Tucker-Northlake LCI Study by Sizemore Group

TuckerNorthlake

Community Improvement District Master Plan Study

SIZEMORE GROUP in association with

NELSON NYGAARD CONSULTING ASSOCIATES & GIBBS PLANNING GROUP

Tucker-Northlake Community Improvement District Master Plan Study

April 2015 SIZEMORE GROUP in association with

NELSON NYGAARD CONSULTING ASSOCIATES & GIBBS PLANNING GROUP

Credits Tucker-Northlake CID Ann Rosenthal - President John Gurbal - Project Manager

Tucker-Northlake CID Board Bill Rosenfeld - Chairman John Martin - Vice Chairman Michele Weston - Secretary Annie Gibson-Ervin - Treasurer Lou Brown Barry Schrenk Peggy Berg Frank Goulding Brad Spratte

DeKalb County Department of Planning & Sustainability Sidney Douse - Land Use Planner Melora Furman - Senior Planner

Department of Public Works

Patrece Keeter - Transportation Division

Atlanta Regional Commission

Amy Goodwin - Principal Planner, Land Use

GDOT

Bessie Reina - GDOT Kaycee Mertz - Planning

Steering Committee* Troy Bush, Rehoboth Baptist Church June Connor, Emory University Orthopaedics and Spine Hospital Andre Koleszar, Regency Anne Lerner, Tucker Dave Morgan, Commercial Broker John Oselette, Representative for Nancy Jester Bruce Penn, Tucker Civic Association Brad Spratte, Northlake Business Association Sue Stork, Northlake Mall Leroy Tanker, Northlake Civic Association James Tsismanakis, Discover DeKalb Honey Van De Kreke, Tucker Business Association Betty Willis, Emory University Orthopaedics and Spine Hospital Mary Kay Woodworth, Lavista Hills

Consultant Team LEAD FIRM :: URBAN DESIGN, PLANNING and PROJECT MANAGEMENT

SIZEMORE GROUP Bill De St. Aubin, AIA, LEED AP Principal-in-Charge Mike Sizemore, AIA, Principal Deanna Murphy, AICP Planner TRANSPORTATION

Nelson Nygaard Consulting Associates Joel Mann, AICP Associate Project Planner MARKET STUDY

Gibbs Planning Group Bob Gibbs, AICP, ASLA Principal

*The Steering Committee is made up of key stakeholders in the Tucker-Northlake study area who have committed to provide technical guidance, assist in advertising public meetings, distribute information to the larger community, and provide feedback on materials to be presented at public meetings prior to each opportunity. This group includes individuals who are knowledgeable about the study areaâ&#x20AC;&#x2122;s issues and opportunities, experts in related fields, and are vital to the implementation of the final plan.

Contents 1.0

Introduction

2.0

Facts and Analysis

1.1 1.2 1.3

.................................................................................08

Location and Context The Process Previous Studies and Plans

.................................................................................16

2.1 Existing Conditions 2.2 Anticipated Growth 2.3 Land Use and Zoning 2.4 Transportation

3.0

Community Participation

3.1

.................................................................................40

Community Participation

4.0

Recommendations

4.1 4.2 4.3 4.4 4.5 4.6

.................................................................................48

Master Plan Overview Overlay Improvements Downtown Tucker Mixed Use District Northlake Mixed Use Retail District Northlake Mixed Use Medical and Industrial District Transportation and Corridors

5.0

Implementation Plan

5.1 Implementation Strategies 5.2 Work Program and Five Year Schedule

6.0

Appendix

6.1 Community Survey Summary 6.2 Market Study

..................................................................................84

.................................................................................... i

TUCKER NORTHLAKE CID Master Plan Study

Introduction

TUCKER NORTHLAKE CID Master Plan Study

1.0 Introduction

The Tucker Northlake Community Improvement District Master Plan Study is a planning study led by the Tucker Northlake Community Improvement District (TNCID) in coordination with DeKalb County and the Atlanta Regional Commission (ARC). While this project is not an official ARC Livable Centers Initiative (LCI) study, it acts as an update to previous LCI studies for Downtown Tucker and Northlake. In coordination with the ARC, this plan will be grandfathered into the LCI program and eligible for LCI program support and grant opportunities.

1.1 Location and Context The Tucker-Northlake Community Improvement District (TNCID) Study boundary totals approximately 2,600 acres of land. The study area comprises the recently expanded Tucker-Northlake CID boundary and includes Downtown Tucker, Northlake Mall, Northlake Tower Festival Shopping Center, Briarcliff Village Shopping Center, Montreal Road industrial uses, Rehoboth Church, and Emory University Orthopaedics and Spine Hospital. Refer to Figure 1.1b.

Introduction

The study area is located approximately 14 miles northeast of Downtown Atlanta in DeKalb County, which is part of the 10-County Metro Atlanta Region. Refer to Figure 1.1a.

Major study area corridors include Interstate-285, which extends north-south, and Lavista Road and Lawrenceville Highway, the east-west connectors. The study area boundary includes, approximately Lavista Road, Midvale Road, and Henderson Mill Road to the north; Mountain Industrial Boulevard to the east; the back of parcels along Lawrenceville

Highway to the south; and Northlake Mall and the surrounding commercial district to the west. The Tucker-Northlake Community Improvement District (TNCID) is leading this study to guide future growth in the TNCID into vibrant, walkable, mixed use centers. This study will address how to improve, build from, and preserve the character of the three distinct study area districts, as identified below, and major corridors which connect them: Historic Downtown Tucker, the Northlake Regional Retail District, and the Northlake Medical and Industrial District. Major corridors include: Lawrenceville Highway and Lavista Road. Downtown Tucker is defined by its historic main street, which is lined by predominately one-story historic commercial spaces and anchored by Tucker High School at one end and the railroad tracks on the other. Main Street has seen recent investment with streetscape improvements including sidewalk upgrades, street trees and landscaping, street furniture, and street parking. Investment in Main Street has drawn new restaurants and retail to the area. While the Downtown is home to several successful restaurants, it lacks a vibrancy and mix of uses to draw people to the area.

This study seeks to create a vibrant, walkable, and economically thriving Tucker-Northlake where: The small town charm of Tuckerâ&#x20AC;&#x2122;s Main Street thrives with shops and restaurants; Northlakeâ&#x20AC;&#x2122;s regional commercial and industrial centers develop into mixed use, walkable destinations; Lavista Road and Lawrenceville Highway are inviting multi-modal connectors for these activity centers.

Tucker-Northlake

The Northlake Regional Retail District is anchored by Northlake Mall and includes several shopping centers, including Northlake Tower Festival and Briarcliff Village. With proximity to I-285 and I-85, this area captures a regional consumer base. Community input revealed that many neighboring residents travel to other shopping centers, including Downtown Decatur, the Perimeter area, and Figure 1.1a: Study Area Context Map

Tucker High School

Lavista Rd

Downtown Tucker

Cofer Crossing

Main St

Northlake Mall

Lavista Rd

Tucker Middle School

La wr en

ce v

ille

Northlake Tower Festival

Rehoboth Church Emory University Hospital

Introduction

Briarcliff Village

Figure 1.1b: Study Area Map

TUCKER NORTHLAKE CID Master Plan Study

Toco Hills for their shopping, dining, and entertainment needs. The Northlake Medical and Industrial District is characterized by large industrial warehouse spaces with easy access to I-285. Major tenants include Inland Seafood, Hormel Foods, and Quest Diagnostics. The area is also home to the Emory University Orthopaedics and Spine Hospital. The hospital has drawn additional medical office tenants to the area within their building and an adjacent office building. Several extended stay hotels/ motels line Lawrenceville Highway, near the I-285 interchange, in this district. This area, especially surrounding the I-285 interchange, is perceived by the community as crime-ridden and aesthetically unpleasant.

Introduction

Lawrenceville Highway and Lavista Road are the major east-west corridors in the study area. Lawrenceville Highway, a federal route, is lined with automobile service and commercial strip centers, excessive curb-cuts, and parking lots. The 5 to 8-lane roadway was designed largely for the automobile, lacking many pedestrian and bicycle amenities.

Lavista Road, a state route, is mostly lined with single family detached homes which have been converted into commercial uses. The 5-7 lane road is also largely designed for the automobile and lacking pedestrian and bicycle amenities. This study aims to address these key focus areas by providing market based, community-supported guidance for future growth of the TuckerNorthlake area.

1.2 The Process

Three main requirements were utilized in determining the goals for this process. These requirements include:

GRANT

MARKET

• The LCI Program Goals • The Market Study Results • The Community Vision Where the goals of the LCI program, the Market, and the Community Vision overlap they provide a focus and direction for the master plan development. To show how the vision, goals, and market would lead to redevelopment over time, a phased master plan was created, focusing on the known market demand in the next five years. Incremental phases were developed to reach the 25 year Visionary Master Plan, which aims to attract excitement and a future vision that responds to the aspirational goals of the community, the CID, and the County.

LCI Program Goals While this project is not an official Atlanta Regional Commission (ARC) Livable Centers Initiative (LCI) study, it acts as a combined 10 year master plan update to the 2002 Northlake LCI Study and the 2005 Tucker LCI. In coordination with the ARC, this plan will be grandfathered into the LCI program and eligible for LCI program support and grant opportunities. LCI program goals and requirements were considered throughout this process and incorporated into the recommendations.

COMMUNITY

FOCUS

The Livable Centers Initiative Program provides planning grants for local government and nonprofits to achieve the following goals: • To encourage mixed income live, work, play, and shop activity centers. • To create connected communities with multi-modal access for all users, including transit, roadways, walking, and biking. • To include public outreach involving all stakeholders. At the time of this study, LCI recommendations are eligible for competitive transportation funding grants through the ARC, once an LCI plan has been adopted by the jurisdiction. Transportation recommendations for implementation funds that best achieve the focus goals of this process were made within this plan.

Introduction Figure 1.2a: Community Meeting 2

TUCKER NORTHLAKE CID Master Plan Study

Summary of Market Findings

1.3 Previous Studies and Plans

Current Market Demand by 2020 Retail: 98,000 sf Office: 48,400 sf Industrial: 68,500 sf Residential: 100 units

2002 Northlake LCI In 2002, the Northlake Community Alliance (NCA), in cooperation with DeKalb County was awarded a Livable Centers Initiative (LCI) grant to complete a study of the area around Northlake Mall. The completed Lavista Road streetscape project and new sidewalk connections throughout the study area were successful outcomes of this LCI initiative.

A market study, providing 5 year projected demands for retail, office, industrial, and residential, was completed for this study. Refer to the appendix for the full market analysis. Findings include:

These figures are based on the assumption that growth in these areas will be built as conventional developments, similar to what currently exists in the study area, and recommendations as set forth in this master plan will not be implemented. It is plausible that if new development is built as a walkable town center, with well-designed buildings and public realm, a new market would be created in the study area with the ability to increase the retail, office, and housing demands.

Introduction

Community Vision

An extensive public involvement program was undertaken to involve all stakeholders in the study process. Through this effort, an articulated and community supported vision for the study area was identified, along with various issues, needs and aspirations to be addressed in the master plan. This involved stakeholder meetings, interviews, visioning sessions and design workshops (refer to Figure 1.2a and 1.2b). This collaborative effort was an integral part of gaining consensus and support of the various stakeholders in the community. Community goals, as an outcome of the public involvement program, are outlined in Section 3.0.

This LCI study builds from previous plans and studies by reviewing recommendations and incorporating them into the final plan. Below is a list of relevant previous studies.

2006 Northlake LCI - 5 year update In 2006, the Northlake Community Alliance (NCA), updated the 2002 LCI study, noting progress and priority projects. Successful outcomes of this study update include establishing the Northlake Business Association, expanding the Tucker-Northlake Community Improvement District (TNCID) boundary to include the Northlake area, and the creation of the Northlake Overlay District. 2005 Tucker LCI In 2005, DeKalb County, in partnership with Main Street Tucker Alliance, the Tucker Civic Association, and the Tucker Business Association, was awarded an ARC LCI study grant to focus on revitalization of the Downtown Tucker area. The study addressed the possibility of incorporating high density development in the downtown Tucker area, a mix of uses, and improved mobility on major corridors. Successful outcomes of this study include the Tucker Main Street Streetscape project and the Tucker Overlay District.

2010 Tucker LCI In 2010 DeKalb County, the Main Street Tucker Alliance, the Tucker Civic Association, the Tucker Business Association, among others, pursued an update to the original Tucker LCI. This study focused on updating and prioritizing the 5-year action plan.

What We’ve Heard What would you like to create? Gateway “You are in Northlake/Tucker”

Higher-end Restaurants and Retail Complete Streets

Brain Train

Bike Lanes

Health Food Store Park/Greenspace Walkable Town Center Safety

Events and Festivals

Introduction

Music festival/venues Community theater Arts and Culture Concerts at lunch Farmers Market Street Life

Figure 1.2b: Word Cloud based on feedback during Community Meeting 1 to the question “What should be created in the study area?”. The larger the word the more often it was expressed by the community.

TUCKER NORTHLAKE CID Master Plan Study

Facts and Analysis

TUCKER NORTHLAKE CID Master Plan Study

2.0 Facts and Analysis 2.1 Existing Conditions

The study area is defined by three distinct districts: Historic Downtown Tucker, the Northlake Regional Retail District, and the Northlake Medical and Industrial District; and the major corridors that connect them: Lawrenceville Highway and Lavista Road. Refer to Figure 2.1a for images of the study area. Historic Downtown Tucker

Facts and Analysis

Downtown Tucker is defined by its historic main street, which is lined by predominately one-story historic commercial spaces. The commercial uses include several restaurants, small retail stores, office space which includes attorneys, financial, and insurance businesses, neighborhood services including hair salons, eye care, and banks, in addition to several large churches.

Downtown Tucker is bisected by an active CSX railroad track. Main Street provides an at-grade crossing. South of the railroad tracks, with the exclusion of Matthewâ&#x20AC;&#x2122;s Cafeteria and some retail south of Lawrenceville Highway, uses become more industrial based, including automobile services and the Cofer Brothers lumber yard. Main Street is also home to Tucker High School, at the north end on Lavista Road, and Tucker Middle School, south of the railroad tracks. Main Street has seen recent investment with streetscape improvements including sidewalk upgrades, street trees and landscaping, street fur-

niture, and street parking. This investment, along with the existing range of uses, and itâ&#x20AC;&#x2122;s inherent small, walkable block structure, makes this area desirable for future growth. Current barriers to making Downtown a truly vibrant and economically successful area include a lack of residential uses and density. Northlake Regional Retail District The Northlake Regional Retail District is anchored by Northlake Mall, a one million square foot regional mall, built in the early 1970s. While the mall appears to be doing well financially, many neighborhood residents expressed concern that it does not provide the retailers and services that they desire and, therefore, they venture out of the study area for their shopping and entertainment needs. Adjacent to the mall are several strip mall shopping centers, including Northlake Tower Festival and Briarcliff Village. With proximity to I-285 and I-85, these retail centers capture a regional consumer base. This district is home to some office space, particularly to the north of the study area. Office uses have seen a decline in recent years, with demolition for multi-family residential and retail uses. In general, this area is made up of large parcels with single land uses. Over the past few years, however, new multi-family housing has been built adjacent to the mall, bringing a 24-hour population to the area. A new multi-family project is currently under-construction on the former Siemenâ&#x20AC;&#x2122;s site, as well.

Several hotels also call this area home, taking advantage of regional and national travelers on I-285 and I-85. True to form of many retail districts built in the 1970s and 80s, this entire district was developed to accommodate the automobile and, therefore, lacks a walkable block structure and pedestrian and bicycle amenities. Northlake Medical and Industrial District The Northlake Medical and Industrial District is characterized by large industrial warehouse spaces with easy access to I-285, on the north side of Lawrenceville Highway between I-285 and Montreal Road. Major tenants in the Industrial area include Inland Seafood, Hormel Foods, and Quest Diagnostics. To the south of Lawrenceville Highway are two large single use properties, the Emory University Orthopaedics and Spine Hospital and Rehoboth Church. The large Floral Hills Memorial Garden Cemetery sits across Lawrenceville Highway from Rehoboth Church. Several extended stay hotels/motels line Lawrenceville Highway, near the I-285 interchange, in this district. The community has expressed concerns about crime in and around the extended stay motels. There are also concerns in regards to pedestrian and bicycle safety crossing I-285 on Lawrenceville Highway, due to a lack of safe crossings and landscaped buffers. The visual appearance of the I-285/Lawrenceville Highway interchange is also a community concern.

Historic Downtown Tucker: Main Street

Northlake Medical and Industrial District: Lawrenceville Highway Figure 2.1a: Study Area Images

Facts and Analysis

Northlake Regional Retail District: Northlake Mall

TUCKER NORTHLAKE CID Master Plan Study

The interchange is characterized by vacant lots and rundown motels. As an entrance way to the Tucker-Northlake community, this area is in need of aesthetic improvements. Lawrenceville Highway and Lavista Road Lawrenceville Highway and Lavista Road are the major east-west corridors in the study area, connecting the three districts as described above. Lawrenceville Highway, a federal route, is lined with automobile service and commercial strip centers, excessive curb-cuts, and parking lots. The 5 to 8-lane roadway was designed largely for the automobile, lacking many pedestrian and bicycle amenities. Lavista Road, a state route, is mostly lined with single family detached homes, which have been converted into commercial uses. The 5-7 lane road is also largely designed for the automobile and lacking pedestrian and bicycle amenities.

