Bring a School to the Historic District

This is the 14th post in a series of posts this December that will chronicle the 25 things we would most like to see in Roswell. None of these are actually happening... at least in the way we'd like them to. Please enjoy and have a happy holidays! 

This is one of my favorites on the wish list.  Every day when I drive up Atlanta Street, I pass the Presbyterian church on the left and Krispy Kreme on the right.  The intersection at Atlanta and Oak Streets is pretty barren except for those two landmarks.  As most of you know, the Presbyterian church has a large parking lot that Oak Street dead ends into and then on the west side of that lot is the Teaching Museum North and North Crossroads school.  What if we could do something with that entire space and bring a logical civic presence into the heart of the historic district?  Look at the size of the space on the Google map below.

I would envision either a charter elementary/middle or a county run elementary school in this location.  The main entrance would be on Atlanta street.  This would be a grand facade in Greek revival style to complement the historic homes in the area such as Bulloch and Barrington Halls.  The bus and car entrance would be along Mimosa however to ensure that traffic along 9 is not impacted during the morning rush hour.  

As far as design goes, I really just don't get how our country started designing its schools in the same vernacular as its prisons.  No wonder our educational standing in the world keeps falling.  The first image below is that of the Clinton Middle School in Tulsa, OK.  This particular image was the Eyesore of the Month on James Howard Kunstler's blog back in March 2010.  After that, take a look at the Royal High School in Edinburgh, Scottland which was designed in the Greek Revival style in the early 1800's.  

Which one of these two buildings is going to inspire more learning?  

Fortunately, we don't have anything as dismal as the Clinton Middle School building here in Roswell but we could do a lot better.  Now, the Edinburgh school is a touch over the top.  Maybe we could go for something a little more tame such as the Providence High School in the Village of Providence in Huntsville, AL

The topography and size of the lot would require a multiple story school most likely on top of parking.  The parking would be shared with the church in the evenings and on Sundays.  It could also be used to provide extra space for city events.  I know this one is just a dream but if Roswell is going to focus on the Atlanta Street corridor for growth, a new elementary school is going to be vital.  I believe that focusing on education and giving it a prominent position in the community in the heart of the historic district will pay dividends for years to come.  

Additional reading:

Here's a great blog post on school size and design from Stephen Mouzon that focuses on Providence High School in the Village of Providence.  

Here's another excellent post from Kaid Benfield at NRDC on Great Principles for Smart Growth Schools.

images: Google, Kunstler.com, Wikipedia, Stephen Mouzon

Build Brownstone & Live Work Units @ Magnolia & Canton

This is the 13th post in a series of posts this December that will chronicle the 25 things we would most like to see in Roswell. None of these are actually happening... at least in the way we'd like them to. Please enjoy and have a happy holidays!

I would love to see a nice classy row of Brownstones and Live Work uints at the intersection of Magnolia and Canton.  They would complete the block by extending the buildings down to the corner south from Pastis and over to Mimosa.  The way I see it, the Wachovia building would go and the auto shop next to Pastis would be repurposed and get a facelift.  Additionally, the gas station across magnolia would get reversed.  Essentially the building would be brought to the street and the gas pumps would be behind the building,  hidden from the street.  Here's an example of the 'gas backward' concept that was coined by architect Seth Harry.  It's not the best image but you should get the gist.

This would continue to revitalize the Canton Street/Atlanta Street corridor within the historic district and start to  move some development further south from Canton.  My vision would be similar to the homes in Canton Street Walk just off of Canton Street behind the antique store.  I can see some issues with the traffic volume at that intersection which is why you would need to buffer the homes with wide sidewalks and trees along Magnolia.  The live work units along the road would further buffer the actual residences from the street by putting business on the first floor.

Here's an example of some live works that work pretty well on a well traveled street in Smyrna.  The frontage and setback would need to be a little different in Roswell but the idea is very similar.

images: Jay Woodsworth @ Flickr, Hamden.com, Google

Bring a University Campus to Roswell

This is the 12th post in a series of posts this December that will chronicle the 25 things we would most like to see in Roswell. None of these are actually happening... at least in the way we'd like them to. Please enjoy and have a happy holidays!

This is part of my Complete Roswell kick.  Most great cities, big or small have a reputable university campus within their city limits.  The university doesn't have to be world class but it should be more than just a vocational college or two year community college (although that would be preferable to what we have now).  

So, what are the options?  Ga State expanded early last decade to Alpharetta.  Another case where the sprawl mecca to our north beat us out.  I actually went to that campus for a semester when I was working on an MBA.  It was no fun.  It just didn't feel like college.  It felt more like work.  I guess that is appropriate since the campus is in an office building.  I highly doubt Ga Tech would be looking to expand but they are definitely starting to run out of room downtown, having jumped the connector with offices and classrooms along Spring Street.  Emory isn't going anywhere.  What does that leave?  Well, it looks like Gwinnett Tech is looking for a North Fulton location and our neighbors are also interested.  

