Peachtree Creek Greenway Master Plan
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DRAFT FOR REVIEW Report | July 2016 Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
Heath & Lineback Engineers, 2016
2390 Canton Rd #200, Marie a, GA 30066 www.heath-lineback.com T: (770) 424-1668 This document has been prepared by Heath & Lineback Engineers, Inc. in a strategic partnership with: • •
Perez Planning + Design, LLC Barth Associates
Reproduc on or distribu on of this document and its contents is prohibited without the approval of the City of Brookhaven
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Client(s): City of Brookhaven Client Contact: Richard Meehan Project Manager: Mark Holmberg, P.E. Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
Acknowledgments City of Brookhaven City Council John Arthur Ernst Jr. - Mayor Linley Jones - District One John Park - District Two Bates Ma son - District Three Joe Gebbia - District Four City of Brookhaven Administra on Chris an Sigman - City Manager City of Brookhaven Staff Richard J. Meehan, P.E. Project Stakeholder Commi ee Michael Diaz Ryan Barksdale Betsy Eggers Katherine Moore Bob O o Robbie Pa erson J.P. Staples Denise Starling Peggy Wi Heath & Lineback Engineers, Inc. John Heath, P.E - President | Principal Mark Holmberg, P.E. - Vice President | Project Manager Patrick Peters, P.E. - Project Engineer Perez Planning + Design, LLC Carlos F. Perez, PLA - President | Urban Designer Allison Bus n - Project Planner
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Barth Associates David L. Barth, PhD, PLA, AICP, CPRP
Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
Table of Contents 7
Sec on 1: Exis ng Condi ons Analysis 8
1.1 Project Impetus and Purpose
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1.2 Project Process and Approach
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1.3 Corridor Overview
10 1.4 Project Poten al 11 1.5 Review of Previously Completed Plans 15 1.6 Corridor Evalua on 33 1.7 Exis ng Condi ons Analysis Summary
34 Sec on 2: Proposed Greenway Master Plan 36 2.1 Guiding Principles and Objec ves 37 2.2 Preliminary Framework Plan 44 2.3 Final Greenway Master Plan
62 Sec on 3: Implementa on Plan 64 3.1 Implementa on Plan 64 3.2 Cost Es mate 68 3.3 Funding Sources 70 3.4 Ac on Plan 72
Appendix
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Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Exis ng Condi ons Analysis
DRAFT
The Peachtree Creek Greenway Master Plan coalesces the desires of Brookhaven residents, City and DeKalb County officials, local businesses and non-profits to realize the development of a mul -purpose linear park along the North Fork of Peachtree Creek. The Peachtree Greenway Master Plan lays out the proposed details of the 2.7 mile linear park – envisioned to feature a series of trails including nature trails, paved mul -purpose paved trails, and paved promenade trails near the revitalized corridor do ed with residences, offices, restaurants, bike rental stands, coffee shops and picnic areas - the plan suggests alignment, ameni es, design specifica ons and implementa on strategy. In the tradi on of the mul tude of similar linear parks being built around the country, the Peachtree Creek Greenway will cater to and enrich not only its immediate community of Brookhaven, but eventually areas beyond as part of a larger network of mul -use trails, tying into the BeltLine and PATH400 developments among others.
as the Peachtree Creek Greenway, Inc. (PCG) established and spearheaded by resident Betsy Eggers in the fall of 2013, gave the idea further momentum. The grassroots effort led by the PCG brought the City of Brookhaven and the PATH Founda on together to share in the vision of expanding opportuni es for walking, cycling and paddling along the Peachtree Creek to Brookhaven’s residents, and successfully lobbied for the greenway’s inclusion in the City’s 2014 Comprehensive Plan. The development of the Peachtree Creek Greenway Master Plan is likewise a product of the partnership forged between PCG and the City.
trail neighbors, interest residents, and focus groups as well as public mee ngs. Addi onally the project included a Stakeholder Commi ee comprised of a diverse group of interested and vested residents and property owners that guided the consultant team through the study process. Based on the public engagement findings, the sec on then describes a proposed greenway master plan for corridor. The master plan includes exis ng and proposed plans, sec ons, and perspec ve that illustrate the proposed vision for the corridor as well
as the poten al impact the trail can have on the redevelopment of the area. 3. Implementa on Strategy. Based on the Concept Plan, the consultant team developed an implementa on plan for the Peachtree Creek Greenway that establishes a cost es mate for the project and iden fies phases of implementa on, poten al sources of funding, and proposes an ac on plan for the project.
1.2 Project Process and Approach The Peachtree Creek Greenway Master Plan was developed in three phases:
1. Exis ng Condi ons Analysis: The consultant team of Heath & Lineback Engineers, Inc. and Perez Planning + Design, LLC worked with the City of Brookhaven to develop an understanding of the exis ng condi ons and characteriza on of the corridor.
This sec on begins with an overview of the poten al mul ple economic, environmental, and social benefits the project can achieve. The sec on then provides a review of previously completed plans and an analysis of various corridor aspects including the corridor se ng informed by various site visits, eleva on and natural terrain, topography, water quality and flood plain, vegeta on, urban design framework, traffic, and land assembly. The sec on ends with a summary
It was not un l late 2012, soon a er Brookhaven became a city, that the idea for the greenway began to take shape when District 4 Councilman Joe Gebbia began discussing his vision for Brookhaven’s own segment of the bigger park as a recrea on and business amenity. The nonprofit organiza on North Fork Connectors, now known
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2. Proposed Greenway Master Plan . The sec on begins with a summary of the public engagement findings obtained through the planning process that included ideas, concerns, issues, and opportuni es from City of Brookhaven elected officials, residents, and property owners. Public engagement techniques for the project included one-on-one interviews with elected officials,
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The Peachtree Creek Greenway is the City of Brookhaven’s sec on of the larger proposed Peachtree Creek Greenway, envisioned itself to link to the wider Atlanta trail system. The concept for the 12.3 mile stretch, proposed to run from Mercer University in unincorporated DeKalb County to near the new PATH400 trail in Atlanta’s Buckhead neighborhood, was first published by the PATH Founda on in DeKalb’s Greenway Trails: A Master Plan for Mul -Use Trails in DeKalb County, GA (2000).
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1.1 Project Impetus and Purpose
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1.3 Corridor Overview Creek. The 2.7 mile-Peachtree Creek Greenway is located along the North Fork within the City of Brookhaven, approximately one mile within the Century Center office complex. Beyond the Peachtree Creek Greenway, the park will con nue southwest into Fulton County to connect with the Beltline, located approximately 1.5 miles away.
As noted by PCG, the greenway will be the first significant in-town park along a waterway where commercial zonings already exist, making it primed for restaurants and mixed use development.
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The wide waterway known as Peachtree Creek has both North and South Forks. The proposed linear park along the 12.3 mile-North Fork of Peachtree Creek begins outside of I-285 near Mercer University and generally follows I-85 un l its intersec on with GA 400, where it converges with the South Fork and becomes Peachtree
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Figure 1.3a - Study Area
Although not readily apparent, the Peachtree Creek within the City of Brookhaven also has much to offer as a natural amenity. Today, it is a neglected waterway. Aging suburban strip center development backs onto its banks. Damaged by erosion, strewn with li er, overgrown with invasive species and virtually inaccessible, the creek
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Ini al exploratory trips down the creek made by PCG reveal its value in terms of history, wildlife, green space, transporta on and adventure for the community. While the vision for the Peachtree Creek Greenway is similar to that of the BeltLine, the opportunity for people to connect to nature and water along the corridor makes it
Greenway Master Plan
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HPPS characteris cs, generated from the criteria listed in Figure 1.4a, have been integrated into the Peachtree Creek Greenway Master Plan. Some examples of its func on as a HPPS are: •
par cularly unique.
1.4 Project Poten al
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examples include: •
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The Silver Comet Trail, genera ng $461 million in economic impact per year, including a combined $57 million in recrea on and tourism spending and $182 million in property value increases. For every $1 spent on the Silver Comet Trail expansion, Georgians gain $4.64 in direct and indirect economic benefits. (Source: Northwest Georgia Regional Commission, 2013)
Figure 1.4a - High Performance Public Space Criteria
Economic Criteria
Environmental Criteria
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Business is primed to flourish along points of the greenway as investors seek to be close to and capitalize on the revitalized corridor.
The space creates meaningful and desirable employment.
The space improves water quality of both surface and ground water.
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The space indirectly creates or • sustains good, living wage jobs.
The space serves as a net carbon sink.
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Water and environmental quality is set to be improved as funding for the reclama on of the creek is secured.
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The space sustains or increases • property values.
The space enhances, preserves, promotes, or contributes to • biological diversity.
Links from the corridor to local schools, exis ng parks and playgrounds and other cultural ins tu ons such as libraries and places of worship are proposed, facilita ng walking and biking as a means to reach commonly frequented ameni es.
As the greenway is developed, these criteria can be revisited to confirm or improve upon the benefits being offered.
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The space creates and facilitates revenue- genera ng opportuni es for the public and/or the private sectors.
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The space catalyzes infill development and/or the reuse of obsolete or under-used buildings or spaces.
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The space a racts new residents.
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The space a racts new businesses.
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The space generates increased business and tax revenues.
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The space op mizes opera ons and maintenance costs (compared to other similar spaces).
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The space uses energy, water, and material resources efficiently.
The space improves the neighborhood.
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The space improves social and physical mobility through mul modal connec vity – auto, transit, bike, pedestrian. The space encourages the health and fitness of residents and visitors.
Hardscape materials are selected based on longevity of service, social/ cultural/ • historical sustainability, regional availability, low carbon footprint and/or other related criteria. The space provides opportuni es to enhance environmental awareness and knowledge. The space serves as an interconnected node within larger scale ecological corridors and natural habitat.
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The space provides relief from urban conges on and stressors such as social confronta on, noise pollu on, and air pollu on. The space provides places for formal and informal social gathering, art, performances, and community or civic events.
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The space provides opportuni es for individual, group, passive and ac ve recrea on
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The space facilitates shared experiences among different groups of people.
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The space a racts diverse popula ons.
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The space promotes crea ve and construc ve social interac on.
