SUBAREA 7

NORTHSIDE/PEACHTREE/PIEDMONT

PLAN RECOMMENDATIONS

Prepared for

Atlanta BeltLine, Inc.

by Glatting Jackson

Adopted by the Atlanta City Council on November 16, 2009

Legislation #09-0-0130/CDP-09-17

Atlanta BeltLine Master Plan

CONTENTS

PLAN RECOMMENDATIONS

Executive Summary

Study Overview 1

Methodology & Community Input 3

Overview of Subarea Goals 4

Plan Summary: Land Use and Design 5

Plan Summary: Mobility 7

Plan Summary: Parks & Open Space 11

The Atlanta Regional Commission’s

Livable Centers Initiative (LCI) 15

Description of BeltLine Project Implementation 17

1.0 Overview 1-1

1.1 Background 1-2

1.2 Acknowledgements 1-3

1.3 Guiding Principles 1-5

2.0 Land Use & Circulation 2-1

2.1 Illustrative Urban Design Plan 2-2

2.2 Peachtree Road Area 2-4

2.2.1 Context 2-4

2.2.2 Redevelopment Approach 2-6

2.2.3 Street Framework & BeltLine Trail 2-8

2.2.4 Transit Alignment & Station Location 2-12

2.2.5 Redevelopment Program 2-18

2.2.6 Land Use Recommendations 2-20

2.3 Piedmont Road Area 2-22

2.3.1 Context 2-22

2.3.2 Redevelopment Approach 2-24

2.3.3 Street Framework & BeltLine Trail 2-26

2.3.4 Buford Highway

Interchange Concept 2-28

2.3.5 Transit Alignment & Station Location 2-32

2.3.6 Redevelopment Program 2-34

2.3.7 Land Use Recommendations 2-36

3.0 Mobility 3-1

3.1 Street Framework Plan 3-2

3.1.1 Thoroughfare Types 3-2

3.2 Transit Alternatives 3-8

3.2.1 MARTA Locally Preferred Alignment

(south of CSX rail line) 3-8

3.2.2 BeltLine Transit in CSX Right-of-Way 3-8

3.2.3 Transit Options 3-10

4.0 Parks & Open Space 4-1

4.1 Trail Plan & Open Space 4-2

4.1.1 Proposed Open Space 4-10

5.0 The Cultural Arts 5-1

5.1 Cultural Arts Economic Impact Perspective 5-2

5.2 Overview of Subarea Cultural Assets 5-4

5.3 Cultural Enhancement Opportunities 5-7

5.4 Implementation and Funding Strategies 5-18

6.0 Project Implementation 6-1

6.1 Project Summary 6-2

6.2 Description of BeltLine Implementation Plan 6-2

6.3 Projects Map (without Land Use) 6-3

6.4 Projects Map (with Land Use) 6-4

6.5 Project Matrix 6-5

7.0 Public Involvement Summary 7-1

7.1 Process Description 7-2

7.2 Major Themes and Issues 7-3

7.3 Ongoing Engagement Activities 7-12

Appendix A- Transportation Analysis Report

Appendix B- Market Study

Appendix C- Meeting Summary

PLAN

RECOMMENDATION

Executive Summary

Executive Summary

Study Overview

The BeltLine Study Area for Subarea 7 extends from Northside Drive on the west, Piedmont Road on the east, I-85 and I-75 on the south and the Lindbergh Drive/ Lindbergh Station Area to the north. The Tax Allocation District (TAD) is the focus of this study, covering a smaller area that specifically includes key corridors, parks and open spaces, the BeltLine transit and trail corridors and potential redevelopment areas.

Organization of this Report This report is organized into the following sections:

1.0 Executive Summary – Highlights the public process

and key issues and recommendations of the Master Plan.

2.0 Land Use & Circulation – Details the

recommendations covering land use and development in the station areas, the BeltLine Trail and Transit alignment alternatives, and Street Framework/ circulation.

3.0 The Cultural Arts – Articulates the public and

cultural arts opportunities, identifying specific projects and locations based on the Land Use and Circulation recommendations.

4.0 Projects – Identifies and categorizes the various

projects identified in the Master Plan, providing estimated costs and responsibilities for key public projects.

SUBAREA 7

EXECUTIVE SUMMARY

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Planning Committee & Study Group Meetings:

Gathering public feedback

Community input played an integral role in the development of the BeltLine Master Plan for Subarea 7 (Northside-Peachtree-Piedmont Subarea). The Master Plan was developed with input from the Northside BeltLine Study Group, a planning committee established exclusively to review and guide Subarea 7 planning activities, as well as small group meetings and interviews. Additionally, information regarding the planning effort was periodically presented at citywide forums including BeltLine Quarterly Briefings and the BeltLine.org website.

The BeltLine is divided into five study groups for public involvement activities: Northeast, Northside, Southeast, Southwest and Westside. These groups provide input on the planning and implementation of the project within a specific geographic area. Study group boundaries are based on recognized neighborhood boundaries and major physical dividers such as interstate highways, and include neighborhoods and business districts. The BeltLine study group meetings are public meetings and are open to all members of the community. To ensure Neighborhood Planning Unit (NPU) participation in the activities of the BeltLine study groups, each NPU was asked to designate a liaison and an alternate liaison to the BeltLine study group(s) in its area.

