z-00-062

Z-00-027

Z-06-023

Z-96-051

Z-00-027

Z-15-069

Z-96-051

Z-96-051

Z-13-049

Z-13-049

Z-00-027

Z-00-027

Z-10-007

Z-96-051

Z-96-051

Z-96-051Z-06-023

Z-00-027

Z-00-062

Z-08-007

Z-96-051

Z-96-051

Z-06-116

14-7514-54 14-43

14-22

14-74

14-55

14-42 14-23

14-7314-56 14-41

14-24

14-7214-57 14-40 14-25

RG-3-C

RG-2

C-1-C

RG-2-C

MRC-3-C

C-1-C

C-2-C

MRC-1-C

I-1-C

R-LC

PD-H

MRC-1-C

C-1

C-1

C-1-C

R-LC

RG-2

C-1-C

C-1-C



SHEET NO. __________14-041

53 129



CERTIFICATION




CITY OF ATLANTA, GA

__________DATE

__________DATE

1

4

9

2

5

6

3

7

8

60

51 27

11

20

98

38

97

22

23

12

53

17

55

52

80

58

44

87

24

33

68

86

94

73

90

72

14

75 70 21

15

83

84

54

93

59

1339

35

50

40

32

42 1663

99

46

62

91

41

28

49

95

45

48

79

76

26

71

88

25

2961

19

34

43

10

31

66

18

30

8592

36

69

47

74

37

67

56

57

777876

82

111118

75

64

114

117 110

113

115

100

112

101

107

108

124 105

103

109 102

104126 123

106119

8996

127

120

121

125

116

129

122

74

81

65

128



LegendTax Parcels




All Others


Special Use Permits

LBS/HBS


Industrial

Historic & Cultural

Live-Work

QOL Multi-Family

QOL Mixed Use

Commercial




Planned Development





This document was compiled on January 19, 2017

LETHEA

GREENDALE

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BU

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ILL

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ULT

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AY

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RO

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ICK

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THIRKELD

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PK

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PA

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PIT

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SWALLOW

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TERRACE

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CHARLESTON

STERLING

WYNDHAM

JON

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FEDERAL

ADAIR

DALEVIEW

MA

CO

N

TURMAN

LAQUITA

ADAIR

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CLAIRE

LAKEWOOD

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ON

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BROWN

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STILLMAN

MARGARET

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TON

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MCDONOUGH

JORDAN

MOURY

LAK

EWO

OD

BEN

JAM

IN W

BIC

KER

S

ADELLE

MERRILYN

MEA

DO

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LAKEWOOD

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OLIVE

BRO

WN

SM

ILL

JON

ESBORO

RICHMOND

CO

NR

AD

HARPER

COMPTON

HARPER

JONESBORO

SAW

TELL

U-07-004Day Care

Center

U-04-030Cemetery

U-09-016Personal

Care Home

U-07-012Day Care

Center

PC-96-14Personal

Care Home

U-71-006SDay

Care Center

U-10-034Day Care

Center

U-14-007Personal

Care Home


145 590

1485

1609

133

60

562102

1824

28

14

104

94 90

114

1582

95

7 1722

2406

2412

105

1864

1953

45

51

1806

112

52

110

82

85

62

94

109

104

65

47

46

50

58 64

81

8591

116

1992

1958

1944

2001

1991

1987

1871

121

135

135

147

171

156

160

199

58

63

33

36

3532

26

1664

50

42

8

191

200

115

123

1465

2024

2089

2065

2039

2060

2010

1962

1940

2008

272

287

1846

1876

24

1892

1917

1883

207

213

1787

1835

1764

1828

204

214

215

219

1617

1701

1700

1654

3 5

1587

62

1584

1598

1594

1607

1598

1648

1669

1671

40

1529

1573

1579

295

253

2120

373

2043

348

2058

372

377

2080

329

1984

344

353

354

361

1961

337

1875

1990

1712

19

1103

1716

1124

1116

1638

1641

1681

1100

1684

2109

2091

2065

2025

395

1940

1984

1957

350

358

2093

556

1456

1457

120

120

54

10

23

1670

109

87

2398

82

90

42

1807

52

65

1816

71

8918

25

78

78 70

65

81

108

65

9661

6748

4441

31

1458

39

76

91

103108

112

201

2021

1952

1932

1963

1957

1885

1850

1866

131

139

156

157

169

1853

120

139

150

164

176

190

48

3829

16

17

2122

13

126

2127

203

196

204

210

2030

2018

2045

2021

2070

2023

1980

1946

2012

295

284

1836

27

18971891

1927

1841

296

200

201

1811

1789

204

1613

1615

1747

5

1604

1596

1533

1571 1570

1582

1590

2110

3382029

2047

357

2054

2057

2066

357

361

340

1993

319

322

1839

1847

360

1921

324

1827

7

1831

351

357

361

373

1129

378

460

42

1098

419

443

422

2063

2091

2006

1946

401

1945

1781

539

561

2090

634

19 27

4

110

105

24

1854

37

1797

63 79

88

95 107

90

102

76 68 6083

82

56

5246

77

9963

62

88

44

34

50

55

1485

71

86

99

1952

1938

1945

1907

1881

1860

1871

1914

116

112

122

128

160

168

31

15

1847

189

122

68

146

150

160

156

161

168

182

56

54

69

46

28

1666

21

20

17

17

1573

43

3315

17

127

209

215

2121

288

1992

1948

1928

286

290

291

1975

1884

7

1890

1861

1857

1916

193

1819

48

1802

260

1831

1811

193

207

1749

6

7

1578

1657

1617

1670

1665

1642

16521656

1545

1577

1562

1466

241

20372050

368

2090

394

333

336

1990

337

353

1967

316

12

330

338

321

1867

1909

1897

1704

336

344

365

365

382

1691

15

1705

350

366

1132

1112

369

1122

412

1662

1655

1689

403

411

2083

2011

2053

2080

1948

1934

1974

1978

1930

1937

1965

1969

545

387

1775

1808

356

2125

500

1449

64

9

86

1061

08

1449

1437

2387

101

1966

68

1804

78

83

34 112

95

89

57

124

7475

95

90

71

34

4851

54

72

100

105

2015

2037

1980

1948

133

1940

1930

1861

1848

115

140

151 17

5

1843

1839

116

116

136

157

75

52

1652

2325

17

1553

4732

28

1515

1540

122

1481

2115

2055

298

2015

261

1950

273

278

2007

1906

18871881

1855

292

1921

1821

215

1832

1812

1794

1786

1827