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1 Barth and Carr, Using a Delphi Method to Develop Criteria for High Performance Public Spaces that Contribute to Community Sustainability, 2014
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The investment in parks such as the Peachtree Creek Greenway can and should have benefits beyond casual recrea on. A body of research1 suggests parks and other aspects of the public realm can be developed as High Performance Public Spaces (HPPS), genera ng economic, environmental and social sustainability benefits for their local community. In addi on to benefits commonly linked to parks and trails, such as increased access and mobility (thereby reducing air pollu on and improving air quality through decreased reliance on personal cars), offering opportuni es for healthier lifestyles and habitat conserva on and improvement, the economics of the development of greenways can be impressive. Local
The Atlanta Beltline/Eastside Trail, with $775 million in private real estate development within ½ mile of the Eastside Trail. (Source: Atlanta Beltline, Inc., 2013)
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has been forgo en for many years, and its water quality has suffered for it. However, the City, PCG and other advocates for the space see its poten al as a “jewel in the rough.”
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DeKalb’s Greenway Trails: A Master Plan for Mul -Use Trails in DeKalb County, Georgia, (2000)
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City of Brookhaven Comprehensive Plan 2034, (2014)
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City of Brookhaven Comprehensive Transporta on Plan, (2014)
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City of Brookhaven Comprehensive Parks and Recrea on Master Plan (2014) Buford Highway Improvement Plan and Economic Development Strategy (2014)
The City of Brookhaven’s Comprehensive Plan is comprised of various topical chapters that guide the growth and development of the City. Following are findings from specific chapters found to be relevant to the Peachtree Creek Greenway Master Plan.
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Brookhaven’s popula on is rela vely well-educated. 58% of the city’s adults over the age of 25 hold a Bachelor’s degree (compared to 34.9% in the Atlanta metro area and 27.8% statewide).
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Linked to educa on is household income. It follows that over a third of all households (34.5%) had incomes over $100,000 in 2012, compared to one quarter of Atlanta households and 20% of households statewide. However, 20.2% of households in Brookhaven were making under $25,000 a year, on par with the metro Atlanta average.
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Brookhaven residents appear to have shorter commutes than most Atlantans, with only 37.6% spending more than 30 minutes traveling to work, compared to 48.3% of metro Atlanta workers. More Brookhaven residents (10.9%) use public transporta on to get to work (as compared to 3.2% in Atlanta), likely due in part to Brookhaven’s MARTA access.
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The Comprehensive Plan reports the following in terms of Brookhaven’s demographic profile:
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Brookhaven’s popula on in 2012 was 48,583.
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The city has a high propor on of young singles and young families without children – the average household size is 2.3, compared to metro Atlanta’s average of 2.74 and a state average of 2.7. Those who can be characterized as “young professionals” – aged 25 to 34 – make up 25.8% of the popula on, compara vely more than Atlanta can claim (14.5%) or the state (13.7%). Older residents, nearing re rement (aged 55 to 64) comprise 14.5% of the popula on. Children aged 0-17 make up 19.6% of the popula on, compared to 26.3% in the metro area and 25.6% statewide.
The document states that the por on of the trail adjacent to the creek must be designed to withstand periods of flooding, which will entail higher maintenance costs due to clean ups necessary a er high water events. Addi onal obstacles to implementa on are listed as environmental concerns, adjacent property owners and high cost.
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Brookhaven is less diverse than the Atlanta metro area and state, with 57.6% of residents being nonHispanic White (compared to 50.8% in the metro area and 55.8% statewide). Approximately 11.5% of the popula on is Black (compared to 32.4% and 30.6% in the Atlanta area and state, respec vely). Brookhaven has a propor onally larger Asian popula on, however (5% versus 4.9% in Atlanta and 3.3 % in the state), as well as a propor onally larger Hispanic popula on (24.5% in Brookhaven versus 10.3% in Atlanta and 8.8% statewide).
Parks + RecreaƟon The city’s 14 parks, largely located in the northern half of the city, are operated by its Parks and Recrea on Department. While the Comprehensive Plan primarily defers to the separate Parks and Recrea on Plan for a descrip on of exis ng condi ons and future needs (see below for summary), it does list one priority parks-related goal to be pursued by the City within the plan’s 20-year horizon which speaks directly to the aim of this Master Plan: the need to leverage the city’s creek system for greater access by the community, while protecƟng its longterm health and viability.
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Following are relevant findings from these documents.
The vision for the 12.3 mile-North Fork Peachtree Creek Trail, intended to link the Atlanta trail system to Mercer University, Doraville and the Henderson Mill area, takes advantage of sewer line easements within the banks of the North Fork of Peachtree Creek as well as an overhead power line right-of-way paralleling the creek on the north side of I-85 for the trail’s primary alignment. The trail is envisioned to offer respite from the surrounding densely developed urban area - “a cool, peaceful retreat from busy streets and automobiles” (21). No ng that the trail would provide long, interrupted rides for bicyclists, the report recognizes the trail’s poten al to “tunnel commuters into Atlanta and DeKalb employment centers” (22).
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City of Brookhaven Comprehensive Plan 2034 (Jacobs, 2014)
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The Peachtree Creek Greenway Master Plan builds off of a number of previous planning efforts. To provide a founda on for comple ng the plan, the following documents were reviewed:
DeKalb’s Greenway Trails: A Master Plan for Mul -Use Trails in DeKalb County, Georgia (PATH Founda on, January 2000)
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1.5 Review of Previously Completed Plans
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TransportaƟon
Few transporta on alterna ves exist for recrea onal users. As echoed in other sec ons of the Comprehensive Plan, there is a desire and need for more op ons. For informa on regarding traffic, see the Corridor Evalua on sec on below. Land Use + Future Land Use
While Brookhaven is comprised primarily of single-family residen al land use (represen ng 59.3% of the total land area), apartment complexes predominate the Buford Highway corridor adjacent to the proposed Peachtree Creek Greenway. Buford Highway is also one of the city’s main retail corridors. The Comprehensive Plan recognizes significant redevelopment poten al there, pinpoin ng several parcels along the corridor as priority redevelopment sites.
City of Brookhaven Comprehensive Parks and Recrea on Master Plan 2014 (Lose & Associates, Inc., 2014)
The City of Brookhaven’s Comprehensive Transporta on Plan was reviewed within the purview of bikeways and trail guidance. Few trails currently exist in the City of Brookhaven. However, the CTP states that the community has expressed a great deal of interest on developing new and improved facili es for pedestrians and cyclists. The need is especially acute for residents living in affordable, mul -family housing units, many of whom do not own cars and are transit-dependent.
The City of Brookhaven Parks and Recrea on Master Plan highlights concerns and desires of community members garnered from staff interviews, ci zen workshops, a ci zen survey and open house conducted April through June 2014. A top need iden fied is the provision of more paved trails for running, walking and biking throughout the city. A recommenda on therefore follows to create a greenway system in both north-south and east-west direc ons to connect to local neighborhoods and parks as well as regional trail systems. The safety of users was described as a priority going forward with the development of such trails and greenways, recommending careful design of intersec ons and grade separa on where possible, and the allowance of 14 feet for paths to allow for the easy flow of mul ple kinds of users. The importance of conserva on was also touched on, and the removal of invasive species when present is recommended as is the crea on of green density bonuses within the land use code to encourage crea on of public open space.
The development of the Peachtree Creek Greenway would address several needs related to land use iden fied in the plan. One such need is to further Brookhaven as a walkable and bikeable community in an effort to help preserve quality of life as well as curb traffic conges on as the city grows. Another need is to further health and exercise in the community through suppor ve infrastructure and design. The plan discusses the importance of ensuring access to park space within reasonable distances of residen al areas to help accomplish this goal, as well as crea ng means for increased walking and biking as a viable alterna ve for short trips. Finally, the plan iden fies the need for more mixed-use development in appropriate loca ons – including the Buford Highway Corridor - to encourage the con nuing development of a live-work-play community. The construc on of suppor ve green infrastructure like the Peachtree Creek Greenway would play a role in accomplishing this goal in the area.
Due to the strong desire among Brookhaven’s residents to augment its walking, biking and trail opportuni es, the development of a detailed Citywide Ac ve Transporta on Plan is recommended as a high priority. Traffic informa on, also discussed in the CTP, is described below in the Corridor Evalua ons sec on.
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The Comprehensive Plan discusses both broad land use policies, trends and goals as well as specific condi ons and recommenda ons for the city’s 13 different Character
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Areas (such as the Buford Highway Corridor, which contains North Fork Peachtree Creek). The descrip on below focuses on the former, while the la er is addressed in the Corridor Evalua on sec on below.
City of Brookhaven Comprehensive Transporta on Plan (Gresham, Smith and Partners, September 2014)
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While 82% of Brookhaven’s roads are local roads (designed to provide access to homes, schools and other community facili es with li le or no through-traffic), Peachtree Creek Greenway is sandwiched between Buford Highway (a major arterial, with higher posted speeds and limited access to adjacent land uses, serving the city as well as the region) and I-85, posing connec on and access challenges. Another major arterial, Clairmont Road, further complicates access, clipping the northern por on of the North Fork of Peachtree Creek. Two minor arterials (serving through-traffic and also with rela vely high posted speeds and limited access to adjacent land uses) – North Druid Hills Road and Briarwood Road – also cross the creek and proposed greenway. Bus service does dot these major roadways, however, allowing people from other parts of Brookhaven as well as Atlanta access to the area if desired.
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Peachtree Creek (as well as Nancy Creek) is iden fied as one of the city’s most cherished natural resources. The Comprehensive Plan states that it should be made more accessible via trails, while also ensuring its health is improved and sustained through the imposi on of necessary protec ons.
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Figure 1.5a - Buford Highway Improvement Plan and Economic Development Strategy Framework
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Buford Highway Improvement Plan and Economic Development Strategy (The Jaeger Company, 2014)
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Relevance of Previously Completed Plans to Peachtree Creek Greenway Master Plan
The Peachtree Creek Greenway would provide cri cal connec vity between redevelopment parcels proposed in the report. The report states that where ownership issues and/or environmental constraints might make trail construc on difficult, the greenway could be located adjacent to Buford Highway itself. Figure 1.5a shows the greenway loca on in rela on to Buford Highway and the proposed development parcels (including commercial, hotel, residen al, mixed-use residen al and open space) along the route of the trail.
