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GWINNETT PLACE/ GWINNETT VILLAGE. COMMUNITY IMPROVEMENT DISTRICTS. Mixed-Use Redevelopment District & Design Manual. January 29, 2008. Partners in Redevelopment. Mixed-Use Redevelopment District & Design Manual. Gwinnett Place Community Improvement District

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Mixed-Use Redevelopment District & Design Manual

January 29, 2008

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Partners in Redevelopment

Mixed-Use Redevelopment District & Design Manual

Gwinnett Place Community Improvement District

Gwinnett Village Community Improvement District

Atlanta Regional Commission – LCI Funding

Consultant Team:

Street Smarts, Inc.

Jordan, Jones & Goulding, Inc.

Urban Collage


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Economic Barriers

High cost of land, site preparation for redeveloped sites

Market shifts and uncertain future

Environmental Barriers

Difficult site conditions

Tree protection on redeveloped sites

Stormwater management on redeveloped sites

Zoning regulations

Height, setbacks, parking, procedures


Public hearings / delay for entitlements

Lessons Learned from Practice

  • Barriers to Redevelopment

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Project Costs Greenfield Redevelopment Add

Land Costs $ 1,050,000 $ 3,050,000 $ 2,000,000

Site improvements 637,500 1,081,250 443,750

Base building / tenant improvements 6,375,000 6,375,000 0

Landscape, signage, etc. 337,500 337,500 0

Architect, Engr., Testing 525,000 543,750 18,750

Legal/ Ins./ Title/ Fees 225,000 260,000 35,000

Marketing/Promotion/ Other 78,750 97,500 18,750

Financing Costs 446,267 640,977 194,710

Contingency 525,000 675,000 150,000

TOTAL PROJECT COSTS $10,200,017 $13,060,977 $ 2,860,960

COST PER SQ. FT. $136 $174 28%

Source: Gwinnett Council for Quality Growth

Economic Barriers to Redevelopment

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Lessons Learned from Practice

Size Matters

Smaller areas focus resources

Smaller area involves less risk/exposure

Catalyst sites can jump-start the area

Limit the “edge effects”

Principles for setting boundaries

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It is better to start small and grow over time than to have to retreat.

A multi-tier Overlay District can provide the best of both worlds.

Lessons Learned from Practice

Conclusions and Recommendations

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Attractive, unified design theme to retreat.

Connectivity improvements

Public places and green spaces

Parking management structures and strategies

Areawide stormwater facilities

Transit-oriented development

Gwinnett Place Redevelopment Study

Agenda for Public/Private Partnerships

Goal: Break the economic cycle of disinvestment

Key: Flexible regulations with incentives

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Purposes of the Redevelopment District to retreat.

Branding – Visual Theme (Streetscape)

Incentives / Flexibility for Redevelopment

Mixed Use Development Design Guidelines

Public/Private Investment in Infrastructure and Amenities

Revitalization of underused property

Efficient land use for live-work-play

Replace auto trips with walking

Encourage connected system for all modes: auto, transit, bike, walking.

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Permitted Uses to retreat.

C-1,C-2,C-3, O-I

Mixed-Use: Hotel, Office Commercial, Retail, & Residential, (Including Lofts and Residential/Business)

All Residential Uses


Multi-family (density up to 96 du/acre)

Special Uses

Automotive parts, Building materials/ garden center, outdoor recreation, extended stay hotels, mini-warehouses, etc.

Prohibited Uses

Adult entertainment; car wash; contractor offices; mobile homes; heavy equipment sales/service; pawn shops; motels, etc.

Uses Allowed in the Overlay District

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Install CID Streetscape along frontage to retreat.

15% Common Area (50% transferable)

Utilities relocation

Max. 40% of Parking in Front Yard

Interparcel access

Maximum block length: 600 ft.

Development Requirements in the Overlay

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Mixed Use Development to retreat.

Relaxed Setbacks

Shared parking

Fees in Lieu of Parking

Off-site transfer of tree density & open space

Joint stormwater management facilities

Sources of Flexibility

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Density Bonuses to retreat.

