UWCID Masterplan - 02 Appendix ANALYSIS

Appendix Existing Conditions Analysis

planning alignment Calibrating the Masterplan To understand and align this Masterplan with previous planning efforts, the planning team conducted an analysis of past studies that have recommendations important to the Upper Westside. This analysis identifies common themes within these plans, as well as potential improvements that are directly relevant to creating a Masterplan for the Upper Westside. As seen in the timeline below, the plans reviewed span over a decade of work and include neighborhood-scale, citywide, and regional planning efforts. The following pages summarize relevant key recommendations and findings from these plans for the future of the Upper Westside.

Atlanta’s Transportation Plan

Upper Westside LCI Plan Collier Village Blueprint Plan

2005

Collier Village Blueprint Plan Update

Atlanta City Design: Nature

Cycle Atlanta Plan Phase 1.0

Cargo ATL: A Citywide Freight Study

2015

2010

Upper Westside LCI Plan UPDATE

Atlanta BeltLine Subarea 8 Plan

City of Atlanta 2016 Comprehensive Development Plan

Upper Westside Improvement District Masterplan

D3: Westside Revive

2

Atlanta City Design: Housing

2020

Renew Atlanta: Howell Mill Rd Complete Street Atlanta City Design

Appendix: Planning Alignment

Upper Westside Livable Cities Initiative Plan, 2004 Goals of the plan focus on transportation, land use and economic development, and improvements to 8 character districts and 12 character nodes.

 

• Specific goals include improving pedestrian access; establishing new transit routes; supporting safe, efficient and convenient transportation; continuing industrial and other employment uses; providing maximum flexibility in land use regulations; supporting mass transit options; continuing revitalization; preventing displacement of current residents with a diversity of employment options; and recognizing the importance of social service agencies.

• An update in 2009 included recommendations to promote environmental sustainability, establish partnerships, and leverage investments with existing programs.

• An update in 2019 expanded recommendations to maintain diversity, enhance the public realm, and maintain land use flexibility for redevelopment.

Prepared by City of Atlanta Bureau of Planning, Grice & Associates, Marketek, Inc. and EDAW

Cycle Atlanta: Phase 1, 2012 Goals are to provide Atlanta with five high quality biking corridors that connect from the BeltLine to the core of the City.

• Additionally, the project aims to create a network of high quality biking facilities that encourage and accommodate a wider range of cyclists.

• Each of the five corridors were identified as “Core Bicycle Corridors” in the Connect Atlanta Plan.

• Two corridors fall within the Upper Westside District, Corridor B and Corridor E • Corridor B runs from W. Marietta St to 10th St and includes 3.6 miles of cycling with the Midtown MARTA Station. This corridor connects 6 neighborhoods and 3 NPUs. • Corridor E runs from Howell Mill Road to Marietta Street and then to Edgewood and Euclid Avenues. This corridor includes 6.7 miles of cycling with 3 MARTA rail stations, and connects 11 neighborhoods and 4 NPUs. • The plan aims to expand and “fill the gaps” of the existing cycling infrastructure by 103%, to an expanse of 31 miles, which includes 4 miles of shared lane markings, 18 miles of bike lanes, 5 miles of cycle tracks and 3 miles of multi-use trails.

Atlanta BeltLine Subarea 8 Master Plan, 2012 Part of an initiative in Atlanta to maximize greenspace, transit, trails and redevelopment along 22 miles of mostly abandoned rail that encircles the core of Atlanta.

Atlanta BeltLine Master Plan

SUBAREA 8

UPPER WESTSIDE-NORTHSIDE PLAN RECOMMENDATIONS Prepared for Atlanta BeltLine, Inc.

by AECOM Adopted by The Atlanta City Council March 19, 2012 Legislation Number: 12-O-0151/12-O-0150/CDP-12-001

Appendix: Planning Alignment

• Subarea 8 includes I-75 to the North, Home Park and GA Tech to the East, Marietta St to the South and Marietta Blvd to the West.

• Written in 2012, the plan outlines goals for the area by 2030.

• Major focus was taken on land use and urban design, transportation and mobility, and community character and greenspace.

• Land Use & Urban Design Goals: increase density, support redevelopment, establish character and scale of development in proximity to neighborhoods, and increase diversity of employment opportunities.

• Transportation & Mobility Goals: increase east to west connectivity, maximize connectivity to the BeltLine and transit, implement traffic calming, and minimize disturbance from industry.

• Character & Greenspace Goals: providing identity, recognizing the industrial roots, protecting the existing neighborhoods, maximize access to parks and trails.

3

Upper Westside Improvement District Masterplan

Cargo Atlanta: a Citywide Freight Study, 2015 Written in 2015, this plan outlines specific projects Atlanta should complete to meet the outlined goals:

Cargo Atlanta: a Citywide Freight Study

City of Atlanta 55 Trinity Ave SW Atlanta, GA 30303 Phone: 404-330-6145

Draft - September 13, 2015

• Strengthening the opportunities for movers of freight, the communities served by freight, and the neighborhoods connected to freight.

• Improve the city’s transportation infrastructure to meet the increases in freight and goods movement demand • Improve economic efficiency of the freight network • Increase investment in system improvements for truck movement throughout the city • Develop strategies for reducing community impacts from freight movement • Identify truck routes within the city Specific projects include: safety infrastructure at all rail crossings, adding left turn lanes at certain intersections, road diets, roadway widening, and bridge upgrades.

Atlanta City Design, 2017 Approved in 2017, this plan’s focus was ensuring equity, progress, ambition, access and nature were incorporated into the future design of Atlanta.

• Encouragement of design proposals that design for people, for nature, and for people in nature.

• The approach included noting future growth areas and conservation areas.

Growth areas accommodate and connect people while conservation areas connect and protect nature.

• Future growth is expected to be mostly infill, while also connecting people to their community through civic squares, plazas, and parks.

• The plan encourages alternative forms of transportation that connects throughout Atlanta to keep everyone mobile.

• Plan focuses on connecting natural parks and trails to design for retreat and adventure, while also connecting the public spaces to these more natural areas.

• These goals could be furthered through policy changes like new zoning and tree ordinances, master plans, and affordable housing initiatives.

Atlanta City Design: Nature, 2019 RELEASED FALL 2020

Written in 2019, this study was produced to meet some of the goals of the Atlanta City Design plan.

ATLANTA CITY DESIGN:

Nature A plan to protect, restore, and accentuate the urban ecology of Atlanta

Upper Westside Improvement District Masterplan

• The main focus areas are nature, protection, restoration, accentuation, and maintaining a 50% tree canopy.

• Recommendations include: • Designing for wilderness: prioritizing protection, restoration and acquisition of high value resources along with establishing stewardship partners for longterm success.

• Designing for comfort: conduct invasive species management, support denser development outside of noted zones, monitor vegetation and health.

• Designing for retreat and adventure: protect high value resources, assess vacant lands for future use, avoid fragmenting habitat, expand riparian buffers.

• Designing for connections: green infrastructure, street canopy, expand planting palettes.

• Designing for lifestyle: “EcoCluster” development principals, raise awareness, denser development in areas other than natural area preservation.

4

Appendix: Planning Alignment

Atlanta Transportation Plan, 2019

ATLANTA’S TRANSPORTATION PLAN

This plan is an update to Atlanta’s first comprehensive transportation plan in 2008, Connect Atlanta Plan.

• The updated comprehensive transportation plan was approved in 2019 and aims to improve and enhance Atlanta’s mobility, safety and affordability.