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The PATH vision for the North Fork Peachtree Creek Trail established the ini al framework for the development of the larger trail system, of which Peachtree Creek Greenway is a part. It recognizes the poten al use of sewer line easements and power line rights-of-way for the crea on of the trail.
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Brookhaven’s popula on is rela vely young, single and upwardly mobile. However, the propor on of children is smaller than that of the Atlanta or statewide popula on. Programming for the Peachtree Creek Greenway can be designed to reflect the needs of these popula on groups, bearing in mind changes in its makeup require the need to future-proof plans as well.
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The Comprehensive Plan clearly supports the inten ons of this Master Plan by iden fying the Peachtree Creek as one of the city’s most valued resources, and recommending its protec on as well as the development of a series of trails to access it.
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Major roads, including Buford Highway, Clairmont Road, North Druid Hills Road and Briarwoods Road, hem in and cross the Peachtree Creek, making access to the proposed greenway a challenge. Bus service offered along these major roadways allows residents from Brookhaven and beyond a means to visit the proposed greenway, however.
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The Comprehensive Plan iden fies Buford Highway as ripe for redevelopment, par cularly mixed-use. The plan also iden fies the need for more walking and cycling opportuni es in the city, and reasonable park access to all residents.
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Few trails currently exist in Brookhaven although there is strong community support for their improvement and development. The CTP recommends the development of a detailed Citywide Ac ve Transporta on Plan to help realize this desire.
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The Parks and Recrea on Master Plan iden fies the development of greenways and trails within a larger network of pedestrian and bicycle corridors as a high priority for the city.
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The Buford Highway Redevelopment Plan supports the development of the Peachtree Creek Greenway and details the significant development poten al along the length of the trail. This master plan recognizes and honors the plan’s inten ons to replace affordable housing one-for-one along the corridor and takes into considera on relevant phasing implica ons necessary to relocate people ahead of property demoli on.
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One of the key recommenda ons of the study was to address affordable housing along the corridor amidst these redevelopment opportuni es. The community strongly desires to maintain the housing diversity in the area, and as such, the study proposes to retain one-forone affordable housing wherever older units are being replaced or improved. The phasing of the construc on of this housing is also being considered, with an aim to have replacement affordable housing ready and reloca ons complete before the demoli on of property begins. The Peachtree Creek Greenway Master Plan recognizes these efforts and has been devised within this context.
Based on the review of previously completed plans, following are findings that are relevant to the Peachtree Creek Greenway Master Plan.
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A significant por on of Peachtree Creek Greenway runs roughly parallel to (and at mes crosses) Buford Highway within the Brookhaven city limits, located at various points behind strip shopping centers, mul -family housing and commercial proper es. As such, it also serves as a boundary between this higher-intensity development and single family homes in the Pine Hills neighborhood.
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Corridor Se ng
1.6 Corridor Evalua on • • •
Peachtree Creek is acknowledged as one of Brookhaven’s most undervalued assets. Featuring natural beauty as well as prime redevelopment poten al, it has the poten al to be transformed into a showpiece greenway for not only Brookhaven but the wider Atlanta area as well.
Urban Design Framework Traffic Land Assembly
Following is a descrip on of these aspects.
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Figure 1.6a - Study Area + Site Evalua on
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The Peachtree Creek Greenway, proposed to take advantage of sewer and power line easements along the banks of the creek, spans 2.7 or 2.98 miles, beginning at the intersec on of Jimmy Carter Boulevard and I-85 and ending its convergence with the South Fork of
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Evalua ng the Peachtree Creek began by analyzing various aspects of the corridor. These included: • Corridor Se ng • Topography • Water Quality and Flood Plain • Vegeta on
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Peachtree Creek near the Lindbergh MARTA sta on. When constructed, the trail will take about one hour to walk.
buildings and office complex parking lots back onto the waterway. Vegeta on overgrowth and adjacent buildings o en obscure the creek even when viewed from bridges directly crossing it. The creek passes behind Northeast Plaza and mul -family and commercial developments south of the shopping center; travels under Corporate
Boulevard; under North Druid Hills Road adjacent to the Salva on Army Atlanta Temple Corps; and under Buford Highway itself near West Druid Hills Drive. Several ins tu ons, including the La n American Associa on, Salva on Army and Brookhaven Islamic Center, are located along its path. Untold opportunity exists, however, to
capitalize on the many vacant or underused parcels adjacent to the creek/greenway to exponen ally add to the uses (both ac ve and passive) lining the path. Poten al linkages to nearby ameni es, such as exis ng schools and parks, likewise exist.
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Along the route, the creek passes under Clairmont Road and follows and at mes intersects Buford Highway, where much aging (and some new) strip development, apartment
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Peachtree Creek
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Topography different eleva on range. As illustrated by the graphic, the creek is the lowest point on the corridor and appears to have created an incised condi on in the landscape.
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Access to the greenway created along the banks of the Peachtree Creek will be challenging due to steep slopes which line much of the creek. Figure 1.6b below illustrates the natural terrain and eleva ons of the areas surrounding the Peachtree Creek Greenway. Each color represents a
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Figure 1.6b - Natural Terrain and Eleva on
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erosion and widening, and degrada on of aqua c and riparian habitats. Redeveloping the corridor as a greenway could help address many of these challenges. Trail alignment and trailheads must be though ully located to take advantage of fla er areas to minimize infrastructure
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costs to make the greenway accessible. This variable terrain also lends to opportuni es to capture scenic views along the corridor, however.
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Figure 1.6c illustrates the slopes. In many loca ons, the grade is over 25%, which confirms the incised condi on of the creek. This may suggest a series of challenges along the creek including the poten al undermining of structures, downstream sedimenta on, severe bank
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Figure 1.6c - Slope Study
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Peachtree Creek
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Flood Plain and Water Quality way. This is important to note because fill and structures are prohibited within the flood way unless it can be demonstrated through engineering studies that the fill and structures proposed in the floodway, would not result in any increase to flood levels. Being outside the flood
way but inside the flood plain also has some limita ons. Fill and structures are permi ed within the flood plain provided the floodway surcharge does not exceed 1.0’.
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The incised nature and varied topography of the Peachtree Creek suggest a vola le creek with a varied flood way and flood plain. Figure 1.6d illustrates the Flood Way, 100 Year Storm, and 500 year storm of the creek. Much of the corridor appears to be located within the flood
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Figure 1.6d - Food Way + Flood Plain Analysis
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Figure 1.6e - Water Fluctua ons + Quality Findings
500 year storm flood eleva on
812.0 811.2
High water eleva on
810.5 809.6
Low water level
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It is important to note that this sta on only provides data for the area immediately surrounding the sta on. Water quality and water eleva ons may vary dras cally in other areas of the corridor due to the size of the floodway and flood plain. While poor water quality presents a challenge along the corridor it also presents an opportunity. This project can help improve water quality and wildlife habitat along the corridor through erosion control, stormwater treatment, and li er control.
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As noted in Figure 1.6e, the average water level during this period appeared to be 811.2. The lowest recorded water eleva on during this period was 809.5 and the highest was 812.0. On September 2009, the Atlanta region experienced what many stormwater experts described as a 500 year storm. During this me period, the water level appeared to reach an eleva on of 823.3. This resulted in the flooding of many proper es along the corridor. The USGS data also noted that the stream had high levels of fecal coliform and urban-related runoff/stormwater resul ng in poor water quality.
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While the Peachtree Creek appears to have a varied flood way and flood plain, water level fluctua ons appear to be rela vely consistent. Water levels and water quality were assessed from January 2009 to July 2015 by reviewing the water gauge eleva ons and water quality data of a United States Geological Survey (USGS) sta on located on the Peachtree Creek. The sta on is located just north of the West Druid Hills Drive near the Buford Highway bridge over the Peachtree Creek.
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Average water level
Creek bed eleva on
Impaired stream (poor water quality) due to Fecal Coliform and Urban-Related Runoff/ Stormwater
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Understanding the implica ons of building within the floodplain and floodway will be important for Peachtree Creek Greenway as there are specific limita ons and requirements related to where the trail may be built. For example, building outside the floodplain is the simplest strategy, as it requires no addi onal agency coordina on and no restric ons on construc on materials.
Peachtree Creek
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Figure 1.6f - Floodway and Floodplain Diagram
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Building inside the floodway is prohibited, unless it can be demonstrated that it will not result in any increase to flood levels and if the City is able to obtain a no rise cer fica on from FEMA. There are however, no restric on on construc on materials.
Figure 1.6g - Stream Buffer Diagram
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Stream buffers also carry requirements. Building within the 75 foot DeKalb County stream buffer is permi ed but a Stream Buffer Variance is required from DeKalb County, including a mi ga on plan.
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Building inside the floodplain is permi ed provided the floodway surcharge does not exceed 1.0’ per the Federal Emergency Management Agency (FEMA). There are also no restric ons on construc on materials.
Building inside the 25 foot State buffer is more challenging. A Stream Buffer Variance is required from the Georgia Environmental Protec on Division (GA EPD). A 404 Permit from the United State Army Corps of Engineers (USACE) is also required if stream or wetlands are impacted. Pervious material is “requested” by GA EPD to be used within the 25 foot buffer.
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Vegeta on
natural areas. The development of the greenway presents an opportunity to enhance the natural environment and vegeta on of the corridor through the removal of exo c and invasive plant material as well as the selec ve pruning and removal of dead, dying, and hazardous trees. The
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greenway also presents an opportunity to provide nearby residents and visitors with access to public natural areas that are limited in the surrounding area.
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Vegeta on along the Peachtree Creek is comprised of a mixture of hardwood and evergreen trees and understory plant material such as a variety of oaks trees and pine trees. Much of the corridor has never been managed as
a natural resource and includes overgrown exo c and invasive understory plants that may be detrimental to the overall environmental health of the corridor. Addi onally, the Peachtree Creek and Buford Highway corridor is built out and contains very li le public access to vegetated
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Figure 1.6h - Vegeta on Diagram
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Peachtree Creek
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Urban Design Framework creek and future greenway (by foot, bicycle or car) is more challenging. In such a situa on, loca ng trailheads and parking is difficult as well. Parcels iden fied as having development poten al will have to offer some of these ameni es to address this challenge. With
the development of the greenway, however, comes an opportunity to revisit the design of some of these thoroughfares and advocate for the crea on of complete streets, catering to the needs and safety of pedestrians and cyclists in addi on to the car.