2.2 Anticipated Growth There are three known future developments, either under construction or undergoing rezoning within the study area. Refer to Figure 2.2a for location of future developments: 1. Lavista retail development: A new retail development, anchored by a Dickâ&#x20AC;&#x2122;s Sporting Goods, is undergoing rezoning on the former Lavista Office Park site. 2. Park Northlake: A multi-family residential development is under-construction on the former Siemenâ&#x20AC;&#x2122;s site by Southeast Capital Companies. The project will include 200 apartment units and 94 townhomes. 3. Heartside Tucker Senior Apartments: A senior living facility (active seniors) is about to break ground near downtown Tucker led by NorSouth Development.

Facts and Analysis

For the purpose of the market study, these three developments were included in the analysis, and projected figures are in addition to these projects.

What We Know Land Use FUTURE DEVELOPMENT 3

Facts and Analysis

Figure 2.2a: Future Developments

TUCKER NORTHLAKE CID Master Plan Study

2.3 Land Use and Zoning Land Use

Facts and Analysis

Of the 2,600 study area acres, approximately 15% is infrastructure and/or undeveloped. Below is a breakdown of current land uses in the area, as outlined in Figure 2.3a. For the purpose of this analysis, the land where the future developments are identified is categorized according to itâ&#x20AC;&#x2122;s future use. Land use break down is as follows:

Land Use Residential Commercial Industrial Office Institutional Green

Acres 805 675 360 170 120 120

Total

2,250

% 30% 25% 15% 7% 5% 5%

Overall the study area has a good mix of land uses, with a majority of residential uses at 30%, followed by commercial and industrial uses at 25% and 15%, respectively, with office and institutional land uses at 7% and 5%, and green at 5%. While the breakdown of land uses is well mixed, they are still fairly segregated, with commercial and industrial cores more centralized in the study area, surrounded on the periphery with residential. This separation of uses makes walkability to work, shopping and entertainment difficult, as most residents do not live within a typical, or desired, walking distance (1/4 mile is the distance most people will walk) to destinations. Refer to Figure 2.3a for a depiction of the 1/4 mile radius from job, shopping and entertainment centers. In addition to the long walking distances, other barriers deter walkability, including buffers between

developments, major roadways, the interstate, and the railroad tracks, in addition to a lack of desirable sidewalks and crosswalks.

of Lawrenceville Highway. Industrial uses also line much of Lawrenceville Highway, with a few large parcels in Downtown Tucker.

Residential Residential totals approximately 30% of the land area, making it the majority land use. Residential uses mostly sit on the periphery of the study area, surrounding large commercial or industrial land uses. Residents that sit adjacent to the large land use, have more opportunity to walk to adjacent uses, being within a 1/4 mile radius (or 5 minute walk) to shopping, entertainment and jobs, however due to a lacking road network and barriers such as buffers and the railroad tracks, access becomes more inhibited. Walkability could be increased by incorporating residential, commercial, office, and industrial uses into the 1/4 mile radius. Additionally, pedestrian amenities including safe sidewalks and crosswalks are necessary to encourage walkability, especially along major corridors, where they are largely lacking, as further discussed in Section 2.5, Transportation.

Office Office land use makes up only about 7% of the study area. Most of the office space is located north or Northlake Mall and near the railroad track and I-285. In recent years, several acres of office land use has been redeveloped into residential or retail uses, lowering the availability of potential office jobs in the study area.

Commercial Commercial land use makes up 25% of the study area. On the west side of the study area, this land use is consolidated into major shopping centers, such as Northlake Mall, Northlake Festival, and Briarcliff Village. Downtown Tucker hosts a majority of commercial land uses on smaller parcels and with many different owners. Similarly, Lawrenceville Highway and Lavista Road have commercial uses mostly on smaller parcels with individual land owners. Industrial Industrial land is the fourth greatest land use at approximately 15%. Industrial land use is primarily located between Montreal Road and I-285, north

Institutional Approximately 5% of the land is institutional use. This includes religious facilities, schools, the Tucker Community Center, the Tucker Library, and the Emory Hospital. Greenspace Greenspace makes up approximately 5% of the land in the study area. For the purpose of this study, greenspace includes parks, cemeteries, and land with water bodies. Of this 5% only 2.5% is actual public park space, the Johnsâ&#x20AC;&#x2122; Homestead Park and the field next to the Tucker Recreation Center, both owned by DeKalb County.

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2.3a: Study Area Existing Land Use

TUCKER NORTHLAKE CID

What We Know

Master Plan Study

Land Use

Zoning Currently the study area includes Commercial, Office, Industrial, Single Family Residential and Multi-Family Residential zones in accordance with the 2014 DeKalb County Zoning Map. Refer to Figure 2.3c.

Facts and Analysis

At first glance the County’s zoning designations appear to have a good balance of uses in close proximity to one another. However as identified in the land use map, Figure 2.3a, much of the identified office space has been, or is in the process of being, converted to residential uses and/or isn’t being used as traditional office space, such as the inclusion of Rehoboth Church and the Floral Hills Memorial Garden in the office zoning category. It should also be noted that uses are still highly segregated, with few areas that allow for a close proximity between different land uses.

As the County’s zoning did not provide for mixed use categories, the previous LCI studies recommended and led to the establishment of two Overlay Districts: The Northlake Overlay District and the Tucker Overlay District. These Overlays aimed to provide for a better mix of uses, greater densities in these core areas, and improved development practices for walkability and livability. Refer to Figure 2.3b for the overlay boundaries. Northlake Overlay District The Northlake Overlay was adopted in 2008 by DeKalb County and aims to protect the Northlake Commercial Center from incompatible uses and seeks to ensure compatibility of heights and encourage mixed use redevelopments. Design Guidelines are included in this Overlay to encourage high design character, including guides for streets, side-

Tucker Overlay District

Northlake Overlay District

2.3b: Study Area Existing Overlay Districts

walks, street furniture, landscaping, site layout, signage, and building facade and massing design. Downtown Tucker Overlay District The Downtown Tucker Overlay District was adopted by DeKalb County in 2008. The Tucker Overlay similarly aims to protect Downtown Tucker from incompatible uses and seeks to ensure compatibility of heights and encourage mixed use redevelopments. Incentives are included within the text to encourage good design, signage, landscaping, and the relocation of parking to attract new businesses and development.

What We Know

Facts and Analysis

Land Use

2.3c: Study Area Existing Zoning

TUCKER NORTHLAKE CID Master Plan Study

Water, Topography, and Greenspace Water There are several water bodies within the study area, including North Lake, located just north or Northlake Mall. Additionally, Burnt Fork Creek runs east-west through the center of the study area, alongside the railroad. Refer to Figure 2.3d. Access to North Lake is made difficult to the public as it is surrounded by private property owners, including residents, commercial, and office buildings. Similarly, Burnt Fork Creek is surrounded by mostly industrial uses, with little access to the waterway. As redevelopment occurs, there may be opportunities to develop around these water bodies in a way that makes them more of an amenity.

Facts and Analysis

The required 100’ buffers (50’ buffer on each side) lend themselves to the development of multi-use paths and trails along side these water bodies.

Topography The contours within the study area, naturally follow the rivers and streams to low points. A ridge can be seen following closely to Lawrenceville Highway. Refer to Figure 2.3e. Greenspace Overall the study area lacks accessible greenspace. The County only identifies two parks within the study area, Johns’ Homestead Park and the Tucker Recreation Center. It should be noted, that Tucker High School and Tucker Middle School are within the study area and host recreation fields.

Additionally, Floral Hills Memorial Garden and the historic Rehoboth Cemetery may offer the community alternative greenspace options. Refer to Figure 2.3f.

What We Know Land Use North Lake

eek

Facts and Analysis

rnt

k For

2.3d: Water and Floodplains Map

TUCKER NORTHLAKE CID Master Plan Study

What We Know Land Use

Facts and Analysis

TOPOGRAPHY

2.3e: Topography

What We Know Land Use Tucker Recreation Center Field

Tucker High School Field

Tucker Middle School Fields

Johnsâ&#x20AC;&#x2122; Homestead Park

Facts and Analysis

Floral Hills Memorial Garden and Rehoboth Cemetery

2.3f: Greenspace

TUCKER NORTHLAKE CID Master Plan Study

2.4 Transportation

Traffic and Roadway Capacity

additional traffic, though key intersections—such as the Lavista, Chamblee-Tucker and Fellowship Road intersections just north of downtown Tucker—are currently more compromised in their capacity and will require ongoing study and refinement as traffic in the area increases.

The current roadway network in the TNCID area is framed by the major arterial streets of Lavista Road, Lawrenceville Highway and Briarcliff Road. Lavista and Briarcliff converge just south of the Northlake Mall, and Lawrenceville Highway follows a route generally parallel to Lavista until these two converge east of downtown Tucker.

Figure 2.4a illustrates current volumes with lane capacity, with weighted lines indicating greater volumes. Using a general planning rule that the upper limit of capacity for a two-lane roadway is between 18,000 and 20,000 vehicles per day, most of the streets in the study area currently carry traffic that suggests their capacity is appropriate.

Northlake Parkway is a major connecting street that intersects with both Lavista and Lawrenceville and provides the major connecting route through the area north of the Northlake Mall. Northlake Parkway, Lawrenceville and Lavista all have interchange access with Interstate 285, which bisects the area.

Collector streets in the TNCID area generally connect between the main Lavista and Lawrenceville corridors and are typically two-lane roads, though some streets (such as Fellowship Road between Lavista and Lawrenceville) have four lanes. Although these collector streets offer connections to local streets, many local streets also intersect directly with the primary arterials, and these are often deadend or cul-de-sac streets with no other outlets to the street network. This underscores the importance of these arterial streets as primary circulators in the study area and points to a high degree of turning vehicle movements from arterial streets—and not just at intersections with other arterials.

Facts and Analysis

This section provides an overview of existing transportation facilities within the study area.

In general, these roads carry traffic volumes that fit within their overall capacity—the major arterial streets all have at least four travel lanes, with the extent of Lavista between I-285 and Briarcliff Road featuring six lanes. The typical cross-sections of Lavista and Lawrenceville through most of the study area feature two-way left turn lanes, and Northlake Parkway is divided by a raised median. Lawrenceville and Lavista each carry between 20,000 and 25,000 vehicles per day for most of their extents, and short sections where routes converge, such as Lavista adjacent to the Northlake Mall and Lawrenceville south of downtown Tucker, carry slightly higher volumes. These streets have the capacity to absorb

Bicycle and Pedestrian Infrastructure The TNCID area features limited bicycle infrastructure, with only short extents of streets (such as Idlewood Road) featuring bicycle lanes. There are existing off-street trails in the area, although these are generally focused on recreational use and not

connected to a larger system that serves the study area. Although the sidewalk system is generally more complete than the bicycle system, it also features notable limitations, especially along major streets. Lawrenceville Highway, Lavista Road and Northlake Parkway all feature sidewalks on both sides of the street, although in many locations these are narrow and constructed directly against the curb. Lawrenceville Highway in particular features numerous driveways, making the overall pedestrian experience uneven and exposing pedestrians to a greater risk of turning vehicles—both in and out of driveways—that may be more attentive to oncoming vehicle traffic. On collector-class streets in the study area, sidewalks are less consistent. Some of the major connecting streets through the study area—such as Montreal Road, Fellowship Road, Brockett Road, and Henderson Road—do not have any sidewalks for much of their extent. The same is true for many of the local streets in the area. Figure 2.4b shows sidewalk locations (in purple along the street corridors), with notable gaps apparent on major streets. Most local streets have no sidewalks at all. Major intersections throughout the study are generally well marked for pedestrian crossings and feature pedestrian signals. This is due in part of major progress made from previous Northlake LCI studies, which identified upgrades to sidewalks and crossings along the Lavista and Briarcliff corridors as key priorities for pedestrian safety and access. However, there are still many locations throughout the study area where pedestrian crossings are not

Facts and Analysis Figure 2.4a: Existing Traffic Counts

TUCKER NORTHLAKE CID Master Plan Study

well marked or protected by signals. The following section on pedestrian safety identifies key locations where pedestrian-related crashes have occurred and investigates current condition of the infrastructure. Even though limited off-street trails serve existing recreational areas, they do not connect to a larger system. The Stone Mountain Trail is near the study area, less than two miles from downtown Tucker in a direct line, and although there are challenges to connecting the study area to it, there are also numerous opportunities through major corridors such as Idlewood Road and Mountain Industrial Road.

Facts and Analysis

Transit Service

MARTA is the TNCID’s primary transit operator and operates six fixed-route bus services, most connecting to rail stations on either the Gold or Blue lines. When considering the suburban environment in which these services operate, some routes offer high-frequency service, with peak-hour service every 10 to 20 minutes—among the most frequent bus service in MARTA’s overall route system. Others, however, only operate every 40 to 60 minutes. Both downtown Tucker and the Northlake Mall area are terminal points of some of these MARTA routes and thus function as de facto transfer areas, but neither features bus stops that offer passenger amenities to those riders who may need to transfer between services there. Refer to Figure 2.4c for locations of MARTA service. In addition to MARTA, the Georgia Regional Transportation Authority (GRTA) Xpress commuter

bus service passes through the study area along Interstate 285 with its Perimeter Center-Panola Road service, although it does not stop there. MARTA has recently undertaken a comprehensive operations analysis of its entire rail and bus system with the intent of identifying potential changes to service frequency and alignment. None of the routes through the TNCID area are proposed to be changed fundamentally, although there is opportunity as changes in the study area bring new employment and residential population to consider how current services might better function as regional connections to major destinations—such as the City of Atlanta’s business districts, Perimeter Center or downtown Decatur. In addition, there is no direct connection on existing MARTA service between the study area’s two activity centers. Although current ridership demands do not reflect a need for this service, this should be reevaluated as the study area continues to mature and redevelop. This might be fixed-route service operated by MARTA, but it could also include independently-operated shuttle service focused on connections between these two nodes at the times of week and/or times of day when service is most needed.

Safety While most of the TNCID area’s transportation system is composed of local streets with low traffic volumes, the area does include high volume arterial streets. Lavista Road between Briarcliff and the I-285 interchange in particular is marked by a high number of crashes, as are other extents where multiple routes converge or intersect.

Figure 2.4d depicts the locations of crashes along selected corridors, with crash rates, calculated by normalizing the number of crashes by a number of vehicle miles traveled on that portion of the corridor, illustrated on major corridors where sufficient traffic volume data were available to calculate this rate. Although none of the crash rates on these corridors are higher than statewide averages for their roadway class, Lavista road between Briarcliff and Lawrenceville Highway approaches this average, due in part to the high concentration of crashes near the Northlake Mall and I-285 interchange. It is not only the number of crashes or the overall rate that warrant attention: the severity of crashes, especially at key intersections, is a cause for concern in promoting a safer and more reliable transportation system. Between 2012 and 2014, four crashes involving fatalities occurred along Lawrenceville Highway between Stone Mountain Freeway and Jimmy Carter Boulevard, two of which occurred at the intersection of Montreal Road. During this time, two fatalities occurred along Lavista Road between Parklake Drive and Montreal Road, and the latter was a pedestrian fatality. Figure 2.4e shows the locations of crashes that involved injuries (shown in orange) and fatalities (shown in deep red). The locations of bicycle and pedestrian crashes are shown in Figure 2.4f.

Facts and Analysis Figure 2.4b: Existing Sidewalk Locations

TUCKER NORTHLAKE CID

Facts and Analysis

Master Plan Study

Figure 2.4c: Existing Transit Service

Facts and Analysis Figure 2.4d: Crash Rates

TUCKER NORTHLAKE CID

Facts and Analysis

Master Plan Study

Figure 2.4e: Automobile crashes with injuries or fatalities

Facts and Analysis Figure 2.4f: Bicycle and Pedestrian Crashes

TUCKER NORTHLAKE CID Master Plan Study

Accomplishments Below is a list of accomplishments as a result of the previous LCI studies: Northlake LCI Study Area Lavista Streetscape Improvements (refer to Figure 2.4g) Pedestrian Connections to Neighborhoods Intersection Improvements Northlake Overlay District

Tucker LCI Study Area Tucker Main Street Streetscape Improvements (refer to Figure 2.4h)

Facts and Analysis

Tucker Overlay District

Figure 2.4g: Lavista Road Streetscape Project, as result of the Northlake LCI

Facts and Analysis Figure 2.4h: Main Street Streetscape Project, a result of the Tucker LCI

TUCKER NORTHLAKE CID Master Plan Study

Community Participation

TUCKER NORTHLAKE CID Master Plan Study

3.0 Community Participation 3.1 Community Participation

Community Participation

Public involvement is a key component of the LCI program and is critical for truly understanding the vision, goals, and needs of the Tucker-Northlake community. As such, all LCI studies must involve the public in a meaningful way and at key study milestones. Establishing many ways for people to engage in the planning process helps to ensure that local knowledge is accessed and used in developing master plan recommendations. It also maximizes the opportunities for the public to become involved in the overall process. The Tucker-Northlake CID Master Plan Study public participation process engaged stakeholders at three levels throughout the planning process: The Project Management Team, the Steering Committee, and the General Public.