• Safety: improve health, safety and security of all users of the transportation system • Mobility: manage circulation and maximize the use of the existing infrastructure • Affordability: provide affordable and accessible transportation options • Safety Actions include safer streets, data collection on safety concerns, and placemaking to utilize the streets as community assets • Mobility Actions include implementing high capacity transit by partnering with MARTA and the BeltLine, managing congestion and the right-of-way, improving the pedestrian and bicycle networks, and innovation by considering smart city approaches • Affordability Actions include inclusive zoning to include affordable housing in transit-served areas, and open fare payment

FINAL REPORT

2018

D3: Westside Revive, 2019

Westside Revive

A Master Plan for Council District 3 0.34, 0.56

0.34, 0.56

0.34, 0.56

0.34, 0.56

March 2019

This plan serves Atlanta’s Council District 3 which encompasses more than 4,800 acres on the west side of Atlanta.

• Written in 2019, the plan aims to provide a strategic road-map of how the district will grow and prosper in the future.

• Recommendations were made through surveyed qualitative and quantitative data.

• Housing: redevelop vacant and underutilized sites and add “missing middle.”

• Jobs & Income: reposition Northside Dr as an innovation corridor.

• Education: focus on child care and adult education.

• Environment: transform Proctor Creek and it tributaries into green infrastructure improvements.

• Health: support healthy food initiatives.

• Safety: foster better relationships between the community and the police, design parks and streetscapes to make people feel safe.

• Mobility: expand bike shares, transform main streets and key corridors for multimodal uses.

Renew Atlanta: Howell Mill Complete Street, 2020 A key project within the capital project program funded by a $250 million bond program titled “Renew Atlanta” and a $260 million tax incentive titled “TPLOST” • Citizens voted yes to this plan in 2015 • Projects to be funded concern complete streets, bridges, resurfacing of roads, roadway improvements, sidewalks & mobility, traffic signaling, multi-use trails, and public art.

• Howell Mill Complete Street project reached 100% design phase in 2021 and is projected to start construction in 2022.

• The project runs approximately 2.5 miles of Howell Mill Road from Marietta Street to Collier Road.

• Improvements include resurfacing, restriping, new fiber communication between intersections, signals upgrades, partial corridor raised bike lanes, sidewalk repairs, additional mid-block crossings, 3 new signalized intersections, partial road diet, and ADA upgrades from Marietta St to Collier Rd.

Appendix: Planning Alignment

5

Upper Westside Improvement District Masterplan

community profile Getting to Know the Upper Westside The following pages explore the character, people, and places of the Upper Westside.

Photos of development, industry, and neighborhoods across the Upper Westside

Upper Westside Improvement District Masterplan

6

Appendix: Community Profile

Source: ESRI Business Analyst, 2020

46.4%

16.1%

White Alone

19 and younger

35.8%

Black Alone

54%

16,119 Total Population

11.2%

20 - 39

Asian Alone

22.1%

Some Other Race Alone

3.1% 3.1%

40 - 59

Two or More Races

7.8%

6.9%

Hispanic Origin

60+

27.7%

9,545

$63,501

Family Households

Housing Units (60% Rentals)

Median Household Income

17,932

1,532

66%

Total Employees

Total Businesses

of Population 25+ have a Bachelor’s Degree or

Growth Drivers The industrial heritage of the Upper Westside is one of its greatest assets and a primary driver of the growth and transformation occurring across the district today. Global shifts in manufacturing and supply chain logistics, coupled with a strong demand for intown real estate has resulted in the exodus of industrial users. These former industrial sites, with their unique character and sense of place, are now being transitioned into vibrant mixed-use redevelopments. Residents are flocking to the Upper Westside to take advantage of direct access to Downtown, Midtown, and Buckhead, enjoy the bustling food scene, visit the unique local retailers, and enjoy its distinctive cultural institutions. Employers have taken note of the shifting landscape and locational benefits of the Upper Westside, and businesses large and small are setting up shop across the district. The Upper Westside is quickly emerging as one of the most desirable submarkets in the region, bringing new life and vitality to the community.

Appendix: Community Profile

7

Upper Westside Improvement District Masterplan

Cross Creek

Bolton

Colonial Homes

Wildwood Springlake

75 Collier Rd

NP

Study

Collier Hills North

U C

NP U

D

Area

Underwood Hills

Collier

Channing Hills Valley

Ardmore

a Ch

tt ah

oo

Brookwood

Hills Park

tta

rie

Ma

Berkeley Park

Northside Dr

ch ee Ave

Loring Heights

d Blv

rie

Ma tta

West Highland

Rd

NPU K

NP WM arie tt a

UE

NP St

Marietta Street Artery

14th St

10th St

U

NP

K

Georgia Tech

E

U

NPU L

U

NP NP

NPU K

Howell Station

Grove Park

Atlantic Station

UD

NPU D

Rockdale

St

Rd Huff

th

lvd

17

yB

l Mill Rd wel Ho

Pe rr

Blandtown

J Donald Lee Hollowell Pkwy

Neighborhood Boundary

Bankhead

English Avenue 0

NPU Boundary

0.5mile

N

Neighborhoods The Upper Westside is comprised of six neighborhoods spread across five Neighborhood Planning Units. Neighborhood Planning Units, or NPUs for short, are citizen advisory councils which advise the Mayor and Atlanta City Council on zoning, land use, and other planning-related matters.

Upper Westside Improvement District Masterplan

8

Appendix: Community Profile

Millworks 75

Howell Mill Shops

Collier Rd

Underwood Hills a Ch

The Works

Northside Dr

Area

Howell Mill Rd

Study

Channing Valley

tt ah

oo

ch ee Ave

Berkeley Park

1161 Ellsworth tta

rie

Ma

Blandtown

Northside & 17th

tta

rie

Ma

d Blv

Ellsworth Rd

West Town

th St

lvd

17

The Chelsea Westside Pe rr yB

Rd Huff

Westside Heights

Inland Tract

14th St

Star Metals

WM arie tt a

Atlanta Paper Atlanta Humane Society

Westside Design Center

Interlock

St

Marietta Street Artery

Howell Station

Campus Realty 10th St

The Osprey

788 West Midtown

Quarry Yards Donald Lee Hollowell Pkwy

Planned/Under Construction Recent (Since 2017) Study Area

8West Echo Street West

0

0.5mile

N

Development The Upper Westside has seen an influx of new and planned developments since 2017. At the time of publication there are at least 15 major projects and $2.5 Billion in planned private investment. Much of this investment is focused within the Marietta Street Artery along Howell Mill Rd. between 14th St. and 8th St., and at the 80 acre site of The Works near the intersection of Chattahoochee Ave. and Ellsworth Industrial Blvd.

Appendix: Community Profile

9

Upper Westside Improvement District Masterplan

regulatory analysis Shaping the Upper Westside The following pages explore the regulatory landscape and governing land uses in the Upper Westside.

CITY OF ATLANTA 2016 COMPREHENSIVE DEVELOPMENT PLAN

Prepared by: Department of Planning and Community Development Office of Zoning and Development 55 Trinity Avenue, Suite 3350 Atlanta, Georgia 30303 www.atlantaga.gov

The Atlanta City Design, 2017

Comprehensive Development Plan, 2016

The Atlanta City Design was adopted into Atlanta's Charter in 2016 and sets the framework for updating the City's Comprehensive Development Plan.

The Comprehensive Development Plan guides growth and development in Atlanta. It is used by the City to prioritize infrastructure investments and changes to development policies for individual neighborhoods and the entire city.

Above: Prominent planning doctrine impacting the regulatory environment in the Upper Westside

Upper Westside Improvement District Masterplan

10

Appendix: Regulatory Analysis

75 Collier Rd

Northside Dr

Area

Howell Mill Rd

Study

Channing Valley

Underwood Hills a Ch

tt ah

oo

ch ee Ave

Berkeley Park tta

rie

Ma d Blv

tta

rie

Ma

Blandtown

Rd th

17

yB

lvd

St

Pe rr

Rd Huff

14th St WM arie tt a

Howell Station

St

Marietta Street Artery 10th St

Suburban Neighborhoods (Conservation) Urban Neighborhoods (Conservation) Corridors (Growth) Core (Growth) Production Areas (Conservation)

Donald Lee Hollowell Pkwy

0

0.5mile

N

Atlanta City Design The Atlanta City Design (ACD) articulates an aspiration for the future city. This document (adopted into Atlanta’s Charter in 2017) sets the framework for updating the City’s Comprehensive Development Plan. ACD classifications are broken down into growth and conservation areas. Production Areas and Corridors are the most prevalent ACD classifications in the Upper Westside.

