medline - the Atlanta Regional Commission

MEDLINE
Redevelopment Corridor
A Livable Centers Initiative Proposal DeKalb County, GA November 16, 2012 Table of Contents LCI Application Form………………………………………………………………………………… Study Area Description and Maps ……………………………………..……………………. Resolution of Commitment and Sources of Local Funding….…………………… 3 7 Issue Statement and Regional Significance …………..………………………………… 9 4 Scope of Work …………………………………………………………………………..…………... 12 Project Schedule……………………………………………………………………………………… 14 Project Budget…..………………………………………………………………….………………… 15 Community Stakeholders and Outreach……………….………………………………… 16 Commitment/Ability to Implement……………..…………………………………………. 17 Appendices Appendix A: DeKalb County Matching Funds Letter Appendix B: Letters of Coordination/Support Appendix C: Photos Appendix D: Supporting Comprehensive Plan Policies 2 3 STUDY AREA DESCRIPTION AND MAPS The Medline Study Area is a maturing suburban activity center framed by four (4) major intersecting corridors located at a crucial transportation crossroad in the heart of north DeKalb County. It is extremely under developed and ripe for infill and redevelopment as a mixed‐use center serving walkable and transit oriented neighborhoods. It is strategically located along important access routes that connect Emory University and the City of Decatur with I‐
285 and U.S 78. It is only one mile from MARTA stations at Decatur and Avondale, and includes potential future rail transit stations for the Clifton Corridor at Suburban Plaza and DeKalb Medical Center. The study area shown in Maps 1 and 2 is formed by land in the nexus of four (4) major thoroughfares: Church Street; Scott Boulevard/Lawrenceville Highway; North Decatur Road; and DeKalb Industrial Way. The two main nodes forming the employment core within the study area are Suburban Plaza and the DeKalb Medical Center. The DeKalb Medical Center is appropriately designated by the Atlanta Regional Commission (ARC) as a Wellness Center. The DeKalb Medical Center is anchored by the DeKalb General Hospital that has over 1500 jobs in a fast‐
growing economic sector. Due to its location along U.S.29, a Unified Growth Policy Map (UGPM) Commercial Redevelopment Corridor traversed by over 70,000 cars per day, it has great potential to become a highly successful economic hub for north DeKalb County. With the assistance of planning funded by the Livable Centers Initiatives grant and local resources, the Medline Redevelopment Corridor can become a magnet attracting both seniors and skilled professionals to live and work in a lifelong community that serves a broad spectrum of ages and incomes, and follows the principles of sustainable development. Suburban Plaza is a vintage 1960’s strip center that is being redeveloped by Selig Enterprises into a 350,000 square feet commercial center anchored by a new Wal‐Mart. This long overdue redevelopment will provide a catalyst for further renewal of the neighborhoods and surrounding activity centers. According to the DeKalb County Future land Use Map and the ARC UPGM, the proposed study area contains several land use typologies. Scott Boulevard/Lawrenceville Highway is classified as a Redevelopment Corridor by both ARC and DeKalb County and contains a number of large greyfields including 40 acres of empty asphalt left behind by a strip of seven abandoned car sales lots. The DeKalb Medical Center is classified as a Wellness District by the ARC and is bounded by related medical offices and out‐patient service providers in the Office Park land use. Land uses along DeKalb Industrial Way are classified as Office Park, Light Industrial, and Neighborhood Center. The intervening residential land uses are classified by DeKalb County as Suburban and Traditional Neighborhood and consist of single‐family residential neighborhoods, multifamily complexes, and supporting commercial uses. Cultural diversity is also an important, yet often overlooked asset for this study area. A significant south Asian cultural, shopping, and residential area is centered on the Patel Brothers Plaza at the intersection of Church Street and North Decatur Road, and extends north along Scott Boulevard and then south along DeKalb Industrial Way to North Decatur Road. The international diversity created by the local small businesses provides an interesting and unique character. This study should be given priority consideration by ARC because it shows a “confluence of opportunities” as described in the LCI Study Application materials prepared by ARC: • With this grant, our neighborhoods definitely fit the model for becoming Lifelong Communities; • There are over 30 acres of greyfield redevelopment sites in the study area; • There are four