Roswell Town Green Renderings

The DDA presented their vison for the Roswell Town Green to the City Council and what was probably an audience of 40+ citizens and city staff this evening.  Monica Hagewood and Dave Schmit of the DDA took the council and audience through the vision for the project and some of the key economic numbers that they feel justify the project. 

In all, the project would be completed in three phases and would cost an estimated $12.1 million.  This seems steep but when you weigh it against the expected private investment that the DDA feels it would spur on, it starts to look like a bargain.  They feel that this redevelopment could result in an additional $200+ million in investment in the core of our city.  These are estimates but they are being done by industry veterans and thus should have some credibility.  

The renderings were nice.  They illustrated the proposed vision but the DDA was careful to remind the audience that these are conceptual to illustrate the vision and that many of the fine details would need to be worked out as the project progresses.  Here are the illustrations.

images: Roswell Downton Development Authority

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Update on Wednesday, February 26, 2014 at 11:07PM by Michael D Hadden

I've added a petition in support of the Town Hall Green on Change.org.  If you are in support, let the Mayor and Council know!!  LINK

Support the City Hall Green

This is an open letter from local designer and urban planner Lew Oliver in support of the DDA's vision for the City Hall Green. There is a presentation of the project tonight at 530 at City Hall for anyone interested...

Hats off to Monica Hagewood and the DDA for championing a winning design for the City Hall Green. This project will provide the much needed active civic space that is essential to revive our historic core.

As an active design participant in Woodstock Downtown, Avalon, Vickery, Serenbe, Glenwood Park, of recent, Savannah River Street West, as well as many more downtown revitalization projects worldwide, I have seen the successes of many parallel projects.

When implemented, the project design, along with the street scape improvements shown in the master plan, will stimulate new development in our downtown. Without it, Roswell will fall behind. The real danger now is of losing momentum, and failing to attract top talent, new families, creative youth, the new class of empty nesters, and ultimately, our ability to develop a new economy.

This project should be endorsed wholeheartedly by you, our elected
officials, with full funding. Many of us have anticipated bond referendum money to be made available at this time. While it is prudent and responsible to consider phasing of the project, the full aesthetic impact and usability of the project cannot be achieved without full implementation--that is, no one will use a park that is not complete with excellent detailing. The project will achieve efficiency in construction by condensing many phases into one. We are now in a positive upturn, and must now seize this opportunity. This window may not stay open long.

Many have rallied behind you for this very goal to be achieved. It is the product of diverse visions which have united behind a common cause...to provide the catalyst for our renaissance.

While the plan needs tuning and polishing, it can be done so now with full City support. It is time to act proactively, showing the DDA and your community that you are indeed leaders with bold vision and action.

Thanks for your support.

Lew Oliver

Can You Envision? Public Meeting for City Green Proposal

On Monday January 27th, the Roswell Downtown Development Authority is presenting a vision for redeveloping the area around City Hall into a more robust park and mixed-use space.  There is a lot to take in from the designs.  The meeting will be at City Hall at 5:30 and is open to the public.  The vision will be presented to the Mayor and Council.  I am a huge supporter of this and am looking forward to the meeting!  As usual, there are a few tweaks I'd like to see but I'll critique the plan after the meeting.  Try to be there if you are interested.

The Top 10 Developments to Watch in 2014

I’m a sucker for lists but I don’t normally make them myself.  However, there is so much going on around here that it’s hard to keep track.  So, I’m putting together a list of the top 10 projects to watch in 2014.  In the past year, the stage has been set to make this year one of most transformative years ever in North Fulton.  These projects will increase walkability and overall livability in North Fulton.

