SMYRNA GATEWAY | SMYRNA, GA A VISION FOR THE SPRING ROAD CORRIDOR

GEORGIA TECH CITY AND REGIONAL PLANNING | DECEMBER, 2016 ACKNOWLEDGEMENTS

CITY OF SMYRNA • Tom Boland – Economic Development Manager • Rusty Martin – Senior Planner Community Development • William Smith – Economic Devt. Coordinator • Joey Staubes – Planner II Community Development SMYRNA GATEWAY | • Ken Suddreth – Community Development Director

SMYRNA, GA GEORGIA TECH SCHOOL OF CITY AND REGIONAL PLANNING STUDENTS EXECUTIVE SUMMARY • Mike Dobbins - Professor of Practice • Spandana Anand [email protected] The City of Smyrna is a thriving community in Cobb intended to transform the Spring Road corridor into a County characterized by its Market Village, tight-knit thriving live, work, and play destination for Cobb County • Matt Bedsole [email protected] neighborhoods, diverse population, and close proximity and the Atlanta region. This document consists of four • Jack Cebe [email protected] to the City of Atlanta. In November 2013, the Atlanta chapters that present findings on study background • David DeLeon [email protected] Braves announced plans to relocate outside of the City and existing conditions, and correlatin city wide • Jordan Howard [email protected] of Atlanta, constructing a new stadium (Sun Trust recommendations as well as core area recommendations Park) and mixed use development (The Battery) at the summarized below: • Zahra Jeena [email protected] • Jing Kong [email protected] I-75/I-285 interchange in Cobb County. This sudden • Citywide recommendations (Chapter 3) proposes relocation of a Major League Baseball team ushered in a number of improvements, such as connecting • Mia McKinney [email protected] the potential for substantial development opportunities bicycle and pedestrian facilities, creating local • Anna Nord [email protected] in the Cumberland Area, a traditionally suburban circulator and regional Bus Rapid Transit Routes, • Elliot Sperling [email protected] job center. Smyrna officials – anticipating extensive adding parks, and tightening design and land- • Sean (Shahaboddin) Toroghi [email protected] population and job growth in the main arterial of Spring use regulations that will benefit the Spring Road Road that provides east-west connection from Smyrna corridor and City as a whole. Market Village towards the new stadium — sought the SIZEMORE GROUP assistance of Georgia Tech Masters of City and Regional • Core area recommendations (Chapter 4) proposes • Bill de St. Aubin - Principal Planning students, Noell Consulting, and Sizemore transforming the area surrounding the intersection • Chirag Date – Planner/Architect of Cobb Parkway and Spring Road into a mixed- Group, to develop a visioning plan for the future of the • Simone Heath - Planner I corridor. use urban center filled with jobs, multi-family residences, inspiring parks, and vibrant streets. • Deanna Murphy– Principal Through an intensive four-month studio process, The study divides this area into four distinct the Georgia Tech team, with feedback from many districts and proposes new roadway connections NOELL CONSULTING stakeholders, developed a number of recommendations • Ben King - Senior Real Estate Consultant TABLE OF CONTENTS

PREFACE...... 4 BUS RAPID TRANSIT...... 35 IMPLEMENTATION...... 66 SHARED MOBILITY...... 38 CHAPTER 1: INTRODUCTION ...... 10 LAND-USE/COMMUNITY DESIGN... 40 APPENDIX A: MARKET ANALYSIS COMMUNITY ENGAGEMENT...... 12 (NOELL CONSULTING GROUP)...... PROJECT PROCESS/OUTLINE...... 12 CHAPTER 4: CORE AREA RECOMMENDATIONS...... 42 APPENDIX B: FISCAL IMPACT ANALYSIS...... CHAPTER 2: EXISTING CONDITIONS.16 STREET NETWORK...... 44 DEMOGRAPHICS ...... 12 STREET TYPE 1...... 46 STREET TYPE 2...... 48 APPENDIX C: WHITE FLINT ECONOMIC DEVELOPMENT ...... 22 PLANNING BOARD DRAFT PLAN...... CONDITIONS OF THE BUILT STREET TYPE 3...... 50 ENVIRONMENT ...... 24 HIGH PRIORITY PEDESTRIAN CROSSINGS...... 52

CHAPTER 3: CITYWIDE URBAN CORE CHARACTER AREAS.. 56 RECOMMENDATIONS...... 28 THE BRIDGE DISTRICT...... 58 BICYCLE/PEDESTRIAN NETWORK.. 30 THE GATEWAY DISTRICT...... 60 PARK SYSTEM...... 32 EAST SPRING ST. NEIGHBORHOOD.. 62 LOCAL CIRCULATOR...... 33 JONQUIL PARK...... 64 4 PREFACE

INSTRUCTOR’S PREFACE The Smyrna Gateway studio spanned Group, and a Fiscal Impact Analysis, The People: to support anticipated and generally the fall semester of 2016 and included performed by Alfie Meek of Georgia desired growth • Steadily growing population over the 11 Master’s Degree students with diverse Tech’s Enterprise Innovation Institute, to last 25 years from 32,000 to about • A growing consensus with the areas of interest, three of whom are provide the framework for understanding 55,000 Cumberland CID, the Braves, and pursuing dual degrees in planning and what obligations and benefits the city might Smyrna (if not Cobb County) that this • Slowly diversifying ethnicities transportation engineering. The City of expect over the coming years. In addition, deficiency is an obstacle to attracting Smyrna asked us to explore development the studio’s work dovetailed with Smyrna’s • A seeming clustering of demographic and sustaining the changing markets impacts and opportunities along the east Livable Centers Initiative (LCI) study, profiles that reflects the city’s growth experienced in the region portions of the Spring Road corridor and conducted by the Sizemore Group, whose in different types of subdivisions from its intersection with Cobb Parkway. The technical expertise and citizen engagement ‘80s to the present city’s driving purpose was to explore and processes picked up to further guide the Identity: assess the implications for Smyrna of the students’ work. Connectivity: • Over the last 25 years, after getting one billion dollar investment in the new To address those central issues the national press as the “Redneck Capitol SunTrust Stadium and associated The students first undertook a context-framing • Generally well located and connected of the South,” city leaders have Battery development across the street. The study to inform themselves on the larger to the larger region, Sandy Springs, consistently prioritized building the goal became to suggest measures that could demographic, transportation, housing, the Perimeter, the City of Atlanta kinds of public infrastructure that has maximize opportunities for transforming economic development, urban design, and and the airport by roads and railroads led the region in priming emerging low density, strip style development over parks and environment factors and trends (freight), thus to jobs, services, and markets for high quality public places, time into the emergence of a major new bearing on the core area. Some of the key amenities beginning with Village Green, then urban center. The studio work incorporated outcomes of this effort included: • Transit connectivity, served by Cobb Market Square, and major corridor a detailed Market Analysis of its emerging Community Transit with a MARTA streetscape and greenway trails vision and its long term implications, link at Cumberland Mall, however, improvements performed by the Noell Consulting is not as effective as it will need to be • Smyrna’s 70 percent population

SMYRNA GATEWAY - A VISION FOR SPRING ROAD PREFACE 5 growth since then partly reflects this Transportation: Development Demographics: Accordingly, students took the findings commitment to quality summarized above to help them frame their • The city has generally good north- • The market analysis highlighted action analyses and proposals. In addition, • Taking this growing commitment as south connectivity but is challenged in a strong and growing demand for students and I participated in planning their cue, students sought to translate its east-west corridors, especially in the all residential types and densities, activities linked with the city’s Livable this spirit and achievement as guides studio’s Spring Road core area accelerating from modest west of Centers Initiative (LCI) study, including the for reimagining the strip identity that Jonquil Park to intense approaching • As mentioned above, significant initial visual preference and related surveys characterize the study’s core area Cobb Parkway and I-285 improvements in transit access, both launched at the Jonquil Festival and the local and regional, will need to be • Noting that the residential population follow up community engagement processes. Economic Development: staged to accommodate the kinds of in the core area is not large, yet does Citizen feedback was vital for the students • Students found that the diversity in incremental redevelopment envisaged provide housing at costs manageable to understand the culture, the problems, the the economy and job types is strong by the Smyrna Gateway project for modest wage workers, students hopes, the aspirations, and the priorities of and well enough balanced to sustain • Congestion is exacerbated by the sought to explore housing strategies a cross-section of Smyrna’s citizenry. With continued population growth and limited options for exiting off of Cobb where the range of incomes of present this evolving analysis and input, beginning market attractions Parkway and Spring Road, suggesting and anticipated workers could be with proposals city or region-wide in nature, matched as closely as possible to the the studio identified frameworks that could • Ironically, they discovered that, in the need for developing and accessing housing costs anticipated in mixed use be considered as provisions in considering round numbers, about 20,000 Smyrna a network of streets to deconcentrate redevelopment plans emerging development proposals or as residents work outside the city, while the congestion points modifications for the Comprehensive Plan, about 20,000 of Smyrna jobs are filled • Parking is an essential consideration an update of which is now underway. by people living outside the city for any incremental redevelopment Parks, pedestrian, bicycle and • With major input from the market strategy – its location (out of sight), its environmental findings: analysis performed by The Noell convenience, its synergies of daytime- • Smyrna and Cobb County are well Consulting Group, students found nighttime use (including, for example, underway with rational and effective that the most promising market Braves games), suggesting the need for bike and pedestrian networks locations for attracting new investment a mix of decks and maximizing on- • In that vein, students noted reinforces the notion that the city’s street parking opportunities and needs for and the studio’s core area has the best • Perhaps most fundamental and enhancing, connecting, extending, potential for growth, densification, impactful for knitting Smyrna and densifying these networks as they and diversification together with Cumberland would be lace into the core area redevelopment • In short, mirroring and extending the measures for pedestrians to cross Cobb strategies kinds of up-to-date markets being Parkway safely, conveniently, and tapped by The Battery (if not by the even pleasantly, using new buildings county as a whole) presents a broad to accommodate the grade change, positive development strategy for the landscape, and lighting designs that city favor pedestrian use over auto use in key crossing locations

