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TURNER FIELD STADIUM NEIGHBORHOODS
LCI PLAN
JULY 2016
PLAN SPONSORS
IV TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI V
Birdseye view illustrating the development potential of the core area. Artistic illustration of planning recommendations.
TURNER FIELD STADIUM NEIGHBORHOODS LCI VII
THE PLANNING TEAM PROJECT ORGANIZATION
CONTENTE CONSULTING,
PUBLIC ENGAGEMENT AMERICAN RIVERS,
Contente Terry, Principle In Charge STORMWATER MANAGEMENT
(SPONSORED BY THE TURNER FIELD COMMUNITY MARKET +
Trinderlyn Stroud, Relationship Manager TRANSPORTATION HOUSING
BENEFITS COALITION) ENGAGEMENT ECONOMICS
Bryan McDaniel, Photographer/Videographer
Jenny Hoffner, VP for Conservation Strategies
Jeremy Diner, Clean Water Supply Associate
KIMLEY-HORN, ASSOC.,
TRANSPORTATION
DESIGN DISTILL,
Eric Bosman, Lead Public Sector Planner
VISUALIZATION
Jeffrey Smith, Lead Transportation Planner
Andrew Hartness, Principal VISUALIZATION ONLINE COMMUNITY STORMWATER
Cody Zanni, Planning Analyst ENGAGEMENT MANAGEMENT
Alex Hogrefe, Principal
Rob Ross, Transportation Planner
*
Mallory Scates, Transportation Analyst
*Sponsored by the Turner Field
Benefits Coalition
VIII TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI IX
ACKNOWLEDGEMENTS THE PROJECT MANAGEMENT TEAM AND THE CORE TEAM
This historic LCI plan was made possible through This plan was directed and informed by a Project
the efforts of the following champions: Management Team and the contributions of a committed
Core Team of representatives. They are:
PLAN SPONSORS
THE CITY OF ATLANTA DEPARTMENT OF PLANNING AND COMMUNITY Alvin Dodson, Department of Parks and Recreation Jonathan Lewis, City of Atlanta DPCD Office of Planning-
The Honorable Mayor Kasim Reed DEVELOPMENT Transportation
Amy Goodwin, Atlanta Regional Commission
Tim Keane, Commissioner Joyce Sheperd, City of Atlanta Council District 12,
Barbara Washington, City of Atlanta Council District 4
Councilmember
CITY COUNCIL Carla Smith, City of Atlanta Council District 1,
OFFICE OF PLANNING
Ceasar C. Mitchell, Council President Councilmember Keisha Lance Bottoms, Atlanta Fulton County Recreation
Charletta Wilson Jacks, Director Authority
Carla Smith, Council District 1 Charima C. Young, AARP
Jessica Lavandier, Assistant Director, Strategic Planning
Keith Hicks, Department of Parks and Recreation
Cleta Winslow, Council District 4 Charletta Wilson Jacks, City of Atlanta DPCD Office of
(LCI’s Project Manager)
Howard Shook, Council District 7 Planning, Director Kelsi Coleman, Annie E Casey Foundation
Jonathan Lewis, Assistant Director, Transportation Planning
C.T. Martin, Council District 10 Chris Faulkner, Atlanta Regional Commission Kent Spencer, Invest Atlanta
Rodney Milton, Principal Planner
Michael Julian Bond, Post 1 At Large Cleta Winslow, City of Atlanta Council District 4, Kerry Hughes, AARP
Pattie Walden, Public Information Officer
Kwanza Hall, Council District 2 Councilmember Ketisha J. Kinnebrew, MBA Atlanta Public Schools
Natalyn Mosby Archibong, Council District 5 INVEST ATLANTA Columbus Ward, Peoplestown Neighborhood Laura Beall, Peoplestown Neighborhood
Yolanda Adrean, Council District 8 Ernestine Garey, Executive VP & COO David Holder, Mechanicsville Neighborhood Marisa Ghani, Atlanta Regional Commission
Keisha Bottoms, Council District 11 Flor Velarde, Planning Specialist
David Lively, Grant Park Neighborhood Association Michael T. Sterling, Workforce Development
Mary Norwood, Post 2 At Large
THE ANNIE E. CASEY FOUNDATION Flor Velarde, Invest Atlanta Moki Macias, Turner Field Community Benefits Coalition
Ivory Lee Young, Jr., Council District 3
Natallie Keiser, Senior Associate Forest Rose, City of Atlanta DPCD Office of Planning- Natalie Keiser, Annie E. Casey Foundation
Alex Wan, Council District 6 Transportation Patricia Walden, City of Atlanta DPCD
Felicia A. Moore, Council District 9 ATLANTA REGIONAL COMMISSION Greg Floyd, MARTA Rick Hudson, Grant Park Neighborhood
Joyce Sheperd, Council District 12 Dan Reuter, Manager of Community Development James Collins, Peoplestown Neighborhood Association Rodney M. Milton, City of Atlanta DPCD Office of
Andre Dickens, Post 3 At Large Amy Goodwin, Principal Planner
Jane Ridley, Turner Field Community Benefits Coalition Planning-Strategic Planning
Janean Lewis, Atlanta Public Schools Shelley Peart, Department of Public Works
Jen Ball Central, Atlanta Progress Sherlyn Bennett, City of Atlanta Council District 1
Jenny Hoffner, American Rivers Spencer Stoleson, MARTA
Jeremy Diner, American Rivers Stephanie Flowers, NPU- V
Jessica Lavandier, City of Atlanta DPCD Office of Suzanne Mitchell, Summerhill Neighborhood
Planning-Strategic Planning, Assistant Director Tarnace Watkins, Invest Atlanta
Jimmy Jones, Fulton County Government Tim Keane, City of Atlanta DPCD, Commissioner
Jocelyn Bivens, City of Atlanta Council District 12 Todd Hill, Department of Watershed Management
Jonathan Barhite, NPU-W
01 AN HISTORIC OPPORTUNITY
Not Your Typical LCI
03 FIVE STADIUM
NEIGHBORHOODS 05 ACTION PLAN
Implementation Matrix
An Historic Opportunity Redefining Success 100-Day Action Plan
The LCI Process Revisiting the Neighborhood Plans
Neighborhood Identity
Issues, Assets and Opportunities
XII TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI XIII
01
An Historic
Opportunity
Not Your Typical LCI
An Historic Opportunity
The LCI Process
TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 1
01. An Historic Opportunity 01. An Historic Opportunity
Stadium TAD
2 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 3
Existing Park
01. An Historic Opportunity 01. An Historic Opportunity
Urban Renewal
The history of the Turner Field does not begin
with the development of Atlanta-Fulton County
Stadium. Rather, it stretches back to the days of
thriving neighborhoods and commercial districts
lining Capitol, Georgia, Washington and Fulton
streets – some even rivaling Peachtree in stature.
Yet suburbanization and white flight made their
Construction of Turner Field Stadium Demolition of the Fulton County What’s next? appearance, bringing decline in property conditions
Stadium
and living standards. Blight led to the establishment
of the Rawson-Washington urban renewal area in 1957.
4 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 5
01. An Historic Opportunity 01. An Historic Opportunity
1950 1960
From left to right: Hank Aaaron hitting home run #715; Chick Fil-A cow; Centennial Stadium construction; Muhammad Ali lighting up
1962 1964
the cauldron; Fulton County Stadium implosion.
6 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 7
01. An Historic Opportunity 01. An Historic Opportunity
8 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 9
01. An Historic Opportunity 01. An Historic Opportunity
Mayor Kasim Reed at the Turner Field Stadium Neighborhoods LCI kickoff meeting held at FanPlex, 2015. Community members participating in one of the visioning workshop held at FanPlex for the LCI Study Area, 2016.