A Project Management Team consisting of consultants, the Tucker-Northlake CID, and the Atlanta Regional Commission was convened. The purpose of the team was to develop initial goals and visions, discuss the progress of the plan, to brainstorm solutions and strategies to address challenges and needs, and to plan community engagement opportunities at a very high level. This team met one to two times per month either in person or by conference call. The Steering Committee consisted of stakeholders within the Tucker-Northlake CID study area with knowledge and expertise that could lend to the study process. Steering Committee members included property owners, business owners, community residents, representatives from the Tucker Business Association, Tucker Civic Association,

Northlake Business Association, Northlake Civic Association, and representatives from DeKalb County Department of Planning and Sustainability, Public Works, and Discover DeKalb. This group was instrumental in guiding the course of the study through the identification of issues and opportunities, development of plan goals and objectives, and review of the feasibility and effectiveness of recommendations. Three sessions were held with the Steering Committee at key milestones throughout the process. The general public which includes the study area community, at large, was engaged at three opportunities: a kick-off meeting, a design-review workshop, and a final recommendation presentation and open house event. All outreach opportunities were designed to inform, invite and communicate with stakeholders about the study. The public involvement process included a variety of outreach tools including key stakeholder interviews; an online project website; meetings, workshops, and open house events; and an online community survey. This focus on multiple means of collection and distribution of information, along with careful timing of activities to tie them directly to the anticipated completion of technical tasks and key milestones of the project allowed for public input to be incorporated into the technical process in a meaningful way. Refer to Figure 3.1a for images from Community Meetings 1 and 2.

Stakeholder Interviews During the months of January and February the consultant team conducted stakeholder interviews with members of the Steering Committee and other key stakeholders in the study area. Key stakeholder interviews helped to promote a clear understanding of the goals, objectives, existing market opportunities, and social economic context in the study area. They also provided insight into the overall vision for the study area. Interviews were consistent in format utilizing a prepared questionnaire that included a range of discussion points. Each interview began with an introduction to the study followed by background information prior to beginning the interview. From the interviews, stakeholders provided insight into their overall vision for the study area. Main transportation and land use needs and concerns were also discussed. Suggestions for how best to involve and inform the public concluded the interviews. A total of 12 stakeholder interviews were conducted.

Steering Committee Meetings The Steering Committee met at three points during the planning process. The following are brief summaries of these meetings. 1. Steering Committee Meeting #1 was held on January 13, 2015: The purpose of the first Steering Committee Meeting was to introduce the project and Steering Committee Members; identify study area goals and issues; and dis-

Community Participation 3.1a: Community Meetings 1 and 2

TUCKER NORTHLAKE CID Master Plan Study

cuss the upcoming community meeting agenda. The consultant team also provided a presentation on health and wellness and discussed how design recommendations could incorporate health, leading to positive impacts on overall community well-being. 2. Steering Committee Meeting #2 was held on February 12, 2015: The purpose of the second Steering Committee Meeting was to present the results of community input to date, including results of the first community meeting’s vision and goal setting exercise and the community survey. The areas of focus for the design workshop were also discussed.

3. Steering Committee Meeting #3 was held on March 5, 2015: The purpose of the third and final Steering Committee Meeting was to review the draft Master Plan concepts and discuss recommendations and implementation strategies. The final meeting also served as a chance to review plans for the final community meeting presentation and open house.

Community Participation

Design Workshop

On February 19th the Consultant Team hosted a one-day design workshop. Project Management and Steering Committee Team Members were invited to join the entire Consultant Team in an intensive full day of concept development. The day began with a project introduction of all analysis, facts, goals, and community input gathered to date. The remainder of the day focused on design development of recommended concepts for the following four study areas: • Downtown Tucker • Northlake Retail

• Northlake Medical and Industrial • Transportation & Corridors Results from this workshop were presented to the community during the February 26th Open House for feedback and comment. Refer to Figure 3.1b for images from the Design Workshop.

Public Workshops & Open House Events The general public was engaged at three points throughout the planning process. A summary of each outreach event is included below. 1. The Kick-Off Meeting was conducted on January 22, 2015: The purpose of this meeting was to introduce the project to the public and to educate them on the study process. At this meeting, the public was engaged in an interactive workshop to gather feedback based on four topics, what they want to: • Preserve • Change • Create • Connect 2. A Design Review Workshop was held on February 26, 2015: The design review workshop was an opportunity for community members to review the results of community input to date and the draft concepts that were produced during the February 19th Design Workshop. A brief presentation was provided by Ann Rosenthal, CID President, on the purpose of the study and goals of the CID. The workshop was an open house format, with tables and displays based on the four topics discussed during the Design Workshop:

• • • •

Downtown Tucker Northlake Retail Northlake Medical and Industrial Transportation & Corridors

Consultant team members were at each display to discuss and engage with community members as they learned more about the process, concept recommendations, and provided their feedback. 3. The Final Presentation and Open House was held on March 24, 2015: At this final presentation, the Consultant Team discussed recommended concepts for the study area and engaged the community in a question and answer session. Input from community members followed during an Open House session, where boards of all recommendations were displayed for discussion purposes.

Project Website A project website was established as the hub of information for the Study. The site provided basic information about the purpose of the study, a description of the study area, a “Frequently Asked Questions” page, and information on how the public could remain involved. Contact information for the TNCID Project Manager and Consultant Team members was also available on the website: https://sites.google.com/site/tuckernorthlakecidstudy/home

Community Participation 3.1b: Design Workshop

TUCKER NORTHLAKE CID

What We’ve Heard

Master Plan Study

Online Community Survey Surveys are an important method of information gathering generating data that is essential for developing an understanding of the community and its needs. As such, a community survey was designed to gather input regarding the vision for this study. The survey was made available online from January 28 through March 6, 2015. The following methods were used to share the link for the online survey: • By email via the Consultant Team to the study area stakeholder database • Through the Tucker-Northlake CID website and email listserv • Distribution by the Steering Committee via email, social media, and neighborhood listservs • Via the project website

Community Participation

A total of 626 surveys were completed. Results of this survey were used to supplement statistical and market data and to represent the public’s voice regarding the future development of the study area. A full summary of the online community survey can be found in the Appendix.

What would you like to preserve? What should be PRESERVED in the study area? Single Family Neighborhoods Tucker’s Small town charm Main Street Small family-owned businesses

Greenspace

Johns Homestead Park Henderson Park Stone Mountain Park Henderson Community Garden Twin Brothers Lakes Tucker Nature Preserve

Access

Traffic sanity Access to interstates

What We’ve Heard

What would you like to change?

What should be CHANGED in the study area?

Lawrenceville Highway Beautify Gateways

Northlake Mall

Pedestrian Town Center More Greenspace Improve Safety at Interchanges Lavista Road

More High-end Retail and Restaurants

Complete Streets

Northlake Festival Improve signage (no billboards)

Health Food Stores

Improve Schools

3.1c: Word Cloud based on feedback during Community Meeting 1 to the questions “What should be preserved and what should be changed in the study area?”. The larger the word the more often it was expressed by the community.

What We’ve Heard What should be CREATED in the study area?

What would you like to create? Gateway “You are in Northlake/Tucker”

Higher-end Restaurants and Retail Complete Streets

Brain Train

Bike Lanes

Health Food Store Park/Greenspace Walkable Town Center Safety

Events and Festivals Music festival/venues Community theater Arts and Culture Concerts at lunch Farmers Market Street Life

Transit

to connect? Brain Train Across I-285

Parks

Mixed Use

Higher-end Retail and Restaurants Walkability

Bike Lanes on Lavista and Lawrenceville Downtown Tucker to Northlake Tucker Recreation Center Tucker

Multi-use Trail MARTA

3.1c: Word Cloud based on feedback during Community Meeting 1 to the questions “What should be created and what should be connected in the study area?”. The larger the word the more often it was expressed by the community.

Community Participation

What would you area? like What should be CONNECTED in the study

What We’ve Heard

TUCKER NORTHLAKE CID Master Plan Study

Recommendations

TUCKER NORTHLAKE CID Master Plan Study

4.0 Recommendations 4.1 Master Plan Overview

The Visionary Plan, a 10-25 year initiative, as pictured in Figure 4.1a, and as described within the recommendations, depicts the future concept and vision for a vibrant, healthy, mixed use, economically thriving Tucker-Northlake. The study area consists of four major focus areas: Downtown Tucker Mixed Use District; Northlake Mixed Use Retail District; Northlake Mixed Use Medical and Industrial District; and Transportation and Corridors. Each focus area has specific recommendations to meet goals as previously described. Following is a list of the major initiatives to accomplish this vision, focused on priority projects to be accomplished in the next 5 years. Key concepts:

Recommendations

1. Downtown Tucker Mixed Use District

The following are key recommendations for Downtown Tucker to support a mixed use district with thriving retail and restaurants, supported by adjacent residential uses and connectivity to the surrounding community. Refer to Sections 4.2 and 4.3 for more information. • L1: Downtown Tucker Overlay Improvements: Consider amendments to the Downtown Tucker Overlay that support shared parking, streetscape beautification improvements, connectivity, and signage improvements, based on best retail practices. Refer to Section 4.2. • E1: Marking and branding campaign: The

CID is encouraged to develop a marketing and branding campaign to help attract and retain businesses and new development. • E5: Shared Parking: Encourage shared parking in Downtown Tucker by launching a pilot program where the CID and Tucker Business Association guide selected land owners through the process. • E6: Downtown Multi-Family Development: The CID and County are encouraged to work with the development community to identify multi-family development opportunities adjacent to Main Street, further supporting Downtown retail and restaurants with nearby residents in a walkable community. Consider incentives within the Overlay for this desired development. • E7: Main Street Building Expansion Program: The CID and the County are encouraged to work with existing owners and the development community to implement the Main Street Building Expansion Program. This program helps to create a more vibrant Main Street by expanding and extending building facades to increase building square footage and create a more vibrant and comfortable pedestrian experience on the street. Consider incentives within the Overlay for this development program. • E8: Main Street Trees: The CID and the County are encouraged to pursue supplemental funds to install trees with a minimum 6” caliper on Main Street, especially at bulb-outs. This will improve the pedestrian experience on the street

with more shading, visual enclosure, and beatification. • E10: Tax Allocation District: The CID and the County should consider and study the feasibility of a Tax Allocation District (TAD) in the Northlake-Tucker area to spur redevelopment. • T4: Idlewood Road Improvements: Improve pedestrian and bicycle access on Idlewood Road. Pursue funding to design and develop sidewalks and bicycle lanes on Idlewood Road from Tucker Middle School to Lawrenceville Highway. • T6: Tucker Triangle Intersection Improvements: The CID and County are encouraged to pursue funding to design and develop improvements to the Tucker Triangle Intersection. • T7: Fellowship Road Improvements: The CID and the County are encouraged to pursue supplemental funds to implement roadway improvements to Fellowship Road, including incorporating new bicycle lanes. • T11: Lynburn/Lawrenceville Pedestrian Enhancements; Improved Pedestrian amenities at Lynburn Drive and Lawrenceville Highway. Consider aging in place amenities to accommodate the residents of the future senior housing project. This may include crosswalk timing adjustments and voice over countdowns. • Additional Transportation Improvements, focused on the entire study area are listed in the Transportation Section.

TUCKER-NORTHLAKE CID DRAFT MASTER PLAN Downtown Tucker District

Northlake Mixed Use Medical & Industrial District

Legend Existing Roads Proposed Roads Proposed Trails Proposed Building Greenspace StudyArea Streams Water Body

Figure 4.1a: Visionary Master Plan

Recommendations

Northlake Mixed Use Retail District

TUCKER NORTHLAKE CID Master Plan Study

2. Northlake Mixed Use Retail District The following are key recommendations for the Northlake Mixed Use Retail District to support a mixed use, walkable, and well connected district retrofitted from the existing large, single use parcel development. Refer to Sections 4.2 and 4.4 for more information. • L2: Northlake Overlay Improvements: Consider amendments to the Northlake Overlay including expansion of the Overlay to include properties within the CID to the south; to support signage improvements, street beautification, shared parking, walkability, and connectivity. Refer to Section 4.2.

Recommendations

• E1: Marking and branding campaign: The CID is encouraged to develop a marketing and branding campaign for the CID to help attract and retain businesses and new development.

• E2: Gateway Beautification: The CID is encouraged to pursue funding to design and develop gateway beautification at the Northlake Parkway/I-285 and the Lavista/ I-285 interchanges. Beautification should include landscaping, signage, art, and lighting. • E3: Discover DeKalb Visitor’s Center: Work with Discover DeKalb to locate a Visitor’s Center and offices in the Northlake Area. • E9: Signage Funding Program: To encourage signage improvements throughout the CID, with a focus on the Northlake Retail Mixed Use District, the

CID should consider developing a signage funding program to incentivize property owners to upgrade signage to meet Overlay standards. • E10: Tax Allocation District: The CID and the County should consider and study the feasibility of a Tax Allocation District (TAD) in the Northlake-Tucker area to spur redevelopment. • T1: Henderson Mill Connector: Restripe Henderson Mill Road between Briarcliff and Lavista Roads with a continuous twoway left turn lane. • T2: Briarcliff and Fielding Pedestrian Enhancement: Realign the pedestrian crossing at Fielding Drive and place curb ramps appropriately. • T7: Henderson Mill and Fielding Drive Intersection Improvements: Realign the entry into the Mall to reduce curb cut radius and shorten pedestrian crossings, reducing overall footprint of intersection. • Additional Transportation Improvements, focused on the entire study area are listed in the Transportation Section.

3. Northlake Mixed Industrial District

Use

Medical

and

The following are key recommendations for the Northlake Mixed Use Medical and Industrial District to support a regional job center with medical, industrial, office, and conference center uses adjacent to complimentary retail and restaurants and accessible to residential, creating a walkable and vibrant neighborhood center. Refer to Sections 4.2 and 4.5 for more information. • L2: Northlake Overlay Improvements: Consider amendments to the Northlake Overlay including expansion of the Overlay to include properties within the CID to the south to help improve development standards for the Northlake Medical and Industrial Mixed Use District. Refer to Section 4.2. • L3: Lawrenceville Highway Corridor Feasibility Study: pursue supplemental LCI funds to study, design, and develop a corridor plan for Lawrenceville Highway. Included in this study should be roadway and frontage design standards, access management, land use, and the feasibility of a Lawrenceville Highway Overlay District. • L5: Wellness Trail: Pursue supplemental funds to design and develop the Wellness Trail, connecting Johns’ Homestead Park, Rehoboth Church, and the Emory Hospital. • E1: Marking and branding campaign: The CID is encouraged to develop a marketing and branding campaign for the CID to

• E2: Gateway Beautification: The CID is encouraged to pursue funding to design and develop gateway beautification at the Lawrenceville Highway/I-285 interchange. Beautification should include landscaping, signage, art, and lighting. • E4: Regional Conference Center: The CID and Discover DeKalb should pursue development of a regional conference center in the Northlake Medical and Industrial Mixed Use District. • Additional Transportation Improvements, focused on the entire study area are listed in the Transportation Section.

4. Transportation and Corridors The following are key recommendations for the transportation and corridor improvements through the study area, in addition to transportation recommendations described previously. Refer to Section 4.6 for more information. • T3: Lavista Road Bicycle Lanes: Restripe the outer lanes of Lavista Road to include on-street bicycle lanes. • T5: Transit Stop Enhancements: Install bus shelters and improved signage at key locations in the study area. • T8: Complete Street Connections: Incorporate Complete Street requirements into the Overlays. • T9: Tucker to Northlake Rail-Trail Feasibility Study: Perform a feasibility study, design and development for a trail connecting Northlake to Downtown Tucker.

Recommendations

help attract and retain businesses and new development.

TUCKER NORTHLAKE CID Master Plan Study

4.2 Overlay Improvements In order to create the vibrant, mixed use, walkable, well-connected community nodes and corridors, as described within this report, several zoning updates are recommended. Recommendations aim to increase connectivity, walkability, design and aesthetics, and create more incentives and accountability for enactment of the Overlay guides. Refer to Figure 4.2a for a diagram of approximate, proposed Overlay boundaries.

Downtown Tucker Overlay L1a: Amendments to the Downtown Tucker Overlay: Pursue LCI and Community Choice supplemental funds to make the following amendments to the Downtown Tucker Overlay: a.) Remove parcels that front Lawrenceville Highway from the Downtown Tucker Overlay and incorporate into the proposed Lawrenceville Highway Overlay District. Alternatively, a Lawrenceville Highway street section and development standards could be incorporated into the Tucker Overlay.

Recommendations

b.) Incorporate an ideal street section for Lavista Road, per the street section proposed in Section 4.6 Transportation.

c.) Incentivize compliance of the Signage Requirements on existing properties. A recommended incentive is a Signage Funding Program, of which property owners could apply for a grant to update signage to meet existing overlay standards. Existing signage standards should be reviewed for consistency with current retail best practices.

d.) Incorporate block size requirements in addition to the existing street connection requirements. Consider including language to require large parcels to be subdivided with new local streets. Property with street frontage longer than 600 feet should be divided into blocks no longer than 600 feet, but recommended to be between 300 and 400 feet. New street connections, per the new street connection map, found in Section 4.6, should be included in the Overlay as a connectivity suggested guide. e.) Parking: Include additional incentives for shared parking, such as, guaranteed lower parking space requirements and assistance with shared parking applications by the CID or Tucker Business Association. For new development, incentives could include an increased FAR and/or density bonuses. f.) Street trees: Increase the minimum tree caliber to 6â&#x20AC;?. g.) Incorporate trail connection requirements or incentives per DeKalb Countyâ&#x20AC;&#x2122;s CTP, PATH trail plans, and connection to the proposed Rail Trail. L1b: Design Guidelines: Consider development of design guidelines to supplement the Downtown Tucker Overlay Ordinance. Consider form based code guidelines and incorporate recommendations for Main Street, including the Main Street Building Expansion concept, refer to Section 4.3. T8: Complete Streets Policy: Incorporate complete streets standards into the Overlay District. As properties redevelop, developers should be required to follow Overlay standards for

new street connections and design standards. Encourage developers to create streets per the proposed roadway network per this master plan, as identified in Section 4.6. All new connections should safely accommodate bicycles and pedestrians. Most new streets should be small local urban streets that include wide sidewalks, lighting, on-street parking and building frontages which define the public realm. H1: Include incentives for employer assisted housing in the Overlay. Incentives may include: tax credits and matching funds from County or State housing departments. H3: Include a required mix of unit sizes in new multi-family developments to provide for a mix of incomes and generations throughout the study area.