Appendix: Regulatory Analysis

11

Upper Westside Improvement District Masterplan

Woodall Creek Floodplain & Stream Buffer

Unnamed Stream

75

Floodplain & Stream Buffer

Collier Rd

Northside Dr

Area

Howell Mill Rd

Study

Channing Valley

Underwood Hills a Ch

tt ah

oo

ch ee Ave

Berkeley Park tta

rie

Ma

tta

rie

Ma

d Blv

Blandtown

Rd th

17

yB

St

Pe rr

lvd

Rd Huff

14th St WM arie tt a

St

Marietta Street Artery

Howell Station

10th St

Bankhead MARTA Station 1/

2

m ile

Intown Corridor

4

m ile

Traditional Neighborhood

1/

Donald Lee Hollowell Pkwy

Industrial Industrial Live - Work High-Density Residential

0

Open Space

0.5mile

N

Character Areas The Comprehensive Development Plan (CDP) is a policy document that guides Atlanta’s growth and development. The City uses the CDP to prioritize infrastructure investments and changes to development policies. The CDP divides the City into a series of unique Character Areas that articulate a common vision regarding its preservation, growth, or change. Industrial and Industrial Live-Work are the most prevalent Character Areas in the Upper Westside.

Upper Westside Improvement District Masterplan

12

Appendix: Regulatory Analysis

75 Collier Rd

Northside Dr

Area

Howell Mill Rd

Study

Channing Valley

Underwood Hills a Ch

tt ah

oo

ch ee Ave

Berkeley Park tta

rie

Ma d Blv

tta

rie

Ma

Blandtown

Rd th

17

yB

lvd

St

Pe rr

Rd Huff

14th St WM arie tt a

Single-Family Residential Low-Density Residential Medium-Density Residential High-Density Residential

St

Marietta Street Artery

Howell Station

10th St

Very High-Density Residential Low-Density Commercial Low-Density Mixed-Use Medium-Density Mixed-Use Mixed-Use Donald Lee Hollowell Pkwy

Office/Institutional Industrial Trans./Comm./Utilities

0

Open Space

0.5mile

N

Future Land Use The Future Land Use map is a policy document set forth by the City of Atlanta that guides future growth and development. As such, it may not be consistent with the current use or zoning of the parcel. Future land use designations are taken into consideration when reviewing and evaluating rezoning requests for compatibility. Industrial and Mixed Use are the dominant Future Land Uses currently planned in the CDP for the Upper Westside.

Appendix: Regulatory Analysis

13

Upper Westside Improvement District Masterplan

75 Collier Rd

Northside Dr

Area

Howell Mill Rd

Study

Channing Valley

Underwood Hills a Ch

tt ah

oo

ch ee Ave

Berkeley Park tta

rie

Ma d Blv

tta

rie

Ma

Blandtown

Rd th

17

yB

St

Pe rr

lvd

Rd Huff

Transportation and Utility Industrial/Commercial

14th St WM arie tt a

Commercial Other Urban Use Transitional Low-Density Residential

Howell Station

St

Marietta Street Artery 10th St

Medium-Density Residential Multi-Family Residential High-Density Residential Parks/Parkland Forest Donald Lee Hollowell Pkwy

Extensive/Intensive Church Limited Access

0

CST

0.5mile

N

Land Use Land Use refers to the type of activity occurring on a given property. Industrial/ Commercial is the most dominent land use within the Upper Westside today and accounts for 43% of the study area. Commercial (16.7%) and Transportation/ Utility (10.8%) land uses are the next most common, and the only other classifications that account for more than 10% of the study area.

Upper Westside Improvement District Masterplan

14

Appendix: Regulatory Analysis

75 Collier Rd

Underwood Hills a Ch

Beltline Overlay

Northside Dr

Area

Howell Mill Rd

Study

Channing Valley

tt ah

oo

Berkeley Park Overlay

ch ee Ave

Berkeley Park tta

rie

Ma d Blv

tta

rie

Ma

Blandtown

Rd th

17

yB

lvd

St

Pe rr

Rd Huff

14th St WM arie tt a

Howell Station

St

Marietta Street Artery

Marietta Street Artery Overlay

10th St

Industrial Commercial Multi-Family Residential Single-Family Residential Office/Institutional Donald Lee Hollowell Pkwy

Planned Development Mixed Residential & Commercial Special Public Interest District

0

Overlay District

0.5mile

N

Zoning Zoning regulates the physical development of a parcel and limits the uses that may be put on it. Physical attributes regulated through zoning include height, overall size, and placement of buildings on a lot, the density at which buildings may be constructed, and the number of parking spaces that must accompany each new building. Industrial zoning is the most prevalent zoning classification in the Upper Westside.

Appendix: Regulatory Analysis

15

Upper Westside Improvement District Masterplan

transportation analysis Getting Around the Upper Westside The following pages explore the form and function of the Upper Westside's transportation network.

Photos of transportation infrastructure across the Upper Westside

Upper Westside Improvement District Masterplan

16

Appendix: Transportation Analysis

75 Collier Rd

Area

Howell Mill Rd

Study

Channing Valley

Underwood Hills a Ch

tt ah

oo

ch ee Ave

Berkeley Park tta

rie

Ma d Blv

tta

rie

Ma

Blandtown

Rd th

17

yB

lvd

St

Pe rr

Rd Huff

14th St WM arie tt a

Howell Station

St

Marietta Street Artery 10th St

Effective Street Network Principal Arterial Minor Arterial Major Collector

Donald Lee Hollowell Pkwy

Local Road Outside CID 0

Railroads

0.5mile

N

Effective Street Network One of the most practical tools for analyzing the connectivity of a local street system is the Effective Street Network. This tool highlights through-roads as opposed to disconnected road segments. The Effective Network in the Upper Westside comes down to just a handful of roads which bear the brunt of the district’s congestion: Howell Mill Rd., Chattahoochee Ave., Marietta Blvd., and Huff Rd. Building key missing segments could expand the local street network and help the Upper Westside accommodate future growth.

Appendix: Transportation Analysis

17

Upper Westside Improvement District Masterplan

75 Collier Rd

Northside Dr

Area

Howell Mill Rd

Study

Channing Valley

Underwood Hills a Ch

tt ah

oo

ch ee Ave

Berkeley Park tta

rie

Ma d Blv

tta

rie

Ma

Blandtown

Rd th

17

yB

St

Pe rr

lvd

Rd Huff

14th St WM arie tt a

Howell Station

St

Marietta Street Artery 10th St

Interstate Donald Lee Hollowell Pkwy

Principal Arterial Minor Arterial Major Collector

0

Local Road

0.5mile

N

Street Network - Functional Class A road’s functional classification describes its role within the transportation network—serving either mostly local or long-distance trips—and typical associated design characteristics. By traditional definitions, some streets have a primary purpose of moving people efficiently across longer distances (interstates, arterials, and collectors), while others are more focused on access to properties (local roads). In an urban context like the Upper Westside, arterial and collector roads play a local role as the front door to homes, businesses, and community destinations and must have context-sensitive design allowing them to serve that local role.

