Stop the Madness: No Right, One Way, Do Not Enter

Why do we feel the need to over sign our built enviroment?  Drivers.. we would like for you to know the following...

1. This street is a one way street.
2. If you are unsure of what that means, it means that you cannot make a right turn here.
3. If you have somehow missed that, you may also see the DO NOT ENTER sign on the right side of the road.
4. If you have missed the DO NOT ENTER sign, you are now driving down a narrow street with very little traffic that is perfectly suited to be a two way street.

Redundant Signs in front of home in the historic Mill Village. So picturesque.Triple stamping the double stamp. Even more sign redundancy in the historic Mill Village.

Stacked Flats Coming to Roswell

This is a cross-post from my monthly column, Community Design Matters, in The Current.

You can call the project whatever you want; apartments, stacked flats, too dense, gentrification, revitalization, progress, catalytic.  But, no matter where you stand, it increasingly looks like we will soon see the first major redevelopment in Roswell’s historic district under the new Groveway code.  Lennar Multifamily is planning on dropping $43 million+ into the parcel of land where the Frazier Street Apartments currently sit and the Roswell City Council allowed Lennar to take a major step forward last month when it approved the site plan by a 5-1 vote.  It should come as no surprise to readers that I am a proponent of this project.  I actually purchased a home in April that quite literally backs up to this project, not in small part due to my strong convictions about the project’s value to the surrounding community.

That said, there have been no shortage of arguments made as to why this is a bad idea.  These tend to center around six main themes; Density, Mix of Uses, Cars, Schools and Displacement.  If you were able to attend the May 13th City Council meeting you would have seen Chris Cassidy, Regional VP, Lennar Multifamily, address these concerns with the council and audience.  Here’s a recap with color. As far as density is concerned, this project will be 32 units per acre (320 units on 10 acres) which is an increase from the roughly 16 units per acre currently.  Given the cost of the property and need for profitability, this is the optimum amount that Lennar believes is suitable.  Additionally, people living in close proximity to amenities is what creates truly walkable places.  

Another big concern was that it did not adhere to the Groveway code because it was not mixed-use.  First, there are many varieties of mixed-use from vertical to horizontal.  Second, not every building or parcel in our historic district needs to be mixed use and the code does not require that.  All mixed-use all the time is a nice vision but realistically, it doesn’t always work.  Putting space for retail on the ground floor doesn’t magically bring a business to fill it. Ideally, these apartments will provide patrons for what should eventually be a vertical mixed use parcel right next-door where the Value Village and Southern Skillet strip mall currently sits.  These apartments will be the spark needed to finally get that parcel redeveloped.  

Probably the single biggest concern centered around the car.  Yes Roswell, we are preoccupied with our cars, but not just our own cars.  We are preoccupied with everyone else’s cars and what they do with them.

The evil twins of Traffic and Parking came up numerous times and were addressed well by Mr. Cassidy.  On parking, Lennar feels that the number of spaces they are requesting (a variance, as they are requesting fewer spaces than our minimum parking reqs. require) is appropriate given the usage in other similar properties.  They have found that they require approximately .9 spaces per room in similar projects.  This means that the 420-445 that they are considering would be appropriate and they will tweak the # of spaces to meet the number they feel is appropriate.  Big concerns were raised by councilman Igleheart as well as others in the audience that this would not be enough and the “what if’s” were flying.  But, you must remember that apartments are rarely 100% leased, people vacation, take business trips, work at different times and some don’t even have cars (some).  The point is that you don’t build the church for Easter Sunday and we shouldn’t build our parking lots with excess capacity.  It’s a waste of space and money.

