2.0 development plan - GSLF.INFO

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2.0 DEVELOPMENT PLAN
This section includes specific land use and transportation / circulation
initiatives proposed for the Lithonia LCI study area.
Framework Plan .................................................................................. 33
Housing Initiatives ........................................................................... 35
Economic Development Initiatives ............................................. 37
Openspace / Civic Use Initiatives ............................................... 38
Transportation / Circulation Initiatives ........................................ 40
Downtown Target Area ....................................................................... 43
Short-Term Developemt Strategy ................................................. 43
Long-Term Development Strategy A ............................................ 44
Long-Term Development Strategy B ............................................ 44
prepared by:
Urban Collage, Inc.
URS Corp., Robert Charles Lesser & Co.
A Master Plan for Lithonia
Development Plan
Framework Plan
Throughout the City of Lithonia Master Plan process, the Lithonia community participated in
numerous forums to enunciate their vision for revitalizing the City and downtown area.
Framework Plan was generated through these forums and highlights key development
projects for new/ rehabilitated/ preserved housing, mixed-use/commercial/ civic
development and public infrastructure improvements.
The following pages describe the land use development and transportation/circulation
initiatives that support one or more of the following key concepts for revitalizing and
improving the City of Lithonia and the downtown area:

Develop various housing options in downtown that are compatible with the existing
character of Lithonia and that target families and empty nesters;
Encourage architectural preservation and design elements that are compatible with the
existing Lithonia historical character;
Create a sense of place or focal point in downtown that serves as a gathering place for
the community;
Focus on downtown retail redevelopment along Main Street that is unique in character
from surrounding retail.
A Master Plan for Lithonia: The Small Heartbeat of DeKalb
Prepared for: The City of Lithonia
Prepared by: Urban Collage, Inc. in collaboration with Robert Charles Lesser & Co. and URS
Page 33
LEGEND
HOUSING
ECONOMIC DEVELOPMENT
MIXED USE (F)
DOWNTOWN MIXED USE (G)
ADAPTIVE RE-USE MIXED USE (H)
SINGLE-FAMILY RESIDENTIAL (A)
TRADITIONAL NBD. DEV. (B)
TRANSPORTATION/ CIRCULATION
SIDEWALK IMPROVEMENTS (2)
*
INDUSTRIAL (I, J)
MULTI-FAMILY RESIDENTIAL (D)
OPEN SPACE / CIVIC USE
INSTITUTIONAL (K,L)
TOWN HOMES (E)
INTERSECTION IMPROVEMENTS (3,4,5)
PATH TRAIL (6)
PROPOSED PATH TRAIL (6)
GATEWAYS (7)
NEW ROAD (8)
STREETSCAPE IMPROVEMENTS (1,9)
STUDY AREA BOUNDARY
Braswell Street
7
Randall Road
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Trible Street
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Prepared by: URBAN COLLAGE, Inc., Robert Charles Lesser & Co., and URS
A Livable Centers Initative (LCI)
O
Pine Mountain Road
Framework Plan
Figure 2.1
Development Plan
Housing Initiatives (A – E)
A. Single-Family Preservation/Restoration/Infill
As described in the existing conditions analysis, the majority of the Lithonia Study Area is
comprised of single-family residential neighborhoods with historic building elements and
styles that are the foundation of the historical character of Lithonia. Throughout these
residential areas are older residences that should be preserved and restored in a fashion that
is compatible with the existing historic character. There are also opportunities to construct
new single-family homes on existing vacant properties with similar architectural character.
Recommendations:
Preserve existing single-family homes;
Encourage restoration of aging homes with historic character;
Promote new single-family residential development with historic character.
B. Traditional Neighborhood Development (T.N.D.)
Throughout the planning process, large undeveloped vacant properties along Center Street,
Parkway Road and Bruce Street were at the center of discussion regarding their feasibility for
potential development sites. Since these areas are surrounded by single family housing, and
as the demand for housing increases in Lithonia these sites should be developed to expand
the housing market.
The traditional neighborhood development would consist of single-family homes on small lots
(less than 1/4 acre each). Often referred to as cluster homes, this development type attracts
young couples and empty nesters looking for low maintenance, detached single-family
homes. The entire neighborhood would be within easy walking distance of downtown
businesses, creating a captured market for new retail.
