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Thursday
Mar312011

Density and Mixed Use in Roswell

Anyone who has read this blog knows that I'm a supporter of mixed-use development as well as livable, context appropriate density.  We keep up with issues that are going on in and around Roswell and today, I came across an article in the Roswell Neighbor that I found interesting.  Essentially, the East Roswell Forum, one of the groups responsible for crashing the mixed-use/density party at Holcomb Bridge/400 the first time around, has decided to sound the alarm bells to the leaders of its member subdivisions about the potential resurrection of mixed-use and density at the HBR/400 intersection in the Roswell 2030 master plan.  For the record, I do feel that the proposal this group rallied against was inappropriate and I am glad it was not built.

That being said, this group obviously yields some power but I'm not sure just how representative they are of the community as a whole.  Unfortunately, the article did not link directly to the email that was circulated.  So, there is no way to determine whether it is representative and/or factually accurate.

Anyway, I have attended four of the Imagine 2030 meetings and have seen scores of residents come out to give input.  There is no effort to hide this master planning effort from the populace.  I even drove all the way out to East Roswell Park for the event held on the east side of town.  I found that it was well attended although not crowded.  Now, I'm not sure what section of town all of attendees live in but I can assure you that the meetings weren't attended exclusively by developers, politicians and realtors.  From my anecdotal discussions, most people were simply residents of Roswell who cared enough to take time out of their busy lives to attend.  Many of them were supporters of gradual increases in density and mixed-use but for the most part they wanted more walkability, bikability and less congestion.

Having said this, virtually every time something came up about the HBR/400 corridor, people wanted it cleaned up.  They dislike what is on the ground there.  I do too. I've actually posted on it before here.  I want something different and I'm going to guess that what I want will match the vision of a good number of our neighbors.  Here's a quick overview: 

  • Density - I'm not too concerned with the number here. I'm more concerned with the character and context.  You can have beautiful single family homes that can be in the high teens in units per acre while you can have ugly apartment complexes that are only 10-12 units per acre.  I think we're more concerned with what they look like.  If you've been to Paris since the mid-1800's, you'll notice that they pack an incredible amount of density into the city while still looking and feeling appropriate, beautiful, safe and relatively uncongested.  Below, you're looking at 384 units per acre mixed-use with transit and you wouldn't find significant traffic, crime or overall congestion. You could argue that the French are more civil than we are here in Roswell but I'm not buying it.  The design is the key... not the # of homes on an acre. 

 

  • Transit - Bus Rapid Transit first, then MARTA rail later (density of 10-15 units/acre can support heavy rail ridership needs). Anything built should be done so with the intent of connecting to rail in the future. 
  • Building Height - 5-6 stories.  No high-rises.  It's amazing what kind of density you can get even without looking like Hong Kong.  In some areas, Paris actually is more dense than Vancouver, one of the densest cities in the world. 
  • Programming - Residential (Townhomes, Condo/Loft, Apartment), Office, Retail, Hotel, Public Space. There might even be some room for single family on this parcel but I don't think it would fly with a potential developer and I'm not sold that Roswell needs more single family housing.  We could definitely use some more class A office space and retail given the number of aging strip malls and office complexes we have.  Not many employers are looking to Roswell these days.  This is a major opportunity to attract high quality jobs to our city.
  • Mixed-Use - Significant vertical (intra-building) and horizontal (intra-block) mixed-use.  We don't have to expound too much on this one.  Suffice to say that, on average, new residents of Atlantic Station reduced their overall vehicle miles traveled by more than 70% after moving into Atlantic Station.  They also have reported a high level of satisfaction with amenities like grocery and retail being nearby.  Say what you will about the look of the place but it's hard to argue with the results in the area of driving reduction and convenience.  Many people rail on MU because of the high profile failure of Prospect Park and the Streets of Buckhead but there have been significantly more failures in the single use area since 2007 than there have been in the mixed-use area.  The concept is not the problem, the timing, financing and hubris are.
  • Street Grid - Highly networked with two flyways over 400 to the north and south of the current bridge.  If designed properly, a road network coupled with an increase in density in the area could actually increase the mobility.  The key is getting people out of their cars at the peak commuter times and increasing the choices available to them.  If this land is to be developed, I believe we are only going to accomplish a reduction in congestion by building a network and coupling with with a transit component.   

 

The way I see development in this area should be akin to Glenwood Park off of I-20 in Atlanta... not Atlantic Station.  The city and developers may see differently but I think many of the residents would be happy with something that looks like this.