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Peachtree Creek is currently spa ally defined by a handful of very large superblocks, created by major thoroughfares such as I-85, Buford Highway, North Druid Hills Road, Briarwood Road and Clairmont Road. With few smaller, local roads linking these major connectors, access to the
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Figure 1.6i - Urban Framework Diagram
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Traffic Road and Clairmont Road. Typically, roads such as Buford Highway are designed to carry 8,000-12,000 AADT per lane (totaling therefore 48,000-72,000 AADT for all six lanes). Even looking at projec ons for future volumes, the road is not envisioned to be fully u lized: in 2040, only 39,250 AADT is an cipated between the City Limit and
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intersec on appears to have an F LOS with other adjacent intersec ons func oning as a C or worse. This LOS may poten ally worsen as development along the corridor increases. This underscores the importance of exploring alterna ve transporta on op ons along the corridor and enhancing connec vity within the study area as well as to regional roadways and ac vity centers.
F
27,51
D
0
E
211,710
(Average Annual Daily Traffic (AADT))
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Figure 1.6j - Traffic Analysis Diagram
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North Druid Hills Road, and 22,250 AADT between North Druid Hills Road and Clairmont Road (Comprehensive Transporta on Plan, 25). However, traffic intersec ons are showing conges on and less than ideal Level of Service (LOS). For example, as illustrated in Figure 1.6j., 2013 PM Peak LOS on the Buford Highway and Briarwood Road
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Cri cal to the success of the Peacthree Creek Greenway is understanding the vehicular character of the streets surrounding the greenway. Buford Highway is a six-lane road currently only carrying 24,450 average annual daily traffic (AADT) cars between the City Limit and North Druid Hills Road and 22,250 AADT between North Druid Hills
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Overall, the current and projected underperformance of the roadway suggests that the corridor may be able to absorb traffic generated from new, higher density redevelopment schemes being proposed. In certain por ons of the corridor, road diets may be able to be considered, whereby some capacity is appropriated to the development of facili es for pedestrians, bicyclists and poten ally the greenway.
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Land Assembly Figure 1.6k illustrates property ownership of parcels along the Peachtree Creek. 67 parcels exist – belonging to 62 different owners. As mul ple property owners claim parcels along the creek, consolida on of the greenway land is a challenge.
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Figure 1.6k - Property Ownership Diagram
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public access can be nego ated, assembling all needed pieces of land along the en re greenway corridor will likely prove difficult.
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The strategy for the development of the greenway seeks to capitalize on sewer and power line easements which follow and intersect with Peachtree Creek along most of its length, as illustrated in Figure 1.6l. The easements, however, are not public but rather for u li es only. While
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Figure 1.6l - U li es Diagram
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Greenway Master Plan
Briarwood Road lines the creek, a smaller forest parcel further east. A total of 17 single-family homes also back onto the creek along its northern and southern reaches. The Brookhaven Comprehensive Plan describes the City’s vision for the future of the land around the creek, as
described in its proposals for the Buford Highway Corridor Character Area. The corridor is envisioned to become less suburban and auto-oriented and more urban and walkable. As men oned previously, the redevelopment possibili es are significant along the corridor as aging commercial and residen al proper es are recognized
as not maximizing their full real estate value. The plan iden fies 31 under-developed proper es – 27 commercial developments and four apartment complexes - based upon an assessment of redevelopment poten al, development trends, and previous planning efforts (see Figure 1.6n).
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Land along the Peachtree Creek is predominantly commercial, accoun ng for 35 parcels. Mul -family housing (five parcels) and apartments (eight parcels) comprise most of the remaining property along the creek. In addi on, however, some open space currently exists, including a large tract of undeveloped forest near
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Figure 1.6m - Land Use Diagram
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It is acknowledged that this area also currently lacks park space, and supports the vision of crea ng the Peachtree Creek Greenway here, in addi on to other, smaller pocket parks, to provide an amenity for the area’s residents. Future land uses deemed appropriate for this area are listed in Figure 1.6o.
The highest intensity uses should be located between Peachtree Creek and I-85. Use intensity should step down as redevelopment approaches exis ng and proposed lower-intensity residen al areas. Medium-intensity uses, therefore, should be located between Buford Highway and Peachtree Creek, and low-intensity uses to the west of Buford Highway. Recommended residen al densi es and building heights are shown in Figure 1.6q.
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The plan states that large shopping centers in this area are appropriate for mixed-use redevelopment. The plan underscores the need, however, for the City “to balance opportuni es for land use transforma on, redevelopment and economic investment with the desire to preserve and maintain affordable housing op ons and cultural diversity within the city” (Brookhaven Comprehensive Plan, 72).
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Figure 1.6o - Appropriate Proposed Future Land Uses
Office Neighborhood Commercial Mul -Family Residen al Single-Family Residen al Townhomes Ins tu onal Hotel Industrial Mixed-use Parks and Recrea on Retail
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Figure 1.6n - Study Area
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The Comprehensive Plan iden fies two special areas along the corridor, however, which veer from this pa ern: the Druid Hills Ac vity Node and the Briarwood Ac vity Node. The areas, each encompassing a ¼ mile walking radius, are focuses for redevelopment where higher intensity uses than their neighboring parcels will be allowed. The Druid Hills Ac vity Node is envisioned as a
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gateway to Brookhaven. According to the Buford Highway Improvement Plan, a hotel with conference facili es and offices catering to interna onal clientele and Atlanta embassy guests is planned here, as is some new retail and a luxury apartment complex. The plan describes Briarwood Ac vity Node becoming a neighborhood center, featuring the redevelopment of Northeast Plaza (a 442,000
Figure 1.6q - Proposed Corridor Density + Building Heights
High Intensity
Medium Intensity
Low Intensity
Dwelling Units per Acre
100-150
50-100
10-50
Building Heights
10+
5-10
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Figure 1.6p - Proposed Development Intensity Diagram
sq shopping center) into a mixed-use development with a residen al component. A new civic space is also proposed to enliven the area. Should they come to frui on, developments of both ac vity nodes will be adjacent to the Peachtree Creek.
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1.7 Exis ng Condi ons Analysis Summary Informed by the site visits and evalua on of study area data, following is a summary of key findings. The Peachtree Creek is a beau ful scenic corridor with opportuni es for a quality 1 - 4 hour hiking, biking, and nature experiences.
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The creek is “Trail-ready” with various spaces, including sewer line easement that are ready for a trail.
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The Peacthree Creek affords opportuni es for a unique urban promenade, greenway-oriented commercial and mul -family redevelopment while also providing a creek-side mul -purpose trail and creek-site nature trails.
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This Peachtree Creek Master Plan provides an opportunity to help build the Brookhaven brand.
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Through the Peacthree Creek Greenway, the City of Brookhkaven has an opportunity to meet many of the top recrea onal and social needs of City residents.
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The project provides opportuni es to a ract residents, businesses, and visitors; create jobs; and generate tax revenue.
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The area around Peachtree Creek features varied topography and extreme slopes, making obtaining access to the trail poten ally difficult; however, this affords opportuni es for overlooks.
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The Peachtree Creek has a varied floodplain, floodway and rela vely consistent water eleva ons. Fluctua ons vary along the creek and need to be be er documented to understand implica ons for planning and design.
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The Peachtree Creek has poor water quality, which provides opportuni es to improve water quality and wildlife habitat through erosion control, stormwater treatment, li er control.
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Overgrown vegeta on, including both na ves and exo cs are present throughout the corridor. There is an opportunity to improve views, habitat, recrea onal experience by managing the vegeta on as a natural resource.
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Large urban blocks comprised of busy, wide roads predominate, with only a limited network of local streets located near the creek. This limits opportuni es for trailheads, parking and access to the creek and trail corridor. Redevelopment plans for the area, however, offer opportuni es to enhance the exis ng network through the applica on of complete streets principles and expanded bicycle and pedestrian ameni es.
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While key intersec ons are at capacity, Buford Highway as a whole, is currently opera ng under capacity – and is projected to keep opera ng under capacity in the future. This extra capacity allows for higher density, greenway-oriented redevelopment.
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Mul ple property owners along the creek pose challenges to gaining trail access across the en re corridor. Ways to nego ate access via sewer and power line easements should be explored.
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Underdeveloped, aging commercial development provides the opportunity to catalyze redevelopment and generate higher property values.
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The unique interna onal character of the corridor as well as its diversity and access to affordable housing should be safeguarded as well as celebrated to differen ate the area.
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2.1 Guiding Principles and Objec ves Project Objec ves
Because it is impera ve that the Peachtree Creek Greenway serves the needs and desires of its community members, Guiding Principles were derived from input garnered from residents, stakeholders and local officials over months of mee ngs, interviews and public forums. The project team met with community members in a variety of venues:
In addi on to the guiding principles, specific objec ves
These were employed to guide the development of the
were developed for the project that build on the needs,
preliminary greenway framework.
priori es, and values of the Brookhaven community,
Project Objec ves
City of Brookhaven Town Hall Mee ng;
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North Fork Connectors Board Member Interviews;
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City of Brookhaven Councilmember Interviews;
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Pine Hills Creek Neighbor Interviews;
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North Fork Connectors REI Mee ng Engagement;
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Pine Hills Neighborhood Planning + Zoning Commi ee; and
as gleaned from the project team’s outreach efforts.
Guiding Principles •
Posi on Buford Highway for Economic Development
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Provide Local + Regional Connec vity
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Enhance the Natural Environment
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Foster Social, Cultural and Recrea onal Interac on
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Stakeholder Commi ee Mee ngs.