Don't get too excited though because it looks like Johns Creek or Alpharetta may have the upper hand.  The empty parcel just south of North Point Parkway and Mansell Rd is a prime spot.  So, once again, Roswell will be close but not close enough.  Now, is Gwinnett Tech what we really want?  I say it's better than nothing.  Would an expansion of Ga Tech or Emory be more prestigious?  Yes.  But, what is more likely?  I think the city should go after it with zeal.  

Now, what sites would be ideal?  How about these two for starters?  The south east intersection of Holcomb Bridge & 400 or the Town Center Shopping Center (my favorite town center).  

Ramping up a college presence takes time but Roswell should really jump on this.  It would bring an additional job driver, a more diverse population, and it would encourage some of our youth to stick around and get their education near their home.  Now, I do have to add that the one thing that I think would be unacceptable is to build a typical commuter campus with large parking lots and buildings separated like those on office parks.  So, whatever would be built would have to be in a district that adheres to the principles of new urbanism.

Adopt the Smart Code

This is the 11th post in a series of posts this December that will chronicle the 25 things we would most like to see in Roswell. None of these are actually happening... at least in the way we'd like them to. Please enjoy and have a happy holidays!

This one goes along with the DPZ charette.  I know it's not going to happen but we need it to.   We are already behind the curve on this one.  If you don't know what the Smart Code or other Form-Based Codes are about, check out this wikipedia link.  To summarize, form-based codes regulate the form of the urban fabric while used based codes regulate what types of land uses can go where.  Used based codes are extremely limiting and do not give developers, builders, citizens and governments flexibility in what they want to build and where.  

It has become common knowledge that our zoning has in large part led to the sprawling mess that America has in its suburbs today.  The old Euclidean, use based zoning codes are on their way out and are making way for form based codes such as the Smart Code which essentially make it easier to create mixes of uses and consistent blocks, streets and neighborhoods which then create places where people want to be rather than places where cars want to be.

The trend is accelerating.  Currently Georgia has 13 form-based codes.  These include Woodstock's downtown, Lawrenceville's downtown, and the city of Mableton among others.  Georgia trails six states in the number of codes adopted.  The top three states in order are Florida, California and Texas.  For more information check out the Code Study. The current economic slowdown is the exact time that we as a city should be demanding a new code.  The days where the answer to our problems was to zone more commercial to bring in more tax revenue are over.  If you'd like a primer on why more commercial zoning is akin to monkeys pushing buttons, check out Chuck Mahron's post on his Strong Towns Blog.  So, we've reached a point where we are saturated in retail as a city, state and country.  We have six times the amount of retail square footage per capita than our next closest consumer rival.  We don't need more of what we have.  We need to prioritize and make what we have better.  

Here is a graphic that compares traditional zoning with form-based codes:

I think it's hard to argue that form-based codes offer some distinct advantages when looking to rebuild a city.  So, my wish list couldn't be complete without a shiny new Smart Code to completely replace our existing zoning codes.  

images: Form-Based Codes Institute, 1000 Friends of Florida

A Canopy Tour

This is the tenth post in a series of posts this December that will chronicle the 25 things we would most like to see in Roswell. None of these are actually happening... at least in the way we'd like them to. Please enjoy and have a happy holidays!

This is kind of a dream item on my wishlist that I'm sure a ton of people would hate to see here in Roswell.  However, it is my wishlist and this is what I want.  I'm convinced that a canopy/zip-line tour of the national recreation area and Vickery Creek from the Mill down to Riverside Park would be a big success.  The other location that I can think of would be at the Chattahoochee Nature Center but I think the Mill location would be a bigger draw and tie in more business and recreation into the historic district.  

Here's how I can see it operating.  Ticket booths at both locations.. the Mill and Riverside park and run a shuttle back and forth.  There would be a guided zip line, canopy tour and hike from the Mill all the way down to Riverside Park (I have a better less realistic location but that's for another post).  If done right, it could expose people to a number of Roswell's lesser known gems (Mill Park, Mill Village, Vickery Creek, rock climbing at Allenbrook and the beautiful national recreation area) all on the way down the zip line..  This could be a regional draw if done right and increase tax revenue while having a synergistic effect on local restaurants, retail and cultural sites.  

I'm sure the permitting, insurance, and other processes would be brutal and I'm not signing up for them but if someone likes this idea, I'd be more than happy to give my $0.02.

image: baxterclaus @ flickr

Build Another Bridge over the Hooch

This is the ninth post in a series of posts this December that will chronicle the 25 things we would most like to see in Roswell. None of these are actually happening... at least in the way we'd like them to. Please enjoy and have a happy holidays!

There are only two bridges over the Chattahoochee in Roswell.  Only one (pictured above) is really meant for the residents of Roswell and that one is aging. The other, GA400, is meant for through trips and commuting.  So, what would I do?  I'd build another bridge.. 