Northlake Overlay L2: Amendments to the Northlake Overlay: Pursue LCI and Community Choice supplemental funds to make the following amendments to the Northlake Overlay: a.) Expand the existing boundary to the south to match the CID southern boundary and include Emory Hospital, Rehoboth Church, and adjacent industrial land. b.) Incorporate an ideal street section for Lavista Road, per the street section proposed in Section 4.6 Transportation, with a minimum sidewalk width of 4 feet and recommended sidewalk width of 20 feet, where applicable. c.) Incentivize compliance of the Signage Requirements on existing properties. A recommended incentive is a Signage Funding

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Recommendations

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TUCKER NORTHLAKE CID Master Plan Study

Program, of which property owners could apply for a grant to update signage to meet existing overlay standards. Existing signage standards should be reviewed for consistency with current retail best practices.

T8: Complete Streets Policy: Incorporate complete streets standards into the Overlay District. As properties redevelop, developers should be required to follow Overlay standards for new street connections and design standards.

Encourage developers to create streets per the proposed roadway network per this master plan, as identified in Section 4.6. All new connections should safely accommodate bicycles and pedestrians. Most new streets should be small local urban streets that include wide sidewalks, lighting, on-street parking and building frontages which define the public realm.

e.) Parking: Include additional incentives for shared parking, such as, guaranteed lower parking space requirements and assistance with shared parking applications by the CID or Tucker Business Association. For new development, incentives could include an increased FAR and/or density bonuses.

H1: Include incentives for employer assisted housing in the Overlay. Incentives may include: tax credits and matching funds from County or State housing departments.

Recommendations

f.) Street trees: Increase the minimum tree caliber to 6â&#x20AC;?.

g.) Consider decreasing maximum densities and heights per Tier 1 to allow incentives to have traction. Consider 45 units/acre maximum density and a maximum height of 8. Tie incentives to units/ acre in addition to FAR. h.) Consider making inter-parcel connectivity a requirement for new development, instead of a strong recommendation. i.) Incorporate trail connection incentives and/or requirements per DeKalb Countyâ&#x20AC;&#x2122;s CTP, PATH trail plans, and connection to the proposed Rail Trail.

Associated street sections to accompany the existing Overlay street sections are identified in Section 4.6.

H3: Include a required mix of unit sizes in new multi-family developments to provide for a mix of incomes and generations throughout the study area.

Proposed Lawrenceville Overlay L4: Develop a Lawrenceville Highway Overlay District: Pursue LCI and Community Choice supplemental funds to develop an overlay district and guidelines for Lawrenceville Highway. Consider the development of a form-based code for this Overlay. Recommendations for this Overlay should evolve from the proposed Lawrenceville Highway Corridor Feasibility Study. A new street section should be the basis for this Overlay, focused on roadway and frontage design standards, access management, and land use.

Housing recommendations considered include:

that

should

H1: Include incentives for employer assisted housing in the Overlay. Incentives may include: tax credits and matching funds from County or State housing departments. H2: Include requirements and/or incentives for Inclusionary Zoning, similar to existing incentives in the Tucker and Northlake Overlays. H3: Include a required mix of unit sizes in new multi-family developments to provide for a mix of incomes and generations throughout the study area.

Form Based Code An alternative to the previous recommendations, would be to develop a form based code for the entire CID area. As the form based code uses a transect system based on densities, building heights, and preferred land uses, it could accommodate the different characters throughout the study area, from Northlake Retail to Lawrenceville Highway to Downtown Tucker. This may be a longer term solution to zoning and it is recommended to update the Overlays more immediately to help guide new development.

Recommendations

TUCKER NORTHLAKE CID Master Plan Study

4.3 Downtown Tucker Mixed Use District The Good Downtown Tucker is known for it’s small railroad town charm. Historic buildings line the main street and recent Main Street streetscape improvements have made it a desirable place for new retail and restaurants.

The Concerns The overall scale of Downtown Tucker’s Main Street does not create a desirable pedestrian environment. Current proportions are too wide and building heights too low to create a comfortable enclosure that captures the interest and view of the visitor. Additionally, residential uses are not located within easy walking distance of the Main Street, making a draw of consistent customers difficult.

Recommendations

5 Year Recommendations

To continue to attract new businesses into Downtown several recommendations are proposed in this section. Recommendations focus on improving the aesthetics and visual interest of Main Street, improved pedestrian accessibility and comfort, and incorporating housing into the Downtown to further enliven the area. Refer to Figure 4.3a for a concept drawing of these recommendations. • E6: Downtown Residential Development: The CID and County are encouraged to work with the development community to identify multi-family development opportunities adjacent to Main Street, further supporting Downtown retail and restaurants with nearby

residents in a walkable community. Consider incentives within the Overlay for this desired development. Two types of housing are proposed in Downtown Tucker: Townhomes and Multifamily development. Townhomes: As noted in Figure 4.3a, item 1, townhomes are proposed to line existing parking lots on streets adjacent to Main Street. These locations are in close walking distance to Main Street amenities, improving economic development for the area as an increased population will have easy accessibility. Well designed townhomes, with improved streetscapes, including trees, sidewalks, and street parking, will also improve the visual appearance of Downtown. In regards to trees, consider a tree ordinance that identifies and preserves appropriate existing trees in the Downtown area. Preservation of large, historic trees can help provide a sense of history for this area. Multi-family development: It is recommended that the CID work with the development community to incentivize development of multi-family residential units adjacent to Main Street to provide further opportunities to live in walking distance to this entertainment, restaurant, and retail corridor. Figure 4.3a, item 5, identifies conceptual multi-family development locations, focused on large parcels of land adjacent to Main Street. The CID is encourage to work with the development community to identify appropriate large parcels and parcel assemblage opportunities for multi-

family development. It is important that new development creates walkable, connected and well designed communities. The development of a Tucker Design Guideline document may help direct development in this manner. Figure 4.3a, item 6, identifies structured parking along the railroad tracks, not only providing necessary parking for the residential units and shared parking possibilities for Main Street businesses, the parking deck also acts as a sound barrier between residential units and the active railroad tracks. It is recommended that this design concept be incorporated into the Tucker Design Guidelines. • E8: Main Street Trees: The CID and the County are encouraged to pursue supplemental funds to install trees with a minimum 6” caliber on Main Street. This will improve the pedestrian experience on the street with more shading, visual enclosure, and beautification. Figure 4.3a, item 4, identifies street trees with a 6” caliper along Main Street. Currently crepe myrtles line the Main Street. While these trees provide an improved beauty to this street, their low height make it difficult for them to provide needed shading and a sense of enclosure for pedestrians. Trees with a minimum 6” caliber, such as Allee Elms, are recommended as they will grow to a height that provides shading, visibility of storefront signage and windows, and a canopy that provides a sense of enclosure, making Main Street more comfortable from the pedestrian experience. • E7: Main Street Building Expansion Program: The CID and the County are encouraged to work with the development

TUCKER-NORTHLAKE CID DRAFT PLAN DOWNTOWN TUCKER

MAIN STREET

LEGEND LEGEND

1.1.TOWNHOMES FRONTING TOWNHOMES FRONTING STREETS AROUND EXISTING STREET AROUND EXISTING PARKPARKING LOTS ING 2.2.PARALLEL PARKING PARALLEL PARKING 3. GREEN MEDIAN TOWNSTREET GREEN EXPANSIONS 4.3.MAIN 4. MAIN STREET EXPANSIONS AND AND STREET TREES TREES 5.STREET RESIDENTIAL REDEVELOPMENT 5. RESIDENTIAL REDEVELOPMENT 6. STRUCTURED PARKING 6. STRUCTURED PARKING ALONG ALONG RAILROAD RAILROAD

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Figure 4.3a: Concept Drawing of Downtown Tucker Recommendations

Recommendations

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TUCKER NORTHLAKE CID Master Plan Study

community to implement the Main Street Building Expansion Program. This program helps to create a more vibrant Main Street by allowing building facade expansion, on no more than half of the existing buildings, to increase building square footage and create a more vibrant and comfortable pedestrian experience on the street. Consider incentives within the Overlay for this development program. Figure 4.3a, item 4, identifies the Main Street Building Expansion concept. This concept is further explained in Figure 4.3b, on the following pages. Additionally, the Main Street green median, identified in Figure 4.3a, item 3, identifies the concept of a median located in the middle of Main Street north of 1st Avenue. The road right of way may allow for this small green median, usable by the community for events, markets, parades, etc.

Long Term Recommendations

Recommendations

Following are longer term recommendations to meet the overall vision and goals for this district:

• Downtown Residential Development and structured parking: In the short term, it is recommended to focus on one or two residential developments, one multi-family and one townhome. As the market allows for more housing in Downtown and the success of these proposed projects are realized, it is encouraged to develop more housing projects to compliment commercial and office uses in Downtown. As improvements are made to the Downtown and it becomes more desirable, structured parking should be

5 Year Plan: 2020 Following, and as pictures in Figure 4.3c, are the priority, 5 year projects for the Downtown Tucker Mixed Use District. 1. Update the Tucker Overlay per recommendations in Section 4.2. 2. Work with the development community to encourage and incentivize residential development, both townhomes and multi-family units. 3. Incorporate street trees with a minimum caliber of 6” along Main Street 4. Work with the development community to encourage and incentivize the Main Street Building Expansion Program. 5. Transportation: • Improved Pedestrian amenities at Lynburn Drive and Lawrenceville Highway. Consider aging in place amenities to accommodate the residents of the future senior housing project. This may include crosswalk timing adjustments and voice over countdowns. • Idlewood Road Sidewalk Improvements • Idlewood Road Bicycle Corridor • Transit Stop Amenity Enhancement • Tucker Triangle Intersection Conversion • Fellowship Road Complete Street Conversion • Tucker to Northlake Rail-Trail Feasibility Study

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Recommendations

RESIDENTIAL DEVELOPMENT

4.3c: Downtown Tucker 5 Year Plan: 2020

TUCKER NORTHLAKE CID Master Plan Study

TUCKER-N TUCKER-N

A CASE FOR MAIN STREET A CASE FOR MAIN A CASE FOR MAIN STREET STREET

Main Street Building Expansion Program

Below is a description of the Main Street Building Expansion Program, which addresses how to make Main Street more desirable to attract businesses, residents, and patrons to Downtown. Human Anatomy According to Renaissance architects, due to the structure of the brow bone, the eye can only see above at an angle of 28-degrees.

HUMAN ANATOMY HUMAN ANATOMY HUMAN ANATOMY Minimum Proportions

Recommendations

Given the human anatomy, in order to create the feeling of enclosure within a streetscape, the minimum proportions for a 100’ wide facade to facade dimension need to be 30’. These minimum proportions can be found in great main streets throughout the world.

MINIMUM PROPORTIONS MINIMUM PROPORTIONS MINIMUM PROPORTIONS

5. 5. 5. EXISTING TUCKER MAIN STREET PROPORTIONS EXISTING TUCKER MAIN STREET PROPORTIONS EXISTING TUCKER MAIN STREET PROPORTIONS

Existing Tucker Main Street Proportions

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Downtown Tucker’s existing Main Street proportions do Dnot meet the minimum enclosure OA D proportions, leading to a vast open street R ILROA D A RA L environment, that does not keep the attention or I RO RA IL of the pedestrian. the comfort A R

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EXISTING TUCKER MAIN STREET PROPORTIONS EXISTING TUCKER MAIN STREET PROPORTIONS

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Ideal Main Street Proportions The ideal Tucker Main Street would involve taller buildings to create the sense of enclosure (increasing from 15’ to 30’). Additionally, if some of the building facades extended outward by 15’, the enclosure becomes even more noticeable and visually interesting.

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IDEAL MAIN STREET PROPORTIONS IDEAL MAIN STREET PROPORTIONS Proposed Tucker Main Street Enclosure

PROPOSED TUCKER MAIN STREET ENCLOSURE PROPOSED TUCKER MAIN STREET ENCLOSURE

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The proposed Tucker Main Street Enclosure involves, increasing building heights to at least 30’, allowing 50-percent of the building facades to extent outward by 15’, and incorporating street trees of at least 6” caliber (particularly concentrated at bulb-outs). The building extensions may only be on the second and third floors, creating an arcade space on the ground floor that showcases existing and/or historic building facades.

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PROPOSED TUCKER MAIN STREET PROPOSED TUCKER MAIN STREET

This plan view identifies how the existing building footprint could expand, providing more square footage to the business owner. The streetscape would adapt, as the sidewalk widens, street trees are installed and diagonal parking becomes parallel parking. The increased sidewalk width in front of buildings that are not expanded, becomes usable supplemental space for outdoor seating, entertainment, art, etc.

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Figure 4.3b: Main Street Building Expansion Program Description

Recommendations

Proposed Tucker Main Street

TUCKER NORTHLAKE CID Master Plan Study

4.4 Northlake District

Mixed

Use

Retail

The Good Northlake’s Retail District is a regional center for DeKalb County. With access from I-285, Lavista Road and the draw of a regional Mall, the area has great visibility and access for visitor’s near and far. The area has seen more attention and interest for redevelopment in recent years with two new developments, under-construction and under re-zoning. Additionally, according to the market analysis, the trade area has an average household income of $74,200, greater than both the County and State averages, at $71,000 and $67,000, respectively. This higher income could help attract redevelopment to the area.

The Concerns The Northlake Mixed Use Retail District is mostly composed of large auto-oriented retail centers. The area lacks walkability, a sense of place and arrival, greenspace amenities, and a mix of uses within nodes.

Recommendations

5 Year Recommendations

The following are key recommendations for the Northlake Mixed Use Retail District to support a mixed use, walkable, and well connected district retrofitted from the existing large, single use parcel development. Refer to Figure 4.4a for a concept drawing of recommendations. • E2: Gateway Beautification: To address a true sense of arrival and sense of place, the CID is encouraged to pursue funding to design and develop gateway beautification at the Northlake Parkway/I-285 and the Lavista/I-285

interchanges. Beautification should include landscaping, signage, art, and lighting. Refer to Figure 4.4a, item 1. It is recommended that these gateway improvements continue with streetscape and landscape beautification along Lavista Road to Northlake Mall. As Lavista Road is a key corridor and gateway into the area, beautification and redevelopment efforts should focus here first. • E3: Discover DeKalb Visitor’s Center: Discover DeKalb is currently looking for opportunities to build and occupy a Visitor Center with office and conference room space for their staff and services. Discover DeKalb is interested in staying in the Northlake area, based on Interstate accessibility, hotels, restaurants, retail and other future amenities, as recommended within this report. The CID is encouraged to work with Discover DeKalb to locate a Visitor’s Center and offices in the Northlake Area. One possible location is identified in Figure 4.4a, item 3. Other potential locations include underutilized strip centers with access and visibility from I-285. • E9: Signage Funding Program: To help with branding of the area and the creation of a sense of place and arrival, existing business signage upgrades are key. To encourage signage improvements throughout the CID, with a focus on the Northlake Retail Mixed Use District, the CID should consider developing a signage funding program to incentivize property owners to upgrade signage to meet Overlay standards. • Redevelopment Partnerships: The CID is encouraged to work with the development community to create the desired mixed-use,

walkable, well connected district, as described in this report. This plan can be used as a catalyst for these discussions. Zoning updates, as recommended in Section 4.2 will also assist in this outcome. Future redevelopments include items 4 and 5 in Figure 4.4a, Northlake Festival and the multi-family development. Work closely with these property owners to develop in a way that meets this vision.

Long Term Recommendations Following are longer term recommendations to meet the overall vision and goals for this district: • Interconnected Street Network: As redevelopment projects occur, opportunities to develop a well-connected street grid should be encouraged. Inclusion of requirements for block size, connectivity, street design, and a connectivity plan within the Northlake Overlay, per Section 4.2, will help to make this a reality. Recommended street realignments, for example Briarcliff Road at Henderson Mill Road and at Lavista Road, aim to create safer intersections for all modes: perpendicular alignment and fewer intersecting streets. • Pedestrian Plaza: Per the recommended realignment of Briarcliff Road, it is recommended to turn a portion of existing Briarcliff Road into a pedestrian plaza. This will make the Lavista/Briarcliff intersection safer and provide a much needed community greenspace. Refer to item 6, Figure 4.4a. • Mall retrofit: In the long term, it is recommended to redevelopment Northlake Mall into a walkable neighborhood center, anchored by a walkable Main Street, Figure 4.4a, item 7. In this concept drawing, anchor

TUCKER-NORTHLAKE CID DRAFT PLAN NORTHLAKE MIXED USE RETAIL

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3. DEKALB VISITOR’S CENTER RELOCATION 4. NORTHLAKE FESTIVAL REDEVELOPMENT 5. UNDER-CONSTRUCTION MULTI-FAMILY REDEVELOPMENT

6. PEDESTRIAN PLAZA PER BRIARCLIFF REALIGNMENT 7. MALL RETROFIT AND NEW MAIN STREET 8. SOCCER FIELDS 9. NORTHLAKE BEACH

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Figure 4.4a: Northlake Mixed Use Retail District Recommendations

TUCKER NORTHLAKE CID Master Plan Study

stores remain, while the center of the mall is retrofitted into a mixed use main street experience that terminates into a park and North Lake. • Soccer fields: Item 8 in Figure 4.4a, recommends recreation soccer fields near North Lake. DeKalb County has a need for recreational soccer fields, which would provide a great amenity to the community in this area, while still providing a funding stream to maintain the land. Overtime this site could be redeveloped into a mixed use development, as the market allows.