Preserve the Interna onal Character of the Buford Highway Corridor
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Over the course of this outreach, several common “big ideas” surfaced. These big ideas were organized into guiding principles intended to convey the overarching
inten ons and fundamental desires of the community. The principles, listed in the box to the right, have served as a
guide and touchstone throughout the Master Plan process
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Ac ve and passive, featuring a paved trail for bicycling, walking, running and rollerblading with separate so trails, and provide opportuni es to kayak/canoe should the condi ons of the creek prove suitable, yet also feature greenspaces and ameni es such as picnic tables, benches, swings, interpre ve environmental signage and unique artwork;
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Connected to other trails (e.g. South Fork Conservancy Trail System, PATH 400, Atlanta BeltLine) as well as local points of interest (e.g. Brookhaven MARTA Sta on, Murphy Candler Park, Briarwood Park, Shady Valley Park);
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Appropriately situated, located along commercial proper es, not single-family home proper es;
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Easily accessible and include a hierarchy of trail heads with and without parking;
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Safe and secure, featuring call boxes, security cameras, police presence and ligh ng along the length of the greenway, with the trail closing between sunset and sunrise;
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A catalyzing force, aiding the revitaliza on of the Buford Highway corridor by a rac ng new investment and encouraging the redevelopment of proper es;
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Entertaining, engaging and accommoda ng, whereby new residen al and commercial developments face the creek and feature ac ve frontages with outdoor cafes and appropriate recrea on-based retail outlets;
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Reflec ve of the area’s unique quali es, in par cular the interna onal character of the corridor;
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A means for conserva on and improving environmental quality, seizing opportuni es to preserve na ve specimen trees, remove invasive plant material and protect the corridor’s wildlife, as well as improve water quality and clean up the creek.
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Implementable and manageable, enabling the greenway to be eligible for grant funding, built in phases, and be cost effec ve when compared to other alterna ves.
to ensure the development of the greenway reflects the
aims of Brookhaven residents, stakeholders, and officials.
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2.2 Preliminary Greenway Framework Introduc on
Trail Types Creek Trail
Trail types and alignments;
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Hierarchy of trailheads and trail access points along with their proposed loca ons;
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Poten al park loca ons; and
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Poten al redevelopment areas.
The preliminary greenway framework was then presented to the public during a public mee ng on October 22, 2015. Comments obtained during this public mee ng, as well as subsequent one-on-one interviews and focus group mee ngs with residents and trail neighbors were used to develop the Final Greenway Master Plan.
Nature Trail
2. Nature Trail – Adjacent to the creek trail, many areas along the banks of the Peachtree Creek have sufficient space to allow for the implementa on of natural surface trails that would meander along the sides of the creek. These nature trails could be implemented as part of stream bank restora on projects that would enhance wildlife habitat and water quality.
3. Paved Mul -Purpose Trail – Just above the nature trail and along the lower banks of the Peachtree Creek, the primary trail of the Peachtree Creek Greenway would be implemented as a paved 14-footwide concrete mul -purpose trail with a yellow centerline or a 14-food-wide boardwalk trail. This trail would be located along the en re length of the greenway and would cross the creek at key points to facilitate local and regional access and connec vity.
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Following is an overview of the proposed preliminary framework followed by findings from the public mee ng.
1. Creek Trail – Large boulders and rocks of various shapes and sizes are located along most of the en re length of the Peachtree Creek. In certain cases, and during mes of low water levels, these boulders and rocks allow residents and visitors to walk within the creek itself, hiking and jumping from boulder to boulder. The creek trail would provide residents and visitors with a unique hiking experience unlike any other in the Atlanta Metro area. During mes of high water levels, canoe and kayaking may be possible.
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Unique to the Atlanta Metro area, the Peachtree Creek Greenway would allow residents and visitors to experience four dis nct trail experiences within the same corridor. Specifically, these trail experiences include:
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Informed by the findings from the exis ng condi ons analysis, public outreach efforts, Guiding Principles and Project Objec ves, and in coordina on with the Stakeholder Commi ee, the project team developed a preliminary greenway framework for the Peachtree Creek Greenway. This greenway framework iden fied preliminary:
4. Urban Promenade – Above the paved mul -purpose trail, and along the upper banks of the Peachtree Creek, a 12-foot to 16-foot side urban promenade would be implemented as part of the redevelopment of adjacent proper es. These adjacent proper es would be redeveloped as Trail Oriented Developments (TrODs). TrODs are developments that front onto a trail and through land use, design guidelines, and design standards, support and bolster the use, safety, and vibrancy of the trail. Appropriate land uses would include commercial retail, restaurant, hotel, civic, and high-density
Mul -Purpose Trail
Urban Promenade
commercial office and mul -family residen al land uses.
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Trailheads/Trail Access Points Convenient, safe, and accommoda ng access is cri cal
Major Trailhead Example - Silver Comet Trail Major Trailhead | Cobb County, Georgia
to the success of the Peachtree Creek Greenway. Three Silver er Comet Trail
trailhead types are proposed for the Peachtree Creek
Major trailheads may vary depending on their loca on and context. In certain circumstances, they may operate as a park or be integrated into an exis ng school site. In addi on to providing a safe and easy way to access the trail, major trailheads may provide users with addi onal recrea onal opportuni es such as sports courts, playgrounds, and picnic shelters. In certain cases, they may be integrated into exis ng buildings using the vending areas, parking spaces, and
Typical Ameni es: •
5-10 paved parking spaces (on-street when applicable)
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Restrooms
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Trash/recycling bins
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Bike rack
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Water fountain(s)
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U-fix it sta on
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Space for concessionaire
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Informa onal kiosk
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Picnic shelter(s)
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Picnic/sea ng area(s)
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Emergency contact sta on
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even the parking spaces of surrounding buildings.
Typical Size: 1 – 5 acres
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1. Major Trailhead - Major Trailheads will serve as the primary portals into the Peachtree Creek Greenway. Users will find an increased variety of trail related ameni es that assist with personal comfort, bicycle maintenance, trail naviga on, or user safety.
Trailhead Build • Restroo • Tras • B •
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Minor Trailhead Example: DeSoto State Park Lost Falls and Laurel Falls Trail Minor Trailhead | Fort Payne, Alabama
2. Minor Trailhead Minor trailheads provide a public access point to the
Parking
Signage and Wayfinding
Trash Receptacle
smaller in size and offer fewer ameni es. Users should and basic bicycle maintenance facili es. All trailheads should provide an emergency contact sta on and water access if feasible.
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Trash/recycling bins
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Bike rack
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Water fountain
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Informa onal kiosk
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Typical Size: 0.15 – 1.5 acres
applicable)
Environmental Educa on Signage
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2-5 paved parking spaces (on-street when
Parks and Greenspaces
the corridor. These park loca ons include exis ng parks
or in areas with less space. These sites are typically
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Various parks and greenspaces are iden fied throughout
Boardwalk to Trail
trail corridor between major trailhead loca ons and/
Typical Ameni es:
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and greenspaces, parks proposed in previously completed plans, and areas that are not developable due to steeps slopes and/or flood plains. Uses are preliminarily iden fied as passive or ac ve uses. Specific uses would be explored during the public workshop. Redevelopment Areas Based on previously completed studies, redevelopment areas are iden fied throughout the corridor. Wherever possible, the proposed Urban Promenade Trails is integrated with redevelopment areas.
Pedestrian Access Point Example: Buffalo Bayou Promenade Pedestrian Access Point | Houston, Texas
3. Pedestrian Access Point
Gateway Fe eat a ure
Pedestrian access points are the smallest greenway
Stairs Down to Trail
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access point and the most abundant. Access is ideally provided through a mul -use trail from a connec ng sidewalk or low volume street.
Trash Receptacle
Wayfinding Sign nag age
Typical Size: 400 square feet – 0.15 acres Typical Ameni es: •
Bike rack
•
Trash/recycling bins
•
Water fountain
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Informa onal kiosk
Wayfi yfindingg Signage
Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Peachtree Creek
Greenway Master Plan
Preliminary Greenway Framework Figure 2.2a illustrates the preliminary Peachtree Creek Greenway Framework.
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Figure 2.2a - Preliminary Peachtree Creek Greenway Framework
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2 Proposed Greenway Master Plan Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
Peachtree Creek
Greenway Master Plan
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Figure 2.2a - Preliminary Peachtree Creek Greenway Framework (Cont’d) BR IA OO
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Peachtree Creek
Greenway Master Plan
Revisions to Preliminary Greenway Framework
Public Mee ng #1
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Seven out of the 16 responses were suppor ve of the project, one was uncommi ed, and eight did not respond.
Informed by input from the public mee ng, a City Council
City of Brookhaven Pine Hills Neighborhood residents
their privacy, safety, and security.
Work Session conducted on Tuesday November 10, 2015,
on Thursday February 11, 2016, and a public mee ng
the Pine Hills Neighborhood Associa on through its Zoning
conducted in City Hall on Tuesday February 16, 2016,
and Land-use Commi ee, input from a neighborhood
Figure 2.2b iden fies specific modifica ons requested to
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Creek Trail and the possible impact it would have on
walk that Councilmember Joe Gebbia conducted with
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Provide vegeta ve buffer to screen views from Proposed Urban Promenade Trail down to single family homes Removal of the proposed Creek Trail
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Removal of the proposed pedestrian bridge from Victor Rd over the Peacthree Creek Greenway to the proposed Minor Trailhead and Urban Promenade
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the single-family home areas of the greenway.
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Removal of the proposed Passive Park at the end of Victor Rd
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A endees were suppor ve of the proposed guiding principles and project objec ves. Specific concerns iden fied included privacy, safety, and security along
the preliminary greenway framework.
Figure 2.2b - Requested Revisions to Preliminary Peachtree Creek Greenway Framework
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A public mee ng was held in Briarwood Park on Thursday October 22, 2015 from 6:00 pm to 8:00 pm. The purpose of the mee ng was to collect input from the general public regarding the proposed preliminary greenway framework for the Peachtree Creek Greenway. The mee ng consisted of a short 20-minute formal presenta on and a series of large layout displays located throughout the room for review and comment. The consultant team and the City of Brookhaven were available to discuss and answer any ques ons. Over 30 residents a ended the mee ng. Comments cards were provided to collect formal comments. 16 comment cards were returned. Following is a summary of key findings. Complete public mee ng notes can be found in the appendix.
Various trail neighbors that live in single-family homes along the creek were concerned with the proposed
Public Mee ng #1
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Shi the proposed Urban Promenade Trail alignment to: 1) the north side of Buford Highway, 2) the south side of Buford Highway, or 3) along the north side of I-85.
2 Proposed Greenway Master Plan Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
Peachtree Creek
Greenway Master Plan
Addi onally, the consultant team met with representa ves
affordable housing units on the corridor would experience
from the La n American Associa on to discuss the
if these proper es redeveloped.
