CITY OF NORCROSS LILLIAN WEBB PARK REDEVELOPMENT AREAS

Transcription

1 7/2/2016 CITY OF NORCROSS LILLIAN WEBB PARK REDEVELOPMENT AREAS 2016 Potential Development Around Lillian Webb Park The Lillian Webb Park Development Project is located north of Buford Highway; east of Holcomb Bridge Road; west of Britt Avenue and south of College Street, Norcross City Hall, and the historic downtown area. Proposed sites are well-matched for investment, and the locations are attractive development areas, as they are central to city amenities- in particular, Historic Downtown Norcross. Each site has an existing infrastructure of utilities, roads, sidewalks, etc. The corner of Buford Highway and Holcomb Bridge Road has been established by staff and council as a recognized gateway. Landmarks will be placed within the short-term.

2 Lillian Webb Redevelopment Areas Lillian Webb Park Development Objectives/Overview The City of Norcross/Downtown Development Authority is seeking design-build development proposals for a mixed-use development around Lillian Webb Park, furthering an investment into our city and its people. Emphasis will be placed on mixed-use (retail, office, living), to improve and complement existing structures. Lillian Webb Park (named after the City s mayor emeritus), developed in is a four-acre park offering an interactive fountain/splash pad, stone tiered waterfall and plaza, gazebo and public bathrooms. The park is central to the Project area and is considered value-added. The park is constantly in use by both residents and visitors, and is considered our community center. It is estimated to have 750 thousand+ users, per year-a plus for retail development! The project will include strategies and measurable metrics for new building around the park. Sixteen (16) parcels are included in the build, totaling 6.88 plus/minus acres. The parcels are owned/managed by the Downtown Development Authority of Norcross through IGAs with the City. Parcel numbers, maps, and individual acreage are found throughout this Plan. To promote development, a TAD (Tax Allocation District-see description, page 10) has been created. The TAD allows the City to assist with parking structures and stormwater infrastructure upgrades or installation. Utilities, some sidewalks and certain environmental studies are already considered complete. Council has given direction as to project included parcels, building heights, etc. These parameters may be found, beginning page 5. The Project focuses on the north and south areas surrounding Lillian Webb Park. Completed, it will become our new urban center. Mixed-use commercial, office and residential complexes, completed as one development, and constructed simultaneously, is the City s preference. pg. 1

3 Other new planned amenities include a proposed 22,000 sq. ft. regional library with lower level parking. The library parking deck will be built with possible underground connectivity to a developer s parking deck. This would create better ingress and egress for both projects, with entrance/exits at Britt Avenue and Buford Highway. The library building is in cooperation with Gwinnett County and is NOT included in this RFP, but mentioned to show other value-added improvements. An additional 150+ space multi-level parking deck near the corner of Britt and College Street is desired within the development, along with possible additional building atop the deck. It is expected this project will become the catalyst for continued growth throughout the city, but in particular, the entire width of our city, along Buford Highway. All public-private initiatives that enhance our vision or improve project completion will be considered. Parcel boundaries are drawn as an overview of the proposed project and are for comprehension purposes, only. They do not represent an exact area. A total survey has been performed. All coordinates and boundary lines will be agreed during deliberation with the chosen developer. RFP Timeline Summary, timeline and instructions are found: Bid Posting pg. 2

4 NEW LIBRARY SITE PROPOSED DEVELOPMENT BUFORD HIGHWAY PROPOSED DEVELOPMENT CURRENT LILLIAN WEBB PARK-OVERLOOKING PROPOSED PROJECT SOUTH AREA at BUFORD HIGHWAY (AREA AT TREE LINE as MARKED) pg. 3

5 Project- North Historic Downtown COLLEGE ST. Parcel boundaries are drawn as an overview of the proposed project, and are for comprehension purposes, only. They do not represent an exact area. A total survey has been performed. All coordinates and boundary lines will be agreed during deliberation with the chosen developer. The northern end of the project consists of seven (7) parcels: 9. Tax Id# , 0.32 acres 10. Tax Id# (crafted parcel), 0.92 acres 11. Tax Id# , 0.56 acres 12. Tax Id# , 0.61 acres 13. Tax Id# A, 0.43 acres 14. Tax Id# , 0.33 acres 15. Tax Id# , 0.38 acres Parcel #9 is closest to the historic downtown area and Norcross City Hall. Development of this parcel is reserved for commercial improvement which may include restaurants, shopping, etc. Parcel #9 is closest to the town center and has the greatest visibility to/from the downtown area. Adjacent to parcel #9 (at left) is the entrance to Lillian Webb Park, a series of fountains, splash pad and gazebo. Parcel #9 had significant rock blasting during the construction of the park splash pad and waterfall. It is desired to have a parking deck just behind our Community Center, theater, within parcels #10- #13, with possible entrances at both Britt Avenue and Mitchell Road. The parking deck would serve Project North, the Community Center, theater, and downtown area. pg. 4