To augment the study groups, a Planning Committee was created. Originally called the Steering Committee, the Planning Committee representatives provided more detailed involvement and continual input throughout the subarea planning process. Membership included participants from the BeltLine Study Group, but was augmented to draw from multiple stakeholder groups required to inform the planning and design process. The Subarea 7 Planning Committee included neighborhood residents, arts community representatives, development community interests and other key stakeholders. A list of Planning Committee members is included at the beginning of this document.

Consultants supported the overall Citizen Participation Framework outlined in the 5-year Work Plan and approved by Atlanta City Council on July 2006. Specifically, consultant team members, under the direction of project managers from Atlanta BeltLine, Inc., attended both study group and planning committee meetings and led discussions of land use and circulation, mobility and park master planning. There were three planning committee meetings and five study group meetings held over the course of the Northside-Peachtree-

Piedmont Subarea 7 planning process. The agendas, meeting summaries, and presentation material for each of these meetings are included within the Appendix.

The following list includes the meeting date and topic of all Northside Study Group and Planning Committee meetings held during the planning process.

a.) July 10, 2007: Planning Committee Meeting, Kickoff Meeting b.) August 28, 2007: Study Group Meeting, Existing Conditions c.) September 25, 2007: Study Group Meeting, Development of Goals and Objectives d.) September 27, 2007: Planning Committee Meeting, Review Concept Planning for the Subarea e.) October 30, 2007: Study Group Meeting, Review Draft Subarea Master Plan f.) November 27, 2007: Planning Committee Meeting, Review Draft Final Subarea Master Plan g.) September 8, 2008: Study Group Meeting, Final Draft Plan Review I h.) October 6, 2008: Study Group Meeting, Final Draft Plan Review II

Methodology & Community Input

SUBAREA 7

Overview of Subarea Goals

In early 2007, the Northside BeltLine Study Group developed a series of “Guiding Principles” that served to articulate the desired vision for the BeltLine in this area.

These principles guided the master planning process.

Preservation

greenspace opportunities

architecture of surrounding neighborhoods and zoning

• Provide transitional zoning and density to existing single-family residential neighborhoods

Trails and open space

• Minimize impact of trails on established neighborhoods

• Location of trail access points to minimize on-street parking

• Well thought-out parks and greenspace along the

BeltLine

• Right-of-way wide enough to accommodate large shade trees along BeltLine

Environment

areas

• Offer significant stormwater management that mitigates flooding

Public safety

bikes, fewer cars

Transportation Planning

• Comprehensive traffic planning that is integrated with existing or future transit

improvements on existing residential streest that currently provide mobility for cut-through traffic

• Initiate “no commercial traffic” legislation and enforcement on residential streets

• BeltLine easy to navigate

Opportunities

for BeltLine jobs

• Mixed-use development nodes at stations that include affordable housing

• Have incentives to encourage community involvement

The BeltLine Process

• Physical completion and continuity of BeltLine project

that is unique and complementary to existing/ surrounding development

usage, ground cover and water quality

SUBAREA 7

ATLANTA BELTLINE MASTER PLAN • November 16, 2009

Plan Summary: Land Use & Design

Encouraging transit-oriented development in the BeltLine Station areas is a central part of the BeltLine vision. This new development should be walkable to the station, provide both housing and employment, and be appropriately intense to take full advantage of, and support the transit investment. The plan also recognizes the need to protect the surrounding neighborhoods from encroaching development and inappropriate scale and land use relationships.

Key Recommendations:

• The Peachtree Station area already has transit oriented land use and zoning intensity given its access to Peachtree Road and adjacency to Piedmont Hospital. The plan only proposes selected land use changes designed to protect open space opportunities and concentrate development closer to the transit station. The Street Framework recommendations and design standards will serve to shape this future redevelopment into more walkable urban form to maximize access to the station.

• The Armour Drive Station area is constrained by limited access and surrounding industrial development. Only limited development is proposed immediately adjacent to the station, and the City’s industrial policy is specifically recommending protecting the surrounding industrial uses.

• The proposed transit alignment alternatives for the Armour-Ottley Industrial area are specifically designed with station area development opportunities in mind and could serve to catalyze transit oriented development along Piedmont Road. Several land use changes are proposed along Piedmont Road to allow mixed-use development along this corridor.

SUBAREA 7

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Plan Summary: Mobility

Many participants were concerned about existing and future traffic congestion and its impact on the surrounding neighborhoods. This plan looked at a wide range of solutions and mitigating improvements to manage existing and future traffic. Traffic issues in growing urban areas are not “solved” but “managed” through a wide range of strategies that include transit access, bicycle facilities, increased walkability, better connectivity, and traffic calming.