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vision of the corridor. While they were suppor ve of the greenway, they were concerned about the poten al
Removal of the proposed Creek Trail
2 Proposed Greenway Master Plan Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Provide controlled access to the trail and greenspace for Jackson Square Condominium residents
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Figure 2.2b - Requested Revisions to Preliminary Peachtree Creek Greenway Framework (Cont’d)
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displacement that many of the residents currently living in
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Peachtree Creek
Greenway Master Plan
2.3 Final Greenway Master Plan
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Based on the public engagement findings, the following sec on illustrates the proposed greenway master plan for the Peachtree Creek Greenway. It includes all the elements discussed in pages 33 to 35, except the previously proposed Creek Trail. Specifically, this includes a system of nature trails, mul -purpose trails, and urban promenades; four major trailheads; four minor trailheads, and nine parks/greenspaces. Addi onally, the master plan suggests a future vision for what the build-out of the corridor could become over me. The purpose of this vision is to suggest how proper es along the corridor that have not redeveloped, could poten ally redevelop as Trail-Oriented Developments (TrODs) - developments that front onto the trail and through land use, design guidelines, and design standards, support and bolster the use, safety, and vibrancy of the greenway. Consistent with the recommenda ons from the Buford Highway Improvement Plan & Economic Development Strategy, the City should seek to retain one-for-one affordable housing opportuni es wherever affordable older housing units are redeveloped. Housing affordability should be considered both from the perspec ve of the ul mate housing mix derived from
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Figure 2.3a - Peachtree Creek Greenway Master Plan
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2 Proposed Greenway Master Plan Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
Peachtree Creek
Greenway Master Plan
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redevelopment and from the perspec ve of the phasing of construc on so that replacement affordable housing can be readied in advance of property demoli on. The following pages provide a descrip on of the proposed master plan. Nine different sec on and three perspec ves along the corridor and iden fied in Figure 2.3a are used to describe specific details of the master plan.
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Figure 2.3a - Peachtree Creek Greenway Master Plan (Cont’d)
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North East Plaza
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Brookhaven Islamic Center
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Corporate Square
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Peachtree Creek
Greenway Master Plan
Sec on 1
Addi onally, the urban promenade would be setback from the stream bank to allow for the implementa on of a vegeta ve buffer between the urban promenade and single-family neighborhood below. A railing would be added to impede access to the creek along the en re length of the urban promenade.
Figure 2.3b - Proposed Sec on 1
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Un l the area redevelops, the trail could be temporarily routed along the north side or even south side of Buford Highway as a shared-use path. In comparison to the urban promenade, this is a less desirable long term op on due to its adjacency to traffic and the number of curb cuts located along the corridor. Both of these condi ons reduce the safety and appeal of the trail. This trail experience could however, be improved by considerably reducing the amount of curb cuts and adding a vegeta ve buffer between the trail and vehicular traffic. The vegeta ve buffer would have to be a minimum of 16 feet wide if Buford Highway remains a State Road or a minimum 6 feet wide if the ownership of the corridor is transferred to the City
The greenway corridor in this sec on is envisioned to be approximately 86 feet wide and include approximately 26 feet of creek, 46 feet of vegeta ve buffer, and 14 feet of paved promenade. The vegeta ve buffer would include the southern bank of Peacthree Creek. The vegeta ve buffer would be enhanced to improve the ecology and water quality of the creek, while also screening views from the urban promenade to the singlefamily residen al proper es along the north side of the creek. Specific enhancements may include
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Depending on what the market will bear during the me of redevelopment, land uses that would help ac vate the trail should be considered with uses facing the urban promenade to encourage natural surveillance and ac va on of the promenade.
stream stabiliza on, removal of exo c and invasive plant material, selec ve pruning and removal of dead, dying, and hazardous trees, and plan ng of na ve plants and trees. Natural trails would not be included in this sec on of the greenway.
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Figure 2.3b illustrates the proposed condi ons of the Peachtree Creek Greenway along Sec on 1. In this sec on, the greenway is comprised of an urban promenade that would be located along the south (right) side of Peachtree Creek. The urban promenade would be implemented through the redevelopment of iden fied proper es in Figure 2.3a located along the south side of Peachtree Creek into TrODs. The new development would be required to have a setback from the urban promenade and building setbacks based on the height and number of building stories to lessen the towering effect of buildings over the single-family home neighborhood that currently exist.
2 Proposed Greenway Master Plan Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
Peachtree Creek
Greenway Master Plan
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of Brookhaven. These dimensions would allow the plan ng of canopy trees and could be achieved by purchasing more right-of-way, removing a vehicular lane from Buford Highway, and reducing the width of travel lanes to 10 or 11 feet. Loca ng the trail along the north side of I-85 is not recommended due to noise, poor aesthe cs, and lack of natural surveillance and “eyes on the trail”. Sec on 2 Figure 2.3c illustrates the proposed condi ons of the Peachtree Creek Greenway along Sec on 2. In this sec on, the greenway is comprised of nature trails, mul -purpose trail, and a passive greenspace within the La n American Associa on property. The urban promenade from Sec on 1 transi ons into a mul -purpose trail as illustrated in Figure 2.3a.
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The greenway corridor in this sec on is envisioned to increase to approximately 278 feet wide and include approximately 65 feet of creek, 93 feet of vegeta ve buffer, 14 feet of paved trail, and 106 feet of passive greenspace along the south (right) side of the creek. The mul -purpose trail would be located just outside the floodplain. The passive greenspace could include a mul -purpose open space, a playground, picnic areas and shelters, and an amphitheater with terraced sea ng.
2 Proposed Greenway Master Plan Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Figure 2.3c - Proposed Sec on 2
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Peachtree Creek
Greenway Master Plan
The vegeta ve buffer would be enhanced to improve
This sec on leads up to a poten al minor trailhead which could be located in the property just west of the Quick Serve Sta on. The Quick Serve Sta on could func on as a concession for
the ecology and water quality of the creek. Specific
the trail where users can obtain snacks and food.
enhancements may include stream stabiliza on, removal of exo c and invasive plant material, selec ve pruning, of na ve plants and trees. Natural trails would be integrated into the vegeta ve buffer.
Figure 2.3d - Proposed Sec on 3
Sec on 3
Peachtree Creek Greenway along Sec on 3. In this sec on, the greenway is comprised of a mul -purpose trail. The greenway corridor in this sec on is envisioned to decrease to approximately 134 feet wide along the south (right) side of the creek and include approximately 62 feet of creek, 19 feet of vegeta ve buffer, 14 feet of paved trail, and a terrace sea ng area with steps leading up to Buford Highway. This configura on also allows users to walk down from Buford Highway to the mul -purpose trail. The mul -
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purpose trail would be located just outside the floodplain
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Figure 2.3d illustrates the proposed condi ons of the
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removal of dead, dying, and hazardous trees, and plan ng
and within the 75-foot stream buffer. This would require a
stream buffer variance from DeKalb County. The vegeta ve buffer would be enhanced to improve the ecology and
water quality of the creek. Specific enhancements may
include stream stabiliza on, removal of exo c and invasive plant material, selec ve pruning, removal of dead, dying, and hazardous trees, and plan ng of na ve plants and trees. Natural trails would not be integrated into the vegeta ve buffer.
An exis ng public greenspace is located on the north
(le ) side of the creek. Residents have requested that the connected to the trail.
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greenspace not be developed into a park and to not be
2 Proposed Greenway Master Plan Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
Peachtree Creek
Greenway Master Plan
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Sec on 4 Figure 2.3e illustrates the proposed condi ons of the Peachtree Creek Greenway along Sec on 4. In this sec on, the greenway is comprised of a mul -purpose trail. This is also the transi on point where the mul -purpose trail shi s from the south/ west (right) side of the creek to the north/east (le ) side of the creek a er it travels under the Buford Highway overpass over Peachtree Creek. The greenway corridor in this sec on is envisioned to increase to approximately 230 feet wide and encompass both sides of the creek. The south/west (right) side of the corridor would include a 43-foot-wide vegeta ve buffer with nature trails between West Druid Hills Drive and the 14 foot paved mul -purpose trail. Another vegeta ve buffer measuring 30 feet wide would be located between the creek and the mul -purpose trail. On the north/east (le ) side of the creek, a 37-foot-wide vegeta ve buffer is proposed between the creek and the 14-foot-wide mul -purpose trail. The vegeta ve buffer would be enhanced to improve the ecology and water quality of the creek. Specific enhancements may include stream stabiliza on,
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removal of exo c and invasive plant material, selec ve pruning, removal of dead, dying, and hazardous trees, and plan ng of na ve plants and trees. Natural trails would not be integrated into the vegeta ve buffer.
2 Proposed Greenway Master Plan Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Figure 2.3e - Proposed Sec on 4
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Peachtree Creek
Greenway Master Plan
The mul -purpose trail would be located just outside 25-foot stream buffer but within the 75’ stream buffer and within the creek’s floodway. This would require studies to demonstrate to the Federal Emergency Management Agency (FEMA) that the trail and bridge structure would not result in an increase to flood levels. Addi onally, it would require a stream buffer variance from DeKalb County.
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Figure 2.3f illustrates how the mul -purpose trail would integrate with a proposed passive park and major trailhead envisioned in the exis ng Suntam Plaza. The greenway corridor would widen and merge with the proposed park.
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Figure 2.3e - Proposed Sec on 4 - Redeveloped
2 Proposed Greenway Master Plan Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
Peachtree Creek
Greenway Master Plan
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Sec on 5 Figure 2.3g illustrates the proposed condi ons of the Peachtree Creek Greenway along Sec on 5. In this sec on, the greenway is comprised of nature trails along both sides of the creek and a mul -purpose trail along
The greenway corridor in this sec on is envisioned to be approximately 180 feet wide and encompass both sides
Figure 2.3g - Proposed Sec on 5
of the creek. The south (right) side of the corridor would include a 53-foot-wide vegeta ve buffer with nature Another vegeta ve buffer measuring 60 feet wide would be located between the creek and the mul -purpose trail on the north (le ) side of the creek. The vegeta ve buffer would be enhanced to improve the ecology and water quality of the creek. Specific enhancements may include stream stabiliza on, removal of exo c and invasive plant material, selec ve pruning, removal of dead, dying, and hazardous trees, and plan ng of na ve plants and trees. Natural trails would be integrated into the vegeta ve buffer. The mul -purpose trail would be located along and
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in certain instance outside the 75’ stream buffer, just
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trails between West Druid Hills Drive and the creek.