Upper Westside Improvement District Masterplan

18

Appendix: Transportation Analysis

75 Collier Rd

Northside Dr

Area

Howell Mill Rd

Study

Channing Valley

Underwood Hills a Ch

tt ah

oo

ch ee Ave

Berkeley Park tta

rie

Ma d Blv

tta

rie

Ma

Blandtown

Rd th

17

yB

lvd

St

Pe rr

Rd Huff

14th St WM arie tt a

Howell Station

St

Marietta Street Artery 10th St

Donald Lee Hollowell Pkwy

Regional & State Truck Routes City of Atlanta Freight Truck Routes 0

Rail Lines

0.5mile

N

Commercial Transportation (Truck) Routes The Upper Westside’s legacy and ongoing industrial and warehousing activity mean there are many routes within the district that serve commercial freight users. The network of railroads is a hallmark feature of the Upper Westside. These lines have the dual effect of providing excellent connectivity for freight users and severing street connections throughout the district for pedestrians, cyclists, and drivers. Additionally, many of the roads in the CID’s effective street network are designated truck routes. The CID has one of the highest concentrations of city designated truck routes in Atlanta.

Appendix: Transportation Analysis

19

Upper Westside Improvement District Masterplan

75 Collier Rd

Study Area

Channing Valley

Underwood Hills a Ch

tt ah

oo

ch ee Ave

Berkeley Park

tta

rie

Ma

Blandtown

Rd th

17

yB

St

Pe rr

lvd

14th St WM arie tt a

Howell Station

St

Marietta Street Artery 10th St

0-750 751-1,500 1,501-3,000 3,001-6,000 6,000-10,000 10,000-12,000 12,001+ Outside of Study Area 0

Railroad

0.5mile

N

Traffic Volume - Estimated AADT Volume Relative vehicular traffic volume is measured as Annual Average Daily Traffic (AADT), which tells us how many trips happen on an average day, based on the total number of trips counted within a year. The exhibit above shows estimated AADT for streets within the CID based on available Georgia Department of Transportation (GDOT) counts. Where GDOT AADT counts were not available, the counts for nearby segments were extrapolated and, in some cases, such as residential neighborhoods with no count stations, a typical range was assigned based on road classification and characteristics. Actual counts may vary.

Upper Westside Improvement District Masterplan

20

Appendix: Transportation Analysis

75

216 Crashes

Collier Rd

Howell Mill Rd & Collier Rd

Study Area

Channing Valley

Underwood Hills

178 Crashes Howell Mill Rd & White St

Berkeley Park

187 Crashes Howell Mill Rd & Defoor Ave

177 Crashes tta

rie

Ma

Howell Mill Rd & White St

Blandtown

Rd th

17

yB

St

Pe rr

lvd

388 Crashes 14th St WM arie tt a

Howell Station

St

Marietta Street Artery

Northside Dr & 14th St

435 Crashes 10th St

Northside Dr & 10th St

High Crash Density 450 Crashes

Low Crash Density

Northside Dr & Marietta St

Public Street Private Street Paper Street Outside of Study Area 0

Rail Lines

0.5mile

N

Crash Heat Map (I-75 and Ramps Excluded) The map shows a heat map of crash density within the CID. Areas with the darkest orange have the highest concentrations of historic crashes, based on the GDOT crash database for years 2014 to 2018. Interstate crashes were removed from this analysis, as they are beyond the purview of the CID. Most crashes within the district are occurring along Northside Drive and Howell Mill Road at intersections with other high-volume roads.

Appendix: Transportation Analysis

21

Upper Westside Improvement District Masterplan

75 Collier Rd

Study Area

Channing Valley

Underwood Hills a Ch

tt ah

oo

ch ee Ave

Berkeley Park

tta

rie

Ma

Blandtown

Rd th

17

yB

St

Pe rr

lvd

14th St WM arie tt a

St

Howell Station

Marietta Street Artery 10th St

25mph 30mph 35mph 45mph 65mph Outside of Study Area 0

Railroad

0.5mile

N

Speed Limits The map shows the current speed limits for streets in the study area. Local roads typically have a limit of 25 mph and most major roads have a speed limit of 35 mph. Exceptions include Defoor Avenue, Jefferson Street, and parts of Howell Mill Road and W Marietta Street, which have speed limits of 30 mph. Marietta Boulevard is the highest speed road in the district, with a speed limit of 45 mph. It is important to note that many arterial and collector corridors in the Upper Westside, despite being locally owned, are on Georgia's "Laser List" which means speeds are regulated by the State and were not included in the city-wide speed limit lowering in 2020.

Upper Westside Improvement District Masterplan

22

Appendix: Transportation Analysis

75 Collier Rd

Study Area

Channing Valley

Underwood Hills a Ch

tt ah

oo

ch ee Ave

Berkeley Park

tta

rie

Ma

Blandtown

Rd th

17

yB

St

Pe rr

lvd

14th St WM arie tt a

Howell Station

St

Marietta Street Artery 10th St

2 3 4 5 6 14 Outside of Study Area 0

Rail Lines

0.5mile

N

Roadway Travel Lanes Most of the streets within the district have four or fewer lanes. Portions of Marietta Boulevard and Northside Drive have five or six lanes, but only for short stretches. The potential for road widening in many parts of the district is constrained by past building development patterns, especially along some of the most active corridors, like Howell Mill Road, that have many existing structures close to the roadway.

Appendix: Transportation Analysis

23

Upper Westside Improvement District Masterplan

75 Collier Rd

Study

Channing Valley

Area

Underwood Hills

a Ch

Ho we ll M ill

Rd

37 tt ah

oo

ch ee Ave

Proposed BRT Northside Drive

Berkeley Park

14

d Blv

tta

rie

Ma Rd

Northside Dr

tta

rie

Ma

Blandtown 1 12

To Arts Center MARTA Station th

17

yB

St

Pe rr

lvd

Rd Huff

94 14th St WM arie tt a

Bankhead MARTA Station

26

St

Marietta Street Artery

Howell Station

To Midtown MARTA Station

10th St

26

Proposed Bus Rapid Transit (BRT) Station MARTA Rail Stations MARTA Bus Stops Proposed Bus Rapid Transit (BRT) Route MARTA Bus Routes MARTA Green Line

50

Transit Trips per Hour (7-9 AM) 1-5 Trips per Hour

Donald Lee Hollowell Pkwy

Proposed BRT North Ave - Donald Lee Hollowell Pkwy

5-10 Trips per Hour 10-18 Trips per Hour 18-35 Trips per Hour

0

0.5mile

N

Transit Routes MARTA operates six bus routes within the CID. Routes 12, 14, 26, 37, 50, and 94 all pick up passengers at rail stations, travel in mixed traffic, and run about 30 minutes apart from 5am to 12am, generally 7 days each week. MARTA operates one rail station in the study area (Bankhead Station) and two nearby (Midtown Station: 1.2mi outside the study area, Arts Center Station - 1.5mi outside the study area). The More MARTA program has proposed bus rapid transit lines, which would run in dedicated lanes, along Northside Drive and Donald Lee Hollowell Parkway/North Avenue, with a BRT station recommended at Northside Drive near I-75.

Upper Westside Improvement District Masterplan

24

Appendix: Transportation Analysis

75 Collier Rd

Study Area

Channing Valley

Underwood Hills a Ch

tt ah

oo

ch ee Ave

Berkeley Park

tta

rie

Ma

Blandtown

Rd th

17

yB

St

Pe rr

lvd

14th St WM arie tt a

Howell Station

St

Marietta Street Artery 10th St

Sidewalks on Both Sides Sidewalks on One Side No Sidewalks - Public No Sidewalks - Private 0

N/A

0.5mile

N

Existing Sidewalks A desktop sidewalk inventory conducted in Summer 2020 revealed a significant number of sidewalk gaps across the study area. There are about 50.6 miles of missing sidewalks throughout the district, which means roughly 40% of the public streets in the Upper Westside lack this critical infrastructure. There are more than four miles of major roads which have no sidewalk, including portions of Marietta Blvd, Northside Dr, Collier Rd, and Chattahoochee Ave, and about 5 miles of these roads only have sidewalks on one side of the street.

