Quality Growth Resource Team report, Pike County

Quality Growth Resource Team Report

HERITA GE PRESERVAT I O N | S ENSE O F PL A C E | E NVIRONMENTA L PRO T E C T I O N | G ROWTH PREP AREDNESS | A P P R O P R I ATE BUSINESSES | E D U C AT I O N A L OP P O R TUNITIES | HOUSING O P P O R T U N I T I E S | L O C A L S ELF -DETERMINAT I O N | R E G I O N A L COOPERATION | S HARED SOLUTIONS | E MPLOYMENT OPTIONS | R EGIONAL IDENTITY | INFILL DEVELOPMENT | T RADITIONAL NEIGHBORHOODS | OPENS PA C E PRESERVAT I O N | T RANSPORTATION AL TERNATIVES | G ROWTH PREPAREDNESS | A PPR OPRIATE BUSINESSES | E D U C AT I O N A L OP P O R TUNITIES | HOUSING O P P O R T U N I T I E S | L O C A L S ELF -DETERMINAT I O N | R E G I O N A L COOPERATION | S HARED SOLUTIONS | E MPLOYMENT OPTIONS | R EGIONAL IDENTITY | INFILL DEVELOPMENT | T RADITIONAL NEIGHBORHOODS | OPENS PA C E PRESERVAT I O N | T RANSPOR TAT I O N A L TERNATIVES | HERITAGE PRESERVAT I O N | S ENSE O F PL AC E | ENVIRONMENTAL PRO TECTION | GR OWTH PREPAREDNESS | AP P R O P R I A TE BUSINESSES | ED U C AT I O N A L OPPORTUNITIES | HOUSING OPPOR TUNITIES | LOCAL SE L F-DETERMINATION | REGIONAL COOPERATION | SHARED SOLUTIONS | EMPLOYMENT OPTIONS | REGIONAL IDENTITY | INFILL DEVELOPMENT | TRADITIONAL NEIGHBORHOODS | OPENSPA CE PRESERVAT I O N | T R A N S P O R TAT I O N A L T E R N ATIVES | HE R I TA GE P RESERVA T I O N | S ENSE O F P L A C E | E N V I R ONMENTA L PR OTECTION | GR OWTH PREPAREDNESS | AP P R OPRIATE BUSINESSES | EDUCAT I O N A L OPPOR TUNITIES | HOUSING OP P O R TUNITPIKEIES | LO C A L S ELF-DETERMINAT I O N | R EGIONAL CO O P E R AT I O N | S H A R E D S OLUTIONS | E M P L O YMENT OPTIONS | REGIONAL IDENTITY | INFILL DEVELOPMENT | TRADITIONAL NEIGHBORHOODS | OPEN SPACE PRESERVATION |HERITA GE PRESERVAT I O N | SENSE OF P LAC E | ENVIRONMENTAL PRO T E C T I O N | GR OWTH PREPAREDNESS | AP P R O P R I A TE BUSINESSES | E D U C AT I O N A L OP P O R TUNITIES | HOUSING O P P O R T U N I T I E S | L O C A L S ELF -DETERMINAT I O N | R E G I O N A L COOPERATION | S HARED SOLUTIONS | E MPLOYMENT OPTIONS | R EGIONAL IDENTITY | INFILL DEVELOPMENT | T RADITIONAL NEIGHBORHOODS | OPENS PA C E PRESERVAT I O N | T RANSPORTATION AL TERNATIVES | G ROWTH PREPAREDNESS | A PPR OPRIATE BUSINESSES | E D U C AT I O N A L OP P O R TUNITIES | HOUSING O P P O R T U N I T I E S | L O C A L S ELF -DETERMINAT I O N | R E G I O N A L COOPERATION | S HARED SOLUTIONS | E MPLOYMENT OPTIONS | R EGIONAL IDENTITY | INFILL DEVELOPMENT | T RADITIONAL
Pike County NEIGHBORHOODS | OPENSPAC E PRESERVATION | TRANSPOR TATION ALTERNATIVES | HERITAGE PRESERVATION | SENSE OF
November 2002 PL AC E | ENVIRONMENTAL PRO T E C T I O N | GR OWTH PREPAREDNESS | AP P R O P R I A TE BUSINESSES | ED U C AT I O N A L
OPPORTUNITIES | HOUSING OPPOR TUNITIES | LOCAL SE L F-DETERMINATION | REGIONAL COOPERATION | SHARED SOLUTIONS | EMPLOYMENT OPTIONS | REGIONAL IDENTITY | INFILL DEVELOPMENT | TRADITIONAL NEIGHBORHOODS | OPENSPA CE

Introduction

Introduction PIKE COUNTY Introduction PIKE COUNTY PIKE COUNTY Introduction PIKE COUNTY Introduction Introduction PIKE COUNTY Introduction PIKE COUNTY PIKE COUNTY Introduction PIKE COUNTY Introduction Introduction PIKE COUNTY Introduction PIKE COUNTY PIKE COUNTY Introduction PIKE COUNTY Introduction Introduction PIKE COUNTY Introduction PIKE COUNTY PIKE COUNTY Introduction PIKE COUNTY Introduction Introduction PIKE COUNTY Introduction PIKE COUNTY PIKE COUNTY Introduction PIKE COUNTY Introduction Introduction PIKE COUNTY Introduction PIKE COUNTY PIKE COUNTY Introduction PIKE COUNTY Introduction Introduction PIKE COUNTY Introduction PIKE COUNTY PIKE COUNTY Introduction PIKE COUNTY Introduction Introduction PIKE COUNTY Introduction PIKE COUNTY PIKE COUNTY Introduction PIKE COUNTY Introduction Introduction PIKE COUNTY Introduction PIKE COUNTY PIKE COUNTY Introduction PIKE COUNTY Introduction Introduction PIKE COUNTY Introduction PIKE COUNTY PIKE COUNTY Introduction PIKE COUNTY Introduction Introduction PIKE COUNTY Introduction PIKE COUNTY PIKE COUNTY Introduction PIKE COUNTY Introduction

The Quality Growth Resource Team for Pike County was brought together in November, 2002 through a collaboration with Pike County, the Georgia Department of Community Affairs (DCA) and the Georgia Quality Growth Partnership, a state-wide coalition of government agencies, universities, non-profits and business groups working to provide technical assistance on "quality growth" issues to Georgia communities. The resource team focused their study on the entire area of Pike County, and its municipalities.
The multidisciplinary team was made up of specialists in city planning, real estate development, urban design, historic preservation, architecture, resource conservation, and housing. Team members were chosen with the area's particular concerns in mind, which were initially defined in a meeting with the local officials held weeks in advance of the actual team visit.
The team spent a week in the project area. The visit began with a facilitated meeting involving a broad cross section of community representatives, designed to give the team members a deeper understanding of development issues and needs of the project area. During the week the team toured the project area by bus, visited area buildings, spoke with local officials, reviewed local ordinances, conducted field surveys, prepared schematic design solutions, and formulated policy recommendations. The visit culminated with a final presentation to the public on Thursday, November 21st. The team's recommendations were then passed to DCA staff for formatting into this final report.
The Resource Team would like to thank Pike County staff, elected officials and citizens for making us feel so welcome in the area. The ideas and solutions proposed here are only a beginning intended to stimulate interest in redeveloping Pike County so that residents may continue to enjoy living in a vibrant and beautiful area.
Community Resource Team visits and final presentation reports are coordinated and produced by the Georgia Department of Community Affairs. The electronic version of this publication (PDF) may be found online at: www.dca.state.ga.us/publications/pikecounty.html
CDs are available upon request. Contact: Julie Brown jbrown@dca.state.ga.us phone: 404.679.0614

Team Members
Danny Bivins University of Georgia

Support Staff
Leigh Askew DCA Environmental Management

Jeff Dorfman University of Georgia Agriculture & Applied Economics
Richard Laub Georgia State University Heritage Preservation Program
Deborah Lohnes Georgia Department of Industry
Trade & Tourism

Corinne Blencoe DCA Regional Services
Julie Brown DCA Quality Growth
Lynn Bruce DCA Coordinated Planning
Jan Coyne University of Georgia

Meet the Resource Team

Steve Roberts Bron Cleveland Associates

Steve Dempsey University of Georgia

Bill Russell University of Georgia Business Outreach Services
Jennifer Trapp-Lingenfelter Georgia Institute of Technology Economic Development Institute
Ann Treadwell Georgia Council for the Arts
Jerry Weitz Jerry Weitz & Associates, Inc.
Joy Wilkins Georgia Institute of Technology Economic Development Institute

Cindy Eidson DCA Downtown Development
Stan Ellis DCA Region 4 Office
Carmine Fischetti DCA Design Services
Jim Frederick DCA Quality Growth
Adam Hazell McIntosh Trail RDC
Kent Kirbow DCA Single Family Housing

Caroline Wright
Georgia Department of Natural Resources
Historic Preservation Division

Sarah Lawton DCA Regional Services
Stefanie Moran DCA Quality Growth

Jennifer Normanly DCA Regional Services

Billy Parrish DCA Downtown Development

Dee Dee Quinnelly DCA Quality Growth

Dave Totten DCA Decision Support Services

Adriane Wood DCA Region 6 Office

Georgia Quality Growth Partnership

The Georgia Quality Growth Partnership (GQGP) is a collaboration among diverse public and private organizations formed out of the desire to coordinate their efforts at promoting "quality growth" approaches throughout the State of Georgia. The primary purpose of the GQGP is to facilitate local government implementation of quality growth approaches by:
1. Disseminating objective information on the various approaches.
2. Developing tools for implementing these approaches.
3. Sharing of best practices learned from other places, times, and cultures.
4. Promoting acceptance of quality growth by the general public and community leaders.
Founded in March, 2000, the GQGP has grown to more than forty organizations, each contributing time, in kind services, or financial resources to fostering Partnership efforts.
Guiding Principles The GQGP members believe that fostering livable communities requires innovative solutions that:
1. Ensure equitable access for all citizens to a range of options for education, transportation, housing, employment, human services, culture, and recreation.
2. Create opportunities for citizens to learn more about community planning and actively encourage their involvement in public decisionmaking.
3. Respect and protect our natural resources wildlife, land, water, air and trees.
4. Shape appealing physical environments that enhance walkability and positive social interaction.
5. Recognize that community decisions have an impact on neighboring jurisdictions and, therefore, must be made from a responsible regional and statewide perspective.
6. Incorporate practices learned from our local experience as well as from other communities and cultures.
7. Preserve and enhance our cultural and historic places for future generations.
8. Provide for the efficient and economical use of public infrastructure.
9. Employ the principles of sustainability and balance to ensure the economic viability of all communities and to enhance the state's economic competitiveness.

