Mountain View Master Plan

SIZEMORE GROUP in association with NOELL CONSULTING and STANTEC

Draft October 2018

Mountain View Master Plan

Draft October 2018

SIZEMORE GROUP in association with NOELL CONSULTING and STANTEC Credits Clayton County Development Authority of Clay- ton County Board of Commissioners Jeffrey E. Turner, Chairman Board Sonna Singleton Gregory, District 1 Michael Edmondson, Chairman Gail Hambrick, District 2 Eldrin Bell, Vice Chairman Felicia Franklin Warner, District 3 Ricky Clark, Secretary/Treasurer Michael Edmondson, District 4 Dr. Don McMillian Jr., Assistant Secretary/ Treasurer Dr. Tim Gilrane Dr. Alieka Anderson Louis D. Johnson

Staff Khalfani Stevens - Executive Director Miche Thomas - Intern DRAFT Advisory Team* Patrick Ejike, Clayton County Community Consultant Team Development, Director Michael Edmondson, Development Authority LEAD FIRM :: MASTER PLANING, URBAN of Clayton County, Chairman/Clayton County Dr. Tim Hynes, Clayton State University, Presi- Commissioner DESIGN, COMMUNITY ENGAGEMENT and dent PROJECT MANAGEMENT Eldrin Bell, Development Authority of Clayton Lauren Lambiase, Georgia Power, Community/ SIZEMORE GROUP County, Vice Chairman Economic Development Manager Bill de St. Aubin, AIA, LEED AP Principal-in-Charge Ricky Clark, Development Authority of Clayton Tommy Hughes, Hughes Commercial Real County, Secretary/Treasurer Estate, Managing Broker Deanna Murphy, AICP Project Manager & Lead Planner Dr. Don McMillian Jr., Development Authority Dr. Anthony Smith, Clayton County Public of Clayton County, Assistant Secretary/Treasurer Schools, Deputy Superintendent Chirag Date, MCRP Project Planner Gail Hambrick, Clayton County District 2 Steve Berman, OA Development, Founder Commissioner Jonne Smith Jeff Metarko, Clayton County Transportation Project Planner Don Williams, MARTA, Senior Director, Transit and Development, Director System Planning TRANSPORTATION/TRANSIT Jon Tuley, Atlanta Regional Commission, Senior Stantec Consulting Services Dominique Lockhart, Clayton County Planning Principal Planner and Zoning Joel F. Mann, AICP Principal, Urban Places Mobility Ben Casey, Low Temp Industries, President and Mary McClanahan, Atlanta Regional Commis- Chief Executive Officer sion MARKET STUDY Angela Redding, Forest Park, City Manager Noell Consulting Group Stan Reecy, Aerotropolis Atlanta CIDs Todd Noell DRAFTShannon James, Aerotropolis Atlanta Alliance, President Bob Burdell, Reliant Real Estate Partners LLC, Board Chairman Principal and Co-Founder Jordan Rowe Jeremy Stratton, Clayton Chamber of Com- Market Expert J. R. Wright Jr., Reliant Real Estate Partners merce, Chief Executive Officer LLC, Senior Associate Joy Day, City of Jonesboro, Mayor Jewette McNeal, YM Management Virgil Fludd, Carvir Group Lynn Smith, Hartsfield-Jackson Atlanta Interna- tional Airport Omar Dewan, Property Owner

*The Advisory Team is made up of representatives from relevant state, regional, and county level departments responsible for land use planning, transportation, grants, housing issues, land owners, business owners, and community leaders. This group includes individuals who are knowledgeable about the study area’s issues and opportunities, experts in related fields, and are deemed vital to the implementation of the final plan.

Contents

1.0 Introduction ...... 08 1.1 Background: Mountain View 1.2 The Process 1.3 Previous Studies and Plans

2.0 Facts and Analysis ...... 20 2.1 Area Assets and Amenities 2.2 Existing Conditions Existing Land Use Existing Zoning Future Land Use Undeveloped Land Land Ownership Topography and Hydrology Noise Contours Buildings and Infrastructure Electric Power Lines Sun Path and Wind 2.3 Transportation

3.0 Community Participation ...... 48

4.0 Recommendations ...... 52 4.1 Concept Plan Overview 4.2 Concept Plan 4.3 Zoning Recommendations 4.4 Transportation Recommendations DRAFT 5.0 Implementation Plan ...... 72

6.0 Appendix ...... i Market Study Development Authority of Clayton County Mountain View Master Plan

DRAFT 1 Introduction Development Authority of Clayton County Mountain View Master Plan 1.0 Introduction

The Mountain View Master Plan is a planning effort Vision led by the Development Authority of Clayton County (DACC). This plan aims to encourage private and public investment in the Mountain To create an “International View area to create a publicly accessible, world- Hub” that provides a transit class destination live, work, and play community. oriented and walkable mix This study is being conducted in conjunction with the Old Dixie Road/Tara Boulevard Master of uses complementary to Plan. Refer to Figures 1.1a and b for the regional the world’s busiest airport location of both the Mountain View and the Old along with opportunities for Mountain Dixie/Tara Boulevard Master Plans. Refer to Figure View 1.1c for the Mountain View study area. higher wage employment, 1.1 Background: Mountain View recreation, entertainment, and

an attractive environment for Old Dixie The Mountain View area is a burgeoning Node international business hub, located directly the residents, businesses and adjacent to the International Terminal at Hartsfield- travelers alike. Jackson Atlanta International Airport (H-JAIA) and accessible to both I-285 and I-75 interstates. This well positioned and visible property encompasses County. approximately 395 acres of property poised for redevelopment. The history of the Mountain View area is significantly tied to the airport. Mountain View To incentivize growth and redevelopment, Clayton DRAFTwas an incorporated city from 1956 to 1978 with Figure 1.1a: Study Area Regional Context Map County has invested in area infrastructure with a population of approximately 2,000 residents. the under-construction Conley Road realignment, In 1978, due to increased noise impact of the major marketing hub and distribution point for which will directly connect Mountain View to the adjacent growing airport, the city charter was fresh produce in the Southeast and throughout International Terminal. Additionally, the Metro dissolved and the residential population was the country; Clayton State University (CSU) is Atlanta Regional Transit Authority (MARTA) is relocated. Much of this land still remains vacant a public university with over 7,000 students, its conducting a Federal EPA environmental impact today. most popular degrees include Nursing, Psychology, assessment study, a key first step to support its Health Care Management, and Business expansion of proposed commuter rail into the Key area destinations, in addition to H-JAIA include Administration; Fort Gillem, a former military area. Commuter rail is currently proposed to run the nearby downtowns of Hapeville and Forest base which closed in 2011 and was purchased by on the existing CSX/Norfolk Southern Railroad Park; the State Farmers’ Market, one of the largest the City of Forest Park in 2012, is envisioned to

Introduction that would connect from the East Point MARTA farmers’ markets in the world at 150 acres, is a become a mixed use development, but in current station through Mountain View and into Clayton 88 Study Area Context

Mountain View

Old Dixie/Tara Boulevard Node Legend LCI Study Area Boundary Smyrna City Boundary Local Landmarks Introduction

Figure 1.1b: Study Area Context 9 Development Authority of Clayton County Mountain View Master Plan

market conditions has focused on distribution and The 2016 Atlanta Aerotropolis Blueprint goals for the Mountain View area. manufacturing. recognizes Mountain View as an “International Community Goals Gateway” with connections to the International Natural resources in the area include several parks Terminal at H-JAIA and to nearby airport cargo 1. To Attract jobs – higher paying employment and the Flint River. Parks include Reynolds Nature operations. opportunities Preserve, a 146 acre nature preserve located in 2. To make land more easily available for the City of Morrow, home to hiking trails, ponds, 1.2 The Process redevelopment: Consolidation, regulations a historic barn and farm equipment, and a Nature Three main requirements were utilized in (zoning), incentives Center. Starr Park, an 18 acre park located in determining the goals for this study process: the City of Forest Park, is active with a walking 3. To Implement a Design Overlay track, picnic tables, multiple pavilions, swimming • County Economic Development Goals 4. To rebrand and beautify – lighting, landscape, pool, volleyball court, lighted tennis court, mini signage golf course, a work-out station, a play center • Community Goals 5. To encourage transit oriented development for ages 5-12, a play center for ages 2-5, multi • Market Analysis with MARTA proposed expansion complex fields (football, baseball, softball, soccer), concession, entertainment facility, and a lighted The master plan aims to focus on developing a 6. To create a mix of uses: Compatible to the football stadium with seating for 2,000 spectators. proposal that balances the three requirements. International Terminal and air travel The Flint River, which flows south from East Point, 7. To promote catalytic developments is piped under H-JAIA and emerges as a daylit river COUNTY ECONOMIC DEVELOPMENT just south of the airport, adjacent to Mountain GOALS 8. To leverage the Flint River and AeroATL View. The river continues south, adjacent to As identified in previous studies, the Development Greenway trail connectivity the Old Dixie/Tara Boulevard node becoming Authority of Clayton County has identified the 9. To create a walkable environment a connector between these two major Clayton Mountain View area as a regional mixed-use job County commercial districts. The 2018 AeroATL center key to the increased growth and prosperity 10. To create infrastructure connectivity Greenway Plan identifies the Flint River and of the County. Creating a realistic vision for 11. To designate a planner/economic development Airport Loop Road as a priority trail connection for job growth in this area was a major driver in this point person for Mountain View the region. DRAFTplanning process. 12. To develop a strategic economic development Mountain View has been recognized as a regional strategy for the county COMMUNITY INPUT center in several studies, most recently the 2017 This study process gathered input via key 13. To enter into memorandum of Urban Land Institute Technical Assistance Panel. stakeholders interviews, two advisory team understanding between Clayton County and This study identified Mountain View as a Regional meetings, and a hands-on design workshop with the City of Atlanta to support redevelopment Center (Regional Centers have 10,000 jobs or the general public. Goals for this study were more in approximately four-square miles. People MARKET ANALYSIS identified through input received during these travel from around the region to these centers for A market analysis study was completed for the sessions. Following is a summary of community employment, shopping, and entertainment) and Mountain View area to guide realistic master plan as a Regional Employment Corridor by Atlanta recommendations. To attract the desired higher

Introduction Regional Commission (ARC). paying employment opportunities, the market 1010 Study Area Base Map