Key Recommendations:

• Prime among these strategies will be the implementation of BeltLine transit. While technical and financial hurdles exist, transit will be built in this corridor. BetlLine transit will provide a valuable link between the major employment and residential center of the Piedmont Hospital/Peachtree Road area and MARTA, via the Lindbergh Station, making this area one of the most transit accessible places in the region. Several transit alignment options are proposed in the Armour-Ottley Industrial area to potentially maximize transit accessibility. These options will be evaluated further as part of the transit EIS process currently underway.

• The new street connections planned as part of the Street Framework will serve to improve local accessibility, distribute traffic more efficiently and create more walkable urban form. Many of these streets will be built as redevelopment occurs by private development. Several key connections such as the realignment of Spalding Drive and the Bennett Street connection across the CSX rail line may get implemented through public/private partnerships.

• Neighborhood traffic calming is proposed in the neighborhoods along Collier Road, recognizing that the long-term livability of these neighborhoods is dependent on managing the behavior and speed of traffic that travels on their streets.

• The proposed sidewalk and streetscape improvements to surrounding streets will serve to increase walkablity and encourage transit ridership by making it easy and comfortable to walk to transit.

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SUBAREA 7

EXECUTIVE SUMMARY

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Number of Lanes 2

Width of Lanes 11’

Bike Lanes 5’

Sidewalk 10’

Planting Strip/ Amenity Zone

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On-street Parking (from face of curb)

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Median No

Width of Median

Right-of-Way 78’

Number of Lanes 2

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Width of Median 12’

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Number of Lanes 2

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Median No

Width of Median

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Street/Multi-Family (ST/MF-60)

Avenue/Residential (AV/R-78)

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SUBAREA 7

Plan Summary: Parks & Open Space

Natural Resources and Open Space This subarea includes the majority of creeks and streams found along the BeltLine. Clear Creek, Peachtree Creek, and Tanyard Creek and their associated floodplains and wetlands are defining features of the area’s character, central to the community, and are unique in the greenway and trail opportunities they afford. Providing a balance between restoration, protection, and public access was a central theme throughout the planning process.

Key Recommendation:

• The BeltLine trail will serve to provide public access and connectivity along these valuable natural resources. In addition, the plan proposes the protection and development of several new public open spaces along Peachtree Creek, taking advantage of floodplain areas that are restricted from future development. These open spaces can be implemented as redevelopment occurs, relocating new development out of the floodplain and establishing passive green spaces in their place. The design of these spaces can serve to reestablish natural vegetation, manage flooding and stormwater, and create sensitive public use and access.

Public & Cultural Arts This subarea includes numerous collections of galleries and art institutions including the new home of MOCA GA, the Bennett Street galleries, and ADAC and surrounding galleries. This concentration of arts activity and resources creates a unique opportunity for collaboration and focus on arts and culture for this area of the BeltLine.

Key Recommendations:

• The proposed Peachtree Transit Plaza capitalizes on the prominent intersection of BeltLine and Peachtree Road by creating an active and public space that will serve as a venue for permanent and temporary public art instillations, as well as, arts festivals and events. This highly visible location on Peachtree Road can become a signature Atlanta public space, an icon for BeltLine, and a valuable address for surrounding redevelopment.

• The plan also recommends the establishment of arts districts in key areas in order to maintain support of on-going arts activities and galleries.

In addition, the plan identifies the wide range of public art opportunities that will be available in the design and implementation of the BeltLine trail, transit, and open space projects. These opportunities should be tied to the area’s unique history, natural environment, and local artists.

SUBAREA 7

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BeltLine Trail The BeltLine Trail is a key component of the BeltLine vision. Because, in this area, the BeltLine Trail will not be located within the same right-of-way as the transit, the alignment for the trail was frequently a topic of conversation among the adjacent neighborhoods and property owners. Balancing optimal trail routing, trail aesthetics, and route directness, with the impact to natural areas, open spaces and residential neighborhoods was the key challenge in determining the trail’s alignment.

Key Recommendations:

• The Atlanta Memorial Trail segment is a one-mile long section of BeltLine Trail from Ardmore Park, through Tanyard Creek Park, north to Bobby Jones Golf Course, ending at Dellwood Drive. The alignment and design of this section has been determined through a separate public involvement and design process and is currently under construction.

• Several trail alignments for the Armour-Ottley industrial area have been identified that are under further, more detailed, design evaluation as part of the transit EIS process currently underway.

This area involves some of the most complicated set of physical constraints along the entire BeltLine corridor including; Peachtree Creek and Cross Creek, CSX, Norfolk Southern, and MARTA rail lines, and Interstate 85. These issues along with the alignment of BeltLine Transit, will require additional and on-going evaluation and neighborhood consultation.

• A number of “spur” trail connections have been identified that will connect adjacent neighborhoods and public parks to the BeltLine Trail. These connections will occur over time as redevelopment occurs and as funding is available. Their identification now maintains the ability to protect their alignment and future implementation.

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The Subarea 7 Master Plan and process was designed to meet all of the requirements of the Atlanta Regional Commission’s (ARC) Livable Centers Initiative (LCI).

It is the intent of BeltLine Inc. to submit this plan for adoption by ARC as a grandfathered LCI plan in order to make many of the implementation projects identified eligible for LCI implementation funding.