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the north (le ) side of the creek.
outside the creek’s floodway, but within the creek’s
floodplain. This would require studies to demonstrate to
FEMA that the trail would not result in a 1-foot floodway surcharge. It would also require a stream buffer variance from DeKalb County.
Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Peachtree Creek
Greenway Master Plan
Figure 2.3h illustrates how the mul -purpose trail would integrate with the redevelopment of proper es along the north (le ) side of the trail into TrODs. A proposed urban promenade would be implemented through the redevelopment of iden fied proper es in Figure 2.3a. Development should be setback to allow for the development of the urban promenade. Depending on what the market will bear during the me of redevelopment, land uses that would help ac vate the urban promenade and trail should be considered with uses facing the creek to encourage natural surveillance and ac va on of the promenade and the mul -purpose trail. A 40-foot wide vegeta ve buffer is proposed on the slope between the urban promenade and the
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mul -purpose trail with steps and ramps at key loca ons to allow access from the urban promenade to the mul -purpose trail and nature trails.
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Figure 2.3h - Proposed Sec on 5 - Redeveloped
2 Proposed Greenway Master Plan Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
Peachtree Creek
Greenway Master Plan
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Figure 2.3k - Proposed Condi ons | P1
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Figure 2.3i - Exis ng Condi ons | P1
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Figure 2.3i illustrates the exis ng condi ons of the creek along Sec on 5 at the loca on labeled P1 in Figure 2.3a.
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Figure 2.3j illustrates a poten al first phase of
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Figure 2.3j - Poten al Phase 1 Condi ons | P1
implementa on which would include vegeta ve buffer
enhancements, nature trails, and the implementa on of
the mul -purpose trail. In me, the proper es along the creek would redevelop as TrODs as illustrated in Figure 2.3k.
Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Peachtree Creek
Greenway Master Plan
Sec on 6 Figure 2.3l illustrates the proposed condi ons of the Peachtree Creek Greenway along Sec on 6. In this sec on, the greenway is comprised of nature trails and a mul -purpose trail along the south (right) side of the (le ) side of the creek to the south (right) side of the creek just west of North Druid Hill Road as illustrated in Figure 2.3a. Figure 2.3l - Proposed Sec on 6 The greenway corridor in this sec on is envisioned to sides of the creek. The north (le ) side of the corridor would include a 22-foot-wide vegeta ve buffer. Another vegeta ve buffer measuring 66 feet wide would be located between the creek and the mul -purpose trail on the south (right) side of the creek. The vegeta ve buffer would be enhanced to improve the ecology and water quality of the creek. This vegeta ve buffer expands to include a passive greenspace as illustrated in Figure 2.3a. Specific enhancements may include stream stabiliza on, removal of exo c and invasive plant material, selec ve clearing, removal of dead, dying, and hazardous trees, and plan ng
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of na ve plants and trees. Natural trails and mul -purpose
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be approximately 164 feet wide and encompass both
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creek. The trail is proposed to transi on from the north
open space with picnic areas would be integrated into the
vegeta ve buffer and greenspace on the south (right) side
of the creek. Nature trails would not be included along the north (le ) side of the creek.
The mul -purpose trail would be located just outside 75foot stream buffer and within the creek’s floodway. This would require studies to demonstrate to FEMA that the trail would not result in an increase to flood levels.
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Peachtree Creek
Greenway Master Plan
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Figure 2.3m illustrates how the greenway would integrate with the redevelopment of proper es along the creek into TrODs. A proposed urban promenade would be implemented through the redevelopment of iden fied proper es in Figure 2.3a along the north (le ) side of the creek. Along the north (le ) side of the creek, development should be setback to allow for the development of the urban promenade. On the south (right) side of the creek, a right-of-way with a street, on-street parking, and street trees should be located between the mul -purpose trail and the poten al redevelopment of Corporate Square. This would ensure a public and open edge along the en re length of the mul -purpose trail within the Corporate Square property. As illustrated in Figure 2.3a, Corporate Square could be redeveloped as a TrOD with streets connec ng perpendicularly to the mul -purpose trail and trail side street. Depending on what the market will bear during the me of redevelopment, land uses that would help ac vate the urban promenade and trail should be considered with uses facing the creek to encourage natural surveillance and ac va on of the
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2 Proposed Greenway Master Plan Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Figure 2.3m - Proposed Sec on 6 - Redeveloped
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promenade and the mul -purpose trail.
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P2
creek along Sec on 6 at the loca on labeled P2 in Figure 2.3a. Figure 2.3o illustrates a poten al first phase of implementa on which would include vegeta ve buffer enhancement such as stream stabiliza on, removal of fencing to the creek, selec ve clearing and removal of exo c and invasive plant material and dead, dying, and hazardous trees, implementa on of nature trails, and the implementa on of the mul -purpose trail. In me, the proper es along the creek would redevelop as
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TrODs as illustrated in Figure 2.3p.
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Figure 2.3p - Proposed Condi ons | P2
Figure 2.3n illustrates the exis ng condi ons of the
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Figure 2.3n - Exis ng Condi ons | P2
Figure 2.3o - Poten al Phase 1 Condi ons | P2
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Greenway Master Plan
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Sec on 7 Figure 2.3q illustrates the proposed condi ons of the Peachtree Creek Greenway along Sec on 7. In this sec on, the greenway is comprised of nature trails, a passive greenspace, and a mul -purpose trail along the north (le ) side of the creek. The trail is proposed to transi on from the south (right) side of the creek to the north (le ) side of the creek in the passive greenspace located in front of Corporate Square as illustrated in Figure 2.3a. The greenway corridor in this sec on is envisioned to be over 187 feet wide the north (right) side of the creek and include approximately 68 feet of creek, 40 feet of vegeta ve buffer, 65 passive greenspace, 14 feet of paved trail, and addi onal passive greenspace. The mul -purpose trail would be located outside the floodplain and the 75-foot stream buffer. The vegeta ve buffer would be enhanced to improve the ecology and water quality of the creek. Specific enhancements may include stream stabiliza on, removal of exo c and invasive plant material, selec ve pruning, removal of dead, dying, and hazardous trees, and plan ng of na ve plants and trees. Natural trails would be integrated into the vegeta ve buffer.
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The mul -purpose trail would be located just outside 75-foot stream buffer and within the creek’s floodway. This would require studies to demonstrate to FEMA that the trail and bridge structure would not result in an increase to flood levels.
2 Proposed Greenway Master Plan Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Figure 2.3q - Proposed Sec on 7
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Greenway Master Plan Figure 2.3s - Proposed Condi ons | P3
P3
Figure 2.3r illustrates the exis ng condi ons of the creek near Sec on 7 at the loca on labeled P3 in Figure 2.3a. This space is proposed as a passive greenspace with a mul -purpose open space and amphitheater as illustrated
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in Figure 2.3s.
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Figure 2.3r - Exis ng Condi ons | P3
Peachtree Creek
2 Proposed Greenway Master Plan Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
Peachtree Creek
Greenway Master Plan
DRAFT
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The greenway corridor in this sec on is envisioned to be approximately 198 feet wide and encompass both sides of the creek. The south (right) side of the corridor would include a 46-foot-wide vegeta ve buffer. Another vegeta ve buffer measuring 55 feet wide would be located between the creek and the mul -purpose trail on the north (le ) side of the creek. 15 feet of addi onal space is proposed between the trail and an adjacent parking lot. The trail would weave through an exis ng Georgia Powerline Easement and along the floodplain and 75-foot stream buffer. This would require studies to demonstrate to FEMA that the trail would not result in a 1-foot floodway surcharge. It would also require a stream buffer variance from DeKalb County.
2 Proposed Greenway Master Plan Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Specific enhancements to the vegeta ve buffer on the south (right) side of the creek located outside the Georgia Powerline Easement include stream stabiliza on, removal of exo c and invasive plant material, selec ve clearing, removal of dead, dying, and hazardous trees, and plan ng of na ve plants and trees. Natural trails would be integrated into the vegeta ve buffer on the south (right) side of the creek. The exis ng greenspace would remain along the north (le ) side of the creek.
Figure 2.3t - Proposed Sec on 8
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Figure 2.3t illustrates the proposed condi ons of the Peachtree Creek Greenway along Sec on 8. In this sec on, the greenway is comprised of nature trails along the south (right) side of the creek and north (le ) side of the creek. The mul -purpose trail is located along the north (le ) side of the creek adjacent to an exis ng greenspace currently used by the residen al development as mul -purpose open space.
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Sec on 8
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Sec on 9 Figure 2.3u illustrates the proposed condi ons of the Peachtree Creek Greenway along Sec on 9. In this sec on, the greenway is comprised of a wetland area proposed to be converted into a natural area park trailhead located off of Clairmont Way. The trail would be located along or just off the fire lane of the exis ng Prelude at Clairmont Apartments. The greenway corridor in this sec on is envisioned
Figure 2.3u - Proposed Sec on 9
both sides of the creek. The mul -purpose trail would be located outside of the flood plain and 75-foot stream buffer. The boardwalk would be built above the 100-year flood eleva on and connect to the minor
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trailhead located off of Clairmont Way.
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to be approximately 690 feet wide and encompass
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with boardwalk trails that connect the trail to a minor
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2 Proposed Greenway Master Plan Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Greenway Master Plan
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Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Implementa on Plan
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3.1 Implementa on Plan
Peachtree Creek
Greenway Master Plan
Total Cost Es mate Items (in addi on to base cost items):
Based on the vision, the Implementa on Plan for the Peachtree Creek Greenway Master Plan establishes a cost es mate for the project and iden fies phases of implementa on, poten al sources of funding, and and an
Complete trail system included spur paths, nature trails, and addi onal greenspaces (requires redevelopment at several areas) Complete ligh ng
•
Trailheads
•
Restrooms
•
Addi onal Landscaping
Figure 3.2a provides a summary of costs for the
•
Design and tes ng
Brookhaven Greenway Master Plan. The corridor is broken
•
20% con ngency
3.2 Cost Es mate
down into segments as illustrated in Figure 3.2b. The es mated costs for each segment includes separate base trail costs and total trail costs. Greenway right of way costs are not included. Following is list of elements that are
Base Cost Es mate Items: Base trail
•
Limited ligh ng
•
Call boxes
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Cameras
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Trash cans
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Pet waste Sta ons
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Bike Fix-it Sta ons
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Bike racks
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Workout Sta ons
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Community gardens
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Bike/Pedestrian counters
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Bollards
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Design and tes ng
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20% con ngency
•
U lity con ngency
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Signing and marking
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Landscaping
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Drainage
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included in the base trail costs and total trail costs.