Recommendations

• North Lake Beach: North Lake currently sits behind the Mall, surrounded by private property. This lake has potential to be a great amenity and asset for the community. It is recommended that the CID work with current and future property owners to provide access to the Lake. In the long term, a portion of the lake could be made accessible to the public and become a community beach. Trail connectivity around the lake would also provide better access for the community and a way of highlighting this amenity. Refer to 4.4a, item 9.

5 Year Plan: 2020 Following, and as pictures in Figure 4.4b, are the priority, 5 year projects for the Northlake Mixed Use Retail District. 1. Update Northlake Overlay per recommendations in Section 4.2. 2. Gateway Improvements at the I-285/Lavista Road and I-285/Northlake Parkway interchanges. 3. Gateway Improvements: Streetscape beautification and development focus on Lavista Road. 4. Develop a Signage Funding Program and encourage property and business owners to apply for supplemental funding. 5. Redevelopment of known and anticipated development sites: Lavista retail development, Park Northlake, and Northlake Festival. 6. Transportation: • Henderson Mill Connector • Briarcliff Fielding Pedestrian Enhancements. • Lavista Road Bicycle Lane • Bus Shelter upgrade in front of Northlake Mall. • Henderson Mill/Fielding Drive Intersection Improvements

POTENTIAL LOCATION OF DEKALB VISITOR CENTER

UNDER CONSTRUCTION MULTI-FAMILY DEVELOPMENT

GATEWAY BEAUTIFICATION

RETAIL DEVELOPMENT UNDERGOING REZONING

4.4b: Northlake Mixed Use Retail District 5 Year Plan: 2020

Recommendations

NORTHLAKE FESTIVAL RETROFIT

TUCKER NORTHLAKE CID Master Plan Study

4.5 Northlake Mixed Use Medical and Industrial District The Good Northlake’s Medical and Industrial District is a regional job center for DeKalb County. The industrial uses along Montreal Road and the Emory University Orthopaedics and Spine Hospital provide many local jobs within the study area. Rehoboth Church provides an attraction to the area for church patrons as well as those in need of large meeting or event space. Additionally, the area is very accessible due to the I-285 interchange and Lawrenceville Highway’s regional connectivity.

The Concerns

Recommendations

Much of the property located adjacent to the interchange is vacant and underutilized, and has been known to host high crime rates. Additionally, as many of the roads in the study area have focused on moving cars and trucks through the area, there is a lack of pedestrian amenities and landscaping along the streets, in particular Lawrenceville Highway and the I-285 interchange. The area also lacks retail and restaurant amenities for employees, visitors, and residents in the surrounding neighborhoods.

5 Year Recommendations The following are key recommendations for the Northlake Mixed Use Medical and Industrial District to support a regional job center with medical, industrial, office, and conference center uses adjacent to complimentary retail and restaurants with accessibility to residential uses, creating a walkable and vibrant neighborhood center. Refer to Figure 4.5a for a concept drawing of recommendations.

• L3: Lawrenceville Highway Corridor Feasibility Study: There was strong community support for improvements to Lawrenceville Highway. Additionally, this corridor has been identified for pedestrian improvements in the DeKalb County Comprehensive Transportation Plan. Desired improvements include pedestrian and bicycle accessibility and safety; beautification of the streetscape and building frontages; and incorporation of neighborhood retail, restaurants, and job centers. In order to further develop these concepts, it is recommended that the CID and the County pursue supplemental LCI funds to study, design, and develop a corridor plan for Lawrenceville Highway. Included in this study should be roadway and frontage design standards, access management, land use, and the feasibility of a Lawrenceville Highway Overlay District. This is identified in Figure 4.5a, item 8. More detailed enhancements to be explored in the study include: Northlake/Lawrenceville Intersection: Although the intersection’s current design includes crosswalks across most approaches, there are still opportunities for improvement, such as removing the channelized westbound right turn lane from Lawrenceville to Northlake or realigning the crosswalk to give pedestrians better refuge from these right turning vehicles. Improvements should also consider leading pedestrian intervals on highvolume crossings and expanded waiting areas for pedestrians at the corners waiting to cross. Montreal/Lawrenceville Intersection: Enhancements to the streetscape along this

extent of Lawrenceville would help to improve corridor aesthetics and development potential; these should be coordinated with crossing locations at this intersection. Midblock Crossings: As with Lavista Road, the long extents between signal-protected crossings point to crossing demand that may be unmet between these intersections. The study should explore opportunities for added mid-block crossing locations. Access management: In some extents of the Lawrenceville corridor, driveways are spaced on average less than 100 feet apart (and in some locations every 20 to 30 feet), and many feature wide curb cuts. The study should explore strategies for managing this access, identifying parallel connections and cross-property easements in an attempt to reduce the number of driveways. • L5: Wellness Trail: With the desire for walking/hiking trails in Johns’ Homestead Park, it is recommended that a Wellness trail be developed that connects a new trail system from the park to Rehoboth Church, to Emory Hospital, to the Rail and Trail, and south to the Stone Mountain PATH trail. This amenity has the potential to improve community health, though exercise and mental wellness. Access and benefits could also be gained by hospital employees and visitors, as well as future conference center patrons. The CID, in partnership with the County, the PATH foundation, Rehoboth Church, Emory University are encouraged to pursue supplemental funds to design and develop the Wellness Trail. Refer to Figure 4.5a, item 9.

IAN IMPROVEMENTS

1. MIXED USE NEIGHBORHOOD RETAIL 2. GATEWAY IMPROVEMENTS 3. MEDICAL MIXED USE DISTRICT 4. CONFERENCE CENTER AND HOTEL 5. PEDESTRIAN IMPROVEMENTS TO BRIDGE

6. MIXED USE OFFICE WITH GATEWAY PARK 7. POCKET PARKS 8. LAWRENCEVILLE HWY MULTIMODAL IMPROVEMENTS 9. WELLNESS TRAIL

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Legend Existing Roads Proposed Roads Proposed Trails Proposed Building

Greenspace StudyArea Streams Water Body

Figure 4.5a: Northlake Mixed Use Medical and Industrial District Recommendations

Recommendations

DESTRIAN ONLY STREET

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TUCKER-NORTHLAKE CID DRAFT PLAN NORTHLAKE MEDICAL & INDUSTRIAL

TUCKER NORTHLAKE CID Master Plan Study

Recommendations

• E2: Gateway Beautification: The Lawrenceville Highway and I-285 interchange is a major gateway into the Tucker-Northlake Community. Visually the interchange, exits, and surrounding properties lack visual appeal and wayfinding, in addition to being known for criminal activities. To improve the perception of the area, attract businesses and residents, and provide for wayfinding, the CID is encouraged to work with GDOT, and adjacent property owners to improve the visual appearance of this interchange and corridor. Beautification should include landscaping, signage, art, and lighting. Signage standards for wayfinding should be considered by the CID, including up lit CID signage at key gateways. A priority property for visual improvement, in addition to the interchange property and Lawrenceville streetscape, include the properties across from the south bound I-285 exit ramp. A small gateway park with art and signage could be incorporated into these sites, prior to any new development. Refer to Figure 4.5a, item 2.

• E4: Regional Conference Center: According to Discover DeKalb and other stakeholders, there is a need for a conference center, with large meeting space, in DeKalb County. With the great visibility and access in this area, the Emory University Hospital, Rehoboth Church, and a growing workforce, it is recommended that a site with access and visibility to the interstate be considered for a Conference Center and hotel by the CID and Discover DeKalb. Emory University and Rehoboth Church could also benefit from this development with access to meeting space and a hotel for visitors. Refer to Figure 4.5a, item 4.

• Mixed Use Neighborhood Retail: This district currently lacks neighborhood retail and restaurant options for residents, employees and visitors to the hospital, the Church, and the industrial job center. It is recommended that the CID work with the development community to create a mixed use retail center with neighborhood retail, restaurants, and housing options. A potential location for this type of development has been identified in Figure 4.5a, item 1, as it has access and visibility to the interstate and is walkable to surrounding neighborhoods and industrial employees.

Long Term Recommendations Following are longer term recommendations to meet the overall vision and goals for this district: • Medical Mixed Use District: As identified in Figure 4.5a, item 3, it is recommended that the area around Emory University Hospital redevelop into a mixed use center, with retail, restaurants, and housing. • Pedestrian Improvements to Lawrenceville Hwy/I-285 bridge: To improve the pedestrian accessibility across the Lawrenceville Hwy/I285 bridge, it is recommended that sidewalk, buffer and landscaping improvements be made along this bridge. Expansion of the bridge infrastructure could allow for a small park, landscaping, signage and a trail system along at least one side of the bridge creating a safe and attractive crossing for pedestrians while also improving the gateway aesthetic. Refer to Figure 4.5a, item 5. • Mixed Use Office and Gateway Park: The property across from the southbound I-285 exit is a prime site due to it’s access and

visibility. This area is envisioned to be developed into a mixed use office park with gateway greenspace, signage, and art on Lawrenceville Highway facing the exit ramp. This concept is identified in item 6, on Figure 4.5a. • Pocket Parks: Greenspace, as identified in item 7 on Figure 4.5a, within the industrial space should be considered on land that streams or creeks move through. These have potential to become regional stormwater management areas as well as amenities for the community. Overtime, the industrial area may lend itself to more industrial and medical offices, drawing more day time employees to the area. In addition to the parks, a mix of uses are encouraged in this area to provide retail and restaurants for employees.

5 Year Plan: 2020 Following, and as pictured in Figure 4.5b, are the priority, 5 year projects for the Northlake Mixed Use Medical and Industrial District. 1. Update and expand the Northlake Overlay per recommendations in Section 4.2. 2. Pursue a Lawrenceville Highway Corridor Feasibility Study 3. Gateway Improvements at the I-285/Lawrenceville Highway interchange. Incorporate improvements to the lot across from the south-bound Lawrenceville Highway exit ramp, including up lit CID signage. 4. Design and develop the Wellness Trail. 5. Pursue the development of a regional Conference Center. 6. Pursue development of a mixed use neighborhood retail center. 7. Transportation: • Tucker to Northlake Rail-Trail Feasibility Study.

GATEWAY BEAUTIFICATION AT VACANT LOT ACROSS FROM INTERSTATE EXIT

GATEWAY BEAUTIFICATION AT INTERCHANGE GREENSPACE

INDUSTRIAL EXPANSION

WELLNESS TRAIL

Recommendations

NEIGHBORHOOD RETAIL

4.5b: Northlake Medical and Industrial 5 Year Plan: 2020

TUCKER NORTHLAKE CID Master Plan Study

4.6 Transportation and Corridors The Tucker-Northlake CID area features development patterns typical of maturing suburban communities: residential land uses are largely focused on local streets, many of which connect only within their specific subdivision and rely on a single access point to the larger regional street network for longer-distance connections, and collector and arterial streets traditionally focused on moving traffic also carry local traffic to and from commercial and office land uses. The TuckerNorthlake area faces a particular challenge in that its street network is ultimately dependent on two major east-west corridors: Lavista Road and Lawrenceville Highway, both of which converge just east of downtown Tucker.

Recommendations

This challenge becomes more apparent when considering the existing street network and comparing it to the effective street network of connecting routes, which leaves out dead-end streets, cul-de-sacs, and other streets that do not connect to a larger network. As shown in Figure 4.6a, this leaves a strong network of local streets in downtown Tucker but leaves large distances between connections in the Northlake area. When considering this in light of existing transportation conditions, it becomes clear that limited network is one of the study area’s greatest challenges: both for moving traffic and for allowing for other travel modes. The LCI study’s transportation recommendations are focused on ways to address this challenge: either adding street network in areas of expected redevelopment or enhancing the existing network in areas not expected to change so that it is safer and more balanced for all users. From a large-scale perspective, this points to a need

to ‘sort out’ local from regional trips and ensure that each major street in the network provides a safe travel environment. The transportation master plan presented here outlines steps to add streets serving a local and collector function and to enhance existing streets that, due to their role in the regional system, will be expected to carry automobile traffic safely and reliably.

Street Network The primary focus of redevelopment in the TNCID area is at and around the Northlake Mall, where large commercial properties dominated by surface parking present the largest canvas for a more walkable, connected urban form. Key to achieving the potential for walkability that this area offers is adding new network streets to provide new pedestrian paths and add capacity for local traffic circulation and on-street parking. At present, the Northlake Mall subarea relies heavily on Northlake Parkway, Lavista Road, Briarcliff Road and Henderson Mill Road for all circulation—moving traffic in, out of and through the area; allowing traffic local access to private properties; and carrying bicycles, pedestrians and transit vehicles. As this property redevelops, the master plan street network, per the Master Plan - Figure 4.1a and 4.6f, should be used as guidance for where to secure right-of-way and eventually construct local street network links that can increase overall circulation capacity. It is important to emphasize that this network will be implemented over time and will therefore respond to specific development opportunities. The street network as implemented may not match what is shown in the diagram, but should nonetheless follow key principles and guidelines, detailed as follows:

• Principal Streets: The network will be anchored by a series of principal streets, corresponding generally to today’s arterial and collector network. From a land development perspective, these streets should feature the greatest level of restriction on direct private property access through driveways and curb cuts; while they should be designed to promote a balance between motor vehicles and other users of the street, they should also focus on movement and circulation. Collectorlevel streets with adjacent land uses may feature on-street parking, but arterial streets should not feature parking. • Local Streets: These are the primary means of access to private property and parking facilities, but will also handle service trips (such as deliveries and utility vehicles) and on-street parking. These streets should be designed with safe and comfortable pedestrian amenities to increase the density of available routes for walking—this is a critical factor for reducing driving trips in the area, generating less traffic and allowing short trips to be made on foot.

Recommended Projects Traffic Operations T1: Henderson Mill Restriping The short extent of Henderson Mill Road between Briarcliff and Lavista Roads functions primarily to provide access to the commercial properties around it. Some drivers use it as a bypass to the Lavista/Briarcliff intersection, though the turning demand for access to driveways complicates traffic operations.

Recommendations 4.6a: Existing Street Network. The effective street network is highlighted in purple.

TUCKER NORTHLAKE CID Master Plan Study

The study recommends that the road be restriped to allow a continuous two-way left turn lane. Additional space could be used for storage lane approaches at major intersections or to allow right turn lanes into key driveways. Although bicycle lanes would help to add to bicycle connectivity in the area, they would not have clear points of connection and may be limited in their utility in the short-term. T6: Tucker Triangle Intersection Conversion

Recommendations

North of downtown Tucker, the three intersections of Lavista Road, Chamblee-Tucker Road and Fellowship Road currently operate as three separate signals and frequently experience traffic congestion from queues spilling back into adjacent intersections. Past planning studies have proposed redesigning and reconstructing this intersection to function as a single point intersection, but the commercial property inside the triangle formed by the three roads is currently active and has not expressed interest in selling the property for a price that could be absorbed by available funding for the project.

In lieu of this reconstruction, the study team explored an alternative configuration that fits within existing right-of-way and essentially converts the triangle’s traffic operations to function as a roundabout, with a coordinated signal system controlling traffic and pedestrian movements. Eastbound traffic on Lavista continues on the current Lavista right-of-way, where westbound traffic is diverted around the northern point of the triangle. Left turns—from eastbound Lavista to northbound Chamblee-Tucker, as well as from westbound Lavista to southbound Fellowship— would follow the roundabout movement pattern and move through the triangle accordingly. Refer to Figure 4.6b.

T7: Fellowship Road Complete Street/Road Diet South of the Fellowship/Lavista intersection, Fellowship is currently striped as a four-lane undivided street. Traffic volumes suggest that this could be restriped as a three-lane section with a two-way left turn lane. The surplus space from this lane reduction could be used for on-street bicycle lanes to allow a connection between Lavista Road and the Tucker-Northlake Rail Trail (both discussed in the following section on Pedestrian and Bicycle Enhancements).

Pedestrian and Bicycle Enhancements Improving conditions for non-motorized travel is a key strategy to integrating the Northlake and Tucker activity center areas and reducing the driving demand to access them. Although neighborhood connections to these business districts are important in reducing short trips— and in so doing potentially reducing the amounts of land that need to be dedicated to roadway lanes and off-street parking—the overall CID area would also function more holistically if non-motorized travel options were available between the activity centers. The study explored numerous options for this, from restriping of existing streets to more intensive design treatments that improve the pedestrian environment on Lawrenceville Highway and add a rail-adjacent multi-use trail connection along the CSX rail corridor. What is important to keep in mind in these recommendations is that low-effort steps not be seen as the only ways to address this challenge, but rather as short-term solutions that are part of an ongoing commitment of TNCID and its local government partners to increase bicycle and pedestrian mobility in the area. Specific capital project recommendations are detailed below.

Tucker Triangle Concept Why pursue this configuration? The three intersections of Lavista Road, ChambleeTucker Road and Fellowship Road are currently controlled by three independent signals and in peak periods experience heavy congestion. Past proposals to realign Chamblee-Tucker into Fellowship Road and create a signal intersection have not moved forward, due in part to the high cost of acquiring the right-of-way that would be needed for this new configuration. This concept would essentially keep the intersection within existing right-of-way and could offer a short- to medium-term solution to congestion issues, allowing added capacity at the intersection without undertaking major construction. By channeling traffic movements into a single direction, pedestrians are only crossing against one direction of oncoming traffic, and when certain approaches are held pedestrians may have controlled crossing phases protected by signal timing.

