The Town Center Area (TCA), situated around interstates 75 and 575, is an attractive location for commercial and office establishments, as well as residential development. Because of its enviable location and the unprecedented growth in population and economic markets in metropolitan Atlanta, this area serves as an activity center for most of northwestern Cobb County, as well as Marietta, Kennesaw, and southern Cherokee County, and as a regional activity center for the Atlanta metropolitan area.
The rapid growth occurring in this area, although desired, has caused increasing problems with congestion, mobility, and accessibility due to development patterns required by existing policies and regulations. To combat these issues, the TCA Community Improvement District (CID) initiated a master planning process for the entire CID, resulting in a plan called the RoadMap. The RoadMap is a strategic plan that integrates transportation, land use, market conditions, and implementation guidelines for the entire TCA CID. As part of this study, a traffic analysis, a land use survey, and an economic analysis were conducted. This information, combined with an assessment of perceptions regarding current issues and opportunities for land use, transportation, and future development, led to the development of a problem definition with clear goals and objectives and a preferred land use scenario for the TCA. The preferred land use scenario identified a ÒcoreÓ area where new development and redevelopment are most likely to occur within the CID. The following guidelines were established for this area:
n The Big Shanty Road extension will act as a spur to development for the surrounding land, which currently lacks good access. Further, this development should be concentrated around a transportation hub/station, should allow HOV access, and should be developed with higher-density mixed uses.
n Development should be concentrated around intra-market transit.
n A village-type environment should be created to connect Town Center Mall to Chastain Parkway and Kennesaw State University.
n Infill areas throughout the CID should be considered for a mixture of residential uses.
n A hotel/conference center should be located near transit and the creek.
n The Town Center Mall area should be developed as a Òcentral business districtÓ with decked parking, offices, hotels, and very high-density residential (50 units per acre).
n The subdivision on Big Shanty Road should be redeveloped as a mixed-use development, with an emphasis on high-density residential.
What neither the preferred land use scenario nor the RoadMap was able to do was identify the measures needed to create the village environment connecting the core area with the surrounding area, especially Kennesaw State University with multimodal accessibility, concentrated development, and varied housing opportunities.
In the face of increased pressure for development characteristic of the surrounding area, rather than what the preferred land use scenario designated for the core area, the TCA CID requested and received a Livable Centers Initiative (LCI) grant to create a master plan, supported with a detailed action plan for the core area.
The LCI program funds planning studies for local jurisdictions to develop transportation-efficient land use plans that promote development and redevelopment and increase transportation in activity and town centers. The Atlanta Regional Commission (ARC) has further committed $350 million to implement transportation projects and programs resulting from these efforts.
LCI grant recipients must develop a study that demonstrates:
n A local planning outreach process that promotes the involvement of all stakeholders
n A diversity of residential neighborhoods and employment, shopping, and recreation choices at the activity center and town center level
n Access to a range of travel modes, including roadways and walking and biking trails to enable access to all uses within the study area
Based on the goals of the LCI program and the RoadMap, the goals of this study include the following:
n Integrate land use, urban design, and transportation
n Build on community support
n Provide funding for transportation implementation
n Stimulate locally driven opportunities
The SuPurb study area is the core of the TCA, located between I-75, I-575, Barrett Parkway, and Chastain Road. The figure on the following page presents a view of the study area. During the RoadMap planning process, this area was identified as the central core and the area most likely to be redeveloped due to proposed transportation improvements, changing economic trends, and the desire to connect two key strengths of the TCA: the mall and Kennesaw State University.
The SuPurb study area has significant opportunities with which to create a successful LCI process and plan, including existing public/private partnerships through the CID; proximity to traffic generators including Kennesaw State University and McCollum Airport; rich natural resources along Noonday Creek and nearby at Kennesaw National Park; underutilized and vacant parcels prime for development; a significant demand for residential and commercial development already occurring in the area; and perhaps most importantly, a proposed Bus Rapid Transit (BRT) station that will expand the existing transit system considerably.
Each of these resources provides an opportunity to build an exciting area rich in residential, employment, and entertainment opportunities. However, the SuPurb study area also faces many obstacles. Although the RoadMap identified many transportation opportunities, the area still faces heavy traffic volumes and is often thought of as congested. The vacant and underutilized parcels are currently occupied by surface parking lots. There is also a lack of connectivity throughout the area, due to both the interstates and limited multimodal options.
Based on these conditions, this LCI study must integrate several critical factors into the planning process, including:
Build on the success of previous public and private efforts, including the RoadMap
Overcome transportation, land use, and urban design obstacles
Capture the enthusiasm of the development community
Include Kennesaw State University and Georgia Regional Transportation Authority (GRTA) planning efforts
Base all efforts on comprehensive public involvement efforts
To do this, this project must identify areas that are ripe for development, including vacant and underutilized parcels, deteriorating structures, and structures needing rehabilitation. Urban design principles must be developed and applied to evaluate how to create a sense of place, promote multimodal connectivity, and promote cultural uses. Transportation improvements that connect the study area to the remaining CID area and those that promote pedestrian and bicycle travel must be identified.
Furthermore, existing partnerships must be maintained and new partnerships founded. Appropriate housing opportunities need to be identified for both existing and new residents. Care needs to be given to how future developments will fit within the area, rather than the developments becoming automobile-oriented destinations with little or no pedestrian and bicycle accessibility. Finally, a vision needs to be created for this area that promotes a positive business image and multimodal connectivity, and fosters a vibrant activity center with live/work/play choices.
The following outlines the planning process used to address these issues:
Develop and implement a public involvement program
Establish baseline existing conditions
Analyze existing conditions
Develop a vision with supporting strategies and recommendations
Create an implementation plan
The plan is being developed for the TCA CID by ARCADIS with assistance from Urban Collage, jon Benson + associates, and Robert Charles Lesser and Company. It is directed by Joel Stone for the TCA CID.
Table 1. Overview of Firm Responsibilities
|
ARCADIS |
Transportation analysis, public involvement, and plan development |
|
Urban Collage |
Land use analysis and urban design |
|
jon Benson + associates |
Streetscape design |
|
Robert Charles Lesser and Co. |
Market analysis and economic development |
This plan is separated into the following sections:
The SuPurb Today Ð includes a description of existing conditions and highlights key issues and opportunities
Defining SuPurb Ð includes a description of the vision for the town center, including goals/objectives, design preferences, and development opportunities
Getting to SuPurb Ð includes recommendations, strategies, and projects as they relate to the LCI program goals, and a five-year action plan