LILLIAN WEBB PARK DEVELOPMENT PROPOSAL. City of Norcross, Georgia 2034 Comprehensive Plan

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1 LILLIAN WEBB PARK DEVELOPMENT PROPOSAL City of Norcross, Georgia 2034 Comprehensive Plan

2 AGENDA Overview: Zoning/Process: Market Studies: Design: Benefits: Bucky Johnson, Mayor John Bemis, DDA Chair Matt Mason, Developer Team Mark Wolf, Architect Bucky Johnson, Mayor John Bemis, DDA Chair

3 NORCROSS VISION STATEMENT Norcross will be a dynamic and welcoming community in which generations of diverse citizens can engage, create, contribute and flourish!

4 NORCROSS ACTION ITEMS 2034 Comprehensive Plan, RAOD Overlay, TAD, parking studies and 2011 ARC/LCI Concept Study were developed through the diligent efforts of city council members, consultants and numerous local citizens who analyzed and identified current assets and challenges of the downtown area, developing a vision for years to come. Action items were prioritized and have been used as the guide for future development. Lillian Webb Park was identified a top priority catalyst project : 3-4 story mixed use with retail and residential, parking deck wrapped with townhouses, and additional infill retail.

5 NORCROSS GOALS 1. Create a well-connected, walkable community with a distinct sense of place 2. Sustainable, mixed-use development and redevelopment along existing commercial corridors 3. Preserve single-family residential neighborhoods 4. Plan for transit 5. Add to or enhance existing green-space 6. Beautification of existing high-traffic street

6 TIMING IS CRITICAL WestRock is Leaving Downtown Foot Traffic is Declining Uncertainty of Future Economic Cycles WESTROCK REASONS FOR LEAVING 1. Better Transportation Access at New Site + Airport Access 2. Expansion of International Business 3. Needed to have Workers in Same Building (currently in 6 buildings) 4. Norcross cannot attract millennials due to limited housing choices

7 WHAT OTHERS ARE DOING SUWANEE: 240 multi-family rental units, 12,000-square feet of retail, 71 townhomes and a parking garage DULUTH: 360 multi-family rental units with 11 retail/office store fronts with connected living space and a parking garage PEACHTREE CORNERS: 365 multi-family rental units in retail town center format with multiple parking garages CHAMBLEE: 283 multi-family rental units, 11,000-square feet of retail and a parking garage

8 AGENDA Overview: Zoning/Process: Market Studies: Design: Benefits: Bucky Johnson, Mayor John Bemis, DDA Chair Matt Mason, Developer Team Mark Wolf, Architect Bucky Johnson, Mayor John Bemis, DDA Chair

9 REDEVELOPMENT AREA OVERLAY DISTRICT (RAOD) Section c.1 where a provision here of is in conflict with the underlying zoning classification, the provision of this RAOD shall be controlling.

10 REDEVELOPMENT AREA OVERLAY DISTRICT PURPOSE 1. A variety of residential options 2. A live-work-play environment 3. Alternative transportation 4. High-density residential development

11 REDEVELOPMENT AREA OVERLAY DISTRICT PURPOSE 5. Flexible development standards with public amenities 6. Promote Norcross brand and improve the market of the area for investments 7. To provide incentives to encourage reinvestment 8. Connect streets and sidewalks 9. Improve public safety and security

12 REDEVELOPMENT AREA OVERLAY DISTRICT SEC F.1.A: RESIDENTIAL USES The following residential uses are permitted in the Redevelopment Area Overlay District: Single-family detached dwellings, with customary accessory buildings and uses Two-family dwellings, with customary accessory buildings and uses Townhouses, with customary accessory buildings and uses Multi-family Dwellings

13 LILLIAN WEBB PARK IF WE DO NOTHING, IS THIS WHAT WE WANT? 1. Leaving land vacant exposes LWP and surrounding areas to further decline 2. DDA believes we need to surround LWP on all sides with premium high-quality development to preserve the City s investment in the park and set the tone for quality and sustainability for future development along the Buford Highway corridor 3. Allowing the Phase I land to stay vacant will lead to the decline of the Downtown retail establishments and LWP

