Smyrna Spring Road Corridor LCI

Legend Crash Severity Facts and Analysis

Figure 2.4i: Crash Severity 49

CITY OF SMYRNA

SPRING ROAD CORRIDOR LCI

Bicycle and Pedestrian Crashes

Facts and Analysis Legend
5500
Figure 2.4j: Bicycle and Pedestrian Crashes

Vehicle Crash Rates Facts and Analysis

Figure 2.4k: Vehicle Crash Rate 51

CITY OF SMYRNA

SPRING ROAD CORRIDOR LCI

Facts and Analysis 2.5 Market Analysis • Higher gas prices, lack of state money and Demographics
worsening traffic take a toll on more distant
Noell Consulting Group (NCG) was retained as part suburbs, furthering interest in town living; As noted, Smyrna, like other in town Atlanta
of the Sizemore Group consulting team to conduct a communities, has experienced a significant shift in
market analysis along the Spring Road corridor from • As a result, rental apartment development and demographics fueling demand over the last 15 years.
Cobb Parkway in the east to Atlanta Road in the west. even the construction of luxury housing have Specific trends include:
Specifically, NCG was tasked with understanding all shifted to areas inside of and proximate to
market depth for residential (for-sale and rental), I-285 from Midtown to Buckhead to Dunwoody, • The study area and the western portion of
retail, office and lodging uses in the area and the Sandy Springs and Smyrna; Cobb County are seeing an increase in owner-
potential redevelopment opportunities available occupied households.
to Smyrna in the immediate future (3 to 5 years), • Changes in the priorities of office tenants, who
the coming decade and beyond. NCG was further now seek more convenient, walkable mixed-use • The study area is seeing a corresponding
tasked with identifying potential redevelopment locations (preferably accessed by transit) over increase in highly educated (and more affluent)
thresholds required to allow redevelopment to conventional suburban office parks; households but with more being childless
become feasible in the corridor. couples (pre-families or empty nesters) (Figure
• Nearby, major in town cores (Midtown, 2.5a);
Context Buckhead, C. Perimeter, Cumberland)
regained market share and can aggressively • Western portions of Smyrna and Cobb County
The timing for improving and facilitating push lease rates and values; offer more affordable housing options for
redevelopment along the Spring Road Corridor families and reasonable commuting times to
is ideal, as the area’s excellent location, high level • MARTA and transit have become a more major job cores along I-20 or I-285.
of convenience and proximity to one of Atlanta’s significant location factor--State Farm selection
largest employment cores has greatly enhanced of Central Perimeter, NCR & Honeywell to • Foreign-born households make up an increasing
redevelopment potential in the corridor. Factors Midtown are recent examples of this; share of the population at the east end and to
benefitting Spring Road are: the north of the subject area;
• Nationally, investment in most real estate
• The relocation of the Atlanta Braves to the product types favors centrally located, more • These households are more likely to
Cumberland area has spurred significant public walkable areas over those that are less walkable rent and tend to live in older, affordable
and private investment in the area, particularly or more suburban in nature. multifamily properties found in and around
north of I-285; the Cumberland core;
To this, the following summarizes our key conclusions
• Favorable residential and demographic trends, relative to economic opportunities in the Spring Road • The Cumberland core and its immediate
which increasingly favor convenient locations Corridor, with more detailed research, conclusions environs are popular due to its central location
that are more proximate to employment, and opportunities being provided in the larger and convenient accessibility. Older housing
local and regional retail and entertainment accompanying package. product is being occupied by immigrants, while
destinations. This environment also offers more newer housing product is attracting educated,
and varied transportation alternatives; childless households.

5522

Changes in Tenure

Figure 2.5a: Area Demographics - Households with Children Under 18 Changes from 2000- 2014 Facts and Analysis
2.5b: Demographic Shifts
53

CITY OF SMYRNA

SPRING ROAD CORRIDOR LCI

Facts and Analysis For-Sale Housing Market Assessment prices as well as housing affordability pressure. 2.5c: Retail Market Assessment Example
Entry level single family homes are increasingly
• The metro area, like the nation, is still recovering hard to construct in established areas with short • The metro Atlanta area is at the peak of the
from the housing crash. New construction commuting patterns and the townhome product current apartment cycle with apartment
home sales (of any product type) are significantly is appealing to many non-traditional households. construction at its highest level since 2007.
lower than seen a decade ago, although sales However, rent growth is starting to slow.
volume is consistently improving; • Cobb County has captured a steady share of
all new construction, and has seen its share of • Southeast Cobb County is capturing an
• Market shifts, demographic shifts, the new townhome construction increase steadily increasing share of new rental apartment
impacts of student loans, financing since 2006 absorption, although a large pipeline of under
requirements and reduced value seen in construction and proposed developments
owning a home have all served to temper • New single-family development is moving should satisfy demand in the coming five years.
demand, even in the healthier economy; westward, although areas like Smyrna are seeing
an increasing amount of infill development. • Southeast Cobb should see demand for around
• Potential easing of lending requirements, Smyrna is ground-zero for new townhome 500 to 600 units annually (2,500 to 3,000 every
however, may jump start the housing construction, capturing more than 40% of all five years), with the Spring Road corridor
market for more non-luxury product; new Cobb townhome sales since 2013. (particularly closest to Cobb Parkway) being
able to support several new rental apartment
• Home values continue to rise, with 2016 year- • Demand, shown in Figure 4.6d, for new for- communities over the next 10 to 15 years
over-year changes in the Case Shiller Index - sale product in the Spring Road corridor could (Figure 2.5d).
an index that measures the average change in average more than 250 townhouses and 200
value of residential real estate in a city given a single-family homes every five years with for-
constant level of quality - at 5.3%. Values are sale townhouse development being a more
expected to continue to rise at greater than viable and feasible opportunity in the corridor
inflation levels over the next five years, but itself.
this growth will start to slow as new supply
increases. Rental Apartment Market Assessment