PITTSBURGH PEOPLESTOWN
We believe a great city
is a diverse, complex
environment shaped by
multiple voices over time.
12 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 13
01. An Historic Opportunity 01. An Historic Opportunity
The LCI process was organized in response to the presented back to the community in the following THE VENUE
unique characteristics of the Study Area which is months.
The LCI process greatly benefited from the generosity of
composed of five neighborhoods and a catalyst
In April, the planning team unveiled the core area the Atlanta Fulton County Recreation Authority by using
project of regional significance. As seen in the graphic
above, the planning team provided the space to design concepts to 400+ visitors at Atlanta Streets FanPlex as the primary venue for public engagement.
articulate the challenges and opportunities each Alive. The building was staged to act as a living design lab
neighborhood faces with the redevelopment of Turner with four stations called LEARN, WISH, SHARE, and ASK
Lastly, in June, the community provided final
Field, as well as an avenue to focus on the catalyst feedback on the projects proposed for the LCI as a which framed a continuous two-way dialogue between
site, defined as the core area in this plan. whole. Transportation, development and open space stakeholders and the planning team.
In January, the Core Area Visioning Workshop took initiatives were vetted through an Open House format,
place and more than 250 participants gathered for an as residents and stakeholders shaped an inclusive
interactive exercise that focused on Turner Field and vision for the area.
its surrounding parking lots. Input was also provided through online tools such as
In March, public workshops were conducted in the Stadium Neighborhoods LCI’s website*, and social
Peoplestown, Summerhill, Mechanicsville, Pittsburgh media, Neighborland’s interactive platform*. Atlanta
and Grant Park neighborhoods. Activities centered on Public Schools also conducted an extensive survey
Transportation, Land Use, and Cultural Assets. that included 1100 students in the area. See details in
the Appendix.
The common themes discovered during these
workshops formed the foundations for the plan *www.stadiumneighborhoods.com
recommendations and design concepts which were *https://neighborland.com/stadiumneighborhoods
14 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 15
I WISH FOR...
Major investment in eradicating poverty
and support programs for children 0-17.
19
Great cities do three things very well:
They achieve smart growth.
They do more with less.
They win support for change.
— MCKINSEY & COMPANY, 2013
02 I 01 DEFINING SUCCESS
The redevelopment of Turner Field and the core
area presents an unparalleled opportunity to mend
some of the unfavorable consequences previous
developments have brought to the area while
effectively anticipating for the challenges a growing
city like Atlanta will continue to face.
ELEMENTS LIKE:
ELEMENTS LIKE:
+
• Walkable connected street networks
• Landform and topography
• Diverse mixes of uses
• Historic objects and memories
• Civic and open spaces
• Major streets and connections
• Community amenities and destinations
22 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 23
Capitol Avenue Then and Now Georgia Avenue Then and Now
Signature Buildings Signature Buildings and Structures Commercial Buildings Commercial Buildings
Signature North-South Connections: Turner Field Stadium Signature East-West Connection: Turner Field Stadium
Washington Street Georgia Avenue
Capitol Avenue Signature North-South Connection: Signature East-West Connection:
Capitol Avenue Georgia Avenue
24 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 25
Street Grid Then and Now
Community’s Vision
1949 2016
On December 21, 2015, The Atlanta Fulton County
Recreation Authority (AFCRA) announced that the
Georgia State / Carter / Oakwood team had been
selected as the winning bidder for the redevelopment
of 67 acres of Turner Field and surrounding parking
lots. This news was met with a mix of hesitation and
optimism by stakeholders who were eager to begin
shaping their own vision for the site. To help make
this happen, at the end of January, the planning team
convened over 250 participants at FanPlex to debate
the level of development intensity on the land and
translate their preferences into form. This core area
visioning workshop sought to build upon the ideas
Activity Score Application
already shared by the community during the kickoff
meeting in early December and find consensus.
26 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 27
Community Character Amenity Index Activity Score
Regional Center
Regional REGIONAL
DOWNTOWN
POPULATION: 6,058
Center EMPLOYMENT
DWELLING UNITS:
JOBS:
2,998
72,937
RETAIL: 1,504,865
OFFICE: 22,000
SUBWAY OPEN SPACE: 26 ACRES
LIGHT RAIL
500 Active Urban District
District JOBS:
RETAIL:
21,989
806,932
OFFICE: 9,344,596
GROCERY STORE
200
OPEN SPACE: 19 ACRES
Urban Village
100
Quiet
Quiet Neighborhood
SMALL STORE GLENWOOD PARK
Neighborhood POCKET PARK
POPULATION:
DWELLING UNITS:
4,359
2,224
JOBS: 833
RETAIL: 149,664
SIDEWALKS OFFICE: 43,349
Community Character / Amenity Index / Activity Score Chart From top to bottom: Views of Downtown, Midtown, Decatur and Glenwood Park
used during the core area visioning workshop. in Atlanta, GA.
The community was then encouraged to select use buildings to street network and open space;
their ideal activity score for the core area based see examples on next page. With the aid of an app
on the community character categories and their developed by the planning team, the final activity
corresponding amenity index. Using 3D blocks to score was calculated based on the amount of blocks
achieve such score, participants were challenged used to build the development of the core area.
to balance neighborhood character with urban Details of the exercise can be found in the Appendix.
density. The 3D blocks represented various types of
development, from single family houses to mixed-
28 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 29
Park (Full Block) Baseball Stadium (College Size)
67 Population 0 Population
0 Jobs 571 Jobs
30 Dwelling Units 0 Dwelling Units
Building Blocks representing various types of development Building Blocks representing various types of development
used to build a 3D model during the core area visioning used to build a 3D model during the core area visioning
30 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 31
Activity Score: Community’s Average
244
ACTIVE URBAN DISTRICT
32 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 33
Baltimore, MD
East Baltimore
Baltimore, MD
East Baltimore
Johns Hopkins University
played an active role in the
revitalization of the East
Baltimore neighborhood.
Catalytic projects transformed
this area into a successful life
science district which includes
new public space, increased
student housing, 80,000 sf of
retail and 1,000,000 sf of office.
Chicago, IL
UIC Maxwell Street
Chicago, IL
Market Reality UIC Maxwell Street
The third important element in what success looked The University of Illinois -
like for the development of the core area was Chicago (UIC) created a small,
creating a vision that was rooted in market reality. but successful district that
With the prospect of a major university playing a caters to both nearby residents
crucial role in the reuse of Turner Field and the future and students. Their expansion
development around it, the planning team drew into a historic street in Chicago
increased retail and restaurant
from other university-driven developments around
offerings in the area.
the country. The following case studies present an
example of successfully integrated catalyst projects in
communities around the country.
Los Angeles, CA
Village at USC
Los Angeles, CA
Village at USC
University of Southern
California (USC) is redeveloping
a series of parking lots and
older-suburban retail into a
mixed use development which
includes retail, open space, and
residential. The project includes
community-serving retail,
including a specialty grocer.
34 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 35
“The cities and mansions that
people dream of are those in
which they finally live.”
— LEWIS MUMFORD, THE STORY OF UTOPIAS
02 I 02 DESIGNING THE
VISION
Finding Consensus
The wealth of ideas generated during the visioning
workshop made clear two important points: 1) the
community was supportive of a level of development
approaching that of Midtown Atlanta and 2) the
development should embody all the positive aspects
that come with careful design and high-quality
execution. These aspects were translated into
thirteen place-based parameters which evolved
into a design brief for the planning team. With
these valuable insights, the team set to work on
three options that reflect different approaches to
achieving the community’s desires.