Appendix: Transportation Analysis

25

Upper Westside Improvement District Masterplan

75 Collier Rd

Study

Channing Valley

tt ah

ch ee Ave

Berkeley Park

Blandtown

d Blv

tta

rie

Ma

Atlanta Beltline Study In Progress

Northside Dr

tta

rie

Ma

Connect the Comet Trail Proposed

oo

Ellsworth Industrial Blvd

a Ch

Ho we ll M ill

Rd

Area

Underwood Hills

Rd

th

17

yB

St

Pe rr

lvd

Rd Huff

Atlanta Beltline Under Construction Proctor Creek Greenway Parks Proposed Connect the Comet Trail

14th St WM arie tt a

St

Howell Station

Marietta Street Artery

10th Street Multiuse Path 10th St

BeltLine Study In Progress

Westside Connector

BeltLine In Design BeltLine Under Construction BeltLine Complete Multi-Use Path Proposed Multi-Use Path

Donald Lee Hollowell Pkwy

Bicycle Share

Tech Parkway

Proposed Bike Facilities Planned Bike Facilities Bike Facilities 0

Cycletrack

0.5mile

N

Bicycle Facilities & Trail Network There are a growing number of bicycle facilities within the CID, but only a few of them make the continuous connections between popular destinations needed to create a useful, cohesive network for cyclists. Two major planned multi-use paths could transform cycling and walking within the CID: the BeltLine and the Silver Comet Trail.

Upper Westside Improvement District Masterplan

26

Appendix: Transportation Analysis

75 Collier Rd

Study Area

Channing Valley

Underwood Hills a Ch

tt ah

oo

ch ee Ave

Berkeley Park

tta

rie

Ma

Blandtown

Rd th

17

yB

lvd

St

Pe rr

Rd Huff

14th St WM arie tt a

Howell Station

St

Marietta Street Artery 10th St

LTS 1 LTS 2 LTS 3 LTS 4 Other Street 0

Railroads

0.5mile

N

Bicycle Level of Traffic Stress - Effective Network To quantify bicyclist comfort within the study area, a Level of Traffic Stress (LTS) analysis was performed.

The analysis was conducted based on criteria developed by Peter Furth, one of the nation’s leading bicycle and pedestrian infrastructure researchers, adapted to account for available data and local context. There are four levels of traffic stress used to describe how appropriate a route is for different types of users: LTS 1: Comfortable for most ages and abilities, LTS 2: Comfortable for most adults, LTS 3: Tolerable for somewhat confident cyclists, and LTS 4: Suitable for highly confident cyclists. All of the Upper Westside's roads that connect between neighborhoods are LTS 4, meaning they are only navigable for ~4% of cyclists.

Appendix: Transportation Analysis

27

Upper Westside Improvement District Masterplan

greenspace analysis Getting Outside in the Upper Westside The following pages explore the form and function of the Upper Westside's open and greenspace network.

Photos of parks, public spaces, & natural resources across the Upper Westside

Upper Westside Improvement District Masterplan

28

Appendix: Greenspace Analysis

Underwood Hills Park 10.7 acres

75 Collier Rd

Northside Dr

Area

Howell Mill Rd

Study

3.5 acres

Channing Valley Park

a Ch

Mantissa Street Park

Spring Valley Park

tt ah

2 acres

oo

0.58 acres

ch ee Ave

tta

rie

Ma d Blv

tta

rie

Ma Rd

Waterworks Greenspace th

17

yB

St

Pe rr

lvd

Rd Huff

4.5 acres

Knight Park

14th St

2.68 acres

WM arie tt a

St

Brady Pocket Park

Westside Park

0.05 acres

10th St

Howell Junction Pocket Park 0.06 acres

Donald Lee Hollowell Pkwy

10min Walkshed 0

Parks

0.5mile

N

Parks & Open Space Access A standard measure of park and greenspace accessibility is a 10-minute or ½ mile walkshed, which shows the coverage of residences within a 10-minute walk of a city park. This analysis for the Upper Westside revealed that the single family residential areas were more likely to be within a 10-minute walk of a park than the apartment and condo communities. There are still large and densely populated residential areas of the Upper Westside, however, that have poor access to parks and greenspace, including Berkeley Park, the western portion of Underwood Hills, Blandtown, and Marietta Street Artery.

Appendix: Greenspace Analysis

29

Upper Westside Improvement District Masterplan

Underwood Hills Park 10.7 acres

75 Collier Rd

Northside Dr

Area

Howell Mill Rd

Study

3.5 acres

Channing Valley Park

a Ch

Mantissa Street Park

Spring Valley Park

tt ah

2 acres

oo

0.58 acres

ch ee Ave

tta

rie

Ma d Blv

tta

rie

Ma Rd

Waterworks Greenspace th

17

yB

St

Pe rr

lvd

Rd Huff

4.5 acres

14th St WM arie tt a

Knight Park

St

Brady Pocket Park

2.68 acres

0.05 acres

10th St

Howell Junction Pocket Park 0.06 acres

Donald Lee Hollowell Pkwy

Park Desert 0

Parks

0.5mile

N

Parks & Open Space Access: Park Deserts Park deserts are considered to be urban areas that are underserved by public parks and are beyond a 10-minute walk from the nearest facility. By this definition much of the Upper Westside is considered to be a park desert. Furthermore, the City of Atlanta aims to provide 10 acres of accessible open space per resident. By this metric there is a ~137 acre deficit in the district today, with the ~16,000 residents (ESRI Business Analyst, 2020) having access to only ~24 acres of public open space.

Upper Westside Improvement District Masterplan

30

Appendix: Greenspace Analysis

Underwood Hills Park 10.7 acres

75 Collier Rd

Northside Dr

Area

Howell Mill Rd

Study

3.5 acres

Channing Valley Park

a Ch

Mantissa Street Park

Spring Valley Park

tt ah

2 acres

oo

0.58 acres

ch ee Ave

tta

rie

Ma d Blv

tta

rie

Ma Rd

Waterworks Greenspace th

17

yB

lvd

St

Pe rr

Rd Huff

4.5 acres

14th St

Knight Park

WM arie tt a

St

Brady Pocket Park

2.68 acres

0.05 acres

10th St

Howell Junction Pocket Park 0.06 acres

Moderate Need Donald Lee Hollowell Pkwy

High Need Very High Need 10min Walkshed

0

Parks

0.5mile

N

Trust For Public Land ParkServeR Analysis The Trust for Public Land determines the level of park need by identifying areas that fall outside of a 10-minute walk to a park and then assigning a level of need based on a weighted calculation of three demographic variables: population density, density of children, and density of low-income households.

Appendix: Greenspace Analysis

31

Upper Westside Improvement District Masterplan

75 Collier Rd

Northside Dr

Area

Howell Mill Rd

Study a Ch

tt ah

oo

ch ee Ave

tta

rie

Ma d Blv

tta

rie

Ma Rd

th

17

yB

St

Pe rr

lvd

Rd Huff

14th St WM arie tt a

St

10th St

2-Foot Contours Slopes Donald Lee Hollowell Pkwy

10 - 20% 20 -30% 30 - 40%

0

40% and over

0.5mile

N

Topography The topography of the Upper Westside is both a reflection of the natural and industrial heritage of the district. The historic rail lines and legacy roadways of the district often followed flatter ridgelines, while the leafy neighborhoods of the Upper Westside knit into the rolling topography of the Piedmont ecoregion of northern Georgia. As the district matured and development proliferated it is common for land to have been reshaped to create a flat pad upon which industrial buildings and rail lines would be constructed. This often resulted in steep slopes at the edges of these sites.

Upper Westside Improvement District Masterplan

32

Appendix: Greenspace Analysis

75 Collier Rd

Northside Dr

Area

Howell Mill Rd

Study a Ch

tt ah

oo

ch ee Ave

Woodall Creek

tta

rie

Ma d Blv

tta

rie

Ma Rd

Hemphill Water Treatment Plant Reservoirs th

17

yB

lvd

St

Pe rr

Rd Huff

Peachtree Creek Watershed WM arie tt a

Westside Park

Proctor Creek Watershed

14th St

St

10th St

Proctor Creek

Watershed Boundary Donald Lee Hollowell Pkwy

Lake, Pond, Reservoir or Swamp Flood Zones Floodway

0

Zone AE: Base Floodplain Area

0.5mile

N

Hydrology The Upper Westside is divided between the Peachtree Creek and Proctor Creek local watersheds. These areas, which drain to the Chattahoochee River, are important to plan for as the health of the streams and waterways within them often have a direct impact on the health and vibrancy of adjacent communities. The Woodall Creek and the reservoirs of the Atlanta Waterworks are the two most significant hydrologic resources of the Upper Westside.

