Mountain View Master Plan

Transcription

1 Mountain View Master Plan SIZEMORE GROUP in association with NOELL CONSULTING and STANTEC Draft October 2018

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3 Mountain View Master Plan Draft October 2018 SIZEMORE GROUP in association with NOELL CONSULTING and STANTEC

4 Credits Clayton County Board of Commissioners Jeffrey E. Turner, Chairman Sonna Singleton Gregory, District 1 Gail Hambrick, District 2 Felicia Franklin Warner, District 3 Michael Edmondson, District 4 Development Authority of Clayton County Board Michael Edmondson, Chairman Eldrin Bell, Vice Chairman Ricky Clark, Secretary/Treasurer Dr. Don McMillian Jr., Assistant Secretary/ Treasurer Dr. Tim Gilrane Dr. Alieka Anderson Louis D. Johnson Staff Khalfani Stevens - Executive Director Miche Thomas - Intern DRAFT

5 Advisory Team* Michael Edmondson, Development Authority of Clayton County, Chairman/Clayton County Commissioner Eldrin Bell, Development Authority of Clayton County, Vice Chairman Ricky Clark, Development Authority of Clayton County, Secretary/Treasurer Dr. Don McMillian Jr., Development Authority of Clayton County, Assistant Secretary/Treasurer Gail Hambrick, Clayton County District 2 Commissioner Don Williams, MARTA, Senior Director, Transit System Planning Dominique Lockhart, Clayton County Planning and Zoning Mary McClanahan, Atlanta Regional Commission Stan Reecy, Aerotropolis Atlanta CIDs Bob Burdell, Reliant Real Estate Partners LLC, Principal and Co-Founder J. R. Wright Jr., Reliant Real Estate Partners LLC, Senior Associate Jewette McNeal, YM Management Lynn Smith, Hartsfield-Jackson Atlanta International Airport Patrick Ejike, Clayton County Community Development, Director Dr. Tim Hynes, Clayton State University, President Lauren Lambiase, Georgia Power, Community/ Economic Development Manager Tommy Hughes, Hughes Commercial Real Estate, Managing Broker Dr. Anthony Smith, Clayton County Public Schools, Deputy Superintendent Steve Berman, OA Development, Founder Jeff Metarko, Clayton County Transportation and Development, Director DRAFT Jon Tuley, Atlanta Regional Commission, Senior Principal Planner Ben Casey, Low Temp Industries, President and Chief Executive Officer Angela Redding, Forest Park, City Manager Shannon James, Aerotropolis Atlanta Alliance, Board Chairman Jeremy Stratton, Clayton Chamber of Commerce, Chief Executive Officer Joy Day, City of Jonesboro, Mayor Virgil Fludd, Carvir Group Omar Dewan, Property Owner Consultant Team LEAD FIRM :: MASTER PLANING, URBAN DESIGN, COMMUNITY ENGAGEMENT and PROJECT MANAGEMENT SIZEMORE GROUP Bill de St. Aubin, AIA, LEED AP Principal-in-Charge Deanna Murphy, AICP Project Manager & Lead Planner Chirag Date, MCRP Project Planner Jonne Smith Project Planner TRANSPORTATION/TRANSIT Stantec Consulting Services Joel F. Mann, AICP Principal, Urban Places Mobility MARKET STUDY Noell Consulting Group Todd Noell President Jordan Rowe Market Expert *The Advisory Team is made up of representatives from relevant state, regional, and county level departments responsible for land use planning, transportation, grants, housing issues, land owners, business owners, and community leaders. This group includes individuals who are knowledgeable about the study area s issues and opportunities, experts in related fields, and are deemed vital to the implementation of the final plan.

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7 Contents 1.0 Introduction Background: Mountain View 1.2 The Process 1.3 Previous Studies and Plans 2.0 Facts and Analysis Area Assets and Amenities 2.2 Existing Conditions Existing Land Use Existing Zoning Future Land Use Undeveloped Land Land Ownership Topography and Hydrology Noise Contours Buildings and Infrastructure Electric Power Lines Sun Path and Wind 2.3 Transportation DRAFT 3.0 Community Participation Recommendations Concept Plan Overview 4.2 Concept Plan 4.3 Zoning Recommendations 4.4 Transportation Recommendations 5.0 Implementation Plan Appendix... i Market Study

8 Development Authority of Clayton County Mountain View Master Plan DRAFT

9 1 Introduction

10 Development Authority of Clayton County Mountain View Master Plan 1.0 Introduction Introduction 8 The Mountain View Master Plan is a planning effort led by the Development Authority of Clayton County (DACC). This plan aims to encourage private and public investment in the Mountain View area to create a publicly accessible, worldclass destination live, work, and play community. This study is being conducted in conjunction with the Old Dixie Road/Tara Boulevard Master Plan. Refer to Figures 1.1a and b for the regional location of both the Mountain View and the Old Dixie/Tara Boulevard Master Plans. Refer to Figure 1.1c for the Mountain View study area. 1.1 Background: Mountain View The Mountain View area is a burgeoning international business hub, located directly adjacent to the International Terminal at Hartsfield- Jackson Atlanta International Airport (H-JAIA) and accessible to both I-285 and I-75 interstates. This well positioned and visible property encompasses approximately 750 acres of property poised for redevelopment. To incentivize growth and redevelopment, Clayton County has invested in area infrastructure with the under-construction Conley Road realignment, which will directly connect Mountain View to the International Terminal. Additionally, the Metro Atlanta Regional Transit Authority (MARTA) is conducting a Federal EPA environmental impact assessment study, a key first step to support its expansion of proposed commuter rail into the area. Commuter rail is currently proposed to run on the existing CSX/Norfolk Southern Railroad that would connect from the East Point MARTA station through Mountain View and into Clayton County. Vision To create an International Hub that provides a transit oriented and walkable mix of uses complementary to the world s busiest airport along with opportunities for higher wage employment, recreation, entertainment, and an attractive environment for the residents, businesses and travelers alike. DRAFT The history of the Mountain View area is significantly tied to the airport. Mountain View was an incorporated city from 1956 to 1978 with a population of approximately 2,000 residents. In 1978, due to increased noise impact of the adjacent growing airport, the city charter was dissolved and the residential population was relocated. Much of this land still remains vacant today. Key area destinations, in addition to H-JAIA include the nearby downtowns of Hapeville and Forest Park; the State Farmers Market, one of the largest farmers markets in the world at 150 acres, is a major marketing hub and distribution point for fresh produce in the Southeast and throughout Mountain View Old Dixie Node Figure 1.1a: Study Area Regional Context Map the country; Clayton State University (CSU) is a public university with over 7,000 students, its most popular degrees include Nursing, Psychology, Health Care Management, and Business Administration; Fort Gillem, a former military base which closed in 2011 and was purchased by the City of Forest Park in 2012, is envisioned to become a mixed use development, but in current market conditions has focused on distribution and manufacturing.

11 Study Area Context Mountain View Legend LCI Study Area Boundary Smyrna City Boundary Local Landmarks Old Dixie/Tara Boulevard Node Introduction Figure 1.1b: Study Area Context 9

12 Development Authority of Clayton County Mountain View Master Plan Introduction Natural resources in the area include several parks and the Flint River. Parks include Reynolds Nature Preserve, a 146 acre nature preserve located in the City of Morrow, home to hiking trails, ponds, a historic barn and farm equipment, and a Nature Center. Starr Park, an 18 acre park located in the City of Forest Park, is active with a walking track, picnic tables, multiple pavilions, swimming pool, volleyball court, lighted tennis court, mini golf course, a work-out station, a play center for ages 5-12, a play center for ages 2-5, multi complex fields (football, baseball, softball, soccer), concession, entertainment facility, and a lighted football stadium with seating for 2,000 spectators. The Flint River, which flows south from East Point, is piped under H-JAIA and emerges as a daylit river just south of the airport, adjacent to Mountain View. The river continues south, adjacent to the Old Dixie/Tara Boulevard node becoming a connector between these two major Clayton County commercial districts. The 2018 AeroATL Greenway Plan identifies the Flint River and Airport Loop Road as a priority trail connection for the region. Mountain View has been recognized as a regional center in several studies, most recently the 2017 Urban Land Institute Technical Assistance Panel. This study identified Mountain View as a Regional Center (Regional Centers have 10,000 jobs or more in approximately four-square miles. People travel from around the region to these centers for employment, shopping, and entertainment) and as a Regional Employment Corridor by Atlanta Regional Commission (ARC). The 2016 Atlanta Aerotropolis Blueprint recognizes Mountain View as an International Gateway with connections to the International Terminal at H-JAIA and to nearby airport cargo operations. 1.2 The Process Three main requirements were utilized in determining the goals for this study process: County Economic Development Goals Community Goals Market Analysis The master plan aims to focus on developing a proposal that balances the three requirements. COUNTY ECONOMIC DEVELOPMENT GOALS As identified in previous studies, the Development Authority of Clayton County has identified the Mountain View area as a regional mixed-use job center key to the increased growth and prosperity of the County. Creating a realistic vision for job growth in this area was a major driver in this planning process. DRAFT COMMUNITY INPUT This study process gathered input via key stakeholders interviews, two advisory team meetings, and a hands-on design workshop with the general public. Goals for this study were identified through input received during these sessions. Following is a summary of community goals for the Mountain View area. Community Goals 1. To Attract jobs higher paying employment opportunities 2. To make land more easily available for redevelopment: Consolidation, regulations (zoning), incentives 3. To Implement a Design Overlay 4. To rebrand and beautify lighting, landscape, signage 5. To encourage transit oriented development with MARTA proposed expansion 6. To create a mix of uses: Compatible to the International Terminal and air travel 7. To promote catalytic developments 8. To leverage the Flint River and AeroATL Greenway trail connectivity 9. To create a walkable environment 10. To create infrastructure connectivity 11. To designate a planner/economic development point person for Mountain View 12. To develop a strategic economic development strategy for the county 13. To enter into memorandum of understanding between Clayton County and the City of Atlanta to support redevelopment MARKET ANALYSIS A market analysis study was completed for the Mountain View area to guide realistic master plan recommendations. To attract the desired higher paying employment opportunities, the market study recommends creating greater walkability, 10

13 Study Area Base Map Old Dixie Highway I-75 I-285 Conley Road Charles W. Grant Parkway Introduction Figure 1.1c: Mountain View Study Area 11