Old Dixie Highway

I-75

I-285

Conley Road

Charles W. Grant Parkway Introduction

Figure 1.1c: Mountain View Study Area 11 Development Authority of Clayton County Mountain View Master Plan

study recommends creating greater walkability, The report provided guiding principles and companies that rely on air-connectivity. connectivity, and leveraging the future MARTA goals for the area along with development and • Assess the market demand and identify commuter rail. To attract the office market, the transportation recommendations. The report the right time for retail and commercial County should focus on lifestyle creation, including identifies key “catalyst” areas around the airport uses to prosper in the area. retail, food and beverage. The market study found including “Airport City” near the GICC, the • Push redevelopment activities in the area. a demand for destination retail to support lifestyle “Corporate Crescent” which includes a business • Build on MARTA’s expansion. creation, particularly luxury retail that leverages district anchored by corporate headquarters like • Build on the work complete and the site’s regional access and airport adjacency. Delta and Porsche along the north side of the proposed in the Mountain View LCI 2013 Lodging demand was also identified as a strong airport, “International Gateway” which is the area • Realignment of Conley Road to provide opportunity due to airport adjacency. In addition east of the airport, adjacent to the International eastern access. to office, advanced manufacturing has potential to Terminal, and “Cargo City” to the south. • Potential Catalytic Projects: provide higher paying jobs and leverage airport • TOD (Primary Office) access. To draw advanced manufacturing, the Following is the list of proposed and existing • Destination Outlet Retail County should consider partnering with institutions industries in the Mountain View area as identified • Air-Dependent E-Commerce Fulfillment such as Georgia Institute of Technology to develop during the “Visioning Week” of the Aerotropolis Centers a research and development satellite campus and/ Blueprint project. • Trade Mart or create an advanced manufacturing makers’ Proposed Industries: • Biologistic space to support and grow small businesses. Refer • Logistics, Transportation, and Warehousing • Hotel to the appendix for the full market study. • Aerospace and Aviation • Key Considerations: • Advanced Manufacturing • Improve connection between the airport, 1.3 Previous Studies and Plans • Media and Entertainment I-285 and Forest Park. • Life Sciences and Health • Develop a walkable grid for a 5-minute This study builds on previous plans and studies • Education and Skills Training walk around and to the MARTA station. by reviewing their recommendations and • Tourism • Potential destination retail outlet center incorporating those that are still viable and feasible Existing Industries: near MARTA. into the final plan. Below is a list of relevant • Logistics, Transportation, and Warehousing • Higher density flex offices and walkable previous studies: DRAFT• Aerospace and Aviation grid to improve connectivity. • Agriculture and Business • Catalytic projects to improve overall AEROTROPOLIS ATLANTA BLUEPRINT circulation. (2016) The following is a summary of the • Coordination with GDOT. Prepared for the Atlanta Regional Commission and recommendations identified in the Blueprint, • Beautification and wayfinding. Aerotropolis Atlanta Alliance, the Aerotropolis specific to the Mountain View area. Atlanta Blueprint took inventory of the existing conditions around the Hartsfield-Jackson Atlanta International Gateway: International Airport (H-JAIA) and provided a • Opportunities: vision to guide future economic development • Build the Aerotropolis brand through efforts by the Aerotropolis Atlanta Alliance and design and beautification.

Introduction other individual agencies and coalitions in the area • Diversify the industrial base by targeting with the world’s busiest airport at its center. 1212 MOUNTAIN VIEW LIVABLE CENTERS • Improve lighting along International Parkway Commercial Industrial (MXI). This land use INITIATIVE (LCI) STUDY (2013) through a Tax Allocation District allows specific industrial development that is The Mountain View LCI Study was conducted in • Ensure adequate water and sewer more inline with commercial and office uses, 2013 by Clayton County in association with the infrastructure including manufacturing, distribution, logistics, Atlanta Regional Commission. This redevelopment • Investigate formation of a Community possible recreational use, and typical mixed-use plan designates the majority of the Mountain View Improvement District (CID) development. area as a business/distribution district, with retail • Dedicate a full-time person to promote and office along Conley Road (before re-alignment) Aerotropolis and Mountain View opportunities Clayton County has two Tax Allocation Districts and Old Dixie Highway, as well as hotel adjacent to • Promote the aspirational plan (TADs) that are relevant to the study area. One is the airport. One of the most crucial uses illustrated • Pursue implementation of the aviation the Northwest Clayton TAD that covers the area in the plan is the “southern crescent transportation museum in the northwest corner of the County along with center” the location of the proposed MARTA rail • Develop a rebranding scheme Cherry Hills and Mountain View. The second TAD station at the intersection of Conley Road and Old • Identify parcels in need of assemblage is for the Mountain View Area TAD which also Dixie Highway. falls under a designated Opportunity Zone. The Long-term recommendations presented in the redevelopment plan for the Mountain View TAD The LCI recommends two development scenarios report include: proposes the following uses: for the study area. The first being more market • Work to attract commercial uses to the area • Retail driven and second more aspirational in nature. • Prioritize improvements within future SPLOST • Commercial The market driven scenario proposes office and work programs • Light Industrial flex space south of the relocated Conley Road, • Track and support MARTA expansion • Multi-modal Transportation Center to service east of Old Dixie Highway. To the north of Conley • Explore private sector opportunities Atlanta Metro Area Road the report proposes office and distribution. A • Further rebranding and implement gateway • New Class A Office Space multi-modal transit center at Conley Road and Old signage • Upscale Hotels Dixie Highway houses a bus transfer station and Following are key recommendations from this the future MARTA rail station along with retail and AEROTROPOLIS ARC OVERVIEW (PZ) office. A mix of hotel, commercial mixed use, and document: museum use is proposed near the airport. REVIEW (2017) • Work to consolidate developable parcels. This document is a review of Clayton County • Create a Mountain View Area Overlay District. The aspirational scenario makes use of the market policies for 2017, particularly a review of the • Encourage rezoning parcels not consistent driven scenario as a baseline strategy and increases Clayton County Comprehensive Plan. The with Mixed Use Commercial-Industrial Future density to show the maximum development Comprehensive Plan goals include: Land Use Designation and Mountain View LCI. potential of the site. • To ensure quality of new development. • Target specific industries: • To encourage sustainable development • Service sector Short-term recommendations presented in the practices. • Distribution sector report include: • Create a full-time planner position and a • Develop a Mountain View Overlay Mountain View is identified as a future designated point person for the Mountain • Coordinate with MARTA for direct route to development node and the future land use map View Area. the International Terminal suggests a new land use for the area: Mixed Use • Establish regular communication with City of Introduction 13 Development Authority of Clayton County Mountain View Master Plan

Atlanta Department of Aviation. Economic Development 3. Connect resources to development decisions • Initiate a review of the Clayton County 1. To improve the employment options for 4. Utilize natural resources to improve quality of Comprehensive Plan, The Aerotropolis residents life Atlanta Blueprint and the Mountain View LCI 2. Workforce development with Atlanta Department of Aviation staff. 3. Business development and promotion The Comprehensive Plan highlights the proposed • Enter into a Memorandum of Understanding 4. To improve coordination of economic MARTA commuter rail expansion into Clayton (MOU) between the City of Atlanta and development and planning County. The proposed transit plan shall have a Clayton County. rail connection (2022) from East Point – Hapeville • Conduct a Community Improvement District Housing – Mountain View – Forest Park – Clayton State (CID) feasibility study. 1. Ensure quality of residential development University – Morrow – Jonesboro. This line will • Increase walkability through the construction 2. Provision of housing for all residents extend to Lovejoy in the future. of sidewalks. 3. Maintenance of existing housing 4. Coordination of housing and economic Important next steps listed in the comprehensive CLAYTON FORWARD: CLAYTON COUNTY development plan are as follows: COMPREHENSIVE PLAN 2034 - FOR • Establish economic development overlays to UNINCORPORATED AREAS OF THE Transportation add incentives. COUNTY (2014) 1. Improve walkability and connectivity • Work to support “mixed-use residential, This comprehensive plan document published in 2. Improve provision of transit services commercial, and industrial destination-style 2014 looks at goals and framework for the County 3. Improve traffic flow and quality of roadways redevelopment surrounding” the H-JAIA. for the next 20 years (2034). The vision statement 4. Effectively manage implementation of • Coordinate cargo passage and storage reads, “Clayton County is where the world lands transportation projects between Atlanta and Savannah through and life takes off”. The plan includes goals and Clayton County facilities. strategies for land use, economic development, Community Facilities • Partner with non-profits to establish and run housing, and transportation. Following is a 1. Improve and maintain quality of educational incubators for small businesses. summary list of community goals identified through services the process. 2. Improve quality of life through focus on health, CLAYTON COUNTY STRATEGIC DRAFTsafety and welfare of residents OPERATIONAL PLAN 2017-19 Land Use: 3. Improve and maintain access to arts and This document outlines financial and 1. To ensure the quality of new development culture operational strategies for the fiscal years 2017- 2. To encourage well-coordinated development 4. Ensure and improve quality of amenities and 19. The document focuses on the areas of 3. To improve quality of life for all residents public services growth management, economic opportunity, 4. To encourage sustainable development 5. Improve local identity and public relations communication and image, fiscal responsibility, practices quality of life, and governance. 5. To improve coordination of planning Natural and Cultural Resources mechanisms 1. Protect and conserve existing natural Action strategies include: 6. To effectively manage implementation of land resources • Partnering with schools, Clayton State, to train use policies 2. Identify and protect cultural resources workforce. Executive Summary

1414 • • • • • • include: of interviews. Key long-term recommendations data fromstakeholdersandbusinessesintheform existing conditions, community profile, and gathers Institute. The document takes inventory of the Commerce by Georgia Tech Enterprise Innovation County, andClayton County Chamber of County, the Development Authority of Clayton This plan document was preparedfor Clayton 2013) ECONOMIC DEVELOPMENT PLAN(MAY CLAYTON COUNTYSTRATEGIC • • • • • •

University andAtlantaTechnical College) economic development (Clayton State Impact ofPublicHigher education onCounty’s businesses Importance of entrepreneurship and small recruitment Refine target industries forbusiness opportunities forClaytonresidents More employment (new andretention) Better privatepublicrelationships County Improve internalandexternal image ofthe wide. festivals and other destination activities county- Organizations (NGO) to establish concerts/ collaborate withNon-Governmental Implement Adopt-a-Neighborhoodprogram; operations. Implement SPLOST projects to streamline Implement andestablishCIDprogram. Promote ClaytonCountyinsidetheAirport. Marketing. Establish smallbusinessincubators. 2016) RECOMMENDATIONS (NOVEMBER AREA EXISTINGCONDITIONSAND CLAYTON COUNTY-MOUNTAIN VIEW • • • • • • • • are asfollows: Redevelopment Plan Update.Recommendations Redevelopment Plan, andtheMountainView Atlanta Blueprint, Northwest Clayton TAD View InnovativeLCIstudy, 2015Aerotropolis Clayton CountyComprehensive Plan, Mountain in May2016.Thisreportstudiedthe2014 an ARCCommunityChoicesProgram grant recommendations. Clayton Countywasawarded completed in andaroundthe area, and proposes for Clayton County, analyzes previous studies existing conditions in the Mountain View Area (ARC), thisdocumenttakesaninventoryofthe Prepared by the Atlanta Regional Commission