36 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 37
Design Parameters
FLEXIBILITY AND DENSITY PUBLIC OPEN SPACE LEGACY (NEIGHBORHOODS AND STADIUM ELEMENTS
SPORTS)
1. The development should accommodate 5. The infield of the Fulton County 12. A portion of Turner Field should
maximum flexibility in the future and Stadium should be the core of a new 10. The essence of the historic street grid remain publically accessible on a daily
should be designed as a part of the city, public open space. should be maintained. basis even as the GSU football program
not a single mega-development. For occupies the structure.
example, buildings and their associated 6. Heritage Park should be incorporated 11. Elements of the sports legacy should
parking should sit on individual blocks into the core area urban design remain within the site (for example the 13. The proposed GSU baseball stadium
with institutional parking dispersed framework in some significant way. Hank Aaron statue). should be located to minimize its impact
throughout the district. on future development potential.
7. Public access to the I-20 overlook
2. Density should reflect the mixed-use and views of the state capitol should be
potential and regional significance of the preserved.
site while maintaining compatibility with
the adjacent neighborhoods.
3. The neighborhood edges should respect the 8. Capitol Avenue / Hank Aaron Drive should be
scale and grain of the neighborhood. transformed into a signature boulevard, with dedicated
right-of-way for transit.
4. The interstate edges should not preclude
the possibility of reducing the facilities impact 9. Fulton Street and Georgia Avenue should be
through lane / access ramp reductions or designed as multimodal east-west connectors.
redesign.
38 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 39
conceptual view looking conceptual view looking conceptual view looking
northeast from above the ted northeast from above the ted northeast from above the ted
District (Portland). The open space system is derived 5 Student Oriented Housing Streets 5 Student Oriented Housing Streets 5 Student Oriented Housing Streets
from this block layout where parks are substituted for 6 Dedicated District Parking 6 Dedicated District Parking 6 Dedicated District Parking
40 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 41
capitol bridge and
bike/ped corridor
infill institutional
office cluster
shared use
plaza
townhouses
stormwater park
academic / office
grocery
market halls
From left to right: Mariahilfer Straße, Vienna, Austria; New Road, Brighton & Hove, England; Monash University Caulfield Campus
Green, Melbourne, Australia.
42 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 43
capitol building
institutional infill
baseball field
townhouses
stormwater park
district parking
hotel
grocery
academic / office
From left to right: Cloud Gate Sculpture, Chicago, IL; Klyde Warren Park shade structure and birdseye view, Dallas, TX.
46 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 47
capitol building
crew square
fulton square
Neighborhood Squares
This concept emphasizes a return to the historic
neighborhood scale of the site by creating a series of district parking
aaron square
summerhill
stormwater park baseball field square townhouses
hotel
grocery
academic / office
From left to right: Tanner Springs Park, Portland; Hank Aaron during unveilig of his statue (1982), Atlanta.
50 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 51
capitol building
0% 10% 20% 30% 40% 0% 20% 40% 60% 0% 10% 20% 30% 40%
54 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 55
Birdseye view illustrating the development potential of the core area. Artistic illustration of planning recommendations.
TURNER FIELD STADIUM NEIGHBORHOODS LCI 57
Proposed new public park and memorial commemorating Hank Aaron, his athletic achievements and
cultural legacy in Atlanta. Artistic illustration of planning recommendations. TURNER FIELD STADIUM NEIGHBORHOODS LCI 59
Proposed streetscape improvements and development along Capitol Avenue.
Artistic illustration of planning recommendations. TURNER FIELD STADIUM NEIGHBORHOODS LCI 61
Proposed streetscape improvements and development along Georgia Avenue, including the reuse of Turner Field.
Artistic illustration of planning recommendations. TURNER FIELD STADIUM NEIGHBORHOODS LCI 63
“A great city is a connected
city — with a large number of
opportunity–spawning, face-
to-face, physical interactions
between its inhabitants.”
— THE ROYAL SOCIETY, 2015
02 I 03 ESTABLISHING A
NEW FRAMEWORK
Enhanced Mobility
Mobility and connectivity improvements for the Turner
Field Stadium Neighborhoods area were defined to
integrate various users, reconnect the fabric of the
Turner Field site to its original, historic pattern where
possible, and enhance the connection of anticipated
improvements and development to the region and
adjacent neighborhoods.
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Key Corridors
CAPITOL AVENUE / HANK AARON DRIVE PRYOR STREET / CENTRAL AVENUE
This is the main corridor connecting the Turner This one-way pair of streets provides direct access to
Field Core Area to Downtown on the north and the and from Downtown Atlanta. In the short-term, high
BeltLine on the south. Improvements to Capitol quality bicycle facilities should be added to these
Avenue will be critical to maintaining traffic flow while streets to connect the west side of the Downtown
enhancing bicycle, pedestrian, and transit activity. Connector and neighborhoods to Downtown and the
As redevelopment occurs, Capitol Avenue should be Capitol Avenue corridor. As economic reinvestment
designed as the area’s “front door” and provide a full occurs near the intersections of Pryor, Central and
multi-modal environment that balances the needs Georgia Avenue, additional study and analysis should
of automobiles, pedestrian, bicyclist, and transit, be conducted to consider two-way operations on
and fosters a truly outstanding retail and restaurant these corridors, while maintaining high quality,
environment. dedicated bicycle paths in the area.
66 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 67
0 500 1000
Feet
Walkability / Bikeability Transit Integration
The Core Area should fully integrate pedestrian and The Core Area should fully integrate transit in its
bicycle best practices along all major roadways. design. There is a high likelihood that there will
Both within the Core Area and in adjacent areas, be significant transit activity between the site and
block sizes should remain small (generally 200-400 Downtown Atlanta along Capitol Avenue. Ideally,
feet in length) to encourage walkability and active transit would be located in the center of Capitol
street level uses (retail, restaurants, etc.) should be Avenue with pedestrian loading and staging areas
provided to foster a safe, pleasant environment. to limit potential conflicts between transit and
Roadways should be designed to keep speeds at 25 pedestrian/bicycle facilities. Consideration should
miles per hour or less in order to create a safe, quality be given to locating transit stops near the highest
environment for pedestrians and bicyclists. Pedestrian densities and near locations where special events
activated traffic signals should be used to the fullest will be held. Additionally, a transit hub option should
extent possible. be explored in order to streamline transit operations
and provide the quickest access possible for transit
vehicles to serve the site.
Parking
On-street parking should be used to the fullest extent
possible throughout the Core Area. This will support
street level retail and spur economic development.
Studies show that one on-street space translates to
$100,000 - $250,000 per year in retail sales. Off
street parking should be concealed where possible
as to not create “dead zones” along roadways within
the Core Area. Additionally, parking lots and decks
should be located in areas near complimenting uses
that have the highest sharing capability. For instance,
parking that serves office and evening special event
uses.
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Key Attributes
• Maintain existing traffic flows along corridor,
particularly during peak hours
• Ability to provide off-peak on-street parking
• Provide dedicated, protected bicycle lanes
• Provide clearly delineated transit loading areas and
crosswalks for pedestrians
CAPITOL AVENUE
(Pollard Boulevard to Georgia Avenue)
Capitol Avenue, from Pollard Boulevard on the north
to Georgia Avenue on the south, should be widened
to allow for center loaded transit lanes with center
median transit stops, while maintaining two travel
lanes in each direction. Additionally, the intersection
of Capitol Avenue and Pollard Boulevard should serve
as the transition point for the two-way cycle tracks
proposed on the Capitol Avenue Bridge to bicycle
lanes alongside northbound and southbound travel
lanes. Bicycle lanes on both sides of the street should
be buffered from travel lanes by a raised planter or
curb and the outside travel lanes may be used for
on-street parking during off-peak periods. Capitol
Avenue should also include wide sidewalks with street
trees and other high quality pedestrian amenities.