Appendix: Greenspace Analysis

33

Upper Westside Improvement District Masterplan

Greenspace Demand Analysis Level of Service and Acessibility in the Upper Westside While several of the Upper Westside's neighborhoods are home to public parks, half have no parks.

Atlanta's mayor has pledged to create public greenspace within a 10-minute walk or 1/2 mile walkshed of every Atlantan's home. Areas where no greenspace is accessible within 10-minutes are "park deserts". The map on the following page reveals that Berkeley Park, Blandtown, Marietta Street Artery, and the western portion of Underwood Hills are all "park deserts".

As the district rapidly densifies, there is a growing need for quality parks and public spaces that reflect the unique character and needs of the community.

The City of Atlanta's goal is to provide 11 acres of greenspace per 1,000 residents. In 2020, there were just ~1.5 acres of greenspace per 1,000 residents in the Upper Westside.

To meet this standard the Upper Westside needs ~154 more acres of public space.

Greenspace Demand Analysis

2020

2025

Residents (ESRI)

16,118

19,129

Workers (ESRI)

14,401

-

Public Open Space (Ac)

23.96

23.96

1.5

1.3

Dedicated Public Greenspace Minimum (11Ac/1k Res)

177.3

210.4

Dedicated Public Greenspace Goal Deficiency (Ac)

153.3

186.5

Dedicated Public Greenspace Goal Deficiency (%) (100% is Goal)

14%

11%

INPUT DATA Input Data

GREENSPACE LEVEL OF SERVICE Existing Public Greenspace (Ac/1k Res)

GREENSPACE ACCESS LEVEL OF SERVICE (RESIDENTIAL) Residents within Half Mile Walk

11,640

Residents within Half Mile Walk (%)

72%

Target (%)

100%

GREENSPACE ACCESS LEVEL OF SERVICE (WORKERS) Workers within Half Mile Walk

7,490

Workers within Half Mile (%)

52%

Target (%)

100%

Upper Westside Improvement District Masterplan

34

Appendix: Greenspace Analysis

Underwood Hills Park 10.7 acres

75

• Tennis courts (2) • Basketball court • Ball field • Playground • Workout equipment • Picnic shelter + seating • Paved path • Nature preserve • Little Free Library

Collier Rd

oo

• Wooded area

Channing Valley Park

a Ch

Mantissa Street Park

Northside Dr

Area

Howell Mill Rd

Study tt ah

Spring Valley Park

ch ee Ave

• Playground • Picnic tables • Little Free Library

2 acres • Wooded area

tta

rie

Ma d Blv

tta

rie

Ma

Waterworks Greenspace

Rd

4.5 acres Pe rr

yB

lvd

• Paved trails • Bike racks • Mural • Benches • Hammock Grove

Rd Huff

14th St WM arie tt a

Knight Park

St

Brady Pocket Park

2.68 acres

0.05 acres

• Basketball court • Tennis court • Playground • Picnic Tables • Wooded Area • Little Free Library

• Seating

Howell Junction Pocket Park 0.06 acres

Public Land

Donald Lee Hollowell Pkwy

Semi-Public Greenspace

• Seating • Bike Racks • Bike Repair

1/2mi Walk to a Public Greenspace 0

Public Greenspace

0.5mile

N

Greenspace Level of Service Today, residents of the Upper Westside lack adequate access to public greenspace. The district currently has 1.5 acres of public greenspace per 1,000 residents, well below the 11 acres of public greenspace per 1,000 residents targeted by the City of Atlanta. To meet this standard the Upper Westside needs ~154 more acres of public greenspace.

Appendix: Greenspace Analysis

35

Upper Westside Improvement District Masterplan

real estate market scan Long-Term Trends Influencing Upper Westside Real Estate Atlanta's Population Growth

Startup and Technology Hub

Atlanta’s population growth has been accelerating and creating consistent demand for housing. The metropolitan Atlanta region is projected to grow to 8.6 million people by 2050, a 2.9 million increase from 2015 (per the Atlanta Regional Commission). If the City of Atlanta proper were to capture just 15 percent of this projected growth, its population would double.

Healthcare and professional services are predicted to drive the 1.2 million growth in employment that will take place over this period.

The Upper Westside is emerging as a startup and technology hub, supporting the demand for flex space. The Upper Westside was one of the first neighborhoods in Atlanta to introduce next generation office space and continues to be the destination of choice for companies experimenting with new ideas of this sort. Companies such as Strongbox, Saltbox, and Industrious have large and growing footprints in the district.

Catalytic Projects Catalytic projects in the Upper Westside have made it a neighborhood of choice for investors and residents alike. According to the CID’s development tracking, the Upper Westside has $2.46 billion in planned private investment across more than 20 different projects.

This includes 2,894 residential units and 1.86 million square feet of office and retail space either proposed, permitted, or under construction.

The Upper Westside is on track to become Atlanta’s premier leisure district. Retail and food and drinks establishments generated approximately $787.5 million in sales in 2017, with retail accounting for roughly 87 percent of the total volume (per ESRI Business Analyst).

By contrast, retail and food and drink establishments in the Midtown CID generated $390.9 million in sales the same year (however, its food and beverage sector slightly outperformed the Upper Westside’s).

Georgia Tech's Continued Growth

Real Estate Value Creation & Capture

Georgia Tech’s continued growth will serve as an anchor for the district’s economy and real estate market.

Georgia Tech’s enrollment grew by approximately 12 percent between 2018 and 2019, bringing nearly 4,000 new students into the area. Georgia tech generated $3.3 billion in economic impact in 2018, the highest of any public university in the State of Georgia. This will likely increase with the full build-out of Technology Enterprise Park.

The Beltline and Westside Park both present significant opportunities for real estate value creation and capture. A 2019 CBRE report found that office and retail rents along the Beltline rose 70 and 60 percent respectively between 2013 and 2018. Subsequent research has found that median home prices near the Beltline rose sharply between 2012 and 2016, a 24 percent increase near the Northside Trail and a 43 percent increase near the Eastside Trail.

Upper Westside Improvement District Masterplan

36

Premier Leisure District

Appendix: Real Estate Market Scan

Factors Potentially Impeding the Upper Westside’s Future Growth Housing Affordability Crisis The Upper Westside is showing signs of a housing affordability crisis. Per a recent analysis of census data, median rent is rising almost two times faster in the Upper Westside study area than in Fulton County as a whole. Nearly half of all households in the UW are rent burdened, paying more than 30 percent of their income in housing costs.

Eroding District Character Rising commercial rents could drive out distinctive local retailers and restaurants, replacing them with chains and eroding the district’s character. Retail rents have steadily risen over the course of the past decade, averaging a roughly four percent increase each year.

Stakeholders reported concerns related to this increase driving out the kinds of small businesses that make the Upper Westside a destination for locals and visitors alike.

Reliance on Personal Vehicles The Upper Westside is a car-dominant place that lacks transit options, creating congestion in the southeastern part of the district. A 2019 study found that the average commute for a metro Atlanta resident using transit is 53 minutes, the second longest of any metro area in the country. This figure is likely larger for transit-reliant residents of the Upper Westside. By contrast, the average commute for metro Atlantans by car is 35 minutes but worsening due to mounting vehicular traffic.