10. Gwinnett Tech Expansion - Construction of the new Alpharetta Gwinnett Tech campus will be in full swing in 2014, keeping them on track for a Jan 2016 opening.  The depressing thing about the campus is that it appears to be a very 90’s and early 00’s suburban office park site design which shows 3 story’ish buildings surrounded by a sea of parking.  

image: Gwinnett Business Journal

9. North Fulton CID Blueprint 2.0 - The North Fulton CID released its vision for the next 7-10 years in Dec. and there are some projects that may gather momentum in 2013.  They focus on reducing traffic congestion, adapting to changing marketplace trends, and eliminating bureaucratic hurdles.

image: North Fulton CID

8. Roswell Downtown Development Authority - The DDA was relatively quiet in 2013 but expect Roswell to make some waves in the next year with plans for large scale projects in the heart of Roswell.  They launched their website (www.roswelldda.com) in 2013 and have posted several theoretical master plan images.  Their plans for a park or green at City Hall would be a big win if executed properly.

image: Roswell DDA

7. MARTA Rail - In late 2013, MARTA officially announced that it is looking to extend from North Springs station further north to Windward Parkway.  This was received with mixed emotions but many people recognize that more lanes on 400 is going to be costly if not impossible.  The current preferred alternative is to extend heavy rail and add five stations (Northridge, Holcomb Bridge, North Point, Haynes Bridge and Windward). Expect more news on potential funding sources and routes in 2014.

image: MARTA

6. More Roundabouts - In the past two years at least four roundabouts have been opened in North Fulton.  Readers are familiar with my thoughs on roundabouts and there is empirical evidence that they improve traffic flow, reduce crashes and increase safety.  More of them are coming to intersections near you.

5. Roswell Unified Development Code - Roswell has been opening its doors to business over the past 18 months.  There have been several high priority corporate announcements in that timeframe.  That said, the zoning codes are confusing web of red tape and must be changed.  In 2014, expect passage of the new UDC and the accompanying Design Guidelines.  This will send a message to developers that Roswell is serious about redevelopment.  It will also enable a number of projects to finally take a step toward reality.  There are several notable projects that are simply waiting for UDC adoption before going to the city to begin the process.  

4. Canton Street & Downtown Alpharetta Infill - No fewer than five projects around Historic Roswell have been brought before the city in the last several months to add townhomes and residences around the Historic Roswell area.  There are 80+ total units proposed and a number of them are likely to be finished this year.  Add this to the 320 new apartments and the Historic Roswell area could be netting 500+ new residents in the next 12-18 months.  Alpharetta’s downtown is experiencing a similar trend albeit with more multi-acre lots available for development due to large site foreclosures following the real estate crash.  These developments will help drive local businesses in the downtown areas that thrive on pedestrian traffic.

3. Roswell City Walk Apartments - Or should I say, Down Goes Frazier!  The horribly designed 1960’s era Frazier Street Apartments were demolished in December making way for Lennar Miltifamily’s 320 unit luxury apartment complex in the heart of Roswell.  The construction will take much of the year but the first tenants are expect in late 2014.  When complete, this development will be a game changer and will serve as a catalyst for future projects. Grocery store anyone??

image: Lennar Multifamily

2. Alpharetta City Center - It would be hard to top this project given its hefty price tag ($31 million), laudable site plan and ambitious construction schedule.  In the next 12 mos, you will see the heart of the new Alpharetta change dramatically.  Already, there are some new streets in place, with a roundabout, and the new City Hall building is beginning to take shape.  The parking deck and library will follow not too far behind and the addition of park space and a pedestrian orientation will be impressive.  This, as previously mentioned, is helping spur adjacent development.

image: Urban Collage

1. Avalon - This project dwarfs all the others on this list.  It’s hard to downplay the significance of this behemoth.  Total economic impact could be over $1 billion when all is said and done.  The construction at the site over the past 2 months has been frenetic and leaves little doubt that North American Properties will hit their Q4’14 target for opening phase I.  This project is regionally significant and is being watched by the commercial real estate industry nationally.  The combination of live, work and play gives Avalon major mixed-use cred and makes it unlike almost any other development in the region.  The tenant list is impressive with top-notch national and local restaurants and retailers.  When Avalon opens its streets in late 2014, it will serve as a showcase for walkability and urbanism in a suburban environment.  It will be interesting to see how it impacts other popular destinations such as North Point Mall and Canton St.

image: North American Properties

That’s a lot to chew on and undoubtedly, something else will creep up in 2014.  There are even some regionally significant projects that you will want to keep an eye on; the Stadiums (Braves & Falcons), Atlanta Street Car, College Football Hall of Fame, National Center for Human Rights, and Buckhead Atlanta just to name a few.

Happy New Year and have a great 2014!

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Roswell & North Fulton CID - Let's Get It On...