Overall Development Concept

PIKE COUNTY Overall Development Concept PIKE COUNTY Overall Development Concept PIKECOUNTY OverallDevelopmentConcept PIKE COUNTY Overall Development Concept PIKE COUNTY Overall Development Concept PIKECOUNTY OverallDevelopmentConcept PIKE COUNTY Overall Development Concept PIKE COUNTY Overall Development Concept PIKECOUNTY OverallDevelopmentConcept PIKE COUNTY Overall Development Concept PIKE COUNTY Overall Development Concept PIKECOUNTY OverallDevelopmentConcept PIKE COUNTY Overall Development Concept PIKE COUNTY Overall Development Concept PIKECOUNTY OverallDevelopmentConcept PIKE COUNTY Overall Development Concept PIKE COUNTY Overall Development Concept PIKECOUNTY OverallDevelopmentConcept PIKE COUNTY Overall Development Concept PIKE COUNTY Overall Development Concept PIKECOUNTY OverallDevelopmentConcept PIKE COUNTY Overall Development Concept PIKE COUNTY Overall Development Concept PIKECOUNTY OverallDevelopmentConcept PIKE COUNTY Overall Development Concept PIKE COUNTY Overall Development Concept PIKECOUNTY OverallDevelopmentConcept PIKE COUNTY Overall Development Concept PIKE COUNTY Overall Development Concept PIKECOUNTY OverallDevelopmentConcept PIKE COUNTY Overall Development Concept PIKE COUNTY Overall Development Concept PIKECOUNTY OverallDevelopmentConcept

Overall Development Concept
The Resource Team identified six separate development focus areas within the county and recommends unique development strategies for each of these areas. The focus areas are described below and mapped in Illustration 1:
Conservation Areas consisting primarily of flood plains, wetlands and other sensitive areas not suitable for development of any kind.
Agricultural Areas reserved almost exclusively for agricultural and forestry uses. These areas are not recommended for large-scale or even minor residential subdivision development, although some two-acre lot subdivisions have already intruded into these areas.
Rural Residential Areas where a substantial proportion of land has already been subdivided for residential development at a typical density of one unit per two acres.
Suburban Areas consisting primarily to the northeast portion of Pike County, where pressures for the typical types of suburban residential subdivision development are greatest (due to similar development occurring just across the border in Spalding County).
Town Centers corresponding primarily with the city limits of Pike County's existing municipalities. Each city is considered a "node" of development. An additional node is proposed for the northeast corner of Pike County, which is facing commercial development pressure from neighboring Spalding County.
Major Highway Corridors include U.S. Hwy. 19 and U.S. Hwy. 41, both of which face the prospect of uncontrolled strip development if growth is not properly managed.
The Resource Team recommends that new development in the county be concentrated in and around the Town Centers (including a proposed new town center in the northeast corner of the County, tentatively named "East Williamson" in this report). Each of the Town Centers should strive to manage new development so that it enhances the existing charm, walkability, and livability of these communities. The Town Centers should be linked by attractive rural highways (perhaps protected as Scenic Byways) and a countywide network of greenspace and trails, available to pedestrians, bicyclists, equestrians, and canoeists for both alternative transportation and recreation purposes. Outside the Town Centers, every effort should be made to encourage and maintain the existing rural character of the County. This does not mean that no development would occur outside the Town Centers but any new development should be designed to blend with the rural landscape that makes Pike County a desirable and unique place to live.

Recommended specific development strategies for each focus area are summarized in the following table:

Focus Area Conservation Areas Agricultural Areas
Rural Residential Areas Suburban Areas
Town Centers
Major Highway Corridors

Development Strategy Maintain rural character by not allowing any new development. Widen roadways in these areas only when absolutely necessary and carefully design the roadway alterations to minimize visual impact. Maintain rural character by strictly limiting new development and protecting farmland and open space. Protect farmland and open space by maintaining large lot sizes (at least 10 acres*) and promoting use of conservation easements by land owners. Residential subdivisions should be severely limited, but if minor exceptions are made, they should be required to follow a rural cluster zoning or conservation subdivision design. Any new development should be required to use compatible architecture styles that maintain the regional rural character, and should not include "franchise" or "corporate" architecture. Widen roadways only when absolutely necessary and carefully design the roadway alterations to minimize visual impact. Maintain rural atmosphere while accommodating new residential development as "conservation subdivisions" that incorporate significant amounts of open space. Encourage compatible architecture styles that maintain the regional rural character, and should not include "franchise" or "corporate" architecture. Promote moderate density, traditional neighborhood development (TND) style residential subdivisions. Each new development should be a masterplanned community with mixed-uses, blending residential development with schools, parks, recreation, retail businesses and services, linked in a compact pattern that encourages walking and minimizes the need for auto trips within the subdivision (see toolkit on "Traditional Neighborhood Development" at www.georgiaqualitygrowth.com). Encourage compatible architecture styles that maintain the regional character, and should not include "franchise" or "corporate" architecture. Each Town Center should include relatively high-density mix of retail, office, services, and employment to serve a regional market area. Residential Development should reinforce the traditional town center through a combination of restoration of historic houses surrounding the downtown and compatible new infill development targeted to a broad range of income levels, including multi-family town homes, apartments and condominiums. Design for each Town Center should be very pedestrian-oriented, with strong, walkable connections between different uses. Road edges should be clearly defined by locating buildings at roadside with parking in the rear. Include direct connections to the proposed countywide greenspace and trail network. Maintain a natural vegetation buffer (at least 50 feet in width) along major corridors. All new development should be set-back behind this buffer, with access roads, shared driveways or inter-parcel road connections providing alternate access to these developments and reducing curb cuts and traffic on the main highways. Ban all new billboards to protect scenic quality.

* Ten acres is generally considered to be the minimum lot size needed to protect viable farming and forestry operations and to avoid scattered residences in agricultural areas. Some exceptions for this ten-acre minimum could be made. For example, some communi-
ties make an exception for "intra-family land transfers" in order to allow large property owners the opportunity to subdivide farmland for their heirs. Such an exception should be limited to five lots or less.

Recommendations

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More Information About Recommendation

Cost Recommended Timeframe

Location

Recommendation

Why Necessary

Further Details

Project Type

Undertake an audit of city and county development regulations for

This audit will uncover revisions needed to make it

barriers to quality growth.

easier for "quality growth" forms of development (like mixed-use projects, traditional neighborhood

County + Cities

developments, and conservation subdivisions) to be implemented in Pike County and its municipalities.

Development Regulations

Low

Immediate

County + Cities

Modify city and county development regulations to accommodate the resource team's recommended types of development (see Overall Development Concept) and to eliminate barriers to quality growth identified by the audit. Review DCA's "Alternatives to Conventional Zoning" package for a menu of development regulations that may be appropriate for Pike County. Suggested development regulations are detailed in Appendix C.

Necessary to implement the Overall Development Concept recommended by the resource team.

Illustration 1 Appendix C

Development Regulations

Moderate

Immediate

At minimum, modify (reduce) the existing two-acre residential zoning Pike County's residential districts vary based on the

requirements.

size of the housing unit (square feet) but not the size

of the lot. Virtually all residential districts currently

provide for a minimum lot size of two acres. Current

county policy allows for subdivisions to be built in A-

County

R and other zoning districts without rezoning. This

policy has resulted in a scattering of residential subdivisions across the rural landscape,

Appendix G(1)

Development Regulations

Low

inconsistent with stated objectives of preserving a

rural quality of life.

Immediate

County

Revise zoning regulations to include overlay districts to manage development along key highway corridors and atop the Pine Mountain Ridge.

Highways throughout Pike County are facing increased development pressure that threatens to destroy their remaining rural character. Inappropriate development practices could infringe on these areas, and destroy their unique scenic qualities. Similarly, insensitive grading practices, ridgeline development, tree removal, and architecture incompatible with steep terrain could destroy the beautiful scenery of the Pine Mountain Ridge that is important to the tourism appeal of the area.

Appendix G(1)

Development Regulations

Moderate

Immediate

County + Cities

Evaluate city and county development regulations for consistency, and make revisions as necessary.

Consistency in development regulations will bring more rationality to growth and development in the municipalities and county, and reduce the tendency of developers to locate projects in the jurisdiction with the most favorable development requirements.

Development Regulations

Low

Immediate

County + Cities

Develop a well-coordinated, comprehensive economic development management program that brings together: industrial development, Town Center development, chamber-based promotion and tourism development.

Provides a unique opportunity to coordinate economic recruitment, downtown revitalization, and tourism efforts within a single organizational structure. Permits Pike County's municipalities to undertake a joint "Main Street" approach when each community is perhaps too small to effectively support this approach on its own.

Illustration 2 Appendix G(2)

Economic Development

l Make this organization the single point of contact for local Economic Development recruitment activities.
l Provide reliable public sector funding, such as dedicating a percentage of property tax millage for this organization's economic development, tourism and quality of life activities.

High

Immediate

County + Cities

Create core Economic Development Sales Team. Recruit people who represent some resource/add value to team, build broad based team with depth.

Critical to success of economic recruitment activities.

Appendix G(3)

Economic Development

Low

Analyze the types of enterprises that might fit effectively into the local Enables a rational approach to economic

economy, including identification of industries that can be

recruitment activities. Currently, the potential for

accommodated immediately. Possibilities include agri-business/horse industrial development, or other employment

opportunities (possible niche for the Business Park). County + Cities

generators is limited by the lack of sufficient water and sewer service.

Appendix G(3)

Economic Development

Low

Mid-term Immediate

County + Cities

Consider creating incentives (such as tax breaks, provision of needed infrastructure, workforce training) to encourage the targeted types of businesses to locate in the county.

May give Pike County a competitive edge in attracting desired employers.

Appendix G(3)

Economic Development

Low

Mid-term

Implementation of Recommendation

Funding Source

Technical Assistance

Applicable Toolkit (at www.georgiaqualitygrowth.com)

Quality Growth Grant Program; Appendix A

Regional

Development Center or DCA Regional

Audit of Barriers to Quality Growth

Staff

Status

Quality Growth Grant Program; Appendix A

Alternatives to Conventional Zoning; Reducing

Regional Development Center or DCA Regional Staff

Barriers to Quality Growth; Transit Oriented Development; Smart Parking Solutions; Traditional Neighborhood Development; Encouraging Mixed-Use Development; Conservation Subdivisions; Using Public

Facilities to Manage Growth

Quality Growth Grant Program; Appendix A

Regional

Development Center or DCA Regional

Alternatives to Conventional Zoning

Staff

Quality Growth Grant Program; Appendix A

Regional

Development Center or DCA Regional

Using Overlay Districts

Staff

Appendix A

Regional Development Center or DCA Regional Staff

Appendix A

DCA Regional Staff & Office of Downtown Development

Responsible Party

For Local Use Notes

Appendix A

Ga DITT or Ga Tech Economic Development Institute

Appendix A

Ga DITT or Ga Tech Economic Development Institute

Appendix A

Ga DITT or Ga Tech Economic Development Institute

More Information About Recommendation

Cost Recommended Timeframe

Location

Recommendation

Why Necessary

Further Details

Project Type

Conduct BREP (Business Retention and Expansion Process) through Helps determine what's needed to retain existing

DCA.

employers and to encourage their expansion within

County + Cities

Pike County.

Appendix G(3)

Economic Development

Low

Immediate

Provide Economic Development Leadership Training. County + Cities

Helps build a base of local leaders who understand the key ingredients of growing the local economy.

Appendix G(3)

Economic Development

Moderate

Mid-term

Build and strengthen relations with technical colleges/Gordon College. These schools can play a critical role in workforce education and development.

County + Cities

Appendix G(3)

Economic Development

Low

Mid-term

Encourage entrepreneurial development throughout the county. County + Cities

Homegrown industries have the potential to create many more jobs than those recruited from outside Pike County.

Appendix G(3)

Economic Development

Moderate

Long-term

Create a comprehensive vision for the future of the Business Park.

An effective recruitment strategy is contingent on

Ask: 1) Who are we trying to attract? 2) What are our resources? This having a clear vision for the Business Park.

should include staging a "mock prospect visit" to identify strengths and County + Cities weaknesses of the park.

Appendix G(3)

Economic Development

Low

Immediate

Implement needed improvements at the Business Park as identified above. Recommended improvements include:
County + Cities

Pike County is currently at a competitive disadvantage regarding land costs, infrastructure and resources as compared to neighboring counties.

l Improve water and sewage infrastructure. l Reduce land costs. l Create industrial zone buffers to ensure the park's future compatibility with surrounding developments.