major corridors that traverse the study area and they are the conduits providing regional linkages between two existing and two planned transit stations, I‐285, Stone Mountain Freeway, the City of Decatur, Emory University, Suburban Plaza, DeKalb Medical Center, and the DeKalb Farmers Market. • These corridors have relatively underutilized infrastructure due to the vacant commercial areas; • These corridors frame centers that have key employment and activity but have residual land areas that are capable of supporting alternative modes and mixed land uses. 4 5 6 7 SOURCES OF LOCAL FUNDING The selected New Study applicants can receive a maximum one time allotment of $120,000 federal money. According to the Livable Centers Initiative FY 2013 New Study Application, study sponsors are required to provide a minimum of 20% local cash match. Below is the cash match for the proposed Medline Redevelopment Corridor Study, which exceeds the minimum 20% match. DeKalb County Hospital Authority DeKalb Medical City of Decatur Selig Enterprises‐Suburban Plaza Patel Brothers‐Patel Plaza TOTAL LOCAL MATCH $ 15,000 $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 35,000 8 ISSUE STATEMENT Medline of today is a place which is in the midst of a transition in character. Its current character is set by surrounding mature neighborhoods that are rapidly growing areas for seniors. From a real estate standpoint, its obsolete 1970s development patterns have allowed it to decline. At the same time, it is anchored by a Wellness District of regional significance and also traversed by Redevelopment Corridor with great access and land use potential. Therefore, its location provides such potential that its renewal is very likely. Nonetheless its future character lies in tension between two competing pressures. On the one hand, its neighborhood residents want to preserve its suburban character. However its commercial property is located along very heavily travelled regional crossroads that would allow it to capture regional‐scale commercial activity. To successfully redevelop, it must reinvent itself to meet needs of both local and regional markets and evolve into a mixed‐use activity center that can be well‐integrated into its surrounding neighborhoods. Through LCI and local funding, the Medline Redevelopment Corridor Study can achieve this potential with a focused planning effort that forms partnerships between the stakeholders – DeKalb County, the City of Decatur, the DeKalb Medical Center, local businesses, real estate investors, and neighborhood organizations. Due to pending development decisions, the timing for building these partnerships and working with these neighborhoods is now. Three primary issues are the driving forces behind the need for this study and that which makes this a strong candidate for Livable Centers Initiatives funding: Managing Development Pressure: The active redevelopment of the Suburban Plaza shopping center has kindled a growing interest in real estate investment in the area. The expansive greyfields along Scott Boulevard are very well located to attract some of this activity. Surrounding neighborhoods are very anxious about this trend due to the threat of serious traffic congestion and commercialization putting pressure on stable neighborhoods. Therefore planning needs to begin immediately in order to: 1) establish a meaningful degree of multi‐modal connectivity in the adjoining corridors of Church Street, Scott Boulevard, North Decatur Road, and DeKalb Industrial Way; 2) to achieve a healthy mix of land uses and, 3) to protect mature neighborhoods from encroachment before it is too late. Enhancing the Wellness Center: DeKalb Medical Center continues to be a major employer and stabilizing force for this area. It serves growing needs of many through outpatient services at DeKalb Medical, nearby physicians’ offices and the main office of the DeKalb Public Health Department. DeKalb County needs these high‐quality jobs and economic development for its residents and wants to encourage its expansion. To enable this process a good plan is needed that will identify key business opportunities and parcels. The plan would also develop mechanisms for guiding compatible development of complementary types of housing and services to ensure that the Wellness Center continues to have a walkable campus that is convenient and supportive of the goals of Lifelong Communities. Mature neighborhoods around the Medical Center have become attractive for seniors and the demand for senior living supports goals of Lifelong Communities. For example the study area includes Decatur Christian Towers, a HUD subsidized 14‐story residences for seniors, as well as several assisted living and