Mixed Use/ Housing

Street connections

Public areas

Structured parking

Areawide Stormwater

Transit connections

Incentive Features

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What is Floor Area Ratio (FAR)? to retreat.

Bonus Density Incentives

If FAR = 1.0

Density = 43,560 sq. ft. of building per acre of land

2-story bldg. covers 50% of lot


1-story bldg. covers 100% of lot

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Mixed –Use Development to retreat.

Bonus Density Incentives

  • Bonus density incentive of 1.0 FAR for mixed-use development

  • Additional .5 FAR bonus for structured parking.

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Bonus Density Incentives to retreat.Mixed-Use Development

Additional 0.5 FAR for:

  • Projects over 25 acres

  • Projects over 10 acres that combine 3 or more lots into one plan

  • Projects that are over 40% Office

  • Projects that are over 30% Residential

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Common Area to retreat.

20 % is mandatory

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Common Area to retreat.

50% can be transferred to an approved receiving area

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Bonus Density Incentives to retreat.

Common Area

Density Bonus of .2 FAR for each additional 1% of site area.

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Bonus Density Incentives to retreat.

For New Connecting Street

New Public Street Provided

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Bonus Density Incentives to retreat.

New Connecting Street

Connectivity Bonus- 10:1 Density Transfer

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Does not count toward maximum FAR. to retreat.

Density bonus of .5 FAR for providing >70% of required parking in a deck.

Joint parking structures can be constructed by private property owner or an entity created by Gwinnett County.

Fees in lieu of parking authorized.

Construction of Parking Deck

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Regional Stormwater Management to retreat.

  • Allow stormwater management requirements to be met off-site.

  • Provide 10:1 density transfer for land set aside and constructed as a Regional Stormwater Management facility.

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Bonus Density Incentives to retreat.Transit-Oriented Development

Developers who provide transit passenger waiting area and shelter earn .25 FAR bonus

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Bonus Density Incentives to retreat.Energy- Efficient Construction

Buildings that are certified as “Silver” level or higher by LEED earn .25 FAR bonus

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Overlay Tiers to retreat.

Maximum Intensities (with Bonus):

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Bonus Density Incentives to retreat.Example

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Tiers to retreat.

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Street Designation Map for GVCID to retreat.

Gwinnett Village Street Designation Map

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New Areawide Zoning Meets Needs of Changing Community Conditions


Redevelopment District


Grandfathered Uses

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Project Overview Conditions

8 Month Timeline

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New Construction and Major Redevelopment or Expansion: Conditions

“All applications for land disturbance permits, plan review, plat approval, and building permits for all property and rights of way within the boundaries of the CID Redevelopment Area District.”


What Triggers the New District?

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Development activity for which the Director has received a valid and complete development permits, building permit or landdisturbance permit application prior to the enactment of this Section shall be exempt from this Section to the extent of property covered by the previously issued permit.

Rehabilitation, restoration, renovation, expansion, and repair of a legally

permitted structure existing prior to the enactment of this section shall be

exempt from all provisions of this Section 1319, except for Section 1319.6 until

such time as the cumulative effect of all such permits on a single parcel results

in an increase in the total floor area of the existing structure by 50 percent or

10,000 sq.ft., whichever is less.

Rehabilitation, restoration, renovation, expansion, or repair of structures that

are part of a development of connected, non-residential buildings having a

combined gross floor area of over 1 million square feet as of the enactment of

this Section shall be exempt from all provisions of this Section 1319, except for

Section 1319.6.

What are the Exemptions?

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4. valid and complete development permits, building permit or landAny structure that is legally permitted prior to the enactment of this Section that

is subsequently destroyed or damaged by fire, flood, wind, or other natural disaster may be reconstructed to its previous use and extent without complying with any requirements of this Section 1319.

5. Construction of an accessory building or structure in conformity with Section 600 that is less than 2,500 sq. ft. gross floor area and is accessory to a use or structure that was legally permitted prior to the enactment of this Section shall be exempt from all provisions of this Section 1319, except for Section 1319.6.

6. No property made exempt from the requirements of this Section shall be entitled to any of the increases in density or gross floor area afforded by this Section.

What are the Exemptions?

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Questions? valid and complete development permits, building permit or land