Doraville Downtown HDD Masterplan December 7 2015 Version 9
Doraville Downtown HDD Masterplan December 7 2015 Version 9
Doraville Downtown HDD Masterplan December 7 2015 Version 9
Doraville
Redevelopment Masterplan
Civic Facilities & Private Development
December 7, 2015
City Council Meeting
Introduction
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
Historical Timeline
Transit-Oriented Development (TOD)
Recommendations from Doravilles adopted plans
Adopted Form-based Zoning Districts
Challenges & Opportunities to Doravilles adopted Framework Plan
Streetscape & Urban Form
Masterplan Design Process
Current Conditions
Masterplan Design Process Concepts
Precedent Example & Architectural Examples
Next steps
Development pipeline
Conclusion
Q&A
1950s-60s:
1992:
2009:
2013 & 2014:
2014:
- GM plant closes
- Doraville expands with annexation of new land into the City
- Integral Group, LLC acquires the former GM Plant
2016+
What is TOD?
Transit-Oriented Development (TOD) is a higher
density mixed-use residential & commercial area
designed to maximize access to public transport, and
often incorporates features to encourage transit
ridership, typically located within a mile of public
transportation.
Some benefits of TOD include:
Walkable communities = more healthy/active
lifestyles
Increased transit ridership and fare revenue
Increased property values
Improved access to jobs and economic opportunity
Reduced household driving = lowered regional
congestion, air pollution, and greenhouse gas
emissions
Expanded mobility choices that reduce dependence
on the automobile, reduce transportation costs, and
free up household income for other purposes
Lindbergh,
Atlanta
Today
Planned
Brookhaven Station TOD
Urban Design
Zoning/Land Use
Transportation
Parking
Greenspace
6
2005 LCI
2010 LCI
10
11
SD-1
(Assembly)
T-6
T-5
C-2
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Topography
Issues
Proposed streets would be too
steep for design regulations &
handicap accessibility (currently
a 40 drop from Flowers Park to
the Police Dept.)
Opportunities
Follow the natural contour of
Historic Downtown Doraville,
creating line-of-sight vistas
15
Stormwater
Issues
A floodplain runs through proposed
streets; existing detention is over
capacity, causing flooding issues
south on Chestnut
Opportunities
1. Expand stormwater detention
system to mitigate flooding
2. Daylight the system in a park
design to create accessible
greenspace
3. Create desirable waterfront
property
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Example: Greenspace/
stormwater detention pond
Champaign, IL (downtown)
Detention pond combined
technical functional
solution with greenspace
Award-winning project
attracted new commercial
& residential development
Enlivened downtown retail
& dining
Attracted new wildlife
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Example: Greenspace/
stormwater detention pond
Atlanta (Old Fourth Ward Park)
Detention pond built to address
flooding inside former Atlanta City
Hall East (now Ponce City
Market)
Facilitated redevelopment/sale to
Ponce City Market
Reduced infrastructure burden,
allowing new development to
connect to the stormwater system
Saved Atlanta millions in
stormwater pipe expansion costs
Created greenspace & catalyzed
new development
18
Existing
Proposed
Break-up the super blocks with new streets to improve access &
connectivity and promote pedestrian mobility
20
Lindbergh
On-street parking
Enhanced pedestrian
crosswalks
Mixed-use buildings
frame the street
Two of these examples
are adjacent to MARTA
stations.
Buckhead
Alpharetta
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Built Environment
Downtown Transformation
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Built environment:
This photo (not of Doraville) demonstrates a typical street environment resulting from zoning regulations
that promote a suburban-style built environment centered around the automobile.
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City streetscape projects and/or private development installs sidewalks & street trees
(as mandated by the LCC zoning design requirements)
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Masterplan
Design Process
Design Team
Study of Current Conditions
Meeting the Needs of Doraville
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Current Conditions
Suburban Downtown
Obsolete Buildings
Shortage of Office Space
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Downtown today:
Suburban layout
No identity/sense of place
Inefficient land use
Low density
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City Hall
(built 1966)
Pan-Asian Building
(built 1953; dilapidated)
Annex Building
(dilapidated)
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Court
Civic Center
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Police Department
Conference Room:
water damage
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Masterplan
Design Concepts
Historic Downtown Doraville
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Concept
drawing #2
Establish:
Street Grid
Streetscape
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Concept
drawing #2
Block A:
Civic Campus:
1. City Hall &
Civic Center
13-20K
2. Police/Court
17-25K
3. Library
5-10K
Street layout, block
size, building form &
architecture, and
greenspace design
are all CONCEPTUAL
and are subject to
change. This plan is
for illustrative
purposes only.