The Livable Centers Initiative program encourages local jurisdictions to plan and implement strategies that link transportation improvements with land use development strategies to create sustainable, livable communities consistent with regional development policies. The LCI program is intended to promote greater livability, mobility and development alternatives in existing employment centers, town centers and corridors. The rationale is that directing development towards areas with existing infrastructure will benefit the region and minimize sprawling land use patterns.

Key Goals for the LCI study The LCI program was established with ten goals that can be summarized as three general concepts that encourage mixed land use, transportation options, and public involvement.

• Develop an outreach process that promotes the involvement of all stakeholders (including those not often involved in such planning efforts).

• Encourage a diversity of residential neighborhoods, employment, shopping and recreation choices at the activity center and town center level; housing should be given strong focus to create mixed-income neighborhoods and support the concept of “aging in place”

• Provide access to a range of travel modes including transit, roadways, walking and biking to enable access to all uses within the study area

The Atlanta Regional Commission’s Livable Centers Initiative (LCI)

Every LCI study is expected to address these three key concepts as a part of the planning process and eventually identify projects for implementation which can be funded under the LCI program with matching contributions from local jurisdictions. Since 2000, ARC has awarded $132 million in implementation grants to LCI areas.

Here is a summary of how the Plan meets the 10 goals of the LCI Program:

1. Encourage a diversity of medium to high-density, mixed income neighborhoods, employment, shopping and recreation choices.

• The Subarea Master Plan targets two key nodes, Peachtree Road and Piedmont Road, around the future BeltLine Transit stations for transit supportive mixed-use development.

• The plan establishes an appropriate form, street typology, land use mix and multi-modal connections to connect these growing commercial and employment nodes.

2. Provide access to a range of travel modes including transit, roadways, walking and biking to enable access to all uses within the study area.

• The plan builds on the proposed BeltLine trail alignment by identifying new trail connections that will link to the surround residential areas, schools, parks, and commercial centers.

• The plan also identifies a recommended Street Framework for future development. Standards for these streets include sidewalks and bike lanes.

3. Encourage integration of uses and land use policy/ regulation with transportation investments to maximize the use of alternate modes.

• The plan recommends a number of land use changes that promote mixed-use development.

• The BeltLine Overlay Zoning District regulates new street connectivity and pedestrian design standards.

• The transportation recommendations include new street connections and future transit that will maximize accessibility to transit.

SUBAREA 7

4. Through transportation investments increase the desirability of redevelopment of land served by existing infrastructure.

• The Street Framework Plan identifies a future network of streets and blocks for the subarea

• These key street connections work to leverage previously underutilized and/or vacant properties to become catalyst sites for desired development.

5. Preserve the historical characteristics and create a community identity.

• The plan strives to maintain and preserve historical characteristics along its corridor which include Tanyard Creek Park and the Bennett Street Arts District. The proposed development scenario highlights and builds on these important cultural resources.

6. Develop a community-based transportation investment program that will identify capital projects, which can be funded in the annual TIP.

• The plan identifies a range of new street and trail projects that will enhance connectivity and mobility in the area and can be publically funded and programmed.

7. Provide transportation infrastructure incentives for jurisdictions to take local actions to implement the resulting study goals.

• The overall BeltLine Plan and this Subarea Plan is focused on funding and providing new transit, trail, and street infrastructure to support connectivity and redevelopment. The City of Atlanta is committed to supporting this transportation investment with associated land use changes and capital improvements.

8. Provide for the implementation of the RDP policies, quality growth initiatives and Best Development Practices in the study area and at the regional level.

• The plan specifically recommends the kind of mixed-use (jobs and housing), walkable and transit supportive developments that ARC is intending to promote. The physical infrastructure projects (pedestrian enhancements, trails, new streets, etc.) along with the land use and design policy will serve to begin implementation.

9. Develop a local planning outreach process that promotes the involvement of all stakeholders particularly low income, minority and traditionally underserved populations.

• The public planning process included a week long design workshop, regular Steering Committee meetings, one-on-one stakeholder interviews with citizens and landowners, broader public meetings, and an informational website run by the BeltLine that contained information updates and plan documents.

10. Provide planning funds for development of the corridor that showcase the integration of land use policies/regulations and transportation investments with urban design tools.

• The overall BeltLine Master Plan and this Subarea

Plan articulate exactly the type of integrated land use and transportation planning that the LCI process is intended to promote. The integrated planning of transit, trails and redevelopment will serve to maximize our transportation resources and support multi-modal redevelopment.

SUBAREA 7

Description of BeltLine Project Implementation

After the adoption of all subarea master plans, Atlanta BeltLine Inc. will develop a comprehensive Implementation Plan and budget for projects identified and prioritized in the individual subareas. This phased approach will help ensure a uniform approach to implementing projects and an equitable distribution of development opportunities across all geographies of the BeltLine over time – regardless of the sequencing of subarea master plans.

Master plans by their nature are subject to periodic review and at times changes to reflect changing conditions in the local area, refined neighborhood visions and city policies, demographic shifts and other factors. This plan has been developed for the Year 2030 based on a variety of data including projections of population and employment growth, economic conditions and travel patterns and behaviors; and physical constraints and opportunities that exist within the subarea at this time.