THE CITY OF SMYRNA, GEORGIA - FALL 2016 6 PREFACE

costs and providing and assessing reserving portions of the park fronting CITY OR REGION- alternative routing possibilities property for sale for residential use WIDE MOVES • noting the market study’s emphasis Bus Rapid Transit: CORE AREA on the importance of good schools • At the larger scale, taking into account as vital for the area to realize its full Bicycle/pedestrian network: the considerable study that the county ANALYSIS AND community-building potential part of this idea was to relocate Argyle • Students went into considerable detail has given to establishing a Bus Rapid PROPOSALS Elementary School away from its in identifying and suggesting metrics Transit (BRT) system that would present Spring Road access to a safer and in prioritizing segments for connect to Atlanta, students made In focusing in on the core area, students’ site location, better to accommodate implementation, emphasizing access the case for BRT as the technology analysis recognized the essential interactive drop-off and parking as well as school to and within the core area, all with that best combines cost, ridership relationships between land use/urban design recreation areas (consideration of the objectives of strengthening bike/ achievement, and time of delivery proposals and the multimodal transportation such an idea, obviously, would require ped access as an alternative travel • In so doing, they identified route networks necessary to support the emerging assessing the school for its present mode, increasing connectivity, and alternatives, travel times, capital vision. On the land use side, the students condition in meeting current school linking Smyrna’s program to a region- and operating costs, and partnership grouped the core into four “Character criteria and partnering with the school wide network alternatives for serving Smyrna, noting Areas,” that is, sub areas that by virtue board to explore the idea further) the commonsense of developing of their existing conditions, identification Park system: the program incrementally, perhaps of amenities and needs, and promise for • in any event, the proposal would with Smyrna in conjunction with attracting development levels compatible require a much clearer and safer • Noting that Smyrna’s park system well the Cumberland CID representing a with their surroundings made sense to define Spring Road crossing, possibly using serves a range of traditional park and first stage in the overall framework of in more detail. Thus the students identified the existing bridge and/or designating recreation activities, students suggest the county’s readiness to improve its the Character Areas as follows, west to an extended and signalized pedestrian that there may be a value in two new transit service east, from the least changes from existing crossing zone, possibly reinforced kinds of parks: a new large, signature policies, regulatory framework, and land use by dropping the posted speed limit park extending Jonquil Park across character to the most, or: (dropping by 10 miles per hour would Spring Road to the south, and a series Shared Mobility: add about 2 minutes to the trip from of small pocket parks as nodes or hubs • Reflecting on multimodal Cobb Parkway to Atlanta Road, big that provide intersections of other transportation network planning Jonquil Park Character Area, deal) park and trail activities as well as other emerging around the country, students where a logical break from more strip • in addition, students noted the modes of travel described how “shared use mobility commercial parcels to more low density problem/opportunity associated with centers” can facilitate travel transfers residential parcels is marked by the park the Spring Road/Spring Street split Local Circulator: between walking, biking, various itself farther west, where presently a few transit modes, and ride sharing, • Picking up on the importance of • students explored the possibilities of strip-style one story buildings occupy located strategically at network enhancing transit connectivity to now extending the park across Spring Road about five acres of land in a random intersections, possibly in conjunction and future destination concentrations, to the south, to front on Campbell pattern: with pocket parks as referenced above, in this case at the local level, students Road, consolidating a much larger and designed to promote transfer ∙∙ given the city’s commitment to provided considerable detail on land holding dedicated to park and convenience as well as safety and create a bike priority treatment for how local circulator transit might civic purposes, acquisition of which sociability Spring Street, leading directly into be developed, including ballpark could be at least partly funded by Market Square, enthusiastically SMYRNA GATEWAY - A VISION FOR SPRING ROAD PREFACE 7 supported by the students’ sector redevelopment proposals character of the Village Green/Market students propose to become high analysis, the studio recommends • Similarly, they noted that these Square town center at the other end of intensity development, with office, establishing these lands as a neighborhoods together could Spring Road, not the same density, but hotel, some retail and multifamily community-serving hub accommodate a range of housing the same attention to place-making housing ∙∙ exploring shared equity types, including single family principles, thus setting the tone for a • Here again, the emphasis on design partnerships with current detached, perhaps duplexes or corridor of quality consistent with the becomes paramount, with a dense owners, new zoning approaches provision for accessory dwelling rapidly growing demand for walkable, grid of streets and sidewalks, on as recommended in the other units, town homes, and low density landscaped, well lit, and safe public street parking, low speed limits, and character areas, these parcels offer multifamily, with regulatory provisions environments landscaping defining the public realm, the opportunity of transforming to encourage mixes both in housing • o As with the east Spring Road along with strategically located pocket from forlorn to vibrant, possibly type and cost neighborhoods, but with perhaps parks and plazas anchored with a shared use • Modest neighborhood-serving retail more opportunities, students again • Bridging Cobb Parkway along an axis mobility center and office activities might make sense recommend seeking provisions that that links multistory development on in a few places, perhaps in conjunction encourage or require housing cost both sides provides the opportunity East Spring Road with shared use mobility hubs or mixes pegged generally to range of to establish, for example, a green incomes projected for the job mixes of Neighborhoods Character others at the more accessible locations promenade that proceeds pretty much at edges of neighborhoods the oncoming development at the grade of the second or third Area, • Urban design guidelines that story of the new mixed use buildings with their primary access off of Spring emphasize walkability, lighting, The Bridge District Character that extends all the way from the Road, where a mix of housing types, landscaping, yards compatible with Area, stadium west into The Bridge District neighborhoods, and demographics exist, adjacent development, with building and indeed on to Jonquil Park. some likely to see reinvestment and/or the name the students give to the most heights capped at 35 feet for single • As a way to signal the coming of such redevelopment over time intensive focal area, basically bounded by family development and 45 feet for Cobb Parkway, Cumberland Boulevard, a piece of connective infrastructure, it • Students noted that, while these multifamily and I-285, where the opportunity exists to might be worth taking the baby step neighborhoods appear generally stable create a compact new city center, positioning of establishing a dedicated pedestrian and kept up, the age of structures The Gateway District Smyrna as the hip, new development center clear zone, with pavement treatments, and changing markets should alert pedestrian crossing refuges, Character Area, for the county, much as Village Green/ policy makers to consider now this Market Square pioneered the place making signalization, reduced speed limit, redevelopment eventuality; the as the transition from the high intensity character of suburban places 25 years earlier landscaping and lighting that tame the market study in particular identified vision for the areas within the Cumberland Cobb Parkway traffic, at least, say, for • Students named the district to the Galleria Courtyards Apartments Boulevard perimeter, students envision the width of the street crossing at The underscore how vital it is to cross as a site where new market-serving as a medium density mix of multifamily, Battery and perhaps as far south as Cobb Parkway in a way that prioritizes development might occur commercial, and office development, where Spring road itself. the mix of housing types would be the all mode connectivity to The Battery, • Students noted that there are • Finally, the linchpin site whose future predominant use SunTrust Stadium and the whole differences in price points among the Cumberland hub, transcending the could determine the course and pace neighborhoods, some still generally • Here, the students strongly gash that is Cobb Parkway today of future development in the district affordable for working people, it would recommend that new or rehab is presently occupied by a Lexus • For the larger area within the be good to seek ways to maintain development activity take its planning dealership; while the other proposals Cumberland Boulevard perimeter income diversity in considering private and urban design cues from the advanced by the students can and THE CITY OF SMYRNA, GEORGIA - FALL 2016 8 PREFACE some probably will stand alone, the The connected radial street grid is • The students propose a network property interests, public and private funding Lexus site has the best opportunity the foundation for scalable growth of neighborhood greenways that sources, all aimed at building the proposed for bridging Cobb Parkway to The and development in Smyrna’s urban extend the pedestrian-oriented street grid, streetscapes, and private street- Battery, extending a proposed new streets included in the Bridge District frontage environments over time – whether core “Jonquil Street” through the site to network into the neighborhoods, a block at a time or in larger chunks. They the bridge, and redeveloping the site • Students proposed three main anticipating that these travel ways noted too that, given Smyrna’s growth at very high and mixed use density, roadway types – vehicular become amenities that induce more projections that affirm its desirability as a taking advantage of its topography to thoroughfares, multimodal connectors, pedestrian and bike travel into the unique town in the region, concentrating build structured parking serving the and neighborhood greenways – a higher density parts of the core growth and density in the core should take hierarchy designed to accommodate immediate and nearby development as • And the students call for a major the pressure off stable, settled neighborhoods the densities and character of well as Braves parking for its evening commitment to designated and that otherwise might tempt developers to development and the traffic volumes games well-designed pedestrian crossings encroach upon. The instructor’s synthesis they generate throughout the District as essential for of these actions and strategies is in Chapter • The network would provide for much establishing pedestrian friendliness 5, below. Core Area Transportation more street fronting development opportunities than the current patterns Framework, • The network, with greater connectivity as noted above, students analyzed the to both Cobb Parkway and Spring IMPLEMENTATION multimodal travel needs over time to realize Road, will alleviate to some extent the visions for the Character Areas. The the congestion choke points that so STRATEGIES network recommendations radiate from muddle the area presently; examples the Bridge District outward, including a include the extension of Herodian The studio began to develop a framework phased, incremental approach for breaking Way into and through the district for implementing the vision that it is up the Cumberland Boulevard “superblock” and Union Avenue providing the proposing for the core. The elements of and greatly increasing connectivity and multimodal connector spine to necessary strategies include zoning and developability in the district. As we will reorganize the superblock into more other regulatory tools, capital budget see in the implementation section, it is developable smaller blocks prioritization, financial tools, and private important, one, to have a comprehensive public partnerships, among others. The multimodal street and path network • The students propose a rational students well recognized that the “big move” to aim for, and, two, to recognize that ordering of moves to establish of establishing the Bridge District as a future getting it done will involve a number of the network, noting that market new city center is a bold vision that could private-public joint actions and creative conditions and access to public challenge the will to pursue. They noted, financing arrangements, the timing of funding could result in a more however, that Smyrna has undertaken which is unpredictable, yet using the hopscotch implementation, but still ground-breaking moves in the past to create ultimate network as the goal will benefit aiming to achieve the new network places of quality that have proven to be both property owners and the broader over time successful. And a key part of their proposed community. • The students detail the optimum street development programming is based on design characteristics of the three a staged and incremental approach that street typologies can interact with market forces, individual

SMYRNA GATEWAY - A VISION FOR SPRING ROAD PREFACE 9

THE CITY OF SMYRNA, GEORGIA - FALL 2016 CHAPTER 1: STUDY BACKGROUND INTRODUCTION

The City of Smyrna commissioned this 4. Smyrna Gateway Recommendations mixed-use urban center filled with jobs, study to analyze the impact that current a plan for transforming the area multi-family residences, inspiring parks, market trends and upcoming developments surrounding the intersection of Cobb and vibrant streets. will have on Spring Road, and to design Parkway and Spring Road into a a plan that accommodates development Figure 2 - Reference Map of the Study Area demand in a manner that will allow Spring Road to serve as an attractive gateway into the City of Smyrna. This document is organized into the following chapters: 1. Study Background information on the project process and the goals that the team set out to accomplish with this study. Figure 1 Smyrna is a vibrant community that has benefited greatly from community 2. Existing Conditions an analysis of current conditions in Smyrna with a visioning and planning efforts such as the focus on Spring Road. The team used the Village Green, pictured left. The vision findings from this chapter to inform the for this study is to plan for a future Spring study recommendations. Road that supports the same kind of 3. Citywide Recommendations vibrancy and acts as a gateway to the rest recommendations on land-use, of the community from the Cumberland community design, and area-wide and Battery areas. transportation improvements. 12 1: INTRODUCTION

Following an exhaustive existing conditions form and density increases. These scenarios envision a future that invites higher density COMMUNITY analysis, the team developed several presented a range of different density levels development in a responsible fashion. The ENGAGEMENT alternative development scenarios for the for commercial and residential development, final recommendations offer a bold vision Spring Road corridor that ranged from future transportation options, and enhanced for the future of the Spring Road Corridor, Community engagement was an important small improvements and modest density connectivity to other Cities throughout one that envisions the corridor being an facet of the studio. The project team increases to significant transformations in the region. In response to feedback on important gateway for the community and a participated in a variety of public outreach the character of the Smyrna Gateway area these scenarios, the Studio aimed to cultural, business, and entertainment center activities throughout the study process. through substantial changes in community think holistically about the corridor and for the region. Members from the Studio team attended a Figure 3 - Project Process of the Smyrna Spring Road Corridor Study Cobb County transit talk hosted by Advance Atlanta, where relevant stakeholders presented their vision for the future of transit in the Cumberland area following the opening of Sun Trust Park in 2017. Studio team members also assisted Sizemore group in facilitating outreach events at FINAL both Smyrna’s Jonquil Festival (10/22/16) RECOMMENDATIONS and a City of Smyrna Public Meeting on November 1, 2016. The latter two events commenced Sizemore Group’s Livable Centers Initiative Study for the Spring Road area.

PROJECT PROCESS/ OUTLINE START

The project team kicked off the study by meeting with officials from both the City of Smyrna Planning Department and consultants with Sizemore Group to discuss the preliminary goals and objectives from all stakeholders for the study. The team began by conducting an existing conditions analysis to gather information from previous studies, such as the 2014 Smyrna Vision Plan. The team additionally gathered new information from community stakeholders and current regional planning efforts. SMYRNA GATEWAY - A VISION FOR SPRING ROAD 1: INTRODUCTION 13

Figure 4 - The team presented Scenario II to project stakeholders early in the development of the study recommendations and called for a denser core near at the intersection of Cobb Parkway and Spring Road. As one moves west along spring road, the concept proposes preserving the low-density, residential feel of present-day Smyrna. This is the concept that the team further developed into the detailed recommendations presented in this study.

THE CITY OF SMYRNA, GEORGIA - FALL 2016 14 1: INTRODUCTION

VISION & GOALS Figure 5 - Goals for the Future of the Spring Road Gateway The Smyrna Gateway Studio framed the various themes of the project within three distinct goals: 1. Enhancement of connectivity along the Spring Road area 2. Preservation of Smyrna’s character and identity 3. Improvement of the quality of life for Smyrna residents PRIMARY, UNIVERSAL CONCEPTS In addition to the overall vision and the three aformentioned goals of the Studio, Figure 6 - Guiding Concepts Along the Spring Road Gateway several more specific concepts were agreed upon to better define and advance the vision for the Spring Road corridor. These concepts are: 1. Increase bicycle/pedestrian connectivity along the corridor 2. Create a circulator route that offers an alternative mode of transportation 3. Provide a mix of housing options within the middle of the Spring Road corridor. Incrementally increasing density as you move west along Spring Rd. 4. Prioritize the creation of new greenspace along the corridor 5. Ensure that municipal services along the corridor meet community needs

SMYRNA GATEWAY - A VISION FOR SPRING ROAD 1: INTRODUCTION 15

SECONDARY OBJECTIVES: POSITIVE The development of the Smyrna Gateway will take multiple construction phases and many years to complete. One way to PROGRAMMING Keep it Local ensure that local residents are able to equitably participate in The team developed the following secondary bids for services is to provide primary preference to qualified objectives that, if followed, will support the businesses in Smyrna. universal concepts, goals, and vision for Spring Road by building an inviting culture and a sense of pride throughout the Spring Road corridor, and surrounding community.

Varying subsidies/grants should be provided to mindful real estate developers who utilize sustainable materials and who are committed to creating spaces that are eco-friendly. Also, Transportation Demand Management (TDM) strategies for Keep it Green new developments should be implemented to encourage new employers and residents alike to utilize transportation options that minimize impact on traffic congestion.