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Key Attributes
• Requires traffic flows to be satisfied via alternative
parallel corridor
• Slower vehicular speed
• Full time on-street parking available
• Shared vehicular/bicycle lanes
• Less delineated transit loading areas and
crosswalks for pedestrians
• Integrated kiosks, dining and pedestrian activity
throughout the public realm
CAPITOL AVENUE
(Alternative – Fulton Street to Georgia Avenue)
Alternatively, the developer of the Turner Field site
may choose to work with the City to slow travel
speeds through the corridor by making additional
alterations to the cross section in limited areas. In this
proposed alternative scenario, Capitol Avenue would
be further calmed by providing less delineated travel
lanes. This scenario, like the previous one described,
provides center loaded transit. However, the entire
public realm would be treated as a plaza area with
various transportation modes sharing space. Curbs
would be limited and more pedestrian activity would
be encouraged through a greater portion of the cross
section, not just along the sidewalks. This alternative
would require that some traffic volumes are satisfied
using alternative parallel corridors, particularly during
morning and afternoon peak travel periods and for
special events due to travel speeds dramatically
reduced through this area.
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Key Attributes
• Maintains current traffic flows
• Includes transit only travel lanes
• Provides bicycle and pedestrian facilities separated
from traffic by planting strips and tree canopy
• Provides dedicated bicycle facilities away from
interstate ramps
• Restricts turning movements of vehicles exiting
the I-20 ramps to provide a safe environment for
pedestrians and bicyclists
• Allows for the connection of on and off ramps for
potential future I-20 managed lanes/Bus Rapid
Transit facilities
Alternative 1 - Maintains existing bridge and adds Alternative 2 - Maintains existing bridge Alternative 3 - Maintains existing bridge,
a new adjacent bridge with sidewalk, dedicated and adds a new adjacent bridge with but retrofits it in order to make room for
two-way cycle track, and landscaping. sidewalk, dedicated two-way cycle track, and protected bike lanes
landscaping.
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Key Attributes
• Maintains existing traffic flows along corridor
• Calms traffic by reducing travel speeds
• Creates more pedestrian crossing opportunities
• Provides dedicated bike lanes
• Provides east-west transit access
• Includes beatification through enhanced
streetscapes
GEORGIA AVENUE
(Capitol Avenue to Grant Street)
Georgia Avenue, from Pulliam Street on the west
to Capitol Avenue on the east, should maintain its
curve through the Core Area. Not only does the
roadway curve respect the history of the site as the
location of the 1996 Olympic Stadium, it also serves
to slow traffic and provide an important urban design
element. With future redevelopment, the section of
Georgia Avenue in the core area should be narrowed
to reduce lane widths and provide on-street bicycle
lanes. Pedestrian activated signals and center planted
medians should also be constructed to enhance
pedestrian safety and reduce vehicular speeds.
Georgia Avenue should also serve as a rubber tired
transit corridor connecting the West End MARTA
station to the west with the Zoo and Grant Park to the
east.
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FRASER STREET PRYOR STREET / CENTRAL AVENUE PAIR
Fraser Street, from Fulton Street on the north to Pryor Street and Central Avenue currently serve as
Atlanta Avenue on the south, should be converted to a one-way pair through along the west side of the
two way operation (Bass Street to Atlanta Avenue) Downtown Connector adjacent to the Core Area.
and enhanced with wider sidewalks, landscaping and These corridors should be modified to include a
tree canopy. This corridor will serve as a compliment one-way, barrier separated bicycle lane through the
to the Capitol Avenue corridor and serve development removal of one travel lane on each street. These high
that will occur along the east side of the Capitol quality bicycle facilities will connect the Core Area
Avenue corridor. Improvements to Fraser Street are redevelopment to Downtown Atlanta via Georgia
Fulton Street (Pryor Street to Capitol Avenue) - Proposed
key to forming the transition from higher intensity Avenue and Fulton Streets. As the area changes over
redevelopment in the Turner Field Core to the time and redevelopment occurs, consideration may be
Summerhill neighborhood to the east. given to converting these one-way pairs to two-way
operation.
Key Attributes
FULTON STREET • Provides enhanced traffic flows and serves as Key Attributes
Fulton Street, from Pryor Street on the west to Capitol compliment to the Capitol Avenue corridor • Provides high quality bicycle facilities
Avenue on the east, should include a two-way cycle • Includes beatification through enhanced • Manages existing traffic volumes
track and sidewalks along the south side of the road streetscapes
• Includes beatification through enhanced
separated from the travel lanes. The cycle track streetscapes
would connect to planned bicycle facilities along
Pryor and Central Avenue. Improvements should also
include improvements to the Fulton Street bridge over
the Downtown Connector including wider sidewalks, a
cycle track, and landscaped canopy.
Key Attributes
• Maintains existing traffic flows along corridor
• Creates high quality bicycle connection between
the Core Area and planned bicycle facilities to the
west with connections to Downtown Atlanta
• Includes beatification through enhanced
streetscapes
78 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 79
Green Infrastructure
American Rivers recommends the redevelopment
manage site runoff with green stormwater
infrastructure features (bioretention, cisterns,
permeable pavers, etc.) designed to capture the first
1.8” of rainfall from each storm. The City of Atlanta
minimum requirement is 1” so 1.8” is an aggressive
yet achievable goal which could capture up to 3.6
million gallons of runoff. Stormwater runoff from
the interstate system and the redevelopment site
generally drains to the southeast toward Peoplestown.
80 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 81
infill institutional
office cluster
district parking
Additional Development
The core area description would not be complete this without compromising development, before aaron square
without acknowledging the importance of continuing soliciting development proposals on the remaining
the transformation across the interstate into Turner Field parking.
Mechanicsville. In fact, there are many opportunities
There was also considerable sentiment in converting
to convert surface parking lots associated with the
at least Pryor Street to two-way operations. This has
Braves into new urban development in the future. infill housing
an impact on future development, because a two-way
Community stakeholders recognized this and were ball park
network is more conducive to a walkable environment
unanimous in their support for dense mixed-use
and storefront retail, something that is conspicuously
development lining both edges of the interstate.
absent in Mechanicsville. It is critical that long-
However, they also recognized the importance of
term conversion of the area’s north-south streets
scaling down development quickly to respect existing
be studied in a larger context such as the pending
Mechanicsville housing stock. The development
Comprehensive Transportation Plan that the city is
concept to the left is based on these two drivers.
about to undertake. If converting some or all of the
There is an unparalleled opportunity to significantly one-way system in the South CBD is feasible, it may stormwater park
reduce stormwater loads from I-75/85 by using the point to similar treatment in this area that can inform
adjacent Mechanicsville parcels as infiltration devices. the shape and content of future development.
These parcels are however also the most valuable
for development. Because the Georgia DOT has
expressed interest in developing this concept further,
all stakeholders involved in economic development
of these edge parcels, especially Invest Atlanta,
should work with GDOT to determine the amount of rda commercial / academic / office
mixed use node
mitigation possible and the strategies to accomplish
82 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 83
03
Five
Neighborhoods Redefining Success
Revisiting the Neighborhood Plans
Neighborhood Identity
Issues, Assets and Opportunities
84 85
“The city is like a great house,
and the house in its turn a
small city.”