Accordingly, from time to time with the appropriate community and technical inputs, this plan may be revisited and adjusted to reflect updated new data and policies.

SUBAREA 7

1.0 Overview

or th si de D riv e Peachtree Hills Ave.

Collier Road

Pe ac ht re e R oa d

Lindbergh Drive

Pi ed m on t R oa d

M onroe Drive

§̈¦85

§̈¦75

Peachtree Battle

Cheshire Bridge

W. Wesley Road ¤400

STUDY AREA

TAD Boundary

Study Area Boundary

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LEGEND

BeltLine Subarea 7:

NORTHSIDE/

PEACHTREE/

PIEDMONT

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1.1 Background

The BeltLine Study Area for Subarea 7 extends from Northside Drive on the west, Piedmont Road on the east, I-85 and I-75 on the south and the Lindbergh Drive/Lindbergh Station Area to the north. The Tax Allocation District (TAD) is the focus of this study, covering a smaller area that specifically includes key corridors, parks and open spaces, the BeltLine transit and trail corridors and potential redevelopment areas.

SUBAREA 7

1-2

OVERVIEW

1.2 Acknowledgements

The Honorable Mayor Shirley Franklin

ATLANTA CITY COUNCIL

Lisa Borders, President

Carla Smith, District 1

Kwanza Hall, District 2

Ivory Lee Young, Jr., District 3

Cleta Winslow, District 4

Natalyn Mosby Archibong, District 5

Anne Fauver, District 6

Howard Shook, District 7

Clair Muller, District 8

Felicia A. Moore, District 9

C.T. Martin, District 10

Jim Maddox, District 11

Joyce Sheperd, District 12

Ceasar C. Mitchell, Post 1 at Large

Mary Norwood, Post 2 at Large

H. Lamar Willis, Post 3 at Large

ATLANTA BELTLINE, INC BOARD

Calvin “Cal” Darden Chair of the Board, Atlanta BeltLine, Inc.

ADA Appointee

The Honorable Shirley Franklin Vice Chair of the Board, Atlanta BeltLine, Inc.; Mayor, City of Atlanta

The Honorable Jim Maddox Atlanta City Council District 11

Joseph A. Brown Director of Equity/Structured Finance, Centerline Capital Group; Board of Directors, ADA ADA Appointee

LaChandra Butler Atlanta Board of Eduction District 5 APS Appointee

The Honorable Emma Darnell Fulton County Board of Commissioners District 5 Fulton County Appointee

Clara Axam Director of Atlanta Office, Enterprise Community Partners, Inc.; Board of Directors, MARTA BeltLine Partnership Appointee

Ray Weeks Chair of the Board, BeltLine Partnership; CEO, Weeks Properties BeltLine Partnership Appointee

Elizabeth “Liz” Coyle Atlanta City Council Appointee - Community Representative

SUBAREA 7

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1-4

OVERVIEW

SUBAREA 7 STEERING COMMITTEE

Steve Hart, Collier Hills Civic Association Freddy Bensch, Sweetwater Brewery Tony Casadonte, Collier Hills North Neighborhood Assoc/ NPU C Penelope Cheroff, NPU E Ray Christman, Peachtree Streetcar Rod Cook, Brookwood Hills Neighborhood Ben Darmer, Ardmore Park Bill Eisenhauer, Peachtree Nancy Creek Technical Advisory Council Donald Leslie, M.D, Shepherd Center, Medical Director Chris Moorman, Brookwood Hills Patti Neal, Carter Karen O’Brien, Friends of Tanyard Creek Park Patti Pearlberg, VP, Asset Mgnt, Coro Realty Advisors, LLC Val Porter, MPAC / Brand Atlanta Bill Seay, Piedmont Heights Neighborhood Association/ NPU F Jeff Shell, NPU B Holly Snow, Piedmont Healthcare Harold Solomon, Brookwood Hills & Brookwood Alliance Drew Spears, Pope and Land Denise Starling, Buckhead Area TMA Frank Summers, Peachtree Hills Neighborhood Becky Winkler, Collier Hills North Jim Wright, Ardmore Park

ATLANTA BELTLINE INC. STAFF

Terri Montaque, President & Chief Executive Officer

Tina Arbes, Chief Operating Officer

E. Fred Yalouris, Director of Design

Nate Conable, Project Manager

Rukiya S. Eaddy, Community Engagement Advocate

James Alexander, Project Manager

CITY OF ATLANTA STAFF

Jonathan Lewis, Project Manager

Shawn Kendrick, Planner

CONSULTANT TEAM

Glatting Jackson Kercher Anglin, Inc.

Market + Main

Ryan Gravel

CR1

McGee Partners

1.3 Guiding Principles

In early 2007, the Northside BeltLine Study Group developed a series of “Guiding Principles” that served to articulate the desired vision for the BeltLine in this area. These principles guided the master planning process.