14 Development Authority of Clayton County Mountain View Master Plan Introduction 12 connectivity, and leveraging the future MARTA commuter rail. To attract the office market, the County should focus on lifestyle creation, including retail, food and beverage. The market study found a demand for destination retail to support lifestyle creation, particularly luxury retail that leverages the site s regional access and airport adjacency. Lodging demand was also identified as a strong opportunity due to airport adjacency. In addition to office, advanced manufacturing has potential to provide higher paying jobs and leverage airport access. To draw advanced manufacturing, the County should consider partnering with institutions such as Georgia Institute of Technology to develop a research and development satellite campus and/ or create an advanced manufacturing makers space to support and grow small businesses. Refer to the appendix for the full market study. 1.3 Previous Studies and Plans This study builds on previous plans and studies by reviewing their recommendations and incorporating those that are still viable and feasible into the final plan. Below is a list of relevant previous studies: AEROTROPOLIS ATLANTA BLUEPRINT (2016) Prepared for the Atlanta Regional Commission and Aerotropolis Atlanta Alliance, the Aerotropolis Atlanta Blueprint took inventory of the existing conditions around the Hartsfield-Jackson Atlanta International Airport (H-JAIA) and provided a vision to guide future economic development efforts by the Aerotropolis Atlanta Alliance and other individual agencies and coalitions in the area with the world s busiest airport at its center. The report provided guiding principles and goals for the area along with development and transportation recommendations. The report identifies key catalyst areas around the airport including Airport City near the GICC, the Corporate Crescent which includes a business district anchored by corporate headquarters like Delta and Porsche along the north side of the airport, International Gateway which is the area east of the airport, adjacent to the International Terminal, and Cargo City to the south. Following is the list of proposed and existing industries in the Mountain View area as identified during the Visioning Week of the Aerotropolis Blueprint project. Proposed Industries: Logistics, Transportation, and Warehousing Aerospace and Aviation Advanced Manufacturing Media and Entertainment Life Sciences and Health Education and Skills Training Tourism Existing Industries: Logistics, Transportation, and Warehousing Aerospace and Aviation Agriculture and Business DRAFT The following is a summary of the recommendations identified in the Blueprint, specific to the Mountain View area. International Gateway: Opportunities: Build the Aerotropolis brand through design and beautification. Diversify the industrial base by targeting companies that rely on air-connectivity. Assess the market demand and identify the right time for retail and commercial uses to prosper in the area. Push redevelopment activities in the area. Build on MARTA s expansion. Build on the work complete and proposed in the Mountain View LCI 2013 Realignment of Conley Road to provide eastern access. Potential Catalytic Projects: TOD (Primary Office) Destination Outlet Retail Air-Dependent E-Commerce Fulfillment Centers Trade Mart Biologistic Hotel Key Considerations: Improve connection between the airport, I-285 and Forest Park. Develop a walkable grid for a 5-minute walk around and to the MARTA station. Potential destination retail outlet center near MARTA. Higher density flex offices and walkable grid to improve connectivity. Catalytic projects to improve overall circulation. Coordination with GDOT. Beautification and wayfinding.

15 MOUNTAIN VIEW LIVABLE CENTERS INITIATIVE (LCI) STUDY (2013) The Mountain View LCI Study was conducted in 2013 by Clayton County in association with the Atlanta Regional Commission. This redevelopment plan designates the majority of the Mountain View area as a business/distribution district, with retail and office along Conley Road (before re-alignment) and Old Dixie Highway, as well as hotel adjacent to the airport. One of the most crucial uses illustrated in the plan is the southern crescent transportation center the location of the proposed MARTA rail station at the intersection of Conley Road and Old Dixie Highway. The LCI recommends two development scenarios for the study area. The first being more market driven and second more aspirational in nature. The market driven scenario proposes office and flex space south of the relocated Conley Road, east of Old Dixie Highway. To the north of Conley Road the report proposes office and distribution. A multi-modal transit center at Conley Road and Old Dixie Highway houses a bus transfer station and the future MARTA rail station along with retail and office. A mix of hotel, commercial mixed use, and museum use is proposed near the airport. The aspirational scenario makes use of the market driven scenario as a baseline strategy and increases density to show the maximum development potential of the site. Short-term recommendations presented in the report include: Develop a Mountain View Overlay Coordinate with MARTA for direct route to the International Terminal Improve lighting along International Parkway through a Tax Allocation District Ensure adequate water and sewer infrastructure Investigate formation of a Community Improvement District (CID) Dedicate a full-time person to promote Aerotropolis and Mountain View opportunities Promote the aspirational plan Pursue implementation of the aviation museum Develop a rebranding scheme Identify parcels in need of assemblage Long-term recommendations presented in the report include: Work to attract commercial uses to the area Prioritize improvements within future SPLOST work programs Track and support MARTA expansion Explore private sector opportunities Further rebranding and implement gateway signage AEROTROPOLIS ARC OVERVIEW (PZ) REVIEW (2017) This document is a review of Clayton County policies for 2017, particularly a review of the Clayton County Comprehensive Plan. The Comprehensive Plan goals include: To ensure quality of new development. To encourage sustainable development practices. Mountain View is identified as a future development node and the future land use map suggests a new land use for the area: Mixed Use Commercial Industrial (MXI). This land use allows specific industrial development that is more inline with commercial and office uses, including manufacturing, distribution, logistics, possible recreational use, and typical mixed-use development. Clayton County has two Tax Allocation Districts (TADs) that are relevant to the study area. One is the Northwest Clayton TAD that covers the area in the northwest corner of the County along with Cherry Hills and Mountain View. The second TAD is for the Mountain View Area TAD which also falls under a designated Opportunity Zone. The redevelopment plan for the Mountain View TAD proposes the following uses: Retail Commercial Light Industrial Multi-modal Transportation Center to service Atlanta Metro Area New Class A Office Space Upscale Hotels Following are key recommendations from this document: Work to consolidate developable parcels. Create a Mountain View Area Overlay District. Encourage rezoning parcels not consistent with Mixed Use Commercial-Industrial Future Land Use Designation and Mountain View LCI. Target specific industries: Service sector Distribution sector Create a full-time planner position and a designated point person for the Mountain View Area. Establish regular communication with City of Introduction 13

16 Development Authority of Clayton County Mountain View Master Plan Executive Summary Atlanta Department of Aviation. Initiate a review of the Clayton County Comprehensive Plan, The Aerotropolis Atlanta Blueprint and the Mountain View LCI with Atlanta Department of Aviation staff. Enter into a Memorandum of Understanding (MOU) between the City of Atlanta and Clayton County. Conduct a Community Improvement District (CID) feasibility study. Increase walkability through the construction of sidewalks. CLAYTON FORWARD: CLAYTON COUNTY COMPREHENSIVE PLAN FOR UNINCORPORATED AREAS OF THE COUNTY (2014) This comprehensive plan document published in 2014 looks at goals and framework for the County for the next 20 years (2034). The vision statement reads, Clayton County is where the world lands and life takes off. The plan includes goals and strategies for land use, economic development, housing, and transportation. Following is a summary list of community goals identified through the process. Land Use: 1. To ensure the quality of new development 2. To encourage well-coordinated development 3. To improve quality of life for all residents 4. To encourage sustainable development practices 5. To improve coordination of planning mechanisms 6. To effectively manage implementation of land use policies Economic Development 1. To improve the employment options for residents 2. Workforce development 3. Business development and promotion 4. To improve coordination of economic development and planning Housing 1. Ensure quality of residential development 2. Provision of housing for all residents 3. Maintenance of existing housing 4. Coordination of housing and economic development Transportation 1. Improve walkability and connectivity 2. Improve provision of transit services 3. Improve traffic flow and quality of roadways 4. Effectively manage implementation of transportation projects DRAFT Community Facilities 1. Improve and maintain quality of educational services 2. Improve quality of life through focus on health, safety and welfare of residents 3. Improve and maintain access to arts and culture 4. Ensure and improve quality of amenities and public services 5. Improve local identity and public relations Natural and Cultural Resources 1. Protect and conserve existing natural resources 2. Identify and protect cultural resources 3. Connect resources to development decisions 4. Utilize natural resources to improve quality of life The Comprehensive Plan highlights the proposed MARTA commuter rail expansion into Clayton County. The proposed transit plan shall have a rail connection (2022) from East Point Hapeville Mountain View Forest Park Clayton State University Morrow Jonesboro. This line will extend to Lovejoy in the future. Important next steps listed in the comprehensive plan are as follows: Establish economic development overlays to add incentives. Work to support mixed-use residential, commercial, and industrial destination-style redevelopment surrounding the H-JAIA. Coordinate cargo passage and storage between Atlanta and Savannah through Clayton County facilities. Partner with non-profits to establish and run incubators for small businesses. CLAYTON COUNTY STRATEGIC OPERATIONAL PLAN This document outlines financial and operational strategies for the fiscal years The document focuses on the areas of growth management, economic opportunity, communication and image, fiscal responsibility, quality of life, and governance. Action strategies include: Partnering with schools, Clayton State, to train workforce. 14