• Metro-area-level townhome and condo • Overall, apartment development has been
development has declined as a share of new very strong in the Cumberland area and Metro
construction since the housing crash. These Atlanta Region as a whole. This development
product types are expected to slowly recover demand is driven by Millennials delaying
over the next five years, however, neither is home ownership, interested in living in more
expected to return to early 2000’s levels. urban locations (where home prices are
more expensive) and, more recently, by Baby
• It is projected that new townhome development Boomers moving from home ownership to
in the metro area will increase over the next five more convenient rental locations in the market.
years. This is attainable due to increasing land

5544

For Sale Residential Demand Facts and Analysis

2.5d: Spring Road Corridor Residential Demand

2.5d: Spring Road Corridor Residential Demand 55

CITY OF SMYRNA

SPRING ROAD CORRIDOR LCI

dining and smaller, local-serving retailers priced Capture of Metro Job Growth
out of newer retail space at Jonquil and Belmont.
Figure 2.5e: Stacked Retail Boxes Example Downtown Cumberland Central Buckhead Midtown North Fulton
• For regional-serving retail (supportable only on Perimeter
Retail Market Assessment sites at Cobb Parkway) the study area draws
on a regional trade area that includes most of Figure 2.5f: Job Growth
• The Cumberland/Smyrna area has seen flat southeast Cobb County.
retail rental rates the last five years, but due Office Market Assessment
to steadily declining vacancies and only limited • Retail at The Battery Atlanta will be heavily
delivery of new retail space in the market; the focused on dining and entertainment, along
overwhelming majority of retail in Cumberland with highly unique retailers to the market.
and along Cobb Parkway remains largely older-
model product. This includes Cumberland Mall • There are large market gaps for major
and conventional power and neighborhood strip retailer categories. Many of these retailer
centers (Figure 2.5f). types are in traditionally big-box friendly
categories (i.e. regional-serving), such as
• For local-serving, convenience-driven retail home improvement, office supplies, some
(most likely in central to western portions of clothing and even some grocery beyond the
the study area), demand potential in the study planned Publix at Jonquil Village.
area is somewhat constrained by Dobbins AFB
to the north and I-75 and I- 285 to the east and • Opportunities should focus on ground floor
south. Opportunities for local-serving retail will retail or even stacked retail boxes (refer to
be greatest in western portions of the corridor Figure 2.5e) as part of a larger mixed-use
and will largely be satisfied by the Jonquil mixed project, which can avoid direct competition
use development. with The Battery Atlanta.

Facts and Analysis • Retail opportunities in the mid-corridor portion • The Cumberland office market has lagged other
of the study area should focus on local-serving major Atlanta job cores in job growth since 2002
overall and since the beginning of this recovery
in 2010.

• Cumberland also lags Central Perimeter,
Buckhead and Midtown in average rental rates
and vacancies through 3rd quarter 2016.

• The relocation of the Braves, creation of The
Battery Atlanta (Cumberland’s first true walkable
mixed-use district) and the significant public
investment in area infrastructure, combined

5566

with the prolonged economic recovery have Lodging Market Assessment Figure 2.5g: Hotel Demand Growth Facts and Analysis
led to a recent surge in office absorption and
development in Cumberland. • The lodging market has improved significantly • Two major hotels—The 260 rooms Omni at
in the Cumberland area since the economic The Battery Atlanta (scheduled to open in early
• Cumberland has seen higher absorption in downturn in the late 2000’s, with average daily 2018) and up to 350 rooms at Overton Park or
2015 and 2016 (1.2M square feet of space occupancy now in the mid 70% range, up from the Galleria—will likely locate in the area in the
combined) than it has seen since the early the mid 60’s seen from 2004 through 2013 next five years, accounting for a share of this net
2000’s. (Figure 2.5g). new demand.

• Responding to this, more than 1.2M square • Continued office growth in Cumberland, • Even with these two new lodging establishments,
feet of space is now under construction in combined with the impacts of the opening of we believe the area can support an additional
the Cumberland area and is slated to deliver SunTrust Park (literature suggests a 110,000 500 rooms by 2025 and still maintain a healthy
in 2017 and 2018. annual room night demand bump from the 70% average daily occupancy rate.
stadium) should allow for continued growth in
• A significant share of this growth has been the lodging market. • Given the high level of visibility and
new build-to-suit office space for large proximity to The Battery Atlanta, it is
corporate users. • Demand from 2016 through 2020 should believed a hotel could be supported in the
support around 200,000 net new room study area near Cobb Parkway, in close
• While it is expected to see healthy new office nights, with demand growing by around proximity to The Battery Atlanta, and
absorption over the next five years, there is 18,600 room nights annually beyond the would likely be a three star, select service
currently 400,000 more square feet of office stadium opening. type of establishment (somewhat upgraded
space planned than the submarket can absorb from a conventional limited service hotel).
through 2020.

• Similar to retail, we see two development
opportunities in the Spring Road corridor:

• More local, neighborhood-serving office
focused more toward Atlanta Road and
around the Jonquil Road area; net support
exists for around 50,000 square feet of this
small community oriented office space.

• More regional-serving office beyond 2020,
focused around Cobb Parkway/Spring Road
in a high-rise format and could potentially
support a new tower in that location over
time.

57

CITY OF SMYRNA

SPRING ROAD CORRIDOR LCI

Facts and Analysis Development Opportunity functionally obsolete single family homes on
0.15 acre lots or obsolete disinvested strip retail.
Western Corridor: Largely developed today with
the addition of the Jonquil apartments and retail, • Aging garden-style apartments could be replaced
but having opportunities for additional townhouse with modern luxury apartments, although
development as well as neighborhood office and only on sites with strong visibility and access.
retail development around the Spring Street/Jonquil Apartments with recent re-investments or that
Drive area. The creation of a more formal node are not centrally located may be more valuable
relative to the independent, non-related uses there to investors as cash-producing properties than
today would enhance the development potential. as redevelopment opportunities.