Now, we should not forget that what is on the table at this point is nothing but an idea of what could potentially go there that resulted from brainstorming sessions with actual Roswell residents.  Nothing is set in stone.  But, at the end of the day, we need to recognize that this parcel of land is extremely valuable and something will happen there.  Do we want it to be useful for the city and attract visitors from the region?  Or do we want a single use office park or 'lifestyle' center that is built to be obsolete in 10 years and does nothing to improve our community?

 

Images: YouTube! Guess the Housing Density | Dover Kohl & Associates

Wednesday
Mar232011

Traffic Jams Explained.. kind of

I came across this info graphic put together by the Car Insurance Guide through Tom Vanderbilt's How We Drive Blog.  It was too good to not post.  Enjoy...

 

Wednesday
Mar162011

Watch & Learn: Can Removing Traffic Signs Increase Safety?

Readers, watch out! You might think I'm a little crazy here but at least check out the video. I've been having more and more issues with road signs lately. I think it has to do with my belief that our roads are oversigned. You could spend more time reading the signs on the sides of our roads in some places than you actually spend paying attention to the road you are driving on.

No, you might think this is a safety issue but I'm not sure that it is. There have been numerous studies showing that removing signs altogether may actually increase safety due to drivers becoming more aware of their surroundings. Here's a link.

Now check out the video and see a 'shared space' in action.

Now, do I think we could get away with something like this in Roswell? I'm not sure but I think there may be some areas where it could work like the southern end of Canton Street and the new Round About at Norcross St and Grimes Bridge. I'll leave you with this example of over signing.

Thursday
Mar102011

Traffic Misconceptions

I was reading a local blog recently and came across a tongue in cheek post about traffic in Alpharetta.  The premise was that Alpharetta is doing all these nasty things that will actually make traffic worse.  There were a number of misconceptions in the post and it concerned me that there might be some confusion on these points down here in Roswell as well.  

As a member of the Roswell Historic Gateway Community Advisory Group, I am aware of the challenges of balancing traffic capacity needs with livability and aesthetic needs.  So, I decided to compile a number of common traffic misconceptions together and elaborate on them for the benefit of my readers.  

Many assumptions that would seem to be logical at first glance actually end up being mostly incorrect when put to the test.  One of the biggest is the assumption that density brings traffic.  Residential or commercial density with no where to go and nothing to do creates traffic as everyone has to leave their home by car to do even the most mundane of tasks.  That's just one misconception of many that we will address below.

Making Roads Narrower Creates Congestion - The conventional wisdom is that narrower roads bad for traffic like narrower arteries are bad for your heart. This is moderately true.  First, let's look at a little info on lane widths.  The authority on highway and road designs, the AASHTO Green Book, recommends that local roads be between 9' and 12' in width, collectors be between 10' and 12' and that arterials be between 10' and 12' with 11' being the minimum in rural areas.  

Now, those are some really wide lanes if we decided to go to 12' in all areas.  That would mean that a four laner with no shoulder and no median would be over 48' in width.  That's quite a bit of real estate.  Now, let's say we narrow that down a bit to 10' and think about what it will do to the flow of traffic.  Well, not much according to several studies.  The worst of which shows a 6.66% decrease in flow while the best shows no meaningful change.   

Narrowing lanes also makes the driver more vigilant and in turn causes the driver to drive more slowly which flies in the face of the next myth.

Narrow Lanes Cause More Accidents - Believe it or not, this isn't actually true in all cases.  Studies show that narrowing a lane from 12 feet to 10 feet has no noticeable impact on the number of accidents that occur on the street.  So, the concern of increasing crashes when lanes are narrowed is not actually a concern at all.  However, if you take lane widths down below 10 feet on a non-residential road, you will likely experience an increase in collisions.  

The historic district currently has narrow lanes in many areas and they work just fine for both capacity and safety.  They also work pretty well contextually helping to create a sense of place.  We have character and capacity with relatively narrow lanes.  What we really need to do is kill the reversible lanes (which is a stated objective of the historic gateway project).

Mixing Pedestrians with Cars Creates Congestion - Putting pedestrians ON the road with cars would definitely wreak havok on traffic and local ERs.  The assumption is that making roads pedestrian accessible increases traffic.  Mixing pedestrians with cars doesn't impact traffic either way unless there are other factors at play.  However, if properly designed, a highly walkable environment encourages people to get out of their cars and walk.  There is less of a reason for cars to be present.  Thus, we could make the assumption that there would be fewer drivers.  Generally, if there is high pedestrian traffic and high automobile congestion, it is because the location is a desirable location.  It is not because the pedestrians are there.  Building a road that accommodates pedestrians will not in itself create traffic.  However, if you build a place that people want to be, you might see some traffic.