skilled nursing facilities that reinforce its function as a Wellness Center. Balancing the Transportation System: The street pattern in this area was built for low density suburban land use and for moving cross‐town traffic by automobile between Midtown, Emory, Decatur and distant 9 suburbs. The Medline Redevelopment Corridor LCI study should show how local traffic can be better separated from regional commuter traffic to improve traffic flows on the US 78/29 corridor. Scott Boulevard alone carries over 70,000 trips per day and is approaching capacity. The geometrics of these thoroughfares grew incrementally from local streets to high‐capacity highways, constrained by relatively fixed amounts of rights of way. Right of way and design did not anticipate the high volume, cross‐
corridor travel patterns and complex turning movements that it currently experiences. The area is traversed by MARTA bus routes and the Cliff shuttle bus from Emory. However, there is little or no room left for the safe provision for access by pedestrians and bikes. Also, since rail stations are now in the future plans for this area, DeKalb County needs a study to identify how alternative transportation modes can be safely accommodated. For instance, the City of Decatur is planning a road diet and bike lanes on Church Street leading to downtown Decatur. These bike lanes could be expanded to reach Suburban Plaza. Desired Outcomes We are confident that this LCI proposal will be an excellent opportunity to demonstrate the application and implementation of LCI program goals. It will be a springboard for outcomes including a land use plan, an economic development plan, and a program for investment in alternative modes of transportation that can increase local employment and enhance the existing Wellness Center to support a healthy lifelong community. The transportation component of the LCI Plan will identify auto, pedestrian and bike connections between the corridors that will enable the Wellness District to blend with shopping, employment, and to become more accessible to the adjacent neighborhoods, the ethnic culture center and future transit stations. Crockett Creek is an easily over looked creek running along DeKalb Industrial Way, passing under Scott Boulevard and connecting to the South Fork Peachtree Creek. A linear park and bike trail could be built along this creek to connect to the Avondale Station and then to PATH’s Stone Mountain Trail, which also connects to Freedom Park. The study area’s land use plan also needs to be updated to establish parameters for walkability and transit‐supportive land uses. If this LCI is approved, DeKalb County intends to follow up with a zoning overlay with sustainable design guidelines, and an economic development strategy that includes exploring partnerships between DeKalb County and the City of Decatur employing practices discussed below under the section, “Commitment and Ability to implement”. REGIONAL SIGNIFICANCE PLAN 2040 Objectives in the Medline District • Increase mobility options for people and goods The proposed transportation improvements in this corridor should include alternative modes that will increase internal connectivity but also link major medical facilities to other LCI areas, parks, shopping and municipalities. Alternative modes of transportation, such as class 1 bicycle lanes, pedestrian trails, shuttle buses, and light rail are needed throughout the corridor to relieve congestion. Alternative modes of travel with proximity to retail, office, and affordable housing are stipulated as mitigating factors reducing congestion in the Congestion Management Process (CMP). A complete streets model on all thoroughfares in the study area would provide multi‐modal connectivity and promote alternative forms of transportation to mixed‐use and employment centers systemic implementation of complete streets models, in all these study areas, proposed and existing, would likely 10 accelerate achievement of the Plan 2040 Objectives in this region. • Foster a healthy, educated, well trained, safe, and secure population The attributes that stand out most about this proposed study area is the diversity of its population, and its proximity‐ thus ease of connection to various educational and cultural amenities. DeKalb Medical Center is committed to the health and well‐being of the community. DeKalb Medical Center makes their Wellness Center available to the community, at a very competitive price. It is also easily accessible by transit and convenient to transit stations (Decatur & Avondale). The Medline District stakeholders can work together to continue to increase its education and training capacity for residents to access projected employment opportunities