Central Corridor: Townhouse development and • Larger retail properties along the southern
redevelopment in the corridor is most appropriate, portion of Cobb Parkway could be replaced
with the possibility of some neighborhood office. with mid- to high-rise residential or commercial
A lack of major intersections will temper potential development in 5 to 10 years.
for the development of other commercial land uses
and more intense rental apartments. A boutique • However, these retail sites tend to occupy
hotel should be considered along the corridor, near large sites and, therefore, redevelopment could
Cumberland Boulevard. potentially yield a very large number of units or
rentable commercial square feet. These types
Eastern Corridor: Around Cobb Parkway of redevelopment projects will likely need to
opportunities exist for a larger mixed-use project, involve a creative mix of uses and/or multi-phase
including regional-serving office, retail and high-end development programs to allow the market to
rental apartments, as well as the potential for three absorb the amount of new space that these sites
star lodging (likely select service) on site. could support.

Redevelopment Feasibility • Hospitality property, unless it is deteriorating
and/or vacant, will likely be too expensive to
Redevelopment of key land uses in the corridor redevelop.
appears to be feasible, particularly for interior
portions of the corridor. Along Cobb Parkway, Redevelopment feasibility scenarios are provided in
however, redevelopment scenarios are somewhat the table on the following page, Figure 2.5h.
more challenging and require higher-intensity
redevelopment to support financial feasibility.

• The market currently supports redevelopment
of aging, low-intensity land uses such as small,

5588









Community Participation

3.1a: The Jonquil Festival Visual Preference Survey 63

CITY OF SMYRNA

SPRING ROAD CORRIDOR LCI

Community Participation Public Meetings & Design Workshop (including the survey results, Jonquil Festival Online Community Survey
and the first public meeting) and land use,
The general public was engaged at three points transportation and market analysis. Throughout Surveys are an important method of information
during the planning process. A summary of each the day, stakeholders provided feedback to gathering generating data that is essential for
outreach event is included below. the consultant team. Additionally, stakeholder developing an understanding of the community and
interviews were conducted to get more its needs. As such, a community survey was designed
1. Smyrna’s Fall Jonquil Festival, October 22, targeted information concerning transportation, to gather input regarding the vision for this study. The
2016: This event served as the project kick-off land use and community vision. survey was made available online from November 1
meeting. Sizemore Group and Georgia Tech’s through December 1, 2016. The following methods
Planning Studio students hosted a booth to During the afternoon, an intensive work were used to share the link for the online survey:
inform the public of our studies, announce the session was conducted, where consultants and • Mayor and Council e-mail distributions
next community meeting and lead the public attendees joined a table of interest to develop • Flyers posted in public buildings
through a Visual Preference Survey. Refer to ideas and solutions as related to following topics: • City Facebook page
Figure 3.1a. • Smyrna to The Battery Atlanta Connection • City website and calendar
• High Density Gateway Node • Vision Group e-mail distribution
2. Public Meeting 1 was held on November 1, • Transportation Modes • Neighborhood e-mails distribution
2016: The purpose of this Open House was • Neighborhood Nodes • Project website
to introduce the project to the public and to • Flyers posted/handed out at businesses along
educate them on the LCI study process. At this 4. The final public opportunity for feedback,
meeting, the public was engaged in a Visual Public Meeting 2, was held January 24, 2017. the corridor.
Preference Survey and led through exercises The final community event was held at The A total of 659 surveys were completed. Results
to gather feedback based on four topics, asking Cumberland Community Church, adjacent to of this survey were used to supplement statistical
what they wanted to (Figure 3.1c): the study corridor. This meeting began with a and market data and to represent the public’s voice
• Preserve presentation of master plan concepts, with an regarding the future development of the study area.
• Change Open House session following. Feedback was A full summary of the online community survey
• Create received and incorporated into this report. can be found in the Appendix. The following is a
• Connect summary of the community survey results:

3. A Design Workshop was held on December 8, Project Website Who Responded:
2016 from 9 am to 6 pm: The design workshop 43.5% Residents
was an opportunity for key stakeholders and A project website was established as the hub of 00.3% Business Owners
Project Advisory Team Members to provide information for the LCI study. The site provided 21.9% I shop/Run Errands in the study area
their vision for the Spring Road Corridor LCI basic information about the purpose of the study, a 30.7% I commute through the study area
study in a workshop setting. Refer to Figure description of the study area, a “Frequently Asked
3.1b. The workshop began with a welcome Questions” page, complete information on how
and overview of the LCI study and objectives the public could remain involved through our “Get
of the day. The consultant team then gave Involved!” tab. Contact information for the Project
presentations on community input results Consultant Team was also made available on the
website:

6644 https://sites.google.com/site/springroadlci/

Community Participation

3.1b: Stakeholder Workshop and Work Session. 65

Community ParticipationCITY OF SMYRNA

SPRING ROAD CORRIDOR LCI

Community Meeting 1 Results

What should be PRESERVED in the study area?

What should be CHANGED in the study area?

6666 3.1c: Meeting 1 Results.

Community Meeting 1 Results

What should be CREATED in the study area?

What should be CONNECTED in the study area?

Community Participation

3.1c: Meeting 1 Results. 67

Community ParticipationCITY OF SMYRNA

SPRING ROAD CORRIDOR LCI

Community Survey Results

Survey Question 4
Which SINGLE improvement would you make to attract people to this area?

Survey Question 6
What 3 words would you use to DESCRIBE the Spring Road Corridor?

6688

Community Survey Results

Survey Question 23
What do you like MOST about the Spring Road Corridor?

Survey Question 25
What changes would most IMPROVE the Spring Road Corridor?

Community Participation

69

CITY OF SMYRNA

SPRING ROAD CORRIDOR LCI

Community Survey Results

Survey Question 9
Do you use existing public transit options?

I do not use
public transit

Community Participation I use the Route
20 bus route
I use the MARTA
Bus Route 12/201

Other
Survey Question 10
If Public Transit facilities (such as shuttles, buses, etc.) were made more
accessible, what would your main purpose or destination?

To work located outside of the study area

To work located within the study area

To Smyrna Market Village shopping/entertainment

Seeking entertainment, running errands or shopping along
the Spring Road Corridor

I would not use public transit

Other (Please specify)

7700

Community Survey Results Community Participation

Survey Question 7
The Spring Road Corridor is poised as a significant contributor to Smyrna as a gateway to Smyrna Market village.
When you think about the area, what do you feel its primary purpose should be? Please select one.