As public and green spaces are developed, maintaining the beauty and cleanliness of the area becomes increasingly important. Working with local schools and clergy, coordinating clean-up efforts and encouraging social interaction among Smyrna residents encourages a sense of community. The City of Smyrna already carries out such concerted efforts. It’s important Keep it Clean to continue and perhaps expand these existing efforts as the number of green spaces increases.

Figure 7 - Positive Programming Objectives THE CITY OF SMYRNA, GEORGIA - FALL 2016 CHAPTER 2: EXISTING CONDITIONS

Figure 8 INTRODUCTION

In order to develop a comprehensive proposal for development along the Spring Road Corridor, the team sought to understand the demographic characteristics of Smyrna as a whole. This chapter focuses on the existing conditions that not only have made Smyrna the city that it is today, but have also provided opportunities for redevelopment along Spring Road. The existing conditions discussed address: demographics (age, race, employment, income), economic development (industry, job centers, programs etc.), transportation, land use (existing zoning), and urban design. Additionally, this chapter illustrates Figure 9 The Poplar Creek Trail, pictured the current real estate market in Smyrna left, is one of several recreational amenities and the surrounding area—highlighting the connecting to the Spring Road corridor. essential need for developing a vibrant and Building off of such features will draw connected Spring Road. people to the corridor and improve the Figure 10 Looking West on Spring Road. Improvements underway include roadway widening near the Cumberland Blvd. and Cobb Parkway intersections, as well as the addition of multi-use trails on both the quality of life for surrounding residents. north and south side of the corridor. 18 2: EXISTING CONDITIONS

Figure 11 Smyrna Population Characteristics Figure 12 Population Characteristics Along Spring Road DEMOGRAPHICS

POPULATION According to the 2014 American Community Survey, the City’s population is estimated at 56,146. Within the past 25 years, Smyrna has witnessed a growth rate of 14.11 percent. The population is expected to grow at a similar rate from 2016-2020.

AGE Figure 13 Smyrna Age Distribution Figure 14 Age Distribution Along Spring Road On the whole, Smyrna’s population is somewhat older when compared to that of metro Atlanta. While 60.5 percent of the population of Smyrna is between the age 18 to 65, the median age of individuals in the city is 34.4 years old, according to the 2000 Census. Additionally, 22.6 percent of the city’s population is between 0 and 17 years old. 3984 individuals in the city are 65 years and older, or 7.77 percent of the population. The city has a 48 to 52 percent male to female ratio, with a respective percentage growth of 11.23 and 16.57 from 2000.

SMYRNA GATEWAY - A VISION FOR SPRING ROAD 2: EXISTING CONDITIONS 19

Figure 15 Smyrna Education Characteristics Figure 16 Education Attainment Along Spring Road EDUCATION When compared to the rest of Metro Atlanta, Smyrna has a more educated populace, with 52.2% of residents having a bachelors degree or higher (2010 Census).

INCOME Figure 17 Smyrna Income Characteristics Figure 18 Income Characteristics Along Spring Road With respect to income, the household rates for the City of Smyrna are slightly higher when compared to metro Atlanta. The median household income in 2014 was $61,333 - a 5.23 percent increase from 2000. The per capita income for the city for the years 2010 to 2014 was $37,844. Interestingly, about 13.5% of the population in Smyrna was below the poverty line living in the City of Smyrna in 2015.

THE CITY OF SMYRNA, GEORGIA - FALL 2016 20 2: EXISTING CONDITIONS

Figure 19 Smyrna Housing Characteristics Figure 20 Spring Road Corridor Percent Owner-Occupied Units HOUSING According to The American Community Survey, the City of Smyrna has 25,745 housing units with a 50.2 percent owner occupied housing unit rate for the years 2010-2014. The median value of owner- occupied housing units for the years 2010- 2014 is $208,500, with a median gross rent of $936. Renters make up 45.43 percent of the populace of Smyrna. Smyrna has a residential vacancy rate of about 9%.

RACIAL DISTRIBUTION Figure 21 Smyrna Racial Distribution Figure 22 Spring Road Corridor Percent White Population (Source: Census Reporter) Smyrna has a range of racial and ethnic diversity. According to the 2010 Census, 53.4 percent of the population identifies as “non-white”, compared to the 46.1 percent identifying as “White/Caucasian”.

SMYRNA GATEWAY - A VISION FOR SPRING ROAD 2: EXISTING CONDITIONS 21

EMPLOYMENT Figure 24 Spring Road Corridor Employment Trends In 2013, Smyrna accounted for 9.2 percent of total Cobb County employment. Of the workers who live in Smyrna, 48.6 percent work in Cobb County, with only 17 percent working in Smyrna. Between 2003 and 2013, the City of Smyrna added around 1000 jobs, accounting for 3.1 percent growth.

Figure 23 Workforce Flows in Smyrna (Source: US Census On The Map)

THE CITY OF SMYRNA, GEORGIA - FALL 2016 22 2: EXISTING CONDITIONS ECONOMIC RESIDENTIAL MARKET Apartment Comparables Townhome Comparables DEVELOPMENT ANALYSIS • Average Unit—950 square feet • Average Sale Price--$367,963 The Atlanta Metropolitan area accounts for • Average price--$1.60/square foot • Average price per square foot --$1.59 This subsection presents information on 92% of apartments currently established the current market trends and analysis, and those in the pipeline. South East Cobb Complex Price psf absorbs 8%, with the Smyrna area capturing Complex Units psf employment centers, retail trends and 1 Overton Rise 294 $1.60 1 Village at Belmont $336,890 $1.75 only a small portion of that. analysis, surplus leakage. 2 Walton Riverwood 315 $1.65 2 Park on Church $262,650 $1.29 According to the Census, the economic 3 Alexan Vinings 232 $1.75 3 Benton Ridge $423,411 $1.46 focus of the city is presently on wholesale Renter Profile 4 Reserve at the Park 321 $1.74 4 Lylebrooke $448,900 $1.87 trade (13 percent), construction (11.4 • 42% make less than $35,000/year 5 Alta Belmont 274 $1.62 percent), health care and social assistance • 36% make more than $50,000/year 6 Avonlea Square 318 $1.21 (11.2 percent), professional, scientific, and • >75% of renters are under 45 technical services (10.7 percent), retail trade Figure 26 Existing Apartment Comparables Figure 25 Existing Townhome Comparables (10.7 percent), and accommodation and • Approx. 40% live alone (SOURCE: Google Maps, Google Earth, Noell (SOURCE: Google Maps, Google Earth, Noell food service (10.4 percent). Collectively, Consulting) Consulting) • 56.7% apartment demand in the these sectors account for 67.3 percent of income range of $50K - $75K and the Smyrna’s total employment. rent range of $1,250 -$1,500

Owner Profile • 73% earn over $50,000/year • 47% earn more than $100,000/year • 62% of owners are over 45 • Approx. 36% live alone

Figure 28 Smyrna Rental Assessment (SOURCE: Figure 29 Smyrna Owner Assessment (SOURCE: Figure 27 Annual Apartment Demand Distribution by Rent Range (SOURCE: Noell Consulting) NCG, Nielsen, US Census Data, Noell Consulting) NCG, Nielsen, US Census Data, Noell Consulting)

SMYRNA GATEWAY - A VISION FOR SPRING ROAD 2: EXISTING CONDITIONS 23

RETAIL MARKET Retail Comparables OFFICE MARKET ANALYSIS place and the community is not successfully • Average unit – 164,100 square feet ANALYSIS drawing its own residents. In order to analyze retail opportunities in the • Average price—$23.54/square foot • Average Class A Property—331,039 community the retail surplus and leakage The City of Smyrna has an unmet demand square feet, Average price--$26.75/ were evaluated to indicate how well the for grocery, however market studies predict Complex Sqf $/Sqf square foot retail needs of the community are met. A that the new Publix at Jonquil will be 1 Market Village 88,550 $17.50 • Average Class B Property—23,276 retail surplus indicates that the trade area sufficient for the market demand. While 2 Cobb Galleria Centre 132,726 $20 square feet, Average price--$19.30/ in the community captures the local market the new Publix should meet much of this 3 Parkway Pointe 181,099 $11 square foot plus attracts non local shoppers in the area, demand, there is opportunity for new entry 4 Station @ Vinings 13,266 $27.50 however this analysis does not represent stores to tap the small traditional grocery • Overall Average—171,146 square feet, 5 Ivy Walk 60,000 $29 the community’s capacity to support market. The local area market has an Average price--$23.36/square foot 6 Piedmont Commons 91,491 $19 additional businesses. On the other hand, under supply of specialty food stores such 7 Powers Ferry Village 26,917 $24 a retail leakage implies the unmet demand as bakeries, fish and meat markets. The 8 Vinings Village 61,573 $27 in communities, representing the need for local trade area is oversupplied with dining Complex Sqf $/Sqf 9 Highland Station 95,257 $23.50 citizens to engage in commercial activities options, however there is a need for drinking 1 600 Cobb Galleria Pkwy 425,312 $29 10 Crossing @ 4 Corners 152,578 $27 outside the trade area. A positive index places and bars in the area. 2 3330 Cumberland Blvd 250,000 $26 A Akers Mill Square 290,000 $26.50 indicates that the community is attracting 3 400 Galleria Pkwy 470,484 $29 • Total unmet demand = 827,000 B Vinings Jubilee 116,200 $30 retail from outside the trade area. A negative 4 3625 Cumberland Blvd 387,267 $27 C Cumberland Mall 903,400 $30 index indicates that out-shopping is taking • Net unmet demand = 56,000 5 2018 Powers Ferry Rd 219,668 $24 D Cumberland Sq. N 84,339 $17.50 • Current vacant space = 174,000 SF 6 3225 Cumberland Blvd 233,500 $25.50 7 1161 Concord Rd 10,000 $15.50 Figure 32 Estimated Unmet Retail Demand Accounting for Existing and Planned Deliveries (SOURCE: 8 1290 W Spring St 15,439 $17 Noell Consulting) 9 2251 Corporate Plaza Pkwy 20,000 $17 10 2802 Powers Ferry Rd 15,940 $22.50 A 3250 Riverwood Pkwy 55,000 $24.50 Figure 30 Select Retail Comparables (SOURCE: Figure 31 Select Office Comparables (SOURCE: Google Maps, Google Earth, Noell Consulting) Google Maps, Google Earth, Noell Consulting)

THE CITY OF SMYRNA, GEORGIA - FALL 2016 24 2: EXISTING CONDITIONS CONDITIONS major routes: Spring Road, Cumberland driving for most people along the corridor. Pedestrian and Bicycle Boulevard, and Cobb Parkway within Currently the transit system caters only to Network Analysis OF THE BUILT the Smyrna Gateway area. There are few those who have no other transportation alternative routes for people to use to reach options. Over the long-term, a viable For bicycle and pedestrian travel, conditions ENVIRONMENT destinations. transit option is necessary, one that Smyrna are arguably better than any other city residents feel is reliable and convenient. in Cobb County. Spring Road has a side path that provides a safe, direct bicycle Bus Analysis Part of our suggestions in Chapter Three MOBILITY includes a comprehensive strategy to bring connection to Market Village. However, the Currently, bus service is provided through a world-class transportation system that public has noted that even this high quality This section explores the transportation Cobb Community Transit. The existing bus serves Smyrna and the Cumberland area facility can be enhanced with safer street features along Spring Road and potential routes for getting around are limited to two as an epicenter for new development and crossings and more lighting to improve areas for enhancement. routes in the area provided by Cobb County growth. The team incorporates multiple perceptions of safety, particularly during the Transit: bus routes 10 and 25. Route 10 is transportation options, building on the latest night. Smyrna has an existing bike sharing Road Network Analysis not available along the Spring Road corridor. technologies with companies like Uber, system, but the stops are limited and there is Transit users must first arrive at Cumberland large opportunity to expand usage. Road networks lack the kind of connectivity Lyft, and Zipcar to provide a range of new Boulevard, the southeast portion of our that promotes walkability and community- options for residents, workers, and visitors to Chapter Three proposes expanding on this study area. Route 25 serves Spring Road centric development. Walkable and area- great bicycle network through creating an on an hourly basis. Transit conditions do use. wide connectivity is confined to certain even more comprehensive citywide network not provide a reasonable alternative to that provides bicycle connections to all Figure 34 Existing Transit Near the Smyrna neighborhoods in the Spring Road Corridor Figure 33 Roadway Connections Along the Spring Road Corridor Gateway and extends to people living within the vicinity of the corridor.

Building on Current Transportation Strengths Our recommendations will incorporate existing transportation options, with greatly expanded, integrated, and new travel options. Introducing new travel options into the Smyrna Gateway will give residents, workers, and visitors a way out of congestion in a way that is cost-effective and apmlifies Smyrna’s quality of life.