for the expanding Wellness District. • Promote places to live with easy access to jobs and services There are many vacant or under‐utilized commercial and light industrial buildings in the area. Sustainable revitalization of those areas will enhance the community and promote growth in the area. Designating sites to promote for redevelopment should be done while considering the “balance” of uses contained within. It is for this reason that the promotion of the Wellness District should be carried out in a manner that it attracts medical ‐technology companies interested in re‐locating or starting up in a healthy, multi‐modal region. And the Neighborhood Center to the east has an existing grocery store and should promote its connectivity to the surrounding focal points but also highlight its inclusive mix of uses to support seniors and the disabled to support Lifelong Community Principles. • Improve energy efficiency while preserving the region’s environment Environmental preservation and enhancement within the study area would allow for connecting parks to other open spaces in close proximity. County staff (Planning & Sustainability, Natural Resource Management, & Parks and Recreation) will work with regional partners, the PATH Foundation, to explore trail and open space opportunities that connect and enhance these amenities throughout the study area. Development standards, including LEED certification and water re‐use standards should be required in all redevelopment. This would help the area to achieve the long range energy efficiency and water usage goals. The zoning regulations should also be tied to these potential plan recommendations in the form of an Overlay Ordinance that includes Sustainability Design Guidelines. • Identify innovative approaches to economic recovery and long‐term prosperity We believe this area to be immensely significant to the Atlanta Region’s long term prosperity and is ideal for realizing the PLAN 2040 Objective. Promoting growth of the high‐value medical industry related uses in the study area is one of the best strategies to make this study area stand out at a regional scale. The county must expand its partnership with City of Decatur, business and non‐profit community stakeholders to connect the dots between comprehensive economic development, transportation, and existing and future development plans to foster an environment for prosperity. Environmental Justice The recent development of the Equitable Target Area Index is a helpful guide in identifying Environmental Justice Communities. The boundary of the Medline study area falls within the median range in the Equitable Target Areas (ETA) Index. The five parameters of consideration are: 1) Age; 2) Education; 3) Median Housing Value; 4) Poverty; and 5) Race. The study area also ranked median‐to‐high in: 11 •
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Limited English Proficiency Population Zero‐Car Households Disabled Population Below the Poverty Line (DeKalb County ranks 2nd in the Atlanta Metropolitan Region) The proposed Medline District ranks “High”, and is projected to rank “Very High” in Multimodal Accessibility. The Medline District is an ETA Community and would increase the percentage of LCI Projects that are within or adjacent to ETA Communities. The Medline District embodies all of the PLAN 2040 Programs that benefit ETA Communities • Lifelong Communities • Human Service Transportation • Workforce Development • Health Impact Assessment. SCOPE OF WORK The following scope of work details activities that DeKalb County anticipates for the Medline Redevelopment Corridor LCI study. The Planning and Sustainability Department staff will manage this project in coordination with other pertinent County Departments. The DeKalb County Planning & Sustainability Department is committing its Long Range Division staff and DeKalb County’s financial support to make this study a success. It is expected that Core Team members will include: County Staff, along with representatives from City of Decatur, DeKalb Medical Center, MARTA, Neighborhood Groups, Business Associations and key property owners. This LCI grant will fund the Medline Redevelopment Corridor Study which includes Scott Boulevard /Lawrenceville Highway, Church Street, North Decatur Road and portions of DeKalb Industrial Way. The study will be complete by or before June 30, 2014. Each task below will be evaluated in deliverables provided in the plan. 1. Efficiency / feasibility of land uses and mix appropriate for future growth including new and / or revised land use regulations needed to complete the development program 2. Transportation demand reduction measures 3. Internal mobility requirements—traffic calming, pedestrian, transit circulation, and bicycle circulation, safety and security of all modes 4. Mixed‐income housing, job/housing match and social issues. 