Provide shopping/retail opportunities
Provide entertainment

Provide access to Smyrna Market Village
Provide Access to surrounding neighborhoods
Provide access to SunTrust Park/The Battery Atlanta

Provide jobs and employment
Provide access to civic amenities (parks, museums, city

services, etc.)
Provide diverse housing options
Provide diverse transportation connectivity

Other

71

Community ParticipationCITY OF SMYRNA

SPRING ROAD CORRIDOR LCI

Community Survey Results

Survey Question 16
Thinking of RETAIL resources available along the Spring Road Corridor today, what do you think the
area is missing? Rank the top 3.

Grocery Store

Drug Store
Bakery

Coffee Shop
Specialty Grocery Store
Affordable Clothing Stores (ex. Nearly New)
Moderately Proceed Clothing Stores (ex. Talbots,

The Gap, Old Navy)
Designer Clothing Stores (ex. Saks Fifth Ave.)

Cleaners
Office Supply

Survey Question 18
Thinking of DINNING resources available along the Spring Road Corridor today, what do you think
the area is missing? Rank the top 3.

High-end “Table Cloth Restaurant
Casual Dinning Restaurant (ex. Applebees,

TGIFridays, etc.?
Ethnic Restaurant (Chinese, Mexican, Indian, etc.)

Vegetarian/Health Food

Sandwich Shop

Fast Food

7722

Community Survey Results Community Participation

Survey Question 17
Thinking of ENTERTAINMENT resources available along the Spring Road Corridor today, what do
you think the area is missing? Rank the top 3.

Art Galleries

Movie Theater
Live Drama Theater

Dance Theater
Music Performance Venue

Public Plaza

Public Outdoor Sculptures

Picnic Place

Festival Grounds

Community Space for Rent
Parades

Sports Bar

Public Outdoor Sculptures

Survey Question 5
How should Smyrna prioritize improvements along Spring Road Corridor? Rank the top 3.

Safety
Mobility
More Transit Options
Mixed-Use Development
Entertainment Options
More Public Areas
Greater Connectivity

73

Vision: To create a dynamic, vibrant and multi-
modal Gateway Corridor for Smyrna, connecting

residents and businesses to everyday services,
community amenities and entertainment.

Recommendations

CITY OF SMYRNA

SPRING ROAD CORRIDOR LCI

4.0 Recommendations
4.1 Concept Plan Overview Based on this understanding, four main opportunity
areas were identified:
This section provides an overview of the proposed
master plan for the Spring Road Corridor LCI 1. The Smyrna Plaza
study area. It provides a visionary master plan,
based on community input, market understandings, 2. The South Spring
development potential and LCI grant goals.
3. Sports Avenue
While the Gateway Corridor Plan is long range in
nature, 10-25 years to implement, portions of this 4. The Arts District (Spring Street at Spring
master plan can occur,within the next 3 to 5 years. Road)
Refer the Figure 4.1a for the master plan.
Following are diagrams explaining how these four
Master Plan Overview areas were identified. Section 4.2 identifies major
infrastructure projects that will facilitate better
Development concepts presented in this master plan connectivity within and to these opportunity areas.
were largely influenced by two major developments Section 4.3 and 4.4 will provide in further detail about
occurring at both ends of the study area. The each redevelopment concept and implementation
Battery Atlanta mixed use, entertainment hub and strategies designed to achieve them.
home of the new Atlanta Braves Stadium, at the
eastern end of the corridor and the Jonquil mixed
use development at the western end.

Recommendations New visitors to and residents of The Battery
Atlanta and Jonquil provide an opportunity for
Smyrna to capture market demand for uses that
will compliment these new developments. This
would include, but not be limited to: high density
residential, hotel, office and retail near The Battery
Atlanta, neighborhood services, neighborhood retail/
restaurants and housing in other portions of the
corridor. This development would occur at nodes
along the corridor that are appropriate locations for
mixed-use and commercial development.

7766

Development Proposal

A1
A3 A2

A5
A4

A1: The Smyrna Plaza Figure 4.1a: Visionary Master Plan
*Note: Graphics included in this LCI report are conceptual. Implementation will require additional study and detailed design.

A3: Baseball Boulevard

A2: The South Spring A4: Sports Avenue Development A5: Arts District
Development

Recommendations

Figure 4.1b, c, d: Conceptual 3D renderings 77
*Note: Graphics included in this LCI report are conceptual. Implementation will require additional study and detailed design.

CITY OF SMYRNA 1 1. Major development drivers
4 4. Existing Trails Network
SPRING ROAD CORRIDOR LCI
Recommendations
MASTER PLAN DEVELOPMENT CONCEPTS

The following steps summarize the process that led
to the creation of the development concepts for the
master plan.

1. Major study area developments were identified,
The Battery Atlanta, to the east, and Jonquil, to the
west, as they will impact market demand along the
Spring Road corridor. New visitors and residents,
associated with and attracted to these developments,
will create new demand for complimentary uses
throughout the study area and particularly for
adjacent properties.

2. Properties were identified that have expressed
interest to the City in redevelopment and/or
rezoning. These are areas that are most likely to
change quickly. This map also includes key nodes
and walking radii around each node. These radii
show a 5 minute walk and a 10 minute walk.

3. Area transit was identified to better understand
access to alternative modes of transportation
serving the corridor. Bus routes are shown on map
3, including the bus transfer station at Cumberland
Mall.

4. Existing, under-construction and proposed
trail networks are identified in map 4, to identify
additional alternative modes for pedestrians and
cyclists.

5. In this final map, key redevelopment nodes are
identified, based on proximity to new market forces,
interest from property owners and access to transit
and trails.

7788

23 3. Existing Transit Recommendations

2. Areas with high development potential 79

5

5. Major Redevelopment Node Potential

CITY OF SMYRNA

SPRING ROAD CORRIDOR LCI

The Baseball Boulevard The Base Line

Figure 4.2a: Proposed Infrastructure Moves
*Note: Graphics included in this LCI report are conceptual. Implementation will require additional study and detailed design.