LEON BATTISTA ALBERTI, ON THE ART OF BUILDING
03 I 01 REDEFINING
SUCCESS
Chapter 2 postulated that success for the core
area may be defined by the perfect convergence
of community vision, market reality and the site’s
DNA. While success in the neighborhoods is not
independent from success in the core, it is more
nuanced and reliant on a web of well-functioning
connections. Like an individual that needs the security
of shelter, the respite of nature, the fulfillment of an
occupation and exposure to culture, a neighborhood
needs similar elements to function successfully
in the life of a city. Only when shelter, nature,
opportunity and culture are present and thriving can
a neighborhood be considered complete enough
to support its residents. This was the lens through
which the planning team approached each of the five
stadium neighborhoods.
86 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 87
CONNECTIONS TO EACH OTHER CONNECTIONS TO SHELTER CONNECTIONS TO NATURE
The architect’s quote on the preceding page The single most important characteristic of Parks were once indispensable for providing
could not be more applicable to the analogy a neighborhood is the fact that many people fresh clean air to cities choking in smoke.
between an individual and a neighborhood. call it home. When shelter becomes scarce or Today parks encourage physical activity and
Families are made up of individuals with inaccessible, the ability of a neighborhood to enable a beneficial psychological connection to
shared resources and outlooks, with common support itself is severely compromised. nature.
personality traits and sometimes differing
opinions that lead to conflict. Like families, The LCI has the potential market to drive The LCI area is fortunate to have several large
neighborhoods also have shared resources and demand for about 200 new units of housing neighborhood parks that contain a wide variety
a sense of common purpose even with plurality annually to 2020 (see Appendix). The of passive and active recreation sites, as well as
and diverging opinions among residents. question is whether connections to this and smaller pocket parks and community gardens.
other housing can be maintained for existing Grant Park is also within walking or biking
The strength and stability of a neighborhood residents or those of limited means. Programs distance to much of the area. The challenge
lies in the connections it can enable between and policies like property tax exemptions will be to encourage residents to embrace all
each of its residents, between residents and and maintenance assistance are crucial to parks as their own, to improve connections
their environment, and to world beyond. preserving housing for all household income to those parks, and to replace redundant
levels. facilities with a greater mix of programs and
landscapes.
88 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 89
03. Five Stadium Neighborhoods
03 I 02 REVISITING THE
NEIGHBORHOOD
PLANS
Years of urban renewal, declining fortunes and
demolition have split the once holistic near south
side into neighborhood silos, each with a defensive
front toward the city beyond its borders. Individual
Community Redevelopment Plans, in addition to
Comprehensive Development Plan, are the official
policy documents to guide their futures. This LCI is a
platform to change the status quo.
BELTLINE MECHANICSVILLE
Summerhill portion of Georgia Avenue
as well as major redevelopment targets
SUBAREA 1 REDEVELOPMENT
in Mechanicsville and reinforced the
03 I 03 NEIGHBORHOOD
IDENTITY
Atlanta is a city of neighborhoods forged by early
settlement and streetcar infrastructure, hardened
by urban renewal and sometimes uncontexual
developments. Consistent with national trends that
plagued inner cities in the 1960s, 70s and 80s, the
five stadium neighborhoods experienced common
challenges that drove them to a heightened sense of
self-awareness and preservation. Direct representation
in the city’s planning processes through the NPU
system was productive, but it also meant that
while each neighborhood got a degree of personal
attention, it encouraged them to turn into silos.
97
Summerhill
Summerhill is the oldest stadium neighborhood of the
five, having been established immediately after the
Civil War. While freed slaves were some of the earliest
settlers, the neighborhood evolved into diverse mix
of African-Americans and whites - particularly the
Jewish immigrant community that was critical in
founding institutions like Grady Hospital and Rich’s.
Those who know Summerhill know it was also once
home to icons like Mayor Sam Massell and builder
Herman Russell.
98 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 99
Peoplestown
Peoplestown owes its name to the Peoples family,
whose large land holdings were developed in the
1880s into an early streetcar suburb centered
on the Capitol Avenue line. Like other Atlanta
neighborhoods, Peoplestown was racially segregated
with African-Americans occupying more modest
homes in the eastern half and whites living in the
blocks bound by Little to the north and Kendrick to
the south. With the construction of Interstate 75/85
the prestigious Washington Street area was heavily
impacted by demolition; and environmental issues on
industrial land along the rail lines in the southern end
of the neighborhood further affected Peoplestown’s
fortunes.
100 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 101
Pittsburgh
The Pegram Shops of the Southern Railway played
a formative role in two LCI neighborhoods. As
the largest locomotive servicing facility between
Washington DC and New Orleans, Pegram provided
the area with good paying jobs as well as abundant
coal smoke, inspiring the name Pittsburgh after the
Smoky City of steel. However unlike its neighborhood
Mechanicsville, Pittsburg was literally and figuratively
the “other side of the tracks” where houses were
smaller and incomes lower.
102 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 103
Mechanicsville
Also indebted to the railroad for its name,
Mechanicsville was able to claim Pegram Shops as
its own. Its residents formed the bulk of the shops’
skilled workforce and consequently the neighborhood
was more wealthy and diverse than Pittsburgh.
Mechanicsville also had Pryor Street as the equivalent
to Washington and Capitol, with a similar population
of middle-class Jewish immigrants.
104 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 105
Grant Park
Only a small portion of Grant Park is included in the
LCI planning area. Those familiar with Atlanta however
know that Grant Park is one of the earliest suburban
expansions in the city, and that it was at the forefront
of the neighborhood revitalization renaissance of
the 1980s and 1990s. The character and identity of
the neighborhood is inseparable from its namesake
park, Atlanta’s Zoo and from the historic homes and
architecture that are marked with the Grant Park
Neighborhood Association sunburst.
106 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 107
“I would like to see this neighborhood going
back to the original state that it was before 75,
the Olympics and other things. Peoplestown,
Mechanicsville and other neighborhoods were
within walking distance and people interacted.”
— YASIN OFUNMUYIWA EFUNDELE, SUMMERHILL RESIDENT
Enhancing connectivity
between neighborhoods
and back to the core area
was paramount in the minds
of stakeholders..
108 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 109
Neighborhood Suggestions
Transportation
• Need traffic calming around Stanton Elementary in
Peoplestown
110 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 111
Neighborhood Suggestions
Land Use and Development
• Rehabilitation of Georgia Avenue storefronts a
priority
• Medium-density mixed-use/residential in
Summerhill north of Fulton
Industrial
Mixed Use
112 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 113
Neighborhood Suggestions
Open Space
• Need community recreation center in Peoplestown
114 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 115
04
One LCI
Community
Enhanced Mobility
Open Space and Stormwater
New Development
Commercial Opportunities
Housing Opportunities
116 117
“This plan gives us an opportunity to put
into place a pattern of growth and building
and architecture that can be a model for
how we want Atlanta to be in the future.”
