T S W TEAM Tunnell-Spangler-Walsh & Associates URS Corporation Marketek Draft Plan Recommendations Sponsored by Henry County and the Atlanta Regional Commission February 16, 2010
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
T S WTEAM
Tunnell-Spangler-Walsh & AssociatesURS CorporationMarketek
Draft PlanRecommendationsSponsored by Henry County and the Atlanta Regional Commission
February 16, 2010
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Study Area
• 1,300 acres• Includes parts of the City of
Stockbridge and Henry County• Largely vacant• An opportunity to proactively plan
for growth!
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Inventory &Analysis
Planning Process
Visioning Draft Plan Final Plan
Key StepsTechnical analysis
Review of existing studies
Key StepsVisioning
Preliminary Ideas
Key StepsDraft
recommendations
Testing
Community feedback
We are here
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
• Kick-off Meeting– August 11, 2009
• Charrette 1: Existing Conditions/Visioning– September 22, 2009
• Charrette 2: Vision Refinement– October 13, 2009
• Draft Plan Presentation– February 16, 2010
• Final Plan Presentation– March 16, 2010
Public Outreach
Fact:To-date 200+ stakeholders have attended LCI meetings
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
• Core Team– Representatives of the larger community– Technical advisors– Five additional meetings
• Web-based Outreach– An information clearinghouse– Facebook– Image Preference Survey (164 participants)– E-mail listserv
• Collateral Materials– Direct mailings– Flyers and postcards at popular locations– Channel 14 spots
Planning Process
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
IPS Results: Future Vision
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Charrette #1: Findings
• Provide a mix of uses– Offices, retail, housing and civic
• Create walkable centers• Connect centers by transportation
– Westside Parkway!– Multi-use trails– Potential future transit
• Provide a range of public spaces– Creek corridors (parks/conservation)– Within new centers (plazas)– Around existing ponds
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Charrette #2: Findings
• Three growth scenarios presented• General support for Alternative #3
– Major growth center for Henry County– Broad mix of land uses– Open spaces
• Balanced transportation– Westside Parkway spine– Near-term vehicular upgrades– Near-term bicycle and pedestrian
upgrades– Longer term interconnected road
network and transit• Flexibility is key!
– General land uses– Individual site designs
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Draft Recommendations
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Growth Centers
• Walkable, mixed-use cores– Hudson Bridge– Jodeco North– Transit Village– Jodeco South– Jonesboro Road
• Preserved creek corridors– Pates Creek– Walnut Creek
• Connections between centers– Westside Parkway– Multi-use trails– Secondary new streets
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Framework Plan
• Is a planning level tool for understanding the future
• Combines land use and transportation
• Provides general concepts, all of which will be refined when real development occurs
• Is not a site plan • Is a long-term aspiration that looks
beyond current market conditions
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Northern Study Area
• Land Use– Hudson Bridge Center– High-rise mixed-use– Existing Stockbridge overlay– Patrick Henry Parkway office district
• Open Spaces– Pates Creek Greenway
• Vehicular Upgrades– Westside Parkway*– Patrick Henry Pkwy @ Country Club Dr
intersection
• Pedestrian/Bicycle Upgrades– Patrick Henry Pkwy sidewalks– Pates Creek Multi-Use Trail
*Final alignment subject to future engineering and design
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
North-Central Study Area
• Land Use– Jodeco North Center; Transit Village– General mixed-use– Patrick Henry Parkway office district
• Open Spaces– Portion of Justice family land– Developer-provided spaces
• Vehicular Upgrades– Westside Parkway*– McCurry Rd/PH Pkwy Connector– McCurry Rd Extension to new parkway
• Pedestrian/Bicycle Upgrades– Patrick Henry Pkwy sidewalks/trail– Jodeco Road Multi-Use Trail
*Final alignment subject to future engineering and design
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Transit Village
Site• 77 acresVision• A walkable, mixed-use center
focused on the planned Xpress park and ride.
• A model for park and ride development across the region
Financial Considerations:• Private investment: $100,136,500• Conventional: 20 year IRR = 17.4%• TAD: 20 year IRR = 20.4%
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Transit Village
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Jodeco North
Site• 234 acresVision• A model for development that
works with the site’s natural features, rather than against them
Financial Considerations:• Private investment: $248,987,630• Conventional: 20 year IRR = 13.2%• TAD: 20 year IRR = 20.3%
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Jodeco North
Office District• Mid-rise (4-6 stories)• East-west connector and
parkway provide access• Pond creates value• Multifamily housing
Multifamily
Offices
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Jodeco North
Retail District• Big box retail• Hotels• Parkway-oriented outparcels• Parking lot drives designed
as streets
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
South-Central Study Area
• Land Use– Jodeco South Center– General mixed-use
• Open Spaces– Developer-provided spaces– Walnut Creek floodplain
• Vehicular Upgrades– Westside Parkway– Mt. Olive Frontage Road– Chambers Rd @ Mt. Olive intersection
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Jodeco South
Site• 164 acresVision• An intense mixed-use core for
Henry County featuring a walkable “Main Street,”offices, and increased housing choices.
Financial Considerations:• Private investment: $201,980,300• Conventional: 20 year IRR = 14.4%• TAD: 20 year IRR = 21.6%
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Jodeco South
Retail Core• Department store anchors• Pedestrian-friendly “Main
Street”• Linear green
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Jodeco South
Residential• Townhouse/live-work
transition• Multifamily and assisted living• Linear park/stormwater
retention
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Southern Study Area
• Land Use– Jonesboro Road Center– General mixed-use– Long-term Henry Town Center
Redevelopment
• Open Spaces– Walnut Creek floodplain– Developer-provided spaces
• Vehicular Upgrades– Westside Parkway– Walnut Creek
• Pedestrian/Bicycle Upgrades– Walnut Creek Multi-Use Trail– Jonesboro Road Multi-Use Trail
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Other Recommendations
• Transportation– LCI Supplemental Study– Access management– Private shuttle
• Voluntary “green development”techniques
• Architectural design standards• Gateway markers• Public art policies
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Implementation
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Implementation Tools
• Activity Center Zoning Code– Currently being drafted– Preserve existing entitlements– Legalize the plan vision
• Future Land Use Plan Updates– Reflect the plan’s vision
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Implementation Tools
• Tax Allocation District (TAD)– Shorter-term– “Smart growth” can be difficult to finance in
the short term– Public facilities cost money (parks, streets,
etc.)– Federally funding requires 20% match– TADs could bring the vision to reality
• Community Improvement District (CID)– Longer-term– Streets, sidewalks, and open spaces require
higher level of maintenance– CID could provide key implementation tool
• Both tools will require careful study of advantages and disadvantages
Draft Plan Recommendationswww.henrycountylci.orgFebruary 16, 2010
Next Steps
• Solicit feedback on draft recommendations• Incorporate into plan• Present final plan for review
Save the Date!
Final Plan PresentationMarch 16, 2010, 6:30 p.m.
Henry County Administration Building140 Henry Parkway
McDonough, GA 30253
To Provide Feedback:
The public can provide feedback in four ways:1. Using comment card tonight2. Visit the project website3. Contact the Henry County
Planning & Zoning Dept4. Contact the consultant:
Caleb RacicotTunnell-Spangler-Walsh
1389 Peachtree St, Ste 200Atlanta, GA 30309
[email protected]: 404/873-6730
Fax: 404/874-6471