Appendix G(3)

Economic Development

High

Mid-term

Market the Southern Terry building. County + Cities

This is the equivalent of a "spec building" ready for

immediate occupancy by a potential employer.

Appendix G(3)

Economic Development

Low

Immediate

County + Cities

Build a tourism marketing and development plan around distinct themes. These might include: Tour de Pike, Flint River Activities, local artisans and heritage, or Scenic Byways.

Pike County has unrealized tourism potential, and tourism can be a major job generator that doesn't require water & sewer, spec buildings, etc.

Appendix G(4)

County + Cities

Develop and implement a consistent informational signage design that Will make Pike County more attractive and easier clearly distinguishes tourist-oriented directional signs from commercial for visitors to "navigate". advertising.

Tourism Tourism

Moderate

Mid-term

Moderate

Long-term

County

Identify and designate Scenic byways linking all of the major cities/hamlets. (Linkage to the Scenic byway proposed for Warm Springs is desirable.)

This is a designation along selected rural highway corridors that is intended to preserve the pastoral views of farming and the rural landscape. A corridor management plan is developed for each Scenic Byway, setting forth guidelines, incentives, and regulations to be employed to protect and enhance views of the scenic landscape from the road.

Tourism

Moderate

Immediate

County + Cities

Locate funding to bring in a consultant to work on cultural communications and marketing (promoting cultural activities both within the county and to an external tourism market). This consultant could: See what cultural activities may be appropriate to promote for tourism; Suggest niche and non-traditional marketing for county residents; Suggest a promotional structure for tourism.

Will contribute to building a tourism industry in Pike County.

Appendix G(4)

Tourism

Moderate

Long-term

Implementation of Recommendation

Funding Source

Technical Assistance

Applicable Toolkit (at www.georgiaqualitygrowth.com)

DCA Regional Staff & BREP Program

Status

Appendix A

Ga DITT or Ga Tech Economic Development Institute

Ga DITT or Ga Tech Economic Development Institute

Appendix A

Ga DITT or Ga Tech Economic Development Institute

Appendix A

Ga DITT or Ga Tech Economic Development Institute

Ga Environmental Facilities Authority; Appendix A

Ga DITT or Ga Tech Economic Development Institute

Appendix A

Ga DITT or Ga Tech Economic Development Institute

Appendix A

Ga DITT Tourism Representative

Appendix A

DCA Regional Representative & Design Services Section

Appendix A

GaDOT Scenic Byway Program

Appendix A

Ga DITT Tourism Representative

Responsible Party

For Local Use Notes

More Information About Recommendation

Cost Recommended Timeframe

Location County

Recommendation Develop a comprehensive Greenspace Plan for establishing a countywide network of greenways and parks, including:

Why Necessary
Will help preserve rural character while providing alternative transportation and recreational opportunities for Pike County residents and visitors.

Further Details Illustrations 12, 13

Project Type
Greenspace & Trails

Moderate

l Identification of logical greenway connections between high-use areas, public destinations and major places of recreation, shopping, or employment.

l Include trails along abandoned railroad routes, which provide an excellent opportunity to connect the communities in the county.

Immediate

l Link trails for pedestrians, cyclists and equestrians with waterways for canoeing and kayaking. Elkins Creek and Flint River offer abundant opportunities.

l Inventory of existing utility easements, stormwater retention areas, reservoirs and environmentally sensitive lands (such as riparian buffers, wetlands, floodplains and steep slopes) that should be integrated into the greenspace network.

l Where it is not possible for greenways to connect, use sidewalks in existing street right-of-ways to create a continuous trail network throughout the county.

l Convenient crossings of the major highways (which are quite wide and busy).
l Planning for linkages to regional trail systems, such as the Pine Mountain trail system in Meriwether County.
l Development of a comprehensive map of planned greenways and a detailed strategy for acquisition and development of the system.

County

Implement the greenways plan incrementally, even if this means that the Will help preserve rural character while providing

network cannot be fully interconnected for several years:

alternative transportation and recreational

opportunities for Pike County residents and visitors. Illustrations 12, 13

Greenspace & Trails

l Make trail right-of-way acquisition a priority. It is important to secure rights-of-way early, while land is still undeveloped and affordable.

l Explore alternatives to fee-simple acquisition of greenway rightsof-way. For example, property owners can be encouraged to grant conservation easements in return for tax and legal benefits.

High

Mid-term

Concord

Adopt a comprehensive redevelopment strategy that accomodates new Since the Resource Team recommends that new

development while enhancing existing local assets: rural cultural

growth be concentrated in or around the Town

history; concentration of historic buildings; antiques, arts, and crafts Centers, Concord will need a plan for

shops. Where necessary, employ powers authorized under the Georgia accommodating this new growth so that it enhances

Urban Redevelopment Law (see Appendix E) to implement this

the existing charm, walkability, and livability of the

redevelopment strategy.

community.

Illustration 3 Appendix E

Downtowns & Activity Centers

Moderate

Mid-term

Concord

Redevelop the Strickland Building - 40,000 square feet as community Preserving and revitalizing the historic core of

center, with artists studios on second floor.

Concord is important to maintaining sense of place

as the community grows.

Appendix G(2)

Downtowns & Activity Centers

Concord

Rehabilitate other historic buildings for antiques market, arts, or crafts Preserving and revitalizing the historic core of

market.

Concord is important to maintaining sense of place

as the community grows.

Appendix G(2)

Downtowns & Activity Centers

High High

Long-term Long-term

Implementation of Recommendation

Funding Source

Technical Assistance

Applicable Toolkit (at www.georgiaqualitygrowth.com)

Quality Growth Grant Program; Appendix A

Regional

Development Center or DCA Regional

Preserving Open Space

Representative

Status

Responsible Party

For Local Use Notes

Governor's Greenspace Program; Appendix A

Regional

Development Center or DCA Regional

Preserving Open Space

Representative

Appendix A

DCA Regional Representative & Office of Quality Growth

Transit Oriented Development; Smart Parking Solutions; Traditional Neighborhood Development; Encouraging Mixed-Use Development; Downtown Specific Plans

Downtown Revolving Loan Fund; Ga Cities Foundation; Appendix A

DCA Regional Representative & Office of Downtown Development

Downtown Revolving Loan Fund; Ga Cities Foundation; Appendix A

DCA Regional Representative & Office of Downtown Development

More Information About Recommendation

Cost Recommended Timeframe

Location Concord

Recommendation
Mirror the design of the front facade of the cotton warehouse for a new all-weather pavilion, located in the open area formed by brick warehouses.

Why Necessary
This pavilion could be used for a variety of public functions including an open air market.

Further Details

Project Type

Appendix G(2)

Downtowns & Activity Centers

Concord

Rehabilitate the white, wooden structure as an exhibit space with an attached outdoor stage/deck (like the Flowery Branch Depot).

Preserving and revitalizing the historic core of Concord is important to maintaining sense of place as the community grows.

Appendix G(2)

Downtowns & Activity Centers

Concord

Develop a community greenspace for a fair weather Concord community Will provide a community gathering area and

activity area and exhibit hall.

recreation space for Concord residents and visitors.

Appendix G(2)

Downtowns & Activity Centers

High High High

Long-term Long-term Long-term

Develop a detailed Town Center plan for this emerging node. Where necessary, employ powers authorized under the Georgia Urban Redevelopment Law (see Appendix E) to implement this plan.
East Williamson

This area faces strong development pressures, spilling over from Spalding County. Pike County must embrace and manage the development that will be happening here.

Illustration 8 Appendix E

Downtowns & Activity Centers

Moderate

Immediate

East Williamson

Offer incentives to encourage developers to undertake projects

Incentives will bring the developers on board for

consistent with the redevelopment plan. These incentives might include developing East Williamson as the well-planned

write-down of land acquisition costs, property tax breaks, new public Town Center envisioned herein.

facilities or infrastructure to support the project, waiver of specific

requirements in local development regulations, or other financial

incentives derived from creative use of public funds.

Downtowns & Activity Centers

High

Immediate

Actively recruit appropriate commercial/retail businesses to the Town Center.
East Williamson

Downtowns & Activity Centers

Low

Mid-term

Meansville

Adopt a comprehensive redevelopment strategy that accomodates new Since the Resource Team recommends that new

development while enhancing existing local assets:

growth be concentrated in or around the Town

concentration of a few good historic commercial buildings; folk art

Centers, Meansville will need a plan for

enclave (home of nationally renowned folk potter); significant stock of accommodating this new growth so that it enhances

historic residential architecture. Where necessary, employ powers

the existing charm, walkability, and livability of the

authorized under the Georgia Urban Redevelopment Law (see Appendix community.

F) to implement this redevelopment strategy.

Appendix F

Downtowns & Activity Centers

Moderate

Mid-term

Meansville

Convert abandoned gas station into a facility to celebrate tradition of local potters, other arts & crafts.

Preserving and revitalizing the historic core of Meansville is important to maintaining sense of place as the community grows.

Illustration 4

Downtowns & Activity Centers

High

Long-term

Develop the adjacent Old Wooden Store as an arts-related space. Meansville

Preserving and revitalizing the historic core of Meansville is important to maintaining sense of place as the community grows.

Appendix G(2)

Downtowns & Activity Centers

High

Long-term

Meansville

Set aside/develop space in City Hall (the historic depot) for exhibiting local potters' work/other local arts & crafts

Will support tourism while, at the same time, promoting preservation of cultural traditions in Pike County.

Appendix G(2)

Downtowns & Activity Centers

Moderate

Mid-term

Molena

Adopt a comprehensive redevelopment strategy that accomodates new Since the Resource Team recommends that new

development while enhancing existing local assets: concentration of growth be concentrated in or around the Town

historic buildings; outdoor tourism potential of proximity to the Flint Centers, Molena will need a plan for

River; local history mini-museum; opportunity for a gateway/visitor

accommodating this new growth so that it enhances

information center; antiques shops. Where necessary, employ powers the existing charm, walkability, and livability of the

authorized under the Georgia Urban Redevelopment Law (see Appendix community.

E) to implement this redevelopment strategy.

Appendix E

Downtowns & Activity Centers

Moderate

Mid-term

Implementation of Recommendation

Funding Source

Technical Assistance

Downtown Revolving Loan Fund; Ga Cities Foundation; Appendix A

DCA Regional Representative & Office of Downtown Development

Appendix A

DCA Regional Representative & Office of Downtown Development

Appendix A

DCA Regional Representative & Office of Downtown Development

Applicable Toolkit (at www.georgiaqualitygrowth.com)

Status

Quality Growth Grant Program; Appendix A

DCA Regional Representative & Office of Quality Growth

Transit Oriented Development; Smart Parking Solutions; Traditional Neighborhood Development; Encouraging Mixed-Use Development; Downtown Specific Plans

Appendix A

DCA Regional Representative & Office of Quality Growth

Targeted Corridor Redevelopment

Appendix A

DCA Regional Representative & Office of Downtown Development

Appendix A

DCA Regional Representative & Office of Quality Growth

Transit Oriented Development; Smart Parking Solutions; Traditional Neighborhood Development; Encouraging Mixed-Use Development; Downtown Specific Plans

Downtown Revolving Loan Fund; Ga Cities Foundation; Appendix A

DCA Regional Representative & Office of Downtown Development

Downtown Revolving Loan Fund; Ga Cities Foundation; Appendix A

DCA Regional Representative & Office of Downtown Development

Ga DOT TEA Program; Appendix A

DCA Regional Representative & Office of Downtown Development

Appendix A

DCA Regional Representative & Office of Quality Growth

Transit Oriented Development; Smart Parking Solutions; Traditional Neighborhood Development; Encouraging Mixed-Use Development; Downtown Specific Plans

Responsible Party

For Local Use Notes

More Information About Recommendation

Cost Recommended Timeframe

Location Molena

Recommendation

Why Necessary

Enhance the linear park and add walking trail along GA 18 through town. Will provide a community recreation space for Molena residents and visitors.