5. Continuity of local streets in study area and development of a network of minor roads 6. Need/identification of future transit circulation systems 7. Connectivity of transportation system to other centers 8. Community organization, management, promotion, and economic restructuring to ensure implementation 9. Stakeholder participation/support. 10. Public and private investment policy. 12 Master Development Plan ‐ A key component of the LCI study will be to create an action plan that identifies a series of tasks and mechanisms to help assure that the Master Development Plan becomes a physical reality. A summary document at the conclusion of the study will contain at the minimum the following: 1. A description of the study process and methodology, data gathering techniques and finding, and general study outcomes. 2. A description of the public participation process used to achieve a community supported program of activity center improvements. 3. A description demonstrating how the study addressed each of the required 10 study deliverables enumerated above. 4. Maps and other graphic depictions to support the plan that includes, but not limited to, overall study area, existing land use, future land use, existing transportation facilities, proposed transportation improvements, and typical cross‐sections. 5. A market study that supports the plan recommendations and ensures the proposed plan is realistic. This area has great market potential because it is located between an abundant labor force to the east, Decatur to the south, and Emory/Midtown to the west. This study should define the most viable markets for redeveloping the large greyfields in the study area and claim the unique role of this part of DeKalb County in its future economic development. 6. An implementation strategy that describes the organizational structure and process that will be used to ensure the action plan items described below are implemented. Focus should be given to collaboration opportunities with other organizations and strategies to insure continued support from local elected official, citizens and businesses. This section should also discuss an evaluation and feedback process that will be used every five years. 7. A five year schedule of actions that are planned in the study area to implement the study goals, program, projects, and Lifelong Communities principles. Implementation Framework ‐ Successful redevelopment of the Medline Redevelopment Corridor LCI Study Area will involve strengthening the capacity of the study area stakeholders to carry out their shared vision. This task will develop organizational recommendations that lay the groundwork for ongoing, collaborative planning among neighborhoods, businesses and government agencies. There will be a highly structured set of step‐by‐step implementation strategies that identify: • The type of action that is needed. • The time frame for the action – what has to come first before initiating the action? • What resources does the action require? • Who is responsible for the action – a champion is needed! • The desired outcome of the action – this has to be expressed in measurable terms that can later be evaluated. 13 Finally a vital part of the implementation framework will be to develop institutional capacity to act and sustain action until implementation is achieved. From the partnerships formed during the study there has to emerge a leader that will be empowered to monitor progress, publicize success, and make continuing adjustments to the plan so that implementation is assured. 14 PROJECT SCHEDULE FOR MEDLINE LCI STUDY January 2013 Grant awarded by the Atlanta Regional Commission February Administrative process to accept LCI funds; DeKalb County Purchasing Department and Board 2013 of Commissioners. March 2013 April 2013 May 2013 June 2013 July 2013 August 2013 September 2013 October 2013 November 2013 December 2013 January 2014 February 2014 March/April 2014 Execution of LCI contract Bidding process Consultant/
Selection Notice to Proceed Examine transportation key issues/assemble profile of existing roadway network Meeting Economic Assessment Create Website Community Meeting #1‐
Presentation of Conditions Community Meetings #2 & #3 Identify/Notify Stakeholders Inventory of Existing conditions Develop maps and Schematic drawings Conduct Land Use/Ordinance Reviews; ARC Best Development Practices Review Review of Infrastructure/ Funding Alternatives Environmental Constraints/ Opportunities Vision Statement, Education, Interviews, Data Collection, Analysis Complete First Draft of Study Document Charette #1 Preliminary recommendations Update Website Refine recommendations Update Website Prepare study for adoption, and amendment to Comprehensive Plan Charette #2 Final Community Meeting‐ Presentation Submit final report to ARC 15 LCI Kick off MEDLINE