Enter intoaMemorandum of Understanding with AtlantaDepartmentofAviation staff Atlanta Blueprint and the Mountain View LCI Comprehensive Plan, TheAerotropolis Initiate a review of the Clayton County Atlanta DepartmentofAviation Establish regular communication with City of View Area designated point person for the Mountain Create afull-timeplannerpositionand • • Target specificindustries: LCI Land UseDesignationandtheMountainView with Mixed Use Commercial-Industrial Future Encourage rezoning parcels not consistent Create aMountainViewAreaOverlayDistrict Work toconsolidatedevelopableparcels

Distribution sector Service sector • • Panel areasfollows: for the Mountain View site as identified by the strengths, weaknesses, opportunities, andthreats visit as part of the assessment. The summary of engine”. The Panel conductedinterviews and asite “establish MountainView as amajoreconomic entertainment district, and recommendationsto the area, bandingstrategies, ways to create an means ofmaximizingeconomicdevelopment in area. The Panel answered questions related to guidance to foster economic development in the land use,zoning,anddevelopment-based LCI area.TheaimofthisTAP wastoprovide in 2017. The TAP focusedonthe Mountain View Panel (TAP) arranged by the Urban LandInstitute steps recommended by aTechnical Assistance This document provides the solutions andnext MOUNTAIN VIEWAREA(MARCH2017) RECOMMENDATIONS FORTHE THE ATLANTA AEROTROPOLIS STRATEGY TOIMPLEMENT COMPREHENSIVE DEVELOPMENT • •

Clayton County (MOU) between the City of Atlanta and • • Weaknesses: • • • • Strengths: of sidewalks Increase walkabilitythroughtheconstruction (CID) feasibilitystudy Conduct a Community Improvement District

Lack ofawareness Lack ofidentity Prime location Large volumeofpubliclycontrolled land Lack ofdissenters Good qualityinfrastructure 15 Executive Summary Development Authority of Clayton County Mountain View Master Plan

• Poor public perception based on its • Follow with zoning process immediately after history acquiring land. • Lack of visibility • Make use of available economic development • Name of Old Dixie Highway tools and consider community involvement • Fragmented land ownership during zoning process. • Lack of residential population • Capitalize on airport and Aerotropolis • Appropriate zoning is not currently in names as branding strategy. Make use of place progressive, diverse, high-tech, and welcoming • Lack of champion body connotations to brand the area. • Opportunities: • Make use of existing infrastructure for • Existing Aerotropolis structure branding. Provide adequate signage, • Existing economic development tools wayfinding and landscaping on corridors. • Prime location adjacent to H-JAIA and • Hire a branding consultant. only minutes from downtown Atlanta • Find and contact stakeholders to form • Vicinity to Porsche Mountain View Alliance (as LCI suggests). • MARTA expansion • Aim for more than just an entertainment • Potential for quality of life enhancements district; something unique and carefully crafted • Hotel/tourism base for the area. • ATLNext development • Focus on the MARTA station and plan a core • Threats: district. • Land will not be developed for its highest • Have an organized and dedicated staff. and best use • Demand for industrial and distribution space • Lack of long-term commitment in governance • Lack of control of privately owned sitesDRAFT Key recommendations include: • Create a new comprehensive zoning overlay compatible with the current vision for Mountain View. Zoning evaluation should consider development of a form-based code. • Maintain current rezoning moratorium and consider the same on building permits to prevent new developments that are not inline with long-term vision to move forward. Executive Summary

1616 17 Executive Summary Development Authority of Clayton County Mountain View Master Plan

DRAFT 2 Facts and Analysis Development Authority of Clayton County Mountain View Master Plan 2.0 Facts and Analysis This section analyzes existing conditions within the Interstate Access study area. Area assets and amenities are identified In addition to Mountain View’s air travel and future below followed by an analysis of the land use, transit access, the Mountain View area has great zoning, topography, hydrology and existing area regional and national connectivity via access to I- infrastructure. 285 and I-75.

2.1 Area Assets and Amenities Fiber Optics Mountain View is further connected with fiber optic Following are assets and amenities that make cables, providing fast, reliable communications for Mountain View a desirable site for growth and current and future tenants. redevelopment. Refer to Figure 2.1a. Class-A Office Hartsfield-Jackson Atlanta International The area’s airport, interstate, future rail, and fiber Airport (H-JAIA) optics access has already attracted major office Mountain View sits adjacent to the H-JAIA tenants to the area, including the Porsche North International Terminal, with improved access via American Headquarters, which sits adjacent to the the realigned Conley Road which creates a direct Mountain View area, and Delta’s Headquarters in connection to Charles W. Grant Parkway. The nearby Hapeville. domestic terminal can easily be reached as well along Loop Road. The H-JAIA cargo facilities are also Undeveloped Property easily accessible from Conley Road/Charles W. Grant The Mountain View area has 323.36 acres of Parkway along South Loop Road. With international vacant property. With its access to the airport, terminal, domestic terminal and cargo access, the future rail, interstates, fiber optics and less than 10 Mountain View site is a prime location for businesses miles from Downtown Atlanta, the area is ripe for that require easy access to air travel. redevelopment. This is one of the largest vacant sites this close to Downtown Atlanta and H-JAIA in Future MARTA Rail DRAFTthe region. The Mountain View site is anticipating enhanced regional connectivity with the proposed expansion Public Owned Property of Metro Atlanta Regional Transit Authority A majority of key Mountain View property, along (MARTA) commuter rail. MARTA is conducting Conley Road, is owned by Clayton County and the a Federal EPA environmental impact assessment City of Atlanta. This public ownership provides study, a key first step to support its expansion of more flexibility for the County and City to attract the proposed commuter rail into the area. Commuter type of development desired, per the vision within rail is currently proposed to run on the existing CSX/ this report, by providing appropriate incentives and Norfolk Southern Railroad that would connect from partnerships. the East Point MARTA station to Mountain View and

Facts and Analysis into Clayton County.

2020 Area Assets and Amenities

Porsche North American Headquarters

I-75

Old Dixie Highway

Gilbert Road

HARTSFIELD JACKSON ATLANTA INTERNATIONAL AIRPORT

Conley Road I-285 Charles W. Grant Parkway

10 minute walk 0.5 mile radius Facts and Analysis

Figure 2.1a: Area Assets and Amenities Map 21 Development Authority of Clayton County Mountain View Master Plan

2.2 Existing Land Conditions Old Dixie Highway. Most of this commercial land is undeveloped. Amongst the developed parcels are a Existing Land Use gas station, building and appliance product sales, a tire store, and small retailers. Figure 2.2a provides a map of existing land use in the Mountain View study area, per Clayton County Utility/Public Use geographic information system (GIS). The study area Utility/Public land uses are scattered throughout is predominately industrial (purple) with commercial the study area and include the former park and ride (red) the second largest land use. lot (later proposed as a Clayton County airplane museum), Clayton County Fire Department Station Industrial 9, Environmental Protection Division, and utilities, Existing industrial uses are mostly warehouse including a power station. and storage and consist of following companies/ manufacturers among others: Single Family Residential • Americas Mart Logistics Several vacant parcels along Conley Road are • FedEx Ship Center designated as single family residential land use. • UPS Air Cargo This designation is likely a remnant of pre-airport • SIPA North America Inc. expansion land use, as the parcels are undeveloped. • Mainfreight • Pilot Freight Services • Fellfab Corporation • Expeditors • Atlanta Postal Credit Union • Binex Line Corporation • Nippon Cargo Airline • Faith Technologies Inc. DRAFT Most of these industrial users are located to the west of Old Dixie Highway, close to the H-JAIA International Terminal. Parcels east of Old Dixie Highway are predominately vacant.

Commercial A concentration of commercial land use can be seen close to the intersection of Conley Road and Facts and Analysis

2222 Existing Land Use Map Facts and Analysis

2.2a: Existing Land Use Map 23 Development Authority of Clayton County Mountain View Master Plan

Existing Zoning by electricity or gas. Minimum Front Yard Setback • Mini-warehouses and storage buildings for • 50 ft. when adjacent to an Arterial Road. lease to the public including the office and/ • 45 ft. when adjacent to a Collector Road. Figure 2.2b shows the existing zoning in the Mountain or dwelling of a caretaker. • 40 ft. when adjacent to a Local Road. View study area. Most of the area is designated as • Offices and administrative facilities. industrial (light or heavy). Other zoning designations • Public utilities such as electric substations, Minimum Side Yard Setback include general business, office institutional, and storage of materials and trucks, repair • 20 ft. regional mixed use. Following is summary of allowed facilities, offices and electric generating uses, heights, and minimum setbacks for these zoning plants. Minimum Rear Yard Setback categories per the Clayton County Development • Repair and manufacturing of musical • 20 ft. Code. instruments, clocks or watches, toys or novelties, electrical appliances, electronic HEAVY INDUSTRIAL LIGHT INDUSTRIAL devices, light sheet metal products, mining equipment, machine tools and machinery. Permitted Uses: Permitted Uses: • Research, experimental, or testing • Industrial Uses • Industrial Uses laboratories. • Any use permitted in the Light Industrial • Agricultural implementation and equipment • Towing, wrecking, and Impound services (LI) district. establishments. • Tractor and trailer storage. • Agriculture crop processing and storage (of • Auto engine, body repair, and undercoating • Trade shops, including electrical, plumbing, materials produced off-site). shops when completely enclosed. heating/cooling, and roofing. • Asphalt manufacturing. • Building materials and lumber supply • Trade/industrial school, Industrial clinic, • Blast furnace, steel furnace, blooming, or establishments. banks or credit unions that serve the rolling mill. • Commercial parking garages and lots. convenient needs of the Industrial district. • Brick tile, and terra-cotta manufacturing. • Gasoline service stations and truck stops. • Wholesale business, warehouse, tracking • Cement, lime, gypsum, or plaster of paris • Governmental buildings, offices, and terminal, and similar non processing storage manufacturing. storage. and distribution uses. • Central mixing plant for cement, mortar, • Greenhouses and nurseries, including DRAFT• Any accessory building and uses customarily plaster and/or housing materials. landscape services. incident to the above permitted uses. • Chemical storage or manufacturing. • Manufacturing compounding, processing • Communication/Utilities • Heating and electric power generating or packaging food or food products, • Public wellfield/pump house. plants and all necessary uses. cosmetics, toiletries and pharmaceuticals. • Sewage Treatment Plant. • Government buildings, offices, and storage. • Manufacturing, compounding or assembling • Utility substation. • Incineration of garbage or refuse when of cell phones, paper, fur, glass, leather, • Water tower. conducted within an enclosed plant. plastics or semi-precious metals or stones, • Machine and machine tool manufacture. rubber, textiles or cloth products, tobacco, Maximum Structure Height: • Petroleum and inflammable liquids wood or wood-like products. • Primary Structure: 75 ft. production, refining, or storage. • Manufacturing of ceramic products, • Accessory Structure: 35 ft. • Smelting of copper, iron, zinc, or ore.