What are the benefits? The intended benefits of the configuration are to increase the capacity of these intersections without needing to purchase additional right-of-way or displace current businesses. This configuration would increase the effective storage length for traffic queues and allow protected phase crossings for pedestrians.

What are the challenges? Although preliminary traffic analysis suggests that this configuration is feasible and will not increase overall travel time or queuing, it is a new concept and would require extensive parallel infrastructure—such as upgraded signals and signage—as well as citizen outreach and education in order to be safe and functional. In addition, although preliminary analysis of large vehicles’ ability to use the intersection shows that westbound Lavista trucks can navigate through the triangle’s northern point, this movement is likely to slow traffic operations in ways that do not happen today. Further study will be needed to determine a design that is acceptable to GDOT and DeKalb County.

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Tucker-Northlake Community Improvement District

The diagrams below il signal phasing to hand movements. These ha ALTERNATIVE that pedestrian crossi through and around th One potential reconfiguration that the study flow coord pedestrian Phase 1has explored is treating the triangle Phase 2as an particular movement effective roundabout intersection controlled path is stopped at a re by signals. This converts each leg of the triangle to one-way traffic flow and causes diversion of certain movements. However, it also increases the length that vehicles have to queue and the storage space that certain key movements have. FE

â&#x20AC;&#x2DC;Tucker Triangleâ&#x20AC;&#x2122; Intersection Reconfiguration Concept

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One potential reconfiguration that the study has explored is treating the triangle as an effective roundabout intersection controlled by signals. This converts each leg of the triangle to one-way traffic flow and causes diversion of certain movements. However, it also increases the length that vehicles have to queue and the storage space that certain key movements have. The diagrams below illustrate potential signal phasing to handle different traffic movements. These have been arranged so that pedestrian crossings are still possible Phase 2 through and around the triangle, with pedestrian flow coordinated with when a particular movement crossing a pedestrian path is stopped at a red light.

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The diagrams below illustrate potential signal phasing to handle different traffic movements. These have been arranged so that pedestrian crossings are still possible through and around the triangle, with Phase 3 Phase 2 pedestrian flow coordinated with when a particular movement crossing a pedestrian path is stopped at a red light.

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The diagrams below illustrate potential signal phasing to handle different traffic movements. These have been arranged so that pedestrian crossings are still possible PROPOSED ALTERNATIVE through and around the triangle, with Phase 2 3 Phase 1 One potential reconfiguration pedestrian with when a that the study flow coordinatedPhase movement crossing a pedestrian has explored is treating the triangle particular as an path is stopped at a red light. effective roundabout intersection controlled by signals. This converts each leg of the triangle to one-way traffic flow and causes diversion of certain movements. However, it also increases the length that vehicles have to queue and the storage space that certain key movements have.

Recommendations

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The intersections of Lavista Road, ChambleeLAVISTA ROAD Tucker Road and Fellowship Road today handle high volumes of traffic and function with independently timed signals. These are an ongoing challenge for transportation planners and traffic engineers and the area experiences significant congestion due to short spacing between intersections and a high demand for turning movements. ER R

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T2: Briarcliff and Fielding Roads: Pedestrian Gateway Improvements West of the Northlake Mall, recent improvements to the Briarcliff corridor have added sidewalks on the roadâ&#x20AC;&#x2122;s north/east side, allowing the residential areas west of the mall to have better pedestrian connections to the commercial land uses in and around the mall property. However, this area could benefit from further enhancement.

Recommendations

The intersection of Briarcliff and Fielding Roads currently features a sidewalk on Briarcliff, but its crossing of Fielding is not well marked and does not connect to sidewalks on Fielding. As a shortcut path to the mall property, this intersection should be upgraded with marked crosswalks and Fielding Road should have sidewalks added to facilitate the connection to the mall area.

At the intersection of Fielding and Henderson Mill, there is only a marked pedestrian crossing on the north side of the intersection. This intersection should be reconfigured to allow a south-side crossing, as well as considering reducing the turning radius at the corner of Henderson Mill and the mall entrance drive, to promote safer pedestrian access into the mall area. Although demand for walking to the mall may not currently be high, future redevelopment of this area is expected to increase the offering of neighborhood-serving uses in and around the mall; this key path to the Briarcliff neighborhoods should be a safe and convenient one for pedestrians to use. T3: Lavista Road Bicycle Lanes Lavista Road was recently resurfaced prior to the development of this study. While DeKalb County had noted potential for adjusting lane widths to fit on-street bicycle lanes in the current curb-to-curb

dimensions, the restriping plan that was executed did not follow this concept. Restriping the road is a relatively low-cost effort that involves micro-milling existing striping and restriping the current cross section to feature narrower outer lanes. This same striping plan would then be applied when the next resurfacing of Lavista happens, although ongoing attention should be given to increase the width of bike lanes as much as possible. In spite of this opportunity, Lavista remains an arterial thoroughfare that moves relatively high volumes at higher speeds and the striping of bike lanes would reduce lane widths to minimum acceptable values. Many potential cyclists may not feel comfortable using these bicycle facilities, especially as the primary connection between the Tucker and Northlake activity centers. The study team explored different options to address this concern in the long term, including the idea of a multi-use path on Lavista. The study has not recommended this as a future project due to the frequency of driveway spacing, although future efforts to rehabilitate the road might consider either wider bicycle lanes or a potential multiuse path on the north side of Lavista combined with a thorough approach to access management intended to reduce driveway cuts and increase visibility for trail users. If this second option were to be explored in the future, the north side of Lavista would be preferable: it has fewer driveways overall and longer stretches with no driveways, primarily due to the larger church and multi-family parcels. Refer to Figure 4.6c for typical cross-sections that illustrate the existing and proposed Lavista lane dimensions.

T3: Lavista Road Crossing Enhancements Because of the long distance between the Tucker and Northlake activity centers, Lavista Road has few signalized intersections between I-285 and downtown Tucker. This gives pedestrians few locations for crossing. Although there have not been pedestrian accidents along this section of Lavista during the LCI study period, the generally high speeds and the high number of vehicle crashes suggests that there may be opportunities for improved pedestrian safety along this corridor. This will become especially important if the TNCID and its agency partners are able to develop the TuckerNorthlake Rail Trail concept, as demand to reach this trail from north of Lavista may require the installation of additional crossings. TNCID and Dekalb County should explore feasible locations for these crossings and gauge overall pedestrian demand in the area to determine if they warrant any special form of traffic control such as a pedestrian hybrid beacon. Potential locations include at the First Christian Church across from the intersection of Lavista and Aldah Drive or at the Saint Andrews Presbyterian Church, both locations that may be expected to draw pedestrian trips from the surrounding residential neighborhoods. T4a: Idlewood Road Sidewalk Improvements There are sidewalks on a portion of Idlewood Road, but these are currently only around Tucker Middle School. Between downtown Tucker and the current sidewalk extent, the Idlewood roadside features a combination of open driveway/ parking areas for private properties and foot paths indicating pedestrian activity. TNCID and DeKalb County have both expressed an understanding of the need to connect pedestrians along this corridor to downtown Tucker. This project would add

Lavista Road Proposed Conditions 4.6c: Lavista Road Existing and Proposed Street Section

Recommendations

Lavista Road Existing Conditions

TUCKER NORTHLAKE CID Master Plan Study

sidewalks throughout the TNCID study area, both south of Fellowship Road and in the gap between Tucker Middle School and Lawrenceville Highway.

to allow a connection for non-motorized trips oriented to users not comfortable with on-street bicycling.

Tucker-Northlake Rail Trail Concept

T4b: Idlewood Road Bicycle Corridor

This rail-trail concept is illustrated in Figure 4.6d, and for conceptual purposes is divided into five major phases:

This project would add a multi-use path adjacent to the CSX Transportation right-of-way. It is adapted from a concept in the previous Tucker LCI that extends the Railroad Avenue linear park west to cross I-285 and

While there are currently bicycle lanes on a portion of Idlewood Road, these currently end at the entrance to Tucker Middle School and do not continue further south. As a key opportunity for connecting downtown Tucker to the Stone Mountain Trail, Idlewood’s wide outer lanes should be restriped for bicycle lanes in the portions where simple restriping will allow them. T5: Transit Stop Amenity Enhancements As stated previously, the Northlake Mall and downtown Tucker activity centers effectively function as terminal points for several of the MARTA bus routes serving the TNCID area. However, these routes do not have coordinated transfer points and none of the stops feature amenities for passengers who may be waiting on buses to arrive or may be transferring service at these locations. TNCID should work with MARTA to identify locations for enhanced shelters to be placed at bus stops, especially at high-ridership locations.

Recommendations

T10: Tucker-to-Northlake Rail Trail

The previous Tucker LCI and its five-year update recommended adding a linear park along Railroad Avenue, taking advantage of an extensive right-ofway for the street. With Tucker and the Northlake area now planning together as a single LCI area, this study recommends extending this trail concept west, generally following the CSX railroad rightof-way, to connect downtown Tucker with the Northlake business district. This is intended

1. Montreal Industrial Connection: Between Montreal Road/Briarcliff Road and Interstate 285, the trail could use one of several alignments depending on availability of right-ofway. This might include right-of-way for unused rail spurs or right-of-way for current streets. Ongoing study of the trail should identify a preferred alignment through this section. 2. I-285 Crossing: The I-285 bridge spans are long enough to allow the trail to cross and stay within a reasonable distance of the rail tracks. East of I-285, however, the trail connects via local streets and property easements, with sections sharing right-of-way with Exchange Place and Crescent Centre Boulevard. The trail is aligned east of Northlake Parkway on its connection to the rail corridor; this allows the trail to stay clear of the CSX rail tracks under the Northlake Parkway bridge and to maintain a reasonable grade change. 3. CSX Rail Alignment: This section follows the CSX rail right-of-way, with easements or acquired right-of-way for the trail following the CSX right-of-way as closely as possible to take advantage of level grade. It will be important to determine where easements and right-of-way acquisitions are needed based on distance from the current track; recent changes to CSX policy have prohibited any permanent installations within fifty feet (50’) of active track centerline.

What is the project?

connect to the Northlake business district.

What are the benefits? Not all study area residents and stakeholders interested in better non-motorized connections are comfortable with the idea of bike lanes on Lavista Road or walking on Lawrenceville Highway. This project is intended to allow a separate path with controlled crossings of major north-south streets. It is also intended to add a major recreational and civic amenity to the area, connecting neighborhood areas currently dependent on Lawrenceville and Lavista for access to other parts of the TNCID area. In this regard, it is similar to the Atlanta BeltLine project in its vision and intended function—a transportation corridor that adds civic value and connects the TNCID community.

What will happen next? As detailed in this study, the project is likely to be developed in multiple phases or corridor segments, each with its own major theme and set of challenges to address. Although constraints on the trail’s alignment due to CSX restrictions are one known challenge, the project will require more detailed study to ensure that suitable grades and crossing locations can be identified. TNCID and/or DeKalb County or another local government with planning jurisdiction over the area should pursue an LCI implementation study to further explore the feasibility of this multi-use trail connection.

The previous Tucker LCI proposed a rail trail along Railroad Avenue in the Tucker business district. This study has explored connecting that trail further west to the Northlake business district, providing an alternative to walking or bicycling on Lavista Road or Lawrenceville Highway and adding a key amenity Midvato the overall le area. This diagram details key design considerations for the trail concept.

Tucker Rail Trail Corridor Concept

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Segment 1: Northlake Connection West of I-285, the trail departs from the general CSX rail corridor and uses local streets in the Montreal Industrial area to connect back to Lavista Road. Option 1A places the trail entirely within the Montreal Industrial and Montreal Road rights-of-way, using the east side of Montreal to avoid conďŹ&#x201A;icts with driveways. Option 1B uses the right-of-way of a spur railroad connecting to industrial properties and completes its connection using Weems Road.

Segment 4: Moon Street In this section, the trail is aligned in the Moon Street right-of-way, keeping it clear of buildings and facilities for the industrial land uses that abut the CSX right-of-way.

Exchang

This segment is generally the project recommended in the original Tucker LCI, with an extension west to Brockett. The crossing of Brockett would align the trail to continue into the Moon Street right-of-way.

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The I-285 bridge spans are long enough to allow the trail to cross and stay within a reasonable distance of the rail tracks. East of I-285, however, the trailAconnects via local IST sections sharing streets and property easements, LAVwith right-of-way with Exchange Place and Crescent Centre Boulevard. The trail is aligned east of Northlake Parkway on its connection to the rail corridor; this allows the trail to stay clear of the CSX rail tracks under the Northlake Parkway bridge and to maintain a reasonable grade change.

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map produced March 2015

4.6d: Tucker-Northlake Rail Trail Concept

Recommendations

Tucker-Northlake Community Improvement District

TUCKER NORTHLAKE CID Master Plan Study

4. Moon Street Right-of-Way: In this section, the trail is aligned in the Moon Street right-ofway, keeping it clear of buildings and facilities for the industrial land uses that abut the CSX right-of-way. Many of the building backs along this extent are too close to active rail track to allow anything else to be placed in the property. 5. Railroad Avenue: This segment is generally the project recommended in the original Tucker LCI, with an extension west to Brockett. The crossing of Brockett would align the trail to continue into the Moon Street right-of-way. T11: Lynburn Drive and Lawrenceville Highway Pedestrian Enhancement Improved Pedestrian amenities at Lynburn Drive and Lawrenceville Highway. Consider aging in place amenities to accommodate the residents of the future senior housing project nearby. Improvements may include extending crossing times, pedestrian islands, widening curbs and medians, narrowing roadways, and installing new stop controls and signals.

Longer-term Concepts

Recommendations

Lavista-Northlake Interchange Concept

Lavista Road between Briarcliff and I-285 features some of the study area’s most notable transportation challenges: a high accident rate, a confluence of major routes, and a mixture of local and regional traffic. These challenges—especially the dual role of local and regional traffic—are exacerbated by Lavista’s interchange access to Interstate 285. It is a key connection from the TNCID area to the larger regional highway network and as such serves travel demand from a larger area.

Northlake Parkway also has a partial interchange with I-285, although because of its proximity to Lavista it only has a half-interchange (northbound entry and southbound exit ramps to/from I-285). The close spacing with the Lavista interchange precludes a full interchange at this location, which requires a major portion of the area’s traffic to and from the Interstate to use Lavista for access—thus adding to its transportation system demands. The study team explored ways that this pair of interchanges might be redesigned over time to improve safety, better manage access and regional mobility with regard to a more robust network of streets, and lessen the traffic operations burden at key intersections on the corridor. This involves treating the Lavista and Northlake intersections as a coherent, unified system that serves the larger Northlake commercial area of the TNCID. Instead of a complete interchange at Lavista and a partial interchange at Northlake, each would have a halfinterchange connected by one-way access roads. Refer to Figure 4.6e. Other metropolitan areas around the United States have begun to use a more integrated approach to single interchange systems serving multiple streets. In highway planning parlance these are often referred to as collector-distributor systems, although this term is typically used to refer to a parallel set of high-speed roadways that address the merging traffic to and from a series of access ramps, leaving the expressway mainline focused on through-moving traffic. What the study team explored for the Northlake area differs in that the parallel streets would allow connection to intersecting local street network. This is intended to serve two main purposes: to allow traffic coming from I-285 to distribute more effectively to

destinations in the Northlake area without needing to use Lavista Road or Northlake Parkway first, and to convert turning movements at the interchange ramp intersections on these two roads into through-movements, thus alleviating the demands on capacity of the intersections and allowing them to operate more efficiently. What happens next with this concept? The Tucker-Northlake LCI outlines recommended projects along with a 5-year implementation framework, but this project concept is on a much larger scale and therefore requires a more extensive program of coordination and adoption into long-range plans. The following are likely next steps to follow: • TNCID/County agreement on the concept: TNCID and the County should express, through resolution of their governing bodies, an interest in further exploration of the concept. DeKalb County (or another local government jurisdiction in the area) would continue as a sponsor of the project • Inclusion in DeKalb County Comprehensive Transportation Plan and GDOT Statewide Plan: DeKalb County should amend its 2014 Comprehensive Transportation Plan to include this project concept as a long-range priority. Funding is not expected to be available, but DeKalb may opt to reserve or request funding for a more detailed concept study. • Interchange Modification Report: DeKalb, in partnership with GDOT, will develop an Interchange Modification Report to be submitted to the Federal Highway Administration for review and approval.

Tucker-Northlake Community Improvement District

This concept, a long-term vision more than an immediateterm project, proposes a reconfiguration of the I-285 interchanges on Lavista Road and Northlake Parkway. The two would become one interchange system, with ramps connected by one-way access streets. These access streets would provide direct connections to the local street network proposed in the master plan, allowing traffic reaching the Northlake commercial area to use this network and distributing traffic to more streets than just Northlake and Lavista.

Northlake Parkway and Lavista Road: I-285 Interchange Redesign Existing Major Street Proposed Master Plan Network Street Interstate 285 Access Ramp/Street Interstate 285 Mainline

ACCESS RAMPS: NO SIDE STREET INTERSECTIONS

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Reduced Footprint To the extent possible, the overall footprint of ramps to and from I-285 may be reduced. More detailed engineering and design may explore speciﬁc alignments and ways to deal with close spacing of ramps (such as installation of a single-point intersection or crossover traffic ﬂow of a diverging diamond interchange).

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Local Street Access The primary purpose of this interchange reconﬁguration is to allow an expanded street network to absorb vehicle traffic coming from and going to I-285, lessening the dependence on Northlake and especially Lavista to carry this traffic from the mall area. This is expected to ease traffic congestion, but also reduce safety problems on Lavista.