Preservation

greenspace opportunities

architecture of surrounding neighborhoods and zoning

• Provide transitional zoning and density to existing single-family residential neighborhoods

Trails and open space

• Minimize impact of trails on established neighborhoods

• Location of trail access points to minimize on-street parking

• Well thought-out parks and greenspace along the BeltLine

• Right-of-way wide enough to accommodate large shade trees along BeltLine

Environment

areas

• Offer significant stormwater management that mitigates flooding

Public safety

bikes, fewer cars

Transportation Planning

• Comprehensive traffic planning that is integrated with existing or future transit

streescape improvements on existing residential streest that currently provide mobility for cut-through traffic

• Initiate “no commercial traffic” legislation and enforcement on residential streets

• BeltLine easy to navigate

Opportunities

• Creation of opportunities for innovative public art

residents for BeltLine jobs

• Mixed-use development nodes at stations that include affordable housing

• Have incentives to encourage community involvement

The BeltLine Process

• Physical completion and continuity of BeltLine project

that is unique and complementary to existing/ surrounding development

usage, ground cover and water quality

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2.0 Land Use & Design

or th si de D riv e Peachtree Hills Ave.

Collier Road

Pe ac ht re e R oa d

Lindbergh Drive

Pi ed m on t R oa d

M onroe Drive

§̈¦85

§̈¦75

Peachtree Battle

Cheshire Bridge

W. Wesley Road ¤400

PEACHTREE

ROAD AREA

PIEDMONT

ROAD AREA

LAND USE & DESIGNSUBAREA 7

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STUDY AREA

TAD Boundary

Study Area Boundary

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LEGEND

BeltLine Subarea 7:

NORTHSIDE/

PEACHTREE/

PIEDMONT

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2.1 Illustrative Urban Design Plan

The redevelopment opportunities in Subarea 7 are con-centrated at two “focus areas” around BeltLine station locations: the Peachtree Road Area between Piedmont Hospital and Biscayne Drive, and the Piedmont Road Area between Garson Drive and Cheshire Bridge Road.

The Illustrative Urban Design Plan demonstrates how this redevelopment should occur, focusing primarily on redevelopment within the TAD boundary and adja-cent areas likely to be influenced by redevelopment.

Summary:

Peachtree Road Area

• Redevelopment is focused on underutilized commercial and residential uses just north of the CSX rail line and within a ¼ mile of the future BeltLine transit station.

• The proposed redevelopment intensity is consistent with the area’s future land use and existing zoning but should have a strong mixed use component, new open spaces, and street connectivity.

• Opportunity exists to convert floodplain areas to open space as redevelopment occurs.

• A Peachtree Transit Plaza is proposed as a significant public space built over the CSX rail line at Peachtree Road, serving as an identifiable transit and public space icon for the area.

Piedmont Road Area

• Reconfiguration of the Buford Highway/I-85

Interchange to eliminate “weave” conditions, clarify access to Buford Highway/I-85, distribute area traffic, and catalyze redevelopment.

• Extension of Monroe Drive east across Piedmont Road to Cheshire Bridge Road.

• BeltLine transit station and potential in-fill MARTA station off of Armour Drive.

• Targeted redevelopment sites at: Armour Drive area adjacent to the future transit station, along Garson Drive and Peachtree Parkway, and along Piedmont Road.

• Additional redevelopment potential in Subarea 6 (south of Buford Highway/I-85) along Monroe Drive and north of Cheshire Bridge Road related to the interchange reconfiguration and associated street framework plan.

Collier Road ac htr ee

R oa d

Piedm ont R oad

M onroe D rive

§̈¦85

Cheshire Bridge

PIEDMONT

HOSPITAL

Peachtree Hills Avenue

BOBBY JONES

GOLF COURSE

Tanyard Creek

Pe ac htr ee

C re ek

MARTA

RAIL YARDS

OTTLEY

CIRCLE

Armour Drive

Garson Drive

Buford Drive

N or th si de D riv e

PEACHTREE ROAD AREA PIEDMONT ROAD AREA

Peachtree Park Drive

“CATHEDRAL”

WOODS

HOWARD

PROPERTY

TANYARD

CREEK PARK

TRANSIT

PLAZA

Clea r C ree k

CLEAR CREEK

PROPERTY

POTENTIAL IN-FILL

MARTA STATION

2.1 Illustrative Urban Design Plan

BeltLine Subarea 7:

NORTHSIDE/PEACHTREE/

PIEDMONT

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ATLANTA BELTLINE MASTER PLAN • November 16, 2009 SUBAREA 7

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NOTE: Current City regulations prohibit redevelopment within the flood-plain; new development adjacent to Peachtree Creek is configured to protect the floodplain for parks and open space.

Proposed Transit Plaza

Open Space

Existing Buildings

Proposed Redevelopment

Piedmont Hospital

THE URBAN

DESIGN PLAN

LAND USE & DESIGNSUBAREA 7

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2.2 Peachtree Road Area

2.2.1 Context

The Peachtree Road Focus Area is a major medical employment center anchored by Piedmont Hospital and the Shepherd Center. Surrounding this employ-ment center are a collection of older and redeveloping multi-family properties, commercial strip uses, and es-tablished neighborhoods.