Further Details

Project Type

Appendix G(2)

Downtowns & Activity Centers

Moderate

Mid-term

Molena

Develop a small, local mini-museum and visitor center.

Will support tourism while, at the same time, promoting preservation of cultural traditions in Pike County.

Appendix G(2)

Downtowns & Activity Centers

High

Long-term

Molena Molena

Enhance Flint River access to canoe/kayak enthusiasts by: recruiting an outfitter and working with Meriweather County to improve river landing at GA 18.

The potential of Flint River is under-realized. With better access to the river, it could serve as an amenity for attracting tourists, and outdoor enthusiasts.

Appendix G(2)

Downtowns & Activity Centers

Moderate

Support and assist the private work underway to preserve the town's Preserving and revitalizing the historic core of

architectural heritage.

Molena is important to maintaining sense of place

as the community grows.

Appendix G(2)

Downtowns & Activity Centers

Low

Mid-term Immediate

Williamson

Develop a comprehensive new town center development plan for commercial and residential growth that builds on the existing building stock in scale and materials. This should include a plan for residential growth around the existing town center that values the existing housing, both in terms of materials, design and density. Where necessary, employ powers authorized under the Georgia Urban Redevelopment Law (see Appendix E) to implement this plan.

Since the Resource Team recommends that new growth be concentrated in or around the Town Centers, Williamson will need a plan for accommodating this new growth so that it enhances the existing charm, walkability, and livability of the community.

Illustration 5 Appendix E

Downtowns & Activity Centers

Moderate

Immediate

Recruit new businesses that enhance the existing commercial Town Expanding and enhancing the historic core of

Center uses such as the Bank, Country Store BBQ, Oliver Twist

Williamson is important to maintaining sense of

Williamson Antiques, and the Post Office Branch.

place as the community grows.

Appendix G(2)

Downtowns & Activity Centers

Low

Preserve and Enhance Veterans' Park. Williamson

Will provide an attractive community gathering area and recreation space for Williamson residents and visitors.

Appendix G(2)

Downtowns & Activity Centers

Moderate

Mid-term Mid-term

Zebulon

Adopt a comprehensive redevelopment strategy that accomodates new Since the Resource Team recommends that new

development while enhancing existing local assets: County

growth be concentrated in or around the Town

Government seat; Courthouse Square; commercial, retail and financial Centers, Zebulon will need a plan for

center of the County; educational center. The redevelopment strategy accommodating this new growth so that it enhances

should focus new development back toward Zebulon's city center (fill in the existing charm, walkability, and livability of the vacant properties, new development compatible with traditional town community.

center design - circa 1885-1920's). Where necessary, employ powers

authorized under the Georgia Urban Redevelopment Law (see Appendix

E) to implement this redevelopment strategy.

Illustration 6 Appendix E

Downtowns & Activity Centers

Moderate

Immediate

Zebulon Zebulon

Develop more defined entryways where US 19 splits north and south of Will improve visitors' first impressions of Zebulon. Zebulon with buildings, signage, and enhanced plantings.

Illustration 6

Downtowns & Activity Centers

High

Inventory vacant lots for infill construction throughout town

These vacant sites should be built out before new "greenfield" developments on the edge of town are approved.

Appendix G(2)

Downtowns & Activity Centers

Moderate

Long-term Immediate

Zebulon Zebulon

Develop design guidelines to ensure compatibility of new construction. Design guidelines are useful for encouraging orderly, creative and compatible development within historic areas.

Appendix G(2)

Downtowns & Activity Centers

Moderate

Redevelop the old elementary school for community uses such as a combination performing arts center and the City's Head Start facility.

Will provide a much needed venue for the arts in Pike County.

Appendix G(2)

Downtowns & Activity Centers

High

Mid-term Mid-term

Zebulon

Create a park and public gathering area around the Courthouse by: planting more trees; installing scattered benches and picnic tables; adding pedestrian pathways/sidewalks crossing the park area.

Enhancing the historic core of Zebulon is important to maintaining sense of place as the community grows.

Illustration 10

Downtowns & Activity Centers

Moderate

Mid-term

Implementation of Recommendation

Funding Source

Technical Assistance

Ga DOT TEA Program; Appendix A

Regional Development Center or DCA Regional Representative

Ga DOT TEA Program; Appendix A

Regional Development Center or DCA Regional Representative

Ga DOT TEA Program; Appendix A

Regional Development Center or DCA Regional Representative

Appendix A

Regional Development Center or DCA Regional Representative

Applicable Toolkit (at www.georgiaqualitygrowth.com)

Status

Quality Growth Grant Program; Downtown Revolving Loan Fund; Ga Cities Foundation; Appendix A

DCA Regional Representative & Office of Quality Growth

Transit Oriented Development; Smart Parking Solutions; Traditional Neighborhood Development; Encouraging Mixed-Use Development; Targeted Corridor Redevelopment; Downtown Specific Plans

Appendix A Appendix A

DCA Regional Representative & Office of Downtown Development
Regional Development Center or DCA Regional Representative

Quality Growth Grant Program; Appendix A

DCA Regional Representative & Office of Quality Growth

Transit Oriented Development; Smart Parking Solutions; Traditional Neighborhood Development; Encouraging Mixed-Use Development; Downtown Specific Plans

Ga DOT TEA Program; Appendix A

DCA Regional Representative & Design Services

Improving Strip Commercial Corridors

Quality Growth Grant Program; Appendix A

Regional

Development Center or DCA Regional

Encouraging Infill Development

Representative

Quality Growth Grant Program; Appendix A

DCA Regional Representative & Office of Quality Growth

Design Guidelines

Downtown Revolving Loan Fund; Ga Cities Foundation; Appendix A

DCA Regional Representative & Office of Downtown Development

Ga DOT TEA Program; Appendix A

Regional Development Center or DCA Regional Representative

Responsible Party

For Local Use Notes

More Information About Recommendation

Cost Recommended Timeframe

Location Zebulon

Recommendation

Why Necessary

Further Details

Improve the streetscape around the Courthouse Square in Zebulon. See Sidewalks are needed to encourage pedestrian

Appendix D for recommended streetscape improvements.

traffic to existing retail, commercial, and government

buildings, thereby bringing a sense of vitality to

Illustrations 10, 11

Downtown Zebulon.

Appendix D

Project Type
Downtowns & Activity Centers

High

Zebulon

Maintain/redevelop the historic rhythm of buildings around Courthouse Enhancing the historic core of Zebulon is important

Square by encouraging appropriate infill development and rehabilitation to maintaining sense of place as the community

of existing building facades. Recruit new commercial uses to these

grows.

buildings.

Illustration 9

Downtowns & Activity Centers

Moderate

Mid-term Long-term

Zebulon

Support the county in doing a space needs assessment for the Courthouse and public offices.

The city needs information about the county's future building needs in order to develop a viable plan for the Courthouse area.

Appendix G(2)

Downtowns & Activity Centers

Moderate

Zebulon

Return county annex buildings to retail uses by relocating county offices immediately off the Courthouse Square.

These government-occupied buildings might instead be used for retail/commercial businesses that would bring more activity and vitality to Courthouse Square.

Appendix G(2)

Downtowns & Activity Centers

High

Zebulon

Shore up and use two dilapidated county-owned buildings on Courthouse Square for farmers' market. Include the adjacent tennis courts in this project.

Putting these buildings back into productive use will add to the activity and vitality of Courthouse Square.

Illustration 7

Downtowns & Activity Centers

High

Mid-term Long-term Long-term

Cities Cities

Do periodic windshield surveys to identify vacant lots and existing violations of health and safety codes. Notify property owners of violations and step up code enforcement in a fair and consistent manner.

Many older houses in Pike County's cities are in need of repair and appearance upgrades. Vacant lots identified through the survey can be targeted for new infill development that will help revitalize each community.

Take advantage of state and federal programs to encourage housing rehabilitation and home ownership. Enlist the local Housing Authority or establish a community housing development corporation (CHDO), either of which have access to a variety of public housing funding sources. A few possibilities include:

Improving the existing housing stock will provide more affordable housing options while also helping maintain the traditional character and appearance of each community.

Appendix F

Housing Housing

Low

Immediate

Low

Immediate

l Home rehabilitation funds for individual owner-occupants through DCA's CHIP program.
l Low cost home loans through DCA Home Buyer Loans, Federal Home Loan Bank/Affordable Housing Program (FHLB/AHP), or USDA/Rural Development funds.

l Down payment assistance through DCA's OwnHOME Loan or CHIP programs, or FHLB/AHP.

Cities

Provide incentives for development of compatible infill housing on vacant lots. These incentives might include:

Infill housing development on vacant lots within existing communities will help revitalize these communities while also reducing the need for new subdivisions in rural areas of the county.

l Write-down of land acquisition costs. l Property tax breaks. l Providing new public facilities or infrastructure to support the project. l Waiver of specific requirements in local development regulations.
l Financial incentives, such as a low-interest revolving loan program. l Mortgage buy-down program or down payment assistance for purchasers.

County + Cities

Conduct a formal survey of historic resources throughout Pike County. Surveying serves as the basis for all preservation

This will identify potential districts and individual buildings to be

activities. This important first step has never been

protected through local regulations and listed in the Georgia Register of done in Pike County. The benefits of National

Historic Places and the National Register. Possible National Register Register Designation include federal income tax

districts include: a) Downtown Zebulon, with particular emphasis on the credits for building rehabilitation and state property

residential neighborhoods near downtown; b) Downtown Concord, including residential sections to the north of Highway 18; and c) Downtown Molena, to include residential sections adjacent to downtown.

tax abatements for rehabilitation. There are no restrictions on National Register properties, unless federal funds or permitting are involved in any project that includes a historic resource.

Appendix G(5)

Housing
Historic Preservation

High Moderate

Mid-term Immediate

Implementation of Recommendation

Funding Source

Technical Assistance

Applicable Toolkit (at www.georgiaqualitygrowth.com)

Ga DOT TEA Program; Appendix A

Regional

Development Center or DCA Regional

Improving Strip Commercial Corridors

Representative

Downtown Revolving Loan Fund; Ga Cities Foundation; Appendix A

DCA Regional Representative & Office of Downtown Development

Encouraging Infill Development

Appendix A

Regional Development Center or DCA Regional Representative

Downtown Revolving Loan Fund; Ga Cities Foundation; Appendix A

DCA Regional Representative & Office of Downtown Development

Downtown Revolving Loan Fund; Ga Cities Foundation; Appendix A

DCA Regional Representative & Office of Downtown Development

Appendix A

DCA Regional Representative & Housing Finance Division

Status

Appendix F

DCA Regional Representative & Housing Finance Division

Responsible Party

For Local Use Notes

Appendix A

DCA Regional Representative & Housing Finance Division

DNR Historic Preservation Division

Resource Inventory

More Information About Recommendation

Cost Recommended Timeframe

Location County + Cities

Recommendation

Why Necessary

Adopt and implement historic preservation ordinances, including

None of the cities within the county have adopted

establishment of a preservation commission to provide local protection historic preservation ordinances. Pike County has a

for historic resources.

historic preservation ordinance that applies to the

unincorporated areas of the county, but has not

established a preservation commission. Therefore,

there is no substantial protection for historic

properties within the county.