Redevelopment Corridor Livable Centers Initiative Study Proposed Project Budget Income or Funding Source DeKalb County Hospital Authority DeKalb Medical City of Decatur Selig Enterprises‐Suburban Plaza Patel Brothers‐Patel Plaza TOTAL LOCAL MATCH Atlanta Regional Commission; LCI Grant Program New Study Total Funding for Project Income and Funding $ 15,000 $ 5,000 $ 5,000 $ 5,000 $ 5,000 $ 35,000 $120,000 $155,000 Type of Expense PUBLIC INVOLVEMENT Stakeholder Interviews Public Forums/Charette Public Outreach/Meetings/Surveys/Materials
STUDY DEVELOPMENT Land Use Analysis Transportation Analysis Housing Analysis Market Conditions Study Urban Design Analysis STUDY DELIVERABLES Goal and Policy Recommendations Development Action Plan Transportation and Development
Document Production Expenses $ 5,000 $ 18,000 $ 12,000 $ 22,000 $ 25,000 $ 12,000 $ 20,000 $ 10,000 $ 15,000 $ 10,000 $ 6,000 Total Project Expense $ 155,000 Total Project Budget $ 155,000 16 COMMUNITY STAKEHOLDERS AND OUTREACH We strongly encourage the participation of all residents, businesses, schools, and religious institutions in and surrounding the proposed redevelopment corridor study area who are interested in building a strong community. All are welcomed and communication of participation and updates will be through community meetings, flyers, charettes, and through the created website. A Roundtable composed of business, educational, and religious institutions located in and around the study area will be created in addition to traditional public meeting/charette formats. The Roundtable will be formed for the purposes of developing public/private collaboration in the discussion of issues and ideas and sharing strategies for attacking problems, as well as developing an economic development plan. COMMUNITY ORGANIZATIONS Medlock Area Neighborhood Association Sycamore Ridge Civic Association Clairmont Heights Civic Association Civic Association Network Medlock Commons Decatur Heights Springdale Heights COMMUNITY BUSINESSES Selig Enterprises Patel Brothers Patel Plaza, Church Street DeKalb Medical Turner Funeral Home Nalley BMW Melton’s App & Tap Post Apartments Shamrock Plaza Firehouse Guitars GOVERNMENT / NON PROFIT ORGANIZATIONS DeKalb County Economic Development Department DeKalb County DOT DeKalb County Planning and Sustainability Department Christian Towers DeKalb County Health Department Medlock Gardens DeKalb County Parks & Recreation Department PATH Foundation Office of Chief Executive Officer, DeKalb County, Georgia City of Decatur Mayor and City Council City of Decatur Parks and Recreation Department: Glendale Park DeKalb County Hospital Authority DeKalb County Board of Commissioners Emory University: Clifton Corridor Transportation Association (CCTMA) Senior Connections University Heights United Methodist Church MARTA, Jason Morgan DeKalb County Department of Community Development DeKalb County Department of Senior Affairs Ismaili Jamat Khana North Decatur Methodist Church Scott Boulevard Baptist Church North Decatur Presbyterian Church Decatur Heights Methodist Church 17 COMMITMENT AND ABILITY TO IMPLEMENT DeKalb County has a long history of redevelopment projects for the proposed Medline area and the area’s surroundings. The County will continue to take the lead in the redevelopment efforts and continues to pursue numerous initiatives to support the study area. These initiatives include: Revolving Loan Fund (RLF) and Micro‐Loan Fund; Business within the Medline area that qualify, may participate in the Revolving Loan Fund. The RLF and the Micro‐Loan program are two initiatives showcasing DeKalb County’s commitment to fostering and growing small business. The RLF was created in 2000 and provides qualifying DeKalb County businesses with low interest rate loans between $10,000 and $50,000, which in turn may be used for construction, rehabilitation/renovation, and the purchase of new machinery and equipment. The Micro‐loan program provides loans for businesses needing less than $10,000. Both programs are run by the DeKalb Enterprise Business Corporation (DEBCO), a 501c3 organization created specifically to administer the programs mentioned above. Enterprise Zone (EZ) Program; The EZ program was initiated in December 2001 and provides property tax incentives for businesses locating in economically distressed areas of the county. Areas include but are not limited to Candler Road, Wesley Chapel Road, and Columbia Drive. Businesses