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ac on plan.
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on Plan Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
Peachtree Creek
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Figure 3.2a - Brookhaven Greenway Master Plan Cost Summary
Greenway Segment
Segment Descrip on
Base Cost Es mate
Total Cost Es mate
The base trail would include a temporary sec on located on Buford Highway sidewalk because the route along Peachtree Creek is blocked
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by exis ng apartment buildings that are located at the top of very steep slopes adjacent to Peachtree Creek. Construc on of the trail on the Segment 1 - Western City of Brookhaven City limit to steep slopes would be very expensive and that loca on would be objec onable to Pine Hills Neighborhood residents. Buford Highway Bridge over Peachtree Creek The total greenway requires redevelopment of the apartment complex as well as a redevelopment of an area just west of the city limits for
$ 1,380,000 (Temporary Buford Highway Route)
$ 3,739,000
a major trailhead. A greenspace would be developed near the La n American Associa on building.
This base trail segment would cross under the Buford Highway bridge on the south side of Peachtree Creek and immediately cross the creek on a new bridge to the north side adjacent to an exist shopping center, then parallel the creek on an exis ng sewer easement, and finally
Creek to North Druid Hills Road
cross the creek again on a new bridge at North Druid Hills. Total greenway include one major and one minor trailheads, a nature trail on the
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Segment 2 - Buford Highway Bridge Over Peachtree
$ 1,436,000
$ 2,716,000
$ 2,035,000
$ 4,112,000
$ 1,161,000
$ 6,064,000
$ 3,805,000
$5,376,000
$ 8,364,000
$ 13,117,000
$18,181,000
$35,106,000
south side of the creek, and requires redevelopment of several parcels along Buford Highway.
Segment 3 - North Druid Hill Road to Corporate Boulevard
The base trail is located on the south side of Peachtree Creek. The complete total greenway crosses the creek once, includes paved trails on both sides if the creek, one trailhead on Salva on Army property, requires redevelopment of several parcels on Buford Highway, and redevelopment of a south side parcel at North Druid Hills Road
Segment 4 - Corporate Boulevard to Jackson Square Condominiums
The base trail is located on the south side of Peachtree Creek. The complete greenway includes a natural unpaved trail on the south side of the creek, a trailhead ac ve greenspace at redeveloped Corporate Square connected by a bridge to the north side paved greenway and
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greenspace on the soutside.
This is perhaps the most atheis cally pleasing segment of greenway because of a large area south of Northeast Plaza. Ul mately this area
Segment 5 - Jackson Square Condominiums to Briarwood Drive Road
will be developed into two ac ve greenspace areas. The base trail will be located on the north side of Peachtree Creek. An agreement with the Georgia Power for power line access is required. The total greenway includes unpaved nature trails and paved trails on both side of the creek, one major trailhead at a redeveloped Northeast Plaza, and a trailhead at Briarwood Road. The south side trail system requires redevelopment of property on the I-85 access road that will include connec on to the Children’s Healthcare of Atlanta campus.
Segment 6 - Briarwood Road to Clairmont Road
The total greenway includes an addi onal concrete boardwalk across the wetland area to a trailhead.
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The base trail includes one bridge over Peachtree Creek and concrete boardwalk across a wetland area that connects to Clairmont Road.
Peachtree Creek
Greenway Master Plan
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Figure 3.2b - Peachtree Creek Greenway Master Plan Segments
Segment 2
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Segment 1
La n American Associa on
The Salva on Army
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Peachtree Creek
Figure 3.2b - Peachtree Creek Greenway Master Plan Segments (Cont’d)
Segment 5
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Segment 6
North East Plaza
Corporate Square
Brookhaven Islamic Center
P3 A
A’ 3
Location of Perspective Referenced in Master Plan Description Location of Section Referenced in Master Plan Description
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Villas at Druid Hills
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Segment 4
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Peachtree Creek
Greenway Master Plan
3.3 Funding Sources
Figure 3.3a – Typical Funding Sources
Greenway projects such as the Brookhaven Peachtree
Short Term Project < 2 years
Creek Greenway Master Plan, typically require a variety of
• Neighborhood Associa on
funding sources over a number of years.
• Community Improvement District
Federal Transporta on Funds
• Crowd sourcing
Capital Improvement Budget Funds
• Non-Profit Grants
State Programs:
Figure 3.3a contains a list of typical funding sources for
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Small Budget
walking and biking projects categorized by the me frame of implementa on as well as the rela ve size of the project budget. Addi onally, Figure 3.3b iden fies a variety of grants that
deadlines are also included in the figure.
• Georgia Department of Transporta on
• Infrastructure Bonds
• Recrea onal Trails Program (Department
• Governor’s Office of Highway Safety
of Natural Resources) • Community Development Block Grant
• Local health departments
(CDBG)
• Founda on grants
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match requirements, eligible elements, and applica on
• Impact Fees
• Local taxes
the City should considering applying for. Grant amounts,
Long term project > 2 years
• Individual donors
Big Budget
• Founda on grants • Individual donors • Community Improvement Districts
• Federal Transporta on Funds
• Public-Private Partnerships
• Congressional Earmarks
• Infrastructure Bonds • Local taxes
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Source: Atlanta Regional Commission, Walk Bike Thrive!: Atlanta Regional Bicycle & Pedestrian Plan (2016)
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Figure 3.3b – Available Grants and Grant Specifics
Grant Amount
Match Requirements
Recrea onal Trails Program (RTP)
$100,000
20%
Land & Water Conserva on Fund (LWCF)
$200,000
100%
American Academy of Dermatology (AAD)
$8,000
0%
Urban & Community Forestry (U&CF)
$20,000
100%
Landscaping (tree plan ng)
Our Town Grant
$200,000
100%
Innova ve public art projects
December
0%
Bicycle/pedestrian facili es, landscaping, and traffic calming
Fall 2016
40%
Stormwater, water quality, and educa on projects
October
25%
Stormwater including open space, and hardening
October
5%
Signage, public educa on, and innova ve water quality projects
February
25%
Environmental educa on related facili es and programming
Funding Program
Types of Eligible Elements
An cipated Deadline
Greenway & Trail Development
$7,200,000
Sec on 319(h) Grants
$400,000
Pre-Disaster Mi ga on
$3,000,000 $60,000
Environmental Educa on Grants
$91,000
design
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Trails, trailhead facili es, restrooms, shelters, signage, support facili es, infrastructure, and
Shade structures
November TBD November TBD
March
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Urban Waters Grant
infrastructure, and design
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Transporta on Alterna ve Program Stormwater/Water Quality/Environmental Educa on
Trails and facili es that support trails such as restrooms, shelters, signage, support facili es,
DRAFT
This sec on focuses on strategic ac ons that the City of Brookhaven should take to implement the greenway master plan. Strategic ac ons are organized around specific me frames that include: •
A 100 Day Ac on Plan for no-cost or very low-cost ac ons and organiza onal steps needed to keep momentum going and keep stakeholders involved and sharing responsibility for the plan’s success
•
One Year Ac on Plan
•
Five Year Ac on Plan.
Following are descrip ons of ac ons associated with these me frames.
Greenway Master Plan
•
The City should hire a grants writer to assist the City in pursuing grants for the project.
•
The City should coordinate with the Salva on Army to secure access to their property either through acquisi on or an easement for the future construc on of the trail.
•
The City should coordinate with Peachtree Creek Greenway, Inc. (PCG) to promote the Brookhaven Greenway Master Plan and meet with property owners to begin conversa on regarding securing right of way for the project.
One Year Ac on Plan •
The City should coordinate with ARC to apply for funding through TAP.
•
The City should complete the design for the first phase of Segment 4.
•
The City should con nue to work with PCG and property owners to secure access for the trail via easements or fee simple acquisi on.
•
The City should consider crea ng a Zoning Overlay for proper es adjoining to the greenway.
100-Day Ac on Plan •
The City to should approve and adopt the Peachtree Creek Greenway Master Plan.
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This will enable the project to be eligible for some of the federal funding sources iden fied in Figure 3.3b. Specifically, the Transporta on Alterna ve Program (TAP). The City should coordinate with ARC to ensure that the project is eligible for TAP funding.
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3.4 Ac on Plan
Peachtree Creek
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The City should include the Peachtree Creek Greenway Master Plan in the Special Purpose Local Op on Sales Tax (SPLOST) list.
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The City should allocate funds for FY2017 to complete the design and construc on of a por on of Segment 4 from Briarwood west to the Villas at Druid Hill. This first phase of Segment 4 can be designed as a loop trail and should include the proposed minor trailhead. This will facilitate the con nued momentum for the project.
This will enable the City to establish policies that incen vize developers to assist in the implementa on of the Peachtree Creek Greenway Master Plan and/ or create Trail Oriented Developments (TrOD) that will foster the development of a vibrant greenway.
Five Year Ac on Plan
The City should con nue to work with PCG and property owners to secure access for the trail via easements or fee simple acquisi on.
•
The City should con nue to implement the greenway as money becomes available.
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Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Appendix
DRAFT
74
Peachtree Creek
Greenway Master Plan
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4 Appendix Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
Peachtree Creek
Greenway Master Plan
DRAFT
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Peachtree Creek
Greenway Master Plan
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4 Appendix Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
Peachtree Creek
Greenway Master Plan
DRAFT
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4 Appendix Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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DRAFT
Peachtree Creek
Greenway Master Plan
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4 Appendix Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Attachment: DRAFT Brookhaven Peachtree Creek Greenway MP_080116 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Attachment: Brookhaven Greenway Master Plan_01 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
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Attachment: Brookhaven Greenway Master Plan_02 (2425 : Presentation of Peachtree Creek Greenway Draft Master Plan)