17 Establish small business incubators. Marketing. Promote Clayton County inside the Airport. Implement and establish CID program. Implement SPLOST projects to streamline operations. Implement Adopt-a-Neighborhood program; collaborate with Non-Governmental Organizations (NGO) to establish concerts/ festivals and other destination activities countywide. CLAYTON COUNTY STRATEGIC ECONOMIC DEVELOPMENT PLAN (MAY 2013) This plan document was prepared for Clayton County, the Development Authority of Clayton County, and Clayton County Chamber of Commerce by Georgia Tech Enterprise Innovation Institute. The document takes inventory of the existing conditions, community profile, and gathers data from stakeholders and businesses in the form of interviews. Key long-term recommendations include: Improve internal and external image of the County Better private public relationships More employment (new and retention) opportunities for Clayton residents Refine target industries for business recruitment Importance of entrepreneurship and small businesses Impact of Public Higher education on County s economic development (Clayton State University and Atlanta Technical College) CLAYTON COUNTY - MOUNTAIN VIEW AREA EXISTING CONDITIONS AND RECOMMENDATIONS (NOVEMBER 2016) Prepared by the Atlanta Regional Commission (ARC), this document takes an inventory of the existing conditions in the Mountain View Area for Clayton County, analyzes previous studies completed in and around the area, and proposes recommendations. Clayton County was awarded an ARC Community Choices Program grant in May This report studied the 2014 Clayton County Comprehensive Plan, Mountain View Innovative LCI study, 2015 Aerotropolis Atlanta Blueprint, Northwest Clayton TAD Redevelopment Plan, and the Mountain View Redevelopment Plan Update. Recommendations are as follows: Work to consolidate developable parcels Create a Mountain View Area Overlay District Encourage rezoning parcels not consistent with Mixed Use Commercial-Industrial Future Land Use Designation and the Mountain View LCI Target specific industries: Service sector Distribution sector Create a full-time planner position and a designated point person for the Mountain View Area Establish regular communication with City of Atlanta Department of Aviation Initiate a review of the Clayton County Comprehensive Plan, The Aerotropolis Atlanta Blueprint and the Mountain View LCI with Atlanta Department of Aviation staff Enter into a Memorandum of Understanding (MOU) between the City of Atlanta and Clayton County Conduct a Community Improvement District (CID) feasibility study Increase walkability through the construction of sidewalks COMPREHENSIVE DEVELOPMENT STRATEGY TO IMPLEMENT THE ATLANTA AEROTROPOLIS RECOMMENDATIONS FOR THE MOUNTAIN VIEW AREA (MARCH 2017) This document provides the solutions and next steps recommended by a Technical Assistance Panel (TAP) arranged by the Urban Land Institute in The TAP focused on the Mountain View LCI area. The aim of this TAP was to provide land use, zoning, and development-based guidance to foster economic development in the area. The Panel answered questions related to means of maximizing economic development in the area, banding strategies, ways to create an entertainment district, and recommendations to establish Mountain View as a major economic engine. The Panel conducted interviews and a site visit as part of the assessment. The summary of strengths, weaknesses, opportunities, and threats for the Mountain View site as identified by the Panel are as follows: Strengths: Good quality infrastructure Lack of dissenters Large volume of publicly controlled land Prime location Weaknesses: Lack of identity Lack of awareness Executive Summary 15

18 Development Authority of Clayton County Mountain View Master Plan Poor public perception based on its history Lack of visibility Name of Old Dixie Highway Fragmented land ownership Lack of residential population Appropriate zoning is not currently in place Lack of champion body Opportunities: Existing Aerotropolis structure Existing economic development tools Prime location adjacent to H-JAIA and only minutes from downtown Atlanta Vicinity to Porsche MARTA expansion Potential for quality of life enhancements Hotel/tourism base ATLNext development Threats: Land will not be developed for its highest and best use Demand for industrial and distribution space Lack of long-term commitment in governance Lack of control of privately owned sites Follow with zoning process immediately after acquiring land. Make use of available economic development tools and consider community involvement during zoning process. Capitalize on airport and Aerotropolis names as branding strategy. Make use of progressive, diverse, high-tech, and welcoming connotations to brand the area. Make use of existing infrastructure for branding. Provide adequate signage, wayfinding and landscaping on corridors. Hire a branding consultant. Find and contact stakeholders to form Mountain View Alliance (as LCI suggests). Aim for more than just an entertainment district; something unique and carefully crafted for the area. Focus on the MARTA station and plan a core district. Have an organized and dedicated staff. DRAFT Executive Summary Key recommendations include: Create a new comprehensive zoning overlay compatible with the current vision for Mountain View. Zoning evaluation should consider development of a form-based code. Maintain current rezoning moratorium and consider the same on building permits to prevent new developments that are not inline with long-term vision to move forward. 16

19 Executive Summary 17

20 Development Authority of Clayton County Mountain View Master Plan DRAFT

21 2 Facts and Analysis

22 Development Authority of Clayton County Mountain View Master Plan Facts and Analysis Facts and Analysis This section analyzes existing conditions within the study area. Area assets and amenities are identified below followed by an analysis of the land use, zoning, topography, hydrology and existing area infrastructure. 2.1 Area Assets and Amenities Following are assets and amenities that make Mountain View a desirable site for growth and redevelopment. Refer to Figure 2.1a. Hartsfield-Jackson Atlanta International Airport (H-JAIA) Mountain View sits adjacent to the H-JAIA International Terminal, with improved access via the realigned Conley Road which creates a direct connection to Charles W. Grant Parkway. The domestic terminal can easily be reached as well along Loop Road. The H-JAIA cargo facilities are also easily accessible from Conley Road/Charles W. Grant Parkway along South Loop Road. With international terminal, domestic terminal and cargo access, the Mountain View site is a prime location for businesses that require easy access to air travel. Future MARTA Rail The Mountain View site is anticipating enhanced regional connectivity with the proposed expansion of Metro Atlanta Regional Transit Authority (MARTA) commuter rail. MARTA is conducting a Federal EPA environmental impact assessment study, a key first step to support its expansion of proposed commuter rail into the area. Commuter rail is currently proposed to run on the existing CSX/ Norfolk Southern Railroad that would connect from the East Point MARTA station to Mountain View and into Clayton County. Interstate Access In addition to Mountain View s air travel and future transit access, the Mountain View area has great regional and national connectivity via access to I- 285 and I-75. Fiber Optics Mountain View is further connected with fiber optic cables, providing fast, reliable communications for current and future tenants. Class-A Office The area s airport, interstate, future rail, and fiber optics access has already attracted major office tenants to the area, including the Porsche North American Headquarters, which sits adjacent to the Mountain View area, and Delta s Headquarters in nearby Hapeville. DRAFT Undeveloped Property The Mountain View area has acres of vacant property. With its access to the airport, future rail, interstates, fiber optics and less than 10 miles from Downtown Atlanta, the area is ripe for redevelopment. This is one of the largest vacant sites this close to Downtown Atlanta and H-JAIA in the region. Public Owned Property A majority of key Mountain View property, along Conley Road, is owned by Clayton County and the City of Atlanta. This public ownership provides more flexibility for the County and City to attract the type of development desired, per the vision within this report, by providing appropriate incentives and partnerships.

23 Area Assets and Amenities Porsche North American Headquarters I-75 Old Dixie Highway Gilbert Road HARTSFIELD JACKSON ATLANTA INTERNATIONAL AIRPORT Charles W. Grant Parkway Conley Road I minute walk 0.5 mile radius Facts and Analysis Figure 2.1a: Area Assets and Amenities Map 21

24 Development Authority of Clayton County Mountain View Master Plan 2.2 Existing Land Conditions Existing Land Use Figure 2.2a provides a map of existing land use in the Mountain View study area, per Clayton County geographic information system (GIS). The study area is predominately industrial (purple) with commercial (red) the second largest land use. Industrial Existing industrial uses are mostly warehouse and storage and consist of following companies/ manufacturers among others: Americas Mart Logistics FedEx Ship Center UPS Air Cargo SIPA North America Inc. Mainfreight Pilot Freight Services Fellfab Corporation Expeditors Atlanta Postal Credit Union Binex Line Corporation Nippon Cargo Airline Faith Technologies Inc. Old Dixie Highway. Most of this commercial land is undeveloped. Amongst the developed parcels are a gas station, building and appliance product sales, a tire store, and small retailers. Utility/Public Use Utility/Public land uses are scattered throughout the study area and include the former park and ride lot (later proposed as a Clayton County airplane museum), Clayton County Fire Department Station 9, Environmental Protection Division, and utilities, including a power station. Single Family Residential Several vacant parcels along Conley Road are designated as single family residential land use. This designation is likely a remnant of pre-airport expansion land use, as the parcels are undeveloped. DRAFT Facts and Analysis Most of these industrial users are located to the west of Old Dixie Highway, close to the H-JAIA International Terminal. Parcels east of Old Dixie Highway are predominately vacant. Commercial A concentration of commercial land use can be seen close to the intersection of Conley Road and 22

25 Existing Land Use Map Facts and Analysis 2.2a: Existing Land Use Map 23

26 Development Authority of Clayton County Mountain View Master Plan Facts and Analysis 24 Existing Zoning Figure 2.2b shows the existing zoning in the Mountain View study area. Most of the area is designated as industrial (light or heavy). Other zoning designations include general business, office institutional, and regional mixed use. Following is summary of allowed uses, heights, and minimum setbacks for these zoning categories per the Clayton County Development Code. LIGHT INDUSTRIAL Permitted Uses: Industrial Uses Agricultural implementation and equipment establishments. Auto engine, body repair, and undercoating shops when completely enclosed. Building materials and lumber supply establishments. Commercial parking garages and lots. Gasoline service stations and truck stops. Governmental buildings, offices, and storage. Greenhouses and nurseries, including landscape services. Manufacturing compounding, processing or packaging food or food products, cosmetics, toiletries and pharmaceuticals. Manufacturing, compounding or assembling of cell phones, paper, fur, glass, leather, plastics or semi-precious metals or stones, rubber, textiles or cloth products, tobacco, wood or wood-like products. Manufacturing of ceramic products, excluding, building materials, using previously pulverized clay and kilns fired by electricity or gas. Mini-warehouses and storage buildings for lease to the public including the office and/ or dwelling of a caretaker. Offices and administrative facilities. Public utilities such as electric substations, storage of materials and trucks, repair facilities, offices and electric generating plants. Repair and manufacturing of musical instruments, clocks or watches, toys or novelties, electrical appliances, electronic devices, light sheet metal products, mining equipment, machine tools and machinery. Research, experimental, or testing laboratories. Towing, wrecking, and Impound services Tractor and trailer storage. Trade shops, including electrical, plumbing, heating/cooling, and roofing. Trade/industrial school, Industrial clinic, banks or credit unions that serve the convenient needs of the Industrial district. Wholesale business, warehouse, tracking terminal, and similar non processing storage and distribution uses. Any accessory building and uses customarily incident to the above permitted uses. Communication/Utilities Public wellfield/pump house. Sewage Treatment Plant. Utility substation. Water tower. DRAFT Maximum Structure Height: Primary Structure: 75 ft. Accessory Structure: 35 ft. Minimum Front Yard Setback 50 ft. when adjacent to an Arterial Road. 45 ft. when adjacent to a Collector Road. 40 ft. when adjacent to a Local Road. Minimum Side Yard Setback 20 ft. Minimum Rear Yard Setback 20 ft. HEAVY INDUSTRIAL Permitted Uses: Industrial Uses Any use permitted in the Light Industrial (LI) district. Agriculture crop processing and storage (of materials produced off-site). Asphalt manufacturing. Blast furnace, steel furnace, blooming, or rolling mill. Brick tile, and terra-cotta manufacturing. Cement, lime, gypsum, or plaster of paris manufacturing. Central mixing plant for cement, mortar, plaster and/or housing materials. Chemical storage or manufacturing. Heating and electric power generating plants and all necessary uses. Government buildings, offices, and storage. Incineration of garbage or refuse when conducted within an enclosed plant. Machine and machine tool manufacture. Petroleum and inflammable liquids production, refining, or storage. Smelting of copper, iron, zinc, or ore. Rock, sand, or gravel distribution.