Recommendations:
Develop new single-family homes on 1/4 acre or less lots;
Develop new design standards to encourage higher quality development
incorporating some historic design elements;
Reduced setbacks and small pocket parks;
Interconnected road network with sidewalks;
No gated communities.
C. Modernize Public Housing
The Lithonia Housing Authority is one of the major property owners in the City with
approximately 170 housing units. The public housing consists of one-story brick structures
scattered throughout Lithonia and are in relatively standard condition. The existing facades
are in need of architectural enhancements and modernization such as roof pitches,
porches, and windows that are compatible with the existing single-family housing.
In addition to façade improvements, the properties require additional lighting and
landscaping, particularly at the property on Johnson Street, which is along the route of the
new multi-purpose greenway trail developed by PATH and the Arabia Mountain Nature
Preserve.
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Development Plan
Lithonia Housing Authority Property - Existing & Proposed
Recommendations:
Create facade improvements to existing Lithonia Public Housing units that
incorporate design elements of existing residential homes;
Incorporate new lighting and greenspace and landscape enhancements.
D. Senior Center
While single-family residential development is in demand in the downtown area, the
community has also expressed a need to develop housing options for seniors. On Park Street
there is a Lithonia Housing Authority multi-family housing development. This development is
currently fully occupied and the majority of the residents are seniors. The Lithonia Park/
Amphitheater and the Lithonia Middle School could be expanded on adjacent vacant
property and renovated as a mixed income senior housing facility to satisfy the need for
additional senior housing in the area.
Recommendations:
Renovate existing public housing and infill where appropriate into a new mixedincome senior housing facility in proximity to the Lithonia Middle School and the
Lithonia Park;
Incorporate a small senior center for intergenerational activities.
E. Townhouse Development
As the demand for new housing in Lithonia increases, the construction of two-story
townhouses is proposed. This development would provide a new housing type to the
downtown area marketable to young couples and empty nesters looking for low
maintenance residences.
These townhomes should be designed with a historical character that is complementary to
the architectural style of the surrounding residences. Access to this development can be
provided off of Klondike Road or Magnolia Street.
Recommendations:
Develop new townhomes with high quality design elements compatible with
existing single-family homes.
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Development Plan
Economic Development Initiatives (F – L)
F. Lithonia Plaza Mixed Use
Lithonia Plaza is located in the heart of downtown Lithonia and currently houses the Wayfield
Foods Grocery and several retail stores. In addition, a portion of the structure is owned and
used by the City of Lithonia. This 1970’s structure should be redeveloped in order to restore
the Lithonia retail core into the thriving activity center that it once was.
Situated adjacent to existing Main Street businesses, this site is a prime location to expand
the housing market in the downtown area. As the demand for housing increases in the
downtown area, this site should be more fully developed to support the new and existing
retail.
Recommendations:
Demolition of Lithonia Plaza (in phases);
Two to three story live/work townhome development that fronts Max Cleland with
interior surface parking;
Commercial/Grocery reoriented to face Max Cleland Blvd.
Incorporate historic design standards that are compatible with Main Street design
elements (no interior facing retail);
New Main Street retail/mixed-use extended along Main Street.
G. Downtown Lithonia Mixed Use
Enhancing the sustainability
and
character
of
retail
development on Main Street is
a major goal of this master
planning effort.
Through
numerous
stakeholder
interviews,
the
Lithonia
Compass
visual
character
survey
and
community
meetings, a strong community
consensus and support to
preserve the “Main Street”
historic
character
was
enunciated.
With enhancements to the
existing
two-story
historic
structures along Main Street,
the character of the heart of
downtown
Lithonia
should
consist of a multi-story mixed
use environment containing
retail space on the ground
floor with large storefront
windows and office space
and/or lofts on upper floors.
Main Street - Existing & Proposed
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Development Plan
Recommendations:
Encourage two story infill development with compatible historic character;
Historic facade restorations and improvements of existing buildings;
Promote ground floor retail establishments, pulled up to the street with storefront
windows;
Encourage a mix of office and loft development on the second floors.