Facts and Analysis excluding, building materials, using • Rock, sand, or gravel distribution. previously pulverized clay and kilns fired 2424 Existing Zoning Map Facts and Analysis

2.2b: Existing Zoning Map 25 Development Authority of Clayton County Mountain View Master Plan

• Any accessory building and uses customarily • Camera Shops. Conditional Uses incidental to the above permitted uses. • Catering Establishments. • Ambulance services. • Communication/Utilities • Childcare and Adult Day Care. • Amusement centers and arcades. • Public wellfield/pump house. • Coin-operated laundries. • Automobile, truck, trailer, boat sales and leasing. • Sewage Treatment Plant. • Commercial indoor and outdoor recreational • Car washes, detail shops and service stations. • Utility substation. uses. • Colleges. • Water tower. • Copy and printing services. • Convenience stores. Conditional Uses • Decorator Shops. • Discount stores. • Industrial Uses • Delivery Services. • Fitness centers and gyms. • Airport, heliports, and related landing areas • Drug Stores. • Funeral homes. and buildings. • Dry Cleaners. • Mini-warehouses and self-storage facilities. • Development of natural resources, • Exterminators. • Movie theatres. including the removal of minerals and • Fitness Centers and Gymnasiums. • Outdoor amusements. natural materials together with necessary • Florists and Gift Shops. • Outdoor theatres. buildings and machinery. • Grocery, Full Service. • Pawnbroker. • Junk/salvage yard, places for dismantling, • Hardware Stores. • Places of worship. wrecking, and disposing of materials. • Health Clubs and Spas. • Plumbing and heating equipment dealers. • Mineral extraction and processing. • Hotels and motels, located on arterials only. • Recreation - Indoor. • Municipal solid waste landfills, inert landfills, • Locksmith shops. • Service Labor Organizations meeting hall/offices. construction and demolition landfills, refuse • Lumber, paint, glass, and wallpaper stores. • Theatres. dump, scrap metal yard, and recycling • Office supply stores. • Tire Shops. center. • Personal service establishments including • Vehicle Rental. • Slaughterhouse. barber shops, beauty salons, dry cleaners, • Vehicle Repair. • Any other heavy industrial use, which shall electrical appliance repair shops, florist Accessory Uses be compatible with the intent of the district. shops, laundromats, optical or watch repair • Uses customarily accessory to any use permitted • Adult Uses shops, outdoor garden shops, photographic in the GB district including but not limited to • Adult entertainment facilities, sexuallyDRAFT studios, shoe repair shops, tailors and similar parking garages, parking decks, and surface oriented businesses, and massage parlours. establishments. parking lots. • Communication/Utilities • Pet grooming and supply shops. • Wireless telecommunications facility/tower. • Professional Offices. Maximum Structure Height: • Restaurants, excluding drive-in or drive-through • Primary Structure: 75 ft. GENERAL BUSINESS restaurants. • Accessory Structure: 35 ft. • Retail Stores. Permitted Uses • Sporting goods and hobby shops. Minimum Front Yard Setback • Apparel Shops (new merchandise only). • Taxicab and limousine stands and dispatching • 35 ft. • Banks and similar financial establishments. offices. • Beverage Shops. Minimum Side Yard Setback

Facts and Analysis • Bookstores. • 0 ft. 2626 • 10 ft., when interior wall has no windows, • Retail and service uses, provided these uses shall • 10 ft., when interior wall has windows, doors, doors, or other openings. be limited to employee convenience, business or other openings. • 30 ft. when abutting a residential zoning district oriented retail, and service establishments such • 35 ft. when abutting a residential zoning district of residential use. as computer hardware and software companies, of residential use. commercial art, drafting, office equipment and Minimum Rear Yard Setback supply stores. Minimum Rear Yard Setback • 15 ft. abutting non-residential. • Printing and copying services, court reporter, • 15 ft. abutting non-residential. • 35 ft. when abutting a residential zoning district courier services, delivery services, and • 35 ft. when abutting a residential zoning district or residential use. teleconferencing centers, personnel services and or residential use. training centers, florists, gift shops, photography OFFICE INSTITUTIONAL studios, tailor shops, shoe repair shops and REGIONAL MIXED USE/MIXED USE barber and beauty shops DISTRICT Permitted Uses • Schools of business, dance, music, or similar • Cafes and restaurants, which may feature instruction. Permitted Uses outdoor dining, excluding drive-in and drive- • Other uses that are substantially similar to • Antique shops. through restaurants. Restaurants may only the permitted uses listed above in terms of • Apparel shops. be established on a lot on which the office or character and impact. • Art galleries. institutional floor area is a minimum of 100,000 Accessory Uses • Artist studios. square feet. Fast food restaurants without • Uses customarily accessory to any use permitted • Assembly halls and amphitheaters, on arterials, drive through windows shall be limited to no in the O-I District. only. more than 10 percent of the total floor area • Parking garages, parking decks, and surface • Bookstores. devoted to retail and service uses on a lot, and parking lots, only as an accessory use limited to • Business and professional offices. shall occupy no more than 10 percent of any the number of spaces required by ordinance for • Cafes and restaurants, which may feature floor in a building. the intensity of the permitted use to which the outdoor dining, excluding drive-in and drive- • Communication services. parking is accessory. through restaurants. • Dry cleaners within an office building as a • Car washes, detail shops and service stations service use geared to on-site employees. Maximum Structure Height: located inside a parking garage provided such • Financial establishments. • Primary Structure: 75 ft. uses are not visible from the exterior of the • Fitness centers and Gymnasiums. • Accessory Structure: 35 ft. parking garage. • Florist and gift shops. • Catering establishments. • Health club or Spa. Minimum Front Yard Setback • Child and adult day care centers. • Institution of Higher Learning. • 40 ft. when adjacent to an Arterial Road. • Clubs and lodges. • Libraries. • 30 ft. when adjacent to a Collector Road. • Community centers. • Museums and art galleries. • 20 ft. when adjacent to a Local Road. • Dance schools and other group instruction. • Offices. • 20 ft. when adjacent to a Private Road. • Department stores. • Medical and dental offices. • Drug stores. • Pet grooming, excluding pet boarding. Minimum Side Yard Setback • Farmers markets.

• Research laboratories. • 0 ft. • Financial institutions. Facts and Analysis 27 Development Authority of Clayton County Mountain View Master Plan

• Fitness centers and gymnasiums. Building Height: Future Land Use • Florists and gift shops. • Minimum Building Height: 2 stories. • Fruit markets. • Maximum Building Height: Clayton County’s Future Land Use Map for the • Full-service grocery stores. • 64 ft. on a Collector or Local street. study area is depicted in Figure 2.2c. The entire • Hardware stores. • 120 ft. on an Arterial. study area is designated as Mixed Use Commercial • Health clubs and spas. Industrial (MXI). • Hotels, on arterials, only. Minimum Front Yard Setback • Institutions of higher learning including business • 0 ft. The Comprehensive Plan for Clayton County colleges, music conservatories, and similar • 15 ft. when outdoor dining, landscaping, public (Clayton Forward) defines this category as: facilities. art, fountains or similar amenities are provided. allows for a mixture of office, commercial, and • Jewelry stores. light industrial uses as well as complementary • Live/local theaters. Minimum Side Yard Setback recreational uses. The comprehensive plan • Live/work dwelling units. • 0 ft. states that a MXI district must be designed as • Medical clinics. • 10 ft., when interior wall has windows, doors, transit-ready, walkable, and bike-able hub. Use • Medical, dental and optical offices. or other openings. of open spaces and green space areas should be • Motion picture theaters, on arterials, only. • 20 ft., when abutting a residential zoning district incorporated, and the light industrial uses should • Multifamily dwellings. of residential use. be more production-based than heavy extraction. • Museums. • Office supply and equipment stores. Minimum Rear Yard Setback • Personal service establishments including barber • 15 ft. abutting non-residential. shops, beauty salons, dry cleaners, electrical • 25 ft. when abutting a residential zoning district appliance repair shops, clothing laundries, or residential use. optical or watch repair shops, outdoor garden shops, photographic studios, shoe repair shops, tailoring shops, dressmaking shops and similar establishments. • Photographic studios. DRAFT • Places of worship, as a conditional use. • Professional and business offices. • Recording studios, provided acoustical treatments are installed. • Research laboratories. • Retail sales. • Townhouses and condominiums, including mixed use structures incorporating townhouses and condominiums atop hotel properties. • Other uses deemed substantially similar in

Facts and Analysis character and impact to a use permitted in the MX District. 2828 Future Land Use Map Facts and Analysis

2.2c: Future Land Use Map 29 Development Authority of Clayton County Mountain View Master Plan

Undeveloped Land

Figure 2.2d provides a map illustrating the undeveloped parcels in the study area. The map uses aerial imagery from Google Earth/Maps to identify parcels that are undeveloped. The map does not include parking lots as undeveloped.

Most of the undeveloped land in the study area lies to the east of the Old Dixie Highway. Total undeveloped land area amounts to approximately 325 acres. DRAFT Facts and Analysis

3030 Undeveloped Land Map Facts and Analysis

2.2d: Undeveloped Land Map 31 Development Authority of Clayton County Mountain View Master Plan

Land Ownership Figure 2.2e identifies parcel owners that own more than one parcel or a significantly large parcel in the study area. Clayton County, the City of Atlanta, and the State of Georgia own a significant amount of parcels along Conley Road, east of Old Dixie Highway.

Clayton County also owns a large parcel of land close to H-JAIA, a former regional park and ride lot, the County previously had plans to develop an airplane museum on this site.

Significant private land ownership include: • Gilbert Road Joint Venture • Azure Southwoods Atlanta LLC • Tradeport Atlanta LLC • Kendall Ga LLC • WB Gilbert Partners LLC • Tommy Hughes DRAFT Land Ownership Acreage Clayton County: 29 acres City of Atlanta: 82 acres State of Georgia: 4 acres Facts and Analysis

3232 Land Ownership Map Facts and Analysis

2.2e: Land Ownership Map 33 Development Authority of Clayton County Mountain View Master Plan

Topography and Hydrology Figure 2.2f illustrates the existing topography and hydrology in the study area. The existing Norfolk Southern Railway which runs adjacent to Old Dixie Highway lies on a ridge. Land on either side of the railway falls naturally towards waterways, Mud Creek to the west and Poole Creek to the east.