27 Existing Zoning Map Facts and Analysis 2.2b: Existing Zoning Map 25

28 Development Authority of Clayton County Mountain View Master Plan Facts and Analysis 26 Any accessory building and uses customarily incidental to the above permitted uses. Communication/Utilities Public wellfield/pump house. Sewage Treatment Plant. Utility substation. Water tower. Conditional Uses Industrial Uses Airport, heliports, and related landing areas and buildings. Development of natural resources, including the removal of minerals and natural materials together with necessary buildings and machinery. Junk/salvage yard, places for dismantling, wrecking, and disposing of materials. Mineral extraction and processing. Municipal solid waste landfills, inert landfills, construction and demolition landfills, refuse dump, scrap metal yard, and recycling center. Slaughterhouse. Any other heavy industrial use, which shall be compatible with the intent of the district. Adult Uses Adult entertainment facilities, sexually oriented businesses, and massage parlours. Communication/Utilities Wireless telecommunications facility/tower. GENERAL BUSINESS Permitted Uses Apparel Shops (new merchandise only). Banks and similar financial establishments. Beverage Shops. Bookstores. Camera Shops. Catering Establishments. Childcare and Adult Day Care. Coin-operated laundries. Commercial indoor and outdoor recreational uses. Copy and printing services. Decorator Shops. Delivery Services. Drug Stores. Dry Cleaners. Exterminators. Fitness Centers and Gymnasiums. Florists and Gift Shops. Grocery, Full Service. Hardware Stores. Health Clubs and Spas. Hotels and motels, located on arterials only. Locksmith shops. Lumber, paint, glass, and wallpaper stores. Office supply stores. Personal service establishments including barber shops, beauty salons, dry cleaners, electrical appliance repair shops, florist shops, laundromats, optical or watch repair shops, outdoor garden shops, photographic studios, shoe repair shops, tailors and similar establishments. Pet grooming and supply shops. Professional Offices. Restaurants, excluding drive-in or drive-through restaurants. Retail Stores. Sporting goods and hobby shops. Taxicab and limousine stands and dispatching offices. DRAFT Conditional Uses Ambulance services. Amusement centers and arcades. Automobile, truck, trailer, boat sales and leasing. Car washes, detail shops and service stations. Colleges. Convenience stores. Discount stores. Fitness centers and gyms. Funeral homes. Mini-warehouses and self-storage facilities. Movie theatres. Outdoor amusements. Outdoor theatres. Pawnbroker. Places of worship. Plumbing and heating equipment dealers. Recreation - Indoor. Service Labor Organizations meeting hall/offices. Theatres. Tire Shops. Vehicle Rental. Vehicle Repair. Accessory Uses Uses customarily accessory to any use permitted in the GB district including but not limited to parking garages, parking decks, and surface parking lots. Maximum Structure Height: Primary Structure: 75 ft. Accessory Structure: 35 ft. Minimum Front Yard Setback 35 ft. Minimum Side Yard Setback 0 ft.

29 10 ft., when interior wall has no windows, doors, or other openings. 30 ft. when abutting a residential zoning district of residential use. Minimum Rear Yard Setback 15 ft. abutting non-residential. 35 ft. when abutting a residential zoning district or residential use. OFFICE INSTITUTIONAL Permitted Uses Cafes and restaurants, which may feature outdoor dining, excluding drive-in and drivethrough restaurants. Restaurants may only be established on a lot on which the office or institutional floor area is a minimum of 100,000 square feet. Fast food restaurants without drive through windows shall be limited to no more than 10 percent of the total floor area devoted to retail and service uses on a lot, and shall occupy no more than 10 percent of any floor in a building. Communication services. Dry cleaners within an office building as a service use geared to on-site employees. Financial establishments. Fitness centers and Gymnasiums. Florist and gift shops. Health club or Spa. Institution of Higher Learning. Libraries. Museums and art galleries. Offices. Medical and dental offices. Pet grooming, excluding pet boarding. Research laboratories. Retail and service uses, provided these uses shall be limited to employee convenience, business oriented retail, and service establishments such as computer hardware and software companies, commercial art, drafting, office equipment and supply stores. Printing and copying services, court reporter, courier services, delivery services, and teleconferencing centers, personnel services and training centers, florists, gift shops, photography studios, tailor shops, shoe repair shops and barber and beauty shops Schools of business, dance, music, or similar instruction. Other uses that are substantially similar to the permitted uses listed above in terms of character and impact. Accessory Uses Uses customarily accessory to any use permitted in the O-I District. Parking garages, parking decks, and surface parking lots, only as an accessory use limited to the number of spaces required by ordinance for the intensity of the permitted use to which the parking is accessory. Maximum Structure Height: Primary Structure: 75 ft. Accessory Structure: 35 ft. Minimum Front Yard Setback 40 ft. when adjacent to an Arterial Road. 30 ft. when adjacent to a Collector Road. 20 ft. when adjacent to a Local Road. 20 ft. when adjacent to a Private Road. Minimum Side Yard Setback 0 ft. 10 ft., when interior wall has windows, doors, or other openings. 35 ft. when abutting a residential zoning district of residential use. Minimum Rear Yard Setback 15 ft. abutting non-residential. 35 ft. when abutting a residential zoning district or residential use. REGIONAL MIXED USE/MIXED USE DISTRICT Permitted Uses Antique shops. Apparel shops. Art galleries. Artist studios. Assembly halls and amphitheaters, on arterials, only. Bookstores. Business and professional offices. Cafes and restaurants, which may feature outdoor dining, excluding drive-in and drivethrough restaurants. Car washes, detail shops and service stations located inside a parking garage provided such uses are not visible from the exterior of the parking garage. Catering establishments. Child and adult day care centers. Clubs and lodges. Community centers. Dance schools and other group instruction. Department stores. Drug stores. Farmers markets. Financial institutions. Facts and Analysis 27

30 Development Authority of Clayton County Mountain View Master Plan Facts and Analysis 28 Fitness centers and gymnasiums. Florists and gift shops. Fruit markets. Full-service grocery stores. Hardware stores. Health clubs and spas. Hotels, on arterials, only. Institutions of higher learning including business colleges, music conservatories, and similar facilities. Jewelry stores. Live/local theaters. Live/work dwelling units. Medical clinics. Medical, dental and optical offices. Motion picture theaters, on arterials, only. Multifamily dwellings. Museums. Office supply and equipment stores. Personal service establishments including barber shops, beauty salons, dry cleaners, electrical appliance repair shops, clothing laundries, optical or watch repair shops, outdoor garden shops, photographic studios, shoe repair shops, tailoring shops, dressmaking shops and similar establishments. Photographic studios. Places of worship, as a conditional use. Professional and business offices. Recording studios, provided acoustical treatments are installed. Research laboratories. Retail sales. Townhouses and condominiums, including mixed use structures incorporating townhouses and condominiums atop hotel properties. Other uses deemed substantially similar in character and impact to a use permitted in the MX District. Building Height: Minimum Building Height: 2 stories. Maximum Building Height: 64 ft. on a Collector or Local street. 120 ft. on an Arterial. Minimum Front Yard Setback 0 ft. 15 ft. when outdoor dining, landscaping, public art, fountains or similar amenities are provided. Minimum Side Yard Setback 0 ft. 10 ft., when interior wall has windows, doors, or other openings. 20 ft., when abutting a residential zoning district of residential use. DRAFT Minimum Rear Yard Setback 15 ft. abutting non-residential. 25 ft. when abutting a residential zoning district or residential use. Future Land Use Clayton County s Future Land Use Map for the study area is depicted in Figure 2.2c. The entire study area is designated as Mixed Use Commercial Industrial (MXI). The Comprehensive Plan for Clayton County (Clayton Forward) defines this category as: allows for a mixture of office, commercial, and light industrial uses as well as complementary recreational uses. The comprehensive plan states that a MXI district must be designed as transit-ready, walkable, and bike-able hub. Use of open spaces and green space areas should be incorporated, and the light industrial uses should be more production-based than heavy extraction.

31 Future Land Use Map Facts and Analysis 2.2c: Future Land Use Map 29

32 Development Authority of Clayton County Mountain View Master Plan Undeveloped Land Figure 2.2d provides a map illustrating the undeveloped parcels in the study area. The map uses aerial imagery from Google Earth/Maps to identify parcels that are undeveloped. The map does not include parking lots as undeveloped. Most of the undeveloped land in the study area lies to the east of the Old Dixie Highway. Total undeveloped land area amounts to approximately 325 acres. DRAFT Facts and Analysis 30

33 Undeveloped Land Map Facts and Analysis 2.2d: Undeveloped Land Map 31

34 Development Authority of Clayton County Mountain View Master Plan Facts and Analysis Land Ownership Figure 2.2e identifies parcel owners that own more than one parcel or a significantly large parcel in the study area. Clayton County, the City of Atlanta, and the State of Georgia own a significant amount of parcels along Conley Road, east of Old Dixie Highway. Clayton County also owns a large parcel of land close to H-JAIA, a former regional park and ride lot, the County previously had plans to develop an airplane museum on this site. Significant private land ownership include: Gilbert Road Joint Venture Azure Southwoods Atlanta LLC Tradeport Atlanta LLC Kendall Ga LLC WB Gilbert Partners LLC Tommy Hughes Land Ownership Acreage Clayton County: 29 acres City of Atlanta: 82 acres State of Georgia: 4 acres DRAFT 32