14 Investments in a community s walkability typically increase land value by at least 70% and retail sales by 30%. (Source: Local Leaders: Healthier Communities Through Design)

15 ACCESS TO TALENT Access to talent is the #1 factor for business recruitment and retention. In order to maintain an environment where businesses thrive, A COMMUNITY MUST FOCUS ON PLACE-MAKING creating a community that is attractive for the talent to not only work but also live and play. The type of residential development being proposed will be a beginning in adding to the mix of housing a much-needed type of residential living that is not available elsewhere in the City and will be critical in our place-making initiatives.

16 LIBRARY View from Corner of Buford Highway & Britt Avenue Currently Second Most Used Library in Gwinnett Will be the most used Library in Gwinnett with estimates of over 1,000 people per day increasing from 11,000 SF to 22,000 SF

17 LIBRARY Library parking will be available for the community when library is closed City Commitment: Storm Water Retention & Parking Deck

18 AGENDA Overview: Zoning/Process: Market Studies: Design: Benefits: Bucky Johnson, Mayor John Bemis, DDA Chair Matt Mason, Developer Team Mark Wolf, Architect Bucky Johnson, Mayor John Bemis, DDA Chair

19 A VARIETY OF RESIDENTIAL OPTIONS The developer considered the highest and best use of land for the site USE VIABILITY FACTORS Hotel B- Extended stay is most viable option and non-starter Office C+ Affordable options are abundant in Peachtree Corners Retail C+ Adequate retail downtown; Buford Hwy big negative Residential Condominium (for sale) Age restricted 55+ (for rent) Market flats (for rent) C- Study indicated sales of 1 unit/month at $165/sf price point which is not economically viable B+ Demand for 120 units but not scale for a full project; seniors also attracted to high quality apartment projects A+ Study indicates customers willing to pay between $ $2750 per month for a premium product Developer hired nationally renowned firm, Noell Consulting, to study residential demand and feasibility.

20 MARKET STUDY BY NOELL CONSULTING

21 MARKET STUDY BY NOELL CONSULTING

22 AGENDA Overview: Zoning/Process: Market Studies: Design: Benefits: Bucky Johnson, Mayor John Bemis, DDA Chair Matt Mason, Developer Team Mark Wolf, Architect Bucky Johnson, Mayor John Bemis, DDA Chair

23 LILLIAN WEB PARK DEVELOPMENT

24 Jones St NW Mitchell Rd NW S Peach St College St NW Britt Ave NW Holcomb Bridge Rd Buford Hwy Carlyle St NW GENERAL CONTEXT

25 SITE IMMEDIATE CONTEXT

26 Future Development Site Lillian Webb Park Town Homes Future Library Existing Low Density Site (3.25 acres) Parking Podium Existing Office Storm Water Strategy Existing Retail SITE ANALYSIS

27 Lillian Webb Park Site (3.25 acres) SITE ANALYSIS

28 Future Development Site Lillian Webb Park Town Homes Future Library Site (3.25 acres) Parking Podium Existing Office LCI (2012) Vision - Promenade to/from Buford Hwy Existing Retail SITE ANALYSIS

29 Britt Ave NW CIRCULATION ACCESS VEHICULAR PEDESTRIAN BUS STOP College St NW Future Development Site Holcomb Bridge Rd GARAGE Buford Hwy SITE ANALYSIS

30 Britt Ave NW CIRCULATION ACCESS VEHICULAR PEDESTRIAN BUS STOP College St NW Future Development Site Holcomb Bridge Rd STRUCTURED PARKING - Public and Private Use - Public Walkway to Park GARAGE - Secure Parking for Residents - Convenience of Direct Access to Corridors Buford Hwy SITE ANALYSIS