Mud Creek flows parallel to the western border at the southwest end of the study area and eventually connects to the Flint River, just to the west. Poole Creek flows east from the eastern edge of the study area. Lowest elevation in the study area is 834 feet, near Poole Creek and highest is along the railway ridge line at 1002 feet.

The map also shows the 100 and 500 year flood plains in the study area, mostly impacting the north- eastern corner of the study area.

Floodplain Zones Description:

ZONE A: An area inundated by 100-year flooding, for which no BFEs have been established. DRAFTZONE AE: An area inundated by 100-year flooding, for which BFEs have been determined.

ZONE X500: An area inundated by 500-year flooding; an area inundated by 100-year flooding with average depths of less than 1 foot or with drainage areas less than 1 square mile; or an area protected by levees from 100-year flooding.

BFEs: Base Flood Elevation is the computed elevation to which floodwater is anticipated to rise during the base flood. BFEs are shown on Flood Insurance Rate Maps (FIRMs) and on the flood profiles. The BFE is the regulatory requirement for the elevation or flood-proofing of structures. The relationship between the BFE and a structure’s elevation determines the flood insurance premium. Facts and Analysis

3434 Topography and Hydrology Map Facts and Analysis

2.2f: Topography and Hydrology Map 35 *BFE: Base Flood Elevation Development Authority of Clayton County Mountain View Master Plan

Noise Contours Noise contours as illustrated in Figure 2.2g are in accordance to Part 150 of the Federal Aviation Regulations Study prepared for Hartsfield-Jackson Atlanta International Airport in 2007 (with maps updated in 2012).

The Noise Exposure Maps Report provides a Noise/ Land Use Compatibility Standards and Guidelines section. This section provides a table of compatible land uses according to the noise levels in decibels. The Day-Night Sound Level (DNL) or Yearly Day and Night Average Sound Levels are divided into six groups; “Below 65”, “65 to 70”, “70 to 75”, “75 to 80”, “80 to 85”, and “Over 85”.

Out of these only “Below 65”, “65 to 70”, and “70 to 75” groups are applicable to the study area. The adjoining table 2.2a provides the compatible land uses to these DNL levels.

Numbers in parentheses refer to notes listed on page 39. Further information can be found at: Electronic Code of Federal Regulations - www.ecfr.gov DRAFT * The designations contained in this table do not constitute a Federal determination that any use of land covered by the program is acceptable or unacceptable under Federal, State, or local law. The responsibility for determining the acceptable and permissible land uses and the relationship between specific properties and specific noise contours rests with the local authorities. FAA determinations under part 150 are not intended to substitute federally determined land uses for those

Facts and Analysis determined to be appropriate by local authorities in response to locally determined needs and values Table 2.2a: Land Use Compatibility* With Yearly Day-Night Average Sound Levels 3636 in achieving noise compatible land uses. Noise Contours Map Facts and Analysis

2.2g: Noise Contours Map 37 Development Authority of Clayton County Mountain View Master Plan

Airport Area Height Regulations Below 65 65-70 70-75 Federal Aviation Administration: Obstruction Standards (Federal Regulations-Title 14-Chapter 1-Subchapter E-Part 77.17) An existing object, including a mobile object, is, and a future object would be an obstruction to air navigation if it is of greater height than any of the following heights or surfaces: • A height of 499 feet AGL (above ground level) Table 2.2a (continued): Land Use Compatibility* With Yearly Day-Night Average Sound Levels at the site of the object. • A height that is 200 feet AGL, or above the Key to Table 2.2a be expected to provide a NLR of 20 dB, thus, established airport elevation, whichever the reduction requirements are often stated is higher, within 3 nautical miles of the Y (Yes) = Land Use and related structures as 5, 10 or 15 dB over standard construction established reference point of an airport, compatible without restrictions. and normally assume mechanical ventilation excluding heliports, with its longest runway and closed windows year round. However, the more than 3,200 feet in actual length, and N (No) = Land Use and related structures are not use of NLR criteria will not eliminate outdoor that height increases in the proportion of 100 compatible and should be prohibited. noise problems. feet for each additional nautical mile from the 2. Measures to achieve NLR 25 dB must be airport up to a maximum of 499 feet. NLR = Noise Level Reduction (outdoor to indoor) incorporated into the design and construction to be achieved through incorporation of noise of portions of these buildings where the public Buildings and Infrastructure attenuation into the design and construction of the is received, office areas, noise sensitive areas structure. or where the normal noise level is low. Figure 2.2h illustrates the building footprints of 3. Measures to achieve NLR of 30 dB must be existing structures in the study area along with water 25, 30, or 35 = Land use and related structures incorporated into the design and construction and sewer lines. generally compatible; measures to achieve NLRDRAFT of of portions of these buildings where the public 25, 30, or 35 dB must be incorporated into design is received, office areas, noise sensitive areas The two sewer line clusters on either side of the and construction of structure. or where the normal noise level is low. ridge line along Old Dixie Highway make use of 4. Measures to achieve NLR 35 dB must be gravity and flow towards the low lying areas near Notes for Table 2.2a incorporated into the design and construction water basins. The study area has a comprehensive of portions of these buildings where the public water pipeline grid connecting all the sectors of the 1. Where the community determines that is received, office areas, noise sensitive areas study area. residential or school uses must be allowed, or where the normal level is low. measures to achieve outdoor to indoor 5. Land use compatible provided special sound As mentioned in Section 2.1, the area is served by Noise Level Reduction (NLR) of at least 25 reinforcement systems are installed. fiber optics cable. dB and 30 dB should be incorporated into 6. Residential buildings require an NLR of 25.

Facts and Analysis building codes and be considered in individual 7. Residential buildings require an NLR of 30. approvals. Normal residential construction can 8. Residential buildings not permitted. 3838 Buildings and Infrastructure Map Facts and Analysis

2.2h: Buildings and Infrastructure Map 39 Development Authority of Clayton County Mountain View Master Plan Electric Power Lines Map

Electric Power Lines Figure 2.2i illustrates the power lines in the study area. Georgia Power provides the electric supply to the area west of Old Dixie Highway.

DRAFT Facts and Analysis

4040 2.2i: Utilities Map Sun Path and Wind Map

Sun Path and Wind Map Figure 2.2j illustrates the seasonal wind direction typical to Georgia and sun path typical to mid- year season with Azimuth at -105.98 Degree. This information has been utilized in the master planning process, to orient buildings and retail streets for best solar exposure for winter months and capture of wind to cool in the summer months. Facts and Analysis

2.2j: Sun Path and Wind Map 41 Development Authority of Clayton County Mountain View Master Plan

2.3 Transportation

This section provides an overview of existing 2.3.2 Local Street Network These interchange configurations point to a complex transportation facilities within the Mountain View set of conditions for traffic operations, especially study area. The Mountain View study area features relatively few once the Conley Road grade separation project is local streets connecting to the major thoroughfare complete. Both sides of the rail corridor will have 2.3.1 Major Streets network described above. It is notable for its large access to each interstate, even if this access is concentration of vacant property, acquired by the indirect, via the new Conley Road tunnel. However, The Mountain View study area’s transportation City of Atlanta through actions related to noise this access involves numerous turns. network centers on and is largely defined by the Old remediation from nearby Hartsfield-Jackson Atlanta Dixie Highway corridor, itself a pair of two-way roads International Airport (H-JAIA). Although much of The active Norfolk Southern rail corridor, the on either side of the Norfolk Southern rail corridor. these properties have been cleared of buildings and former Central of Georgia connection from Atlanta Old Dixie Highway is located west of the railroad, even streets, they remain platted with public rights- to Macon, is an important freight connection in and Old Dixie Road, which is owned and maintained of-way for previous streets. Several of these platted the southern Atlanta metropolitan area, and grade by the Georgia Department of Transportation streets intersect with the Conley Road right-of-way, crossings of the railroad are limited. Neither GDOT (GDOT) as State Route 3 and also designated as US though intersections were not included in the Conley nor Clayton County maintains data on the number Highways 19 and 41, is located to the east. At the Road design and the streets are not constructed of trains using this track per day. time of writing this master plan report, GDOT was today. leading a project to realign Old Dixie Road eastward 2.3.4 Safety from its original alignment, realign Conley Road to 2.3.3 Access to Interstate Highway System a new at-grade intersection with the new Old Dixie Figure 2.3c provides a location of crashes on the two Road, and continue Conley Road under the Norfolk Mountain View is located near the interchange of Old Dixie corridors and Charles W. Grant Parkway Southern rail corridor as a tunnel that would connect Interstates 75 and 285, immediately west of H-JAIA. between 2013 and 2017, the five most recent directly with Charles W. Grant Parkway on the west The district is served immediately by access from years of available data. The corridors have been side of Old Dixie Highway. The previous Conley each of the highways, with an I-75 interchange to the location of accidents, with about half involving Road alignment featured an at-grade crossing of the Charles W. Grant Parkway and an I-285 interchange injuries, none involving a fatality, and two involving railroad that allowed access to both Old DixieDRAFT Road to Old Dixie Road. Each of these interchanges pedestrians. When corrected for exposure to traffic and Old Dixie Highway. With the new configuration, features an unconventional design due to other volumes, these crash rates are not notably high for access will use North Street, a connecting street features in the built environment. The Charles W. facilities of their functional classification. However, between Charles W. Grant Parkway and Old Dixie Grant Parkway interchange is a modified trumpet the concentration of more severe crashes (those Highway that will preserve and continue to use the design, with all ramp movements on the north involving injuries and pedestrians) around major grade crossing to allow access to businesses on the side of Charles W. Grant Parkway, due to the close intersections and in locations near rail crossings former Old Dixie Highway alignment. proximity of the I-75/I-285 interchange. The Old points to a need for safety improvements in these Dixie interchange is also a trumpet design due to locations, especially as redevelopment in the district These streets carry significant volumes of traffic, the Norfolk Southern railroad and a need to avoid adds new street connections. with Old Dixie Highway carrying 18,000 to 20,000 rail crossings on the interstate access ramps. vehicles per day and Charles W. Grant Parkway

Facts and Analysis carrying 28,000 vehicles per day. Refer to Figure 2.3a. 4242 Existing Road Network and Traffic Volumes Facts and Analysis

Figure 2.3a: Existing Road Network and Traffic Volumes 43 Development Authority of Clayton County Mountain View Master Plan

2.3.5 Multimodal Facilities 2.3.7 Future Transit

The area features limited pedestrian and bicycle MARTA has been leading a high-capacity transit study facilities. This is typical of other primarily industrial for Clayton County since 2016 and has identified a districts in the Atlanta region, and today there series of potential alternative alignments for this are limited land uses likely to generate significant corridor, though at the time of writing this report, pedestrian activity. However, the district’s general none have been chosen as the official alignment. proximity to Hartsfield-Jackson and the large amount However, in exploring potential for future transit, of land with potential for redevelopment underscore the master planning process did consider multiple potential for a different mix of land uses and a need factors and recommendations from previous plans to consider pedestrian connections along existing and studies. These include the close proximity of the major streets. H-JAIA international terminal.