35 Land Ownership Map Facts and Analysis 2.2e: Land Ownership Map 33

36 Development Authority of Clayton County Mountain View Master Plan Topography and Hydrology Figure 2.2f illustrates the existing topography and hydrology in the study area. The existing Norfolk Southern Railway which runs adjacent to Old Dixie Highway lies on a ridge. Land on either side of the railway falls naturally towards waterways, Mud Creek to the west and Poole Creek to the east. Mud Creek flows parallel to the western border at the southwest end of the study area and eventually connects to the Flint River, just to the west. Poole Creek flows east from the eastern edge of the study area. Lowest elevation in the study area is 834 feet, near Poole Creek and highest is along the railway ridge line at 1002 feet. The map also shows the 100 and 500 year flood plains in the study area, mostly impacting the northeastern corner of the study area. DRAFT Floodplain Zones Description: ZONE A: An area inundated by 100-year flooding, for which no BFEs have been established. ZONE AE: An area inundated by 100-year flooding, for which BFEs have been determined. Facts and Analysis ZONE X500: An area inundated by 500-year flooding; an area inundated by 100-year flooding with average depths of less than 1 foot or with drainage areas less than 1 square mile; or an area protected by levees from 100-year flooding. BFEs: Base Flood Elevation is the computed elevation to which floodwater is anticipated to rise during the base flood. BFEs are shown on Flood Insurance Rate Maps (FIRMs) and on the flood profiles. The BFE is the regulatory requirement for the elevation or flood-proofing of structures. The relationship between the BFE and a structure s elevation determines the flood insurance premium. 34

37 Topography and Hydrology Map Facts and Analysis *BFE: Base Flood Elevation 2.2f: Topography and Hydrology Map 35

38 Development Authority of Clayton County Mountain View Master Plan Facts and Analysis 36 Noise Contours Noise contours as illustrated in Figure 2.2g are in accordance to Part 150 of the Federal Aviation Regulations Study prepared for Hartsfield-Jackson Atlanta International Airport in 2007 (with maps updated in 2012). The Noise Exposure Maps Report provides a Noise/ Land Use Compatibility Standards and Guidelines section. This section provides a table of compatible land uses according to the noise levels in decibels. The Day-Night Sound Level (DNL) or Yearly Day and Night Average Sound Levels are divided into six groups; Below 65, 65 to 70, 70 to 75, 75 to 80, 80 to 85, and Over 85. Out of these only Below 65, 65 to 70, and 70 to 75 groups are applicable to the study area. The adjoining table 2.2a provides the compatible land uses to these DNL levels. Numbers in parentheses refer to notes listed on page 39. Further information can be found at: Electronic Code of Federal Regulations - * The designations contained in this table do not constitute a Federal determination that any use of land covered by the program is acceptable or unacceptable under Federal, State, or local law. The responsibility for determining the acceptable and permissible land uses and the relationship between specific properties and specific noise contours rests with the local authorities. FAA determinations under part 150 are not intended to substitute federally determined land uses for those determined to be appropriate by local authorities in response to locally determined needs and values in achieving noise compatible land uses. DRAFT Table 2.2a: Land Use Compatibility* With Yearly Day-Night Average Sound Levels

39 Noise Contours Map Facts and Analysis 2.2g: Noise Contours Map 37

40 Development Authority of Clayton County Mountain View Master Plan Facts and Analysis 38 Table 2.2a (continued): Land Use Compatibility* With Yearly Day-Night Average Sound Levels Key to Table 2.2a Y (Yes) = Land Use and related structures compatible without restrictions. N (No) = Land Use and related structures are not compatible and should be prohibited. NLR = Noise Level Reduction (outdoor to indoor) to be achieved through incorporation of noise attenuation into the design and construction of the structure. 25, 30, or 35 = Land use and related structures generally compatible; measures to achieve NLR of 25, 30, or 35 db must be incorporated into design and construction of structure. Notes for Table 2.2a 1. Where the community determines that residential or school uses must be allowed, measures to achieve outdoor to indoor Noise Level Reduction (NLR) of at least 25 db and 30 db should be incorporated into building codes and be considered in individual approvals. Normal residential construction can Below be expected to provide a NLR of 20 db, thus, the reduction requirements are often stated as 5, 10 or 15 db over standard construction and normally assume mechanical ventilation and closed windows year round. However, the use of NLR criteria will not eliminate outdoor noise problems. 2. Measures to achieve NLR 25 db must be incorporated into the design and construction of portions of these buildings where the public is received, office areas, noise sensitive areas or where the normal noise level is low. 3. Measures to achieve NLR of 30 db must be incorporated into the design and construction of portions of these buildings where the public is received, office areas, noise sensitive areas or where the normal noise level is low. 4. Measures to achieve NLR 35 db must be incorporated into the design and construction of portions of these buildings where the public is received, office areas, noise sensitive areas or where the normal level is low. 5. Land use compatible provided special sound reinforcement systems are installed. 6. Residential buildings require an NLR of Residential buildings require an NLR of Residential buildings not permitted. DRAFT Airport Area Height Regulations Federal Aviation Administration: Obstruction Standards (Federal Regulations-Title 14-Chapter 1-Subchapter E-Part 77.17) An existing object, including a mobile object, is, and a future object would be an obstruction to air navigation if it is of greater height than any of the following heights or surfaces: A height of 499 feet AGL (above ground level) at the site of the object. A height that is 200 feet AGL, or above the established airport elevation, whichever is higher, within 3 nautical miles of the established reference point of an airport, excluding heliports, with its longest runway more than 3,200 feet in actual length, and that height increases in the proportion of 100 feet for each additional nautical mile from the airport up to a maximum of 499 feet. Buildings and Infrastructure Figure 2.2h illustrates the building footprints of existing structures in the study area along with water and sewer lines. The two sewer line clusters on either side of the ridge line along Old Dixie Highway make use of gravity and flow towards the low lying areas near water basins. The study area has a comprehensive water pipeline grid connecting all the sectors of the study area. As mentioned in Section 2.1, the area is served by fiber optics cable.

41 Buildings and Infrastructure Map Facts and Analysis 2.2h: Buildings and Infrastructure Map 39

42 Development Authority of Clayton County Mountain View Master Plan Electric Power Lines Map Electric Power Lines Figure 2.2i illustrates the power lines in the study area. Georgia Power provides the electric supply to the area west of Old Dixie Highway. DRAFT Facts and Analysis i: Utilities Map

43 Sun Path and Wind Map Sun Path and Wind Map Figure 2.2j illustrates the seasonal wind direction typical to Georgia and sun path typical to midyear season with Azimuth at Degree. This information has been utilized in the master planning process, to orient buildings and retail streets for best solar exposure for winter months and capture of wind to cool in the summer months. Facts and Analysis 2.2j: Sun Path and Wind Map 41

44 Development Authority of Clayton County Mountain View Master Plan 2.3 Transportation Facts and Analysis 42 This section provides an overview of existing transportation facilities within the Mountain View study area Major Streets The Mountain View study area s transportation network centers on and is largely defined by the Old Dixie Highway corridor, itself a pair of two-way roads on either side of the Norfolk Southern rail corridor. Old Dixie Highway is located west of the railroad, and Old Dixie Road, which is owned and maintained by the Georgia Department of Transportation (GDOT) as State Route 3 and also designated as US Highways 19 and 41, is located to the east. At the time of writing this master plan report, GDOT was leading a project to realign Old Dixie Road eastward from its original alignment, realign Conley Road to a new at-grade intersection with the new Old Dixie Road, and continue Conley Road under the Norfolk Southern rail corridor as a tunnel that would connect directly with Charles W. Grant Parkway on the west side of Old Dixie Highway. The previous Conley Road alignment featured an at-grade crossing of the railroad that allowed access to both Old Dixie Road and Old Dixie Highway. With the new configuration, access will use North Street, a connecting street between Charles W. Grant Parkway and Old Dixie Highway that will preserve and continue to use the grade crossing to allow access to businesses on the former Old Dixie Highway alignment. These streets carry significant volumes of traffic, with Old Dixie Highway carrying 18,000 to 20,000 vehicles per day and Charles W. Grant Parkway carrying 28,000 vehicles per day. Refer to Figure 2.3a Local Street Network The Mountain View study area features relatively few local streets connecting to the major thoroughfare network described above. It is notable for its large concentration of vacant property, acquired by the City of Atlanta through actions related to noise remediation from nearby Hartsfield-Jackson Atlanta International Airport (H-JAIA). Although much of these properties have been cleared of buildings and even streets, they remain platted with public rightsof-way for previous streets. Several of these platted streets intersect with the Conley Road right-of-way, though intersections were not included in the Conley Road design and the streets are not constructed today. DRAFT Access to Interstate Highway System Mountain View is located near the interchange of Interstates 75 and 285, immediately west of H-JAIA. The district is served immediately by access from each of the highways, with an I-75 interchange to Charles W. Grant Parkway and an I-285 interchange to Old Dixie Road. Each of these interchanges features an unconventional design due to other features in the built environment. The Charles W. Grant Parkway interchange is a modified trumpet design, with all ramp movements on the north side of Charles W. Grant Parkway, due to the close proximity of the I-75/I-285 interchange. The Old Dixie interchange is also a trumpet design due to the Norfolk Southern railroad and a need to avoid rail crossings on the interstate access ramps. These interchange configurations point to a complex set of conditions for traffic operations, especially once the Conley Road grade separation project is complete. Both sides of the rail corridor will have access to each interstate, even if this access is indirect, via the new Conley Road tunnel. However, this access involves numerous turns. The active Norfolk Southern rail corridor, the former Central of Georgia connection from Atlanta to Macon, is an important freight connection in the southern Atlanta metropolitan area, and grade crossings of the railroad are limited. Neither GDOT nor Clayton County maintains data on the number of trains using this track per day Safety Figure 2.3c provides a location of crashes on the two Old Dixie corridors and Charles W. Grant Parkway between 2013 and 2017, the five most recent years of available data. The corridors have been the location of accidents, with about half involving injuries, none involving a fatality, and two involving pedestrians. When corrected for exposure to traffic volumes, these crash rates are not notably high for facilities of their functional classification. However, the concentration of more severe crashes (those involving injuries and pedestrians) around major intersections and in locations near rail crossings points to a need for safety improvements in these locations, especially as redevelopment in the district adds new street connections.