Above: Renderings of Recent Development across the Upper Westside. From Top: Star Metals, The Interlock, The Works, 8West Appendix: Real Estate Market Scan

37

Upper Westside Improvement District Masterplan

Real Estate Market Scan Indicators and COVID Impacts by Sector The outbreak of COVID-19 has led to the voluntary shutdown of a previously strong economy, drastically impacting short-term growth and business activity.

While the global economy is expected to rebound to some extent once travel restrictions are lifted, individuals return to the workplace and global supply chains are restored, the reality of a post-pandemic world requires careful planning and analysis to determine the lasting effects and possible solutions.

Given that the extent of the effects of this pandemic are still unknown, it is important to note that historical data represented in market analyses should not be taken alone as a prediction of future conditions.

Industrial As of Spring 2020, the Upper Westside CID study area had approximately 9.1 million square feet of industrial space, which accounted for nearly eight percent of Atlanta’s total industrial inventory. However, both the industrial vacancy rate (8.2%) and industrial market rents ($7.14/square foot) were roughly 30 percent higher than in the rest of Atlanta.

As for sector specific COVID impacts, early research indicates that disruptions to global supply chains and decreasing inventory have reduced warehouse capacity utilization. However, there are a number of other trends that could potentially benefit the industrial sector, if they continue beyond the pandemic. The shift to e-commerce (particularly for non-durable goods such as groceries) may become more permanent, increasing the demand for logistics space. There is also the potential for manufacturing to be re-shored or near sourced out of concern for future disruptions, also resulting in renewed demand for industrial or logistics facilities.

Multi-Family Residential As of Spring 2020, the Upper Westside CID study area had 1,511 multi-family units under construction, which comprised nearly 20 percent of all such units in Atlanta.

Multi-family vacancy at the time (6%) was also nearly half of the city-wide rate and the average rent per unit ($1,477) was roughly on par with the Atlanta average.

As with industrial, COVID portends to disrupt the sector in both the short and long term in several ways. Demand for multi-family residential in some urban centers has diminished due to reduced consumer confidence, rates of moving and mobility, and the closure of in-person higher education institutions. Claims of the reversal of

Upper Westside Improvement District Masterplan

38

the trend towards higher density living and increased collaboration spaces may be overblown, as market and migration data remains inconclusive. Typically, multifamily rental demand is resilient to economic shocks, as homeownership remains out of reach for large shares of most metropolitan areas’ populations.

Office As of Spring 2020, the Upper Westside CID study area had 777,000 square feet of office under construction, which made up for nearly 15 percent of all office space under construction in Atlanta. Office vacancy at the time (11%) was slightly lower than the city-wide rate and the average rent per square foot ($32.14) was roughly 5 percent higher than the average for the city as a whole.

Office is one of the sectors most immediately affected

by COVID-related economic disruptions. The sharp increase in remote working has caused utilization rates to fall drastically and landlords reliant upon shortterm leases or co-working operators continue to be the most at-risk. If periods of closure fast track the adoption of collaboration technologies and remote work, long-term future office demand could be under threat. However, certain sectors (such as life sciences) are increasing their employment and office utilization rates, potentially counterbalancing the shift to remote work in metropolitan areas containing a concentration of the cluster.

Retail As of Spring 2020, the Upper Westside CID study area had 2.3 million square feet of retail space, which constituted nearly four percent of Atlanta’s total retail inventory. The district’s retail vacancy at the time (4.1%) was nearly identical to that city-wide and retail rents ($21.46/square foot) were approximately 10 percent lower than the average for Atlanta overall.

Many of the trends that were already adversely affecting the retail sector have exacerbated in the wake of COVID. Retailers will require robust infrastructure to fulfill online orders and become omni-channel in order to keep up with the shift to e-commerce. This is particularly true for independent restaurants who lack sufficient digitization as well. Retailers in “destination” cities or neighborhoods that rely upon visitor spending will face an extended period of risk due to travel restrictions and advisories.

Appendix: Real Estate Market Scan

Industrial - Market Summary Industrial - Market Detail Industrial Market Detail

The UWS’ 9.1 million square feet of industrial space accounts for approximately 7.5 percent of Atlanta’s total industrial inventory

The industrial vacancy rate in the UW is 30% higher than in Atlanta as a whole.

The industrial vacancy rate in the UWS (8.2%) is 30 percent higher than in Atlanta as a whole (5.7%)

Industrial market rents in the UW are 26% higher than in the rest of Atlanta.

Industrial market rents in the UWS ($7.14/sf) are 26 percent higher than in the rest of Atlanta ($5.26/sf)

Multi-Family (Rental) - Market Summary Multi-Family (Rental) - Market Detail Multi-Family Residential Market Detail

Source: CoStar

Source: CoStar

The 1,511 units currently under construction in the UWS makeup 17 percent of all multi-family rental units under construction in Atlanta

Rental vacancy is the UW is roughly 50% lower than Atlanta’s overall.

Average rent per unit in the UW is 6% higher than the Atlanta average.

Office Market Detail

Rental vacancy is the UWS (6.0%) is roughly 50 percent lower than Atlanta’s overall (9.2%) Average rent per unit in the UWS ($1,477) is 6 percent higher than the Atlanta average ($1,394)

Office - MarketOffice Summary - Market Detail Source: CoStar

Source: CoStar

The UWS’ 777,000 square feet of office under construction accounts for 14 percent of all office space under construction in Atlanta (5.5 M)

The office vacancy rate in the UW is 2% lower than Atlanta’s overall.

Office market rents in the UW are 5% higher than in the rest of Atlanta.

The office vacancy rate in the UWS (10.9%) is 2 percent lower than Atlanta’s overall (12.7%) Office market rents in the UWS ($32.14/sf) are 5 percent higher than in the rest of Atlanta ($30.63/sf)

Retail - MarketRetail Summary - Market Detail Retail Market Detail

Source: CoStar

Source: CoStar

The UWS’ 2.3 million square feet of retail space accounts for approximately 3.7 percent of Atlanta’s total industrial inventory

The UW’s retail vacancy rate is effectively the same as Atlanta’s as a whole.

The UWS’ retail vacancy rate (4.1%) is effectively the same as Atlanta’s as a whole (4.2%)

Retail market rents in the UW are 10.6% lower than in the rest of Atlanta.

Retail market rents in the UWS ($21.46/sf) are 10.6 percent lower than in the rest of Atlanta ($23.74/sf)

Source: CoStar

Source: CoStar

Snapshot of Market Summary by Sector

Appendix: Real Estate Market Scan

39

Upper Westside Improvement District Masterplan

susceptability to change Redevelopment Potential The following pages explore the potential for redevelopment across the Upper Westside. The analysis not only highlights individual parcels, but also clusters of developable parcels with unique proximite assets (both existing and planned) that could catalyze significant increases in economic activity and demand.

1

Woodall Trail Corridor Cluster

4

Hemphill Reservoir Cluster

Major Assets

Major Assets

Proposed new trail linking the northwest residential areas to the core of the Upper Westside.

Potential for new public open space.

Potential overlap with the Atlanta BeltLine, multimodal community routes for workings whose jobs are on Ellsworth Industrial Blvd.

Proximity to significant mixed-use office/residential/ retail redevelopment at "The Works."

2

Howell Station Cluster

Proximity to the proposed BeltLine right-of-way.

5

Westside BeltLine Connector Cluster

Major Assets

Major Assets

Proximity to King Plow and The Foundry at Puritan Mill.

Adjacency to Atlanta BeltLine's Westside Trail.

Proximity to the future Westside Park.

3

Central location adjacent to key recreation, leisure, residential, and employment areas including Atlantic Station and the Westside Provisions District.

Proximity to the Westside BeltLine Connector trail to downtown that PATH Foundation has plans to connect to the Silver Comet Trail.

Westside Park Cluster

Major Assets Proposed mixed-use redevelopment at Quarry Yards, which was acquired by Microsoft in 2020.

Proximity to significant mixed-use residential and commercial redevelopment at "Echo Street West."