— TIM KEANE, COMMISSIONER, DEPARTMENT OF PLANNING &
COMMUNITY DEVELOPMENT
04 I 01 ENHANCED
MOBILITY
The LCI planning process included a series of
stakeholder interviews, meetings with local agencies,
business owners, property owners, and area residents;
see Appendix. Through multiple forms of public
outreach and discussion a series of priority issues,
challenges, and opportunities were identified to
support enhanced mobility for local residents and
visitors to the LCI Study Area. Examples include:
MARTA Rail
• Reconfigure the transition from Fulton Street to
Streetcar
Glenwood Avenue to I-20 Eastbound from the Turner
Proposed Transit
Field Area to slow speed and improve safety
BeltLine Trail Build
Signal Improvement
Street Improvement
LCI Study Area Regional Connectivity Major Project
Stadium TAD
Transit Corridors
Streetscape Improvement
Interchange Enhancement
Roundabout
Bike Facility
LCI Study Area Proposed Enhanced Mobility Projects MARTA Rail Line
MARTA Station
122 TURNER FIELD STADIUM NEIGHBORHOODS LCI 0 330
Feet
04. One LCI Community
New Street
126 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 127
0 1000 2000
Feet
Interchange Enhancement
INTERCHANGE IMPROVEMENTS
Interchange improvements recommended should pedestrian improvements including enhanced lighting
provide improved safety and operations through and public art potential are recommended for the
traffic calming, geometry changes, and beautification Ralph David Abernathy Boulevard and Windsor Street
efforts. These improvements include relocating traffic underpasses. Chapter 2, Restoring the Core, provides
from the eastbound Glenwood Avenue on-ramp to detailed cross-sections that illustrate recommended
Glenwood Avenue SE and then to I-20 Eastbound improvements for the Fulton Street Bridge over
via a roundabout at Hill Street. Traffic calming and I-75/85 and the Capitol Avenue Bridge over I-20.
geometry reconfiguration is recommended for the
Cycle track, Washington, D.C.
I-75/85 off-ramp at Washington Street. Bicycle and
128 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 129
Instead of channeling stormwater into
pipes and drains, a more natural method
of water management has benefits for the
environment and economy.
04 I 02 GREEN
INFRASTRUCTURE &
OPEN SPACE
The responsible management of site runoff and the
restoration of urban waterways is a major issue for
most American cities and these issues were identified
by LCI stakeholders as an area of great concern.
Aided by the staff of American Rivers, the planning
team was able to identify a number of strategies that
will significantly reduce the runoff that is negatively
impacting the headwaters of Intrenchment Creek.
Some of them involve rainwater harvesting or
vegetated infiltration basins which can add landscape
richness and provide multiple benefits to an urban
environment.
Responsible redevelopment
of the core area can make
a major impact in reducing
downstream flooding.
130 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 131
One contributor to the stormwater management of I-75/85 (between the Connector and Central
and flooding issues experienced in the Turner Field Avenue between Fulton Street and Ralph David
Area is the significant amount of runoff from I-75/85 Abernathy Boulevard) for stormwater retention.
to the west, I-20 to the north, and the interchange This low lying area has the best potential to capture
between the two interstates just northwest of the and retain stormwater from the adjacent interstate
study area. During the planning process, the team and interchange areas and prevent significant
collaborated with American Rivers who conducted an flow of runoff from the interstate into downstream
independent stormwater assessment. The team also neighborhoods; see Appendix.
met with officials from the Georgia Department of
Transportation (GDOT) to discuss potential solutions For the redevelopment area, the preferred practices
to retain stormwater runoff. are rainwater harvesting for buildings; bioretention
for parks, landscape areas, and some roadways; and
Two potential solutions to reduce runoff from the permeable pavers for any new roads. These cost-
Interstates are for GDOT to incorporate green effective solutions, particularly rainwater harvesting,
stormwater infrastructure (bioswales or similar) or have the potential to save money in the long-term.
retention/detention facilities in the open spaces Money will be saved directly from reductions in water
below the interchange. While there may be some and sewer fees and reduced energy use. Additional
interest from GDOT to test runoff reduction strategies profit could be made indirectly by creating an
under the interchange, a partnership to maintain aesthetically pleasing area with a lower heat island
these elements may be necessary to fully implement effect, inviting people to live, work, and play in a
them. A second solution to mitigate runoff from space they want to occupy; see Appendix.
the interstates would include use of property west
Watershed Boundary
Highway area that can feasibly drain
to green infrastructure
Area suitable for green
infrastructure to receive runoff from
0 600 1200
Feet
134 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 135
STORMWATER CONTROL
URBAN PARK
ST-04
CF-05
UP-04
UP-03
Urban Park
136 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 137
0 1000
Feet
Broad and multifaceted
investment in the core area
means economic opportunity
for the rest of the LCI.
04 I 03 NEW
DEVELOPMENT
Economic development has been a subject of varying
contours and emphasis in the LCI neighborhoods.
Whether urban renewal, or deindustrialization and
brownfield degradation, or business closures from
an eroding market, or loss of population along with
the housing crisis, the LCI has been exposed to the
worst of the widespread problems facing cities in the
1950s through the 1980s and into the 2000s. It has
also been the subject of repeated efforts to increase
investment through land use regulation, subsidies and
civic projects.
138 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 139
itc
Station
h
W
ell
Oakland Ave S
Wa
F
King Memorial
Fair St SW
alk
SW
SW
ide
St
E
W
St SW
tS
Garnett
hs
St
ry
rS
DOWNTOWN
rt
e
bu
tle
No
Station
tre
ad
Bu
Br
Grant St SE
Lawshe St SW
Station
ac
Roach St SW
Pe
Ca
SW pit
St ol
SW
rs Bro Sq
CLEOPAS R. te th SW
St
Pe er
to Tr
on
in
James P Brawley Dr SW
Packard St SW n
OAKLAND
JOHNSON PARK St ity
gt
King St SE
SW Av
Moore St SE
hin
eS
Biggers St SE OAKL
as
Larkin St SW W
W
Ga
rn
et
SW
tS
l SW
tS
Castleberry St
Pl
W
in P
ol
Formwalt St
pit
Lark
Ca
George St SE
Martin L King Jr Dr SE
URBAN CORE
Fort St SE
Fair St SW
CASTLEBERRY HILL
SW
Ave
Memorial Dr SE
SW
rry Gre
e ensf
Cooper St SW
ensf erry
Gre Ave
UC-01
SW
Oakland Ave SE
Cherokee Ave SE
Harden St SE
Tr
CAPITOL GATEWAYINTERNATIONAL
en
Wood St SE
Capitol Ave SW
ho
H lm
ills WESLEY
75
ATLANTA UNIVERSITY
St
Av SW Woodward Ave SW
e
Dr
UC-02
SW
e
hit
W
sid
Westv
Connally St SE
Fraser St SE
Martin St SE
Kelly St SE
Terry St SE
rth
Grant St SE
UC-03
iew
Capitol North Redevelopment ST-01
Dr SW
No
Bryan St SE
Rawson
St SW Logan St SE
W End Ave SW
RAWSON- Logan St SE
TRANSITIONAL MIXED-USE
Rawson St SE
Broyles St SE
WASHINGTON
t SW
Bryan St SE
PARK
Sp
rs S
W
elm
W
W
St
hit
an
tS
e
Metropolitan
Pet
ub
lS
eh
Ln
pe
bs
all
TM-01
a
SW
Stadium East Redevelopment
Ch
Rd
Te
r SW
TM-02 20
Pkwy
Eugenia St SW
Eugenia
Norcross St SW W St SW
tS Glenwood Ave SE
TM-02 ST-03
nS
Fulton-Windsor Redevelopment
Cooper St SW
o
Ira St SW
ws
Ra
Hu
Ha
Alice St SW
UC-03 TM-03
mp
mm
Solomon St SE
hri
on
Glenwood Ave SE
es
St
dS
on
TM-03
Fult
St
Solomon Street Redevelopment
tS
SW
Kelly St SE
W
Fulton St SW Glenwood Ave SE
DUNBAR Fulton St SE
ELEMENTARY
20
NEIGHBORHOOD CENTERS SCHOOL Hammock Pl SE
Sydney St SE
Connally St SE
CF-08
Oakland Ave SE
Richardson St SE St Paul Ave SE
Richardson St SW
SUMMERHILL
Mcd
Whiteh
ROSA L.