45 Existing Road Network and Traffic Volumes Facts and Analysis Figure 2.3a: Existing Road Network and Traffic Volumes 43

46 Development Authority of Clayton County Mountain View Master Plan Multimodal Facilities Future Transit The area features limited pedestrian and bicycle facilities. This is typical of other primarily industrial districts in the Atlanta region, and today there are limited land uses likely to generate significant pedestrian activity. However, the district s general proximity to Hartsfield-Jackson and the large amount of land with potential for redevelopment underscore potential for a different mix of land uses and a need to consider pedestrian connections along existing major streets Current Transit The Metropolitan Atlanta Rapid Transit Authority (MARTA) currently provides fixed-route bus service along the Old Dixie corridor, with routes on both sides of the rail corridor. Route 192 connects to the East Point rail station and provides service to the Clayton County justice center via the Old Dixie Road, Old Dixie Highway, and Tara Boulevard corridors. Route 193 serves Old Dixie Highway and also provides connecting service to downtown Jonesboro and the East Point rail station. Route 194 provides service from the Lakewood/Fort McPherson station to Southlake Mall via Interstate 75, Old Dixie Road and Conley Road through the study area, and SR 42. Refer to Figure 2.3b. MARTA has been leading a high-capacity transit study for Clayton County since 2016 and has identified a series of potential alternative alignments for this corridor, though at the time of writing this report, none have been chosen as the official alignment. However, in exploring potential for future transit, the master planning process did consider multiple factors and recommendations from previous plans and studies. These include the close proximity of the H-JAIA international terminal. DRAFT Facts and Analysis Together, these routes connect the study area to major destinations in Clayton County and in and around H-JAIA. However, the separation of these routes by the Norfolk Southern railroad means there is limited transfer activity between them in the core of the district. 44 Figure 2.3b: Current Transit Service

47 Crash Locations Facts and Analysis Figure 2.3c: Crash Locations,

48 Development Authority of Clayton County Mountain View Master Plan DRAFT

49 3 Community Participation

50 Development Authority of Clayton County Mountain View Master Plan Community Participation 3.0 Community Participation Community Participation The public participation process for the Mountain View Master Plan engaged stakeholders at three levels throughout the planning process: The Key Stakeholders, the Project Advisory Team and the General Public. This was done to establish various ways for people to engage in the planning process and help to ensure that local knowledge was accessed and used in developing master plan recommendations. The Project Advisory Team includes individuals in related fields who are knowledgeable about the study area s issues and opportunities. The Project Advisory Team was engaged in two meetings during the study process and were committed to providing technical guidance, assisting in advertising public meetings, and providing feedback on materials to be presented at public meetings prior to each community engagement opportunity. The Team also assisted in distributing information to the larger community. The Key Stakeholders consisted of those land and/ or business owners within the study area with knowledge and expertise that could enhance and inform the study process. The general public, which includes the study area community, at large, was engaged at one opportunities: during a design workshop Stakeholder Interviews Prior to the Design Workshop, the consultant team conducted Key Stakeholder Interviews. These interviews helped to promote a clear understanding of the goals, objectives, existing market opportunities and socioeconomic characteristics of the study area. The interviews also provided insight into the overall vision for the study area from those living and/or working within the study area. Interviews were consistent in format utilizing a prepared questionnaire that included a range of discussion points. Each interview began with an introduction to the study followed by background information prior to beginning the interview. From the interviews, stakeholders provided insight into their overall vision for the study area. Major transportation and land use needs and concerns were also discussed. Suggestions for how best to involve and inform the public concluded the interviews. A total of 16 stakeholder interviews were conducted. DRAFT Project Advisory Team Meetings The Project Advisory Team met twice during the planning process. The following are brief summaries of these meetings. 1. Project Advisory Team Meeting #1 was held on May 21, 2018: The purpose of the first Meeting was to introduce the project process, conduct a goal setting exercise, and discuss the upcoming design workshop agenda. 2. Project Advisory Team Meeting #2 was held on September 17, 2018: The purpose of the this final Project Advisory Team Meeting was to review and provide input on project recommendations. Design Workshop and Community Meeting The general public was engaged at one point during the planning process. A summary of this outreach event is included below. 1. A two-day Design Workshop was held on July 25 and 26, 2018 from 9 am to 5 pm: The design workshop was an opportunity for Key Stakeholders and Advisory Team Members to provide their vision for the Mountain View study area in a workshop setting. Refer to Figure 3.0a. The workshop began with a welcome and overview of the existing geographic, demographic, land use, market and socioeconomic conditions of the study area. The remainder of the day was a hands on work session, in which the consultant team worked with stakeholders to develop recommendations for the Mountain View study area. During the evening of July 25, the workshop results were displayed to general public in a community meeting from 6 pm to 7:30 pm. This was done to gather valuable input during the conceptual phases of the master plan so that changes could be made as they were suggested. 48

51 On the second day of the Design Workshop, the consultant team worked on a more detailed level of master planning, incorporating input collected through the community input. The consultant team, with guidance from the Development Authority of Clayton County and the Advisory Team, continued to develop and refine key recommendations for the Mountain View study area. Refer to Section 4.0 for project recommendations. Community Participation 3.0a: Design Workshop 49

52 Vision: To create an International Hub that provides a transit oriented and walkable mix of uses complementary to the world s busiest airport along with opportunities for higher wage employment, and an attractive environment for the residents, businesses, and travellers alike.

53 4Recommendations

54 Development Authority of Clayton County Mountain View Master Plan 4.0 Recommendations 4.1 Concept Plan Overview This section provides an overview of the proposed master plan for the Mountain View study area. It provides a visionary master plan, based on market understandings, development potential, community input, and Clayton County identified goals. While the visionary plan is long range in nature, years to implement, portions of this master plan can occur within the next 3 to 5 years and are included in Phase I of the project. The following section explains the design criteria and site conditions that led to the development concepts. The visionary master plan shown in Figure 4.1a and as described within this section, depicts the future concept for the study area, an international hub, that provides a walkable mix of uses, centered around the MARTA transit station. DRAFT Recommendations 52

55 4.1a: Mountain View Visionary Master Plan Recommendations 53

56 Development Authority of Clayton County Mountain View Master Plan Recommendations 54 MASTER PLAN DEVELOPMENT PROCESS To identify the key areas of focus for the Mountain View Master Plan, key site opportunities were explored. The following steps summarize the process that led to the creation of development concepts for the master plan. Refer to Figure 4.1b. 1. Location Proximity: The center of in the study area, at the intersection of Conley Road and Old Dixie Highway, lies approximately one mile east of the H-JAIA International Terminal. Old Dixie Highway connects the study area to City of Atlanta to the north and to the City of Forest Park to the south, making the Conley/Old Dixie intersection a prime area for redevelopment and to spur growth. 2. The Metropolitan Atlanta Rapid Transit Authority (MARTA) is planning an expansion of commuter rail service to Clayton County along the existing CSX/ Norfolk Southern Railroad. The rail line is planned to connect the East Point MARTA station to Clayton County, with a station in the Mountain View area. The location of the MARTA station, as shown in the second diagram, lies in the center of the study area, further emphasizing the importance of the Conley/ Old Dixie intersection. 3. The third diagram identifies the vacant land parcels in the study area. These contiguous vacant parcels, mostly concentrated to the east, provide strong redevelopment potential for the area. Transit oriented development can focus on vacant parcels adjacent to the future MARTA station at the Conley/ Old Dixie intersection, with complementary uses infilling large vacant parcels to the east. 4. The study area has great interstate access, with ramps to both I-285 and I-75. Additional access 1 Hartsfield- Jackson Atlanta International Airport Towards City of Atlanta DRAFT points to regional thoroughfares, including Old Dixie Highway, Conley Road, Charles W. Grant Parkway, and Gilbert Road. Enhancing this access is explored in recommendations, including improving the Gilbert Road right-of-way and working with the Georgia Department of Transportation (GDOT) to explore the potential for an I-285 interchange at Conley Road. This improved access would further incentivize the redevelopment of the study area vacant parcels. 5. The final diagram shows a five minute and ten minute walking radius from the proposed location of the MARTA station. Most of the study area can be made walkable with introduction of a compact I-75 1 Mile Charles W. Grant Pkwy. Old Dixie Highway Conley Road I-285 City of Forest Park 1. Location Proximity and walkable street grid. Phase 1 should focus on the 5 and 10 minute walking radius from the MARTA station.

57 2 3 I-75 I-75 Plan Development Process MARTA Charles W. Grant Pkwy. Conley Road Charles W. Grant Pkwy. Conley Road I-285 I-285 Old Dixie Highway Old Dixie Highway 4 I Future MARTA Expansion: Station Location Potential 3. Vacant Land Parcels 5 I-75 Charles W. Grant Pkwy. Old Dixie Highway Conley Road I-285 Charles W. Grant Pkwy. 5 min. walk 0.25 mile 10 min. walk Old Dixie Highway 0.5 mile Conley Road I-285 Recommendations 4. Access Points 5. Transit Oriented Development: Walking Radius 4.1b: Master Plan Development Process 55

58 Development Authority of Clayton County Mountain View Master Plan Recommendations 4.2 Concept Plan This section provides an overview of the proposed master plan for the Mountain View area, detailing recommended infrastructure improvements, the proposed character areas and uses, and details on Phase Infrastructure Improvements Following are key infrastructure improvements recommended to create a walkable and connected Mountain View. These infrastructure improvements can be implemented by the County, with partners, to show investment in the area to attract the desired development, as further explained in the following sections. Section 4.4 provides more details on Transportation Recommendations. Walkable Street Grid: To create a walkable network, Figure 4.2a identifies a compact walkable street grid that provides developable blocks approximately 400 by 400 feet to 600 by 600 feet in size. It is recommended to include maximum blocks size regulations within zoning updates to ensure new development incorporates a walkable street network. MARTA Commuter Rail Station: It is recommended for the County to continue conversations with MARTA regarding a commuter rail station in Mountain View. This transit connectivity will be a catalyst to draw office as part of a mixed-use transit oriented development. This is further discussed in Section 4.4. Shuttle: A shuttle is proposed to connect the H-JAIA International Terminal to the Mountain View area. This shuttle is proposed to connect from the airport through the proposed office district, to the MARTA station, and to continue to loop through the site to connect redevelopment on the east side of the study area. This may be a bus shuttle system in the short term with potential for a higher tech transit, similar to H-JAIA s existing SkyTrain, that would connect the Domestic Terminal, the International Terminal and Mountain View. Conley Road Streetscape Improvements: The Conley Road realignment provides direct connection from Mountain View into the H-JAIA International Terminal, making it an internationally accessible street. It is recommended that the County incorporate streetscape elements along Conley Road, including wide sidewalks buffered from the road with plantings, street trees, street lights, and street post banners or flags welcoming drivers to Mountain View and the International Terminal. The street grid in Figure 4.2a identifies a realignment of Conley Road west of I-285. By realigning the road to the north, there is more opportunity for redevelopment on the south side of Conley Road and better accessibility is provided to Gilbert Road. It is also recommended to connect Conley Road east to I-675, creating enhanced regional access to the H-JAIA International Terminal. Gilbert Road Improvements: Gilbert Road is a key access point into the majority vacant property in the eastern portion of the study area. It is recommended to improve this street, widening it where appropriate, repaving, and DRAFT incorporating streetscape elements, including sidewalks, street trees, landscaped buffer, and street lights. I-285 Interchange: The County is encouraged to continue conversations with the Georgia Department of Transportation (GDOT) to explore options for an interchange at I-285 and Conley Road. Interstate access at Conley could catalyze redevelopment in the vacant parcels in the east portion of the study area, as well as provide direct access to the International Terminal. This is further explored in Section 4.4. Trails and Parks: The AeroATL Greenway Plan proposes a trail along Loop Road, connecting south to the Flint River Trail and north to the Atlanta BeltLine. A trail is also proposed from Loop Road along Charles W. Grant Parkway/ Conley Road, Old Dixie Highway, and a along I-75, connecting back to Old Dixie Highway. Additional trails are recommended in this plan, as depicted in Figure 4.2a. Trails in this plan align with area creeks and stream buffers as well as providing connectivity to the proposed MARTA station and proposed redevelopment sites. Parks are identified adjacent to Poole Creek, connecting to proposed trails and creating a public greenspace for festivals, recreation, and entertainment. 56