H. Adaptive Re-use Projects (Mixed-Use)
Due to limited demand for new retail in the downtown area over the next three to five years,
some steps should be taken to improve the character of existing and underutilized structures
particularly along the southern end of Main Street, Max Cleland Blvd., Stone Mountain Street
and along the railroad.
Along Main Street, existing single-family homes are being converted into offices (particularly
for lawyers, accountants, and real estate agents). As the demand for service-oriented retail
increases in the long term, this type of conversion should also be considered for existing
properties along Max Cleland Blvd., Stone Mountain Street and along the railroad corridor,
thus concentrating the focus of commercial development on Main Street.
Recommendations:
Preserve existing structures with historical significance along railroad, Main Street
and Stone Mountain Street;
Convert existing structures into office, service, and housing (no retail).
I. Light Industrial
The City of Lithonia recently annexed an undeveloped 17 acre parcel north of Covington
Highway and south of an established single-family neighborhood. Due to its proximity to
Covington Highway and while the City continues to identify sources to contribute to its tax
base, this site should be developed as a light industrial/ commercial development that is
non-threatening to the surrounding residential community.
Recommendations:
Development of new light industry/commercial (clean industries-no retail);
Improve curb appeal/gateway into the downtown area from Covington
Highway with site development and facade standards (brick, landscaping,
fencing, etc.)
J. Light Industrial Expansion
Conyers Street currently contains several industrial properties that at one time benefited from
the railroad. There is an adjacent vacant property that could be developed as an industrial
use that contributes to the tax rolls and as an employment generator for the City of Lithonia.
Recommendations:
Encourage expansion of small light industrial area (clean industries);
Identify businesses that would benefit from/complement the Railroad;
Improve curb appeal/gateway into the downtown area with site development
and facade standards (brick, landscaping, fencing, etc.)
Open Space / Civic Use Initiatives (K – O)
K. Lithonia Cultural Center
The “Seminary” located at 6886 Main Street (1895) was an early Lithonia school and was
later used as a boarding home for Lithonia’s growing population. With its existing historic
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Development Plan
granite façade, adjacent open space and proximity to the Main Street/ Max Cleland Blvd.
intersection, this facility should serve as a gateway into the downtown area. In addition, it is a
prime location for a cultural/ civic facility and possibly a bed & breakfast.
Recommendations:
Preserve and re-use existing seminary;
Create a cultural/ historical center serving as a community focal point;
Maintain a green, public gathering space.
L. Bruce Street Community Facility
The Bruce Street School was the first African-American school in DeKalb County. The
structure’s interior and roof were destroyed by fire and several attempts have been made by
local community groups to purchase and refurbish the building. To build upon the rich
history of the school, the remaining façade should be preserved and developed into a
facility that can be utilized by the community for years to come.
Recommendations:
Preserve the Bruce Street School facade and construct new community facility;
Incorporate a historical center or museum;
Provide community rooms for meetings, civic use and training.
M. Town Square
While Main Street is envisioned as the retail core for downtown Lithonia, there is a need for a
focal point. As the Lithonia Plaza redevelops as the new town center with housing, there is an
opportunity to create and build upon this “sense of place” with a new town square. This
town square should include a new City Hall and community facility, and plaza for outdoor
gatherings and community festivals.
Recommendations:
Develop a more formal town square for organized outdoor civic activities;
Incorporate the potential greenway trail;
Maintain easy walking distance to downtown goods and services.
Proposed Town Square and New City Hall
N. Park Expansion
While the City of Lithonia has several active recreational facilities within the city limits, the
community suggests more facilities are warranted to provide options for additional youth
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Development Plan
activities. There are vacant parcels adjacent to the Bruce Street Park and the Lucious
Sanders Recreation Center that should be developed for additional programmed open
space.
Recommendations:
Maintain and expand the Bruce Street Park and Lithonia Community Park to
include new play equipment and youth activities;
Informal trail heads into adjacent natural area.
O. Natural Open Space
Throughout this master planning process, there have been numerous discussions concerning
large undeveloped parcels within the study area. It is suggested that several of these
parcels contain granite rock that was not quarried during Lithonia’s industrial growth. In
addition, the larger parcel located behind the Bruce Street Park is an abandoned City of
Lithonia landfill. Due to the unknown conditions, proximity to existing single-family housing
and the likelihood of granite rock limiting development on these sites, these sites should be
preserved in their natural state as open spaces.