Where do you ask?  To the east.  I'd put a crossing where it could easily connect Spalding Drive in Dunwoody to Riverside/Eves Drive in Roswell.  It might ruffle some feathers but it is a location that would definitely realize a demand by serving an area of both cities that currently is very out of the way.  I wouldn't do this to reduce demand on the other two bridges, per se.  Rather, I view this as increasing mobility by creating more connections.   

The likelihood of this happening is pretty low from what I understand but it's something that I think needs to be considered if our city is going to remain relevant.  People don't want to live in a city that is difficult to get in and out of.  

images: Roswell Historical Society, Google Maps

Sidewalks.. Sidewalks.. Sidewalks

This is the eighth post in a series of posts this December that will chronicle the 25 things we would most like to see in Roswell. None of these are actually happening... at least in the way we'd like them to. Please enjoy and have a happy holidays!

 

What a dismal sight.  In many cases, you can't even call what we have a sidewalk.  The sidewalk up the east side of Hwy 9 from the river to Canton Street is deplorable.  Where there is a sidewalk, it four feet wide or less in most spaces.  There is no buffer between the sidewalk and the road.  Where there is a contiguous section, Ga Power was nice enough to put a utility pole right in the middle of the sidewalk making it unpassable by anything other than a single individual. 

Sidewalks should be an integral part of our historic district and the rest of our city for that matter.  This wish is to have the sidewalks throughout the entire historic district repaired and upgraded.  Canton Street isn't the only spot in Roswell where people walk.  Also, we would see more walking if the sidewalks were inviting. 

Roswell Town Center... It Needs to go

This is the seventh post in a series of posts this December that will chronicle the 25 things we would most like to see in Roswell. None of these are actually happening... at least in the way we'd like them to. Please enjoy and have a happy holidays!

 

I do understand that it has had a recent resurgence in leasing with the Aurora Cineplex and a couple other tenants.  However, that doesn't change the fact that the 'Town Center' is an aging strip center based on a 1970's-80's business model of locating big-box retail at the can't-miss intersection.  Additionally across Holcomb Bridge from our Town Center is the aptly named Roswell Village.  Neither of these places even closely resemble a true town center or village.  About the only redeeming quality of that intersection is Stoney River's legendary steaks.  Maybe we should do something about that.

If I had my way, The entire area at the intersection of 9 and Holcomb Bridge/Crossville would be completely re-done with the creation of a neighborhood node.  I would line the two main roads in office/retail that is brought up to the street and radiate a mix of uses including a strong residential piece.  A key would be to make it a regional transit hub that would provide express service to MARTA (or ARTSY, see previous post).  

We might even be able to incorporate a major employer or two in the area and also keep the entertainment businesses that are currently there.  The possibilities are endless for that area but it it's current form, it's a relic of a development pattern that on life support.  The sooner we realize this and start looking at alternatives, the better.

Bring Real Businesses & Jobs to Roswell

This is the sixth post in a series of posts this December that will chronicle the 25 things we would most like to see in Roswell. None of these are actually happening... at least in the way we'd like them to. Please enjoy and have a happy holidays!

Sure, we have business here and we do have jobs. We have the Find It All Roswell program to encourage residents to spend their dollars in their city.

But really... Roswell is the job void between the Perimeter area to our south and Alpharetta to our north. We missed the boat on a huge opportunity to build this city's tax base in the 90's but you can't blame the city for not seeing it coming. In a way, it's nice to not be Alpharetta. That city will quickly find that it can't sustain itself. This will happen when business start moving back closer to the region center as they chase the talent. That talent overwhelmingly prefers walkable, mixed-use, transit oriented development over the boring sprawl that they grew up in.

So, right now is the time to begin courting real businesses by livening up our city core even more. Dunwoody and Sandy Springs will always have a little edge on that front because they are closer in and a lot of infrastructure is already in place. Plus, I don't think we want that type of development here in Roswell. Towers are just vertical cul-de-sacs and we don't need any more of those either horizontal or vertical. Alpharetta has committed itself to the sprawl pattern and as referenced above will have its issues.

Roswell on the other hand actually has a real center with some appropriately sized blocks that could create a great mixed-use environment in the future. This type of environment is exactly what will attract the future creative college grads that our economy will thrive on. So, it is critical that we commit ourselves as a community to build in a more sustainable, mixed-use pattern around the core of our city to attract new businesses.

Now, there are some ideas out there to bring real business to the core of our city. I can't give much detail but I have heard of some very large, very interesting opportunities to bring big companies to Roswell in the core of the city. This could create an employment center that would drive the smart, new urbanist development that will be successful in the future.

Let's hope we start making the right decisions and that we put appropriate incentives and deals together to bring in great businesses.

Apologies for the Delays...

I want to apologize to the readers for the delays in the Christmas Wish List.  I spent the last week studying for my CNU-A certification through the Congress for the New Urbanism and didn't have the time to post.  We'll be catching up this weekend so keep checking back for some interesting (hopefully) wish list items this weekend.