First up, a little history.  The North Fulton Community Improvement District has been around since 2003.  According to information from the NFCID, those 10 years have raised more than $15 million from commercial property owners which has helped bring $80 million in infrastructure projects to life.  Many of these have been beautification efforts and traffic congestion mitigation projects.  Think of the Windward/400 interchange and the triple left turn lanes from Mansell Road to North Point Parkway.

Although I appreciate their efforts, I haven't been too vocal about them on this blog for two reasons.  First, the projects that have been implemented have been almost exclusively focused on solutions for the car which I feel is a transportation solution that is (un)fairly represented in our area.  Second, and more important, almost all of the tangible initiatives to date have been in Alpharetta.  Here's a full list of completed projects.  Now, to be fair, the CID has contributed to the Sun Valley Connector Feasibility Study as well as to a North Fulton Commuter Shuttle Study, both of which I think are interesting concepts.  However, there isn't much evidence of NFCID involvement in Roswell to day.

Now, it's starting to look like the NFCID's involvement in Roswell is getting a little more serious.  They held an open house earlier this month to unveil their Blueprint 2.0 which will serve as the organization's guiding document through 2021.  I was pleasantly surprised to see several major Roswell projects on the list.  

The blueprint is divided up into a Work Plan which involves projects that the CID will likely tackle and Advocacy Projects which the CID will advocate for.  Here's a full list with items directly impacting Roswell in bold.

Work Plan

• GA 400 Northbound Off-Ramp/Windward Parkway Phase 2
• GA 400 Westside Greenway-Kimball Bridge-Webb Bridge
• Warsaw & Mansell Intersection
• Encore Parkway Future Transit Site
• Old Milton Multi-Modal Improvements
• Old Ellis Connector
• McGinnis Ferry Access & Operational Improvements
• Lakeside Parkway/Haynes Bridge Road Accel/Decal Lane
• Windward Future Transit Site
• Kimball Bridge Multi-Modal Improvements
• GA 400 Westside Greenway - Big Creek Parkway to Kimball Bridge
• Encore Parkway/North Point Parkway Internal Street Grid

Advocacy Projects

• GA 400 Operational/Capacity Improvements
• North Fulton Transit Extension
• Holcomb Bridge Interchanges
• Big Creek Bridge
• Alpharetta Hwy/SR9 Operational & Aesthetic Improvements

There are definitely a lot of projets that will benefit mobility and connectivity in Roswell.  Here's the full Blueprint 2.0 document.

They also mapped out another group of projects that are classified as "Out of the District" but listed as Potential Future Projects or projects that are On the Radar.  This is where it gets really interesting for Roswell. Below, I've listed the projects on those lists that would impact Roswell.

Potential Future Projects

• Big Creek Phase 3 (East of GA 400)
• Big Creek Phase 4 (West of GA 400)
• Old Alabama and Holcomb Woods Parkway Intersection
• Old Alabama Operational Improvements & Holcomb Bridge

On the Radar

• Hembree Road Operational Improvements
• Old Roswell Road Operational Improvements
• Old Roswell and Warsaw Intersection

Here's a pic from the NFCID's presentation that zooms in on the Roswell related "Out of District" projects.

Now, that's a lot of stuff.  There are projects and ideas on this list that I like and some that I don't like.  I can categorize them fairly easily.   

• Like: Connecting Roads, More Greenways, Rail Transit, Bikepaths, Roundabouts  
• Don't Like: Lane Additions, More Turn Lanes, Unnecessary Road Signs

That said, I think this is a solid plan for our area.  I support the North Fulton CID's efforts and I think Roswell should get more involved with them.

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Demolition Edition.. Frazier Street Apartments

I'm happty to say that the long awaited demolition of the old Frazier Street Apartments started earlier this week.  It was obviously a long time coming.  So, now that the buildings are coming down, we can look forward to the new Roswell City Walk apartments in the next year.  These are going to be a vast improvement over the existing apartments and will serve the area well for many years to come.  

My friend and photographer Ian Mari took some images of the second day of demolition which I've posted below for you to enjoy.  I'm looking forward to seeing the progress in this area over the next year and then seeing what a catalyst for this area these apartments will become.

And in case you forgot what is replacing these old apartments, here's a recent rendering of Roswell City Walk apartments.