Recommendations:
Preserve existing undeveloped area for natural open space;
Potential informal walking trails/nature areas;
Potential incorporation into Arabia Mountain Nature Preserve area;
Conduct environmental study of abandoned landfill for feasibility of future
development.
Transportation and Circulation Initiatives (1 – 7)
1. Main Street Improvements
The firm of PBSJ has recently designed streetscape improvements for Main Street in
downtown Lithonia. The project primarily focuses on improvements to the Main Street
corridor starting at the intersection of Max Cleland Blvd. and Main Street. This project will
include on-street parking as well as landscaping to beautify the area.
Recommendations:
Build upon the PBSJ streetscape project and enhance the entry to downtown
with a new tree-lined streetscape extending south on Main Street from Max
Cleland Blvd. to the city limits;
Improve sidewalks for pedestrian access to downtown.
2. New/Repaired Sidewalks
As identified in the existing conditions
analysis in the first phase of this
planning process, there is not a
consistent network of pedestrian
facilities within the Lithonia LCI Study
Area. Several streets within the study
area do not have pedestrian
sidewalks and there is a lack of
pedestrian connectivity from local
neighborhoods to Lithonia Middle
School,
the
Lithonia
City
Park/Amphitheater
downtown.
Recommendations:
and
to
Residential Sidewalks – Typical Section
Page 40

Development Plan
Construct new neighborhood sidewalks in several key locations, particularly in
ways that connect residential areas to parks and downtown.
3. Main Street/Max Cleland Blvd./Parkway Road Intersection Improvements
Existing traffic flow indicates a need for more vehicle storage in the left turn lane on Main
Street for the traffic turning onto Max Cleland Boulevard. In addition, the geometry of the
southbound approach of Max Cleland Boulevard to westbound Main Street should be
modified to accommodate large trucks making the right turn. Currently, the tight radius
often forces them into the opposing traffic lanes. Also, there is no pedestrian signalization or
crosswalks at this highly utilized intersection.
Recommendations:
Improve safety/visibility at Parkway Road;
Improve vehicular and pedestrian coordination (potential traffic signal);
Install pedestrian crosswalks and pedestrian signalization.
4. Railroad Crossing Improvements
The railroad corridor divides the City of Lithonia into two quadrants and railroad traffic is
frequent. At Main Street, pedestrian connections are lacking which doesn’t encourage
pedestrian utilization of the area.
Recommendations:
Improve pedestrian and vehicular connection to Rock Chapel Road;
Enhance the image of the railroad corridor.
5. Max Cleland Blvd./ Stone Mountain Street Improvements
The intersection of Max Cleland and Main Street does not contain pedestrian sidewalks or
cross walks. According to the numerous stakeholder interviews conducted through this
process, the City of Lithonia is a pedestrian community but there is a lack of pedestrian
facilities at this and other key locations.
Recommendations:
Provide adequate pedestrian crosswalks and links across Max Cleland Blvd. to the
downtown area;
Introduce traffic calming measures;
Build upon additional planned connections through downtown;
Enhance the area as the focal point of Lithonia through pedestrian walkways and
identifying markers.
6. Downtown Greenway Trails
The Arabia Mountain Heritage
Alliance in conjunction with the
PATH Foundation has embarked
on
a
new
multi-purpose
greenway trail extending from
Arabia Mountain to the Mall at
Stonecrest and terminating at
the Women’s Club on Wiggins
street in downtown Lithonia. It is
anticipated that the trail will
extend through Lithonia enroute
Greenway Trail – Typical Section
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Development Plan
to Stone Mountain. Throughout the Lithonia Master Plan effort, the community has expressed
the importance of the trail extending through Lithonia and connecting to the various places
of interest within the city limits including the Lithonia Amphitheater and Park, Bruce Street
Park, Lucious Sanders Recreation Center and Community Park, historic Bruce Street School
and the African-American Cemetery.
Recommendations:
Develop new downtown trail system for pedestrian and bicycle use;
Build upon planned connections from Arabia Mountain to the Mall at Stonecrest
to the Women's Club;
Connect to future trail leading north to Stone Mountain.
