mTAPs Projects for 2018
Carter Oak Shopping Center
Gateway 85 (fka Gwinnett Village CID)
The shopping centers in the area are in need of transformation – which could be catalytic in a different way. There is too much parking by modern standards and vast parking lots do not serve the aesthetics of the area well. The centers are filled with viable tenants but in the case of the Carter Oak center, there are former outparcels that are sitting with only concrete pads. The economics of change is difficult to discern and the appropriate transition is a challenge. The mTAP team will research and evaluate how improved site design and access could facilitate a catalytic development project on this site.
West End Mall Area Redevelopment
West End CID
The mTAP team will research the current economic conditions in and around the Mall at West End as well as the potential for future redevelopment and linkages to West End MARTA station and explore the opportunity to redevelop the mall and realize this property’s economic potential. Determine some potential opportunities for comprehensively, and potentially incrementally, redeveloping the Mall at West End into an economic hub for the West End community. The intended goal is to create a plan that fosters a potential mixed-use, multi-phase development project that better serves the West End community and offers a destination for surrounding communities and links it to the West End MARTA station for a Transit- Oriented Development (TOD) project.
Equitable Transit Oriented Development
Living Transit Fund
In the case Garden Hills Civic Association v. MARTA, the Georgia Supreme Court upheld MARTA’s use of funds for station area development projects. The Georgia Supreme Court reasoned that MARTA funds could be used for this purpose because the station area development deal would increase MARTA ridership, would generate revenue, and would improve the safety and comfort of MARTA riders. Future MARTA station area developments that similarly achieve those goals would be legally permissible under the MARTA statute. Momentum and action around ETOD and affordable housing is already building with the city and its leadership, and though several important policy and funding solutions have been implemented, they are not enough to fully mitigate our current or future challenges. The LTF is another tool, and development and implementation will fall on leadership in the City of Atlanta, MARTA and Atlanta City Council.
The client is requesting the mTAP leadership and expertise on the following LTF design, structure and advocacy considerations: grant v. loan, new construction v. rehabilitation, funding generated from the sales tax and what could be leveraged from private and philanthropic resources, management of the fund and who’s best positioned to manage, number of affordable developments and units that could be created, market and economic analysis of benefits, transit areas and stations prime for investment, equity indicators and economic factors that should be used to support implementation, analysis of supporting land use zoning ordinances and policies and any recommended additions or amendments, and effective messaging and communications strategies to encourage greater support and adoption.
East Atlanta Village
East Atlanta Community Association
This mTAP project will assess the current market condition of the East Atlanta Village commercial district (EAV) and recommend actions by the East Atlanta Community Association (EACA) which could result in a symbiotic and diversified commercial business and services environment. Located adjacent to the intersection of Moreland Avenue and Glenwood Avenue (just south of I-20), and one of the city of Atlanta’s largest historic neighborhood commercial nodes (approximately 120 parcels), the EAV currently has a number of vacant commercial parcels, buildings, and tenant spaces which hamper its overall functionality as a neighborhood-serving commercial district, and limit its true potential as both a local and regional retail/office/entertainment destination.
The residential market in East Atlanta has escalated significantly over the last 2-3 years, with some spill-over into the EAV commercial market as well. While many properties remain under-utilized, EACA would like to gain a better understanding of market details and what strategic actions might be effective to influence or steer future growth and business activity in the EAV comm
McMichael Property Development
FCS is a community development organization currently focused on the neighborhood of Historic South Atlanta. Since 2000, FCS has been in partnership with the South Atlanta Civic League to bring holistic transformation to the community through neighborhood engagement programs, economic development and mixed-income housing. Over this time, the client has developed over 140 single family homes securing affordable homeownership for over 20% of the neighborhood. In 2004, FCS received four acres of contiguous property in the south end of the neighborhood via the Atlanta Land Bank. FCS held this property through the economic downturn awaiting an opportunity to partner with a multi-family affordable home developer to provide mixed-income housing to the neighborhood. Current market conditions, potential partnerships, neighborhood energy and organizational capacities make this an opportune time for this project.
The client is requesting the assistance of the mTAP team to help identify obstacles and measure the feasibility of this project. The property has significant topography challenges requiring outside expertise to overcome and work around.
Land Use/Zoning Evaluation
The Aerotropolis Atlanta Alliance is a non-profit membership organization and a coalition of business and community leaders that work to make the area around Hartsfield-Jackson Atlanta International Airport (H-JAIA) a leading destination for businesses and residents. The Alliance recently developed a Blueprint that identified several catalytic development locations in the area immediately surrounding H-JAIA that could support growth in five target industry clusters. These target clusters were identified in the Blueprint as having the greatest potential to foster economic development in the Aerotropolis area based on existing strengths, namely, the presence of H-JAIA. The clusters identified are the following: Aerospace Training and Manufacturing; Logistics and Distribution; Food and Agribusiness; Multimedia Production; Bio-Science Industries.
The common development challenge among these different catalytic sites is the current and future zoning and land-use in the Aerotropolis area and whether it coincides with the land use and zoning needs of the target industries. For the Alliance to support its communities to attract and retain businesses in the target industries, it is important that the communities support the needs of those businesses. The presence of several municipalities and counties has created a patchwork of land use zoning regulations. If land use and zoning is not coordinated in regional manner that is sensitive to the opportunities present in each catalytic area, the result could pose an impediment to these sites realizing their full economic potential. The client would like the mTAP team to research and study the different zoning ordinances in each area and confirm that they are a conducive to maximize the potential economic development for each target cluster.
McDaniel Street Corridor
Pittsburgh Community Improvement Association
McDaniel Street is the central spine of the Pittsburgh neighborhood in Southwest Atlanta. It runs due north from University Avenue, through the heart of Pittsburgh, and up across I-20 into Castleberry Hill. Once a bustling commercial core of the historic African-American neighborhood, after decades of disinvestment McDaniel is now a struggling corridor, though change is imminent. The BeltLine and the Pittsburgh Yards redevelopment projects at the south end of McDaniel, and an array of other large redevelopment projects around the periphery of the neighborhood, are beginning to transform the real estate markets in and around the Pittsburgh. This includes the commercial area on McDaniel Street – although despite land values rising, no significant redevelopment has yet occurred. Neighborhood residents have long wanted to see McDaniel returned to its role as a neighborhood-serving core, a place where daily commercial, retail, and office needs are met, and which serves as a social hub for the community as well.
The mTAP is being asked to formulate ideas that could maximize the neighborhood-serving potential of McDaniel Street. What level of mixed-use density, building heights, and other development controls are recommended to create a viable and sustainable commercial environment on McDaniel? How much of the corridor, if any, is recommended to rezone to a designation allowing this kind of development? Should rezoning be confined to major nodes along the corridor? If so, which ones? If parking requirements remain a factor for businesses, how can this best be provided for? How can dedicated bike lane(s) best be incorporated into a new streetscape design for McDaniel? What other urban design best practices would the panel recommend?