Recommendations

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Added I-285 Crossing Because of grade differences (I-285 is generally lower than many surface streets immediately adjacent to it), it may be possible to achieve an additional bridge crossing, which can help connect local street network directly to I-285 without traffic needing to use Lavista or Northlake.

4.6e: Northlake Interchange Concept

TUCKER NORTHLAKE CID Master Plan Study

• GDOT Project Development Process: Ultimately this project would be led by GDOT in partnership with the Federal Highway Administration; GDOT would develop a formal project through its Project Development Process and secure funding to pursue design and construction.

Key Network Realignments The overall street network discussed previously, and as diagramed in Figure 4.6f, will be implemented over time on an opportunity basis, although there are key links in this network that can help to realign the overall function of the transportation system and address larger issues related to the major thoroughfares that will not change in this network. These pertain mostly to collector-level streets in the Northlake area, especially Henderson Mill Road and Briarcliff Road. TNCID and DeKalb County (or another local government with jurisdiction over land use and development review in the area) should develop resolutions and supporting development guidelines to reserve right-of-way for these corridors—or at least guide future development not to preclude achieving these new street connections.

Recommendations

These connections are detailed as follows:

• Henderson Mill realignment: Today’s Henderson Mill Road is actually two discrete roadway segments, and each intersects with Briarcliff Road at highly skewed angles that present challenges for safety and visibility—to mention nothing of overall vehicle turning movement capability and intersection capacity. In the event of redevelopment of the shopping center between Briarcliff and Lavista, right-of-

way should be reserved behind the footprint of the current shopping center buildings to realign Henderson Mill to the back of the current property. This places it closer to the alignment of Henderson Mill north of Briarcliff, allowing both parts of Henderson Mill and Briarcliff to intersect at a single point—and potentially at an angle closer to 90 degrees. This not only reduces safety risks at this intersection, but it also allows a single intersection to operate with greater capacity—processing through movements and turns as such, and eliminating the confluence of movements on the stretch of Briarcliff between the current two parts of Henderson Mill. • Briarcliff realignment: Part of achieving a more perpendicular angle between intersecting Henderson Mill and Briarcliff is realigning Briarcliff should the Northlake Mall property redevelop and allow new street network through its current surface parking area. Briarcliff could be realigned into this area, with existing Briarcliff right-of-way transferred to a local street or other public use, allowing Briarcliff to intersect with Lavista Road at more of a perpendicular angle than it does today.

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TUCKER-NORTHLAKE CID DRAFT MA TRANS

Proposed

TUCKER NORTHLAKE CID Master Plan Study

Implementation Plan

TUCKER NORTHLAKE CID Master Plan Study

5.0 Implementation Plan 5.1 Implementation Strategies

The implementation strategies provide direction on how to make the recommendations a reality. An action plan with specific projects and programs are laid out to implement the priority vision and goals of the Master Plan. While the implementation of the visionary plan may take longer, 25 or more years, a schedule of projects and programs are laid out that focus on the first five years and priorities (refer to Figure 5.1a). While the projects within the private sector may rely on market conditions, developer interest and funding, there are projects that may and can be undertaken by the public sector that can provide catalyst for the public/private development, infrastructure and civic facilities, regulatory framework, and organizational structure.

Implementation Plan

The following are the implementation strategies for implementing the Master Plan. They include organization, funding, and resource recommendations for individual projects. These strategies focus on creating a vibrant, walkable, and economically thriving Tucker-Northlake area.

Organizational In order to implement this plan it is strongly recommended that the Steering Committee, which represents a diverse group of stakeholders from business leaders to residents to area non-profits, form an oversight committee. This committee would be a voluntary group who work to prioritize and lead plan initiatives, working closely with the TuckerNorthlake CID (TNCID). Additional members

should be included as necessary. While the committee will work closely with the TNCID, it will be the stakeholders who have the vested interest and ability to push plan recommendations forward and truly brand their community. Sub-Committees: Downtown Tucker Mixed Use District; Northlake Mixed Use Retail District; Northlake Mixed Use Medical and Industrial District; Transportation. Downtown Development Authority: The CID and the business associations are encouraged to study the feasibility of a Downtown Development Authority, or similar economic engine for Downtown Tucker. This Authority would take lead on development projects in Downtown Tucker per recommendations.

Funding Strategies and Resources for Priority Projects Funding will need to come from a variety of sources, including private development funds, ARC LCI Transportation Implementation Funds, TNCID funding, DeKalb County funding and a variety of grant and non-profit sources. This plan, it’s adoption by the County, and the community and CID’s continued commitment to implementation will be key to creating a healthy and thriving place to be. Following are the 5 year priority projects with funding and resource recommendations: 1. DeKalb County Commissioners to Adopt LCI Plan. Work with DeKalb County staff

and commissioners to adopt this plan as an amendment to the Comprehensive Plan. 2. General Funding Strategies: Tax Allocation District (TAD) Feasibility Study: The TNCID and the Northlake and Tucker Business Associations, in partnership with the County, should study the feasibility of TADs in the study area. Northlake Mall, Lawrenceville Highway, and Downtown Tucker are all possible locations to further explore. Special District Tax (SDT): The TNCID and the business associations should study the feasibility of a special district tax to complete particular projects, such as the rail-trail project, the mall retrofit, the I-285 Interchange Redesign. Opportunity Zone (OZ): The TNCID, the County and the business associations should study the feasibility of an Opportunity Zone in the Lawrenceville Highway area. Georgia Municipal Association (GMA): GMA partners with cities throughout the state to provide funding resources and opportunities, including the revolving fund loan program. If cityhood is attained within any portion of the study area, a membership with GMA is encouraged. Georgia Department of Transportation (GDOT): Partner with GDOT, when applicable, to implement and fund projects. Potential GDOT funding programs include: • GATEway Grant Program

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TUCKER NORTHLAKE CID Master Plan Study

• Transportation Enhancement Program

Funding Options:

• Traffic Safety Program

• LCI Supplemental Funding, ARC Community Choices, GDOT Safety Funds, National Highway Safety Grant, SPLOST funding, CDBG funding, proposed GMA partnership, DeKalb County, TNCID.

• Surface Transportation Program • Transportation Alternatives Program • Congestion Mitigation and Air Quality Improvement Program 3. Marketing and Branding Campaign: The CID, in partnership with the proposed DDA and Discover DeKalb, is encouraged to develop a marketing and branding campaign that highlights and identifies incentives to help attract and retain businesses and new development. Incentives for developers and businesses may include: Access to Multi-Use Trails, Gateway Beautification, Improved Signage and a Signage Funding Program, incentives within the overlay for developments over 5 acres, DeKalb Visitor Center, Conference Center, Shared Parking Agreements, TADs, an OZ etc. Funding Options:

Implementation Plan

• LCI Supplemental Funding, CDBG funding, DeKalb County, Discover DeKalb, proposed GMA partnership, TNCID.

4. Overlay Updates: Updates to the Northlake and Tucker Overlays, per Section 4.2. Funding Options: • LCI Supplemental Funding, ARC Community Choices, CDBG funding, proposed GMA partnership, DeKalb County, TNCID. 5. Lawrenceville Highway Corridor Feasibility Study: Feasibility Study per Section 4.5.

beautification projects within their boundary, including the Diverging Diamond Interchange (DDI) at I-285 and Ashford Dunwoody Road. 7. Rail-Trail Supplemental Study: Supplemental Study for the rail-trail concept as described in Section 4.6.

Resources:

Funding Options:

• The City of Woodstock recently worked with Sizemore Group to complete a corridor study for Highway 92.

• LCI Supplemental Funding, SPLOST funding, CDBG funding, Center for Disease Control and Prevention (CDC) Grants, private health foundation grants, TAP funds, PATH Foundation, proposed TAD funding, proposed SDT, proposed GMA partnership, DeKalb County, TNCID.

• The DCA, in association with UGA, created a document with best practices for redevelopment of strip corridors: ftp:// dca.state.ga.us/UGA/StripCorridorRedevt. pdf 6. I-285 Interchange Gateway Improvements: Landscaping, signage, lighting and art at I-285 interchange at Northlake Parkway, Lavista Road, and Lawrenceville Highway. Consider up lit CID signage. Funding Options: • LCI Supplemental Funding, GDOT Gateway Funds, SPLOST funding, CDBG funding, proposed TAD funding, proposed STD funding DeKalb County, TNCID. Resources: • The Town Center Area CID recently completed landscape improvements at the I-575/Barrett Parkway Interchange. The TCACID has also taken on responsibility of clean-up and maintenance of interchanges in its boundary. • Perimeter CID has been responsible for several interchange gateway upgrades and

Resources: • PATH Foundation has immense experience in developing multi-use trails throughout the region: http://pathfoundation.org/ • CDC as a resource: Facilitating Development of a Community Trail and Promoting Its Use to Increase Physical Activity Among Youth and Adults An Action Guide – CDC: https://www.prevent.org/data/files/initiatives/communitytrail.pdf • Consider incorporating exercise equipment along the path to further promote and encourage physical activity and health. • Rails-with-Trails: Lessons Learned, Literature Review, Current Practices, Conclusions: http://www.americantrails. org/resources/railtrails/FHWArwt.html

Implementation Plan Figure 5.1b: Rail-Trail Concept in San Marcos, CA

TUCKER NORTHLAKE CID Master Plan Study

• Examples: San Diego Harbor Drive Trail runs next to BNSF Railroad; San Marcos, CA Inland Trail runs along the Sprinter light-rail line (refer to Figure 5.1b) 8. Wellness Trail: Trail per Section 4.5. Funding Options: • LCI Supplemental Funding, Center for Disease Control and Prevention (CDC) Grants, private health foundation grants, SPLOST funding, CDBG funding, TAP, PATH Foundation, proposed TAD Funding, proposed GMA partnership; DeKalb County, TNCID. Resources: • PATH Foundation has immense experience in developing multi-use trails throughout the region: http://pathfoundation.org/

Implementation Plan

• CDC as a resource: Facilitating Development of a Community Trail and Promoting Its Use to Increase Physical Activity Among Youth and Adults An Action Guide – CDC: https://www.prevent.org/data/files/initiatives/communitytrail.pdf

• Consider incorporating exercise equipment along the path to further promote and encourage physical activity and health. 9. Shared Parking Pilot Program: Shared Parking per Section 4.3 Funding Options: • LCI Supplemental Funding, ARC Community Choices, CDBG funding, DeKalb County, TNCID.

Resources: • Shared Parking: The City of Alexandria has put together a shared parking fact sheet, with tips to success: http://alexandriava.gov/uploadedFiles/planning/info/ SharedParkingFactSheet.pdf 10. Main Street Trees (6” caliber): Installation of street trees on Main Street.

12. Pedestrian amenity improvements at Lynburn Drive and Lawrenceville Highway per Section 4.3. Funding • LCI Supplemental Funds, GDOT Transportation Enhancement Program, GDOT Safety Funds, GDOT CMAQ, SPLOST, CDBG, TNCID, DeKalb County

Funding Options:

Resources:

• LCI Supplemental Funding, CDBG funding, Center for Disease Control and Prevention (CDC) Grants, private health foundation grants, SPLOST funding, proposed TAD funding, proposed GMA partnership, DeKalb County, TNCID.

• New York City’s Safe Streets for Seniors Program identifies Senior Pedestrian Focus Areas, evaluates pedestrian conditions and makes upgrades, such as extending crossing times, pedestrian islands, widening curbs and medians, narrowing roadways, and installing new stop controls and signals: http://www.nyc.gov/html/dot/ html/pedestrians/safeseniors.shtml

Resources: • Examples: Downtown Greenville, NC. Refer to Figure 5.1c. 11. DeKalb Visitor Center and offices: Work with Discover DeKalb to develop a Visitor Center, office and meeting space in the study area, per Section 4.4. Funding Options: • Discover DeKalb, DeKalb County, partnerships with local development community.

13. Idlewood Road Sidewalk and Bicycle Corridor per Section 4.6 Funding Options: • LCI Supplemental Funding, ARC Community Choices, CDBG funding, SPLOST, DeKalb County, TNCID. 14. Signage Funding Program: Implement a signage funding program per Section 4.4.

Resources:

Funding Options:

• Consider a location with access to the interstate and near area amenities. Consider a location near the Northlake retail district or a trailhead location in conjunction with the Rail-Trail concept or the Wellness Trail.

• LCI Supplemental Funding, ARC Community Choices, CDBG funding, DeKalb County, CID.

Implementation Plan Figure 5.1c: Downtown Greenville, NC main street with large tree canopy, creating a feeling of enclosure

TUCKER NORTHLAKE CID Master Plan Study

Resources:

• The City of Kennesaw has developed a Signage Grant Program: http://www.kennesawdda.org/2012%20SIGNAGE%20 INCENTIVE%20GRANT%20 PROGRAM%20%28MARCH%20 2012%29.pdf

• Consider playful and artistic bus shelter designs, such as swings and sculpture. Refer to Figure 5.1d.

15. Henderson Mill Connector: Restriping of the Henderson Mill Connector per Section 4.6. Funding Options: • LCI Supplemental Funding, ARC Community Choices, CDBG funding, SPLOST, DeKalb County, TNCID. 16. Briarcliff/Fielding Pedestrian Enhancements Pedestrian improvements at Briarcliff and Fielding per Section 4.6. Funding Options: • LCI Supplemental Funding, CDBG funding, SPLOST, DeKalb County, TNCID. 17. Lavista Road Bicycle Lane Stripe bike lanes on Lavista Road, per Section 4.6.

Implementation Plan

Funding Options:

• LCI Supplemental Funding, CDBG funding, SPLOST, DeKalb County, TNCID. 18. Bus Shelter upgrade improve bus shelters throughout the study area with a focus on the stop in front of Northlake Mall, per Section 4.6. Funding Options: • LCI Supplemental Funding, MARTA, CDBG funding, SPLOST, DeKalb County, TNCID.

19. Henderson Mill/Fielding Drive Intersection Improvements to the Henderson Mill/Field Dr Intersection, per Section 4.6. Funding Options: • LCI Supplemental Funding, CDBG funding, SPLOST, DeKalb County, TNCID.

Implementation Plan Figure 5.1d: Consider creative and artistic bus stops. Swings can encourage wellness and health in addition to entertainment. Image above is of an installation in Montreal, Quebec

TUCKER NORTHLAKE CID Master Plan Study

TEMPLATE FIVE YEAR IMPLEMENTATION PLAN DRAFT 3.26.15 5.2 Work Program and Five Year Schedule Priority Projects 1. DeKalb County Commissioners to Adopt LCI Plan 2. Attract Supplemental LCI Funding for: a. Lawrenceville Highway Corridor Feasibility Study b. Design and Develop the Interstate Gateway Improvements c. Rails and Trails Concept Supplemental Study (refer to Transportation Implementation Spreadsheet) d. Design and Develop the Wellness Trail e. Update Northlake and Tucker Overlay Documents 3. Tax Allocation District Feasibility Study 4. Provide Shared Parking Pilot 5. Design and Implement the 6" Caliber Trees on Main Street 6. Design and Develop the DeKalb Visitor's Bureau

Housing Projects/Initiatives

Implementation Plan

Description/Action

Cost

Year

Responsible Party

Funding Source

Include incentives for employer assisted housing in the Tucker and Northlake Overlay Districts. Incentives may include: tax credits and matching funds from County or State housing departments.

TBD (included in Overlay District update cost)

2015-2016

TNCID / DeKalb DeKalb County County / TNCID / ARC

Include requirements and/or incentives for Inclusionary Zoning in the proposed Lawrenceville Highway Overlay District, similar to iniatives in the Tucker and Northlake Overlay Districts.

TBD (included in Overlay District update cost)

2015-2016

TNCID / DeKalb DeKalb County County / TNCID / ARC

Establish a required mix of unit sizes in new multi-family developments within the Tucker, Northlake, and proposed Lawrenceville Highway Overlay Districts to provide for a mix of incomes and generations throughout the study area.