1799

1805

1605

1568

8

1629

1660

1583

1558

1594

249

2033

360

361

1978

345

364

369

373

1971

316

352

354

357

1858

1880

334

1910

1835

1800

369

1761

9

16

1712

1109

1133

360

1125

1115

1136

1121

382

1090

1642

1676

1680

1694

2115

2110

2079

2087

416

2077

19901952

1769

1806

1770

2123

1447

576

605

4

29

2410

4

7

93

1872

31

51

69

84

106

120

62 86

106

80

68

66

8595 81

116

79

113

7369

92

55

55

5151

55

31

56

5959

82

98

95

113

173

190

2031

1931

2009

1973

1967

1939

1944

1864

116

123

150

161

161

174

180

189

140

152

170

192

50

6749

3425

30

1658

31

1652

14

1565

28 1519

15211522

218

117

131 1459

1461

2134

218

2035

2025

2006

1944

1940

1999

1937

267

294

1999

23

1899

25

29

18511849

1850

1924

1910

1900

297

1858

310

1907

1901

1897

1891

201

210

1808

1701

1705

210

208

1601

224

1755

1665

1706

1642

8

1595

1562

64 15991603

1660

61

229

1519

1523

147436

5

397

2025

365

358

1940

327

332

368

1989

307

350

349

1854

1872

1884

1902

19121920

9

328

1830

1844

1685

10

1101

26

21

1107

1104

29

1113

408

1652

1673

1688

427

1952

342

391

402

452

523

515

525

628 1469

5

1115

115

140

134

97

62

1808

98

108

1778

74 94

80

121

82 78

64

47

4051

49

1501

7583

93

185

172

1948

1945

2000

1986

1981

1949

1943

113

1875

117

132

141

192

195

151

169

175

174

182

79

51

48

45

31

24

27

17

1563

1569

1577

1579

1583

27

3724

3227

134140

219

211

215

206

2071

2036

2000

1996

1956

1942

2009

1995

1991

1951

1947

1931

266

1981

1939

1898

1879

1921

1880

1845

1906

293

204

1828

214

1818

257

1778

1806

1809

1797

1686

1670

201

216

1607

1611

1677

1688

6

1651

15901640

160237

1653

38

1636

63

1567

1576

1450

345

359

2123

384

2086

356

360 1937

10

343

350

1851

1913

4

1714

1846

351

1805

9

1708

23

354

1106

33

374

1114

1754

1646

1626

1630

1645

1685

510

437

2069

406

430

2081

2085

2060

1991

465383

1779

1799

362

420

481

2081

1456

514

2095

1455 1456

624

175

5

28

100

98

11

10

16

18

17

2627

1959

109

47 75

1820

106

111

68 82

84

1629

66

130

75

68

6663

58

7443

6368

40

39

63

72

80

103

163

178

184

198

1941

1962

1947

1941

1861

1900

1856

1879

1889

131

136

140

136

167

181

1445

140

148

181

188

56

73

45

207

1567

35

4623

1936

24

16

12

18

7

1517

1525

1518

127

181

2131 2126

2110

2116

200

2016

226

2049

2018

19721966

1961

260

1987

1933

2003

1908

1907

1872

1938

35

28

1865

1911

208

1779

1671

1819

198

1

1660

1677

1591

1599

1630

1539

1566

1580

257

389

2122

363 367

339

349

350

357

322

317

14

336

342

355

1915

1898

357

512

1099

1695

11

22

28

1102

358

1111

31

1110

1117

386

44

1675

1668

1704

2105

2075

2031

2039

2084

2086

1953

1785

394

398

491

519

2126

533

2090

1448

1465

51

28

8 1891

99

12

1958

3839 41

9293

38 44 106

62 5881

8712

0

7311

2

7170

57

4035

54

53

71

109

197

1956

1970

1885

1926

1920

1867

1915

126

132

151 17

5

183

126

132

142

134

189

4

55

46

33

29

1651

1717

20

1710

1511

144137

1469

2036

223

2083

2075

2080

2050

2026

2027

2000

1967

1941

279

1888

22

37

1854

1868

1842

1838

303

18351831

1827

1824

1791

220

1723

1713

1683

1676

4

10

7

1596

1644

1646

1660

228

1470

245

261

366

2051

375

2062

371

2061

335

344

345

362

365

1955

346

1889

1895

330

338

1906

1698

320

3 332

350

361

1757

377

1807

8

1699

20

15

1105

27

1720

1108

1128390

1118

1120

1670

1635

1672

1700

2116

2045

2090

1981

2009

2017

1929

1941

346

368

451

501

511

2099

521

1463

1447

C-1-C

R-4A

RG-4-C

R-5-CR-4

R-4A

R-4A

RG-2

R-4A

R-4

C-2-C

R-4 MRC-3-C

PD-H

I-1

RG-2

RG-3-C

PD-H

I-1-C

I-2-C

I-1

MRC-3C-2-C

C-1

RG-2

PD-H

RG-2

C-2-CR-4

C-1

R-5

I-2

R-4A

R-5

C-1-C

MRC-1-C

I-1-C

Z-12-025

Z-15-047

Z-00-027

Z-07-024

Z-06-124

Z-00-062

Z-00-062

Z-00-027

Z-06-116

Z-17-006

Z-17-006

O-I-C

I-1-C

RG-3-C

C-1

C-1-C

14-7314-56 14-41 14-24

14-72 14-57

14-40 14-25

14-7114-58

14-39

14-26

14-70 14-59 14-38 14-27



SHEET NO. __________14-039

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CERTIFICATION




CITY OF ATLANTA, GA

__________DATE

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51 27

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24

33

68

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73

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14

75 70 21

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83

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93

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1339

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42 1663

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91

41

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49

95

45

48

79

76

26

71

88

25

2961

19

34

43

10

31

66

18

30

8592

36

69

47

74

37

67

56

57

777876

82

111118

75

64

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117 110

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124 105

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109 102

104126 123

106119

8996

127

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121

125

116

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122

74

81

65

128



LegendTax Parcels




All Others


Special Use Permits

LBS/HBS


Industrial


Live-Work

QOL Multi-Family;

QOL Mixed Use

Commercial




Planned Development





This document was compiled on July 07, 2017Sou

th A

tlanta

Zoning Map



Legend Base Zoning

Future BeltLine


Future BeltLine

PATH’sSouthtowne Trail

YMCA

BIG IDEA 2

2Recommendations

• 2.1 Create a BeltLine spur trail from the BeltLine to South Atlanta park thru the Villages at Carver, to the YMCA, to Lakewood Stadium and finally connecting to the Path Foundation’s Southtowne Trailhead.