2.3.6 Current Transit

The Metropolitan Atlanta Rapid Transit Authority (MARTA) currently provides fixed-route bus service along the Old Dixie corridor, with routes on both sides of the rail corridor. Route 192 connects to the East Point rail station and provides service to the Clayton County justice center via the Old Dixie Road, Old Dixie Highway, and Tara Boulevard corridors. Route 193 serves Old Dixie Highway and also provides connecting service to downtown Jonesboro and the East Point rail station. Route 194 provides service from the Lakewood/Fort McPherson station to Southlake Mall via InterstateDRAFT 75, Old Dixie Road and Conley Road through the study area, and SR 42. Refer to Figure 2.3b.

Together, these routes connect the study area to major destinations in Clayton County and in and around H-JAIA. However, the separation of these routes by the Norfolk Southern railroad means there is limited transfer activity between them in the core of the district. Facts and Analysis

4444 Figure 2.3b: Current Transit Service Crash Locations Facts and Analysis

Figure 2.3c: Crash Locations, 2013-2017 45 Development Authority of Clayton County Mountain View Master Plan

DRAFT 3 Community Participation Development Authority of Clayton County Mountain View Master Plan

3.0 Community Participation

Community Participation Stakeholder Interviews 2. Project Advisory Team Meeting #2 was held on September 17, 2018: The purpose of Prior to the Design Workshop, the consultant team The public participation process for the Mountain the this final Project Advisory Team Meeting conducted Key Stakeholder Interviews. These View Master Plan engaged stakeholders at three was to review and provide input on project levels throughout the planning process: The Key interviews helped to promote a clear understanding recommendations. Stakeholders, the Project Advisory Team and of the goals, objectives, existing market opportunities the General Public. This was done to establish and socioeconomic characteristics of the study Design Workshop and Community Meeting various ways for people to engage in the planning area. The interviews also provided insight into the process and help to ensure that local knowledge overall vision for the study area from those living The general public was engaged at one point during was accessed and used in developing master plan and/or working within the study area. Interviews the planning process. A summary of this outreach recommendations. were consistent in format utilizing a prepared event is included below. questionnaire that included a range of discussion The Project Advisory Team includes individuals in points. 1. A two-day Design Workshop was held on related fields who are knowledgeable about the July 25 and 26, 2018 from 9 am to 5 pm: The study area’s issues and opportunities. The Project Each interview began with an introduction to the design workshop was an opportunity for Key Advisory Team was engaged in two meetings during study followed by background information prior Stakeholders and Advisory Team Members the study process and were committed to providing to beginning the interview. From the interviews, to provide their vision for the Mountain technical guidance, assisting in advertising public stakeholders provided insight into their overall View study area in a workshop setting. Refer meetings, and providing feedback on materials vision for the study area. Major transportation and to Figure 3.0a. The workshop began with to be presented at public meetings prior to each land use needs and concerns were also discussed. a welcome and overview of the existing community engagement opportunity. The Team Suggestions for how best to involve and inform geographic, demographic, land use, market and also assisted in distributing information to the larger the public concluded the interviews. A total of 16 socioeconomic conditions of the study area. community. stakeholder interviews were conducted. The remainder of the day was a hands on work DRAFTsession, in which the consultant team worked The Key Stakeholders consisted of those land and/ Project Advisory Team Meetings with stakeholders to develop recommendations or business owners within the study area with for the Mountain View study area. The Project Advisory Team met twice during the knowledge and expertise that could enhance and planning process. The following are brief summaries inform the study process. During the evening of July 25, the workshop of these meetings. results were displayed to general public in a The general public, which includes the study community meeting from 6 pm to 7:30 pm. 1. Project Advisory Team Meeting #1 was held on area community, at large, was engaged at one This was done to gather valuable input during May 21, 2018: The purpose of the first Meeting opportunities: during a design workshop the conceptual phases of the master plan so that was to introduce the project process, conduct a changes could be made as they were suggested. goal setting exercise, and discuss the upcoming design workshop agenda. Community Participation

4848 On the second day of the Design Workshop, the consultant team worked on a more detailed level of master planning, incorporating input collected through the community input.

The consultant team, with guidance from the Development Authority of Clayton County and the Advisory Team, continued to develop and refine key recommendations for the Mountain View study area. Refer to Section 4.0 for project recommendations. Community Participation

3.0a: Design Workshop 49 Vision: To create an ‘International Hub’ that provides a transit oriented and walkable mix of uses complementary to the world’s busiest airport along with opportunities for higher wage employment, and an attractive environment for the residents, businesses, and travellers alike. 4 Recommendations Development Authority of Clayton County Mountain View Master Plan

4.0 Recommendations 4.1 Concept Plan Overview This section provides an overview of the proposed master plan for the Mountain View study area. It provides a visionary master plan, based on market understandings, development potential, community input, and Clayton County identified goals. While the visionary plan is long range in nature, 10-25 years to implement, portions of this master plan can occur within the next 3 to 5 years and are included in Phase I of the project. The following section explains the design criteria and site conditions that led to the development concepts. The visionary master plan shown in Figure 4.1a and as described within this section, depicts the future concept for the study area, an international hub, that provides a walkable mix of uses, centered around the MARTA transit station. DRAFT Recommendations

5252 Recommendations 4.1a: Mountain View Visionary Master Plan 53 Development Authority of Clayton County Mountain View Master Plan

Towards MASTER PLAN DEVELOPMENT PROCESS 1 City of Atlanta To identify the key areas of focus for the Mountain View Master Plan, key site opportunities were explored. The following steps summarize the process that led to the creation of development I-75 concepts for the master plan. Refer to Figure 4.1b. Hartsfield- Jackson 1. Location Proximity: The center of in the study Atlanta International 1 Mile Conley Road Charles W. Grant Pkwy. area, at the intersection of Conley Road and Old Airport Dixie Highway, lies approximately one mile east of the H-JAIA International Terminal. Old Dixie I-285 Highway connects the study area to City of Atlanta Old Dixie Highway to the north and to the City of Forest Park to the south, making the Conley/Old Dixie intersection a prime area for redevelopment and to spur growth.

2. The Metropolitan Atlanta Rapid Transit Authority City of Forest Park (MARTA) is planning an expansion of commuter rail 1. Location Proximity service to Clayton County along the existing CSX/ Norfolk Southern Railroad. The rail line is planned to connect the East Point MARTA station to Clayton County, with a station in the Mountain View area. The location of the MARTA station, as shown in the second diagram, lies in the center of the study area, points to regional thoroughfares, including Old and walkable street grid. Phase 1 should focus on further emphasizing the importance of the Conley/ Dixie Highway, Conley Road, Charles W. Grant the 5 and 10 minute walking radius from the MARTA Old Dixie intersection. Parkway, and Gilbert Road. Enhancing this access is station. DRAFTexplored in recommendations, including improving 3. The third diagram identifies the vacant land the Gilbert Road right-of-way and working with the parcels in the study area. These contiguous vacant Georgia Department of Transportation (GDOT) to parcels, mostly concentrated to the east, provide explore the potential for an I-285 interchange at strong redevelopment potential for the area. Transit Conley Road. This improved access would further oriented development can focus on vacant parcels incentivize the redevelopment of the study area adjacent to the future MARTA station at the Conley/ vacant parcels. Old Dixie intersection, with complementary uses infilling large vacant parcels to the east. 5. The final diagram shows a five minute and ten minute walking radius from the proposed location 4. The study area has great interstate access, with of the MARTA station. Most of the study area can

Recommendations ramps to both I-285 and I-75. Additional access be made walkable with introduction of a compact 5454 Plan Development Process 2 3

I-75 I-75

MARTA Conley Road Conley Road Charles W. Grant Pkwy. Charles W. Grant Pkwy.

I-285 I-285

Old Dixie Highway Old Dixie Highway

2. Future MARTA Expansion: Station Location Potential 3. Vacant Land Parcels

4 I-75 5 I-75

Conley Road Conley Road Charles W. Grant Pkwy. Charles W. Grant Pkwy.

I-285 I-285 5 min. walk 0.25 mile

Old Dixie Highway Old Dixie Highway 10 min. walk 0.5 mile Recommendations 4. Access Points 5. Transit Oriented Development: Walking Radius 4.1b: Master Plan Development Process 55 Development Authority of Clayton County Mountain View Master Plan

4.2 Concept Plan from the airport through the proposed • I-285 Interchange: The County is encouraged office district, to the MARTA station, and to to continue conversations with the Georgia This section provides an overview of the proposed continue to loop through the site to connect Department of Transportation (GDOT) to master plan for the Mountain View area, detailing redevelopment on the east side of the study explore options for an interchange at I-285 and recommended infrastructure improvements, the area. This may be a bus shuttle system in the Conley Road. Interstate access at Conley could proposed character areas and uses, and details on short term with potential for a higher tech catalyze redevelopment in the vacant parcels Phase 1. transit, similar to H-JAIA’s existing SkyTrain, in the east portion of the study area, as well that would connect the Domestic Terminal, the as provide direct access to the International 4.2.1 Infrastructure Improvements International Terminal and Mountain View. Terminal. This is further explored in Section 4.4. Following are key infrastructure improvements • Conley Road Streetscape Improvements: • Trails and Parks: The AeroATL Greenway Plan recommended to create a walkable and connected The Conley Road realignment provides proposes a trail along Loop Road, connecting Mountain View. These infrastructure improvements direct connection from Mountain View into south to the Flint River Trail and north to the can be implemented by the County, with partners, the H-JAIA International Terminal, making Atlanta BeltLine. A trail is also proposed from to show investment in the area to attract the desired it an internationally accessible street. It is Loop Road along Charles W. Grant Parkway/ development, as further explained in the following recommended that the County incorporate Conley Road, Old Dixie Highway, and a along sections. Section 4.4 provides more details on streetscape elements along Conley Road, I-75, connecting back to Old Dixie Highway. Transportation Recommendations. including wide sidewalks buffered from the Additional trails are recommended in this plan, road with plantings, street trees, street lights, as depicted in Figure 4.2a. Trails in this plan align • Walkable Street Grid: To create a walkable and street post banners or flags welcoming with area creeks and stream buffers as well as network, Figure 4.2a identifies a compact drivers to Mountain View and the International providing connectivity to the proposed MARTA walkable street grid that provides developable Terminal. station and proposed redevelopment sites. blocks approximately 400 by 400 feet to 600 by 600 feet in size. It is recommended to The street grid in Figure 4.2a identifies a Parks are identified adjacent to Poole Creek, include maximum blocks size regulations within realignment of Conley Road west of I-285. By connecting to proposed trails and creating a zoning updates to ensure new development realigning the road to the north, there is more public greenspace for festivals, recreation, and incorporates a walkable street network. opportunity for redevelopment on the south entertainment. side of Conley Road and better accessibility is • MARTA Commuter Rail StationDRAFT: It is provided to Gilbert Road. recommended for the County to continue conversations with MARTA regarding a • Gilbert Road Improvements: Gilbert Road commuter rail station in Mountain View. This is a key access point into the majority vacant transit connectivity will be a catalyst to draw property in the eastern portion of the study office as part of a mixed-use transit oriented area. It is recommended to improve this street, development. This is further discussed in widening it where appropriate, repaving, and Section 4.4. incorporating streetscape elements, including sidewalks, street trees, landscaped buffer, and • Shuttle: A shuttle is proposed to connect the street lights. H-JAIA International Terminal to the Mountain