anie
SW
Tift St SW
Loomis Ave
St BURNEY
TN-04
all Ter SW
lls
UP-01
l St
Capitol Ave SE
We
PARK
NC-02
Orleans St SE
SW
Mechanicsville Neighborhood Center
Bluff Richmond St SE
St SW
CF-04
Cherokee Ave SE
Hum
Broyles St SE
GRANT
UC-02
phrie
Crumley St SW
Crumley St SE
s St
Benjamin St SW
Orchard Ct
NC-03
MARTIN LUTHER
Peoplestown Neighborhood Center
SW
Ira St SW
Connally Pl SE
Poole Pl SW
KING JR
Glenn St SW
Milledge Ave SE
MIDDLE SCHOOL
TN-03
Terry St SE
Reed St SE
Martin St SE
UC-01
NC-04 Pittsburgh Neighborhood Center Ralph D Abernathy Blvd SW
Glenn St SW
TM-01 GRANT PARK
MECHANICSVILLE
W Whitehall St SW
Pryor St SW
Glenn St SE
Cherokee Pl SE
Kent St SE
PHOENIX HILL
SW
ay PARK III NEIGHBORHOOD
Ralph D Abernathy Blvd SW
W
o
sc CENTER
NC-02
TN-01
u
Tr
Garibaldi St SW
Smith St SW
Pulliam St SW
NC-01
TN-02 Hank Aaron Drive South Christman St SW Pavilion St SE
TN-03
FIELD
McKenzie Place Redevelopment
Lee St SW
Bass St SE
CHARTER
Central Ave SW
Hill St SE
SCHOOL
Windsor St SW
Ami St SE
Bass St SE
Fraser St SE
TN-04
Bass St SE
Oakland Ave SE
Augusta Pl SE
Shelton Ave SW Stephens St SW
CF-03
Wright Ct Stephens St SW Love St SE
Love St SE
Reed St SE
CHENEY
St SW
SW
Tennessee Ave SW Love St SW
TN-05
Cooper St SW
STADIUM
Formwalt St SW
Industrial Innovation Districts
Withers Pl SW
Woodson St SE
SW
Hank Aaron Dr SW
Terry St SE
Welch St
Grant Ter SE
CF-02
Bender
Lowndes St
Reed St SE
CF-01
Coleman St SW
CF-06 LDI
TN-06
Dodd Ave SW
II-01
Middle St SW
Smith St SW
TN-07 Metropolitan Pkwy SW
Grant Park Pl SE
Crew St SW
Metropolitan East Hendrix Ave SW South Ave SE
Pry
Tift Ave SW
Connally St SE
Martin St SE
or S
t SW
Rockwell St SW
TN-08
Ormond St SW
BeltLine Development
McDaniel St SW
Ormond St SW
ADAIR PARK II
Ormond St SE
Hubbard St SW
Beryl St SW
Hobson St SW
Greenfield St SE
Lillian Ave SW
Cohen St SW
TN-09
Doane St SW
Hope St SW
W
Gardner St SW
TN-11
Av
SW
Bonnie Brae Ave
Grant St SE
hy
CHARLES L.
Connally St
rp
Grant Ter
Mu
GIDEONS
CF-05 ELEMENTARY
Rawlins St SE
Washington St SW
Buena Vista Ave SW
SCHOOL
Hubbard St SW
SW
Pearce St Mary St SW Vanira Ave SE
Mary St SW Connally
Atlanta Ave SW
St SE Kendrick Ave
Vanira Ave
ADAIR PARK
Dewey St SW
Kendrick Ave SE
Ad
TN-13 Casey University Avenue Site NC-04
a
ms
75
o
Tuskegee
nS
St SE
tS
Elbert St SW Hatcher Ave SW
W
Dunning St Robinson Ave
85
Martin St SE
Arthur St SW
STANTON
Pulliam St SW
TN-02
Dunning St SE
ELEMENTARY
Smith St SW
UP-03
Farrington Pl SE
Ira St SW
Linam St SE
Fern Ave SE
Violet St SE
SCHOOL
Mead St SE
BOOTH COLLEGE
Ohenry St SW
Hugo St SW
Haygoo
d
PITTSBURGH
Ave SE
Catherine St SW
Grant Ter SE
Ri
Hobson St SW
Welch St SW
Grant Cir SE
Boynton Ave SE
BL-01
dg
Garibaldi St SW
West Ave SW
BL-01
D.H.
Hubbard St SW
e
Sims St SW
Av
Mayland Ave SW LDI PARK
e
SW
Warner St SW
AT L A N TA B E LT I N E
Mayland Cir SW
Wo
BL-03 BL-02
o
Booker Ave SW
SW Lexington Ave SW
Windsor St SW
Moton Ave SW
Mailing Ave SE
BL-04
Boykin St SW
Mil
to
BL-03
nA
ve
University Ave SW
SE
Sparta St SW
Martin St SE
Englewood Ave SE
SE
Dr
ld
Hill St SE
a
on
SE
cd
r
BL-04
Te
M
Pryor Rd SW
on
Hartford Pl SW
ilt
M
LCI Study Area Development Opportunities M
cd
o no
Climax St SE
ug
h
B
lv
d
Beechwood Ave SW
AT L A N TA B E LT I N E
SE
CAPITOL VIEW
Lincoln St SW G
Dalton St SE
140 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 141
SE
Lakewo
St
Colleg
CARVER
Grant St SE
pe
SOUTH ATLANTA
Erin Ave SW e Ave
SW
ra
HIGH SCHOOL
G
Erin Ave SW
od Av
CHOSEWOOD
Ma
Erin Ave SW
PARK
e SE
no
irbanks St SW
rP
Nolan St SE
lS
Fortress
W
Ave SW M
ar
Manford Rd SW cy
S
From left to right: Waterfront Station, Washington D.C.; MIT Tech Square, Cambridge, MA; Virginia Highland Neighborhood, Atlanta, GA; East Lake Commons, Atlanta, GA.
The densest and most intense part of the This district occupies the margin Neighborhood centers are small, locally- Medium-density residential uses subject to traditional
LCI, this area was the subject of hours between the urban core and residential oriented districts that reflect the patterns neighborhood design standards are covered by this
of community dialogue and debate over neighborhood fabric. It is biased in of the community that they serve. They category. In most cases this refers to redevelopment of
the appropriate level of development favor of housing although can contain are dominated by one- and two-story former public housing sites and subsidized multifamily
expressed through the frame of an commercial uses along primary streets. storefront buildings and emphasize approaching obsolescence. However, the large single-
activity score. The urban core of the LCI Examples of transitional mixed- historic preservation and compatible new family homes fronting Hank Aaron Drive in Peoplestown
should be thought of as a bridge between use development can be found in construction. are also included to incentivize historic renovation with
Downtown and the neighborhoods, a Glenwood Park, in Midtown West, and a slight increase in density through the introduction of
regional center that is both a main street along the Beltline. MRC zoning with Atlanta is notable for its neighborhood accessory units in the main structure or in detached
and piece of Atlanta’s urban center. transitional height planes extending from centers like Virginia-Highland, Little carriage houses.
neighborhood edges is recommended. Five Points and East Atlanta Village.
The urban core is discussed at length in Neighborhood commercial zoning has
Chapter 2. The LCI contains three Transitional Mixed- been created to protect these places and
Use district – two buffering Summerhill is an appropriate regulatory overlay for
from more intense surroundings, and one these areas in the LCI.
bridging between small neighborhood
housing in Mechanicsville and Downtown.
142 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 143
From left to right: Krog Street Market, Atlanta, GA; Indsutry City, Brooklyn, NY; Atlanta Dairies Rendering, Atlanta, GA; Pier 70, San Francisco, CA; Toronto’s Distillery District, Toronto, Canada.