It’s as simple as this.  Lennar and Mr. Cassidy understand apartment parking needs far more than an ordinary citizen going off their gut feelings.  If Lennar isn’t interested in doing more projects in Roswell, it would be shocking considering they are putting such a sizable investment into the heart of our city.  Gambling on parking requirements and upsetting the city seems like a losing deal for them.  Additionally, we want walkability in this area.  NOTHING kills walkability more than the blank expanses of surface parking lots.  Mr. Cassidy referred several times in his presentation to the Highlands of West Village project in Smyrna as being a good comparison for what they are looking to construct here.  The parking allotment there is roughly the same as what they are looking to do here without any significant issues.
The car dominated another discussion which was about what cars do when they aren’t parked.  Arguments were raised that the traffic counts would be unbearable and that we would grind to a halt in that part of town.  The city’s traffic studies suggest otherwise (these are the same people that were crazy enough to suggest that the round-a-bout would not be a total disaster).  Lennar had the most conservative analysis possible done.  They did not remove the Frazier St Apartments traffic from the count and added the estimated traffic from their project on top of that.  The models showed increased traffic but not significant enough congestion to warrant concern from DOT. 

The concerns raised about the impact to schools would normally apply.  The only problem is that the demographic that Lennar is targeting generally won’t have kids or won’t have them living with them.  Thus, Fulton county’s estimates of 168 to 265 students borders on absurdity.  The true number will be much lower than that and comparable properties say that the number may even be in the single digits but it is more likely between 10 and 20.  That does not account for the displacement of the school age kids that are currently living there which could end up with an overall reduction to Roswell North, Crabapple Middle and Roswell High.

Another concern raised, which I agree with, is that the current conceptual name is not appropriate.  Canton City Walk tries to play on the success of Canton Street and the fact that the target demographic will desire walkability.  However, it just doesn’t sit well with most people who hear it.  That said, the name is conceptual and will be reviewed by Lennar.  I have even heard that they may be open to suggestions.

Finally, there were some folks in the audience who were appropriately concerned with the designs.  The initial concept was exactly that, a concept.  Lennar has worked extensively with our city staff and their team of architects and advisors to put together a project with a design that will reflect some of the history and vernacular of Historic Roswell while also incorporating a new feel.  Mr. Cassidy stated that the designs had “significantly changed” since they were initially released.  Having seen them, I can agree.  The new designs should go before the Historic Preservation Commission for final approval on July 17. 

It is exciting to see a project that increases walkability, brings unique residences and cleans up the heart of our city coming to us in the near future.  if all goes well, we could see construction begin toward the end of this year and we might have some new neighbors sometime next year.  Once that happens, the true power of proximity and walkability will start to be realized in our historic district.

Sign Overload: DO NOT.. I Repeat DO NOT Enter

This one annoys me to no end.  If you missed the one way sign because you are coming from the other direction, you aren't going to miss the two DO NOT ENTER signs.  Once again, this is in the heart of our historic district.  Is this really what we want decorating our historic landscape?

Chattahoochee & Pine - It Could be (a lot) Better

Up front, I have to give thanks to an interested neighbor for this post.  I didn't even realize that there was a development in the works less than a quarter mile from my front door.  The development is at Chattahoochee St and Pine St.  

The developer, Acadia Homes & Neighborhoods, is looking to deveop the 3.3 acres by building 16 small lot single family homes on the site.  Up front, I have zero problem with those numbers (I'd prefer about 5 more homes actually) and I welcome new development in my neighborhood.   

I believe at Acadia thinks they are doing the right thing and it appears they have been very up front with their intentions by involving the surrounding neighborhood.  That being said, I belive the plan lacks creativity and limits the upside for the neighborhood.  Of course, it could be much much worse but we won't worry about that.  Below is the New Urban Roswell critique on the Chattahoochee and Pine subdivision as proposed.  We also offer an alternative view on what that land could be.

Up front, the design of the homes leaves a little to be desired.