Further Details Appendix G(5)

Project Type
Historic Preservation

Moderate

Mid-term

Pursue Certified Local Government (CLG) status. (Once a historic

The benefits of becoming a CLG include: eligibility

preservation ordinance is adopted, and a historic review board

for federal historic preservation grant funds; direct

appointed, each city or the county may apply for Certified Local

participation in the National Register of Historic

Government status.)

Places program by reviewing local nominations prior

to their consideration by the Georgia National

Register Review Board; and increased

County + Cities

communication and coordination among local, state,

and federal preservation activities such as technical Appendix G(5) assistance training sessions, information material,

Historic Preservation

Low

statewide meetings, workshops, and conferences.

Mid-term

County + Cities

Develop and adopt historic district design guidelines to ensure compatibility among new and old construction.

Design guidelines are useful for encouraging orderly, creative and compatible development within historic areas.

Appendix G(5)

County + Cities

Promote rehabilitation of historic structures by: providing grants, loans, or other incentives for renovation of historic properties, and contacting absentee owners of older buildings, encouraging them to sell or renovate.

Appendix G(5)

Historic Preservation

Moderate

Historic Preservation

High

Mid-term Long-term

Enact a local historic marker program. County + Cities

Marker programs help to identify existing historic resources and sites and increase tourism and education.

County + Cities

Create a joint cities-county task force on the arts (composed of educators, local librarians, city/county recreation departments, historic preservation groups, and other civic groups) to develop recommendations on facility needs, programming, local organizational structure and ongoing funding to support the arts. Issues or activities this task force should consider undertaking or supporting are detailed in Appendix G4.

Will launch efforts to promote the arts and preservation of cultural traditions in Pike County.

Appendix G(5)

Historic Preservation

Moderate

Appendix G(4)

Arts, Culture, & Heritage

Moderate

Long-term Long-term

County + Cities

Designate specific facilities, perhaps those historically used for community interaction, as performing arts and visual arts spaces. Set aside or create a limited number of public and community access spaces which promote interaction.

Venues for arts activities and performances are currently lacking in Pike County.

Appendix G(4)

Arts, Culture, & Heritage

High

Long-term

Develop a venue to begin regularly selling master and apprentice goods, Will support tourism while, at the same time,

or for the performing arts (fiddler, banjo, etc.). Work with commercial promoting preservation of cultural traditions in Pike

venues to support emerging artists.

County.

County + Cities

Appendix G(4)

Arts, Culture, & Heritage

Moderate

Long-term

Look for opportunities to site pieces of public art that encapsulate the values of the community.
County + Cities

The use of public art could be used to focus community attention on rural character. Examples: Mule and tenant farmer in Houston County; Downtown Tifton's public mural of rural country side; Downtown Colquitt's murals depicting agricultural history.

Appendix G(4)

Arts, Culture, & Heritage

Moderate

Long-term

Establish heritage education programs in local schools. County + Cities

Heritage Education programs promote interest in local historic resources by employing these resources as learning laboratories to teach students about historic preservation, historic buildings, architecture, archaeology, city planning, Georgia history, and a wide range of other topics. A longterm benefit is that children will mature into adults with respect for and an interest in the protection and preservation of historic resources.

Appendix G(5)

Historic Preservation

Moderate

Long-term

Implementation of Recommendation

Funding Source

Technical Assistance

Applicable Toolkit (at www.georgiaqualitygrowth.com)

Appendix A

Regional

Development Center or DCA Regional

Historic Preservation Ordinance

Representative

Status

Appendix A

DNR Historic Preservation Division

DNR-Historic Preservation Division Certified Local Government funds

Regional Development Center or DCA Regional Representative

Design Guidelines

Appendix A

DCA Regional Representative & Office of Downtown Development

Appendix A

Georgia Historical Society

Georgia Council for the Arts and the Georgia Humanities Council funds; Appendix A

Georgia Council for the Arts and the Georgia Humanities Council -- contact Dot Bass (706) 6652535

Georgia Council for the Arts and the Georgia Humanities Council funds; Appendix A

Georgia Council for the Arts and the Georgia Humanities Council -- contact Dot Bass (706) 6652535

Georgia Council for the Arts and the Georgia Humanities Council funds; Appendix A

Georgia Council for the Arts and the Georgia Humanities Council -- contact Dot Bass (706) 6652535

Georgia Council for the Arts and the Georgia Humanities Council funds; Appendix A

Georgia Council for the Arts and the Georgia Humanities Council -- contact Dot Bass (706) 6652535

Appendix A

Georgia Trust for Historic Preservation

Responsible Party

For Local Use Notes

Williamson

East Williamson

Concord

Zebulon Meansville

Molena

1

Overall Growth Management Concept for Pike County

Conservation Areas Agricultural Areas Rural Residential Areas Suburban Areas Town Centers Major Highway Corridors

P. O. P.
(Pike's Opportunity for Progress)
P. O. P Board of Directors

Industrial Development

Town Center Development
Zebulon Concord Meansville Molena Williamson N19--Node

Pike County Chamber of Commerce/ Tourism Bureau

Organizational Structure

2

3

Redevelopment Concept for Concord

Greenspace New Parkspace Building In-Use Building to be Rehabbed New Infill

Before

After

Rehabilitated Gas Station in Meansville

4

5

Redevelopment Concept for Williamson

Greenspace New Parkspace Building In-Use Building to be Rehabbed New Infill

Redevelopment Concept for Zebulon

6

7

Buildings on Zebulon Square

Before After

Concept for Development of East Williamson

8

9

Infill in Historic Commercial Areas

Existing Sidewalk Proposed Sidewalk

Sidewalk Plan for Zebulon Square

10

11

Sidewalks for Zebulon Square

Williamson

East Williamson

Concord Molena

Zebulon Meansville

Stream Corridors
Scenic Byways (with parallel bike/pedestrian trails)
Rail Corridors
Town Centers

Greenways Plan

12

13

Trail Design Concept for Greenways

Appendix PIKE COUNTY Appendix PIKE COUNTY PIKE COUNTY Appendix PIKE COUNTY Appendix Appendix PIKE COUNTY Appendix PIKE COUNTY PIKE COUNTY Appendix PIKE COUNTY Appendix Appendix PIKE COUNTY Appendix PIKE COUNTY PIKE COUNTY Appendix PIKE COUNTY Appendix Appendix PIKE COUNTY Appendix PIKE COUNTY PIKE COUNTY Appendix PIKE COUNTY Appendix Appendix PIKE COUNTY Appendix PIKE COUNTY PIKE COUNTY Appendix PIKE COUNTY Appendix Appendix PIKE COUNTY Appendix PIKE COUNTY PIKE COUNTY Appendix PIKE COUNTY Appendix Appendix PIKE COUNTY Appendix PIKE COUNTY PIKE COUNTY Appendix PIKE COUNTY Appendix Appendix PIKE COUNTY Appendix PIKE COUNTY PIKE COUNTY Appendix PIKE COUNTY Appendix Appendix PIKE COUNTY Appendix PIKE COUNTY PIKE COUNTY Appendix PIKE COUNTY Appendix Appendix PIKE COUNTY Appendix PIKE COUNTY PIKE COUNTY Appendix PIKE COUNTY Appendix Appendix PIKE COUNTY Appendix PIKE COUNTY PIKE COUNTY Appendix PIKE COUNTY Appendix

Georgia Quality Growth Funding Sources Menu

Program Title & Description Capital Outlay for Public School Facilities Construction Eligible Activities: Grants for new construction, renovation, and modifications of public school facilities. Total Funding: Determined annually by the Georgia General Assembly. Maximum per Project: Determined by project application. Match Requirements: 10% - 25% local matching funds required.

Administering Agency/Contact Georgia Department of Education Facilities Services Unit 1670 Twin Towers, East Atlanta, Georgia 30334
William Jerry Rochelle, Ph.D. (404) 656-2454

http://www.doe.k12.ga.us/facilities/facilities.asp

Community Development Block Grant -- Loan Guarantee Program (Section 108 Program)

Georgia Department of Community Affairs

Eligible Activities: Loans for:

60 Executive Park South, NE

(a) Acquisition of improved or unimproved real property, including acquisition for economic development purposes;

Atlanta, GA 30329

(b) Rehabilitation of real property owned or acquired by the public entity or its designated public agency;

Office of Economic Development

(c) Payment of interest on obligations guaranteed under the 108 program;

(404) 679-4940

(d) Clearance, demolition and removal, including movement of structures to other sites, of buildings and improvements on real property acquired or rehabilitated pursuant to activities a and b of this section;

(e) Site preparation, including construction, reconstruction, or installation of public and other site improvements, http://www.dca.state.ga.us/economic/section108.html utilities, or facilities (other than buildings), which is related to the re-development or use of the real property acquired or rehabilitated pursuant to activities a and b of this section, or for an economic development purpose;

(f ) Payment of issuance, underwriting, servicing, trust administration and other costs associated with private sector financing of debt obligations under the 108 program;

(g) The acquisition, construction, reconstruction, rehabilitation or installation of commercial or industrial buildings, structures, and other real property equipment and improvements, including railroad spurs or similar extensions. (h) The provision of assistance to a private for-profit business, including, but not limited to loans and other forms of support where the assistance is appropriate to carry out an economic development project, excluding those described as ineligible in CFR Part 570.207(a). In selecting businesses to assist under this authority, the recipient shall minimize, to the extent practicable, displacement of existing businesses and jobs in neighborhoods. (i) A debt service reserve to be used in accordance with requirements specified in the contract entered into pursuant to CFR Part 570.705(b)(1); and (j) Acquisition, construction, reconstruction, rehabilitation, or installation of public facilities (except for buildings for the general conduct of government), public streets, sidewalks, and other site improvements and public utilities.

Total Funding: twenty percent (20%) of its current and future CDBG allocations

Maximum per Project: $5,000,000

Match Requirements: N/A

Community Development Block Grant Program -- Regular Round Eligible Activities: Grants for housing improvement projects, public facilities such as water and sewer lines, buildings such as local health centers or headstart centers, and economic development projects. Total Funding: Approximately $37 million available for the annual competition. Maximum per Project: Single-Activity: $500,000; Multi-Activity: $800,000 Match Requirements: Grants up to $300,000, or grants for single activity housing projects - no matching funds required. Grants of $300,000 to $500,000 5% local matching funds required.
Grants of more than $500,000 10% local matching funds required. Community HOME Investment Program (CHIP) Eligible Activities: Grants to stimulate the creation of local public/private partnerships whose goals are to expand the availability of decent, safe, sanitary, energy efficient, and affordable housing within the community. Total Funding: $3,000,000 Maximum per Project: $300,000 Match Requirements: N/A
Downtown Development Revolving Loan Fund (DDRLF) Eligible Activities: Loans to non-entitlement cities and counties for small and middle-size communities in implementing quality downtown development projects. Total Funding: Approximately $2.3 million per year. Maximum per Project: $200,000 Match Requirements: N/A Other: Interest Rate: below-market rates, depending on project requirement Repayment Period: up to 20 years, depending on the assets financed and project requirements. Security: usually project collateral and backing by the applicant. Employment Incentive Program Eligible Activities: Grants for local projects intended to facilitate and enhance job creation and/or retention, principally for persons of low and moderate income. Total Funding: Approximately $5 million per year. Maximum per Project: $500,000 Match Requirements: Dollar for dollar private leverage minimum.

Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, Georgia 30329
Office of Grant Administration (404) 679-4940
http://www.dca.state.ga.us/grants/grantprogram.html
Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, GA 30329
Office of Grant Administration (404) 679-4940
http://www.dca.state.ga.us/grants/homeinvestment.html Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, Georgia 30329
Office of Economic Development (404) 679-4940
http://www.dca.state.ga.us/economic/ddrlf2.html Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, Georgia 30329
Office of Economic Development (404) 679-4940

Georgia Cities Foundation Program Eligible Activities: Loans to cities requesting financial assistance in their efforts to revitalize and enhance their downtown areas. Total Funding: Not to exceed one-third of the project cost Maximum per Project: $250,000 Match Requirements: Interest Rate: below-market rates Repayment Period: generally not to exceed 15 years Project collateral and backing by the cities and Downtown Development Authority.

http://www.dca.state.ga.us/economic/eip.html Georgia Cities Foundation 201 Pryor St., SW Atlanta, Georgia 30303
Linda Wilkes (888) 488-4462 lwilkes@gmanet.com
http://www.gmanet.com/gcf/

Georgia Commission for National and Community Service/AmeriCorps State Eligible Activities: Grants to meet community service needs which match national need areas as determined annually by the Corporation for National Service. Total Funding: Approximately $4.4 million per year. Maximum per Project: Varies dependent on need. Match Requirements: 15% local matching funds required.
Georgia Community Housing Development Organization (CHDO) Housing Program Eligible Activities: Loans for predevelopment activities (CHDO Predevelopment Loan Program), acquisition, new construction, and rehabilitation of rental housing developments for multi-family, special needs, and elderly tenants of 20 or more units that are targeted to low-income housing. Total Funding: Approximately $3.0 million per year. Maximum per Project: $2,800,000 Match Requirements: N/A Georgia Heritage Grants Eligible Activities: Grants to assist eligible applicants with the rehabilitation of Georgia Register-listed historic properties and related activities. Total Funding: $300,000 for FY2002, $250,000 for Development Projects, $50,000 for Predevelopment Projects. Maximum per Project: $40,000 for Development Projects, $20,000 for Predevelopment Projects. Match Requirements: 40% local matching funds required.

Georgia Commission for National and Community Service 60 Executive Park South, NE Atlanta, Georgia 30329
James P. Marshall, Jr. (404) 327-6844 jmarshal@dca.state.ga.us Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, Georgia 30329
Office of Housing Planning & Administration (404) 679-4940
http://www.dca.state.ga.us/housing/index.html
Georgia Department of Natural Resources Historic Preservation Division 156 Trinity Avenue, SW Suite 101 Atlanta, Georgia 30303
Cherie Bennett (404) 651-5181 cherie_bennett@mail.dnr.state.ga.us

Grassroots Arts Program Eligible Activities: Grants to arts organizations and other groups to support Grassroots arts activities that broaden and deepen public participation in the arts. Total Funding: N/A Maximum per Project: $2,000 Match Requirements: N/A Home Buyer Program Eligible Activities: Loans at fixed, below market interest rates to qualified low to moderate-income home buyers. Total Funding: Approximately $120 million per year. Maximum per Project: Individual maximum loan amounts vary by type of unit (new or existing), location, and type of loan (FHA, VA, RECD, or Conventional). Match Requirements: N/A

http://www.betterhometown.org/news/2003ghg.html Georgia Council for the Arts 260 14th Street, NW Suite 401 Atlanta, Georgia 30318 (404) 685-2787
http://www.gaarts.org/grants_programs/gap_program/index.html Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, Georgia 30329
Office of Homeownership (404) 679-4940

http://www.dca.state.ga.us/housing/index.html

HOME CHDO Loan Program Eligible Activities: Loans for construction financing and/or permanent financing for the costs of constructing or rehabilitating rental housing as defined in the State of Georgia's 1999 Qualified Allocation Plan. Rental dwelling units financed through the program must be affordable by low-to-moderate-income households as defined in the State of Georgia's 1999 Qualified Allocation Plan, the OAHD Application Manual, and the HOME Investment Partner-ships Program Final Rule (24 CFR Part 92). Total Funding: $13,000,000 in FY2002 Maximum per Project: $2,000,000 in non-Rural counties and $2,800,000 in Rural counties Match Requirements: N/A HOME CHDO Predevelopment Loan Program Eligible Activities: Loans for the predevelopment costs associated with a CHDO Program-eligible project, incurred up to the closing of the CHDO Program loan (construction and permanent debt financing), as listed in the Sources and Uses Form (CHDO-025) in the Application. These costs include, but are not limited to, market study and title search costs which are incurred before applying for CHDO Program funds, and environmental review and appraisal costs which are incurred after being approved for CHDO Program funds. Total Funding: $150,000 Maximum per Project: $45,000 Match Requirements: N/A HOME CHDO Permanent Supportive Housing Program Eligible Activities: Grants to create the best possible projects recognizing the difficulty of coordinating the activities necessary for special needs populations. Total Funding: $5.2 Million Maximum per Project: N/A Match Requirements: N/A Other: Application deadline is December 31, 2002 HOME Rental Housing Loan Program Eligible Activities: Loans for construction financing and/or permanent financing for the costs of constructing or rehabilitating rental housing as defined in the State of Georgia's 1999 Qualified Allocation Plan. Rental dwelling units financed through the program must be affordable by low-to-moderate-income households as defined in the State of Georgia's 1999 Qualified Allocation Plan, the OAHD Application Manual, and the HOME Investment Partnerships Program Final Rule (24 CFR Part 92). Total Funding: $13,000,000 Maximum per Project: $2,000,000 in non-Rural counties and $2,800,000 in Rural counties. Match Requirements: N/A

Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, GA 30329
Office of Housing Planning & Administration (404) 679-4940
http://www.dca.state.ga.us/housing/index.html
Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, GA 30329
Office of Housing Planning & Administration (404) 679-4940
http://www.dca.state.ga.us/housing/chdopre.html
Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, GA 30329
Office of Housing Planning & Administration (404) 679-4940
http://www.dca.state.ga.us/housing/pshp_nofa_memo.html Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, GA 30329
Office of Housing Planning & Administration (404) 679-4940
http://www.dca.state.ga.us/housing/homerental.html

Land and Water Conservation Fund (LWCF) Eligible Activities: Grants for acquisition of real property and development of facilities for general-purpose outdoor recreation. Total Funding: Dependent upon annual congressional appropriations. Maximum per Project: Varies year to year based on appropriations. Match Requirements: 50% local matching funds required.

Georgia Department of Natural Resources Parks, Recreation and Historic Sites Division Grants Administration and Planning 205 Butler Street, SE Suite 1352 Atlanta, Georgia 30303

Antoinette Norfleet (404) 656-3830

Local Development Fund Eligible Activities: Grants to fund community improvement activities of local governments in Georgia Total Funding: Approximately $617,500 per year. Maximum per Project: $10,000 for single community projects; $20,000 for multicommunity projects. Match Requirements: A 50% cash or in-kind match is required

http://www.ncrc.nps.gov/programs/lwcf/grants.html Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, Georgia 30329
Rural Development Division (404) 679-4940

Low Income Housing Tax Credit Program Eligible Activities: Federal income tax incentives for the following activities: Acquisition To qualify for the acquisition Credit, the building must have been last placed in service at least 10 years prior to application -- certain exceptions apply -- and must involve rehabilitation. Rehabilitation To qualify for the rehabilitation Credit, rehabilitation expenditures chargeable to capital account must equal the greater of 10 percent of the building's adjusted basis or average at least $10,000 per low-income unit. New construction. Total Funding: Approximately $14.2 million of annual federal credit authority with a matching amount of state credit available. Maximum per Project: an annual Credit of approximately thirty percent (30%) of the present value of depreciable basis for developments involving acquisition, and an annual Credit of approximately seventy percent (70%) of the present value of depreciable basis for developments involving new construction or rehabilitation. Match Requirements: N/A

http://www.dca.state.ga.us/grants/developfund.html Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, GA 30329 Office of Affordable Housing (404) 679-4940
http://www.dca.state.ga.us/housing/lihtc.html

OneGeorgia Equity Fund Program Eligible Activities: Grants and loans to finance activities that will assist in preparation for economic development. Eligible projects include traditional economic development projects such as water and sewer projects, road, rail and airport improvements and industrial parks as well as workforce development projects, technology development or tourism development proposals, just to name a few. Applications considered for projects in Tier 1, Tier 2 or Tier 3 (with conditions) counties only. Total Funding: Approximately $10 million per year. Maximum per Project: $500,000 Match Requirements: N/A Other: Application deadlines are: January 28, 2002/Awarded April 17, 2002 May 28, 2002/Awarded August 13, 2002 September 30, 2001/Awarded December 10, 2002 OneGeorgia Regional E-9-1-1 Fund Eligible Activities: Grants and loans to finance activities that assist the mostly rural counties in Georgia that are currently without enhanced 9-1-1 emergency telephone services ("E-9-1-1"). This manual should clearly define the role of the Regional E-9-1-1 Fund as a program to provide financial assistance including grants and any other forms of assistance authorized by (O.C.G.A.50- 34-1 et seq.). Such assistance will finance activities to assist applicants in promoting the health, welfare, safety, and economic security of the citizens of the state through the provision of E-9-1-1 services on a regional basis to counties currently unserved or under-served in this area. Total Funding: N/A Maximum per Project Award limits will be based on the number of counties participating within a particular project as follows: a) two counties maximum of $400,000 per project; b) three counties maximum of $500,000 per project; c) four counties maximum of $600,000 per project; and d) five or more counties maximum of $700,000. Match Requirements: N/A OneGeorgia EDGE Fund Program Eligible Activities: The purpose of the EDGE Fund is to provide financial assistance to eligible applicants that are being considered as a relocation or expansion site and are competing with another state for location of a project; and, where the EDGE Fund is used when the health, welfare, safety and economic security of the citizens of the state are promoted through the development and/or retention of employment opportunities. Total Funding: Approximately $10 million per year. Maximum per Project: N/A Match Requirements: N/A

OneGeorgia Authority 1202-B Hillcrest Parkway Dublin, Georgia 31021 (478) 274-7734 http://www.dca.state.ga.us/onegeorgia/funds.html
OneGeorgia Authority 1202-B Hillcrest Parkway Dublin, Georgia 31021 (478) 274-7734 http://www.dca.state.ga.us/onegeorgia/funds.html
OneGeorgia Authority 1200-B Hillcrest Parkway Dublin, Georgia 31021 (478) 274-7734 http://www.dca.state.ga.us/onegeorgia/funds.html

Organizational Grants Eligible Activities: Grants designed to provide support to arts organizations and other groups administering arts projects. Total Funding: N/A Maximum per Project: $5,000 Match Requirements: 25% local matching funds required.
OwnHOME Program Eligible Activities: Loans for first-time home buyers with a deferred payment to cover most of the down payment, closing costs and prepaid expenses associated with their home purchase. Total Funding: Approximately $3 million per year. Maximum per Project: $5,000 Match Requirements: 1.5% personal matching funds required.
Public Library Capital Outlay Grant Program Eligible Activities: Grant program providing financial and consultant assistance for the construction of public library facilities. Total Funding: Dependent upon annual appropriation. Maximum per Project: $2,000,000 Match Requirements: 10 15% local matching funds required.
Quality Growth Grant Program Eligible Activities: Grants for projects directly promoting growth management concepts, infill housing, brownfield redevelopment, or similar projects that discourage urban sprawl; preparation of local ordinances, regulations, or intergovernmental agreements promoting growth preparedness, sustainable development, and other quality growth strategies; public education on quality growth topics; programs to preserve community heritage, sense of place, and regional identity; alternative/multi-modal transportation facilities; preservation of critical environmental resources, wildlife habitat, prime farmland, or sensitive ecosystems; start up cost of new programs for implementing quality growth initiatives; and physical development projects that are particularly critical to local implementation of quality growth. Total Funding: $150,000 for FY2003. Maximum per Project: $25,000 Match Requirements: Dollar for dollar local-matching funds required. Other: Application deadlines each year are: November 15th and May 15th