Flyovers: Fantasy vs Reality

I took a look at the newest Avalon CGI flyover video that was released last week and couldn't help but think of the Charlie Brown flyover video that I ran across a few months ago.  The first represents reality of what can be done when well managed capital comes along and properly (in most cases) engages the community and works with them to provide a product that will work within the context of the city.  The second represents a dreamer's vision of a mega project that wasn't well received by the neighboring subdivisions due mostly to the scale of the project. 

Take a look and add your thoughts on which one you like best.  (remember that CGI imagery has improved a lot in the last 7 years)

Avalon

Roswell East (aka Charlie Brown)

West Roswell Elementary - Multi-Use Path?

It looks like the City of Roswell is doing the right thing and going to the Fulton County School Board to request an easement for a multi-use path along Hog Waller Creek.  The request went before the school board tonight and I'm not sure of the outcome yet (will update).  The path would be 10 feet wide. Here's an image of where the path would run.  

If this is approved, the next step would be to connect it down to Norcross St.  That would be a great step toward connectivity and toward making some safe routes to school for kids to walk and bike.

Cut-through or Connectivity?

There is a proposal floating around in its early stages for the Goulding property.  It would significantly increase the intensity of development along a new street through the 6 acre property by adding 28 townhomes and 10 detached houses.  The initial review of this proposal was at the Oct 9th Historic Preservation Commission meeting.  

To put it lightly, it did not go well.  Representation from every home on Goulding Pl showed up to voice their opposition.  They didn't like the intensity and felt that this plan would increase traffic and endanger pedestrians who regularly walk in the streets as there are no sidewalks.  

I spoke out in favor of one thing in the plan.  I do think that townhomes are a stretch for that property but they could work if done properly.  What I was in favor of was the street connectivity.  Here are some illustrations that make my point..

There are some topography challenges but this lack of connectivity is pitiful.

The site plan presented in Oct could provide for significant connectivity that could benefit local traffic. Red lines denote potential added connections.

The key here is to develop the street in a way that would not encourage cut-through traffic.  It is absolutely possible and can be done easily.  Lane widths should be NARROW.  The same width as those in Vickery Village in Cumming or even the Webb St in Historic Roswell.  Here's an image of a streescape from Vickery Village from DPZ as well as a Google Street View of Webb St

Street widths with 9 ft lanes successfully constrain speeds and cut-through traffic. image: DPZ.comWebb St with very narrow lanes. You simply can't speed here. image: Google StreetView

Here's my take on the street piece of this development.

Benefits (assumes narrow street widths of 9' lanes)

• Added connectivity which will significantly increase walkability and bikability for residents north and west of the historic district
• Potential for excellent infill development (keyword is potential)
• Potential for much more connectivity in the future
• Ability to draw some pedestrian and car traffic off Canton St (this is a city benefit and would obviously not be viewed the same way for those living on Goulding)
• Historic home would become more accessible to the public

Drawbacks

• Traffic would undoubtedly increase on Goulding Pl & Windy Pines Tr (really only a drawback for those living on Goulding and Windy Pines)
• Some historic character would be lost around the Goulding house (but who sees it now anyway?)

In my book, this new street plan would be a huge win for the city.  It may be the only opportunity that Historic Roswell gets to add connectivity to this area.  If we get this wrong, it will be a big loss.  The next review looks to be December 10th.  More to come.

Even More Infill Development on Canton St?

Wow.. It's been busy around here lately especially in the historic district!  This week, I've posted on potential develipment at Providence, Canton Street Walk and at Woodstock Rd/Canton St.  But, I have yet another project to put out there.. 

This one is a fairly small infll of four townhomes at 1075 Canton St.  The townhomes would replace the old blacksmith shed that is located at the rear of the property behind the house that fronts Canton St.  The site plan was approved with conditions (unsure of those details) at the 9/10 Design Reveiw Board meeting.  Here's are a couple images to help you get your bearings.

I'm a big fan of this type of development.  Taking existing parcels in walkable areas and adding quality development without taking away from the historical quality of the street.  I'm just hoping the architecture is high quality.  I have no doubt that these will be pricey but the new residents will have easy access to the Fickle Pickle and Swallow at the Hollow which will help take the bite out of the price.