Historic Homes Don't Have Garages in the Front

If we are truly looking to keep an historic feel in Historic Roswell, we need to recognize that historic homes do not have front loader garages.  I am of the opnion that front loader garages should only be used when a side, back or separate garage is not an option.  A home should say "People Live Here" not "Cars Live Here." Homes in the Historic District should maintain some semblance of a historic feel.  More than 50% of a front facade devoted to a garage is not in any way historic or charming.  Below is a side-by-side comparison of a proposed home in C&P and an almost mirror image of a home in Vickery Village.  You be the judge:

The Site Plan Adds Little to the Neighborhood

The second major issue with C&P is that the site plan adds very little value to the surrounding neighborhood.  It simply adds 16 homes.  Part of a developer's obligation to any neighborhood should be a willingness to integrate the newly developed homes into the fabric of the existing neighborhood.  That said, one of the best ways to do that is to create a walkable environment with an allocation of public space for the surrounding neighborhood to enjoy.  Below are two images.  The first is the existing site plan and the second is a rough sketch of an alternative.

Up front, this suggested alternative is purely conceptual.  It does not take into account setbacks, buffers and elevations.  It is meant purely to show that barring typical zoning baloney, that we can create fantastic places that add to neighborhoods rather than take away from them.  This type of development would actually add value to the surrounding homes.  The existing proposal would not reduce value but it does little in the way of increasing amenity and charm.

This alternative plan would have 7 smaller single family homes and 3 townhome buildings surrounding a small public square.  The townhomes could be subsituted with smaller cottages.  The square at Glenwood Park in Atlanta is a good example of a small square surrounded by townhomes that is a community amenity.

courtesy: BuildABetterBurb.com

courtesy: Tunnel Spangler Walsh

The neighborhood should have narrow streets with back alley entrances for cars.  In order to accomplish a better design, the lots would likely need to be slightly smaller than those proposed in Acadia's diagram.  The main roads should have 9 foot travel lanes which significantly reduce speeding thus increasing safety for the neighborhood.  

There could be a small playground for the neighborhood.  Currently, one does not exist in that part of Historic Roswell.  Additionally, it would be ideal to connect the new development to S Atlanta St with a sidewalk or gravel path.  This could be done by purchasing a slight amount of land along the property line between the two empty commercial properties to the east of this site.  

My point with this post is not to sink a development but to argue that with a little thought and effort, we can build much better places.  Land developers should be required to consider things like public space, playgrounds, connectivity and future connectivity in their plans. 

Please feel free to add your comments.

Another Demolition Approved in Historic District

Another demolition has been approved by the Historic Preservation Commission in Roswell's Historic District.  This little house is very run down and has been vacant for 15+ years.  If you aren't familar with it, it is the southernmost house on the east side of Highway 9 as you head south toward the river.  Hopefully something nice is in store here.

Out with the Old.. In with the New

In yesterday's NUR Update, I mentioned that there is a vote this week on whether a demolition request will be approved for the old red building that sits vacant at 647 Atlanta Street and the old shed structure that sits behind it on Maple Street.  This is the first step toward realization of an incredible vision that was proposed by Andres Duany in the Historic Gateway Master Plan.  Please take the time to contact the Historic Preservation Commission if you are in favor of approval of this demolition and consider attending the meeting on Wednesday at 6pm at City Hall.  We need all the help we can get in order.  

Local resident and world renowned architect, designer and town planner, Lew Oliver, issued a call to action to ensure those who are in favor of progress are heard.  Read Lew's Letter.  The key point that Lew makes is this:

The issue is not that the structures are historic…they are in fact.  They contain 19th century materials and traces of the past.  They are, however, very much compromised, obscured, to use preservationist jargon.  The larger issue is that they are in the direct path of progress.  The progress I am referring to is not as it has been in our recent past, where great buildings, streets, or the environment are sacrificed for the sake of a degraded landscape, which currently surrounds and in fact forms the spine of our City.  The progress I am referring to is the implementation of the Andres Duany (DPZ) scheme for providing Roswell with a real heart, a commercial and civic realm with no equal in North Georgia.

Below are some images of the current situation versus what has been proposed and what is the vision that the land owners have in mind.

Current Structure

This building has been empty for 10+ years.  The one behind it on Maple St has been vacant much longer.  At some point, it's time to admit that this building has realized all of it's potential and it's time to move on.

Current versus the Master Plan Vision

The red shaded area is the space that the two buildings occupy.  As you can see, this spot is critical to realizing the overall vision.