6

Georgia Tech - SXSW Cluster

Future Westside Park, which at 141 acres will be one of Atlanta's largest public open spaces.

Major Assets

Bankhead MARTA Station, providing transit accessibility to downtown Atlanta and beyond.

SxSW Georgia Tech (TEP/NARA) redevelopment projected to create 5,790 jobs and generate $1.4 billion in economic impact at full build out.

Maddox Park (54-acre park) which is targeted for improvements as part of the BeltLine build out.

Upper Westside Improvement District Masterplan

Metlife Northyards, a 300k SF office complex acquired by Metlife for $63 million, adjacent to the Coca Cola HQ.

40

Appendix: Susceptibility to Change

75 Collier Rd

Area

Woodall Trail Corridor

Northside Dr

Howell Mill Rd

Study

1

a Ch

tt ah

oo

ch ee Ave

tta

rie

Ma d Blv

rie

Ma tta

4

Rd

th

yB

St

Pe rr

17

Hemphill Reservoir

lvd

Rd Huff

14th St

2

WM arie tt a

Howell Station

St

10th St

3

5

Westside Park

Westside BeltLine Connector Corridor Donald Lee Hollowell Pkwy

6

Georgia Tech SXSW

Under Development Planned Projects Susceptible (Infill, For Sale, Of Interest) Additional Susceptible Parcels (Land Value > Improvement Value)

0

0.5mile

N

Susceptability To Change Map The exhibit above identifies properties under development and planned for redevelopment across the Upper Westside. It also identifies vacant land, properties listed for sale, those with unique locational or other qualitative value drivers, and those whole land value is greater than what is currently built on it.

Appendix: Susceptibility to Change

41

Upper Westside Improvement District Masterplan

WEAKNESSES

STRENGTHS

SWOT Analysis Cool Factor - The Upper Westside has a grit that creates an authentic urban experience and anchors the value of commercial development. From boutique retail and destination f&b, to creative office and urban living, the industrial live-work vibe of the district has pushed real estate value to the upper tier of the metro market.

Historic & Cultural Significance - The founding of the City of Atlanta at the terminus of the Western and Atlantic rail line, along with the history of Blandtown, the Huff Farm, the Goat Farm, and other district landmarks provide the cultural stories and historic fabric that root the authentic character of the district.

2020 Development Wave - The quantity of new development coming online in 2020 will change the district dynamic: validating the UW market, providing critical mass of employment, and boosting daytime population.

Hidden Nature - Woodall Creek, Underwood Hills Park, Channing Valley transmission easement, and the Hemphill Water Treatment Plant provide tremendous green assets but lack public access, improved public amenities, and/ or public visibility.

Bricks & Mortar - The Upper Westside has a largely contiguous critical mass of historic industrial building stock that has been (or has the potential to be) adaptively renovated for creative living and working; boutique shopping and dining; or light industrial uses.

Limited Effective Street Network - Few corridors connect through the district to surrounding neighborhoods or regional destinations; limited network options for overloaded corridors.

District Identity and CID Awareness - The Upper Westside CID is a newlyformed CID and lacks the public awareness and district name recognition enjoyed by other metro districts and CIDs.

Lack of Walkability - High traffic volumes and lack of sidewalks/trails create poorly connected and unsafe pedestrian facilities. Approximately 21 miles of public streets in the CID have no sidewalks, and an additional 10 miles have sidewalks on only one side.

Transit Access - The district lacks convenient first mile/last mile access to the nearest MARTA stations limiting the potential of public transit to offset traffic congestion, serve professional office and service industry employees, and expand the market for district restaurateurs and retailers.

Hemp Hill Tease - The historic Hemp Hill Water Treatment Plan has previously served as a publicly-accessible open space but currently has a secured perimeter which prevents public access and use of one of the most scenic and iconic green spaces in the city.

Upper Westside Improvement District Masterplan

Leafy Green Neighborhoods - The verdant and charming neighborhoods of Underwood Hills, Channing Valley, and Berkeley Park lend a livability and diversity to the population and development patterns of this predominantly urban industrial district.

BeltLine Overlay - The BeltLine Overlay provides streetscape standards, urban design standards, street connectivity framework, and incorporation of the City’s Inclusionary Zoning policy, all of which contribute to district- and citywide goals for walkable, affordable urban neighborhoods.

Limited Home Ownership - As of 2019, only 21 percent of households in the UW were owner-occupied, creating the potential for displacement pressure

Housing Affordability Pressues Median rent is rising almost two times faster in the UW than in Fulton County as a whole. Nearly half of all households in the UW are rent burdened.

42

Appendix: SWOT Analysis

Strengths, Weaknesses, Opportunities, and Threats

OPPORTUNITIES

This spread provides a synthesis of input gathered from data collection, site reconnaissance, and stakeholder interviews.

Harness a Fast-growing and Talented Metro Population - Atlanta is the fourth fastest growing metro in the country, 2010-2019; the ninth largest metro in the country; and Fulton County is the 7th ranked Talent Attraction county in the nation.

Leverage Non-commute Proximity to Atlanta’s Premier Urban Districts Solve for low-stress bike and pedestrian networks to take advantage of the attractions, residential base, and employment density of Downtown, Buckhead, and Midtown.

Capture Spillover Effects of a Top Research and Public University - Planning efforts for research and development at Georgia Tech are focused on the west side of campus, adjacent to the CID.

THREATS

Covid-19 - Impact of the public health crisis and recession on vulnerable residents, small business, commercial real estate development, and the key drivers of Upper Westside value: signature retail and restaurant scene Public Park Creation - Under Georgia statute, development subject to impact fees cannot also be required to provide public park space. Absent statutory support for public parks, the creation of new park space is subject to lobbying for discretionary public dollars or reliance on private contribution.

CRE Leadership Turnover - Commercial real estate developers may not be long-term investors in district; lack of CID Board leadership continuity for relationship-building, advocacy, and plan implementation.

Appendix: SWOT Analysis

Plan for Landmark Development & Connectivity Opportunities - Incorporate a strong vision and recommendations for rail lines and the massive railyards; cultivate timely relationships with railroad leadership with the recent location of Norfolk Southern HQ to Atlanta.

Influence BeltLine Alignment - Align district solutions for development, greenspace, and transportation with the (top) driver of development demand in Metro Atlanta: the BeltLine.

Empower a First-to-Market Environment - WhyHotel, Saltbox, VentureLab, GTRI are pioneering ventures in an idea-forward district.

Create innovative infrastructure solutions and supportive planning policy to fuel the vanguard.

Lobby for District-Specific Revenue Streams - Provide strong advocacy for updated impact fees, designated-use meter revenue, BeltLine TAD revenue, and coordinate neighborhoodnegotiations for development CBAs.

Align Industrial Preservation Policy with Market Demand - Create a winwin with political priorities and market demand in industrial areas with uses such as urban fullfillment, collaborative makerspace, cowarehousing, and advanced manufacturing.

Stitch Together Islands of Low-Stress Street Networks - Link the walkable and bikeable street networks of Underwood Hills, Channing Valley, Blandtown, Howell Station, and Brady. Mode shifts (from vehicular to bike/ped) of as little as 10% can increase internal trip capture and provide reduction in traffic volume.

Talent Drain - A significant number of VentureLab (Georgia Tech incubator) graduates relocate to venture capitalrich regions. VentureLab launches 25 new companies per year based on Georgia Tech research.

Traffic Triple-Whammy - Peak-hour congestion, non-peak speeding, and limited right-of-way on corridors with strong neighborhood connectivity make the reduction of traffic stress challenging, thereby limiting the comfort and usability of routes that connect district destinations.

No New Public Streets - City of Atlanta policy precludes the construction and maintenance of new public streets, making critical new street network connections the responsibility of private developers.

Piecemeal Planning - Uncoordinated rezonings, park space creation, and transportation solutions on a development-by-development basis hinder the ability of the Upper Westside to realize its potential.

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Upper Westside Improvement District Masterplan