SMYRNA GATEWAY - A VISION FOR SPRING ROAD 2: EXISTING CONDITIONS 25

LAND USE + ACCESS DESTINATIONS Figure 36 Access to Services – Retail Locations Spring Road corridor largely consists of low Other than Jonquil Park, the study area had density, detached single family homes. The no notable destinations. Beyond the study area has a suburban character with large lots, area, we found that the central Smyrna area, deep setbacks, and ample parking directly in the under construction Braves’ Sun Trust front of commercial developments. Multi- Park, and the Cumberland business district family housing is available in the middle of are local, regional, and national destinations. the corridor but is relatively isolated from The study area currently connects many of other non residential land uses along Spring these destinations, and performs mainly as a Road. There are a few nodes of commercial bridge to destinations found elsewhere. activity centered at Atlanta Road and Spring Road, the Spring Road and Spring Street split, and Spring Road and Cobb Parkway. There are a number of restaurants within these corridors. Retail options exist as the corridor moves east towards Cobb Parkway, seen in Figure 35. While there is existing retail, the corridor lacks entertainment options.

Figure 35 Access to Services – Restaurant Locations Figure 37 Access to Services – Entertainment Locations

THE CITY OF SMYRNA, GEORGIA - FALL 2016 26 2: EXISTING CONDITIONS

SMYRNA VISUAL CHARACTER

SMYRNA GATEWAY - A VISION FOR SPRING ROAD 2: EXISTING CONDITIONS 27

SPRING ROAD VISUAL

THE CITY OF SMYRNA, GEORGIA - FALL 2016 CHAPTER 3: CITYWIDE RECOMMENDATIONS INTRODUCTION

As discussed in the existing conditions • Next, the chapter discusses a proposed • Finally, this chapter recommends section, Spring Road has many opportunities local circulator route connecting land use and community design for land-use redevelopment, transportation from the Smyrna Market Village to improvements along the corridor, enhancements, and improvements to the Spring Road Gateway/Urban both of which are intended to enhance the visual character of the corridor. This Core area. The circulator would the character and the transportation chapter recommends a number of land-use, provide an attractive alternative to accessibility of Spring Road over time. transportation, and design improvements car transportation between these two The goals of these recommendations along Spring Road throughout the focus popular areas, as well as increase are to allow responsible growth area – from Atlanta Road to Cobb Parkway. connectivity to neighborhoods and in appropriate areas, preserve the If implemented in a cohesive manner, these destination centers along Spring Road. character of other areas, and promote improvements will have a dramatic, positive • Regional transit recommendations connectivity throughout the Spring impact on Spring Road and the surrounding include Bus-Rapid Transit (BRT) Road corridor focus area. community. connections between Midtown • The chapter begins by recommending Atlanta and Smyrna (among other bicycle and pedestrian network destinations), which would fill a gap improvements that would connect in the region’s high-frequency transit Figure 38 Atlanta Road, pictured left, has neighborhoods by foot and by service options. seen many improvements in recent years, bike to destinations along, and • To complement other transportation especially between the Market Village and surrounding Spring Road. The recommendations, we recommend the network recommendations emphasize Spring Road. The team proposes applying addition of transportation hubs to low-stress connections, which will similar and complimentary improvements expand the breadth of transportation encourage more walking and bicycling options in Smyrna. to the Spring Road corridor. for short trips throughout the area. 30 3: CITYWIDE RECOMMENDATIONS

This plan recommends side paths along the Increases connectivity among following roads: BICYCLE/ neighborhoods: Walking and biking has PEDESTRIAN the potential to facilitate connectivity and • Spring Road SE increase vibrancy among neighborhoods. • Windy Hill Road SE NETWORK In addition, west-east connections adjacent • Village Parkway to Spring Road support the development of • Lake Park Drive This subsection discusses the proposed commercially focused areas in the Smyrna walking and bicycling networks along Gateway area. • Campbell Road SE the Spring Road Corridor– which will Connect existing walking and bicycling According to shared-use path design accomplish the following objectives: infrastructure to establish a connected requirements from the Federal Highway Administration (FHWA), sidepaths can 1. Provide an alternative travel mode for network: The existing bike paths along range from 10 feet to 14 feet (8 feet is the residents Spring Road will benefit from new connections. The proposed bike paths will minimum allowable for use in constrained 2. Increase connectivity among connect to the existing bike paths in order to areas). Figure 38 shows the current sidewalk neighborhoods create a comprehensive bike path network. width of the five roads. In many areas, the 3. Link to existing bike paths to establish existing sidewalks are in good condition and a comprehensive network. BICYCLE FACILITY TYPES could be retrofitted as side paths. Additionally, this subsection will discuss the Figure 39 Side Path Widths (FHWA, 2014) Figure 40 Shared lane markings (Source: NACTO’s benefits that a greenway along Poplar Creek AND CHARACTERISTICS Urban Bikeways Design Guide ) would provide for pedestrians. The study considers many characteristics Roads Width such as current traffic volumes, speed, Spring Road 8 to 10 ft. sidewalk and available street rights-of-way in WALK AND Windy Hill Rd. 8 feet sidewalk on both side recommending bike facilities that provide a 6 ft. sidewalk on west side; BIKE-FRIENDLY safe and low-stress bicycling environment. Village Pkwy no sidewalk on east side, but INFRASTRUCTURE The various facility types that this study ROW available recommends are described in the following Sidewalk, one side. More BENEFITS sections. Lake Park Dr than 12 ft. ROW available Provides infrastructure for an active, Side Paths on both sides of roadway healthy mode of travel for residents: Off-bridge: 6 -10 ft sidewalk Figure 41 Bikeway Sinage (Source: NACTO) Side paths are shared-use paths for Currently, driving is the most common on one side. pedestrians and bicyclists. These paths Campbell Rd be designed to have slow enough vehicle commuting mode in Smyrna. However, On bridge: 7.5 ft. sidewallk encourage walking and biking, by providing speeds that interactions among bicyclists congestion has made driving stressful and on both sides accommodation to bicycle and pedestrian and vehicles are minimally stressful. As time consuming. Therefore, this study travelers separate from vehicles. Side paths shown in Figure 41, shared travel lanes are recommends providing multi-modal Shared Travel Lanes are safer and more desired than bike lanes recommended between major east-west choices for citizens in Smyrna. Walking Shared travel lanes are where bicycles and along roads with high traffic volumes bicycle connections along Spring Road. and bicycling are viable alternatives for automobiles share the available roadway and speeds, although special care must short distance trips, with the added benefit space. It is suitable for roads with low traffic It is recommended that designated shared be taken in designing safe driveways and of improving the health and well-being of volumes and speeds, such as neighborhood travel lanes include shared lane pavement intersections. residents and visitors. streets. In these situations, the road must markings and consistent wayfinding signage.

SMYRNA GATEWAY - A VISION FOR SPRING ROAD 3: CITYWIDE RECOMMENDATIONS 31 Figure 42 Proposed Bicycle Connections and Parks BIKE & PEDESTRIAN PATH ±

Æý Æý

Æý

Æý Æý Æý Æý Æý Æý Æý Æý Æý Æý Crossing Æý Bicycle_Routes Shared Use Path or Greenway Æý Æý Side Path Shared Travel Lane Long-term Plan Æý Existing Bicycle Routes New_ Parks Æý Relocation_of_School existing_parks Spring Road Corridor 0 0.25 0.5 1 Miles

THE CITY OF SMYRNA, GEORGIA - FALL 2016 32 3: CITYWIDE RECOMMENDATIONS

for bicyclists, motorists, and pedestrians. Some general guidelines from the AASHTO Jonquil Park extension will connect across Bicycle signage includes wayfinding and Urban Bikeway Design Guidelines are Spring Rd through the existing at-grade road route signage, regulatory signage, and provided here: crossing at Park Rd. and a grade-separated warning signage (NACTO, 2014). • First, shared use paths in utility crossing that either utilizes the existing corridors should meet or exceed pedestrian bridge or creates an underpass. Greenways and Shared-use general design standards. If additional The extension proposes to add uses consistent with those of a large, community Paths width allows, wider paths, and landscaping are desirable. park such as Piedmont Park in Atlanta. The presence of forest areas south of Spring Proposed uses include public gardening Road and Poplar Creek provide ample • Setback is based on space constraints, spaces, an arboretum, large unprogrammed opportunities for developing greenways train frequency, train speed and open spaces, a lagoon, a large community throughout Smyrna. This study proposes physical separation, with 10-25 feet playground, and wooded single-track trails two greenways that follow natural desire minimum from centerline of tracks. that for walking or mountain biking. lines such as ridges, valleys, and streams and • If required, fencing should be a There are two major challenges with connect to existing infrastructure. minimum of five feet in height with the development of this park. First, the • One follows the existing trail along higher fencing than usual next to expansion property would need to be Poplar Creek south of Spring Road sensitive areas such as switching yards. purchased by the City and annexed into • Another follows a proposed trail Smyrna. Second, Argyle Elementary School development along Roswell Street to is located in the space where the new park Village Parkway. PARK SYSTEM is proposed, opposite to Jonquil Park. The school takes up 220,740 square feet of land The topography along Poplar Creek gets Existing parks in Smyrna are primarily with a main building of 73,241 square feet steeper at the connection with the railroad, active sports parks such as Jonquil Park and a playground of 24,800 square feet. and could potentially connect to mountain and Brinkley Park. This plan proposes two In the plan, the elementary school will be biking trails. In order to make it friendly to additional park types that would provide moved west, directly adjacent to Campbell Figure 43 Shared use path examples. The image walkers, bicyclists, and other recreational below shows a rail-with-trail example (source: new recreational options. These include a Road. The new location for the school will users, the Poplar Creek trail should be paved annontonia.gov, East Side of Austin, Texas) large community park that expands upon the include a main building (same size as the (a minimum width of 10 feet). Among other benefits, shared lane markings existing Jonquil Park footprint, and small reinforce the legitimacy of bicycle traffic One shared use path will follow the railway pocket parks primarily for passive uses in the on the street, recommend proper bicyclist to the south of Smyrna. This east-west path gateway district adjacent to Cobb Parkway. positioning, and may be configured to will connect an existing bike path on both New and existing parks will be connected offer directional and wayfinding guidance sides. Since the immediate region around throughout Smyrna by bike paths and (MUTDC, 2009). Traffic calming is also railroad is wooded, there’s a chance to locate greenways. The following sections provide recommended where there are large a shared use path here, utilizing existing an overview of the proposed park types for discrepancies between vehicle and bicyclist trees as barriers from the railway. Though Smyrna. speeds. the team heard concerns about safety of locating a path along railroad, several design Another important solution is bikeway guidelines for rail-with-trail projects exist COMMUNITY PARK signing, which should indicate the presence and there are many successful examples This study proposes a new park that ties Figure 44 Piedmont Park is an example of a of bicycle facility or distinguish that facility throughout the US (AASHTO, 2013). into Jonquil Park along Spring Rd. The Community park (Source: Wikepedia.com)

SMYRNA GATEWAY - A VISION FOR SPRING ROAD 3: CITYWIDE RECOMMENDATIONS 33 old one), parking spaces and a playground COST BREAK-DOWN FOR (shared with the park). Transportation LOCAL CIRCULATOR circulation will also be improved for the A CIRCULATOR SYSTEM This subsection will outline the specifics with a frequent, reliable, and low-cost school, taking access to the school off of The circulator costs are divided into two behind several proposed circulator routes transportation alternative increasing travel Spring Road and put it instead on Campbell categories, capital costs and operating that will improve connectivity between options along the Spring Rd corridor. Road and the new road south of Spring Rd. costs. Capital costs consist of installing Smyrna Market Village and the new Braves Increased Economic Activity: The bus stop infrastructure, the scheduling stadium. The circulator provides a low-cost circulator will provide more Smyrna and information system, and the transit POCKET PARKS way of traveling between these two centers residents, workers and visitors with the vehicles. The following table breaks down Pocket parks are small-scale recreational of activity in the City of Smyrna without the opportunity to fully-utilize the retail and the estimated operating costs for a circulator greenspaces, typically used for passive need for a car. Both capital and operating commercial services available around Sun system: recreaonal uses such as meeting friends, cost estimates are presented in this section. Trust Park, The Battery, Cumberland Mall, Cost breakdown - Circulator System. reading, or walking a pet. Pedestrian and and throughout the Spring Road corridor. bicycle improvements would connect to Circulator Captial and Price SMYRNA CIRCULATOR Increased Transit Flexibility: The circulator these parks and, therefore, encourage people Operational Costs Estimate routes and service levels can be easily to take non-driving modes of transportation. BENEFITS Transit Vehicles $61,000- modified based on changing demands for Pocket parks are closely-spaced to provide Benefits of a Smyrna Circulator Shuttle $550,000 transit connectivity in the area. Charging a linear park-type feel in some parts of the service are summarized in the following Shelters with Pads $25,000 competitive fares can ensure long-term study area. Pedestrian and bicycle facilities paragraphs: Bus Stops $250 sustainability of the service. Passenger information $50,000 would connect these parks to the larger Congestion Reduction: The area around the Jonquil Park. System Spring Road corridor experiences substantial Operation Cost (per Hour of $50 ~ $60 levels of traffic as a result of Spring Road service) being a vital regional connection that connects residential, employment, shopping, The city of Smyrna has several options for and entertainment uses. A circulator would the shuttle vehicles, ranging from $61,000 for reduce dependence on single-occupancy a small bus to $550,000 for a normal transit automobile trips within the area and vehicle, with the range of upfront purchasing therefore relieve traffic congestion. cost depending on the make and seating Enhancement of Existing Transit capacity of a vehicle.