The Master Plan Vision

This is the vision of what we could see.  This is looking south from Oxbo.  The property in question would be part of the development in the upper right of this rendering.

Move Roswell Forward.. A Call to Action from Lew Oliver

This post is an email that was distributed today to members of the Roswell community by local resident and world renowned architect, designer and town planner Lew Oliver.  Lew is passionate about seeing Roswell move in the right direction and has influenced countless plans and designs here in Roswell with one of the most notable being the redevelopment of the Old Bricks into an incredible cluster of high end residences in Mill Village.  Please take a moment and read his call to action regarding the upcoming vote on a demolition permit for two old structures in Historic Roswell...

This Wednesday evening at 6:00 p.m. The Roswell Historic Preservation Commission will convene to review a request for the demolition of 2 structures located on South Atlanta Street, just north of the Square (adjacent to and to the left of Spiced Right BBQ).  These structures contain historic material likely from the mid-late 19th century.  Adam Orkin will be the developer with the mission, a man brave and resolute in helping us in the reconstruction agenda.

The issue is not that the structures are historic…they are in fact.  They contain 19th century materials and traces of the past.  They are, however, very much compromised, obscured, to use preservationist jargon.  The larger issue is that they are in the direct path of progress.  The progress I am referring to is not as it has been in our recent past, where great buildings, streets, or the environment are sacrificed for the sake of a degraded landscape, which currently surrounds and in fact forms the spine of our City.  The progress I am referring to is the implementation of the Andres Duany (DPZ) scheme for providing Roswell with a real heart, a commercial and civic realm with no equal in North Georgia.  Andres is commonly known as the world's greatest living town planner.  I for one, will promote his brilliant vision above other agendas.  This new town center will provide our neighborhoods vital neighborhood services, increased pedestrianism, and will begin to transform Roswell from blight to brilliance. It is the next historic district. 

Most of you know that I am a former Historic Preservation member myself, having partnered with many of you in restoring the Old Bricks, amongst other projects.  I do not take this position lightly.  But there is the big picture to consider…one which will usher in new vitality to a musty historic district.  This is the course of great places.  To remain the same is decidedly non-historic in world history.  

Staff will likely recommend denial, unless their mission now includes the new vision.  All major projects in the Mill Village that we now accept as a part of our neighborhood fabric, (both phases of the Old Bricks) were not recommended by staff.  They are charged with  "preservation" agenda above the creation of place.  This is standard issue, one which is sanctioned by the Department of the Interior (whose presence is not evident here).   We must help them change. Please be present if you have something to say.

--

Lew Oliver

New Canton Street - Mill Village Neighborhood - DPZ Concept

This concept is the next in a great series of ideas that DPZ has brought to the table to revitalize our historic district.  The idea here is a vision of what a new back street that runs parallel to Atlanta Street from Oxbo to Mill St could look like.  This land is unique in that it is owned by relatively few owners who would all likely be open to redevelopment and in its beautiful natural slopes.  

The idea behind this concept originated in the fact that building up to hwy 9 in this spot is never going to really achieve the desired effect of creating a special place with great business.  The reasoning behind this is that the other side of the street isn't going to be built up.  This creates a lopsided feel that just doesn't work right and any businesses that would eventually go there would suffer. Additionally, the traffic along hwy 9 is never going to get any better.  Thus, there was the option of doing nothing or find an alternative.

This back street concept achieves multiple objectives; creating a retail anchor for me mill village, creating a truly unique visual experience that is appropriate for that area and allowing automobile traffic on hwy 9 to continue its flow unimpeded.  This concept also gives life to the boutique hotel concept by creating a true reason for it to be there.  Additionally, it will activate our square and bring more people closer to our cultural and natural amenities.

Check out the slideshow for additional commentary.

You can use the controls on the presentation viewer to move through the slides or just let it switch through automatically. I would suggest you enlarge this one to full screen as the images are detailed. Again, any writing on these was added by me and is not part of the original DPZ presentation.

All images provided courtesy of Duany Plater-Zyberk