Key features:

• Piedmont Hospital & Shepherd Center – occupying the block between the CSX rail line, Peachtree Road and Collier Road.

• The CSX rail line - runs through the area east-west and creates a barrier for connections north-south.

• Colonial Homes Apartments – a 1940’s era garden apartment complex currently owned by Pope & Land and is a potential redevelopment site.

• The Bennett Street Arts and Antiques area – a collection of 1940-1950s warehouse buildings that house a range of antiques and art galleries.

• The Museum of Contemporary Art of Georgia (MOCA GA) at the Tula Arts Center – opened in the fall of 2007, this museum will initially include over 5,000 square feet of space to house a permanent art collection, historical archives, and a library.

• Brookwood Square – a 70,000 square foot retail center owned by Coro Realty Advisors with the potential for long term redevelopment.

• Peachtree Creek and floodplain – the creek runs along the north end of the area and includes a significant area of floodplain that impacts development potential on the south side of the creek.

• Bobby Jones Golf Course – Public 18-hole course owned by the City of Atlanta and built in 1932.

Peachtree Creek

BOBBY JONES GOLF

COURSE

PIEDMONT HOSPITAL

SHEPHERD CENTER

Peachtree Memorial Drive

Biscayne Drive

Woodward Way

Collier Road

D el lw oo d D riv e

H av en R id ge

D riv e

Brighton Road

Colonial Homes Drive

Peachtree Park Drive

BENNETT

STREET ARTS &

ANTIQUES DISTRICT

CORO

PROPERTIES

COLONIAL

HOMES

CSX Railroad

Peachtree Hills Drive

Pe ac htr ee

R oa d

SUBAREA 7

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BeltLine Subarea 7:

NORTHSIDE/PEACHTREE/

PIEDMONT

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ATLANTA BELTLINE MASTER PLAN • November 16, 2009

Colonial Homes Apartments

Bennett Street Arts & Antique District

Coro Property

Piedmont Hospital

Floodplain

Historic Structures of Poten-tial Significance (AUDC)*

Historic Buildings of Potential Significance (AUDC)*

Historic Objects of Potential Significance (AUDC)*kj

PEACHTREE FOCUS AREA:

CONTEXT

* A more detailed description of historic properties can be found in the Inventory & Assessment Report

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2.2.2 Redevelopment Approach

The Illustrative Urban Design Plan envisions the trans-formation of this area into a more intense mixed–use district that builds upon its employment and residen-tial base and takes advantage of its future transit ac-cessibility.

Summary:

• A transit plaza and public space built over the CSX rail line that serves as a signature public space on Peachtree Road, a location for the BeltLine transit stop, and a unique address for surrounding development.

• Higher intensity residential development (10 + stories) with supporting ground floor retail services along Peachtree Road (consistent with the area’s future land use and existing zoning).

• New office and mixed use development around the transit plaza with ground floor retail use.

• New residential development adjacent to Peachtree Creek reconfigured to protect significant portions of the floodplain for parks and open space.

• Incorporation of the MOCA GA and portions of the Bennett Street district into the redevelopment with a new address on the future Peachtree Parkway.

• New street connections across the CSX rail line that create better north-south connectivity along Peachtree Road and provide more accessibility to the hospital and adjacent redevelopment.

Create new connection between Peachtree Road and Peachtree Park Drive

The transit plaza becomes the signature public space on Peachtree Road

Encourage high-intensity office and mixed use development around the transit station

Transition to lower-intensity development adjacent to existing neighborhoods

Protect significant portions of the floodplain for parks and open space

Ground level retail along Peachtree Road

Peachtree Creek

BOBBY JONES GOLF

COURSE

PIEDMONT HOSPITAL

Peachtree Memorial Drive

Biscayne Drive

Woodward Way

Collier Road

D el lw oo d D riv e

H av en R id ge

D riv e

Brighton Road

Colonial Homes Drive

Peachtree Park Drive

Build on existing Bennett Street Art & Antiques District

Create new north-south connections across the CSX rail line

Peachtree Hills Drive

Pe ac htr ee

R oa d

SUBAREA 7

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BeltLine Subarea 7:

NORTHSIDE/PEACHTREE/

PIEDMONT

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ATLANTA BELTLINE MASTER PLAN • November 16, 2009

Proposed Transit Plaza

Open Space

Existing Buildings

Proposed Redevelopment

Piedmont Hospital

PEACHTREE FOCUS AREA:

REDEVELOPMENT

APPROACH

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2.2.3 Street Framework &

BeltLine Trail

An increasing amount of traffic pressure has been placed on Peachtree Road because of the lack of alter-native north-south and east-west connections. This pressure, coupled with the continued growth of Pied-mont Hospital and future redevelopment, will need to be supported by a street framework that increases connectivity, supports a pedestrian-friendly environ-ment, and promotes accessibility to transit. The Illus-trative Urban Design Plan is structured on a series of new street connections that create walkable streets and blocks and provide new connectivity parallel to Peachtree Road.