Areas subject to the Beltline TAD are covered in this category. This district provides an opportunity to change from the
Significant planning has been completed or is underway existing land use policy of light industrial because of the
including the master development of the University Avenue Civic link to the BeltLine and the unique rail-base building stock
Site spearheaded by the Anne E. Casey Foundation. While all that is being converted to loft residential, destination
development in this district should have densities supporting transit, retail, creative office, maker spaces and the like around
the use mix changes based on existing policy and physical context the city. Local examples include Krog Street Market,
See BeltLine Subarea 1 and 2 master plans for more detail. the Atlanta Dairies and the LCI‘s Railyard project; while
national and international examples include Pier 70 in San
Francisco and Toronto’s Distillery District.
144 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 145
04. One LCI Community 04. One LCI Community
04 I 04 COMMERCIAL
OPPORTUNITIES
While the LCI Study Area has faced historical
challenges, the large-scale redevelopment centered
around Turner Field, in addition to citywide
investments such as the Atlanta BeltLine, will
contribute over time to the changing physical and
economic makeup of the Turner Field study area.
These catalysts will create new sources of demand
and opportunities for reinvention that serve existing
residents and businesses as well as future users.
Retail
The market for retail is currently limited due to low
residential densities, a lack of available and ready to
lease retail space, and a limited range of incomes,
with rents for retail considerably lower than Atlanta
overall. Yet the community’s desire for upgraded retail
offerings, most notably through improved access to
higher quality grocery stores, can be realized with
the influx of a critical mass of residents, workers,
and students likely to occur through the Turner Field
Redevelopment. The potential for more locally-driven
Food Hall at Krog Street Market, Atlanta, GA. retail opportunities may emerge with maker and food
spaces in repositioned corridors in Mechanicsville, as
well as those that can build off future opportunities
alongside the BeltLine in the southern portions
of Pittsburgh and Peoplestown. Nearer-term
opportunities may exist in Summerhill, moving
towards town center-styled developments that can
draw customers from both Grant Park and Downtown,
similar to Memorial Drive.
148 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 149
Light Industrial
Due to its position outside of Downtown, but along the
confluence of Atlanta’s major highways, light industrial
uses are prevalent within the LCI Study Area, with higher
rents relative to the City and lower vacancy. There is
an opportunity to foster the growth of light industrial
uses, particularly in the realm of tech- supportive light
industrial spaces which has been a demand driver
throughout the city.
Above: Innovation Lab at Industry City. The lab is a catalyst for employment, providing
pre-screening and job placement services, technology and vocational training programs.
Brooklyn, NY.
Above: Makerspace inside Freeside Atlanta, Atlanta, GA. The space is equipped with
electronics, 3D printing, woodworking, and metalworking tools that are used by a
community of creatives, engineers, programmers, artisit and teachers.
150 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 151
Demand potential in the
stadium neighborhoods
currently exists for up to 209
new rental units annually
through 2020.
04 I 05 HOUSING
OPPORTUNITIES
In assessing the Turner Field Neighborhoods LCI
area’s potential to add new housing the planning
team evaluated the local economic and demographic
characteristics, as well as the for-sale and for-rent
housing markets in the Study Area, the surrounding
area (3-mile radius) and the Atlanta region. The
future new housing market in the Study Area will be
shaped by additions to both the for-sale and for-rent
inventories in the Study Area neighborhoods. See
graphic in following page.* The for-sale market was
dramatically impacted by the housing crash during
the Great Recession. The volume of new home sales
within a 3-mile radius of Turner Field decreased
dramatically since 2009: 319 new homes sold in 2009,
compared to 54 in 2015, an 83% decline. While the
number of sales decreased the average sales price
increased significantly. Average sales price bottomed-
out in 2011 at $169,000 and reached its peak in 2015
at $415,000, a 146% increase.
152 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 153
ALL HOUSEHOLDS IN 3- MILE MARKET AREA
Annual For-Sale Demand Summary
Below $90,000- $160,000- $280,000- $360,000
POTENTIAL BUYERS & RENTERS Home Price
$90,000 $160,000 $280,000 $360,000 and above
Made up of newcomers, renters in turnover, and owners in turnover
÷
AMI < 30% 30% - 50% 50% - 80% 80% - 120% > 120%
Below $20,000- $35,000- $55,000- $80,000
Income TOTAL
$20,000 $35,000 $55,000 $80,000 and above
Accelerated
STUDY AREA “CAPTURE RATE” Potential Study Area New SFD Sales 0 1 5 11 30 47
Potential Study Area New TH Sales 0 2 5 8 17 32
Potential Study Area New Condo Sales 0 24 40 43 4 111
TOTAL 0 27 50 62 51 190
154 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 155
05
Action
Plan
Transportation Implementation Matrix
One Hundred-Day Action Plan*
156 157
05 I 01 IMPLEMENTATION
MATRIX
The following pages itemize the planning team’s
recommendations for mobility enhancement projects in
the LCI area. The projects have been categorized by Core
Area, Neighborhoods, and Regional or Area-wide though
some of them overlap all three.
158 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 159
Mobility Projects: Core Area
Engineering Right-Of-Way Construction Total Funding
Number Project Name Extents Description Type Project
Responsible Primary
Year Costs Year Costs Year Costs Costs
Party Source
Ralph David
Dodd Ave to High quality bike facilities and
CM-06 Abernathy Underpass Bike/Ped and Roadway $60,000 $230,000 $450,000 $740,000 CoA CoA, TAD
Pollard Blvd pedestrian improvements
Improvements
Pryor/ Central Bike Martin Luther two-way high quality bike facilities short-
CM-07 Bike/Ped $780,000 $710,000 $6,760,000 $8,250,000 CoA CoA, TAD
Facilities King Jr. Drive to term, long-term potential conversion
Streetscape improvements and two-way
Fraser Street Fulton St to Two-way Conversion and
CM-08 conversion from Georgia Avenue to $410,000 $0 $3,540,000 $3,950,000 CoA CoA, TAD
Improvements Atlanta Ave Roadway
Vanira Avenue
On-site stormwater
CM-10 Core Area 1.2" of rainfall to be captured on site Stormwater N/A N/A N/A N/A Private Private
retention
160 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 161
Mobility Projects: Neighborhoods
Engineering Right-Of-Way Construction Total Funding
Number Project Name Extents Description Type Project
Responsible Primary
Year Costs Year Costs Year Costs Costs
Party Source
Ralph David
McDaniel Street High quality bike facilities and
NM-05 Abernathy to Bike/Ped and Roadway $540,000 $430,000 $4,630,000 $5,600,000 CoA CoA
Improvements streetscape improvements
University Ave
Windsor Street
Windsor Street
NM-10 Underpass Safety improvements for pedestrians Bridge/Underpass $30,000 $0 $220,000 $250,000 CoA CoA
under I-20
Improvements
162 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 163
Mobility Projects: Neighborhoods
Engineering Right-Of-Way Construction Total Funding
Number Project Name Extents Description Type Project
Responsible Primary
Year Costs Year Costs Year Costs Costs
Party Source
Connally St Georgia Ave to Streetscape improvements and two-way Two-way Conversion and
NM-15 $120,000 $0 $1,000,000 $1,120,000 CoA CoA, TAD
Improvements Little St conversion Roadway
164 TURNER FIELD STADIUM NEIGHBORHOODS LCI TURNER FIELD STADIUM NEIGHBORHOODS LCI 165
06
Appendix
Transportation and Connectivity Analysis
Housing Market Analysis Baseline
Housing Market Analysis
Market Analysis and Recommendations
Community Engagement
Stormwater Management Studies
Atlanta Public Schools Survey
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