59 Walkable Street Network and Trails Map Old Dixie Highway I-75 I-285 MARTA Station Legend Main Street - Existing Main Street - Proposed Local Network - Existing Local Network - Proposed MARTA Expansion Shuttle Service Greenspace Aerotropolis Trails Proposed Trails Study Area Recommendations 4.2a: Walkable Street Network and Trails 57

60 Development Authority of Clayton County Mountain View Master Plan Recommendations Character Areas Character areas are identified as part of this master plan to determine the appropriate uses throughout the Mountain View study area. Refer to Figure 4.2e for a Character Area Map. Following is a summary of the character areas, as proposed. Character areas are identified within a focused portion of the full 750 acre study area. This focused study area, totaling 495 acres, includes parcels most susceptible to redevelopment, due to vacancies and property ownership, and parcels most necessary to create the vision of an international mixed-use district connected to H-JAIA. International Mixed Use Office District is a key site to attract Class-A office. This district is proposed around the future MARTA station, this transit access being a major draw for employers and employees. This character area encourages high-rise Class-A office with a mix of complimentary uses, on the ground floor, including retail, restaurants, and hotel. This district is a key component of Phase 1, further described in Section Figure 4.2b provides a relevant case study, Reston, Virginia, a mixed use office district near the Dulles International Airport. Mixed Use Makers & Advanced Manufacturing: This district encourages high-tech and advanced manufacturing space. Multi-story manufacturing and adjacent office as preferred (refer to Figure 4.2c). Makers spaces are also encouraged in this district to provide spaces for start-ups and young manufacturing businesses to grow. A makers space is a collaborative work space that provides high tech tools to be shared by members. This allows for a start-up who may not be able to afford the necessary high-tech tools to pay a membership fee or rent space, gaining access to needed machines and tools. Refer to Figure 4.2d. Entertainment uses, such as indoor skydiving or an Andretti Indoor Karting, are also envisioned to infill this large building district. Regional Mixed Use Retail: This character area proposes a regional luxury outlet retail center, based on a main street. A mix of uses are encouraged, in addition to retail, including restaurants, and housing. This site was identified for regional retail due to its visibility from I-285. If the I-285 interchange access is achieved, this site will become even more desirable. Mixed Use Residential: The Mixed Use Residential district is located at the opposite end of the study area from the airport and not directly under current flight paths. Primarily residential in nature, this area will house retail and restaurants on the first floor to support the residents and connect to the adjacent regional mixed use retail. Education: The Education Character Area includes existing County owned property and an existing park and ride lot. Development of this character area will likely begin with the County owned parcel, with expansion to the south as the park and ride transforms into a parking deck, a more appropriate layout for this key airport adjacent property. The education character leverages support from local universities to develop an aeronautical or transportationbased research center and technology incubator space with complimentary hotel and conference center functions. This site s access to the airport DRAFT 4.2b: Mixed Use Office District near Dulles International Airport: Reston VA 4.2c: Advanced Manufacturing with Office d: Makers Space

61 Concept Plan: Character Areas Old Dixie Highway Gilbert Road Regional Entertainment 82 acres I-75 Education 30 acres Mixed Use Makers & Advanced Manufacturing 135 acres Conley Road Mixed Use Residential 18 acres Charles W. Grant Parkway International Mixed Use Office District 95 acres Regional Mixed Use Retail 35 acres I-285 Highway 41 Recommendations 4.2e: Concept Plan: Character 59

62 Development Authority of Clayton County Mountain View Master Plan Recommendations makes it a desirable location for airport based research and development. Regional Entertainment: The Regional Entertainment Character Area is proposed to provide a regional draw for recreation and entertainment, including hotels with a resort, and recreation (such as BMX or Top Golf). This area has high visibility from the interstate, and if I-285 interchange access is achieved at Conley Road, will be highly desirable for regionally accessible uses Concept Plan Figure 4.2g provides a concept plan for the character areas with the proposed street grid incorporated. This plan highlights locations for potential uses as described previously Phase 1 Phase 1, as depicted if Figures 4.2h and i, focuses on the International Mixed Use Office District and the Regional Mixed Use Retail District. The phase 1 Office District is envisioned at the future MARTA station to create a Class A Office TOD site. According to the market analysis it is anticipated that in the coming five years, the airport area will gain increased momentum, as new lodging and airport investment further enhances the attractiveness of the area. An office absorption rate of approximately 150,000 square feet is anticipated for the Mountain View area by The Regional Mixed Use Retail District focuses on providing luxury outlet retail. While not high paying jobs, this district complements the office district with retail and restaurants and has the potential to draw greater office demand and increase County tax revenue. The Mountain View area is 25 or more miles from any significant outlet retail and, given its strong regional access via I-75 and I-275, its airport proximity, and its ease of access to in-town Atlanta, this site represents a very real target for outlet retail. The market study anticipates a regional outlet retail demand of around 260,000 square feet of space. Figure 4.2f showcases the Fashion Outlets of Chicago, a case study example of the type of premium outlet retail Mountain View should aim to attract. The Fashion Outlets of Chicago were developed in 2013, adjacent to O Hare International Airport and 15 minutes from Downtown Chicago. The outlets focus on providing an outlet experience with upscale and national retailers. The outlets cater to both local residents and tourists, with a strong focus on providing services to travelers such as accessibility to and from O Hare International Airport with a concierge service that allows travelers to print boarding passes and check luggage, in addition to providing amenities DRAFT 4.2f: Fashion Outlets of Chicago such as luggage and shopping bag storage, translation services, and currency exchange. 60

63 Concept Plan: Potential Uses Georgia Tech Aeronautical Education with Tech Incubator Makers Space Makers Space Entertainment: Indoor Sky Diving, Andretti Old Dixie Highway Gilbert Road Hotel Regional Entertainment: Resort, BMX, Top Golf I-75 Charles W. Grant Parkway Conley Road I-285 International Office TOD Office Hotel Regional Retail Residential with ground floor retail/office Highway 41 Recommendations 4.2g: Concept Plan: Uses 61

64 Development Authority of Clayton County Mountain View Master Plan DRAFT Recommendations h: Phase 1 Conceptual Rendering

65 Concept Plan: Phase I Georgia Tech Aeronautical Education with Tech Incubator Makers Space Makers Space Entertainment: Indoor Sky Diving, Andretti Regional Entertainment: Resort, BMX, Top Golf Gilbert Road Hotel Old Dixie Highway Conley Road I-285 I-75 Charles W. Grant Parkway Highway 41 International Office TOD Office Regional Retail Hotel Residential with ground floor retail/office Recommendations 4.2i: Phase 1 63

66 Development Authority of Clayton County Mountain View Master Plan Recommendations Zoning Recommendations This section provides zoning recommendations for the Mountain View area. An Overlay District is recommended with two tiers of density and preferred uses. Tier 1 is the International Business District (IBD) and Tier II is the Advanced Manufacturing and Makers District (AMMD). An Overlay District will allow the County to incentivize and provide design standards for the types of development desired. Refer to Figure 4.3a. Tier I: International Business District (IBD) The intention of Tier I is to provide a mixeduse international business district focused on walkable transit oriented development. Office and complimentary commercial are the preferred primary uses. Preferred Uses: Office Retail Restaurant Hotel Residential Entertainment Education Heights: Minimum: 6 (with exceptions) No maximum Density: FAR: Minimum 3.0 Units/Acre: Minimum 30 Tier II: Advanced Manufacturing & Makers District (AMMD) The intention of Tier II is to provide a mixed-use advanced manufacturing district supported by makers space and entertainment. Higher density warehouse-type buildings with adjacent office is envisioned. With proximity to H-JAIA this area is planned to attract advanced manufacturers that require air travel. Preferred Uses: Advanced Manufacturing Office Entertainment Hotel Retail Restaurant Education Heights: Minimum: 2 (with exceptions) No maximum Density FAR: Minimum 1.0 Units/Acre: Minimum 15 DRAFT Streamlined Approval Process Consider including a streamlined approval process. Instead of the typical public hearing process, consider redevelopment review approval by a specific Mountain View team that includes Clayton County planning staff and the Development Authority of Clayton County. Design Standards Design standards are encouraged to be incorporated into the overlay, including: Incorporate street connectivity requirements. Include maximum block sizes: feet maximum Connectivity language may include: New streets must connect two other streets unless natural site conditions make such connection impossible. Restrict or eliminate cul-de-sac streets. Streetscape Standards For existing right-of-ways, develop street section guidelines that enhance the pedestrian environment and bring buildings closer to the street. Consider a maximum 40 setback from the back of the curb for all new development. Within the setback include: 10 maximum landscape buffer 10 minimum sidewalk 10 minimum supplemental zone Require the primary entrance to be entered from the primary street This will encourage parking lots behind the buildings with ample pedestrian right-of-way and access along the primary street. For new development, provide streetscape standards for internal street types, including sidewalk widths, landscape buffers, street trees, parallel parking, bicycle access, number of lanes and land widths. A standard streetscape may include: 10 drive lanes maximum

67 Proposed Zoning Overlay Old Old Dixie Dixie Highway Highway Gilbert Road Gilbert Road I-75 Charles Charles W. W. Grant Grant Parkway Parkway Advanced Manufacturing & Makers District (AMMD) Conley Road International Business District (IBD) I-285 Highway 41 Recommendations 4.3a: Proposed Zoning Overlay Map 65