• 2.2 Integrate Magnolia Trail into a path between the BeltLine and South Atlanta Park.

• 2.3 Work with the City of Atlanta to implement the new and updated South Atlanta Park recently completed by Park Pride.

• 2.4 Work with City of Atlanta to establish a route to the YMCA. Either bring the trail through the fields off Meldon or take the trail onto Pryor as some past plans have suggested.

• 2.5 Coordinate with The Villages at Carver to ensure path alignment via their current green space network.

• 2.6 Work with City of Atlanta Parks Department to establish a trail spur connecting South Atlanta Park to Lakewood..

• 2.7 Work with upcoming BeltLine Subarea planning initiatives to support community connectivity to the BeltLine.

Park & Trail Connections

SOUTHSIDE TRAIL

NOVEMBER 2016

CARVER HIGH SCHOOL

ACTIVE RAILROAD TRACKS

UNIVERSITY AVE

PHARMACY

EXISTING STORMWATERPOND

MCDO

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H BLVD

+HP

+LP

FUTURE TR

ANSITATLANTA

BELTLINE TR

AIL

SCULPTURAL RETAINING WALLS

CONNECTION TO MCDONOUGH BLVD

LANDSCAPE HILL

LANDSCAPE BOWL

NATURALISTIC TREE PLANTING

OPPORTUNITY FOR TEMPORARY ART WORK WITHIN LANDFORMS

CARVER HIGH SCHOOL NODE

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/85

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< MOST RECENT PLANS FOR SPUR OFF BELTLINE TO HISTORIC SOUTH ATLANTA NEIGHBORHOOD

South Atlanta is well-positioned for having the types of parks and trails that intown communities need for healthy living. There is ample existing park land however it is in need of investment. And the adjacency to the Atlanta BeltLine provides a valuable opportunity to be connected to the broader city.

HI S T O R I C


Park/Trail

Park/Trail

ResidentialDevelopment

ResidentialDevelopments

Future Paths

A B

C Here are three options for ways the Park and Trail could develop over time, more residences closer to schools, more eyes on the park for security, and a possible enhanced street grid.

BIG IDEA 2 Park & Trail Connections

2Recommendations

• 2.8 Work with Atlanta Public Schools (APS) to create a trail connection through the Campbell Elementary property, leveraging the 3 concepts illustrated on the previous page.

• 2.9 Pursue redevelopment of the Campbell Elementary property for affordable housing use.

• 2.10 Extend the street grid network on streets like Bisbee Ave and Thayer Ave for added connectivity in the neighborhood.

• 2.11 Work with City of Atlanta Stormwater Management to determine feasibility of installing pervious pavers along Bisbee Ave to combat stormwater runoff and flooding.

• 2.12 Begin a weekly/monthly Yoga-In-the-Park programming in South Atlanta Park.

• 2.13 Start a community garden / urban farming partnership with Carver High School via connections with Atlanta Harvest, Carver Market, and Project South.

• 2.14 Host a summer concert series in South Atlanta Park with local musicians and food trucks.

• 2.15 Host summertime outdoor movie series in South Atlanta Park.

OUTDOOR MOVIE IN LAWRENCEVILLEIMAGE VIA EXPLOREGWINNETT.COM

HIGH SCHOOL GARDENIMAGE VIA GREENWORKSPC.COM

HI S T O R I C


DRUGSTORE WITH GOOD URBAN DESIGN IMAGE VIA MEDIA.AL.COM

BIG IDEA 3 Neighborhood Gateway Area

Future BeltLine TrailHistoric South Atlanta Boundary

Shaded Area : BeltLine TAD

Proposed B

RT

Route

SonocoProperty

ATLANTA CITY DESIGN’S HASHTAG BRT INITIATIVE EXAMPLE OF A BRT BUSIMAGE VIA MDOT.MARYLAND.GOV

3Recommendations

The South Atlanta Neighborhood Gateway Area is identified as the portion of the community located north and east of McDonough Blvd. The area to the north of McDonough Blvd is isolated from the historic heart of the neighborhood due to the physical nature of the road in addition to the predominantly industrial character of land uses.

• 3.1 Establish this area as a Neighborhood Gateway Area by encouraging mixed- use redevelopment with convenience retail and auto-oriented commercial uses that do not belong elsewhere within the neighborhood.

• 3.2 Allow Multi-family housing in this area.

• 3.3 Require urban design standards and building requirements through upgraded zoning.

• 3.4 Support Atlanta City Design recommended Bus Rapid Transit (BRT) route along Jonesboro Rd as part of the Hashtag BRT Initiative.

HI S T O R I C


BIG IDEA 4 Gateway Roundabout

4Recommendations

Roundabouts provide smoother and safer traffic management when applying in the correct settings. The Jonesboro Rd/McDonough Blvd Intersection is plagued by fast speeds, confusing turns, and pedestrian concerns near Carver Market and across the street at a well used MARTA bus stop. Roundabouts also provide opportunities to beautify a community with the possibility of art, landscaping, and branding in the center of the roundabout.

• 4.1 Work with the Georgia Department of Transportation (GDOT) and the City of Atlanta to implement a roundabout at the Jonesboro Rd/ McDonough Blvd intersection.

• 4.2 Integrate “Historic South Atlanta Neighborhood” signage, neighborhood- based art, and generous landscaping into the proposed roundabout.

• 4.3 Ensure Gammon St and Grape St have easy access onto the roundabout.

• 4.4 Ensure roundabout is accessible to trucks, MARTA buses, a future Bus Rapid Transit line, and emergency vehicles with an adequate driving apron.

• 4.5 Ensure pedestrian crossings are far enough away from the roundabout for optimum safety. Include pedestrian High-Intensity Activated crossWalK beacon (HAWK) signals if possible. In the interim, place a crosswalk on the south side of Gammon St for pedestrians to safely walk to the MARTA bus stop at triangle.

• 4.6 Work with GDOT and Atlanta Regional Commission (ARC) to secure funding for implementation.

HI S T O R I C


5BIG IDEA 5 Block Improvements

to the Future BeltLine Trail thru Magnolia Trail

~80Parking Spaces

Recommendations

The recent development of Carver Market and Community Grounds has been catalytic to the Historic South Atlanta neighborhood. The following recommendations seek to multiply the success of this core Gateway node in Historic South Atlanta.

• 5.1 Expand the existing neighborhood commercial district onto the northern portion of the block (to Marcy St) to include a mixed-use development (3-4 floors) with neighborhood-serving retail on the ground floor and housing above. Orient parking to the rear of the building. Integrate the current church building into the overall development.