Recommendations View area. This shuttle is proposed to connect

5656 Walkable Street Network and Trails Map

Old Dixie Highway

I-75

I-285

MARTA Station Legend

Main Street - Existing Main Street - Proposed Local Network - Existing Local Network - Proposed MARTA Expansion Shuttle Service Greenspace Aerotropolis Trails Proposed Trails

Study Area Recommendations

4.2a: Walkable Street Network and Trails 57 Development Authority of Clayton County Mountain View Master Plan

4.2.2 Character Areas • Regional Mixed Use Retail: This character Character areas are identified as part of this master area proposes a regional luxury outlet retail plan to determine the appropriate uses throughout center, based on a main street. A mix of uses the Mountain View study area. Refer to Figure 4.2e are encouraged, in addition to retail, including for a Character Area Map. Following is a summary restaurants, and housing. This site was identified of the character areas, as proposed. for regional retail due to its visibility from I-285. If the I-285 interchange access is achieved, this • International Mixed Use Office District site will become even more desirable. is a key site to attract Class-A office. This district is proposed around the future MARTA • Mixed Use Residential: The Mixed Use 4.2b: Mixed Use Office District near Dulles station, this transit access being a major draw Residential district is located at the opposite International Airport: Reston VA for employers and employees. This character end of the study area from the airport and not area encourages high-rise Class-A office with a directly under current flight paths. Primarily mix of complimentary uses, on the ground floor, residential in nature, this area will house retail including retail, restaurants, and hotel. This and restaurants on the first floor to support the district is a key component of Phase 1, further residents and connect to the adjacent regional described in Section 4.2.4. Figure 4.2b provides mixed use retail. a relevant case study, Reston, Virginia, a mixed • Education: The Education Character Area use office district near the Dulles International includes existing County owned property and an Airport. existing park and ride lot. Development of this • Mixed Use Makers & Advanced character area will likely begin with the County Manufacturing: This district encourages owned parcel, with expansion to the south as high-tech and advanced manufacturing space. the park and ride transforms into a parking deck, 4.2c: Advanced Manufacturing with Office Multi-story manufacturing and adjacent office as a more appropriate layout for this key airport preferred (refer to Figure 4.2c). Makers spaces adjacent property. The education character are also encouraged in this district to provide leverages support from local universities to spaces for start-ups and young manufacturingDRAFT develop an aeronautical or transportation- businesses to grow. A makers space is a based research center and technology incubator collaborative work space that provides high tech space. This sites access to the airport makes it tools to be shared by members. This allows for a desirable location for airport based research a start-up who may not be able to afford the and development. necessary high-tech tools to pay a membership • Regional Entertainment: The Regional fee or rent space, gaining access to needed Entertainment Character Area is proposed machines and tools. Refer to Figure 4.2d. to provide a regional draw for recreation and Entertainment uses, such as indoor skydiving or entertainment, including hotels with a resort, an Andretti Indoor Karting, are also envisioned and recreation (such as BMX or Top Golf). This to infill this large building district. area has high visibility from the interstate, and if Recommendations

5858 4.2d: Makers Space Concept Plan: Character Areas

Old Dixie Highway

Gilbert Road

Regional Entertainment 82 acres

Mixed Use Makers & Advanced Manufacturing Education 135 acres 30 acres Mixed Use I-75 Residential Conley Road 18 acres Charles W. Grant Parkway Regional Mixed Use Retail 35 acres International Mixed Use Office District 95 acres I-285

Highway 41 Recommendations

4.2e: Concept Plan: Character 59 Development Authority of Clayton County Mountain View Master Plan

I-285 interchange access is achieved at Conley Road, will be highly desirable for regionally accessible uses.

4.2.3 Concept Plan Figure 4.2g provides a concept plan for the character areas with the proposed street grid incorporated. This plan highlights locations for potential uses as described previously.

4.2.4 Phase 1 Phase 1, as depicted if Figures 4.2h and i, focuses 4.2f: Fashion Outlets of Chicago on the International Mixed Use Office District and the Regional Mixed Use Retail District. The around 260,000 square feet of space. Figure 4.2f phase 1 Office District is envisioned at the future showcases the Fashion Outlets of Chicago, a case MARTA station to create a Class A Office TOD site. study example of the type of premium outlet retail According to the market analysis it is anticipated that Mountain View should aim to attract. The Fashion in the coming five years, the airport area will gain Outlets of Chicago were developed in 2013, adjacent increased momentum, as new lodging and airport to O’Hare International Airport and 15 minutes from investment further enhances the attractiveness of Downtown Chicago. The outlets focus on providing the area. An office absorption rate of approximately an outlet experience with upscale and national 150,000 square feet is anticipated for the Mountain retailers. The outlets cater to both local residents View area by 2026. and tourists, with a strong focus on providing services to travelers such as accessibility to and The Regional Mixed Use Retail District focuses on DRAFTfrom O’Hare International Airport with a concierge providing luxury outlet retail. While not high paying service that allows travelers to print boarding passes jobs, this district complements the office district and check luggage, in addition to providing amenities with retail and restaurants and has the potential to such as luggage and shopping bag storage, translation draw greater office demand and increase County tax services, and currency exchange. revenue. The Mountain View area is 25 or more miles from any significant outlet retail and, given its strong regional access via I-75 and I-275, its airport proximity, and its ease of access to in-town Atlanta, this site represents a very real target for outlet retail. The market

Recommendations study anticipates a regional outlet retail demand of 6060 Concept Plan: Potential Uses

Georgia Tech Aeronautical Makers Space Makers Space Entertainment: Hotel Regional Entertainment: Old Dixie Highway Education with Tech Indoor Sky Diving, Andretti Resort, BMX, Top Golf Incubator Gilbert Road

I-75

Conley Road Charles W. Grant Parkway

I-285

International Office TOD Office Hotel Regional Retail Residential with ground Highway 41 floor retail/office Recommendations

4.2g: Concept Plan: Uses 61 Development Authority of Clayton County Mountain View Master Plan

DRAFT Recommendations

6262 4.2h: Phase 1 Conceptual Rendering Concept Plan: Phase I

Georgia Tech Aeronautical Makers Space Makers Space Entertainment: Regional Entertainment: Education with Tech Indoor Sky Diving, Andretti Resort, BMX, Top Golf Incubator Gilbert Road Hotel

Old Dixie Highway

I-285 Conley Road

I-75

Highway 41 Charles W. Grant Parkway

Hotel

International Office TOD Office Regional Retail Residential with ground floor retail/office Recommendations

4.2i: Phase 1 63 Development Authority of Clayton County Mountain View Master Plan

4.3 Zoning Recommendations Tier II: Advanced Manufacturing & Makers Design Standards District (AMMD) This section provides zoning recommendations for Design standards are encouraged to be incorporated the Mountain View area. The intention of Tier II is to provide a mixed-use into the overlay, including: advanced manufacturing district supported by An Overlay District is recommended with two • Incorporate street connectivity requirements. makers space and entertainment. Higher density tiers of density and preferred uses. Tier 1 is the warehouse-type buildings with adjacent office is Include maximum block sizes: 400-600 feet International Business District (IBD) and Tier II is envisioned. With proximity to H-JAIA this area is maximum the Advanced Manufacturing and Makers District planned to attract advanced manufacturers that (AMMD). An Overlay District will allow the County Connectivity language may include: New require air travel. to incentivize and provide design standards for the streets must connect two other streets unless types of development desired. Refer to Figure 4.3a. Preferred Uses: natural site conditions make such connection impossible. Restrict or eliminate cul-de-sac Tier I: International Business District (IBD) • Advanced Manufacturing streets. The intention of Tier I is to provide a mixed- • Office • Streetscape Standards use international business district focused on • Entertainment walkable transit oriented development. Office For existing right-of-ways, develop street and complimentary commercial are the preferred • Hotel section guidelines that enhance the pedestrian primary uses. • Retail environment and bring buildings closer to the street. Consider a maximum 40’ setback from Preferred Uses: • Restaurant the back of the curb for all new development. • Office • Education Within the setback include: • Retail Heights: • 10’ maximum landscape buffer • Restaurant • Minimum: 2 (with exceptions) • 10’ minimum sidewalk • Hotel • No maximum • 10’ minimum supplemental zone • Residential Density Require the primary entrance to be entered • Entertainment DRAFT• FAR: Minimum 1.0 from the primary street • Education • Units/Acre: Minimum 15 This will encourage parking lots behind the buildings with ample pedestrian right-of-way Heights: and access along the primary street. • Minimum: 6 (with exceptions) Streamlined Approval Process For new development, provide streetscape • No maximum Consider including a streamlined approval process. standards for internal street types, including Density: Instead of the typical public hearing process, consider sidewalk widths, landscape buffers, street trees, redevelopment review approval by a specific parallel parking, bicycle access, number of lanes • FAR: Minimum 3.0 Mountain View team that includes Clayton County and land widths. A standard streetscape may • Units/Acre: Minimum 30 planning staff and the Development Authority of include:

Recommendations Clayton County. • 10’ drive lanes maximum 6464 Proposed Zoning Overlay

Old Dixie Highway Old Dixie Highway

Gilbert Road Gilbert Road

Advanced Manufacturing & Makers District (AMMD)

I-75I-75

ConleyConley RoadRoad CharlesCharles W.W. GrantGrant ParkwayParkway

International Business District (IBD) I-285I-285

Highway 41 Recommendations

4.3a: Proposed Zoning Overlay Map 65 Development Authority of Clayton County Mountain View Master Plan