31 MASSING PLAN GARAGE COMMERCIAL LIVE/WORK RESIDENTIAL PROJECT PROGRAMMING LEVEL 0

32 MASSING PLAN GARAGE COMMERCIAL LIVE/WORK RESIDENTIAL PROJECT PROGRAMMING LEVEL 1

33 MASSING PLAN GARAGE COMMERCIAL LIVE/WORK RESIDENTIAL PROJECT PROGRAMMING LEVEL 2

34 MASSING PLAN GARAGE COMMERCIAL LIVE/WORK RESIDENTIAL PROJECT PROGRAMMING LEVEL 3

35 MASSING PLAN GARAGE COMMERCIAL LIVE/WORK RESIDENTIAL PROJECT PROGRAMMING LEVEL 4

36 MASSING PLAN GARAGE COMMERCIAL LIVE/WORK RESIDENTIAL PROJECT PROGRAMMING LEVEL 5

37 SITE SECTION

38 ENSEMBLE BUFORD COMMERCIAL CORNER BUFORD FRONTAGE PARK TRANSITION LIBRARY FRONTAGE PARKSIDE PARK & TH FRONTAGE BUILDING CONCEPT

39 ENSEMBLE BUFORD COMMERCIAL CORNER BUFORD FRONTAGE PARK TRANSITION LIBRARY FRONTAGE PARKSIDE PARK & TH FRONTAGE BUILDING CONCEPT

40 ENSEMBLE BUFORD COMMERCIAL CORNER BUFORD FRONTAGE PARK TRANSITION LIBRARY FRONTAGE PARKSIDE PARK & TH FRONTAGE BUILDING CONCEPT

41 BUILDING CONCEPT

42 BUILDING CONCEPT

43 BUILDING CONCEPT

44 BUILDING CONCEPT

45 BUILDING CONCEPT

46 BUILDING CONCEPT

47 College St NW Future Development Site PROJECTED PROJECT SCOPE SITE AREA 3.25 AC PROPOSED RES. DENSITY 60 UNITS/AC COMMERCIAL (LEASING) LIVE/WORK (+/- 10 UNITS) MULTIFAMILY (+/- 185 UNITS) AVERAGE UNIT 5,000 GSF 12,000 NSF 163,500 NSF 900 NSF GARAGE PARKING MIN. 1.4 SP/UNIT 280 SP Holcomb Bridge Rd Britt Ave NW Buford Hwy PROJECT DATA

48 AGENDA Overview: Zoning/Process: Market Studies: Design: Benefits: Bucky Johnson, Mayor John Bemis, DDA Chair Matt Mason, Developer Team Mark Wolf, Architect Bucky Johnson, Mayor John Bemis, DDA Chair

49 REDEVELOPMENT AREA OVERLAY DISTRICT - GOAL #1 A VARIETY OF RESIDENTIAL OPTIONS 1. Rental Units provide excellent housing at a good price with no down payment 2. Bridge from renting to potential ownership in Norcross and from ownership to renting for empty nesters 3. Meet the desire for a young professional or couple who favor multifamily living over home ownership 4. Supports the overall vision of meeting the lifelong community goal of Living In Place 5. Meets the need of having choices for a growing, young population to help fill the workplace Rents are expected to range from: $1025-$1650/month for one bedroom units $1550-$2750/month for two bedroom units

50 REDEVELOPMENT AREA OVERLAY DISTRICT - GOAL #2 A LIVE-WORK-PLAY ENVIRONMENT Live Work units at ground level, in appropriate areas, should provide retail experience, if possible.