Roswell already has one area where pedestrians are very active.  That is Canton Street near the Atlanta Street/Alpharetta Hwy intersection.  The traffic there isn't due to the pedestrians, sidewalks, crosswalks or narrow road widths.  The traffic there is due to the demand of the location.  If we wanted to widen the lanes and add more lanes and take away the sidewalks, we'd be losing something very special that many other cities envy.  Build places that people want to be and you're going to get some traffic.

High Density Development Creates Traffic - This one is legitimate under the assumption that you pack people into condos and create a dense SINGLE USE environment.  Single use environments are a sure fire way to create traffic.  Mixed use development can induce traffic as well but it doesn't have to. It really depends on whether the street network is set up to provide multiple routes and whether there are enough destinations within the mixed use area to encourage people to walk significantly more than they would in a less dense environment.  Perimeter Center is a bad example.  Atlantic station is an excellent example.  This study by the the Transportation Research Board concludes that a doubling of residential density coupled with an increase in nearby employment, transit and mixed use can decrease vehicle miles traveled by 25%.  

No one is calling for Atlantic Station in Historic Roswell.  However, working on gridding the street network to provide more connectivity and driving, biking, walking options should be a strong focus of any redevelopment that occurs in the area.

Lowering the Speed Limit Creates Congestion - This one actually is true.. but not as much as you might think.  The reduction from 45 mph to 35 mph is only about 3% of capacity.  To go from 45 to 30, you're going to cut capacity by slightly more than 5%. So, you're really looking at trading capacity for safety.  A collision at 30mph is significantly less damaging (especially to a pedestrian) than one at 45 mph.  I've included a telling chart on pedestrian death by speed.

If we want a safe environment for everyone, we should design the street from the river to the square for 30mph and enforce a 30mph limit on that stretch.  It's 1 mile of road and 30mph isn't going to kill any commute. You go slower than that on 400 sometimes.

So, what are real solutions to traffic?

First, remember that traffic isn't necessarily a bad thing.  Most of the time, it means that you are somewhere that people want to be.  However, Americans collectively spent almost 500,000 years stuck in traffic in 2007.  That is more than double the 14 hours the average person spent in traffic in 1982. This was not because America was narrowing roads, building bike lanes and walking more.  It was actually because we were spreading out, widening roads and trying to run every errand in our car.  Food for thought when thinking about how we want to move forward.  Below are some of the best tools out there for traffic mitigation.  There are too many small tools to list so I'm sticking to the big ones.

Zone for Mixed Use Development - The objective here is to reduce the nubmer of trips that residents, workers and visitors need to make while allowing the flexibility to drive if needed.  Atlantic Station is a phenomenal example of MU development.  A study of AS residents showed that after moving into the neighborhood, residents experienced a remarkable 73.5% reduction in daily vehicle miles traveled.  If you have visited AS, you would notice that there is a quality public realm that encourages walking and pedestrians and cyclists are able to safely cross roads and cars can still freely move though the networked street pattern.  

We need both vertical and horizontal mixed use in the historic district.  This will create the interesting and walkable environment that the vast majority of the residents here are looking for.  When I say vertical, I'm thinking of a maximum of 4 stories with retail or office on the ground floor.

Network your Streets - Connectivity is a key to reducing traffic congestion.  The problem with the suburban land development pattern and the amount of traffic we experience is that in far too many cases, there is only one reasonable way to get from point A to point B.  In an environment where the road is networked, there are many different routes to get to the same destination. 

As previously mentioned, we need a better more connected network

Find Reasons for People to Use Their Cars Less - This could be any number of things not the least of which is $3.60 gas.  Create meaningful neighborhoods. If more neighborhoods had shopping, jobs, parks and entertainment closer to the actual residents, those residents would drive less.  This takes us back to the Atlantic Station example above.   

You'll notice that I don't have transit on this list.  A large misconception about transit is that it should relieve congestion.  It actually has very little to do with congestion.  Rather, it creates modal diversity and offers redundancy and flexibility within the system.  It also allows the underserved 30% of the population that can't or shouldn't drive to function in society without being a drain or a risk.

I hope I've made some sense here and I'll be happy to provide studies that affirm the statement above upon request.  Additionally, if you are ever curious about the hidden causes of traffic, please pick up the book Traffic by Tom Vanderbilt.  It should be required reading for new drivers.  His blog is www.howwedrive.com and is very interesting.  