Services: The proposed circulator connects Figure 46 Potential Circulator Vehicle Types with the MARTA/Cobb Transit station at Cumberland Mall providing a direct connection to MARTA and other Cobb County transit routes. A circulator will attract new transit riders who will be able to connect to regional transit options more easily. Figure 45 Pocket park. (Cobblestone Park, Te Increased Mobility: The circulator will Aro, Wellington, Aotearoa New Zealand. Source: provide residents, workers and shoppers http://www.waal.co.nz/)

THE CITY OF SMYRNA, GEORGIA - FALL 2016 34 3: CITYWIDE RECOMMENDATIONS

Figure 48 Circulator shuttle system: Alternative Two SMYRNA CIRCULATOR the Alternative One service south of Cumberland Mall and connects to the SPRING CORRIDOR - Local Circulator: scenario 3 - 8.46 Miles (round-trip) ALTERNATIVE ROUTES Cumberland transit hub. Windy Hills Rd. This study proposes three alternatives for • Alternative Three (8.5 miles) extends the circulator route that are responsive to the service to the north areas, passing local socioeconomic conditions such as through Windy Hill Road and Village population density, employment ratio, and Road. jobs. The routes aim to connect the Sun This study suggests ten-minute headways Village Rd. Trust Park, Smyrna Market Village, and Cobb Pkwy Cumberland Mall. during peak hours and fifteen minutes during off-peak hours. The study also • Alternative One (5.9 miles) provides suggests hours of operation from 5am until Smyrna Market Village service along Spring Road connecting 11pm during the weekday and 7am until Spring Rd. two destinations: Sun Trust Park and 10pm during the weekend. The service Atlantic Rd. Market Village. This route provides frequency can be adjusted accordingly to Cumberland Blvd service to areas along Spring Road, achieve the maximum level of ridership. between Sun Trust Park and Smyrna Circulator - Scenario 3 Circulator - Scenario 3- Extended Transit Hub Market Village. Spring Road Corridor Smyrna Proposed Roads [Future] Smyrna Zoning 0 0.25 0.5 1 Miles ± • Alternative Two (7.2 miles) extends Smyrna Zoning

Figure 47 Circulator shuttle system: Alternative One Figure 49 Circulator shuttle system: Alternative Three

SPRING CORRIDOR - Local Circulator: scenario 1 - 5.9 Miles (round-trip) SPRING CORRIDOR - Local Circulator: scenario 2 - 7.21 Miles (round-trip)

Cobb Pkwy

Cumberland Blvd

Smyrna Market Village Smyrna Market Village Spring Rd. Spring Rd. Cobb Pkwy

Atlantic Rd. Atlantic Rd.

Cumberland Blvd

Circulator - Scenario 2 Circulator - Scenario 2 - Expanded Circulator - Scenario 1 Transit Hub Transit Hub Spring Road Corridor Spring Road Corridor Smyrna Proposed Roads [Future] Smyrna Proposed Roads [Future] Smyrna Zoning 0 0.25 0.5 1 Smyrna Zoning 0 0.25 0.5 1 Miles ± Miles ± Smyrna Zoning Smyrna Zoning

SMYRNA GATEWAY - A VISION FOR SPRING ROAD 3: CITYWIDE RECOMMENDATIONS 35 Connecting Smyrna to Major Employment Centers and Universities Figure 50 Potential to Connect AtlantaThrough Region EBusmploy Rapidment ATransitreas by BRT BUS RAPID TRANSIT PROPOSED BRT ROUTE

Kennesaw State SCENARIOS Alpharetta The need for better transportation options University Route One proposes a direct connection will increase substantially with the amount between Smyrna and Midtown Atlanta. Kennesaw of growth expected in this study, and The suggested route begins at Smyrna existing transit infrastructure is incapable Market Village and ends at the North of accommodating this growth. Bus Rapid Avenue MARTA Station. This route would Transit (BRT), which offers the speed and use existing and planned High Occupancy capacity benefits of rail-transit but with Vehicle/ High Occupancy Toll Lanes along lower capital costs and ROW requirements, I-75 and then follow Northside Drive where will help alleviate congestion and provide a new dedicated transit vehicle lane can be connectivity to regional job centers, a constructed. Using existing separated bus Marietta necessity as the region grows with new lane infrastructure, the bus can pass through residents, jobs, and services. KSU - Atlantic Station to Midtown, where new Marietta BRT routes are proposed to cover three bus-only lanes can be considered on Spring Perimeter major employment centers: Cumberland, Street and West Peachtree Street. Close Midtown Atlanta, and Sandy Springs/ to 50,000 jobs could be accessed within a Perimeter. Additionally, routes would service quarter-mile of the BRT stops along this other employment centers and universities in Cumberland route. This specific route passes through Smyrna Atlanta, Marietta and Kennesaw. Within the Smyrna along Spring Road, stopping at Atlanta region, Cumberland is the only one Cumberland Boulevard and Spring Road of these major employment centers without and making several intermediate stops any access to dedicated, high-frequency before reaching Smyrna Market Village. transit service. BRT operating between Midtown and Cumberland would finally • Total transit time between Smyrna Buckhead provide a direct, dedicated, reliable transit Gateway and Midtown Atlanta would connection where one does not currently be 20-minutes during peak rush hour. exist. Route Two is largely based on a previous The proposed routes provide Smyrna BRT study conducted by Cobb County to extend BRT service from Kennesaw Emory residents and employees with a viable University alternative to driving to important regional State University to Midtown Atlanta. Georgia Midtown Tech destinations. Rough cost estimates for The suggested route in this study follows capital expenses are provided in Figure 56. this plan closely, except for routing Downtown Operating costs for running a BRT line will BRT through Downtown Marietta. The need to be formally examined in a separate route serves Cumberland Boulevard and study, given that operating costs vary Cobb Parkway instead of Spring Road. between different BRT systems. These improvements benefit the denser development areas along Spring Road proposed in this Plan.

THE CITY OF SMYRNA, GEORGIA - FALL 2016 36 3: CITYWIDE RECOMMENDATIONS

FigureBR T51 PBRTRO PropoPOsedS ERDoute R OOneU TE 1 - SMYRNA TO MIDTOWN ATLANTA FigureBRT 52 P BRTRO PPropoOSsdE RDoute R OTwoUTE 2 - KENNESAW TO MIDTOWN ATLANTA

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.! .! .! P! .!.!P! P! P! .!.!P! .!.! P! .!P! P! P! P! MARTA Stations P! MARTA Stations MARTA Rail P! MARTA Rail .! P! P! P! BRT Route 1 Stops P! P! P! .! BRT Route 2 Stops .! .!.!.!.!P! BRT Route 1 P! P! P! BRT Route 2 .!.!P! .!.! Spring Road Corridor Spring Road Corridor P! .!P! Cobb Community Transit P! 0 0.75 1.5 3 Cobb Community Transit 0 1.5 3 6 Miles P! MARTA Bus ± P! Miles P! MARTA Bus P! P! P! P!± P! P! P! Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and the GIS Esri, HERE, DeLorme, MapmyIndia, © OpenStrP!eetMP!ap conP!tributors, and the GIS user community user community

SMYRNA GATEWAY - A VISION FOR SPRING ROAD 3: CITYWIDE RECOMMENDATIONS 37

Figure 53 BRT Proposd Route Three BRT PROPOSED ROUTE 1 - SMYRNA TO MIDTOWN ATLANTA • Total transit times between Smyrna Route Four provides a connection between Gateway and Midtown Atlanta would Smyrna and the large employment area of !. !. !. !. be approximately 20-minutes during Perimeter and Sandy Springs. This route !. !. !. !. !. peak rush hour. proposes using the I-285 High Occupancy !. Route Three connects Smyrna to Midtown Toll lane to connect people in Smyrna from the Market Village, along Spring Road, to !. Atlanta along Atlanta Road. Dedicated ROW for BRT will be a challenge, and the Cumberland area before providing direct !. the route may have to be compromised as connection to the Perimeter MARTA station an Arterial Rapid Transit route without • Transit times between Smyrna dedicated lanes. The route is similar to Gateway and Perimeter MARTA

!. Route 1, but would end at the Braves are estimated to be approximately Stadium area, first passing through Smyrna 20-minutes during peak rush hour. Market Village from Midtown Atlanta. !. • Total transit times between Smyrna Gateway and Midtown Atlanta are estimated to be approximately 30-minutes during peak rush hour (25 minutes from Market Village).

!. Figure 54 BRT Proposd Route Four BRT PROPOSED ROUTE 4 - MARIETTA TO PERIMETER MARTA

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!.!.P! !.!. P! !.P! P! P! MARTA Stations MARTA Rail P! !. P! P! P! BRT Route 3 Stops P! P! P! BRT Route 3 P! P! P! !P Spring Road Corridor MARTA Stations MARTA Rail Cobb Community Transit !. BRT Route 4 Stops BRT Route 4 MARTA Bus Spring Road Corridor P! Cobb Community Transit 0 0.375 0.75 1.5 2.25 3 0 0.75 1.5 3 Miles Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and the GIS MARTA Bus ± Miles ± user community Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and the GIS user community

THE CITY OF SMYRNA, GEORGIA - FALL 2016 38 3: CITYWIDE RECOMMENDATIONS

BRT CAPITAL COSTS evidence of BRT systems developing similar differences in operating costs are difficult to often supports BRT projects through two economic development benefits as light rail. generalize. In some cases BRT projects have competitive federal capital transit funding BRT systems come at a fraction of the Of the 30 federally-funded BRT systems, lower operating costs than the bus service programs, New Starts and Small Starts. capital costs required for commuter rail, a majority of them were funded under the they replace. For example, the Eugene EmX heavy rail, and light rail transit systems. Small Starts Program in FTA, a competitive BRT system decreased overall operating Between February 2005 and February 2012, source of funds for transit agencies to rely costs per rider. Officials had attributed the SHARED MOBILITY 30 bus rapid transit systems were funded on for capital funds to build these systems. savings to improved schedule reliability through the Federal Transit Administration and travel-time savings from the dedicated This subsection illuminates strategies to give (FTA) with capital costs ranging from $3.5 right-of-way, which also reduced labor costs million (a partial system) to $567 million. BRT OPERATING COSTS people viable transportation options other due to fewer busses needed to maintain than driving and transit. The capital costs are largely based on Total operating costs for BRT varies based schedules. Cleveland RTA’s Healthline BRT the length of the proposed route and the on several project factors, including the both reduced their overall operating budget These suggested strategies complement required right-of-way acquisition. While length of the route, headways, and vehicle and the average costs per rider. For RTA, the existing efforts by the City of Smyrna to they are significantly less costly, there is type. Given the many factors involved, 18 vehicles that operate during peak hours provide several transportation options. replaced 28 regular buses. Hourly labor costs Smyrna Bike Share can be expanded to are about the same for BRT as standard incorporate more integrated transportation bus service, and heavy rail. Compared to options. As part of a shared mobility standard buses, the cost per rider is lower strategy, this study proposes that the City due to higher capacities and ridership on create five transportation hubs throughout a BRT route. Operating costs for BRT and the community for people to use, whether rail transit depend on the surrounding they live in, work in, or are visiting Smyrna. destination density and transportation They will connect bikeshare, carsharing, system characteristics. ride-sourcing, ridesharing, and bus transit stations. These transportation hubs will support carless households and fewer vehicle PARTNERSHIPS commuter trips to Symrna jobs. Figure 56 Federal Funding Sources for Transit Capital Projects: New Starts and Small Starts (Source: http://www.gao.gov/assets/600/592973.pdf) NECESSARY FOR BRT TO SERVE SMYRNA Community Improvement Districts, such as Cumberland CID, Midtown Alliance, Atlantic Station, LLC, Gateway Marietta CID, and Perimeter CID can contribute to both the funding and operations of BRT connecting to Smyrna. Georgia Department of Transportation (GDOT), Cobb County DOT, MARTA, and GRTA are transportation agency partners that can help to plan, build, and operate BRT and

Figure 57 Range of Individual Capital Costs for BRT and Rail Transit Projects (Source: http://www.gao. supplemental transit lines. Finally, USDOT Figure 55 Example of What a Shared-use Mobility gov/assets/600/592973.pdf) Hub Could Look Like in Smyrna SMYRNA GATEWAY - A VISION FOR SPRING ROAD 3: CITYWIDE RECOMMENDATIONS 39

Smyrna Gateway – A Hub for Innovative Shared-Use Mobility Figure 58 Potential Locations for Shared Use Mobility Centers

Travel Options – Hub Areas

BACKGROUND DATA:

THE CITY OF SMYRNA, GEORGIA - FALL 2016 40 3: CITYWIDE RECOMMENDATIONS LAND-USE/ COMMUNITY DESIGN Figure 59 Existing Zoning Classifications in Smyrna Along the Spring Road Corridor

This section describes the current zoning Smyrna Existing Zoning around the Spring Road corridor and makes recommendations to increase density and commercial development along Spring Road and Cobb Parkway. The recommendations will correlate with the core area districts described elsewhere in the report. In addition, the team provided the City with proposed changes to the Spring Road Urban Design Guidelines Overlay District. CURRENT LAND USE Currently, the City of Smyrna and the neighborhoods along the Spring Road corridor are characterized by low density, suburban character. Significant flexibility in current zoning codes encourage this character. The majority of the corridor is characterized by low-density, single- Rezoned Parcels family residential homes with pockets of Zoning multi-family complexes and commercial Smyrna Zoning Commercial development interspersed. Commercial Light Industrial areas are found on the west end of the study Mixed Use area near Atlanta Road and towards the Multi-Family Residential Spring Road and Spring Street split. These Office are primarily auto-focused commercial Single Family Residential developments, characterized by large Spring Road Corridor Smyrna Proposed Roads [Future] building setbacks, parking lots in front, and Smyrna Zoning single-tenant buildings. The current land use 0 0.35 0.7 1.4 Smyrna Zoning Miles ± character throughout the area reflects the city’s suburban, low density character. Figure 59 to the right illustrates existing zoning classifications:

SMYRNA GATEWAY - A VISION FOR SPRING ROAD 3: CITYWIDE RECOMMENDATIONS 41

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THE CITY OF SMYRNA, GEORGIA - FALL 2016 CHAPTER 4: CORE AREA RECOMMENDATIONS INTRODUCTION

The City of Smyrna has the opportunity to • The chapter begins by discussing • Next, the chapter discusses the create safer and more attractive public spaces Street network changes the studio formation of districts along the Spring by investing in an integrated transportation has proposed. As seen in the existing Road corridor. The districts begin system that builds off of the existing street conditions section, the Cumberland along Cobb Parkway in the existing network. A well connected grid can improve Boulevard area is currently a “super super block which will be the highest access for bicyclists and pedestrians, while block” more conducive to moving density area in the corridor, the facilitating steadier traffic flow. single occupancy vehicles through subsequent district’s density decreases This section discusses the study’s vision for it ratherthan creating a pleasant into a more residential based form. the urban core area between Cumberland pedestrian experience. The network • Finally, the chapter discusses the real Boulevard and Cobb Parkway. This area is recommendations include a phased estate sub market in the Cumberland seen as having the greatest potential for high incremental approach which breaks and Smyrna area and opportunities for density commercial and retail development up the super block and creates more increased economic development. along the Spring Road area. This chapter connectivity in the area. Special recommends changes to the street network, emphasis is placed on increased the establishment of districts, as well as greenspace, connections to Jonquil Park, and a pedestrian connection to Figure 60 to the left features a view of the opportunities for real estate and economic development. The Battery at Sun Trust Park. Market Village Streetscape in Smyrna. The recommendations proposed in this study, if implemented, will create a walkable, inviting environment much like the one shown here. 44 4: CORE AREA RECOMMENDATIONS: SPRING ROAD GATEWAY

STREET NETWORK

THE CONNECTED RADIAL STREET GRID IS THE FOUNDATION FOR SCALABLE GROWTH AND DEVELOPMENT IN

Figure 61: Symrna’s Built-out Street Network SYMRNA’S URBAN CORE THE FULLY BUILT OUT recognizing that the legacy road network of the study area is important for vehicular STREET NETWORK IS travel for the city of Smyrna and other Cobb COMPRISED OF THREE County residents. This report assumes two main advantages MAIN ROADWAY TYPES: of a new comprehensive, connected street network for the study area: COBB PRKY VEHICULAR ∙∙The first is that it can provide new THOROUGHFARES alternative routes for vehicles, which this report considers necessary to support any substantial increase in the study area’s residential and commercial density. MULTIMODAL ∙The second reason is that a CONNECTORS ∙ comprehensive, diverse set of streets can help establish quality pedestrian experiences and land uses. Creating SPRING ST NEIGHBORHOOD new pedestrian focused roads within the interior of the superblocks is more CUMBERLAND GREENWAYS SPRING ST feasible than trying to convert the auto- dominated roads into something that

BLVD works for the pedestrian. I-285 While the proposed street network is In order to build safe, enjoyable, walkable based on the traditional hierarchy of spaces for residents, visitors, and businesses, streets (arterial, collector, and local), it is vital that design encourages a safe our classification system relies on a coexistence between cars and pedestrians. N multimodal frame of reference. The goal An increase in transportation demand is was to create conditions for a vibrant, inevitable, but street connections can provide SCALE: walkable community, while simultaneously 400’ vital alternatives for local traffic while simultaneously creating a vibrant street life. SMYRNA GATEWAY - A VISION FOR SPRING ROAD 4: CORE AREA RECOMMENDATIONS: SPRING ROAD GATEWAY 45

A PHASED APPROACH existing parcel boundaries. Additionally, development by development. Some level while all the proposed roads work best when of adaptability and flexibility in the street TO BUILDING OUT A joined into a single network, the design connectivity proposal is necessary to ensure STREET NETWORK guarantees that all suggested street buildouts that no single piece of the buildout can work independently from one another. render the whole network ineffective. As The fragmented nature of the parcels in Some amount of parcel consolidation is the network continues to be built out, the the study area suggests that an incremental necessary and expected, but the hypothetical market will incentivize future development buildout of the road network is the most scenario assumes that no more than a few cooperation by benefiting those developers likely scenario to build a connected network commercial properties are consolidated to that provide for new street access. of streets. The study’s street connectivity form viable, single development proposals. proposal was designed to incorporate The road network is built out piece by piece, Existing Roads New Roads Figure 62: A potential phasing for building out the street network Roads Built in Previous Phase PHASE 1 PHASE 2 PHASE 3 PHASE 4

THE CITY OF SMYRNA, GEORGIA - FALL 2016 46 4: CORE AREA RECOMMENDATIONS: SPRING ROAD GATEWAY

STREET TYPE 1

VEHICULAR THOROUGHFARES

Figure 63: Major Thoroughfares and Potential Development Build-out DESIGNATED ROUTES FOR VEHICULAR TRAVEL Example Corridors Vehicular Thoroughfares are associated Cobb Parkway with arterials and serve main corridors for • Primarily a N/S automobile vehicular traffic. These roads often provide thoroughfare. Pedestrian and the quickest travel route for vehicles moving Bicycle access is limited. However, through the urban core. They are the widest a pedestrian and bicycle sidepath is COBB PRKY of all the road categories and usually provide proposed to facilitate local access. the least pedestrian friendly experience. • Principally high-density commercial Spring Road, in particular, provides one development along the corridor. of the few east-west connection routes in this area and is heavily trafficked due to its Spring Street collector connection to both Cobb Parkway, • Primarily a N/S automobile I-285, and I-75. Creating a new east-west thoroughfare. Comfortable pedestrian connection across Smyrna is not possible, and bicycle paths exist along the nor advisable due to existing residential roadway (with planned extensions) SPRING ST neighborhoods. facilitating non-motorized access.

CUMBERLAND All road network design was predicated on SPRING ST • Both lower-density residential and the idea that Spring Road would largely commercial development front the continue to serve as primarily a mover of corridor. BLVD traffic. Any increase in density in the study I-285 Cumberland Boulevard area would also increase pressure on Spring Road and rely on this road to form the • Multimodal connection between central spine for all network improvements Spring Rd and Cobb Parkway. and additions. All suggested improvements Balance demands of local circulator provide new alternative routes and relief route, pedestrian and bicycle access N (sidepaths proposed), and vehicular SCALE: for the existing road network, especially at 400’ major intersections. access.

SMYRNA GATEWAY - A VISION FOR SPRING ROAD 4: CORE AREA RECOMMENDATIONS: SPRING ROAD GATEWAY 47

STREET SECTION EXAMPLES

LANDSCAPED BUFFERS • Cobb Parkway: 30 ft • Spring Street: 20 ft • Cumberland Boulevard: 10 ft SECTION 1: 7-LANE STREETSCAPE PROPOSED DESIGN SECTION 2: 5-LANE STREETSCAPE PROPOSED DESIGN The widest vehicular thoroughfares should only be located where traffic levels and The standard roadway design for vehicular thoroughfares should closely resemble the vehicular connectivity needs are greatest in the study area. 5-lane streetscape detailed in Figure 65 below

BUS LANE BUS LANE BUS LANE BUS LANE

Bus Bus Bus Bus Multi Use Path Rapid Vehicular Travel Lanes Rapid Multi Use Path Multi Use Path Rapid Vehicular Travel Lanes Rapid Transit Transit Transit Transit

10’ 13’ 12’ 10’ 10’ 10’ 10’ 10’ 12’ 13’ 10’ 10’ 13’ 12’ 10’ 10’ 10’ 12’ 13’ 10’

120’ CROSS SECTION 100’ CROSS SECTION

Figure 64: 7-lane streetscape with buffered multi use path Figure 65: 5-lane streetscape with buffered multi use path

THE CITY OF SMYRNA, GEORGIA - FALL 2016 48 4: CORE AREA RECOMMENDATIONS: SPRING ROAD GATEWAY

STREET TYPE 2

MULTIMODAL CONNECTORS

Figure 66: Multimodal Connectors and Potential Development Build-out ALTERNATIVE ROUTES FOR ALL MODES OF TRANSPORTATION Example Corridors Multimodal Connectors are associated Herodian Way Extension (NEW proposal) with collector streets and serve to connect • Envisioned as the main inter- vehicular thoroughfares. These roads neighborhood connector for the COBB PRKY allow a greater concentration of uses Gateway and East Spring districts. and have a commercial component. Both • Connects from Herodian Way to proposed connectors radiate away from the Spring Street and Spring Hill Parkway intersection at Cobb Parkway and Spring and provides local access to businesses Road providing a bypass system for both and multi-family housing cars and pedestrians. Pedestrians wishing to avoid vehicular thoroughfares and congested • On-street separated bikeways and wide their intersections. Combined with vehicular sidewalks facilitate comfortable local HERODIAN WAY HERODIAN thoroughfares the streets will drastically pedestrian and bicycle access. UNION AVENUE improve vehicle circulation in the study area. SPRING ST Union Avenue (NEW proposal) • Requires 80 feet of ROW CUMBERLAND SPRING ST • This street would serve to connect Cobb Boulevard, Spring Street, and BLVD

I-285 Cumberland Boulevard within the most densely populated district. Union Avenue would provide valuable travel alternatives for maneuvering within the proposed Bridge District core area N and serve to concentrate the tallest, SCALE: most significant buildings. 400’

SMYRNA GATEWAY - A VISION FOR SPRING ROAD 4: CORE AREA RECOMMENDATIONS: SPRING ROAD GATEWAY 49

STREET SECTION ELEMENTS OF MULTIMODAL STREETS Figure 68: Bike Share and Designated Bike Lane on Wyncoop Street in Denver SECTION 1: 3-LANE STREETSCAPE PROPOSED DESIGN

P P

Protected Protected Sidewalk Cycle Track Parking Vehicular Travel Lanes Parking Cycle Track Sidewalk

5’ 5’ 5’ 3’ 7’ 10’ 10’ 10’ 7’ 3’ 5’ 5’ 5’

80’ CROSS SECTION

Figure 67: 3-lane streetscape with protected bike lane and buffered pedestrian access

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STREET TYPE 3

NEIGHBORHOOD GREENWAYS

Figure 69: Neighborhood Greenways and Potential Development Build-out A NETWORK OF LOW- Jonquil Street, that would run southwest to northeast, as pictured in Figure 69 STRESS PEDESTRIAN AND BICYCLE ROUTES The system of neighborhood greenways Example Corridors is comprised of three distinct roadway Pedestrian Promenade and Local Bike/Ped designs. Each design prioritized bicycle and Corridors, such as Jonquil Street and Hill COBB PRKY pedestrian travel, while provides various Street (NEW proposed streets): levels of protection. We propose a new HILL ST road that would provide key connectivity: • Connects Jonquil Park with Jonquil Square and continues as a pedestrian PEDESTRIAN bridge over Cobb Parkway, connecting PROMENADES Smyrna to the Battery Development. • Dotted with pocket parks for a linear park feel. JONQUIL ST • Strictly low-speed and local vehicular

SPRING ST access, making it a comfortable LOCAL BIKE | PED environment for pedestrians and bikes CUMBERLAND SPRING ST CORRIDORS to share the road. • Designed as a ‘festival street’ BLVD with frequent pedestrian-oriented I-285 programming. Could serve as the parade site for the next Braves’ World SHARED STREETS Series win. N Shared Streets SCALE: • Function primarily as residential 400’ streets, providing local access • Car traffic and speeds are limited on SMYRNA GATEWAY - A VISION FOR SPRING ROAD these roads (20mph max) 4: CORE AREA RECOMMENDATIONS: SPRING ROAD GATEWAY 51