51 REDEVELOPMENT AREA OVERLAY DISTRICT - GOAL #3 ENCOURAGE BUS TRANSIT, BICYCLING AND WALKING BUS STOP

52 REDEVELOPMENT AREA OVERLAY DISTRICT - GOAL #4 PEDESTRIAN-FRIENDLY CENTER WITH HIGH-DENSITY COMMERCIAL AND RESIDENTIAL DEVELOPMENT THAT INCREASES CHOICES FOR SAFE LIVING ENVIRONMENTS Multi-family units: Very small population of children, approximately 5-10% Mostly working or retired profession als that pay rent Project will be maintained and professionally managed with on-site staff by institutional owner CLASS A RESIDENTIAL SPACE

53 REDEVELOPMENT AREA OVERLAY DISTRICT - GOAL #4 HIGH-DENSITY RESIDENTIAL DEVELOPMENT THAT INCREASES CHOICES FOR SAFE LIVING ENVIRONMENTS ,000+ 1,400+ People Added to Downtown!!!

54 REDEVELOPMENT AREA OVERLAY DISTRICT - GOAL #5 FLEXIBLE DEVELOPMENT STANDARDS FOR PUBLIC AMENITIES OPEN SPACES + BENEFIT OF THE PARK

55 REDEVELOPMENT AREA OVERLAY DISTRICT - GOAL #6 PROMOTE NORCROSS BRAND & ENCOURAGE FUTURE INVESTMENTS QUALITY ARCHITECTURE: Amenities will include a fitness center, resort style pool, grilling gazebo, clubroom, pet amenities, and strong green connection to Lillian Webb Park. The project will buffer our existing beautiful park with high quality design.

56 REDEVELOPMENT AREA OVERLAY DISTRICT - GOAL #7 INVESTMENT IN THE COMMUNITY Encourage development through property tax abatement incentive Fund infrastructure investment with tax free revenue bonds Fund bond debt service with parking fee proceeds from project

57 REDEVELOPMENT AREA OVERLAY DISTRICT - GOAL #8 CONNECT STREETS AND SIDEWALKS GATEWAY FROM BUFORD HIGHWAY TO PARK BUS STOP

58 REDEVELOPMENT AREA OVERLAY DISTRICT - GOAL #9 IMPROVE PUBLIC SAFETY AND SECURITY Sense of Arrival/Safety Parking Space on Same Floor as Rental Unit Security Cameras Controlled Access Common Stairs

59 DESIGN CONCEPT DEVELOPMENT DISTRICT (DCD) Tax Allocation District (TAD) Area (31+ acres) 1. School Board did not subscribe to the TAD 2. RAOD is the governing zoning designation and permits the proposed multi-family rental project 3. Council may revisit the RAOD and DCD in the future to incorporate the proposed project and consider other desired limitations

60 LILLIAN WEBB PARK Total Project Budget: $40M Land Investment: $2.5M Infrastructure Investment: $7.8M A $7.8M tax free revenue bond will fund the infrastructure (including parking deck, utilities and storm water) and will be secured primarily by parking fees paid by the developer.

61 DEVELOPMENT SCHEDULE Fourth Quarter 2017 Finalize Legal Agreements with Developer Commence Full Design & Engineering Source Initial Feedback from Architectural Review Board Second Quarter 2018 Review & Approval of Plans & Drawings by DDA & Architectural Review Board All Other City & County Approvals Third Quarter 2018 Confirm Pricing Finalize Debt & Equity Fourth Quarter 2018 Construction Loan Closing / Break Ground Second Quarter 2020 Begin Residence Delivery Fourth Quarter 2020 Project Complete

62 NEXT STEPS Monday, September 18, :30pm - Developer Open House (City Hall - Council Meeting Room) 6:30pm - Council Policy Meeting (City Hall - Community Room) Monday, October 2, :30pm - Council Meeting DEVELOPER NorcrossFeedback@gmail.com

63 BENEFITS TO THE NORCROSS COMMUNITY 1. Transform former eyesore into Class A Grade real estate development project that celebrates the park 2. New foot traffic of potentially 400+/- people each day to support the continued viability of existing downtown businesses (1,400 +/- if you include library) 3. Provides housing alternative for a wider range of ages and incomes 4. Increase tax base over time 5. Increase property values 6. Encourage future high-quality redevelopment along Buford Highway