Recommendations 4.2 Major Infrastructure Initiatives better connectivity, walkability and developable block The Battery Atlanta, to create a walkable grid
sizes have been proven to attract new high quality and block sizes to accommodate the proposed
The Visionary Plan as pictured in Figure 4.1a, and and sustainable development. These infrastructure developments. Several road connections
as described within the recommendations, depicts projects, as set forth, are necessary to improve the suggested in Figure 4.2a are extensions of
the future concept and vision for a Spring Road community framework by making it more walkable existing roads to form a more connected grid
Gateway Corridor into Smyrna. This regional and bikeable for current and future residents, pattern. Creating roads that run parallel to
gateway and connection provides a healthy blend workers and visitors. This enhanced connectivity Spring Road will provide alternative options
of mixed use development with gradual changes in will help to distribute the traffic, which is anticipated to travel east-west and ease the traffic volume
densities from east to west. This transition of uses to increase due to The Battery Atlanta and Jonquil, on Spring Road. The provision of walkable
and densities helps preserve Smyrna’s character, by providing alternative transportation routes and block sizes facilitates a more pedestrian/cyclist
while complimenting the mix of uses at The Battery means. friendly environment. More detail, including
Atlanta and Jonquil. street sections can be found in Section 4.6
1. Road Network Transportation.
Key to facilitating the redevelopments proposed is
the strategic and timely implementation of public The first step in facilitating the proposed
infrastructure improvements. In cities throughout developments is to create an efficient road
the world, key infrastructure projects that create network. This has the potential, especially near

8800

Major Infrastructure Initiatives: The Base Line

The Battery Atlanta

The Base Line

Figure 4.2b: Fifth Street Bridge, Georgia Tech Cobb
PorvoeproCseodbbbrPidagrekway Galleria
BrcidognoesvteururncdI-te2ior8n5
Cumberland
Mall

ExistBirnigdgPeedestrian

Recommendations
ExistBinrgidPgeedestrian
Figure 4.2d: The Base Line 81
Figure 4.2c: Existing and Proposed Bridges in Study *Note: Graphics included in this LCI report are conceptual. Implementation will require additional study and
Area, prior to this Study
detailed design.

CITY OF SMYRNA

SPRING ROAD CORRIDOR LCI

2. The Base Line 3. Baseball Boulevard Figure 4.2e: The Baseball Boulevard - example
of a bike boulevard
Building on existing and under-construction The Baseball Boulevard provides a new street
bridge projects, the “Base Line” creates a network that will help alleviate traffic on Spring
seamless pedestrian/bicycle connection and Road, connect Smyrna neighborhoods to the
potentially a transit loop that provides a Smyrna Plaza and to The Battery Atlanta and
grade separated bridge and plaza system that incorporates a new block structure that creates
connects The Battery Atlanta, the Galleria more potential value for redevelopment.
Centre Convention Complex, Cumberland
Mall, redevelopment areas on both the south This proposal recommends expanding Jonquil
side of Spring Road and on the north side of Park to the east, to accommodate more
Spring Road (The Smyrna Plaza and The South activities. This would include, but not be limited
Spring). This grade separated loop provides to, a new multi-use community center.
safe access for pedestrians/cyclist/shuttles by
bridging over five major auto corridors, twice The Baseball Boulevard is envisioned to be
over I-285, twice over Cobb Parkway and once a multi-modal boulevard, providing ample
over Spring Road. sidewalks for pedestrians, a bike boulevard for
cyclists and greenspace/pocket parks along the
Like the Atlanta BeltLine and the High Line way for community use and beauty.
in New York, the Base Line has the potential
to spur redevelopment as it creates much Land uses along this corridor include medium
needed grade separated connectivity. It is density residential and retail/neighborhood
recommended that the Base Line be designed to services at major intersections as appropriate.
bring beauty, creativity and interest to the area.
It is envisioned to be similar to the 5th Street More information on the boulevard can be
Bridge - a project at Georgia Tech that connects found in Section 4.6, Transportation. More
the Tech campus with the Centergy Center information on development concepts can be
Complex over the Downtown Connector - or found in Section 4.3, Major Development.
the High Line redevelopment in New York City.
Recommendations
More information on this concept is provided in
Section 4.6, Transportation.

8822

Major Infrastructure Moves: Braves Boulevard

Jonquil
Park

The Braves Boulevard

Recommendations

Figure 4.2f: The Braves Boulevard 83

CITY OF SMYRNA

SPRING ROAD CORRIDOR LCI

4.3 Major Development Concepts The Baseball Boulevard intersects this A1: The Smyrna Plaza
development to the west, providing access

Following are the proposed concepts for between the Plaza and Jonquil Park for A2: The South Spring
redevelopment in the study area, as identified in surrounding neighborhoods and visitors. Development
section 4.1.
High density residential is proposed to the

A1: The Smyrna Plaza west and north sides of the Plaza. Office and
hotel uses are situated on the Plaza facing Cobb
The Smyrna Plaza is bounded by Cumberland
Parkway and Spring Road thus providing better
Boulevard SE on the northwest, Cobb Parkway
visibility and exposure.
on the east and Spring Road on the south.

The majority of the site is occupied by Nalley- Implementation Strategies:
Lexus and is utilized for service facility, display
showrooms and parking for car inventory and Land Use and Zoning:
customers. The balance of the aforementioned
area is occupied by various retail uses and a L2: Consider amendments to the Future Land
Use Map as described in Section 4.4.