6 Project- South Parcel boundaries are an overview of the proposed project, and are for comprehension purposes, only. They do not represent an exact area. A total survey has been performed. All coordinates and boundary lines will be agreed during deliberation with the chosen developer. The southern side of the project area is adjacent to Buford Highway, a busy retail corridor, and is considered the new gateway into our city (at Holcomb Bridge Road and Buford Highway). Its northern corner is bordered by a newer, four-acre, Lillian Webb Park. Included are eight (9) Parcels: 1. Tax Id# , 0.54 acres 2. Tax Id# (crafted parcel), 0.18 acres 3. Tax Id# (crafted parcel), Tax Id# , 0.43 acres 5. Tax Id# , 0.32 acres 6. Tax Id# , 0.25 acres 7. Tax Id# , 0.43 acres 8. Tax Id# (crafted parcel of ), 0.73 acres 16. Crafted portion of R/W, 0.23 acres Parcel #8 is adjacent to the proposed public library with a parking deck. This parcel would be well served as a parking deck, with possible interaction with the library and their deck, on cooperative ingress and egress. The park s project building concept will include an urban center that combines commercial building (restaurants, shopping, offices, etc.) with residential. Some residential units have already been built as the Parkside project (private development). Buford Highway is approved for a new median and sidewalks. Work is beginning, now. pg. 5 CURRENT & APPROVED BUFORD HIGHWAY MEDIAN, RESPECTIVELY

7 Total Proposed Redevelopment Area Parcel boundaries are an overview of the proposed project, and are for comprehension purposes, only. They do not represent an exact area. A total survey has been performed. All coordinates and boundary lines will be agreed during deliberation with the chosen developer. Historic Downtown Total Project-Included Parcels (16 Total), (Green Areas) 1. Tax Id# , 0.54 acres 2. Tax Id# (crafted parcel), 0.18 acres 3. Tax Id# (crafted parcel), 0.23 acres 4. Tax Id# , 0.43 acres 5. Tax Id# , 0.32 acres 6. Tax Id# , 0.25 acres 7. Tax Id# , 0.43 acres 8. Tax Id# (crafted parcel), 0.73 acres 9. Tax Id# , 0.32 acres 10. Tax Id# (crafted parcel), 0.92 acres 11. Tax Id# , 0.56 acres 12. Tax Id# , 0.61 acres 13. Tax Id# A, 0.43 acres 14. Tax Id# , 0.33 acres 15. Tax Id# , 0.38 acres 16. Crafted Parcel, 0.22 acres pg. 6

8 Project- Adjacent to Park Lillian Webb Park is a four-acre park offering an interactive fountain/splash pad; stone tiered waterfall and plaza, gazebo and public bathrooms. The park is central to the project. Proximity to Government Facilities A full city government is conveniently located within one block of Project North-this affords the builder convenience opportunities with permitting and city staff interaction. Staff positions include: City Manager Economic Development Community Development Court Services Cultural Arts and Community Center General Government Administration & City Clerk Fully Staffed Police Department Public Relations Public Works, Utilities, and Parks Welcome Center and Museum Proximity to Historic Downtown A new town within historic downtown Norcross, is conceptualized and will provide even greater opportunities for citizens and their visitors. This new town is seen as a welcomed addition to our existing community center. The historic retail center is one block from Project North, making the Project location, highly desirable. Connectability Interstate 85 is approximately 3.5 miles from the site; multiple office parks within 1 mile; and many centralized businesses within the SAME area. Downtown Atlanta is just a short trip, at an estimated 21.0 miles. We are close to just about everything, but our perfect size allows us to be still considered a small town. Time Magazine recently listed Norcross among the 100 Most Genius Places in the United States. pg. 7