locating in the EZ’s can receive exemptions on property taxes for a 10‐year period and in some cases receive waivers up to $10,000 on permitting and water/sewer tap fees. Tax Allocation Districts; Passed by the citizens of DeKalb County in the fall of 2002, the Office of Economic Development is now looking to use redevelopment as granted by the state legislature to redevelop economically distressed areas of the County. Tax Allocation Districts (TAD’s), commonly referred to as tax increment financing (TIF) allows the pledging of future incremental change in tax revenues for projects such as construction or improvement of sewers, roads, public parking, sidewalks, plazas, streetscapes, landscaping, building renovation, transit station improvements and in select cases, site improvements and land assembly. Development Authority; The Development Authority of DeKalb County was created by the Georgia General Assembly for the purpose of promoting trade, commerce, industry, and employment opportunities for the public good and to promote the general welfare of the State. Comprised of seven board members, this authority was established in 1974 to promote economic development within DeKalb. It assists in financing business facilities and equipment for job creation and expansion. Bond financing packages, for qualified companies, are based on the type and number of jobs produced. DeKalb County 2025 Comprehensive Plan Community Agenda; The DeKalb County Comprehensive Plan Community Agenda lays the blueprint for the desired future development patterns for DeKalb County. Taken from the results of the public participation, current development trends, and land use patterns in the County, the Plan endorsees the concept of “nodal” or “corridor” mixed‐use development at designated locations while preserving the character of existing stable neighborhoods. The goal is to take advantage of all transportation and infrastructure facilities that currently exist and encourage additional densities within and around existing areas. These nodes will encourage walkable mixed‐use communities that fit within the context of existing single family neighborhoods. In order to encourage the redevelopment of vacant or underutilized greyfield sites, the Scott Boulevard and Church Street have been designated as Commercial Redevelopment Corridors where rezoning to 18 mixed use and higher density residential development is permitted in place of the more restrictive single‐use commercial and multifamily zonings that currently exists along theses corridors. Many uses have concentrated around the intersection of North Decatur Road and DeKalb Industrial Way which has been designated as a Neighborhood Center. This designations permits mixed use rezoning that will allow for more compact mixed use redevelopment on sites that are currently single use and primarily automobile dependent. DeKalb County has completed the following infrastructure improvements within the study area: • Widening project at DeKalb Medical Hospital to include a left turn lane • Widening project on North Decatur Road Mixed‐Use Overlay District Ordinances: DeKalb County has created and adopted several overlay districts to encourage development and redevelopment that is consistent with adopted LCI Plans. These overlays function as implementation tools for the land use /redevelopment policies adopted in several of the county’s LCI Studies. The overlay regulations encourage mixed‐use development, pedestrian connectivity, public open space and the gray field redevelopment of vacant and underutilized commercial properties. In order to encourage redevelopment, proposed projects that follow the overlay’s development standards and design guidelines go through an expedited review process that is faster than the counties traditional rezoning cycle. Density bonuses are given to developments that provide public space exceeding to overlay’s minimum requirements and to developments that include a minimum percentage of mixed use. The following Mixed Use Overlay Districts have been adopted to encourage development and redevelopment consistent with adopted LCI Plans: 1. Northlake Area Overlay 2. Peachtree / Brookhaven Overlay 3. Tucker Overlay 4. I‐20 Overlay 5. Emory Village Overlay Construction of LCI recommended projects: DeKalb County has implemented numerous street and streetscape projects that were identified in previous LCI studies. Sample Completed DeKalb County LCI Projects include: 1. Tucker Main Street Streetscape 2. Emory Village Streetscape and roundabout 3. Lavista (Northlake) Streetscape 4. Perimeter Center West Streetscape 19 APPENDICIES DeKalb County Board of Commissioners Letters of Support Community Financial Support Letters Photos