PEDESTRIAN PROMENADES LOCAL BIKE | PED CORRIDORS

P P P P

Vehicle Vehicle Sidewalk Cafes Parking Shared Lane Pedestrian Promenade Shared Lane Parking Sidewalk Cafes Sidewalk Cafe Parking Travel Bicycle and Pedestrian Greenway Travel Parking Sidewalk Cafe Lane Lane

12’ 3’ 7’ 10’ 30’ 10’ 7’ 3’ 12’ 10’ 4’ 7’ 10’ 4’ 10’ 2’ 8’ 4’ 10’ 7’ 4’ 10’

94’ CROSS SECTION 94’ CROSS SECTION

Figure 72: Neighborhood greenway that prioritizes pedestrian traffic Figure 74: Neighborhood greenway that prioritizes active transportation

SHARED STREETS

Sidewalk Landscaping Local Shared Street with on Street Parking Landscaping Sidewalk

6’ 7’ 7’ 10’ 10’ 7’ 7’ 6’

Figure 70: Source:-INDYSTAR.com Figure 71: Source- 60’ CROSS SECTION Georgiastreettindy.com Figure 73: Local Street Neighborhood Greenway THE CITY OF SMYRNA, GEORGIA - FALL 2016 52 4: CORE AREA RECOMMENDATIONS: SPRING ROAD GATEWAY HIGH PRIORITY PEDESTRIAN CROSSINGS

Figure 75: Intersections Identified as Major Bicycle and Pedestrian Crossings BRIDGING DESTINATIONS Intersections Identified While one of the benefits of the proposed as Major Bicycle and road network design is the creation of Pedestrian Crossings pedestrian friendly spaces separated from A safe and convenient pedestrian and the major roadways, this also creates major bicycle crossings are essential components divisions in the urban fabric. One of the proposal’s main goals was to avoid creating of a complete multimodal street network “islands of walkability” surrounded by COBB PRKY auto dominated uses and infrastructure. To achieve this, a viable urban district requires easy and unrestricted pedestrian movement across the major vehicular thoroughfares of the study area. The report suggests multiple strategic VEHICULAR pedestrian crossings and at-grade routes THOROUGHFARES that could serve to bridge the gaps created by the vehicular thoroughfares. This section provides more detail on the SPRING ST CUMBERLAND most important strategic crossings, but a SPRING ST MULTIMODAL successful pedestrian crossing strategy will CONNECTORS need to be comprehensive in its approach. BLVD A focus on both the big projects, and the I-285 small intersection improvements will go a long way towards stitching the study area together. NEIGHBORHOOD N GREENWAYS SCALE: 400’

SMYRNA GATEWAY - A VISION FOR SPRING ROAD 4: CORE AREA RECOMMENDATIONS: SPRING ROAD GATEWAY 53

Jonquil St., the Lexus Site, Jonquil Street is key to these proposals. As This concept is demonstrated in Figure Atlantic Station, the large brownfield and the Pedestrian Bridge just described, this street creates connectivity 76, which shows the elevations for both redevelopment in Midtown, Atlanta, uses Our report considers the Lexus site as the through Jonquil Square and transforms into Spring Street and the proposed Jonquil their structured podium parking in a similar central nexus point for a public investment a pedestrian bridge across Cobb Parkway Street, along with the pedestrian bridge that way but on a much larger scale. The use of opportunity.This investment would include: (see Figure 76 below). It was a high priority connects Jonquil Street with the Braves site. a parking podium allows for a continuous that pedestrians moving along this main The section of Spring Street, moving from above grade connection over the interstate • A shared, structured parking podium route would not have to climb stairs or Cumberland Boulevard to Cobb Parkway, barrier, while also providing a pedestrian with dense development located on walk across 120 feet of asphalt to cross loses about 50 feet of elevation, and the space that is both at-grade and elevated. the surface. Cobb Parkway. The Lexus site, with its section of Spring Road that includes the Another advantage of the Atlantic Station • A new street, Jonquil Street (as sunken elevation and central location, is a Lexus site loses about 33 feet of elevation. parking podium is that it moves all parking referenced previously in the report) crucial potential project site for providing Therefore, it is possible to raise the Lexus below the pedestrian space, freeing the would cut through the interior of uninterrupted pedestrian access from the site, through a structured parking podium, surface level for more creative buildings and the block, beginning at Cumberland study area to the Battery and Sun Trust to allow for enough height to cross Cobb plazas. Boulevard, meeting the grade of the Park. The route was designed for minimal Parkway without a significant grade change. Figure 77 demonstrates how the below- parking podium and continuing over grade changes to create the sense of a grade parking structure will allow for cars to Cobb Parkway as an above-grade seamless crossing over the major vehicular directly access parking from Cobb Parkway pedestrian bridge. thoroughfare. and Spring Roads, which lessens traffic Figure 76: Elevation Gain From Brave Stadium to Symrna Gateway pressure on the more pedestrian friendly streets constructed within the interior of the site. This parking area could also be completely hidden from Spring Road and Cobb Parkway using wrapped buildings. Additionally, the roughly nine acre Lexus site and the adjacent Steak and Shake site, when combined with 30-40 feet elevated parking structure, could provide an enormous amount of parking. This report estimates as many as 5,000 parking spaces could be created through this elevated parking podium, which could be used by the development on site as well a used for shared parking for the rest of the Bridge District, the Battery, and Sun Trust Stadium.

Figure 77: Underground Parking THE CITY OF SMYRNA, GEORGIA - FALL 2016 54 4: CORE AREA RECOMMENDATIONS: SPRING ROAD GATEWAY

Figure 78:Conceptual pedestrian bridge designs for the intersection of Spring road and cobb parkway

SMYRNA GATEWAY - A VISION FOR SPRING ROAD 4: CORE AREA RECOMMENDATIONS: SPRING ROAD GATEWAY 55

Figure 79: City of Symrna Urban Core with Color Coded Character Core Areas

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URBAN CORE CHARACTER DISTRICTS

Figure 80 : Urban Core Districts FOUR CORE AREA The four proposed core area districts correspond with the density, design, and CHARACTER DISTRICTS land uses appropriate for their locations. ARE DEFINED BY DENSITY, Each core area was defined by a maximum gross floor area ratio and the mix of land DESIGN, AND LAND USES uses, as discussed in Chapter 3 Zoning and land use section. These attributes were

COBB PRKY determined by examining market conditions THE BRIDGE DISTRICT and considering the impact on surrounding neighborhoods. These suggestions do not Land Area: 59.6 acres include strict proscriptive elements. Instead, FAR: 2.5 they let height and density guide market trends toward a transformative end.

THE GATEWAY Land Area: 87.2 acres SPRING ST FAR: 1.5

CUMBERLAND SPRING ST

BLVD EAST SPRING NEIGHBORHOOD

I-285 Land Area: 60 acres FAR: 0.75 N SCALE: JONQUIL PARK 400’ Land Area: 51.7 acres

SMYRNA GATEWAY - A VISION FOR SPRING ROAD 4: CORE AREA RECOMMENDATIONS: SPRING ROAD GATEWAY 57

PROPOSED MAXIMUM Square Footage by Existing Ft2 Proposed Ft2 % Increase Absolute Increase Ft2 PERMITTED SQUARE Use FOOTAGE BY USE Office 69,400 3,275,363 4720% +3,205,963 Retail 1,044,000 1,530,363 147% +486,363 9% Residential 631,500 8,708,775 1379% +8,077,275 Single-family 33,000 1,830,150 5546% +1,797,150 10% Multi-family 598,500 6,878,625 1149% +6,280,125 Hotel 270,400 1,300,000 481% +1,029,600 22% 69% Total 2,763,400 23,523,276 851% +20,876,476 The proposed square footage below would ensure that development in study land use, and height proposals. corresponds with the suggested FARs for area could meet, but not exceed, the each core area. As suggseted by FAR, total proposed maxmimum permitted square buildout represents total possible build out footage. Land use make up was determined under these recommendations. Proposed through physical development limitations, quantities of office, retail, residential, like ground floor retail requirements, and and hotel development were calculated market conditions. Each core area has land Hotel Office by examing each core area relative use restrictions, but the mix within the core strengths and benefits and the total amount area will largely be determined through development that could be realistically long-term market conditions. Overall, a supported by the market. Assuming strong considerable expansion of development Retail Residential market conditions, these recommendations would be supported under these new FAR,

THE CITY OF SMYRNA, GEORGIA - FALL 2016 58 4: CORE AREA RECOMMENDATIONS: SPRING ROAD GATEWAY

THE BRIDGE DISTRICT

Figure 81 : District 1 - The Bridge District SITE CHARACTER BUILDING USE

The Bridge District incorporates our % Area Proposed highest density suggestions. This district Building Use overlooks the Braves Stadium and its related Makeup Square Ft development. Combining multifamily, Multi-family 30% 1,950,00 office, and hotel uses, this area can attract both residents, visitors, and an active Office 45% 2,925,00 workforce. This mixed use approach will COBB PRKY Retail 5% 325,000 feature a maximum residential density of Hotel 20% 1,300,000 approximately 80 dwelling units per acre with a variety of buildings with varying Total 100% 6,500,000 heights—maxing out at 200 feet. A key feature of this district is the Pedestrian Bridge which will activate feet on the street DENSITY: FAR 2.5 while also providing a safe alternative to crossing Cobb Parkway. By utilizing

Cumberland Boulevard to the South, Cobb SPRING ST BUILDING HEIGHT MAXIMUMS: Parkway to the North, and I-285 to the east, CUMBERLAND a distinctive buffer is created as a transition SPRING ST 200 ft from a high density district into the medium- density land use in the Gateway District. BLVD I-285 110 ft We would expect to see the more premium commercial retail options in the Bridge District like Aveda, Ann Taylor, Banana Republic, Brooks Brothers, GAP, Polo and other stores of this type. N SCALE: 400’

SMYRNA GATEWAY - A VISION FOR SPRING ROAD

4: CORE AREA RECOMMENDATIONS: SPRING ROAD GATEWAY 59

15 FLOORS FLOORS 15 10 FLOORS FLOORS 10

SPRING STREET BUILDING TYPES COBB PKWY - CUMBERLAND BLVD

PEDESTRIAN MALL ACCESS AND PARKING SERVICE RESIDENTIAL OFFICE AND RESIDENTIAL CONNECTING THE OFFICE AND OFFICE AND AND RETAIL RETAIL ACCESS AND PARKING SERVICE AND OFFICE BATTERY TO THE RETAIL RETAIL MIXED USE MIXED USE MIXED USE CITY OF SMYRNA MIXED USE MIXED USE

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THE GATEWAY DISTRICT

Figure 82 : District 2 - The Gateway District SITE CHARACTER BUILDING USE The Gateway incorporates a medium % Area Proposed density design, providing a large amount of Building Use multifamily housing and commercial mixed- Makeup Square Ft use development. This area will likely attract Multi-family 75% 4,275,000 the young professional who work in the Retail 20% 1,140,000

area, or the young entrepreneur dreaming COBB PRKY up the next big idea. A local presence in Office 5% 285,000 retail and service options will exist along Total 100% 570,000 the Spring Street strip, although less high end than that of the Bridge District. One may find a boutique pet shop or a corner bar owned by a local resident. This mixed use DENSITY: FAR 1.5 approach will feature a maximum density of approximately 50 dwelling units per acre BUILDING HEIGHT MAXIMUMS: with a variety of buildings with varying heights—maxing out at 70 feet. The main SPRING ST 70 ft feature of this district is the Northwestern CUMBERLAND SPRING ST corner where the offices and other mixed use developments will be located. From BLVD 55 ft

shared kitchens and co-working space, to I-285 the possibility of cooperative housing, this district will provide residence for a mix of incomes and interests. N SCALE: 400’

SMYRNA GATEWAY - A VISION FOR SPRING ROAD

4: CORE AREA RECOMMENDATIONS: SPRING ROAD GATEWAY 61 6 FLOORS FLOORS 6

SPRING STREET CUMBERLAND BLVD - GALLERIA LN BUILDING TYPES FLOORS 3 SERVICE AND PARKING ACCESS AND PARKING SERVICE SERVICE AND PARKING ACCESS AND PARKING SERVICE OFFICE AND RESIDENTIAL SHARED STREET RESIDENTIAL RESIDENTIAL RETAIL APARMENTS TOWNHOMES OFFICE AND AND RETAIL RETAIL MIXED USE AND MIXED USE MIXED USE TWONHOMES

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EAST SPRING ST. NEIGHBORHOOD