• Allow parallel parking on both sides of • Include density bonuses alignment are located on this rail corridor between street • Encourage high density, mixed use Hapeville and Forest Park. In addition, the tangent • 5’ minimum bicycle lanes or sharrows environments (straight-line) section north and south of the Conley Road-Charles W. Grant Parkway alignment suggests • 5’ landscape buffer • Decrease parking requirements that a station, if located here, would be in this area, • 10’ minimum sidewalk • Encourage and guide shared parking as the rail corridor features significant curves to the north and south that would preclude a station • Street trees every 25-50 feet • Develop transit station design standards location due to platform accessibility needs. Increase the minimum caliper for all new street including street furniture, lighting, and In addition, a station at or adjacent to the Conley trees to 6” or greater landscaping. Road alignment would allow a reasonably direct Require trees within landscape islands in parking 4.4 Transportation connection to the Hartsfield-Jackson international lots terminal and Delta Air Lines Technical Operations This section provides an overview of transportation facility, and this station follows industry-standard Develop street furniture specifications and recommendations for the Mountain View study area. standards unique to the Mountain View area. spacing guidelines with regard to its distance from Because of the work in progress on grade separation other potential stations that have been discussed • Parking Standards of the Conley Road/Old Dixie Highway intersection, (such as Hapeville and Forest Park). Incorporate shared parking standards into the the master plan’s recommendations for the Mountain The master plan has recommended that a station Overlay. Encourage and incentivize shared View district focus on connectivity improvements for for the Mountain View district be located in the parking to minimize the addition of new single a potential future MARTA station and adoption of a southern half of the tangent alignment at the Conley use parking. planning framework for future consideration of an Road crossing. • Signage Standards interchange at I-285 and Conley Road. The recent investment in realignment of Conley Road suggests Consider the incorporation of signage standards, that this corridor is unlikely to be changed in the 4.4.2 Conley Road Interchange Planning including size, materials, and setbacks from the near future and that development concepts will be Framework road. based on this alignment. Refer to Figure 4.4a for a Clayton County previously led conversations with summary of transportation recommendations. • Greenspace Standards DRAFTGDOT about adding an interchange to I-285 at Consider including greenspace requirements Conley Road. Such an interchange would greatly in the Overlay, such as a ratio of 10 acres per 4.4.1 Rail Station Location and Access improve access to the Mountain View study area, 1,000 residents. Encourage a variety of park particularly the eastern end of the area. However, sizes. Although MARTA has not completed its Clayton this interchange location does not fit within high-capacity transit study at the time of writing • Transit Oriented Development (TOD) Standards interchange spacing standards that the Federal this master plan report, the likelihood of a transit Highway Administration (FHWA) and GDOT follow Consider incorporation of TOD standards corridor alignment along the Norfolk Southern (a minimum of one mile between interchanges), and within the Overlay, including: corridor through Mountain View is relatively the location features floodplains, streams, and other high: this is the corridor identified in the Atlanta • Consider TOD standards for areas within water features that suggest significant environmental Regional Commission long-range plan, and several a 10 minute (1/2 miles) walk of a transit impact and challenge to the location. of the alternatives that MARTA considered for this Recommendations station 6666 Transportation Recommendations

Transportation 1: Eastern Thoroughfare Extension (see Section 4.4.3). Extend Conley Road around the eastern side of the Mountain View study area, connecting to Gilbert Road and upgrade Gilbert Road to a design supportive of the needs of the district, especially for freight movement.

Transportation 2: MARTA transit station location. This will be refined through further planning and coordination with MARTA, though the master plan recommends a location near the Conley Road alignment.

Transportation 3: Protected pedestrian crossings. When a station location is deter- mined, work with GDOT to add protected pedestrian crossings allowing immediate access to the transit station. This should align as much as possible with existing local street network. Transportation 4: North Street enhancements. Although current designs do not include bicycle facilities, explore options to enhance this street in the future to ensure critical bicycle connectivity between Old Dixie Transportation 6: Highway and Charles W. Grant Parkway, as well as other connecting network streets west of the rail corridor. Charles W Grant Sidewalks. Add side- Transportation 5: Charles W Grant/International Parkway improvements. This intersection is currently designed walks to this key cor- to allow large vehicle movements, especially for accessing the Interstate and airport facilities. Future improvements should ridor, which connects an enhance pedestrian protection at corners and along crossings, providing fully marked crossings of all approaches and in- active employment area stalling raised islands separating right turns to allow additional pedestrian refuge. Recommendations to a potential future 4.4a: Major Mountain View Transportation Recommendations transit station. 67 Development Authority of Clayton County Mountain View Master Plan

Nonetheless, there is potential strategic value in an intersection at this location, particularly for the Action Responsible Party Timeline following reasons: GDOT Presentation of Master DACC/Consultant Team In Process Plan • H-JAIA’s master plan envisions and seeks to prepare for significant growth in international Feasibility Study/ Purpose and DACC, in partnership with 6-12 months traffic that would be based at the International Need GDOT and H-JAIA Terminal. This terminal is most directly accessed by Interstate 75 at the Charles W. Grant Detailed Economic Impact Study, DACC 1-2 years Parkway interchange. to include funding models • Traffic from the eastern Atlanta metropolitan IJR and Environmental Documen- GDOT lead, in partnership 2-5 years area accessing the airport from I-285 today tation with DACC/Clayton County accesses the international terminal via I-75 and the I-75/I-285 interchange, adding traffic Design/Construction GDOT 5-10 years to this interchange to reach an exit located a 4.4b: Major Actions Framework for the Interchange short distance further north on I-75. Having direct access from Conley Road would allow Atlanta metropolitan area, with a similar example 4.4.3 Eastern Thoroughfare Extension this traffic to avoid the I-75/I-285 interchange in the Interstate 85 C-D system around Sugarloaf and may alleviate some of the congestion it Regardless of whether an interchange is added at Parkway in Gwinnett County. However, the same Conley Road, the master plan recommends that a experiences, particularly if H-JAIA’s international environmental factors would affect planning and traffic continues to grow. key eastern ‘perimeter’ thoroughfare be added to design of this system, and the close proximity of the connect Conley Road to Gilbert Road. As shown on • Direct access to the eastern portion of the I-75/I-285 interchange means that a C-D system Figure 4.4a, this connects Conley Road to Gilbert Mountain View district allows this area to would likely connect to that interchange as well— Road by the recommended first phase site for study grow and have access to a greater part of the which would require a major reconstruction project area development. North on Gilbert Road this metropolitan region without concentrating along this part of I-285. new thoroughfare connects to Southside Industrial the district’s freeway access too closeDRAFT to the Refer to Figure 4.4c for schematic illustrations of Parkway and industrial land uses in the City of I-75/I-285 interchange. these modifications. Atlanta. An interchange addition could be feasible with Ultimately, the decision to add an interchange will the construction of a collector-distributor (C-D) result from continued dialogue and partnership system along I-285, allowing closer ramp spacing between Clayton County, its partner agencies, and than current FHWA and GDOT standards permit GDOT. The master plan recommends continuing this by separating the overlapping movements of discussion, especially to begin identifying potential merging and exiting traffic from the main travel funding sources since the project is currently not lanes of the interstate where the highest travel identified in long-range transportation plans and speeds are expected. GDOT has constructed such therefore does not have programmed funds. Refer

Recommendations facilities at numerous locations throughout the to Figure 4.4b for key next steps regarding the interchange. 6868 Existing Jonesboro Road Interchange 0.8 miles

Location of Proposed Conley Road Interchange. Although a conventional diamond interchange design would have the least 0.7 miles impact (and likely cost), the interchange is too closely spaced to adjacent interchanges to meet FHWA one-mile spacing standards.

Existing Old Dixie Interchange. The design of this interchange has been influenced by the Norfolk Southern railroad. This has lengthened the westbound off-ramp and eastbound on-ramp, which must accommodate loop ramps for the other two movements on the east side of Old Dixie.

Collector-Distributor system. Adding a C-D system will facilitate the addition of a Conley Road interchange, but it introduces a greatly expanded project scope and cost, and still requires a transition with the I-75/I-285 interchange. Due to the Norfolk Southern railroad, con- necting C-D lanes would need to both provide sufficient grade-separation clearance over or under the rail tracks and fit within the I-285 interchange. Recommendations

4.4c: Conley Road Interchange Diagrams 69 Development Authority of Clayton County Mountain View Master Plan

DRAFT 5 Implementation Development Authority of Clayton County Mountain View Master Plan

5.0 Implementation aeronautics research and development facility and technology incubator. This section provides recommendations on key next steps to implement the master plan described within • Consider projects from this Master Plan this report. appropriate to include on the Clayton County SPLOST list. Next Steps Priority Long Term (1-5 years) Short Term (100 day plan) • Development Authority of Clayton County, • Development Authority of Clayton County to in partnership with the County, to begin approve this Master Plan. consolidating land, primarily parcels in Phase 1. • Present plan to Clayton County Board of • Enhance the Conley Road streetscape, including Commissioners and discuss next steps. wide sidewalks buffered from the road with plantings, street trees, street lights, and street • Develop Mountain View Overlay District post banners or flags welcoming drivers to with zoning updates, including incentives for Mountain View and the International Terminal. development that meets the vision set forth in this master plan. • As parcels are acquired and/or as private development occurs, regulate block size and • Identify parcels to acquire, beginning with streetscape design to develop the street grid per parcels included in Phase 1. this master plan. This will provide developable • Develop a Memorandum of Understanding parcels, while enhancing the desired walkability (MOU) with the City of Atlanta and the State and connectivity. of Georgia on Mountain View owned property. • Attract and develop the regional luxury retail • Leverage economic development DRAFTtools, outlet. including the existing Tax Allocation District • Continue to work with MARTA on commuter and Opportunity Zone, Tier 1 State Job Tax rail plans and station location in Mountain View. Credits, and New Market Tax Credits to attract redevelopment. • Continue conversations with GDOT to provide an I-285 interchange at Conley Road. • Consider a Mountain View Community Improvement District or incorporation into the • Coordinate with the AeroATL Greenway Plan Aerotropolis Atlanta CID. Discuss opportunities for trail connectivity and expansion to Mountain with the Aerotropolis Atlanta CID. View. • Begin discussions with Georgia Institute of • Continue to coordinate with H-JAIA to connect

Implementation Plan Technology and other institutions regarding a shuttle or elevated rail line from the Domestic and International Terminals to the Mountain 72 View area. Implementation Plan 5.0a: Mountain View Visionary Master Plan 73 SIZEMORE GROUP in association with NOELL CONSULTING and STANTEC Architecture I Planning www.sizemoregroup.com