• 5.2 Connect the expanded neighborhood commercial node to the Magnolia History Trail that will connect to the BeltLine and South Atlanta Park.

• 5.3 Expand the existing neighborhood commercial district onto the southern portion of the block (in the current parking lot) when the larger northern parking lot is established.

• 5.4 Host a monthly health fair/clinic facilitated by Mercy Care or similar organizations that could eventually become a small satellite minute clinic and/or dental office.

• 5.5 In an expanded neighborhood commercial node, convert the Focused Community Strategies (FCS) offices back into a small community theater / performing arts venue.

• 5.6 Along with a food co-op, host a monthly or biweekly farmer’s market at the block.

• 5.7 Provide new paint for the current buildings to increase visibility from the street and attractiveness passing traffic.

• 5.8 Trim trees to better showcase mural on the side of the building

• 5.9 Establish broader relationships between the bike shop and local schools.

• 5.10 Activate properties across McDonough Blvd with temporary and complementary uses.

GammonMcDonough

HI S T O R I C


BIG IDEA 6 Temporary Retail/Galleries

TEMPORARY RETAIL/GALLERY TO GIVE CONFIDENCE IN EVENTUAL SINGLE STORY INFILL COMMERCIAL LOCATION

TEMPORARY GALLERY SPACE WITH DECK BUILDOUT

Parking 6Recommendations

There is an opportunity to continue to build off the success of the Jonesboro Rd/McDonough Blvd. neighborhood commercial node by expanding this district to the “other” side of the street. This can be done by utilizing temporary structures as a low-cost, low-risk retail, opportunity for office or art space at these locations.

• 6.1 Activate the Grape St./McDonough Blvd. corner through the placement of temporary shipping containers for “pop-up” retail uses or art displays.

• 6.2 Identify other locations along Jonesboro Rd for similar temporary “pop-

up” uses.

• 6.3 Recruit small businesses or art organizations to occupy the temporary retail/galleries.

HI S T O R I C


BIG IDEA 4-6 Transformed Commercial Node

to the Future BeltLine Trail thru Magnolia Trail

#5 #6

#4

THIS PLAN VIEW OF THE JONESBORO RD / MCDONOUGH BLVD INTERSECTION ILLUSTRATES THE CUMULATIVE IMPACT OF BIG IDEAS:#4 (ROUNDABOUT), #5 (EXPANDED NEIGHBORHOOD COMMERCIAL NODE), AND #6 (TEMPORARY POP-UP USES).

THIS RENDERING SHOWS WHAT IT WOULD LOOK LIKE TO BE STANDING IN THE CENTER OF THE ROUNDABOUT LOOKING NORTHEAST TOWARDS CARVER MARKET.

RecommendationsHI S T O R I C


BIG IDEA 7 Incremental Block Changes

THE ATOW PROPERTY IMAGINED WITH SUBPARCELS.

The sub-area including the former Harold’s Barbecue is an example of how the larger mega block could gradually evolve over time to support smaller new uses and businesses. 7

Recommendations

Many of the parcels/blocks east of Jonesboro Rd are extremely large and contain uses that don’t historically complement a single-family neighborhood. As further improvement and investment occurs in Historic South Atlanta (in addition to the future BeltLine), properties that contain existing businesses such as towing lots and recycling centers may find there properties increasing in value as well. Although many of these parcels are very large, it could be to the advantage of the neighborhood and property owners to begin dividing their parcels up into subparcels to allow for incremental development.

• 7.1 Work with large-sized property owners to identify opportunities to begin activating unused or underutilized sites with new development and uses. Prioritize investigating edges of properties first, along key streets for the sake of visibility and potential impact.

• 7.2 Whenever possible, break up large blocks by creating new alleys, throughways, and/or streets to provide greater neighborhood connectivity.

• 7.3 Work with current industrial properties to improve appearance with clean sidewalks, attractive neighborhood murals on fences, and regular trash removal.

A RE-ENGAGED ALLEY IN AN INDUSTRIAL AREA VINTAGE HAROLD’S BARBECUEIMAGE VIA WWW.CHOPPEDONION.COM

HI S T O R I C


BIG IDEA 8 Incremental Building Changes

HIG

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RECENT MONDAY NIGHT BREWERY ADAPTIVE RE-USE ON THE WEST SIDE BELTLINE. IMAGE VIA CURBED.COM

8Recommendations

• 8.1 Encourage the adaptive re-use of older industrial buildings to the greatest extent possible.

• 8.2 Collaborate with the Historic District Development Corporation (HDDC) in Sweet Auburn to learn about best practices for converting older industrial buildings into viable space for new commercial, office, residential, and light manufacturing uses.

• 8.3 Utilize the new I-MIX zoning classification to retain light industrial workforce when possible.

• 8.4 To the greatest extent possible, during redevelopment, integrate similar and simple building materials to match past industrial buildings (brick, corrugated metal, garage doors).

• 8.5 Work/encourage property owners to work with GA EPD and enter brownfields in GA Brownfield program. Then work with the City of Atlanta and EPA’s brownfield program to access funding for clean-up of contaminated sites.

In combination with the incremental development of block and streets, there will be future opportunities to integrate existing building stock into the redevelopment of the area that allows for preservation of historic building patterns through the creative and adaptive re-use of older buildings. Perhaps one of the best transferrable examples is the Studioplex development in Old Fourth Ward / Sweet Auburn neighborhood of Atlanta.

Studioplex : Old fourth ward

HI S T O R I C


BIG IDEA 9 Strengthen Neighborhood Identity

EXAMPLE OF SIGN TOPPER IN HISTORIC SOUTH ATLANTA

EXAMPLE OF NEIGHBORHOOD FLAG FROM INMAN PARK, ATLANTA.IMAGE VIA ATLEVENTPHOTOGRAPHY.WORDPRESS.COM

LIGHT POLE BANNERIMAGE VIA KMACDESIGN.COM

HISTORIC MARKER. IMAGE VIA WWW.WISCONSINHISTORICALMARKERS.COM

9Recommendations

Residents of the Historic South Atlanta neighborhood have tremendous pride in the rich history of the community as well as the existing community identity of being a place where people care for each other. It is important for the South Atlanta community to find ways to communicate this pride in history and character in ways that enable it to stand out as a unique Atlanta neighborhood.

• 9.1 Broaden use of the “Historic South Atlanta” name. Ensure all signage and communication uses “Historic South Atlanta” in lieu of South Atlanta - which speaks more to geography within the city.

• 9.2 Ensure that all streets have the “Historic South Atlanta” street topper signs throughout the entire neighborhood. Replace and re-secure those that have fallen off over time.