68 Development Authority of Clayton County Mountain View Master Plan Recommendations 66 Allow parallel parking on both sides of street 5 minimum bicycle lanes or sharrows 5 landscape buffer 10 minimum sidewalk Street trees every feet Increase the minimum caliper for all new street trees to 6 or greater Require trees within landscape islands in parking lots Develop street furniture specifications and standards unique to the Mountain View area. Parking Standards Incorporate shared parking standards into the Overlay. Encourage and incentivize shared parking to minimize the addition of new single use parking. Signage Standards Consider the incorporation of signage standards, including size, materials, and setbacks from the road. Greenspace Standards Consider including greenspace requirements in the Overlay, such as a ratio of 10 acres per 1,000 residents. Encourage a variety of park sizes. Transit Oriented Development (TOD) Standards Consider incorporation of TOD standards within the Overlay, including: Consider TOD standards for areas within a 10 minute (1/2 miles) walk of a transit station Include density bonuses Encourage high density, mixed use environments Decrease parking requirements Encourage and guide shared parking Develop transit station design standards including street furniture, lighting, and landscaping. Architectural Design Standards Public Art Inclusion and Incentives 4.4 Transportation This section provides an overview of transportation recommendations for the Mountain View study area. Because of the work in progress on grade separation of the Conley Road/Old Dixie Highway intersection, the master plan s recommendations for the Mountain View district focus on connectivity improvements for a potential future MARTA station and adoption of a planning framework for future consideration of an interchange at I-285 and Conley Road. The recent investment in realignment of Conley Road suggests that this corridor is unlikely to be changed in the near future and that development concepts will be based on this alignment. Refer to Figure 4.4a for a summary of transportation recommendations. DRAFT Rail Station Location and Access Although MARTA has not completed its Clayton high-capacity transit study at the time of writing this master plan report, the likelihood of a transit corridor alignment along the Norfolk Southern corridor through Mountain View is relatively high: this is the corridor identified in the Atlanta Regional Commission long-range plan, and several of the alternatives that MARTA considered for this alignment are located on this rail corridor between Hapeville and Forest Park. In addition, the tangent (straight-line) section north and south of the Conley Road-Charles W. Grant Parkway alignment suggests that a station, if located here, would be in this area, as the rail corridor features significant curves to the north and south that would preclude a station location due to platform accessibility needs. In addition, a station at or adjacent to the Conley Road alignment would allow a reasonably direct connection to the Hartsfield-Jackson international terminal and Delta Air Lines Technical Operations facility, and this station follows industry-standard spacing guidelines with regard to its distance from other potential stations that have been discussed (such as Hapeville and Forest Park). The master plan has recommended that a station for the Mountain View district be located in the southern half of the tangent alignment at the Conley Road crossing Conley Road Interchange Planning Framework Clayton County previously led conversations with GDOT about adding an interchange to I-285 at Conley Road. Such an interchange would greatly improve access to the Mountain View study area, particularly the eastern end of the area. However, this interchange location does not fit within interchange spacing standards that the Federal Highway Administration (FHWA) and GDOT follow (a minimum of one mile between interchanges), and

69 Transportation Recommendations Transportation 1: Eastern Thoroughfare Extension (see Section 4.4.3). Extend Conley Road around the eastern side of the Mountain View study area, connecting to Gilbert Road and upgrade Gilbert Road to a design supportive of the needs of the district, especially for freight movement. Transportation 2: MARTA transit station location. This will be refined through further planning and coordination with MARTA, though the master plan recommends a location near the Conley Road alignment. Transportation 6: Charles W Grant Sidewalks. Add sidewalks to this key corridor, which connects an active employment area to a potential future transit station. Transportation 3: Protected pedestrian crossings. When a station location is determined, work with GDOT to add protected pedestrian crossings allowing immediate access to the transit station. This should align as much as possible with existing local street network. Transportation 4: North Street enhancements. Although current designs do not include bicycle facilities, explore options to enhance this street in the future to ensure critical bicycle connectivity between Old Dixie Highway and Charles W. Grant Parkway, as well as other connecting network streets west of the rail corridor. Transportation 5: Charles W Grant/International Parkway improvements. This intersection is currently designed to allow large vehicle movements, especially for accessing the Interstate and airport facilities. Future improvements should enhance pedestrian protection at corners and along crossings, providing fully marked crossings of all approaches and installing raised islands separating right turns to allow additional pedestrian refuge. 4.4a: Major Mountain View Transportation Recommendations Recommendations 67

70 Development Authority of Clayton County Mountain View Master Plan Recommendations 68 the location features floodplains, streams, and other water features that suggest significant environmental impact and challenge to the location. Nonetheless, there is potential strategic value in an intersection at this location, particularly for the following reasons: H-JAIA s master plan envisions and seeks to prepare for significant growth in international traffic that would be based at the International Terminal. This terminal is most directly accessed by Interstate 75 at the Charles W. Grant Parkway interchange. Traffic from the eastern Atlanta metropolitan area accessing the airport from I-285 today accesses the international terminal via I-75 and the I-75/I-285 interchange, adding traffic to this interchange to reach an exit located a short distance further north on I-75. Having direct access from Conley Road would allow this traffic to avoid the I-75/I-285 interchange and may alleviate some of the congestion it experiences, particularly if H-JAIA s international traffic continues to grow. Direct access to the eastern portion of the Mountain View district allows this area to grow and have access to a greater part of the metropolitan region without concentrating the district s freeway access too close to the I-75/I-285 interchange. An interchange addition could be feasible with the construction of a collector-distributor (C-D) system along I-285, allowing closer ramp spacing than current FHWA and GDOT standards permit by separating the overlapping movements of Action Responsible Party Timeline GDOT Presentation of Master DACC/Consultant Team In Process Plan Feasibility Study/ Purpose and DACC, in partnership with 6-12 months Need GDOT and H-JAIA Detailed Economic Impact Study, DACC 1-2 years to include funding models IJR and Environmental Documentation GDOT lead, in partnership 2-5 years with DACC/Clayton County Design/Construction GDOT 5-10 years 4.4b: Major Actions Framework for the Interchange merging and exiting traffic from the main travel lanes of the interstate where the highest travel speeds are expected. GDOT has constructed such facilities at numerous locations throughout the Atlanta metropolitan area, with a similar example in the Interstate 85 C-D system around Sugarloaf Parkway in Gwinnett County. However, the same environmental factors would affect planning and design of this system, and the close proximity of the I-75/I-285 interchange means that a C-D system would likely connect to that interchange as well which would require a major reconstruction project along this part of I-285. Refer to Figure 4.4c for schematic illustrations of these modifications. Ultimately, the decision to add an interchange will result from continued dialogue and partnership between Clayton County, its partner agencies, and GDOT. The master plan recommends continuing this discussion, especially to begin identifying potential funding sources since the project is currently not DRAFT identified in long-range transportation plans and therefore does not have programmed funds. Refer to Figure 4.4b for key next steps regarding the interchange Eastern Thoroughfare Extension Regardless of whether an interchange is added at Conley Road, the master plan recommends that a key eastern perimeter thoroughfare be added to connect Conley Road to Gilbert Road. As shown on Figure 4.4a, this connects Conley Road to Gilbert Road by the recommended first phase site for study area development. North on Gilbert Road this new thoroughfare connects to Southside Industrial Parkway and industrial land uses in the City of Atlanta.

71 0.8 miles Existing Jonesboro Road Interchange 0.7 miles Location of Proposed Conley Road Interchange. Although a conventional diamond interchange design would have the least impact (and likely cost), the interchange is too closely spaced to adjacent interchanges to meet FHWA one-mile spacing standards. Existing Old Dixie Interchange. The design of this interchange has been influenced by the Norfolk Southern railroad. This has lengthened the westbound off-ramp and eastbound on-ramp, which must accommodate loop ramps for the other two movements on the east side of Old Dixie. Collector-Distributor system. Adding a C-D system will facilitate the addition of a Conley Road interchange, but it introduces a greatly expanded project scope and cost, and still requires a transition with the I-75/I-285 interchange. Due to the Norfolk Southern railroad, connecting C-D lanes would need to both provide sufficient grade-separation clearance over or under the rail tracks and fit within the I-285 interchange. Recommendations 4.4c: Conley Road Interchange Diagrams 69

72 Development Authority of Clayton County Mountain View Master Plan DRAFT

73 5 Implementation

74 Development Authority of Clayton County Mountain View Master Plan Implementation Plan Implementation This section provides recommendations on key next steps to implement the master plan described within this report. Next Steps Short Term (100 day plan) Development Authority of Clayton County to approve this Master Plan. Present plan to Clayton County Board of Commissioners and discuss next steps. Consider projects from this Master Plan appropriate to include on the Clayton County SPLOST list. Develop Mountain View Overlay District with zoning updates, including incentives for development that meets the vision set forth in this master plan. Identify parcels to acquire, beginning with parcels included in Phase 1. Develop a Memorandum of Understanding (MOU) or Development Agreement with the City of Atlanta and the State of Georgia on Mountain View owned property. Leverage economic development tools, including the existing Tax Allocation District and Opportunity Zone, Tier 1 State Job Tax Credits, and New Market Tax Credits to attract redevelopment. Consider a Mountain View Community Improvement District or incorporation into the Aerotropolis Atlanta CID. Discuss opportunities with the Aerotropolis Atlanta CID. Begin discussions with Georgia Institute of Technology and other institutions regarding aeronautics research and development facility and technology incubator. Priority Long Term (1-5 years) Development Authority of Clayton County, in partnership with the County, to begin consolidating land, primarily parcels in Phase 1. Enhance the Conley Road streetscape, including wide sidewalks buffered from the road with plantings, street trees, street lights, and street post banners or flags welcoming drivers to Mountain View and the International Terminal. As parcels are acquired and/or as private development occurs, regulate block size and streetscape design to develop the street grid per this master plan. This will provide developable parcels, while enhancing the desired walkability and connectivity. Attract and develop the regional luxury retail outlet. Continue to work with MARTA on commuter rail plans and station location in Mountain View. Continue conversations with GDOT to provide an I-285 interchange at Conley Road. Coordinate with the AeroATL Greenway Plan for trail connectivity and expansion to Mountain View. Continue to coordinate with H-JAIA to connect a shuttle or elevated rail line from the Domestic and International Terminals to the Mountain View area. DRAFT

75 5.0a: Mountain View Visionary Master Plan Implementation Plan 73