9 Existing and Future Parking A proposed 22,000 sq. ft. Regional library is to be built at the corner of Buford Highway and Britt Rd., which will include a 1-2 level parking deck. The library parking deck will be built with possible underground connectivity to our project, for a second parking deck. In addition, a 150+ space multi-level parking deck near the corner of Britt and College Street is also desired within the development- to serve the northern project. Project-Zoning-DCD-Requirements/Restrictions Project development is located within a zoning district /Design Concept Development (DCD). The general purpose of DCD zoning is to promote resourcefulness and ingenuity in concept planning, to obtain a more desirable environment. The developer benefits from better utilization, and flexibility in design. Design, however, must ensure the development is in accordance with the character of the total city. Rezoning of the Project area to (DCD Zoning) was accomplished by Council vote, October 6, 2015, with the following conditions. Please see map on the next page (Also contains areas outside the Project area): 1) The property fronting on South Peachtree Street shown in red outline with white fill, titled AREA A on the map below will be: a. Limited in height to no more than 45. b. Allow no more than three (3) story buildings c. Allow an F.A.R. (Floor Area Ratio) of 2.0 d. Allow residential (non-apartment) densities of up to 24 units/acre e. Required to meet all other elements of the DCD district, & Architectural Review Board standards, prior to approval of any development proposal. 2) The portion of the site outlined in green with green fill, titled AREA B will be: a. Limited to a building of four (4) stories, 60 maximum building height. b. Allow an FAR of 2.0 c. Allow residential densities of 35 units per acre d. Required to meet all other elements of the DCD district, & Architectural Review Board standards, prior to approval of any development proposal. 3) Rental apartment units (if needed in your concept)will be: a. Limited to 35 percent of the total residential unit count within the TAD area (not to exceed 100 units.) b. Rental apartment units are allowed only in AREA "B" on the map. c. The City and DDA will approve the allocation of apartment units and density based on the project's merits. 4) All development proposals under this zoning shall require a Developer s public hearing, as well as the following public hearings: 1) the Downtown Development Authority, 2) the Architectural Review Board (ARB), and 3) the Planning & Zoning Board (P&Z) prior to review and a final decision from the Mayor and Council. 5) All plans must meet the requirements of the DCD ordinance. pg. 8

10 PROJECT- DCD ZONING REQUIREMENTS/RESTRICTIONS For more information: Zoning Restrictions Overlay/RAOD Restrictions The current Redevelopment Overlay District (RAOD) allows faster permitting and approval time. The District was created to: Encourage efficient land use and redevelopment plans Encourage the revitalization of underused areas Provide guidelines for architectural design, landscaping, signage, and other criteria for the area s enhancement The entire project is within the Tier 2 RAOD district: District MAP, Purpose & Applicability, Update RAODClarification issues? Contact our Community Development Department: Jon.davis@norcrossga.net Utilities Utilities have been identified. Water and Sewer Capacity, Storm Water Some components are in place, and many have been identified. A chart specific to water and sewer may be found on page 18. pg. 9

11 Tax Allocation District (TAD) TAD #1 was approved by City Council, April 6, 2015, and certified by the Gwinnett County Tax Commissioner (base certified), December 22, TAD #1 has been approved by Gwinnett County. Overview: The purpose of a Tax Allocation District is to improve economic and social conditions within the area The Development Authority has recognized public infrastructure as our part of the TAD: Structured parking and a centralized stormwater detention area are needed for redevelopment Lillian Webb Park pg. 10

12 Completed or Planned Public Investment Transportation Access Two Gwinnett County bus routes currently serve the Lillian Webb Development Project at Buford Highway. Routes 10-A and 10-B have service between 6 a.m. and 10 p.m. providing connection service to larger transportation- MARTA. Buford Highway at Project South is a four-lane highway (with an additional turn lane). Buford Highway spans several counties. Pedestrian Improvements Sidewalks at the Buford Highway corridor have been approved; sidewalks around Lillian Webb Park are already in place. pg. 11

13 Proposed Parking Decks 1. It is desired to have a parking deck just behind our Community Center and Theatre with possible entrances at both Britt Avenue and Mitchell Road. The parking deck would serve Project North and our downtown area. Building atop the deck is also desired. SAMPLE 2. A second parking deck is desired, adjacent to a proposed library at Buford Highway and Britt Ave. The library parking deck will be built with possible underground connectivity to our project. Project Site Library Site Possible Underground Connectivity to Library Parking Gwinnett County Public Library Studies pg. 12