• 9.3 Add “special” additional sign toppers to identify streets named after Clark University / Gammon Seminary professors and administrators. Include full names when possible.

• 9.4 Produce additional neighborhood flags/banners for use on single-family homes and businesses within the community.

• 9.5 Produce neighborhood flags for use on street lights, especially along Jonesboro Rd, Lakewood Ave, and McDonough Blvd.

• 9.6 Form a neighborhood working group to identify locations for historic markers, focusing on denoting historic events such as the 1906 Atlanta Race Riots and historic figures associated with Clark University / Gammon Seminary.

• 9.7 Work with the City of Atlanta Department of City Planning to investigate becoming a National Register District.

HI S T O R I C


BIG IDEA 10 Adopt-A-Street Initiative

IMAGE VIA VOLUNTEERMATCH.ORG FREEDMEN’S AID SOCIETY WHO FOUNDED CLARK UNIVERSITY AND GAMMON SEMINARY IMAGE VIA DOCSOUTH.UNC.EDU

IMAGE VIA TALGOV.COM/TRANSPARENCY/BUDGET-FY17.ASPX

10Recommendations

The Historic South Atlanta community has been tremendously successful over the last decade in community improvement efforts resulting in vital investments that have stabilized the community. This recommendation aims to focus future energy on identifying certain streets for extended periods of time with the hope of increasing momentum and sustained investment.

• 10.1 Identify one street per year within the community to focus cleanup efforts, historic markers, house art, neighborhood get-togethers, lighting improvements, home repairs, and new infill housing.

• 10.2 Celebrate the historic figure or event represented by each street through community events and coordination with Clark Atlanta University staff and students.

• 10.3 Celebrate the beginning or end of the selection year with a longest table event. These events can be potlucks or catered meals for the community to set up a temporary table down the length of the closed street.

HI S T O R I C


BIG IDEA 11 House Painting /Mural Organization

OLIVE47 MURALS / COMMISSIONS ON HISTORIC SOUTH ATLANTA HOMES

11Recommendations

One of the most unique things about Historic South Atlanta community is the unique use of art throughout the community. Street artists like Mr. Totem and Olive47 have made houses, fences, and walls their canvases for many years. Other groups like the Notch8 gallery have added to Historic South Atlanta’s unique artist affinity. This recommendation seeks to encourage and expand the use of art that has been occuring informally.

• 11.1 Create an organization or committee through the Civic League to act as a guiding force for assisting residents who are interested in painting their homes with murals. The organization could mirror “Living Walls” in the way that it connects artists with the canvas (in this case, homes)

• 11.2 Create a basic template of design guidelines and a list of available and recommended artists to assist residents interested in house murals. Coordinate with artists to paint multiple homes at a time to further reduce costs and to take advantage of economies of scale.

• 11.3 Task the newly-formed arts organization to identify other opportunities for murals such as blank walls and fences in the community.

NOTCH8 GALLERY IMAGE VIA @MRC_1 MR.TOTEM MURAL ON SIDE OF CARVER MARKETIMAGE VIA FLICKR.COM/PHOTOS/TATSCRU/5203661719

HI S T O R I C


JON

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LAN

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MOURY AVE

MELDON AVE

MCDONOUGH BLVD

MU

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ST

HIL

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BROWN AVE

MILTON AVE

CR

OG

MA

N S

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THIRKELD AVE

BISBEE AVE

THAYER AVE

HA

NK

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HARRIET ST

TURMAN AVE

HA

RD

WIC

K S

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ANNE ST

MILLER REED AVE

GAMMON ST

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BLA

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LIVERMORE ST

HA

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DOROTHY ST

BOWEN AVE

MARGARET ST

MARTIN AVE

DOROTHY ST

Structure ConditionSouth Atlanta Master PlanFebruary 22, 2018

0 500 1,000250Feet

Legend

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Fair

Poor

Deteriorated

Vacant Lot

Undevelopable

Vacant Structure

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BIG IDEA 12 Update Housing Conditions

12Recommendations

This Master Planning process has documented parcel and structure conditions throughout the neighborhood in order to properly document blight and redevelopment opportunities. The following recommendations reflect the work to be done to ensure these identified areas are repositioned and improved over time.

• 12.1 Work with Invest Atlanta and the City of Atlanta Department of City Planning to utilize the Heritage Program within the Historic South Atlanta neighborhood. This program provides a deferred forgivable loan

• program with up to $30,000 for health and safety repairs to a home.

• 12.2 Work with local community development corporations and similar non- profit organizations to provide new affordable homes on properties that have deteriorated beyond repair and/or on vacant lots.

• 12.3 Work with City of Atlanta Department of City Planning and Community Development to secure funds to tear down structures that have deteriorated beyond repair and that are tax delinquent.

IMAGE BY WOODY MARSHALL/THE TELEGRAPH (MACON)

HI S T O R I C


Accessory Dwellingmain residence

BIG IDEA 13 Accessory Dwelling Units

EXAMPLES OF TINY HOMES UP TO 500 SQUARE FEETIMAGES VIA COUNTRYLIVING.COM

IMAGE VIA ACCESSORYDWELLINGS.ORG 13Recommendations

Accessory Dwelling Units (ADUs) are increasingly being considered in cities as tools for keeping or introducing affordability into a community. ADUs also give flexibility to homeowners who may want to stay in a neighborhood, but may not need the larger main structure to live in. This is common for those desiring to ‘age in place.’ Historic South Atlanta is an affordable neighborhood for housing and desires to stay that way. With the future BeltLine trail coming into the neighbohood, added built-in affordability will help to stabilize the community’s housing and rental prices.

• 13.1 Work with the City of Atlanta to advocate for the legalization of detached ADUs for R-4 zoning districts.

• 13.2 Work with the City of Atlanta to support future attached ADUs for inclusion within single-family homes in R-4 zoning districts.

• 13.3 Support flexible parking requirements for ADUs so that these uses do not result in increased parking areas where they are not needed.

• 13.4 Work with local community development corporations and similar non- profit organizations to prioritize building ADUs as part of all new single- family home construction in the community.

• 13.5 Work with local community development corporations and similar non- profit organizations to prioritize building ADUs for existing single-family home owners, when the existing single-family lot can accomodate such a use.

HI S T O R I C


KIMPSON PARK

DETERIORATEDPROPERTIES

BETHLEHEMSENIOR CENTER

BIG IDEA 14 Kimpson Park Block Redevelopment

14Recommendations

The Bethlehem Senior Center has served the Historic South Atlanta Community for many years. It has ceased to be used as a senior center and has become a periodic security concern in the community. Uses such as this represnet an opportunity to provide affordable housing options within the community. This large interior block also contains several deteriorated properties that could be integrated into a larger redevelopment centered around the underutilized Kimpson Park.