7. Gateways
The City has recently invested in granite identity markers at key
locations within the city limits. Unfortunately, these markers are low
to the ground and very small. While the intersection of Main Street
and Max Cleland has been the center of downtown, the
intersection lacks attention and fails to provide an organizational
element to anchor the entry into downtown. Additional locations
that require similar focal elements
include Stone Mountain Street at the
city limits and Lithonia Byway.
An appropriate vertical element for
the Main Street and Max Cleland
intersection could be a bell or clock
tower that is incorporated into the
proposed City Hall and town square.
Recommendations:
Develop
new
and/or
enhance existing identity
markers for downtown on
Lithonia Byway and Stone
Mountain Street (at city limits) and at
the intersection of Main Street and
Max Cleland.
Gateways - Existing and Proposed
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Development Plan
Downtown Target Area
The Downtown Target Area was defined in an effort to reinvigorate the downtown area,
building on the existing charm and historic character of existing structures while creating new
opportunities for retail, housing, community facilities and circulation enhancements in the
heart of downtown Lithonia. The target area is focused in downtown Lithonia and includes
the block bounded by Main Street, Max Cleland Blvd. and Swift Street. Properties fronting
Main Street from Max Cleland Blvd. to Swift Street are also included in the Target Area.
Short-term and Long-term development diagrammatic concepts for the Downtown Target
Area were developed as illustrations and future development is contingent on property
owners, developers and City officials and leadership that are committed to implementing
the projects.
Short-Term Development Strategy
The short-term strategy for future
development in the Downtown
Target Area focuses on the
Lithonia Plaza, especially the
eastern wing that is owned by the
City of Lithonia, and its adjacent
surface parking. This site would be
developed for residential use,
approximately
27
2-story
townhomes with parking on the
ground floor. It would be sited to
include alleys or service drives for
access, parking as well as a
greenspace
or
centralized
courtyard for the residents.
Proposed Townhomes fronting Max Cleland
Reflecting community desires for
an urban grocery, the existing
Wayfield Food grocery building
would remain in this concept plan,
but major façade improvements
and architectural details are
recommended to enhance its
appearance.
Existing
retail
structures fronting Main Street
would also undergo façade
improvements and, where it is
feasible, upper floor residential
lofts would be developed. The
historic Seminary building would
be converted into the Lithonia
Cultural Center to satisfy the
need for a new history/ cultural
facility for the City. The Seminary
Main Street Infill View
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Development Plan
building could also initially house a new City Hall.
In order to provide vehicular and pedestrian access to the development site, Stone
Mountain Street would be extended and enhanced with crosswalks and street trees.
Pedestrian-oriented intersection enhancements including paved crosswalks and signalization
is recommended at Max Cleland Blvd. and Stone Mountain Street.
Streetscape
enhancements along Max Cleland Blvd. and on Main Street are also included in this
concept.
Long-Term Development Strategy A
This long-term development strategy includes the townhouse development described in the
short-term strategy, but also includes a redevelopment concept for the Wayfield Foods that
is beyond short-term façade improvements. In order to focus retail services on Main Street,
reorienting the grocery to include
main access and parking on Max
Cleland Blvd. would be necessary.
The existing surface parking would
be developed to include a mixeduse building fronting Main Street
and a new City Hall with an
adjacent town green/ plaza. This
new development would serve as
major focal point upon entry into
the downtown area.
With
the
pedestrian
and
streetscape
improvements
recommended in the Short-Term
New City Hall and Town Green
Strategy,
this
concept
recommends
realigning
and
improving the intersection of Max Cleland at Main Street to solve the existing vehicular and
pedestrian challenges. The existing Memorial Park would be expanded as well.
Long-Term Development Strategy B
It is recognized that Strategy A is particularly difficult and requires the acquisition of several
vital businesses for the town green. Therefore, Strategy B proposes a less aggressive option.
This version of the long-term strategy is similar to the previous but provides an alternative to
developing a new City Hall on the existing grocery surface parking lot. Instead, this concept
suggests developing an additional 8 townhomes on the site and adaptively reusing existing
structures along Main Street as the new City Hall.
In either scenario, it should be recognized that redevelopment of the existing grocery is longterm and the desire for an urban grocery in the heart of downtown is important to the
community. Furthermore, the overwhelming desire for a new City Hall represented in both
scenarios is likely to be a very long-term option and also relies upon the construction of a
municipal parking lot to serve the Main Street infill development.