Marriott Residence Inn. L3: Consider updates to the Corridor Design

The Smyrna Plaza concept proposes high density District Overlay as described in Section 4.4.

mixed use development as shown in Figure L4: Consider updates to Mixed Use Zoning as Figure 4.3a: The Smyrna Plaza and South Spring
4.3c. The concept includes a mix of “stacked” described in Section 4.4. *Note: Conceptual Renderings
big box retail, commercial, office, residential
and a centralized community gathering space Economic Development Offices
- the Plaza. A multi-level parking deck will lie
E1: The creation of a Special Use District in Big Box Stores

below the plaza and be surrounded by retail, the area should be considered. This District High Density Residential
office and residential uses. This development would allow the City to invest in significant

will connect across Cobb Parkway via the Base infrastructure for the sites and adjacent roads Hotel
Line to The Battery Atlanta and provide uses in exchange for higher development intensities

complimentary to those found in The Battery and greater development flexibility.

Recommendations Atlanta. The Base Line will also connect the E2: Consider the creation of a Community
proposed Plaza over Spring Road, linking it to Improvement District in the area, whereby
proposed redevelopment areas on the south infrastructure investments in support of private
side of Spring Road (refer to Figure 4.3a, South development and investment can be planned,
Spring Development). financed and undertaken.

The Spring Road side of the property is E3: Pursue grants to help offset up-front Spring Rd. Cobb Parkway
envisioned to have a slip road that will help infrastructure development costs, focusing on
provide convenient parking for retailers on underground utilities, streetscape improvements Figure 4.3b: The Smyrna Plaza Development
the ground floor. The corner of Cobb Parkway and parking for key redevelopment sites in the *Note: Conceptual Renderings
and Spring Road is proposed to house big area.
box retailers, stacked for three floors, and
8844 surrounding and screening the parking deck.

The Smyrna Plaza and The South Spring

Hotel “Base Line”
Community Plaza
High Density Offices
Residential Offices
Big Box Retail
below Office

Community Square Recommendations
Transit Station

Figure 4.3c: Proposed Smyrna Plaza and South Spring Development 85
Refer Figure 4.1a

CITY OF SMYRNA

SPRING ROAD CORRIDOR LCI

A2: The South Spring Implementation and Funding Strategies: A3: Baseball Boulevard

The South Spring will complement surrounding Land Use and Zoning

development with uses such as office, high L2: Consider updates to the Future
density residential and local retail/services. Development map for the City based on the
Office is envisioned to front Cobb Parkway and Proposed Future Development Map provided
I-285 for better visibility and exposure. in section 4.4 of this report.

With accessibility to Cobb Parkway, Cumberland L3: Consider updates to the Corridor Design Figure 4.3d: Connection to the Jonquil Park and
Boulevard and I-285, this area should also District Overlay as described in Section 4.4 of Smyrna Plaza *Note: Conceptual Renderings
be considered as a potential site for a transit this report.
transfer station, accommodating local and
regional buses, including a potential transit line L4: Consider updates to Mixed Use Zoning, as
and station. The current bus transfer station described in Section 4.4.
is currently located on Cumberland Boulevard
Economic Development
adjacent to Cumberland Mall, less than a half
mile to the south of the proposed location. E1: Consider the creation of a Special Use parking requirements for the apartments within
District in the area, allowing the City to invest in TOD.
Development is recommended to follow transit significant infrastructure for the sites and adjacent
oriented development (TOD) guidelines, high roads in exchange for higher development A3: The Baseball Boulevard Area

density and mixed use. A parking deck is intensities and greater development flexibility The Baseball Boulevard redevelopment
incorporated in the center of the site, which and/or other development incentives. area focuses on medium density residential
could be shared between all uses and the fronting the new Boulevard. Neighborhood
transfer station. E2: Consider the creation of a Community oriented retail and services could occur at key
Improvement District in the area, whereby intersections and along Spring Road. On the
The conceptual design proposes a community infrastructure investments in support of private west end of the Boulevard is the expanded
plaza/square to break the density and create an development and investment can be planned, Jonquil Park. The proposed park allows for
open public gathering space. financed and undertaken.

Recommendations The Base Line runs through the development, E3: Pursue infrastructure grants to help offset the inclusion of a multi-use community or civic
connecting office, housing and retail users to a up-front development costs, particularly for building. Residential is envisioned to be a mix
parking deck and to other nearby area amenities underground utilities and parking for key of attached and detached units, combined with
(i.e. The Battery Atlanta/SunTrust Park and redevelopment sites in the area. other medium density housing, such as cottages
Cumberland Mall) which, in turn connects to the or small apartments/condos.
proposed Smyrna Plaza mixed-use development E6: Consider the development of a parking
area. structure near the proposed location of the Implementation Strategies:
transit transfer hub, that could accommodate
Additionally, a new road parallel to the I-285 commuter transit parking, as well as, apartment Land Use and Zoning

ramp serves the eastern and southern sides and retail parking. This redevelopment area L2: Consider updates to the Future
of the site, creating more potential sites for should be developed in a Transit-Oriented- Development map for the City based on the
redevelopment. Development concept. Consider reducing Proposed Future Development Map provided

in section 4.4 of this report.

8866

The Baseball Boulevard

Water Retention Facility Pocket Parks Townhomes

Jonquil Park Baseball Boulevard
(Extended)

Civic building

Recommendations

Figure 4.3e: Proposed Baseball Boulevard Area Development 87
Refer Figure 4.1a

CITY OF SMYRNA

SPRING ROAD CORRIDOR LCI

L4: Consider updates to Mixed Use Zoning, per Corridor Design District Overlay to provide for A4: Sports Avenue Development
Section 4.4. a mix of incomes and multi-generational access
to housing on this corridor.
L5: Develop Design Standard/Guidelines for
the Spring Road Corridor, including streetscape H4: Consider allowance of smaller lot sizes,
standards, setbacks etc. Align guidelines with smaller minimum building footprints and
recommendations as found within this report. accessory dwelling units to allow for a diversity
of housing times that can meet the increasing
L6: Consider including greenspace land values in the area.
recommendations within the Spring Road