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Concept
drawing #2
Greenspace:
Flowers Park
(<1 acre
today)
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Concept
drawing #2
Greenspace:
Flowers Park
(improved to
~3 acres)
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Concept
drawing #2
Greenspace:
Flowers Park
Expansion
(7+ acres &
new vistas)
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Concept
drawing #2
Block B:
Mixed-use
6 stories
+/- 300,000sf
+/- 590
parking spots
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Concept
drawing #2
Block C:
Mixed-use
6 stories
+/- 230,000sf
+/- 565
parking spots
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Concept
drawing #2
Block D:
Mixed-use
6 stories
+/- 290,000sf
+/- 570
parking spots
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Concept
drawing #2
Block E:
Mixed-use
6 stories
+/- 235,000sf
+/- 580
parking spots
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Concept
drawing #2
Block F:
Mixed-use
6 stories
340,000sf
600 parking
spots
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Concept
drawing #2
Land
Redevelopment:
City property
Private land
(between New
Peachtree &
Buford Hwy)
Street layout, block
size, building form &
architecture, and
greenspace design
are all CONCEPTUAL
and are subject to
change. This plan is
for illustrative
purposes only.
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Concept
drawing #1
Land
Redevelopment:
City-owned
property
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Block Redevelopment
Block
Building
Height
Block A
Block B
6 stories
Block C
6 stories
Block D
6 stories
Block E
6 stories
Block F
6 stories
On-street Parking
TOTALS
Approximate Approximate
Square
Parking
Footage
Spaces
See next table
300,000 sf
230,000 sf
290,000 sf
235,000 sf
340,000 sf
1,395,000 sf
590
565
570
580
600
400
2,305 + 400
= 2,705
Existing
Building/Use
Approximate
Square Footage
City Hall
Civic Center
Police
Court
5,900
8,700
12,000
5,200
Library
6,200
Parking
Public: 177
Employee/Police: 58
Total: 235
Proposed
Facilities
Approximate
Square Footage
13,000 - 20,000 sf
3 stories
17,000 25,000 sf
2 stories
5,000 10,000 sf
1 story
Public: 111
Employee/Police: 85
Total: 196 (not
including on-street)
Greenspace
Green Space
Flowers Park
Civic Lawn
Existing
Acres
<1
0
Approximate
Proposed Acres
7+ (with Expansion)
1.5
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Section drawings
Section A
Section B
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Precedent Example
Suwanee Town Center
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City
Hall
Splash fountain
Amphitheatre
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Splash fountain
Terracing lawn
Amphitheatre
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Civic Architecture
Examples:
Traditional
Modern
Contemporary
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Buford
Schenectady,
NY
Schenectady,
NY
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Examples of
city halls:
Modern
architecture
London
Las Vegas
Durham, Oshawa, ON
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Next Steps
December 2015:
December 2015:
January 2016:
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Doraville Projects Underway
City-wide annexation (completed 2014)
Doraville gateway signage
Flowers Park upgrades & expansion
New Peachtree Road Streetscape
City Comprehensive Plan Update
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Conclusion
The redevelopment of the Civic Campus presents a unique opportunity for Doraville.
Sense of Place
Establish a town center & a strong City identity
New network of streets at a pedestrian scale to enhance mobility & safety for
pedestrians, bicyclists and automobiles
New streetscape environment with elegant tree-lined streets & on-street parking
Buildings that engage the street and provide ground-floor retail & restaurants
New greenspace for gathering
Civic buildings with great architecture
Capitalize on proximity to Doraville MARTA station to attract new development and
better position MARTA for TOD development at the station
Real estate opportunities to sell off land for new urban development to offset the costs
of our new facilities & expand the Citys tax revenue
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Q&A
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