14 Intersection Improvements & Traffic Flow Mobility-Buford Highway Project Approved improvements to Buford Highway- an ARC/ LCI Concept study has been performed and the importance of this corridor to the Development Project area, detailed. Currently, the roadway is characterized by multiple driveways and heavily congested peak hour conditions the proposed project will add a raised median and the roadway widened. Completion should promote better traffic mobility and beautification of the Buford Highway District. Typical-Proposed Buford Highway Median & Street Improvements Project Size- Available Acreage Sixteen lots consisting of total acres (plus/minus) Parcel boundaries an overview of the proposed project and are for comprehension purposes, only. They do not represent an exact area. A total survey has been completed. All coordinates and boundary lines will be negotiated and agreed during deliberation with the chosen developer. Environmental Study/Surveys Phase I and/or Phase II have been completed for some city owned/dda properties. Surveys will be available to the selected developer(s) LCI Study and Implementation A consultant team, management team, city council members and citizens analyzed and identified current assets and challenges of the downtown area, eventually developing a vision for the next few years. Action items have been prioritized and are used as a guide for future development. Outlying Park areas, specifically the areas around Lillian Webb Park were identified, resulting in a top catalyst project : 3-4 story mixed use with retail and residential, parking deck wrapped with townhouses, and additional infill retail. Goals: 1. Create a well-connected, walkable community with a distinct sense of place 2. Encourage a sustainable, mixed-use development and redevelopment along existing commercial corridors 3. Preserve single-family residential neighborhoods 4. Plan for transit 5. Look for opportunities to add to or enhance existing green-space 6. Encourage beautification of existing high-traffic streets For more information: 2011 LCI Study or NorcrossGA.net pg. 13

15 2034 Comprehensive Plan The 2034 Comprehensive Plan is a policy guide for making rezoning and capital investment decisions. The Plan sets policies for City officials and staff concerning future development. Both the downtown and outlying areas are included. For more information: 2034 Comprehensive Plan or NorcrossGA.net Citizens heavily rely on both these plans when discussing new development. Incentives Opportunity Zone Project South, bordered by Buford Highway/ U.S. 23, is within the Zone CID Support Parcels 6, 7 and 8 (page 6) are additionally supported by the CID TAD TAD #1 has been approved by the Norcross City Council and Gwinnett County. pg. 14

16 Proposed New Gwinnett County Public Library & Parking pg. 15

17 Unofficial Renderings Library design has not been finalized for publication. Buford Highway A proposed 22,000 sq. ft. Regional Gwinnett County library will be built at the corner of Buford Highway and Britt Rd., which will include a 1-2 level parking deck. The library parking deck will be built with possible underground connectivity to our project, for a second parking deck. Final drawings and development meetings are scheduled. Work is expected to begin this year. Above the underground library parking deck, stairs from Buford Highway and a pedestrian plaza are being planned. Differing views, setbacks, sidewalk sections and footprint studies compiled by the Development Authority can be found this link: Norcrossdda.com The drawings DO NOT represent what is to be built, but were complied in an effort to assist with available resources and possibilities. pg. 16

18 Proposed Retail Strategy Plan Ongoing and current reviews by a proactive city staff to identify key area retail and retail improvements resulted in a requested need of a Retail Strategy Program/Plan of certain city areas. Population Growth & Labor Force 2011 ANNEXATION INCURRED POPULATION SPIKE pg. 17

19 Lillian Web Park DDA 7 Proposed Library Water and Sewer Lines Around Lillian Webb Park pg. 18

20 The Lillian Webb Park Development project brings together City of Norcross and Downtown Development Authority (DDA) staff, as well as private members, to comprehensively plan for an exciting finalization of our park area, at the beginning of a new economy. The Norcross Downtown Development Authority (DDA) nurtures our growth and has established ordinances and resolutions to jump-start projects. Consisting of a board of seven diversified members, they are empowered to revitalize our downtown district. They understand the vision of citizens and the council, but overall understand development. They just get it, overall. Further plans, studies, photos, and maps: or use the links, below. Developers desiring to submit a request for proposal should take into consideration the following items. Each, in some way, will affect the building area. LCI Study 2034 Comprehensive Plan RAOD Information DCD Zoning Requirements/Restrictions Streetscape Project 2010 Parking Study Buford Highway Median & Pedestrian Project Buford Highway Lane Improvements Architectural Review Board Planning & Zoning Proposed Gwinnett County Library Foundation Plan for Park and Two Pads Firms desiring to respond to this opportunity should submit your Proposal: City Bid Site For additional information: City of Norcross Economic Development Department pg. 19

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