• 14.1 Work with a local community development corporation or a similar non- profit organization to determine the feasability of re-using the Bethlehem Senior Center for new affordable housing.

• 14.2 If it is determined to not be feasible to re-use the Bethlehem Senior Center building, redevelop the site as Missing Middle housing with individual buildings containing no more than 12 residential units in each building.

• 14.3 To the greatest extent possible, connect the re-activated Senior Center property to Thayer Ave and Kimpson Park with the addition of a walking trail/path.

• 14.4 Improve and/or redevelop the single-family home properties located adjacent to Kimpson Park.

EXAMPLE OF MISSING MIDDLE FOURPLEX AND SIX-PLEXIMAGES VIA MISSINGMIDDLEHOUSING.COM

HI S T O R I C


CONNECT TURMAN TO PRICE MIDDLE

RESIDENTIAL

NEW STREETFORMALIZED PATH

CONNECT CROGMAN TO PRICE MIDDLE

L.J. PRICE MIDDLE SCHOOL

BIG IDEA 15 South-end Development Opportunity

15Recommendations

The southeastern-most portion of Historic South Atlanta contains a mostly-undeveloped area in adjacency to L.J. Price Middle School. This area has moderate to severe topographical challenges that make the development of single-family homes unlikely. This area forms a “gap” in the neighborhood, making connectivity through this area to the MIddle School problematic. This combined with unfortunate illegal activities just east in Lakewood Heights can add to feelings of unsafety in the area. This recommendation would provide increased investment in the area, added connectivity to the middle school and across the neighborhood, as well as provide ‘eyes on the street’ for the area.

• 15.1 Strengthen the street network by extending Crogman St and Turman Ave. to LJ Price Middle School. In addition, look for opportunities to create an alley or path from Hardwick St (going next to the church) and Bowen Ave. to the middle school.

• 15.2 Formalize a path south from Lakewood Heights to L.J. Price for the Middle School students walking through the woods to school.

• 15.3 Work with ULI program to develop a feasibility study for the development of these properties to determine housing mix and development type.

• 15.4 Provide new Missing Middle housing development for increased density and eyes on the street/greenspace in this area.

HI S T O R I C


“DETERMINATION AND PERSEVERANCE MOVE THE WORLD; THINKING THAT OTHERS WILL DO IT FOR YOU IS A SURE WAY TO FAIL.”

MARVA COLLINS

Implementation

This section of the plan outlines the pertinent details that will provide guidance to implementing the plan recommendations. Responsible entities are highlighted; budgets estimated and projected time lines are provided. The result is a broad set of resources that can guide the community towards bringing the plan to life.

Some of the methods and processes for implementation are easy and able to be achieved quickly - within the next year or two. Other mechanisms and schedules will be more challenging and will necessitate the involvement of many agencies or partners and multiple funding streams over several years. Still other aspects of implementation can take up to 20 years to achieve, owing to the need for the initial recommendations of the plan to be implemented within the community in order to then be utilized as a foundation.

City funding sources are always limited so collaboration with other agencies and organizations will be necessary. Continuing to coordinate with the Atlanta Regional Commission is critical to pursuing federal dollars for many of the recommendations of this plan. The Cities should also support local grass roots organizations and/or CIDs in pursuing funding sources to support efforts in line with the implementation of several of this LCI recommendations.

The time frame assigned to each of the recommendations in the tables of this section are identified as follows:

» Short-term - 0-2 years; » Mid-term - 2-10 years; and » Long-term - 10-20 years » Ongoing - recurring year to year

PrioritizationSpring 2018 / 131

RECOMMENDED LAND-USE MAP CHANGES


Low Density Residential


Mixed Use

Mixed Use

• 1.5 For the area east of Lakewood Ave along Harriett St, Miller Reed Ave, and Blashfield St, Change the Future Land Use Map classification from Single-family Residential and Low Density Residential to High Density Residential.

• 1.6 For the area along the west side of Lakewood Ave between Anne St and Margaret St, change the Future Land Use Map classification from Single Famliy Residential to Mixed Use.

• 1.7 For the area along the west side of Lakewood Ave from Margaret St to south of Dorothy St, change the Future Land Use Map classification from Single-family Residential to High Density Residential.

• 1.8 For the area at the corner of Thayer Ave and Lansing St, change the Future Land Use Map classification from Single-family Residential to Low Density Residential.

• 1.9 For the area south of Meldon Ave, north of Turman Ave and west of Hardwick St, change the Future Land Use Map classification from Single-family Residential to Low Density Residential.

Low DensityResidential

• 1.4 For the area east of Lakewood Ave along McDonough Ave, change the Future Land Use Map classification from Low Density Commercial to Mixed Use.

HI S T O R I C

PROJECT NUMBER

PROJECT NAME

TIME- FRAME

AGENCYCOST

ESTIMATE

URBAN DESIGN

1.1Support the City of Atlanta Zoning Ordinance Update process to establish urban design standards for new home construction.

Short OZD none

1.2Rezone select parcels to modern zoning districts that require urban design regulations.

Short OZD none

1.3Rezone select parcels to MR zoning district that enable Missing Middle & multi-family housing development with the urban design standards.

Short OZD none

LAND USE

1.4 Low Density Commerical to Mixed-Use at McDonough & Lakewood

Short OZD none

1.5 Low Density to High Density Residential at Lakewood & Harriet St.

Short OZD none

1.6 Single-family Residential to Mixed-Use west of Lakewood at Anne St.

Short OZD none

1.7 Single-family to High Density Residential- Margaret to Dorothy

Short OZD none

1.8 Single-family to Low Density Residential (Bethlehem Senior Center)

Short OZD none

1.9 Single-family to Low Density Residential adjacent to LJ Price Middle

Short OZD none

ZONING

1.10 Rezone Atow properties from C-1 & R-4A to MRC-2- Mixed-Use .

Short OZD none

1.11 Rezone areas to new I-Mix zoning class. Short OZD none

1.12 Rezone areas to MR-4A- for medium density multi-family uses from I-1 & R4.

Short OZD none

1.13 Rezone areas to MR-MM-for “Missing Middle” residential uses from R4.

Short OZD none

1.14 Rezone areas to MR-MM for “Missing Middle” residential uses from R4.

Short OZD none

1. Land Use & Zoning

Implementation

OZD - City of Atlanta, Office of Zoning and Development


RECOMMENDED ZONING MAP CHANGES

• 1.10 Rezone the heart of the “Mixed Use” district along Jonesboro Rd and Lakewood Ave from McDonough Blvd to Miller Reed Ave to the MRC-2 zoning district. MRC-2 is a medium density mixed use zoning district allowing both residential and non-residential uses. This area is currently zoned a mixture of C-1 and R-4A.