Georgia Council for the Arts 260 14th Street, NW Suite 401 Atlanta, Georgia 30318 (404) 685-2787
http://www.gaarts.org/grants_programs/organizational_grants/index.html Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, Georgia 30329
Office of Homeownership (404) 679-4940
http://www.dca.state.ga.us/housing/index.html Georgia Department of Education Office of Public Library Services 1800 Century Place, NE Suite 150 Atlanta, Georgia 30345
Thomas A. Ploeg (404) 982-3560 Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, GA 30329
Office of Growth Management (404) 679-4940
http://www.dca.state.ga.us/grants/qualitygrowthgrant.html

Recreation Assistance Fund (RAF) Eligible Activities: Grants for the purchase of real property, facility development or rehabilitation of existing facilities to increase the local supply of public recreation lands and/or facilities. Total Funding: Approximately $1 million per year. Maximum per Project: $12,500 Match Requirements: N/A
Recreational Trails Program (RTP) Eligible Activities: Grants for acquisition and/or development (80% federal / 20% local) of motorized and non-motorized recreational trails including new trail construction, maintenance/rehabilitation of existing trails, trail-side and trail-head facilities. Total Funding: Approximately $1.3 million per year. Maximum per Project: $100,000 Match Requirements: 20% local matching funds required.
Regional Assistance Program (RAP) Eligible Activities: Grants for Regional Economic Development Total Funding: $1,128,125 per year. Maximum per Project: $500,000 Match Requirements: Applicants for facilities and construction grants in local governments within Tier 1 counties or in joint development authorities including a Tier 1 county are not required to match the requested grant amount. Applicants for facilities and construction grants in local governments within Tier 2 counties or in joint development authorities including a Tier 2 county must match at least one-quarter (25%) of the requested grant amount. Applicants for facilities and construction grants in local governments within Tier 3 counties or in joint development authorities including a Tier 3 county must match at least one-half (50%) of the requested grant amount. Applicants for facilities and construction grants in local governments within Tier 4 counties or in joint development authorities including a Tier 4 county must match an equal or greater amount of the requested grant amount. Applicants for grants for multi-county activities that do not involve construction must match at least one half (50%) of the requested grant amount. Rural Rental Housing Development Fund (RRHDF) Eligible Activities: Construction financing and permanent financing for the costs of constructing up to ten (10) units of new rental housing, including land acquisition, hard construction costs, and soft costs. Rental dwelling units financed through the RRHDF must be affordable by low and moderate-income households as defined in the Manual and this Program Description. Total Funding: $4.2 Million Maximum per Project: $600,000 Match Requirements: Required to provide cash equity equal to the level of operating reserves required by underwriting (approximately $20,000).

Georgia Department of Natural Resources Parks, Recreation and Historic Sites Division Grants Administration and Planning 205 Butler Street, SE Suite 1352 Atlanta, Georgia 30334
Antoinette Norfleet (404) 656-3830 Georgia Department of Natural Resources Parks, Recreation and Historic Sites Division Grants Administration and Planning 205 Butler Street Suite 1352 Atlanta, Georgia 30334
Trudy Davis (404) 656-3830 Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, Georgia 30329
Office of Economic Development (404) 679-4940
http://www.dca.state.ga.us/economic/rap.html
Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, GA 30329
Office of Housing Planning & Administration (404) 679-4940
http://www.dca.state.ga.us/housing/rrhdf_memo.html

Transportation Enhancement Program Eligible Activities: Federal grants for twelve categories of transportation enhancement activities. Total Funding: Approximately $23 million per year. Maximum per Project: $1,000,000 Match Requirements: 20% local matching funds required.

Georgia Department of Transportation Planning Division No. 2 Capitol Square Atlanta, Georgia 30334
Rhonda Britt, Joy Still, or Cindy VanDyke (404) 657-6914 or (404) 656-5726

Title II Eisenhower Professional Development Program Competitive Grants Eligible Activities: Grants for demonstration and exemplary projects for improving instruction in mathematics and science. Total Funding: Approximately $12,130,000 per year. Maximum per Project: Determined by project application. Match Requirements: 33% local matching funds required.
Urban and Community Forestry Assistance Program Eligible Activities: Grants designed to encourage citizen involvement in creating and supporting long-term and sustained urban and community forestry programs throughout the state. Total Funding: $300,000 annually Maximum per Project: $20,000 Match Requirements The federal funds are awarded on a matching basis. Federal funds must be a least 100% matched by the grantee. The non-federal share of such support must be in the form of in-kind contributions or cash. Sources of the non-federal match must not be used as a match for any other federal costshare project.

http://www.dot.state.ga.us/dot/planprog/planning/projects/te/index.shtml#projsel Georgia Department of Education Division of School Support 1852 Twin Towers East Atlanta, Georgia 30334
Brendon Long (404) 657-8300 Georgia Forestry Commission Urban and Community Forestry Assistance Program 5645 Riggins Mill Road Dry Branch, Georgia 31020
Susan Reisch (912) 298-3935
http://www.gfc.state.ga.us/Services/UCF/FinancialAssistanceProgram.cfm

HERITAGE PRESERVATION | SENSE OF PLACE | ENVIRONMENTAL PROTECTION | GROWTH PREPAREDNESS | APPROPRIATE BUSINESSES | EDUCATIONAL OPPORTUNITIES | HOUSING OPPORTUNITIES | LOCAL SELF-DETERMINATION | REGIONAL COOPERATION | SHARED SOLUTIONS | EMPLOYMENT OPTIONS | REGIONAL IDENTITY | INFILL DEVELOPMENT | TRADITIONAL NEIGHBORHOODS | OPENSPACE PRESERVATION | TRANSPORTATION
Georgia Quality Growth Assistance Menu

Alliance for Quality Growth (http://aqg.ecology.uga.edu)
Technical Assistance on Quality Growth Planning; Incentives for Smart Growth; and Smart Growth Regulation Technical Assistance on greenspace/farmland protection; planning strategies, economies of growth management,
zoning and regulatory issues. Library of technical reports and policy papers. Speakers' bureau and public presentations.
Atlanta Regional Commission (www.atlantaregional.com)
Livable Centers Initiative provides seed money to communities in ARC region working to enhance livability and mobility for their residents.
Review of local plans and planning assistance to local governments in ARC region.
The Georgia Conservancy (www.georgiaconservancy.org)
Works in partnerships such as the Alliance for Quality Growth, and the Georgia Quality Growth Partnership to provide incentives and technical assistance for quality growth efforts.
Blueprints for Successful Communities Technical assistance and education to help communities chart their future in ways that can protect and enhance
social, cultural and environmental assets.
Georgia Department of Community Affairs (DCA) (www.dca.state.ga.us)
Better Hometown and Georgia Main Street Programs (www.betterhometown.org) Self-help community development programs for small and large cities designed to improve a community's
quality of life through sound planning and implementation. Comprehensive PlanBuilder (www.georgiaplanning.com) A web-enabled computer program for development of comprehensive plans online, with decision support tools,
hot links, and an array of data and maps. Model Code: Alternatives to Conventional Zoning (www.dca.state.ga.us/planning/modelcode.html) Provides viable legal alternatives to conventional zoning for smaller local governments with limited technical
and administrative capacity, such as sign ordinances, manufactured housing, and subdivision regulations, as well as more innovative tools such as performance standards, design review, and clustering rural development. Quality Growth Grant Program (www.dca.state.ga.us/grants/qualitygrowthgrant.html) State financial assistance for the implementation of quality growth initiatives -- any activities that promote better management of growth and development so that growth enhances, rather than detracts from, the quality of life in a community. Regional Offices (www.dca.state.ga.us/regions/index.html) Arrange technical assistance for local governments interested in implementing quality growth initiatives.
Georgia Forestry Commission Urban & Community Forestry
(www.gfc.state.ga.us/Services/UCF/index.cfm ) Financial Assistance Program to help conserve, manage, and enhance community forests. Technical Assistance: Tree ordinance development assistance; Community Tree Benefits & Care;
Urban/rural interface assistance; and training.
Georgia Greenspace Program (www.state.ga.us/dnr/greenspace)
A funding source and framework within which developed and rapidly developing counties and their municipalities can preserve community greenspace to provide for the protection of environmental, historic, and natural resources.

Council | Region 2 Advisory Council | Region 4 Advisory Council | Region 5 Advisory Council | University of Georgia Carl Vinson

EMC | Lamar EMC | Rayle EMC | Sawnee EMC | Snapping Shoals EMC | Troup EMC | Upson EMC | Walton EMC | Region 1 Advisory

Carroll EMC | Central Georgia EMC | Cobb EMC | Coweta-Fayette EMC | Greystone Power | Habersham EMC | Hart EMC | Jackson

Regions Bank | BellSouth | Georgia Power Company | MEAG Power | Georgia EMC | Amicalola EMC |

Georgia Quality Growth Partnership (www.georgiaqualitygrowth.com)
Toolkits: Practical advice to local governments on quality growth tools with step-by-step guides for implementation, considerations about costs, administrative requirements, and example ordinances.
Resource Teams: Local technical assistance visits, staffed by volunteers from the partnership, the state university system, and public or private sector participants from the design or development fields to spread innovative planning practices.
Georgia Initiatives: Up-to-date information, including contacts, about qualitygrowth initiatives being implemented by local governments in Georgia
Regional Development Centers
(www.dca.state.ga.us/publications/rdcnumbers.html) Planning Divisions provide assistance with the development of local and regional comprehensive plans,
preparation of land management ordinances, codification of ordinances, mapping, and review of Developments of Regional Impact.
University of Georgia Carl Vinson Institute of Government
(www.cviog.uga.edu) Balanced Growth Initiative Development of tools to determine efficiency, social productivity, and environmental sustainability of growth
and growth management options. Comprehensive database of growth management case studies. Publication: "Drivers of Growth -- Literature Review." Decision support model and pilot program for local government use. "Quality Growth University" for local elected officials.
University of Georgia College of Environment and Design Public Service and Outreach Programs
Institute of Ecology (http://outreach.ecology.uga.edu/index.html) Research, policy assistance focused on land-use, biodiversity, water and air quality.
School of Environmental Design (www.sed.uga.edu) Landscape Architecture, Historic Preservation and Community Design Services Community Design Charrettes Corridor Studies Downtown Revitalization Landscape Planning Historic Resource Surveys and Preservation Plans Historic District Design Guidelines
Urban Land Institute Atlanta District Council (www.atlnta.uli.org)
Atlanta's Advisory Services Committee provides professional and technical services to Atlanta region projects and processes through the involvement of local ULI members, including creating local advisory panels and review of local public development and planning initiatives.
For more information contact: Chrissy Marlowe, Growth Management Coordinator
(706)425-3077 or cmarlowe@dca.state.ga.us Georgia Department of Community Affairs