Corridor Design Standards and/or Corridor A3: Sports Avenue Figure 4.3f: Sports Avenue Development
Overlay. Suggested guidelines for new (re)
*Note: Conceptual Renderings
development to include a ratio of 10 acres per The Sports Avenue redevelopment area/node
1,000 residents and allowing of a variety of park will consist predominantly of medium density standards, block sizes, setbacks etc. Align
sizes. housing with neighborhood oriented retail Guidelines with recommendations as found in
fronting Spring Road. The housing types in this the report.
Economic Development area would vary from attached to detached
townhomes, to cottages and accessory dwelling Economic Development
E4: Pursue green SPLOST (Special Purpose units. A more walkable grid with houses fronting
Local Option Sales Tax) to identify funds for the street and hidden parking plaza will create a E4: Pursue green SPLOST (Special Purpose
urban open greenspace that could act as an more walkable character, similar to that which Local Option Sales Tax) to identify funds for
anchor for future key redevelopment sites and is found in other neighborhoods throughout urban open greenspace that could act as an
connect these sites to other nearby parks and Smyrna, (i.e. Smyrna Market Village and anchor for future key redevelopment sites.
trail systems. Belmont). A mid scale boutique hotel should also These sites should be connected to other
be a considered, due to it’s proximity to The nearby parks and trail systems.
E5: Pursue green SPLOST (Special Purpose Battery Atlanta, new proposed development at
Local Option Sales Tax) to improve and the Smyrna Plaza and South Spring and I-285. E5: Pursue green SPLOST (Special Purpose
potentially expand Jonquil Park, providing for a Local Option Sales Tax) to improve and
green anchor for redevelopment. potentially expand Jonquil Park, providing for a

Recommendations E7: To attract (re)development, consider Implementation Strategies: green anchor for redevelopment.
strategies stated in the report to beautify Spring Land Use and Zoning
Road Corridor. E7: To attract (re)development, consider
strategies stated in the report to beautify Spring
Housing Projects/Initiatives
L2: Consider updates to the Future Road Corridor.

H2: Consider inclusionary zoning as set forth Development map for the City based on the Housing Projects/Initiatives
in the 2017 Comprehensive Plan Update. Proposed Future Development Map provided
Inclusionary zoning or housing requires a given in section 4.4 of this report. H2: Consider inclusionary zoning as set forth
share of new construction to be workforce in the 2017 Comprehensive Plan Update.
housing. L3: Consider updates to the Corridor Design Inclusionary zoning or housing requires a given
District Overlay according to section 4.4. share of new construction to be workforce

H3: Establish a required mix of unit sizes in L5: Develop Design Standards/Guidelines for housing.

the new multi-family developments, within the the Spring Road Corridor, including streetscape

8888

Retail Sports Avenue Redevelopment Recommendations

Attached Figure 4.3g: Proposed Sports Avenue Redevelopment 89
Townhomes
Accessory Units

Detached
Townhomes

CITY OF SMYRNA

SPRING ROAD CORRIDOR LCI

Recommendations H3: Establish a required mix of unit sizes in Implementation Strategies: A5: Arts District
the new multi-family developments, within the
Corridor Design District Overlay to provide for Land Use and Zoning Figure 4.3h: Arts District of Smyrna
a mix of incomes and multi-generational access *Note: Conceptual Renderings
to housing on this corridor. L2: Consider updates to the Future
Development map for the City based on the E7: To attract (re)development, consider
H4: Consider allowance of smaller lot sizes and Proposed Future Development Map provided strategies stated in the report to beautify Spring
smaller minimum building footprints. Consider in section 4.4 of this report. Road Corridor.
allowing accessory dwelling units to allow for a Housing Projects/Initiatives
diversity of housing types that can accommodate L3: Consider updates to the Corridor Design H3: Establish a required mix of unit sizes in
the increasing land values in the area. District Overlay according to section 4.4. the new multi-family developments, within the
Corridor Design District Overlay to provide for
A4: The Spring Road Arts District L4: Consider updates to Mixed Use Zoning a mix of incomes and multi-generational access
Category. to housing on this corridor.
The Spring Road Arts District is located at the H4: Consider allowance of smaller lot sizes and
intersection of Spring Road and Spring Street, L5: Develop Design Standards/Guidelines smaller minimum building footprints. Consider
near the existing node that currently houses Rev specifically for the Spring Road Arts District, allowing accessory dwelling units to allow for a
Coffee and Mezza Luna restaurant. including streetscape standards, block diversity of housing types that can accommodate
sizes, setbacks etc. Align Guidelines with the increasing land values in the area.
The proposed concept includes a 1.5-2 acre recommendations as found in the report.
greenspace which will act as an focus for The next section provides the necessary land use,
redevelopment of this node. Other uses should L6: Consider including greenspace overlay and zoning update that will facilitate the
include more local restaurants, art galleries, recommendations within Spring Road Corridor proposals mentioned in this section.
artist studios, housing and community oriented Design Standards and/or Corridor Overlay.
office space. Density and building heights should Suggested guidelines for new (re)development
be medium density to fit into the character of to include a ratio of 10 acres per 1,000 residents,
the surrounding area. allowing a variety of park sizes.

The area is envisioned as becoming more L7: Consider including a requirement to provide
walkable with new buildings being situated additional or enhanced connections to the
closer to the street along the Spring Street Spring Road Trail and/or area trails as part of
frontage. With more artistic users, Spring Street the Spring Road Corridor Design Standards and/
could be temporarily closed to automobile or Corridor Overlay.
traffic during community events, festivals and
art crawls. Economic Development

E4: Pursue green SPLOST (Special Purpose
Local Option Sales Tax) to identify funds for
urban open greenspace that could act as an
anchor future key redevelopment sites. These
sites should be connected to other nearby parks
and trail systems.

9900









Spring Road Corridor Overlay Recommendation

TIER 3 TIER 2 TIER 1

A1
A3 A2

A5
A4

Figure 4.4b: Development Tier Map for CDD
*Note: Graphics included in this LCI report are conceptual. Implementation will require additional study and detailed design.