• 1.11 Rezone areas along McDonough Boulevrd, Jonesboro Rd, and Lakewood Ave to the I-MIX zoning district. The I-MIX zoning district is intended for areas that will allow both light industrial and residential and commercial uses and is expected to be adopted by the City of Atlanta in 2018. These areas are currently zoned I-1.

• 1.12 Rezone areas along McDonough Blvd, Jonesboro Rd, and Lakewood Ave to the MR-4A zoning district. The MR-4A zoning district allows medium density multi-family residential uses. These areas are currently zoned R-4A and I-1.

• 1.13 Rezone the area at the corner of Thayer Ave and Lansing Street to the proposed MR-MM “Missing Middle” zoning district. The proposed MR-MM zoning district allows multi-family de-velopment containing up to 12 residential units with transitional height plane controls that will serve to limit the height of this site. This site is currently zoned R-4.

• 1.14 Rezone the area south of Meldon Ave, north of Turman Ave and west of Hardwick Street to the MR-MM “Missing Middle” zoning district. The proposed MR-MM zoning district allows multi-family development containing up to 12 residential units with transitional height plane controls that will serve to limit the height of this site. This area is currently zoned R-4.

MRC-2

MR-4A

I-MIX

I-MIX

I-MIX

MR-4A

I-MIX

MR-4A

MRC-2

MR-MM

MR-MM

HI S T O R I C

2. Park & Trail ConnectionsPROJECT NUMBER

PROJECT NAME

TIME- FRAME

AGENCYCOST

ESTIMATE

2.1 Create a BeltLine Spur trail to Path’s Southtowne trailhead.

Medium ABI TBD

2.2 Integrate Magnolia Trail into connection of BeltLine & South Atlanta Park.

Medium ABI, APS $300,000

2.3 Implement new South Atlanta Park Plan done by Park Pride.

Medium DPR TBD

2.4 Identify spur trail route to YMCA. Short ABI BL SA2 update

2.5 Coordinate with Villages at Carver on spur trail alignment.

Short OMP None

2.6 Establish a trail spur connecting South Atlanta Park to Lakewood.

Medium OMP, ABI $2,250,000

2.7Work with upcoming BeltLine Subarea planning initiatives to support community connectivity to the BeltLine.

Short ABI BL SA2 update

2.8 Create a trail connection through the Campbell Elementary property.

Short OZD See 2.6 above

2.9 Pursue housing strategy at Campbell Elementary property.

Short APS None

2.10Extend the street grid network on Bisbee Ave and Thayer Ave. Medium DPW TBD

2.11Install pervious pavers along Bisbee Ave to combat stormwater runoff and flooding.

Medium DWM, DPW $500,000

2.12Begin a weekly/monthly Yoga-In-the-Park programming at South Atlanta Park.

Short DPR None

2.13 Start a community garden / urban farming.

Short NGO $25,000

2.14 Host a summer concert series in South Atlanta Park.

Short DPR $5,000

2.15 Host a summer outdoor movie series in South Atlanta Park.

Short DPR $5,000

Implementation

ABI - Atlanta BeltLine Inc.APS - Atlanta Public SchoolsDPR - City of Atlanta, Department of Parks and RecreationDPW - City of Atlanta, Department of Public WorksDWM - City of Atlanta, Department of Watershed Management

NGO - Local Non Governmental OrganizationsOMP - City of Atlanta, Office of Mobility PlanningOZD - City of Atlanta, Office of Zoning and DevelopmentTBD - To be determined


HI S T O R I C

PROJECT NUMBER

PROJECT NAME

TIME- FRAME

AGENCYCOST

ESTIMATE

4.1 Establish roundabout at Jonesboro Rd. and McDonough Blvd intersection. Long GDOT $750,000

4.2 Integrate a Historic South Atlanta sign with landscaping in the center. Long GDOT See 4.1 above

4.3Ensure Gammon St. and Grape St. have easy access onto the roundabout.

Long GDOT See 4.1 above

4.4 Ensure roundabout is accessible to larger trucks with an apron. Long GDOT See 4.1 above

4.5Ensure roundabout is accessible to trucks, MARTA buses, a future Bus Rapid Transit line, and emergency vehicles.


4.6

Ensure pedestrian crossings are far enough away from the roundabout for optimum safety. Place crosswalk on south side of Gammon St in the interim.


4.7Work with GDOT and ARC to secure funding for implementation. Long GDOT, ARC See 4.1 above

PROJECT NUMBER

PROJECT NAME

TIME- FRAME

AGENCYCOST

ESTIMATE

3.1Establish Neighborhood Gateway Area for mixed-use redevelopment and retail.

Short OZD None

3.2 Allow multi-family residential. Short OZD None

3.3Require Urban Design standards and building requirements via new zoning.

Short OZD None

3.4 Support City Design’s ‘Hashtag’ BRT initiative along Jonesboro Rd.

Medium OMP None

3. Neighborhood Gateway Property

4. Gateway Roundabout

ARC - Atlanta Regional CommissionGDOT - Georgia Department of TransportationOMP - City of Atlanta, Office of Mobility PlanningOZD - City of Atlanta, Office of Zoning and Development

PROJECT NUMBER

PROJECT NAME

TIME- FRAME

AGENCYCOST

ESTIMATE

5.1Expand commercial district onto the northern portion of the block (to Marcy St) including residential uses.

MediumProperty owners/

developersTBD

5.2Connect expanded commercial district to the Magnolia History Trail. Medium

Property owners/

developersTBD

5.3Expand commercial district onto the southern portion of the block. Long

Property owners/

developersTBD

5.4 Host a health fair/clinic in commercial district.

Short NGO TBD

5.5Re-introduce a neighborhood theater into the commercial district. Medium

Property owners/

developersTBD

5.6 Host food co-op and farmer’s market.

ShortProperty owners

TBD

5.7 Pursue a new cohesive paint job.Short

Property owners

$7,500

5.8 Trim trees to showcase mural.Short

Property owners

$2,500

5.9 Establish connections between the bike shop and high school.

Short NGO None

5.10Activate properties across McDonough Blvd. Short

Property owners/

developers$75,000

5. Gammon/McDonough Block Improvements

NGO - Local Non Governmental OrganizationsTBD - To be determined

Implementation136 / Historic South Atlanta Masterplan Spring 2018 / 137

HI S T O R I C Implementation

6. Temporary Retail / Galleries

PROJECT NUMBER

PROJECT NAME

TIME- FRAME

AGENCYCOST

ESTIMATE

6.1Activate the Grape St/McDonough Blvd corner with “pop-up” retail uses.