Figure 83 : District 3 - East Spring St. Neighborhood SITE CHARACTER BUILDING USE The East Spring Street Neighborhood % Area Proposed has a traditional residential environment. Building Use At around 30 dweling units per acre, it Makeup Square Ft provides less density than the other districts, Single-family 70% 1,830,150 while embracing the surrounding new Multi-family 25% 653,625 development. Here, there exist more mixed- use multifamily units, in addition to attached Retail 3% 65,363 COBB PRKY townhomes. It transitions well to the single Office 3% 65,363 family residential parcels that are found in the middle of this corridor. The main feature Total 100% 2,614,500 of this district is the design, incorporating mixed use development with townhomes in the same area. It also features different DENSITY: FAR .75 options for types of townhomes, maxing out at 45-foot building heights. Premium BUILDING HEIGHT MAXIMUMS: commercial retail options like, Chipotle, local bakeries, Starbucks, Smoothie King, SPRING ST

and other similar retail types are located CUMBERLAND 45 ft SPRING ST here. Additionally, the office space may address some of the area service needs. BLVD 45-25 ft

I-285

N SCALE: 400’

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BUILDING TYPES

THE CITY OF SMYRNA, GEORGIA - FALL 2016 64 4: CORE AREA RECOMMENDATIONS: SPRING ROAD GATEWAY

We propose expanding Jonquil Park, that can make this park into a regional for new multi-family development added on JONQUIL PARK adding a south expansion of the park that destination include public gardening spaces, the southwest side of Spring Road. makes Smyrna a regional destination for an arboretum, large unprogrammed open Located on the eastern edge of the urban recreation as well as entertainment. To spaces, a lagoon, a sculpture garden, a large core, Jonquil Park serves as a transition zone create a connection between the existing community playground, and wooded single- between Symrna’s low density town center and proposed south-facing side of the park, track trails that for walking or mountain and the high intensity urban development we propose constructing a seamless bicycle biking. New park-facing development can surrounding the Braves Stadium. and pedestrian connection bridging Spring fund many of these local improvements Road, presently a barrier. New features through a Tax Allocation District (TAD) SYMRNA’S PARK SYSTEM SOUTH EXPANSION PARK PROGRAM

COBB PRKY

Arboretum

SPRING ST

CUMBERLAND SPRING ST

BLVD

I-285

N SCALE: 400’

SMYRNA GATEWAY - A VISION FOR SPRING ROAD 4: CORE AREA RECOMMENDATIONS: SPRING ROAD GATEWAY 65

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THE CITY OF SMYRNA, GEORGIA - FALL 2016 66 INSTRUCTOR’S IMPLEMENTATION STRATEGIES

Gateway area, including significant moves provides for ranges of incentives that can into play as development partnerships INSTRUCTOR’S for developing a more connective street carry permissible FAR upward in each emerged to undertake the initiatives to move IMPLEMENTATION network, and then major shifts for the Bridge Character Area (except in the Jonquil Park toward realization of the vision. District. The roadway changes are described area). and diagrammed in the body of the report, SYNTHESIS Recognizing the city’s initiative to update while more details on the zoning strategy The bases of these incentives are its CDP, now underway, the studio and prospective zoning and zoning overlay twofold: recommends that its vision be considered changes are sketched out below. The Studio outlined the kinds of moves it • Parcels that would need to be split in for incorporation into the CDP, taking that might take to carry forward its vision for the order to accommodate new streets consideration through the full citizen input, Core Area. While constrained by its four Common to all of the Character Areas the or wider sidewalks would be able work session and public hearing process month timeframe, students got an overview zoning proposals outline permissible uses, to count the original parcel size for that the CDP initiative will require. Thus, sense of moves that Smyrna might consider property access locations, street frontage calculating permissible FAR should the process support the students’ should it decide to move forward. In these treatments for the appropriate range of uses, work, either in its broad visions or elements • Development proposals that efforts, students used the market analysis to signage, yard dimensions, height limitations, therein, the CDP would provide the policy incorporate public policy priorities, assess which market segments Smyrna was parking access and screening, landscaping basis for moving forward for the zoning like provision of street ROWs, best positioned to attract and then produced treatment, provisions for streets and initiatives, transportation plan modifications, sidewalks, green space connectivity, the proposals for each Character Area sidewalks according to the street typologies any required subdivision modifications, and mixed income housing provisions, which considered full buildout projections across the areas, parking and loading, and as well as set priorities for the capital could combine to raise the permissible over ten years and beyond. The Fiscal permissible bulk, including FAR limitations. improvement plan. FARs to maximums of 2.5 in the Impact Analysis provides the framework for Bridge District, 1.5 in the Gateway assessing the potential benefits and costs to District, and 0.75 in the East Spring be expected going forward. The students suggest a more robust use of While engaged in the visual preference the zoning tool to join with the street layout Road District. survey, phone surveys, and early LCI proposal as a way to effectuate the new street input sessions, students’ input into this and block network over time. While seeking work reflected that the LCI process, Students sought ways to modify the existing to minimize impacts on existing parcel which dovetailed toward the end of the ZONING, SUBDIVISION, ordinance to incorporate provisions that ownership in their proposed street network, semester, was the primary framework would transform the Core Area, and AND PROCESS students recognized that some lots would for citizen guidance into the city’s three particularly the Bridge District and the Students analyzed Smyrna’s zoning need to be rearranged in order to accomplish part planning process (Tech studio, LCI, Gateway District. While they believed this and other codes with a view toward the goal. The rationale is that creating the and CDP). Even so, students noted the could be done (rough draft in Appendix synchronizing the Character Area proposals new block pattern will facilitate development generally positive, forward-looking and C), they believed that another approach and their optimal street framework patterns. patterns that allow much greater densities knowledgeable feedback that those processes would be worth exploring with city officials, Overall, they proposed changes to reinforce than can the current “superblock” type street elicited. Students realize that their proposals property owners, and citizens. Again using the character of these areas, from minimal network and low density strip development may be on the bold side, yet even the the White Flint model, they felt that a to modest tweaks in the Jonquil Park area realities. Accordingly, the proposal, taking recognition of proposals embodied in their rezoning strategy that was fully integrated (with a more robust treatment suggested a cue from the White Flint model in four Character Areas could help to ramp with the proposed new street network would for the localized Spring Road/Spring Montgomery County, Maryland, which also up the accommodation of growth and be more effective for setting up the vision for Street), to more directive suggestions in deals with transforming a strip development, densities from not much change to the west implementation. This approach would not the East Spring Road Neighborhoods area, suggests establishing a base floor area ratio to significant transformation approaching affect existing development, only coming to fairly extensive modifications for the (FAR) metric of 0.5 for the core area that Cobb Parkway. A key component of the

SMYRNA GATEWAY - A VISION FOR SPRING ROAD INSTRUCTOR’S IMPLEMENTATION STRATEGIES 67 students’ assessment of its proposals, the various tools available or potentially recognition of pedestrian crossing priorities split of Spring Road and Spring Street which they thought to be particularly available to reinforce the CDP and Capital across to Smyrna. Accordingly, strategies briefly noted earlier, while not part of the compatible with their sense of community Budget priorities. They noted, however, to continue to engage both developers studio’s core area focus, is nonetheless a values and priorities, was that the Bridge that the city has a long and well-developed and property owners should be pursued. very important opportunity and ripe for and Gateway districts could by themselves history of leveraging its resources to focus For example, the Livable Communities developing and redefining the character accommodate Smyrna’s growth markets on the considerable place improvement Council of the Atlanta chapter of the Urban node of this node as a community-serving for many years forward. The proposals are activities that have been and are underway. Land Institute puts together study teams mixed use center, the midpoint between better in line with what have clearly been The establishment of the development to consider development pros and cons in Smyrna Gateway and Market Square). identified region-wide as responding to authority for the whole city, for example, areas where transformational development The street network proposals, the transit emerging markets, where the current low provides for considerable strategic flexibility is contemplated. In the last couple of years improvement proposals, the use of parking density strip patterns are failing, and their for supporting public planning and they have looked at development conditions demand and the possibilities for shared use implementation would take pressure off the development policy objectives. The studio on Atlanta’s Westside, around the BeltLine, and shared funding thereof, all flowed from kinds of proposals that might otherwise seek left as an open question whether to pursue a and they have held meetings and heard from absorbing and understanding the analysis. to change the character of existing stable, Tax Allocation District (TAD) designation, mayors and state legislators from Sandy The market study further identified funding settled neighborhoods. The students fully noting that in the framework of their Springs, Alpharetta, Midtown, and other and absorption possibilities beyond what the support and encourage citizen engagement vision much of the property in the Bridge areas of interest. With The Battery and the students posited for carrying out the fiscal as a major test of the viability of what they District and the Gateway District is greatly Braves, ways to make common cause with impact study. Even here, though, where are proposing. undervalued. If the city were to pursue such the Cumberland CID, for example, could the market study suggests the use of site a strategy, then sooner would be better than implement better transit infrastructure and specific or “pay as you go” Tax Allocation later to capture the greatest increment. service to Atlanta or to Perimeter or both Districts as a possible funding strategy, the as a first phase of whatever Cobb County studio wondered why this device should CAPITAL BUDGET ultimately decides to do. not be considered more widely for the PRIORITIZATION Bridge and Gateway Character Areas, PRIVATE-PUBLIC where it seems certain that there will be a While the studio did not analyze the city’s significant tax base increase and where the capital budget, either currently or in terms PARTNERSHIPS MARKET ANALYSIS broader designation could be put in place for of trends through the last several years Again, the city has a long and generally The market analysis developed interactively constructing streets, sidewalks, green space, and going forward, they suggested that the successful record in forming partnerships, with the students throughout the studio and parking more flexibly. capital budgeting process be interwoven both with the private sector and other provided the major information base with the CDP update, projecting over the public agencies, to pursue its visions. The and rationale for the students’ work (full next several years how the city’s emerging studio felt that to be successful most of the report in Appendix A). The strengths, One area that students explored in more planning, design, and development visions it recommends, particularly for the the challenges, the opportunities, and the depth than dealt with in the market analysis aspirations might guide now and future Gateway and Bridge districts, will depend possibilities fueled the students’ enthusiasm is transit options. Cobb County (and to capital deliberations on these kinds of private and multi-agency and ultimately led to their bold vision. some extent the market analysis) has been partnerships, now and for the long term. Their proposals for the four Character tiptoeing around the very word for years, The studio is aware, for example, that Areas track closely with the analysis, in and at this moment citizens county-wide some preliminary explorations have been which three of the four opportunity sites continue to resist and push back against launched to consider the linkages between identified figure prominently, along with the very good study work that has been FINANCING TOOLS The Battery, particularly as it conceptualizes a number of other inferred development placed before them now for many years. Again, the students did not go into any continuation of its densification patterns up possibilities. (The fourth, the site at the Students wondered why Smyrna, as a depth in identifying and assessing all to and along Cobb Parkway and the shared THE CITY OF SMYRNA, GEORGIA - FALL 2016 68 INSTRUCTOR’S IMPLEMENTATION STRATEGIES

home rule city, could not press on with a In this model ranges of potential other transit agenda, a key factor in how fully the funding sources and public-private city might go forward with an aggressive partnerships as suggested above were development agenda, not to mention the not considered. In addition, the model is biggest complaint that came up through the aggressive in that it projects development citizen engagement process, congestion. of the bridge crossing Cobb Parkway, It would seem too that the Cumberland the redevelopment of the Lexus site, and CID could join in a serious exploration of building some of the key streets right up bringing transit to the Smyrna/CID area, front. While this model would certainly as a stand-alone or as a first phase in longer provide a dramatic entry into the new term program. Smyrna, other, more incremental, strategies could be more realistic. That is, creating the vision through the Comprehensive Plan, adopting the aspirational street FISCAL IMPACT network, amending the zoning ordinance, ANALYSIS and aligning the capital improvement program would enable building toward the In order to provide a framework for vision on a development-by-development assessing the fiscal implications of the basis. This approach would stretch out proposal for Smyrna, students used the the cost but also the revenue side. With the full buildout market assumptions and proper partnerships and well-programmed, rule of thumb measures for guesstimating designed and located, as these developments costs associated with one model of public might occur, momentum could build to participation for the necessary infrastructure. provide the impetus to step up the pace. (see Appendix B for full report by the For example, even as other retail sites Enterprise Innovation Institute). Using the might begin to redevelop to higher density funding devices of issuing a 20 year general residential or office complexes, coordination obligation bond secured by property taxes with The Battery, the CID, GDOT, the coupled with imposition of development county, and maybe even a transit provider impact fees, property taxes would increase could surely amass the capital necessary to by about 13 percent to cover the projected share the load of upfront infrastructure cost $52 million cost. Staging the work to focus contemplated in the fiscal impact report. on a projected first phase would reduce the In short, the fiscal impact analysis provides property tax increase to about 2 percent. a framework mechanism for assessing the The City would begin to cover its expense level and pace of development. Although outflow in about the sixth year, and would this framework should be used as guidance be breaking even by the tenth. for the development process, the information should be periodically updated and amended as events unfold.

SMYRNA GATEWAY - A VISION FOR SPRING ROAD INSTRUCTOR’S IMPLEMENTATION STRATEGIES 69

THE CITY OF SMYRNA, GEORGIA - FALL 2016