TBD (included in Overlay District update cost)

2015-2016

TNCID / DeKalb DeKalb County County / TNCID / ARC

92 Atlanta Regional Commission

5/1/2015

TEMPLATE Other Local Initiatives Land Use & Zoning

Consider the following amendments to the Tucker Overlay District: a) Remove parcels fronting Lawrenceville Highway from Overlay and incorporate into the proposed Lawrenceville Highway Overlay District; b) Incorporate ideal street sections for Lavista Road and Lawrenceville Highway, per the recommended sections in this report; c) Incentivize compliance of the Signage Requirements on existing properties. Incentives could include: funding assistance; d) Incorporate block size requirements in addition to existing street connection requirements. Consider including language to require large parcels to be subdivided with new local streets. Property with street frontage longer than 600 feet should be divided into blocks no long than 600 feet, but recommended to be between 300 and 400 feet. New connections per the new street connections map, within this report, should be included in the overlay as a connectivity suggestion guide; e) Parking: Include additional incentives for shared parking, such as, guaranteed lower parking space requirements and assistance with shared parking applications by the CID or Business Association. For new development, incentives could include an increased FAR and density bonuses; f) Increase the minimum tree caliber to 6".; g) Incorporate trail connection requirements per DeKalb County's CTP, PATH trail plans, and connection to the proposed Rail and Trail path; h) Include an economic incentive expert on the Overlay update team to assist with development of creative incentives to draw redevelopment to the area

Cost

Year

$50,000

2015-2016

Responsible Party

Funding Source

TNCID and DeKalb County DeKalb County / TNCID / ARC

Implementation Plan

Description/Action

TUCKER NORTHLAKE CID Master Plan Study

Implementation Plan

TEMPLATE

Consider the following amendments to the Northlake Overlay District: a) Expand existing boundary to the south to match the CID southern boundary and encompass the Emory Hospital, Rehoboth Church and adjacent industrial land; b) Incorporate ideal street sections for Lavista Road and Lawrenceville Highway, per the recommended sections in this report; c) Incentivize compliance of the Signage Requirements on existing properties. Incentives could include: funding assistance; d) Incorporate block size requirements in addition to existing street connection requirements. Consider including language to require large parcels to be subdivided with new local streets. Property with street frontage longer than 600 feet should be divided into blocks no long than 600 feet, but recommended to be between 300 and 400 feet. New connections per the new street connections map, within this report, should be included in the overlay as a connectivity suggestion guide; e) Parking: Include additional incentives for shared parking, such as, guaranteed lower parking space requirements and assistance with shared parking applications by the CID or Business Association. For new development, incentives could include an increased FAR and density bonuses; f) Increase the minimum tree caliber to 6"; g) Consider decreasing maximum densities and heights per Tier 1 to allow for incentives to have traction in order for development to gain the current 60 units/acre. Consider a maximum density of 45 units/acre and a maximum height of 8. Tie incentives to the units/acres, in addition to FAR; h) Consider making inter-parcel connectivity a requirement for new development, instead of a strong recommendation; i) Incorporate trail connection requirements per DeKalb County's CTP, PATH trail plans, and connection to the proposed Rail and Trail path; j) Include an economic incentive expert on the Overlay update team to assist with development of creative incentives to draw redevelopment to the area

$50,000

2015-2016

TNCID and DeKalb County DeKalb County / TNCID / ARC

Pursue LCI supplemental funds to complete a Lawrenceville Highway Corridor Feasibility Study to design and develop recommendations specific to this corridor. Once this study is complete, the CID should pursue additional funds to develop a Lawrenceville Highway Overlay District.

$100,000

2016

TNCID and TNCID / DeKalb DeKalb County County / ARC

Once the Lawrenceville Highway Corridor Feasibility Study is complete, utilize recommendations to develop a Lawrenceville Highway Overlay District or Form Based Code.

$50,000

2017

TNCID and TNCID / DeKalb DeKalb County County / ARC

Pursue supplemental funds to design and develop the Wellness Trail.

$1,000,000

2015-2020

TNCID / DeKalb TNCID / DeKalb County / County / ARC / Property Property Owners Owners

Amend the Comprehensive Plan: Adopt this LCI study as an amendment to the Comprehensive Plan.

N/A

2015

TNCID / DeKalb County

N/A

94 Atlanta Regional Commission

5/1/2015

TEMPLATE

Description/Action

Cost

Year

Responsible Party

Funding Source

Develop a marketing and branding campaign that highlights and identifies incentives that the CID should pursue to help attract and retain businesses and new development. Incentives may include: Access to Multi-Use Trails, Beautification of I-285 Interchanges, Improved Signage, incentives for large mixed use development (over 5 acres), Visitor's Bureau, Conference Center, Shared Parking Agreements, TAD, Signage Funding Program, etc.

TBD

2015

TNCID

DeKalb County / TNCID / ARC

Pursue supplemental funds to beautify interstate gateways at I-285 and Lawrenceville, Lavista Road, and Northlake Parkway. Beautification should include landscaping, signage, art, lighting, etc.

TBD

2015-2020

DeKalb County TNCID and / TNCID / ARC / DeKalb County GDOT

Work with Discover DeKalb to develop the DeKalb Visitor's Center and Discover DeKalb offices within the Northlake area.

$1,000,000

2015-2016

TNCID / DeKalb DeKalb County County / / TNCID / Discover Discover DeKalb DeKalb

Work with Discover DeKalb to develop a DeKalb Conference Center in the Northlake area.

$5,000,000

2016-2018

TNCID / DeKalb DeKalb County County / / TNCID / Discover Discover DeKalb DeKalb

Encourage Shared Parking throughout the study area. Consider leading a pilot example in Downtown Tucker. The CID or Tucker Business Association is encouraged to identify land owners who may benefit from shared parking and guide them through the shared parking process. Incentives to other land owners, may include: guarenteed lower parking space requirements and assistance with shared parking applications by the CID or Business Association. For new development, incentives could include an increased FAR and density bonuses.

TBD

2015

DeKalb County TNCID / DeKalb / TNCID / ARC / County / TBA TBA

Work with the development community to spur the Downtown Tucker Multi-Family development. Consider incentives to development in this location: reduced fees and expediated building permits, density bonuses, etc.

TBD

2015

TNCID

Implementation Plan

Economic Development

DeKalb County / TNCID / ARC

95 Atlanta Regional Commission

5/1/2015

TUCKER NORTHLAKE CID Master Plan Study

TEMPLATE

Work with the development community to spur the Downtown Tucker Main Street building expansion project. Consider incentives to development in Downtown: reduced fees and expediated building permits, density bonuses, etc.

TBD

2015

TNCID

DeKalb County / TNCID / ARC

Pursue supplemental funds to install trees with a minimum of 6" caliber on Main Street in Downtown Tucker.

TBD

2016-2020

TNCID

DeKalb County / TNCID / ARC

Consider the development of a Signage Funding Program to assist property owners in upgrading signage meet the exisiting signage ordinances.

TBD

2015

TNCID

DeKalb County / TNCID / ARC

E10

The CID, the business association, and DeKalb County should study the feasibility of a Tax Allocation District (TAD).

TBD

2015-2016

E11

Incorporate incentives for diverse housing options, including workforce housing and intergenerational housing, per H1-H3

TBD

2015

TNCID

DeKalb County / TNCID / ARC

Cost

Year

Responsible Party

Funding Source

2015-2020

TNCID

TNCID / ARC / DeKalb / GDOT

TNCID / DeKalb DeKalb County County / TNCID / ARC

Additional Items Description/Action

Implementation Plan

Attract Supplemental LCI Funds: Complete ARC requirements to apply for LCI funds to plan priority projects, as listed in "Priority Projects".

96 Atlanta Regional Commission

5/1/2015

Tucker-Northlake CID LCI

DRAFT - For Discussion Purposes Only

3/27/2015 Transportation Priority Projects

Project List

Construction Costs

2016

15,000

N/A

Briarcliff/Fielding Pedestrian Enhancement

Roadway / Multimodal Realign crossing of Fielding Drive and place curb Roadway / Operations & ramps appropriately. Safety

2016

10,000

2017

N/A

2018

Restriping Lavista Road for bicycle lanes

Restripe wide outer lanes of Lavista Road Roadway / Multimodal between Northlake Parkway and Fellowship Roadway / Operations & Road to include on-street bicycle lanes, using Safety narrower through lanes (10.5 - 11 feet) and narrower two-way left turn lane (11 feet).

2016

15,000

N/A

2017

Idlewood Road Sidewalk Improvements

Add sidewalks to Idlewood Road between Roadway / Multimodal Tucker Middle School driveway entrance and Roadway / Operations & Lawrenceville Highway. First priority should be Safety west side, though project should ultimately comprise both sides.

2016

25,000

2017

$ 250,000

Idlewood Road Bicycle Corridor

Continue existing bicycle lanes north from Tucker Middle School to Lawrenceville Highway. Roadway / Multimodal Parts of this may include using sharrow markings Roadway / Operations & to carry bike lanes through short sections of Safety ROW constraint, or strategic acquisition of ROW to help facilitate route continuity.

2017

25,000

2018

2016

20,000

2017

Transit Stop Amenity Enhancements

Transit Capital

Install bus shelters and improved signage at key locations in both the Tucker and Northlake business districts. Negotiate easements with property owners when possible as to reduce costs associated with ROW acquisition.

Responsible Party

Funding Source

Local Source

Match Amount

N/A

15,000

DeKalb County

Local

DeKalb County or TNCID

25,000

35,000

DeKalb County

Local, LCI, State/Federal Funds

DeKalb County

7,000

150,000

165,000

DeKalb County / GDOT

Local, LCI, State/Federal Funds

DeKalb County / GDOT

33,000

2018

150,000

425,000

DeKalb County or TNCID

Local, CID, LCI, State/Federal Funds (CMAQ, TAP)

DeKalb County or TNCID

85,000

$ 100,000

2019

200,000

325,000

DeKalb County or TNCID

Local, LCI, State/Federal Funds

DeKalb County or TNCID

65,000

2018

50,000

120,000

DeKalb County or TNCID

Local or LCI funds; may be able to partner with MARTA on capital funds

DeKalb County or TNCID

24,000

50,000

Implementation Plan

Construction Year

Restripe Henderson Mill Road to feature a threeRoadway / Multimodal lane typical section (with continuous two-way left Roadway / Operations & turn lane) between Briarcliff and Lavista Roads, Safety with intersection approaches to both of these roads remaining consistent.

Description

Total Project Costs

ROW Costs*

Henderson Mill Connector Operational Enhancements

Type of Improvement

Engineering Costs

Project Name

Engineering Year

ROW Year

Short-Term Transportation Improvements: 5 Year Action Plan

TUCKER NORTHLAKE CID Master Plan Study

Tucker-Northlake CID LCI

DRAFT - For Discussion Purposes Only

Project List 3/27/2015

Short-Term Transportation Improvements: 5 Year Action Plan

2017

$ 100,000

2017

N/A

2018

$ 1,000,000

$ 1,100,000

DeKalb County / GDOT

Local, CID, LCI, State/Federal Funds (CMAQ)

DeKalb County / GDOT

220,000

Convert Fellowship Road from its current fourlane section to three lanes between Lawrenceville Highway and Lavista Road. At a Roadway / Multimodal minimum this should add bicycle lanes to Fellowship Road Complete Street Conversion Roadway / Operations & connect the Lavista bicycle lanes (project 3 Safety above) to the proposed Tucker-Northlake Rail Trail and the Railroad Avenue section connecting to Main Street in Tucker.

2017

$ 150,000

2018

$ 250,000

2019

500,000

DeKalb County

Local, LCI, State/Federal Funds

DeKalb County

100,000

Henderson Mill/Fielding Drive Intersection Improvements

Roadway / Multimodal Realign entry to mall to reduce curb radius and Roadway / Operations & shorten pedestrian crossings, reducing overall Safety footprint of intersection.

2017

2018

N/A

2019

250,000

275,000

DeKalb County / TNCID

Local, LCI, State/Federal Funds

DeKalb County / TNCID

55,000

New Complete Street Connections

As properties redevelop, work with developers to develop new street connections. Most new streets should be small local urban streets that include wide sidewalks, lighting, on-street Roadway / Multimodal parking, and building frontages which define the Roadway / Operations & public space. The design characteristics of these Safety new streets should be defined in an overlay Roadway / General zoning ordinance for this area. DeKalb County Capacity and/or any municipal governments that assume jurisdiction over the LCI study area in the future should adopt this street framework plan through ordinance and use it as a guiding tool in future development review discussions.

TBD

Ongoing

TBD

Ongoing

TBD

DeKalb County / Private Developers

Private Developer, Local, LCI, State/Federal Funds

DeKalb County / Private Developer

Perform a feasibility and concept study for the proposed trail connection between downtown Tucker and Lavista Road in the Northlake Commercial District. This should explore grades, easement and right-of-way acquisition, and possible agreements with CSX Transportation to align trail through underpasses near railroads.

N/A

2017

N/A

2018

Tucker Triangle Intersection Conversion

Implementation Plan

Reconfigure intersection of Lavista Road, Chamblee-Tucker Road and Fellowship Road to allow one-way, counterclockwise operations Roadway / Multimodal (emulating a roundabout design and flow Roadway / Operations & pattern). Project will involve signal upgrades, Safety restriping and signage, and a small construction of roadway surface on the north point of the triangle formed by the three roads.

Tucker to Northlake Rail-Trail Feasibiity Study

Enhance Pedestrian Crossing at Lawrenceville Roadway / Multimodal Lawrenceville Hwy/Lynburn Pedestrian Highway and Lynburn Drive to accommodate a Roadway / Operations & Enhancement senior population, including signal timing, Safety pedestrian refuge island, etc.

Supplemental Study

2016

Notes: Some projects may need to be either combined or further broken into smaller segments for implementation. For new vehicular connections to be eligible for LCI or GDOT funding, new roadways must be classified as collectors or higher.

25,000

10,000

25,000

TBD

80,000

N/A

Local, LCI, State/Federal Funds

DeKalb County / TNCID

16,000

35,000

DeKalb County

Local, LCI, State/Federal Funds

DeKalb County / GDOT / TNCID

7,000

Implementation Plan

TUCKER NORTHLAKE CID Master Plan Study

Appendix

TUCKER NORTHLAKE CID Master Plan Study

6.1 Community Survey Results I am within the following age range:

Appendix

Which best describes your connection to the Tucker-Northlake area?

I am a I am a I work I shop/run resident business in the errands in the owner in the Tucker Tucker of the Tucker Tucker Northlake Northlake Northlake Northlake area area area area

Other

What location is your home/business nearest to?

For Business Owners: Is your business located in Tucker? If so, what made you or your company move to the Tucker area?

High vol- Proximity Supportive ume of and to regional active regional customers mall and residential traveling community retailers through the area

Support of the Tucker Northlake Community Improvement District

Availability of land or buildings suitable for my buisness

Convenience to Down town Atlanta

Lower costs of doing business

Other

Appendix

Access to Access to intestates, highly aireducated ports, and employees regional road networks

TUCKER NORTHLAKE CID Master Plan Study

For Business Owners: Is your business located in the Northlake area? If so, what made you or your company move to the Tucker area?

Appendix

Access to Access to High volume Proximity Supportive intestates, highly of regional to regional and airports, and educated customers mall and active regional road employees traveling retailers residential networks through the community area

iii

Support of Availability the Tucker of land or Northlake buildings community suitable Improvefor my ment buisness District

Convenience to Down town Atlanta

Lower costs of doing business

Other

What do you feel Downtown Tuckerâ&#x20AC;&#x2122;s purpose should be?

Provide shopping and retail Provide entertainment Provide Restaurants and dining Provide civic amenities Provide office space Provide industrial space Provide housing options not found in single family neighborhoods Provide neighborhood services Provide education facilities

Other

Appendix

Provide recreation facilities

TUCKER NORTHLAKE CID Master Plan Study

What do you feel Northlakeâ&#x20AC;&#x2122;s purpose should be?

Provide shopping and retail Provide entertainment Provide restaurants and dining Provide civic amenities Provide office space Provide industrial space Provide housing options not found in single family neighborhoods Provide neighborhood services Provide education facilities

Appendix

Provide recreation facilities

Other

What do you feel Lawrenceville Highwayâ&#x20AC;&#x2122;s purpose should be?

Other

Appendix

Provide recreation facilities

TUCKER NORTHLAKE CID Master Plan Study

Thinking of all the entertainment resources available in the area, what would you like to see more of?

Appendix

Music Performance Venue

vii

Where do you go for your dining, shopping and entertainment destinations?

There is a place in Tucker I can go to meet other neighbors

There are enough community activities for myself and my family in Tucker

Iâ&#x20AC;&#x2122;d like more community activities for myself and my family to join Tucker

Appendix

Are there enough social activites for you and your family in the Tucker area?

viii

TUCKER NORTHLAKE CID Master Plan Study

Are there enough social activites for you and your family in the Northlake area?

Appendix

There is a place in NorthIake where I can go to meet other neighbors

There are enough community activities for myself and my family in Northlake

Iâ&#x20AC;&#x2122;d like more community activities for myself and my family to join Northlake

With regards to parks, green space, and/or recreational facilities:

I would be willing to pay an additional tax to acquire facilities

I would be willing to pay a user fee to maintain facilities

I would not be willing to pay additional taxes or a user fee for these facilities

Appendix

What is your primary means of transportation to work and school?

TUCKER NORTHLAKE CID Master Plan Study

Do you use public transportation?

I use a I use a I use a I use a I use a MARTA MARTA Georgia Bus Emory Bus Rail Regional Shuttle Cliff Service Transpo- in Buck- Shuttle tation head Authority

I use a I do not senior use a shuttle public service

Other

Appendix

If public transit facilities were made more accesible, what would be your main purpose or destination and would you use them?

I bike most often to:

For biking For biking For enterto work to work tainment, outside within the running errands or the area area shopping within

For entertainment, running errands or shopping outside

For exercise

Other

Appendix

If bike amenities were made more accesible, what would be your main purpose or destination and would you use them?

xii

TUCKER NORTHLAKE CID Master Plan Study

I walk most often to:

Appendix

If walking amenities were made more accesible, what would be your main purpose or destination and would you use them?

xiii

What most often stops you and/or your family from walking or biking?

Lack of sidewalks and crosswalks Poor condition of existing sidewalks Don’t have a bike Lack of bike paths/lanes Lack of facilities to support biking Heat and humidity/lack of shade Lack of places to sit along the way Communit Crime Lack of lighting at night Too far to places you want to go Health problems/disability Traffic noise, safety and pollution

Don’t like to bike Others

Appendix

Don’t like to walk

xiv

TUCKER NORTHLAKE CID Master Plan Study

I would like to see the following community improvements happen in the Tucker-Northlake area:

Improved traffic safety Safe sidewalks and bus lanes More/better parks More dining options More public transportation More places to meet neighbors Better access to healthcare Reduced crime A better looking community A cleaner looking community

Appendix

Access to more office jobs

Access to more industrial jobs

xvi

Appendix

SIZEMORE GROUP in association with

KIMLEY HORN and ASSOCIATES INC., GIBBS PLANNING GROUP, CRJA INC and DESIGNING4HEALTH

Architecture I Planning 1700 Commerce Drive NW Atlanta, GA 30318 www.sizemoregroup.com