ShortProperty owners/

developers

See 5.10 above

6.2Identify other locations along Jonesboro Rd for similar temporary “pop-up” uses.

ShortProperty owners/

developersNone

6.3Recruit small businesses or art organizations to occupy the temporary retail/galleries.

Short NGO None

7. Incremental Block Changes

PROJECT NUMBER

PROJECT NAME

TIME- FRAME

AGENCYCOST

ESTIMATE

7.1Identify opportunities to begin activating unused or underutilized sites with new development & uses.

OngoingProperty owners/

developersNone

7.2Create new alleys, throughways, and/or streets to provide greater neighborhood connectivity.


developersTBD

7.3 Work with current industrial property owners to keep their properties clean and attractive.


developersTBD

NGO - Local Non Governmental OrganizationsTBD - To be determined

8. Incremental Building Changes

PROJECT NUMBER

PROJECT NAME

TIME- FRAME

AGENCYCOST

ESTIMATE

8.1Encourage the adaptive re-use of older industrial buildings.


developersNone

8.2 Collaborate with HDDC on adaptive reuse best practices.

Short HDDC None

8.3Utilize the new I-MIX zoning classification to retain light industrial workforce when possible.

Short OZD None

8.4Integrate industrial building materials in new development.


developersTBD

8.5Access grants for cleanup of contaminated sites through available brownfield redevelopment funds.

Ongoing OZD None

HDDC - Historic District Development CorporationOZD - City of Atlanta, Office of Zoning and DevelopmentTBD - To be determined



10. Adopt-A-Street InitiativePROJECT NUMBER

PROJECT NAME

TIME- FRAME

AGENCYCOST

ESTIMATE

10.1Identify one street per year within the community to focus community improvement efforts and initiatives.

Short SACL None

10.2Celebrate historic figures through community events and coordination with Clark Atlanta University staff and students.

Short SACL TBD

10.3Celebrate the beginning or end of the selection year with a longest table event.

Short SACL $1,000

9. Strengthen Neighborhood IdentityPROJECT NUMBER

PROJECT NAME

TIME- FRAME

AGENCYCOST

ESTIMATE

9.1Broaden use of the “Historic South Atlanta” on signage and communication.

Short SACL None

9.2 Provide “Historic South Atlanta” street topper signs.

Short DPW $100/sign

9.3

Add “special” additional sign toppers to identify streets named after Clark University / Gammon Seminary professors and administrators.

Short DPW $100/sign

9.4Produce additional neighborhood flags/banners for use on single-family homes and businesses.

Short SACL $25/flag

9.5 Produce neighborhood flags for use on street lights. Short DPW $75/flag

9.6Form a neighborhood working group to identify locations for historic markers.

Short SACL None

9.7 Look into becoming a National Register District.

Short DPW, SACL None

DPW - City of Atlanta, Department of Public WorksSACL - South Atlanta Civic LeagueTBD - To be determined

11. House Painting / Mural Organization

12. Update Housing Conditions

PROJECT NUMBER

PROJECT NAME

TIME- FRAME

AGENCYCOST

ESTIMATE

11.1Create an organization to assist residents who are interested in painting their homes with murals.

Short SACL None

11.2

Create a basic template of design guidelines and a list of available and recommended artists to assist residents interested in house murals.

Short SACL None

11.3

Task the newly-formed arts organization to identify additional murals opportunities in the community.

Short SACL None

PROJECT NUMBER

PROJECT NAME

TIME- FRAME

AGENCYCOST

ESTIMATE

12.1Utilize the Heritage Program within the Historic South Atlanta neighborhood.

Ongoing OZD None

12.2Provide new affordable homes on properties that have deteriorated beyond repair and/or on vacant lots.

OngoingNGO, private developers

TBD

12.3Tear down structures that have deteriorated beyond repair and that are tax delinquent.

Ongoing OB TBD

NGO - Local Non Governmental OrganizationsOB - City of Atlanta, Office of BuildingsOZD - City of Atlanta, Office of Zoning and DevelopmentTBD - To be determined



14. Kimpson Park Block Redevelopment

13. Accessory Dwelling Units (ADUs)PROJECT NUMBER

PROJECT NAME

TIME- FRAME

AGENCYCOST

ESTIMATE

13.1Advocate for the legalization of detached ADUs for R-4 zoning districts.

Short OZD None

13.2Support future attached ADUs for inclusion within single-family homes in R-4 zoning districts.

Medium OZD None

13.3 Support flexible parking requirements for ADUs.

Short OZD None

13.4Work with non-profit developers to prioritize building ADUs as part of all new single-family home construction in the community.

OngoingPrivate

developersNone

13.5

Work with non-profit developers to prioritize building ADUs for existing single-family home owners, when the existing single-family lot can accommodate such a use.

OngoingPrivate

developersNone

PROJECT NUMBER

PROJECT NAME

TIME- FRAME

AGENCYCOST

ESTIMATE

14.1Determine the feasibility of re-using the Bethlehem Senior Center for new affordable housing.

ShortPrivate

developersNone

14.2 Redevelop the site as Missing Middle housing if necessary.

MediumPrivate

developersTBD

14.3Connect the Senior Center property to Thayer Ave and Kimpson Park with the addition of a walking trail/path.

MediumPrivate

developersTBD

14.4Improve and/or redevelop the single-family home properties located adjacent to Kimpson Park.

MediumProperty owners

TBD

15. South-end Development Opportunity

PROJECT NUMBER

PROJECT NAME

TIME- FRAME

AGENCYCOST

ESTIMATE

15.1Strengthen the street network by extending Crogman St and Turman Ave to LJ Price Middle School.

MediumDPW, Private developers

TBD

15.2Formalize a path south from Lakewood Heights to LJ Price Middle School.

Medium OMP TBD

15.3

Work with ULI program to develop a feasibility study for the development of these properties to determine housing mix and development type.

Short ULI None

15.4 Provide new Missing Middle housing in this area.

OngoingPrivate

developersTBD

OZD - City of Atlanta, Office of Zoning and DevelopmentTBD - To be determined

DPW - City of Atlanta, Department of Public WorksOMP - City of Atlanta, Office of Mobility PlanningTBD - To be determinedULI - Urban Land Institute



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