Bennett Street Connector The construction of a new transit plaza over the ex-isting CSX rail line will include a parallel connection west of Peachtree Road that will connect the hospital campus to Peachtree Park Drive providing an alterna-tive means of access to Piedmont Hospital/Shepherd Center and helping distribute traffic in the area. This connection is proposed to connect north to Colonial Homes Drive and Biscayne Drive.

Spalding Drive Realignment The realignment of Spalding Drive to the adjacent signal at Peachtree Valley Road will provide a valuable new access point for both Piedmont Hospital and the Shepherd Center off of Peachtree Road. Coupled with the Bennett Street Connector across the CSX rail line, this connection will provide a valuable new access to the hospital campus.

Park Frontage Streets The proposed parks and open spaces are fronted with new streets to create an active and public edge to the proposed parks.

Brookwood Valley Circle Connector On the east side of Peachtree Road, a parallel connec-tion from Peachtree Park Drive, south to Brookwood Valley Circle will provide additional access for future redevelopment east of Peachtree Road and create par-allel connectivity.

BeltLine Trail The main BeltLine Trail connects east-west through the redeveloped node from the southern edge of Bobby Jones Golf Course, through the new “Colonial Homes” open space and on to Peachtree Road via Peachtree Park Drive extension with the trail continuing on along Peachtree Creek.

Spur Trails Spur trail connections are proposed along the south-ern edge of Peachtree Creek, creating a future loop that bypasses the redeveloped node and crosses un-der Peachtree Road at Peachtree Creek. This future spur trail can only be implemented as/when redevel-opment occurs along the creek with its required 75-foot setback. This connection can ultimately continue west along the Peachtree Creek connecting to the PATH trail on Northside Drive and to Memorial Park.

An additional spur trail is proposed along the western boundary of Piedmont Hospital to connect to Collier Road and its future BeltLine transit station.

htr ee

R oa d

Peachtree Creek

BOBBY JONES GOLF

COURSE

PIEDMONT HOSPITAL

Peachtree Memorial Drive

Biscayne Drive

Woodward Way

Collier Road

D el lw oo d D riv e

Brighton Road

Colonial Homes Drive

Peachtree Park Drive

Potential spur trail for the BeltLine

Bennett Street Connector

Spalding Drive Realignment

Park frontage street

Park frontage street

Brookwood Valley Circle Connector

BeltLIne trail connects east-west through redevelopment nodes

H av en rid ge D riv e

Peachtree Hills Drive

SUBAREA 7

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BeltLine Subarea 7:

NORTHSIDE/PEACHTREE/

PIEDMONT

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ATLANTA BELTLINE MASTER PLAN • November 16, 2009

Proposed Transit Plaza

Street Multi Family (ST/SF-60)

Avenue Residential (AV/R-80)

Avenue Mixed Use (AV/MU-90)

Open Space

Existing Buildings

Proposed Redev.

Piedmont Hospital

PEACHTREE ROAD AREA:

STREET FRAMEWORK &

TRAIL DIAGRAM

BeltLine Trail System

BeltLine Trail Spurs

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LAND USE & DESIGN

Peachtree Creek Parkway The idea of a “Peachtree Creek Parkway” creating a new roadway connection between Piedmont Road and Peachtree Road existed prior to this study, but this study conducted the most rigorous evaluation of its costs and merits known to date. The connection is of interest to many around the City as it would provide some relief to the congestion on Peachtree Road, Col-lier Road, and Peachtree Hills Avenue. While this study considered the project, it ended up not including it in the plan due to cost and environmental concerns.

Community input on the project was mixed and be-cause the project was removed from consideration relatively early in the process, it is unclear which way public opinion leaned. Some participants were con-cerned about environmental impacts the road would cause to the Peachtree Creek corridor. Others were concerned about any noise or visual impacts on near-by residences in either Brookwood Hills or Peachtree Hills neighborhoods. Many participants, however, were supportive of the parkway, at least as an idea that merited serious consideration. Many supported the prospect of relieving Collier Road and Peachtree Road, as well as reducing traffic on Peachtree Hills Avenue.

Several in-depth meetings were conducted with lead-ers from the Peachtree Hills neighborhood to discuss specific questions about the alignment’s design.

Peachtree Hills neighborhood worked extensively among their neighbors to come to consensus on a po-sition paper on the Parkway and other BeltLine issues.

Some of the key concerns and recommendations from Peachtree Hills include:

• Heading east, the parkway should remain on the south side of Peachtree Creek for as long as possible, to avoid being constructed behind residential back yards that back up to the creek.

• The parkway should avoid connections to Peachtree Hills residential streets.

• If the parkway is built, the transit should travel in mixed traffic on the parkway.

Early in the study, however, it became clear that the project was too expensive, and the environmental costs too significant, to carry forward as a “BeltLine” project. The findings from this study were forwarded on to BeltLine Environmental Impact Statement (EIS) study team at Atlanta BeltLine, Inc and MARTA, and the Connect Atlanta Plan study team at the City of At-lanta.

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ATLANTA BELTLINE MASTER PLAN • November 16, 2009 SUBAREA 7

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2.2.4 Transit Alignment &

Station Location

The Illustrative Urban Design Plan demonstrates how the LPA alignment (south of the CSX rail line) could in-fluence development.