The concept of Transit Oriented Development (TOD) involves two concepts: First, that development coincides with transit service, light-rail, heavy-rail or bus service, and second, that development is concentrated in nodes. Nodal development provides unique benefits, as it actually improves accessibility by putting a number of people and their destinations in close proximity.
TOD involves a mix of land uses; a variety of housing types, shops, offices, and public services. TODs in NPU-G would need to have a density of at least 15 residential units per acre or 25 employees per acre, which is considered the minimum for TODs which are serviced by bus systems. TODs are typically laid out such that the edges of the development are still about a quarter mile (five-minute walk) from a central point. In order to maximize development within this limited space, it is helpful to reduce the amount of parking and carefully manage the spaces available.24
Because of the intended close proximity of residents to stores and transit, it is more important to design TODs for biking and walking rather than for automobile travel. Paths through the development should allow for a direct route to the center. While automobile traffic is not discouraged, it is slowed and dispersed throughout a network of streets, so that it does not discourage other modes of travel. Such a fine grid of narrow streets already exists in many areas of NPU-G. Future development should build on this strength.
23 ―FY 2009 New Starts and Small Starts Evaluation and Rating Process‖ Federal Transit Administration. July 20, 2007. Retrieved from www.fta.dot.gov/planning/newstarts/planning_environment_9063.html#IIF_Other_Factors.
24 ―Transit Oriented Development: Using Public Transit to Create More Accessible and Livable Neighborhoods.‖ TDM Encyclopedia. Victoria Transport Policy Institute. 4 June 2010. Retrieved from www.vtpi.org/tdm/tdm45.htm.
30 While TODs are attractive to upper income households (TOD real estate tends to sell at higher prices), they do not have to be exclusionary to those of lower income. On the contrary, the concept of Location Efficient Development says that the savings in transportation costs achieved through TOD development principles can be used to make housing more affordable. The savings realized in TODs by minimizing construction of parking is one example. Further, higher densities reduce the amount of land a developer must acquire in order to yield a certain return.
Refer to Section 8.6 for a condensed version of the recommendations within this section and information on contacts, resources and funding opportunities that may be able to assist with implementation.
Below are five potential locations for TODs in NPU-G:
1. Hightower Crossroads TOD: Where Hamilton E. Holmes Drive / James Jackson Parkway and Hightower Road intersect Donald Lee Hollowell Parkway. It is served by three bus routes and is anchored by a non-chain, discount grocery and other retail. This was identified as a development node in the 2006 plan for the Donald Lee Hollowell – M. L. King Tax Allocation District (TAD).
Transit Service: frequent – 6.2 busses per hour on weekday afternoons Vision: Urban Mixed-Use Development
Recommendations: Consolidate parking into paid garages to free land for redevelopment.
Reduce required building set-backs and increase allowable Floor Area Ratios (FAR) to allow multi-story buildings along the street.
2. 7th Street TOD: Just north of where Northwest Drive meets Hightower Road is the Carey Park neighborhood, near the center of NPU-G. This tree-covered neighborhood of single-family homes and churches has a unique character. The location of interest lies near the confluence of three bus routes and is home to one convenience store. The diagonal streets make this one of the most accessible points in Carey Park, suggesting it as the neighborhood center.
Transit Service: Frequent – Best in NPU-G - 7.2 busses per hour on weekday afternoons Vision: Neighborhood center
31 Recommendations: Promote home ownership and increase density by encouraging the
construction of ancillary rental units. Invest public facilities such as libraries and community centers within this area.
3. Hollywood Split TOD: Lies within the Grove Park neighborhood just outside of the NPU, where Hollywood Road splits off Donald Lee Hollowell Parkway. This area has some retail and other businesses along the major streets. It is served by two bus routes.
Transit Service: Intermediate - 5 buses per hour Vision: Neighborhood center
Recommendations: Consolidate parking into paid garages to free land for redevelopment.
Reduce required building set-backs and increase allowable FARs to allow multi-story buildings along the street.
4. Hamilton E. Homes TOD: Hamilton E. Homes Station, at the intersection of Hamilton E. Holmes Drive and Martin Luther King Jr. Drive is currently surrounded by empty parking lots. While well outside the NPU, this is a major transportation hub for neighborhood residents who take transit.
This site has the best transportation and transit accessibility in West Atlanta. Hamilton E. Holmes Station is located at the first I-20 exit inside the perimeter, and is a transfer center for a dozen bus routes. This makes it a prime location for a major retailer that could serve NPU-G and the rest of Atlanta’s Westside. A 2002 LCI study explores opportunities for a TOD on this site.
Transit Service: Frequent – Best on Westside – 12 routes running multiple times per hour Vision: Commercial Center
Recommendations: Consider new retail options that would service the needs of the community. Pursue opportunities for urban ―big-box‖ retail.
5. Mason’s Church TOD: Refers to the Civil War era church and cemetery at the intersection of Bolton Road and Donald Lee Hollowell Parkway. Only the cemetery remains today. This area now constitutes the short, busy stretch between the I-285 interchange and the AIP. As such, it functions as a gateway to the AIP and, when traveling east on Donald Lee Hollowell Parkway, the
32 neighborhoods of Atlanta. Long-term transit plans call for this spot to be a station transferring BRT on Donald Lee Hollowell Parkway and an express bus service on I-285.
Transit Service: Infrequent – 2 buses per hour – but long-term plans for more Vision: Commercial Center
Recommendations: Develop plans for an attractive community entrance.