 

images: HelloAtlanta.com, SafeRoutesInfo.org, CNU

Thursday
Feb242011

Roswell 2030 - Holcomb Bridge & 400 Interchange

The planning process is well underway and from what I can tell, there are a lot of good ideas being put forth.  I attended the final presentation of the three day Focus Area Workshop.  The workshp focused on the Holcomb Bridge/GA 400 interchange and the area that surrounds it.  There were essentially two proposals that came out of the workshop and both of them were pretty good.  

My belief is that this interchange is ripe for redevelopment as well as for transit oriented development.  Within the next 20 years, I foresee this interchange becoming the economic center of Roswell.  You can forget about the Holcomb Bridge/Alpharetta Hwy intersection where our 'Town Center' Plaza is.  What really surprised me about tonight's session was the amount of energy that I saw around smart growth and new urbanist ideas.  Even if people didn't really know what those terms meant, they knew that they wanted walkability, connectivity, mixed-use, density and transportation.  Here are some of the more interesting ideas that I saw:

 

  • Loop of pedestrian flyways that would encircle the area and provide pedestrian accessibility that does not exist currently
  • Create multiple right turns off of the 7A exit that would turn right into a town center and onto Holcomb Bridge giving drivers additional turn options getting off 400
  • BRT Station at exit 7A that would provide transit access
  • Medium density development along Holcomb Bridge corridor expanding east and west from the 400 HBr interchange

 

Some of the comments that I heard compared the area to Atlantic Station and other highly urban mixed-use developments.  Personally, I don't want to see Atlantic Station here in Roswell but the tightly knit, mixes of use that Atlantic Station provides are exactly what I would like to see.  Many of the people I talked to were keen on development in excess of 6 stories in that area.  I don't think that will work and I'm beginning to lean further and further away from tall buildings for many reasons (many of which are outlined here).  The one thing that I did not see a plan for was a MARTA train connection in this area.  They were focusing more on the BRT bus mode.  The train station is a long way off but I still think there needs to be a plan in place to accommodate that expansion.

From what I can tell the community is really coming out to support the process and there are many great ideas that are coming out of the process.  The key is to participate.

Sunday
Feb062011

Dirt Lots, Economic Development and Holcomb Bridge

Roswell

Roswell OKs Economic Development Contract - AJC

City Council voted recetly to approve a $103,775 contract to develop a strategic economic plan. The plan has been signed with RKG Associates. RKG is based out of New Hampshire but has consulted many local and regional muicipalities. One of the most notable to me is Greenville, SC which has done a fantastic job rejuvinating its downtown.

New Study will Pinpoint Ways to Improve Traffic on Holcomb Bridge - Alpharetta Neighbor

The study will look at the 1.5 miles between Warsaw Rd and Holcomb Woods Pkwy. The total cost of the study should not exceed $463k and Roswell's share will be just under $100k. I'm looking forward to seeing what comes out of this.

Big Creek Wetlands Workday - RoswellGov.com

The city is holding a work day for wetlants restoration, plantings, and litter removal at Big Creek on March 5th.

Region

Developer Promises No Dirt Lot at Mixed-Use Site Near GA 400 - Alpharetta-Milton Patch

There has been a lot of talk about the proposed development at the MetLife/Peridot campus in Alpharetta. Naysayers complain that Alpharetta doesn't need more mixed-use and are requesting a moratorium on approvals of proposals. Proponents say there is nothing even close to similar in N Fulton and that Alpharetta should encourage this type of development because demographic trends show that it is becoming more ad more desirable. We can all agree that another dirt lot similar to Prospect Park is undesirable.

Public Concerns Spur Alpharetta to Reconsider MetLife Project - AJC

The city council has tabled this until the February meeting. I hope they are not persuaded by the naysayers who are using faulty statistics and clinging to a 1990's land development model.

Tough Questions for Mayor of Johns Creek - CBS Atlanta

My only question is this: $400k for 9 Electric Bikes???

MARTA to Spend $117M on Train Control Technology - AJC

At first glance, this seems staggering but according to MARTA has been planned for some time. However, it was plainly obvious after the DC Metro crash in 2009 that MARTA would be spending some money since our systems are essentially identical (except that DC decided to build neighborhoods around their stations and we decided to build parking lots, that's another story though)

Beyond

Miami21 Wins National Planning Excellence Award - CEOs for Cities The form based code that has been adopted in Miami is a model for the 21st century. I would love to see something like this adopted here in Roswell and in the larger metro area. We're a long way off.

Are Cities Any Place for Children - Shareable

This is an interesting piece on why cities are percieved (in some cases rightly so) as bad places for children.