Supporting Comprehensive Plan Policies 20 21 22 23 November 15, 2012 To whom it may concern: We are writing in support of a study in the MEDLINE area of Scott Boulevard, North Decatur Road, and Lawrenceville Highway. As one of the few greenspaces in the area, we feel that this area needs to be the focus of redevelopment for better transportation, pedestrian access, and renewed businesses. We understand that DeKalb County is applying for an LCI New Centers Activity Center grant for the area. This area is often very congested with traffic due to access to I285 and US78 and acts as a travel corridor to Clifton Road, Emory University, Children’s Healthcare of Atlanta, and the CDC. We are willing to partner with DeKalb County in helping to think about changes to the MEDLINE area that can improve traffic flow and the quality of life for those living in the community. Sincerely, Christopher Beck President, Clyde Shepherd Nature Preserve 24 Images of DeKalb Medical Center, once DeKalb General Hospital. Image of Suburban Plaza Retail and shopping plazas in the Medline District. 25 Images of several greyfields within the boundary of the proposed Medline District 26 Supporting Comprehensive Plan Policies
The DeKalb County 2025 Comprehensive Plan was reviewed during the writing of this application to ensure the concepts presented are consistent with the intent and purpose of the plan. The following plan policies are listed to further express the need for a LCI study in the Wesley Chapel Activity Center area. Economic Development EDP2: Coordinate the economic development plans for the county with those of surrounding jurisdictions. EDP4: Attract new industrial growth that provides quality employment and economic opportunities and makes effective use of existing resources. EDP6: Organize a contemporary approach to the redevelopment of business and industrial areas. EDP12: Encourage area businesses to support and participate in economic development improvement efforts. Housing HP1: Protect established single family residential neighborhoods from encroachment by incompatible development. HP5: Mixed use developments shall include a variety of home styles, densities and price ranges in locations that are accessible to jobs and services. HP13: Develop design guidelines and other requirements to create quality construction projects.
Sense of Place SPP1: Develop and promote sense of place initiatives that will foster community interaction and pride. SPP2: Create pedestrian scale communities that focus on the relationship between the street, buildings, and people. Facilities and Services FSP1: Encourage the identification and prioritization of community facility and service needs. FSP5: Provide well, designed and versatile recreational opportunities. FSP9 : Ensure the new developments provide an equitable share of the responsibility for the costs of new services and facilities. Transportation TP1: Maintain and enhance an efficient, safe and reliable transportation system. 27 TP5: Coordinate land use and transportation planning and implementation. TP8: Improve mobility by reducing congestion, enhancing system reliability and increasing available transportation choices. TP9: Enhance connectivity among major activity centers and locations Land Use LUP1: Identify and encourage the development of priority areas for new infill or redevelopment. LUP2: Create compact mixed use districts and reduce automobile dependency and travel to obtain basic services. LUP4: Allow increased density to encourage urban lifestyles that support mixed use in activity centers. LUP6: Ensure that new development and redevelopment is compatible with existing residential areas. LUP8: Improve the aesthetic appearance of developments along major corridors. LUP11: Limit the construction of non‐residential development to discourage sprawl. LUP15: Provide standards of development for retail, office and neighborhood serving commercial uses to protect the appeal and character of neighborhoods. Regional Center Character Area RCCAP2: Preserve and enhance the integrity and quality of existing residential neighborhoods. RCCAP3: Foster retrofitting for conformity with traditional neighborhood principles. RCCAP6: Require greater setbacks and/or transitional buffers for developments when located adjacent to lower density residential uses. RCCAP7: Require the incorporation of enhanced buffers in efforts to protect single family neighborhoods. RCCAP8: Require the consideration of staggered height implementation when developments are adjacent to single family residential neighborhoods. RCCAP9: Create small area plans and overlays for activity centers as a way to further refine the countywide nodal/activity center concept. 28