Page 44
Lit
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ee ape
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Bed &
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ter
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Prepared by: URBAN COLLAGE, Inc., RCL Co., and URS
0'
0' 40' 80' 120' 160
Figure 2.2
ia
n
ho
The Small Heartbeat of DeKalb
College Avenue
.
y
Bw
A MASTER PLAN FOR LITHONIA:
Stone Mountain
Street
Short-Term
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ente
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ain Street
Str
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Streetsc
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Enhanceme
Enha
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ments
In
ntersection
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ancements
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N
Exis
xist
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Lithonia
Lithon
Womens
ome
ens
Club
b
Stonecrest
S
Sto
to
Mall &
Arabia Mt. Nature
tu
u
Preserve
ve
0'
0' 40' 80' 120' 160
Figure 2.3
Small Urban
S
Grocery
College Avenue
.
y
Bw
Stone Mountain
Street
Long-Term
ia
n
ho
Lit
Max
ax
x Cleland
eland
Stre
Streetsca
ee ape
a
New Townhomes
wnhom
m
New Lofts
L
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Over
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Ce er
Center
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Drop
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h
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New
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rvice
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ixed-Use
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et
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ome
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ee
een
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ain Street
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Enha
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me
ments
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Centerr &/or
&/o
Possible City Hall
P
all
In
ntersection
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Enhancem
ancements
anceme
en
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Pa
ansio
ansion
N
Stonecrest
S
Sto
to
Mall &
Arabia Mt. Nature
tu
u
Preserve
ve
0'
0' 40' 80' 120' 160
Figure 2.4
Small Urban
S
Grocery
College Avenue
.
y
Bw
Stone Mountain
Street
Long-Term
Development Plan
Long Term
Short Term
Downtown Target Area Development Program
TABLE 2.1
5 YEAR DEVELOPMENT TARGETS:
+/-27 new for-sale townhomes (2 stories with rear access garages)
+/-10,000 square feet ground floor office/incubator/community space (Max Cleland side of townhomes)
+/-5,000 square feet Main Street infill retail (south side of Main)
+/-2 new mixed-use lofts (over Main Street Infill)
+/-6 adaptive re-use lofts (over existing Main Street buildings)
Seminary Adaptive Reuse for cultural center/ City Hall
Grocery façade improvements
Main Street façade improvements
(Partial demolition of Lithonia Plaza & Rear of Main = +/-20,000 sq. ft. retail; +/-10,000 square feet institutional)
5 YEAR CIRCULATION/TRANSPORTATION PROJECTS
Main Street streetscape - Phase 1 (Funded-Downtown)
Main Street streetscape - Phase 2 (Downtown to Evans Mill)
Max Cleland streetscape - At Townhome Development & New Town Green
Stone Mountain Street extension
Downtown greenway (along new Stone Mountain Street Extension)
Pedestrian intersection improvements (3 locations)
10-15 YEAR DEVELOPMENT TARGETS:
+/-15,000 square feet Main Street infill retail (north side of Main)
+/-10,000 square feet city hall/civic space (looking over new Town Green w/gateway monument)
+/-20,000 new/rebuilt urban grocery (one-for-one replacement)
+/-10 new mixed-use lofts (over new Main Street Infill)
(Demolition of commercial space at intersection of Max Cleland and Main St. = +/-5,000 square feet)
10-15 YEAR CIRCULATION/TRANSPORTATION PROJECTS
Max Cleland/Main Street realignment & traffic signal
New town green (plaza enhancements)
Vietnam Memorial Park expansion
City Parking Lot (south side of Main Street)
BUILD-OUT SUMMARY (SHORT & LONG TERM):
Total Retail/Commercial Space Lost Due To Redevelopment:
Total Retail/Commercial Space Added:
45,000 square feet
50,000 square feet
Total Institutional/Civic Space Lost Due To Redevelopment:
Total Institutional/Civic Space Added:
10,000 square feet
10,000 square feet
Total Housing Lost Due To Redevelopment:
Total Housing Added Due To Redevelopment:
(incl. the grocery)
(incl. the grocery)
0 units
45 units
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