Survey Finds "Buy Local" Message Beneffiting Independent Business - NewRules.org

Notable Quote:

For the fourth year in a row, a national survey of independent businesses has found that those in communities with an active "buy local" campaign have experienced markedly stronger revenue growth compared to those located in areas without such a campaign.

I wonder how Roswell's buy local campaign Find it All Roswell is doing.

Sunday
Feb062011

Texting, Talking & Driving

I saw this one on FailBlog the other day and it terrified me...  

 

Friday
Jan212011

The Atlanta Streetcar Vision+

For those of you who are interested in the Downtown Streetcar concept, you may want to check out this link from the Revision Cloud blog.  It is a fantastic piece showing how the proposed streetcar could be expanded to better connect neighborhoods, the Beltline and MARTA.  

A Streetcar Named Opportunity - Revision|Cloud

 

 

 

Thursday
Jan202011

Pedestrians, Parking and Prospect Park

It's been a while since the last update. Today's post primarily focuses on Roswell and Alpharetta. There's been a lot going on lately especially in Alpharetta. Enjoy!

Roswell

City Considering Ways to Warn Drivers of Pedestrians - Roswell Neighbor

Can we rephrase this headline please?  Do drivers really need to be warned of those dangerous and pesky pedestrians?  Now, protecting pedestrians from being killed is noble and it is needed in many areas.  So, I'm open to ideas.  I'm a little skeptical of the flag system that is going to be tested on Canton Street though.  I'm not sure how many people will actually use it.

Come on... Seriously, Bulloch Hall can totally share its parking lot.  Don't get me started on parking requirements.

This is relatively old news but I thought it was noteworthy.  Great cultural institutions are hallmarks of great communities.  Roswell lost a quality performing arts venue due to the economy.  Say what you will about the location of the venue, but it stinks to see good local businesses close.

Bob Strader summarizes some demographic data and makes some pretty good suggestions including one that I advocate which is for North Fulton to focus on integrating itself into a truly regional transit system.

This is a pretty bold idea but I like it.  Alpharetta is really leading the way on this one. 

Region

With a little help from Fulton County, It looks like Alpharetta is now winning in the sweepstakes to win the new campus for Gwinnett Tech.  I think this is a very logical choice and it will be hard for Gwinnett Tech to turn it down.  

This is an interesting post with good info. Lee over at Roots in Alpharetta makes the claim that "Alpharetta's previous generation of suburban planners served us well."  I do agree that Alpharetta is and has been experiencing a very successful 10-15 year span.  However, I'm not so sure that it is sustainable into the future.  I've written before that I believe we will start to see jobs migrate back to the downtown and inner-ring suburbs as energy prices increase.  If this prediction holds true, the jobs will leave Alpharetta quickly.  

I think this is a good concept at a bad time.  The city has approved a mixed-use development on a parcel of land owned by MetLife.  The timing is unfortunate considering that many people have a negative perception of mixed-use due to the failure of Prospect Park.  Let's remember that hundreds of other developments have also foreclosed during the past four years.   The failure of Prospect Park is not an indictment of mixed-use developments. 

Wells Fargo still won't do the right thing and deed the road to the city of Alpharetta.  So, I say Alpharetta should do a citywide boycott of Wells Fargo until they agree to deed the 90% complete road to the city which was to occur under the previous development agreement.  The road being open will make the property more attractive.  Just do the right thing Wells Fargo.

Since we were on the subject....

They have a long way to go but I'm glad to see them moving in the right direction.  I commuted to work by bike in Alpharetta for about 6 months and rarely felt safe.  Hopefully that changes.  The next headline will help that.

Beyond

Recent years have seen meaningful reductions in vehicle miles traveled as well as traffic deaths.  In fact, last year traffic deaths reached a 50+ year low.  However, this article goes into ways that the government could further reduce traffic deaths.  The one thing that was strikingly absent was the easiest of all... encourage less driving through policies that encourage walkable neighborhoods.
Thursday
Dec302010

How to Get a Gourmet Grocer...

I thought this quote from David Alpert in a blog post from GreaterGreaterWashington article linked to through Planetizen was very insightful:

Neighborhoods can either stay the same size, and see local retail gradually decline as online shopping grows and DC adds big box stores. Or, they can add enough new residents to support new retail options. Most of us prefer the latter. Some people, though, want to stop new residents but also have the retail. That's completely unrealistic.

I'm a huge proponent of getting a gourmet grocer or a Trader Joe's into downtown Roswell but until there is a critical density of people living in the downtown, historic center, we won't have that type of shopping option.  The perfect spot for one would be when the parcel where Value Village and Souther Skillet are locate gets redeveloped.