• Minimum Setbacks and building separations to • Residential density can go up to 40-50 units per General Parking Recommendations Recommendations
be changed as follows: acre in the mixed use category. However, the
Corridor Design District Overlay Tier rules shall Parking: Include additional incentives for shared
• Front - 0 feet supersede the zoning for all the uses in the study parking, such as, guaranteed reduced parking space
area. (720.9.1) requirements and assistance with shared parking
• Rear - 10 feet applications through a Community Improvement
• Minimum floor area of any detached residential District (CID) or local Business Association. For new
• Side - 0 feet dwelling shall be updated to not be less than development, incentives could include an increased
500 square feet. Attached dwelling units, FAR and density bonus.
• Side to side separation - 0 feet condominium units and other multi-family units
to be updated to not be less than an average of Consider reducing parking requirements for multi-
• Side to back separation - 10 feet 500 square feet in area to encourage affordability family and mixed use development within Transit
through unit size. (720.9.2) Oriented Development, such as the South Spring
• Back to back separation - 10 feet redevelopment.

• Front to side separation - 20 feet

• Front to Front separation - 20 feet

• Maximum building height will be governed by
the tier plan addition to the Corridor Design
District Overlay proposed in the previous
section. (720.5)

95

CITY OF SMYRNA Landscaped Sidewalks/Trails Examples

RecommendationsSPRING ROAD CORRIDOR LCI

4.5 Spring Road Beautification and
Gateway

Key to redevelopment along Spring Road is
investment in beautification by the City. Unique and
character building elements along the streetscape
are critical to creating a true gateway for Smyrna
along the Spring Road Corridor. This is especially
important for that segment of Spring Road from
Cobb Parkway to Cumberland Boulevard. Elements
to consider include:

1. Landscaped Sidewalks/Trails
Landscaped planting strips and trees not only provide
a beautiful aesthetic, but they also provide shade,
which serves to enhance the walkability of the area.

2. Landscaped Medians
Plantings and trees that provide a unique character
for Spring Road. Jonquil flowers should be strongly
considered as Smyrna is the Jonquil City. Unique
and visible crossings at intersections should be
incorporated into the streetscapes to enhance
walkability/bikability, while developing character.

3. Public Art
Public art should be incorporated along the
corridor, particularly at and around the Spring Road
Arts District. Art may include, but not limited to
painted utility boxes and posts, creative crosswalks,
sculpture, murals and creative lighting.

4. Signage
Gateway signage should be unique to the area,
showcasing Smyrna’ s unique character and identity.
Consider monument and wayfinding signage, bridge
signage and light post signs/flags/banners.

9966

Landscaped Median Examples Public Art Examples Signage Examples

Recommendations

97

CITY OF SMYRNA

SPRING ROAD CORRIDOR LCI

4.6 Transportation Recommendations With these opportunities in mind, this plan T1: Enhance and strengthen the
presents a vision for Spring Road to function as a corridor’s current multimodal facilities
Multimodal Corridor Vision multimodal corridor, supported through small-scale (Refer Figure 4.6a)
enhancement and repair projects for sidewalks and
The Spring Road Corridor is a uniquely positioned pedestrian crossings, additions and enhancements to The primary recommendations for building on
transportation facility serving the City of Smyrna and the local street network and low-cost investments in current facilities involve small-scale, targeted
Cobb County. It also provides access to the Galleria transit stop facilities to support a broader range of enhancements and repairs to sidewalks and the
area employment and retail district, to the Atlanta transit service than what the corridor offers today. Spring Road Trail. These are illustrated on the map
Road Corridor and to Smyrna Market Village, the on the following page.
This builds on the corridor’s current amenities for
Recommendations City’s downtown area which is the location of many different transportation users—especially the Spring T1.1: This project would widen sidewalks and add
popular retail, entertainment and civic destinations. Road Trail on the north side of Spring Road and the streetscape elements on the south-side Spring Road
The development at The Battery Atlanta and CobbLinc bus service along the corridor. sidewalk, from Mosaic Way to the approximate
SunTrust Park baseball stadium will add to the already location of the alignment of Emory Lane if continued
substantial regional appeal of the Cumberland Guiding Transportation Principles north to Spring Road, a length of approximately
Galleria area and will draw an even broader base 900 feet. This is intended to enhance the walking
of visitors. The proximity of this area to Smyrna’s The LCI study’s extensive public outreach process environment in the Jonquil Drive commercial district
Market Village (approximately three miles) points to identified several key issues, including transportation- and support more short pedestrian trips to and from
the opportunity to attract this regional visitor base related concerns such as improving traffic flow, the surrounding area.
from the SunTrust Park area to downtown Smyrna. increasing walking and bicycling options and
improving safety (especially for pedestrians). The T1.2: This would replace the south side guardrail
At the same time, the Spring Road Corridor study team articulated the four following principles to adjacent to the sidewalk, installed to provide vehicle
connects residential neighborhoods in the City to organize how project and policy recommendations protection leading to the Poplar Creek bridge. The
Cobb County’s largest employment concentration would address these themes. sidewalk in this section is narrow with little buffer
in the Cumberland Galleria area. The short distance from the road; the project would widen the sidewalk
offers opportunities to make this connection for Principle T1: Enhance and strengthen corridor’s and potentially add decorative elements (including
non-driving forms of transportation. As discussed current multimodal facilities. lighting) to the guardrail.
in the Existing Conditions section of this report,
Spring Road functions as a thoroughfare connecting Principle T2: Provide key street network additions T1.3: On the south side of Spring Road around
much of central Smyrna and points further west in the eastern potion of the Gateway. Argyle Elementary School, this project would repair
to the Cumberland Galleria area and will continue portions of the sidewalk and enhance lighting,
to carry high volumes of peak-period traffic. The Principle T3: Connect the Gateway to The Battery especially through the extent of the street with
City’s recent efforts to upgrade traffic control along Atlanta and other Cumberland-area locations and heavy tree canopy. The area along the Spring Road
the corridor—installing an adaptive signal timing destinations. Frontage (ROW) is in the city.
system that is coordinated with Cobb County’s
Traffic Management Center and its larger county Principle T4: Establish strategic locations to better
support transit service.

wide system of signal coordination—will result These are discussed in more detail in the following
in improved traffic flow during these peak traffic sections, with specific information on project and
periods. However, this does not mean that efforts policy recommendations.

to manage vehicle travel demand should not also be

9988 considered.