Institute of Government | DCA

Sponsors

Suggested Land Development Regulations
l Required site plan review: Require each new development or subdivision to undergo detailed site plan review to ensure that it meets all local regulations (like those suggested below) and that the development plan is pedestrian friendly, protects environmentally sensitive areas, includes roadway interconnections with adjoining properties, etc. This requirement is critical to successful implementation of other regulations suggested herein.
l Innovative subdivision regulations: Appropriate subdivision regulations will be needed to ensure that new developments follow the principles of conservation subdivisions and traditional neighborhood developments recommended throughout this report. These include elements such as connective grid street patterns, mixing of uses, smaller street widths, lot sizes and building setbacks.
l Sign & billboard regulations.
l Architectural design standards: Standards should be based on analysis of historic structures throughout the region to identify patterns that define the "regional vernacular" architecture. Professional assistance from an architecture/planning firm will probably be necessary to develop a good set of standards, customized for each separate character area. Properly enforced, the resulting design requirements will prevent spread of "Generica" by ensuring that new development is compatible with the regional vernacular.
l Purchase of Development Rights (PDR) or Transfer of Development Rights (TDR): Both of these are incentive approaches for reducing development pressure in areas best set aside from development for reasons of environmental conservation or farmland protection.
l Tree preservation requirements for new developments. Site clearance restrictions may be included in a general tree preservation ordinance designed to save the maximum possible number of native trees on all development sites.
l Design codes for intown neighborhoods and historic districts to ensure that new development is compatible with traditional neighborhood character. Criteria to consider for adoption include:
- Maximum square footages for commercial uses to maintain human scale and encourage pedestrian access.
- Wide sidewalk requirements in front of store fronts to encourage street-side pedestrian activity.
- Adequate lighting requirements to help ensure pedestrian safety.
- Build-to-lines to bring the buildings close to sidewalks.
- Maximum and minimum building height requirements to help ensure pedestrian scale (Minimum height 18 feet; Maximum height 35 feet).
- Planting strip and street tree requirements along street curb to provide shade and help protect pedestrians from vehicles.
- Inter-parcel access and alley requirements to limit curb cuts.
- Limit sign size to pedestrian scale and orientation.
- Store fronts with clear display windows required. No blank walls.
- Primary pedestrian entrance directly off public street sidewalks.
- Encourage on-street parking, where possible.
- Lower minimum parking requirements and/or shared parking requirements to minimize land

areas dedicated to parking. - Off-street parking located behind or beside structures.
- Permit zero-lot line residential development and low density multi-family residential. - Require new gas stations to place building at corner (zero lot line) with pumps in rear.
l Large lot zoning: This is an appropriate tool for protecting farmland, undeveloped forested areas, and critical riparian areas from development pressures, provided the minimum lot size is set high enough (larger than 10 acres suggested).

Recommended Streetscape Improvements
l Construct, repair or replace sidewalks. - Sidewalks adjacent to residential development must be 2-5 feet from back of curb without street trees and a minimum of 8 feet with street trees. Sidewalks should be 5-8 feet in width. - Sidewalks in commercial areas should have a 15-20 feet minimum width from edge of building with street trees planted every 30 feet in 8x5 tree wells
l Plant street trees (hardwoods). l Install attractive street lights. l Relocate utilities off the street frontage or underground (see the toolkit topic "Utility Relocation" at
www.georgiaqualitygrowth.com) l Hang street banners from lightposts. l Provide benches and trash receptacles. l Improve signage design and limiting the size and number of signs. l Create 10 foot landscaped buffers to shield parking lots from view. l Install traffic calming devices, such as raised pedestrian crossings, on-street parking, or landscaped
medians, in high speed areas to increase safety for pedestrians and bicyclists. Note: Consult with the Georgia Department of Transportation (DOT) during the process of planning and designing these streetscape improvements.

Summary of Georgia's Urban Redevelopment Act
(O.C.G.A 36-61-1)
Purpose:
Gives cities broad powers to redevelop blighted or threatened areas of the community. Allows communities to use eminent domain to buy and assemble property for revitalization and resale. Does not require a referendum. The required Urban Redevelopment Plan (URP) is fairly easy and inexpensive to prepare and amend. Can be implemented either by a Downtown Development Authority (DDA) or a Redevelopment Authority appointed by the city. Encourages involvement of private enterprise/public private partnerships to redevelop neglected areas of the community. Permits use of tax exempt bonds for redevelopment purposes. These may be secured by loans and grants. Lets the public know what is being planned for the redevelopment area. Guides City investments in infrastructure to support redevelopment. Allows the City to negotiate variances and wave many requirements of its existing zoning and development requirements in order to achieve the optimum economic and aesthetic results in the redevelopment area.
Process:
Draft the Urban Redevelopment Plan. Hold a public hearing. Adopt the plan. Appoint an organization (urban redevelopment authority or DDA, city redevelopment agency) to implement the plan. Implement the plan.
What is an Urban Redevelopment Plan?
A general blueprint for redevelopment and targeting of public investments in the redevelopment area.
Required components of the Urban Redevelopment Plan:
Statement that the URP is consistent with the city's comprehensive plan. Clearly defined boundaries of the redevelopment area (need not be contiguous). Explanation of negative conditions in the area necessitating redevelopment. The city's land use objectives for the area (types of uses, building requirements, zoning changes, and development densities). Description of land parcels to be acquired and structures to be demolished or rehabilitated. A workable plan for leveraging private resources to redevelop the area. A strategy for relocating any displaced residents. Any covenants or restrictions to be placed on properties in the redevelopment area in order to implement the plan. Public infrastructure to be provided transportation, water, sewer, sidewalks, lighting, streetscapes, public recreational space, parking, etc. to support redevelopment of the area. A workable financial strategy for implementing the plan.

GEORGIA'S HOUSING SOURCE
THE DEPARTMENT OF COMMUNITY AFFAIRS
A comprehensive guide to the Department of Community Affairs' housing programs
and resources for the state of Georgia.
JULY 2002

USING THIS GUIDE
Affordable, quality housing builds strong communities, a strong economy, and provides the cornerstone of family life. As the state housing agency, the Department of Community Affairs works to ensure that Georgian's have the housing they need. DCA is responsible for financing affordable housing development, setting building standards, and reviewing local plans. DCA also provides financial help to tenants and homeownership education and financing for home buyers. Programs that help finance emergency shelter and services, neighborhood revitalization, and programs for citizens with special needs are also the responsibility of DCA. Because of the diversity of housing programs within the Department, this publication is intended to be a guidebook. It provides a brief overview of all DCA's housing related programs and contact information for the office responsible for that program. Because program availability, selection criteria and application procedures will change from time to time, interested individuals are strongly encouraged to visit our web site at www.dca.state.ga.us to get up-to-date, detailed information on the state's housing programs.
Look For These:
The housing programs listed in this guide include a description and contact information for each. Next to each program title, you will find icons representing corresponding information for each program. The description of each icon is listed below.
Administration of State/Federal Requirement DCA administration of a state or federal law or regulation
Funding Available Loan or grant program
Technical Assistance or Other Services A program that offers assistance that does not include monetary assistance
Individuals Meeting Program Requirements Persons meeting the program requirements may apply for program funding (loan or grant as applicable)
Local Government Local governmental organizations such as cities, counties, or housing authorities(depending on program requirements) may apply for program funding
Business Private, for-profit businesses meeting program requirements may apply for program funding (loan, grant, or tax credit as applicable)
Nonprofit Organization Not-for-profit organizations meeting program requirements may apply for program funding (loan, grant, or tax credit as applicable)

TABLE OF CONTENTS
LAND USE AND CONSTRUCTION CODES .................... 2 - 3
Construction Codes Coordinated Planning Program Industrialized Buildings Program
LOCAL GOVERNMENT PROGRAMS................................ 3 - 4
Community Development Block Grant Program Community HOME Investment Program Training and Technical Assistance
HOMEOWNERSHIP .......................................................... 5 -6
Home Buyer Education Home Buyer Mortgage Program OwnHOME Down Payment Loan
RENTAL HOUSING .......................................................... 6 - 9
Bond Allocation Program Home CHDO Predevelopment Loan Program HOME Rental Housing Loan Program Housing Tax Credit Program Landlord Tenant Hotline and Handbook Rural Rental Housing Development Fund Section 8 Rental Assistance
SPECIAL NEEDS AND EMERGENCY SHELTERS .......... 10 - 11
Emergency Shelter Grant Program Housing Opportunities for Persons with AIDS Permanent Supportive Housing Program Shelter Plus Care Program
1

CONSTRUCTION CODES
Construction codes set the basic rules for construction in Georgia in 14 minimum standard codes. A committee of outside experts reviews the model codes and recommends adoption and/or modifications to DCA's Board, which then adopts them for the State. Georgia state law specifies that 8 of the 14 codes are mandatory. The mandatory codes cover areas such as electrical, mechanical, gas, plumbing energy conservation, and fire prevention. These codes apply to all construction whether or not the codes are enforced by the city or county. The remaining 6 codes are permissive codes. They are applicable only if a local government chooses to adopt and enforce them. The permissive codes include topics such as swimming pools, excavation and grading, and existing buildings. Contact: Construction Codes and Industrialized Buildings Section at 404-679-3118 or by email at codes@dca.state.ga.us
COORDINATED PLANNING PROGRAM
The Georgia Planning Act of 1989 directs all city and county governments to prepare a comprehensive plan to guide their future growth. The Act also provides for the preparation of regional and state plans. The comprehensive plans must provide information on the community's population, economic development plans, natural and historic resources, community facilities, housing and land use. For each of these elements, the plan must include an inventory and assessment of needs, a statement of goals, and a description of the strategy for plan implementation. The Act calls for an update of the short term work program at least every five years and a complete update of the plan at least every ten years. Because these plans address transportation, community facilities, and land use, they have an important impact on the type and affordability of housing available within a community.
Contact: The Office of Coordinated Planning at 404-679-3114 or by email at planning@dca.state.ga.us
2

INDUSTRIALIZED BUILDINGS PROGRAM
Industrialized buildings are houses and commercial buildings that are mass-produced in factories and then transported to building sites to be installed on a site-built foundation. Because many components of these buildings are already enclosed in the buildings' walls when they reach the building sites, local building officials cannot inspect them. The Industrialized Buildings Program provides for the inspection of these factory-built units to ensure that they meet the state's construction standards regardless of where they are built. The manufacturers must obtain DCA approval for their manufacturing systems and quality control procedures. DCA then contracts with independent engineers and construction experts to inspect these systems and procedures, and to inspect the industrialized buildings during manufacture. Manufactured homes (sometimes called mobile homes) are not covered by this program. They are regulated by the U.S. Department of Housing and Urban Development.
Contact: Construction Codes and Industrialized Buildings Section at 404-679-3118 or by email at IB@dca.state.ga.us
COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM
The Community Development Block Grant (CDBG) program provides federal funds for housing improvement, local infrastructure such as water and sewer lines, economic development projects, and community facilities such as health centers and Head Start centers. Projects funded under this program must largely benefit low and moderate-income persons. Only cities and counties in Georgia that do not receive CDBG funds directly from the U.S. Department of Housing and Urban Development may apply for these grants from DCA. Grants are awarded through a competitive process one time each year. Local matching funds may be required, depending on the grant amount. Contact: Office of Grant Administration at 404-679-3176 or by email at CDBG@dca.state.ga.us
3

COMMUNITY HOME INVESTMENT PROGRAM
The Community HOME Investment Program (CHIP) makes federal HOME funds available to local governments for housing activities designed to benefit low- and moderate-income persons. Funds may be used for the production, acquisition, or rehabilitation of housing. CHIP funds may also be used in conjunction with CDBG funds. Only cities and counties in Georgia that do not receive HOME funds directly from the U.S. Department of Housing and Urban Development may apply for these grants from DCA. Grants are awarded through a competitive process one time each year. The CHIP program is designed to encourage private investment in housing. Competitive applications should demonstrate leveraging of private funds. Contact: Office of Grant Administration at 404-679-3167 or by email at CHIP@dca.state.ga.us
TRAINING AND TECHNICAL ASSISTANCE
DCA provides a range of training and technical assistance opportunities related to housing. Applicants' workshops are available for many of the grant and loan programs offered by the Department. Readers interested in training on a specific grant or loan program's application process should contact the responsible office listed in this publication. A general housing course for city officials is offered at least once a year as part of the Georgia Municipal Association training schedule. The Georgia Academy for Economic Development also includes housing information as part of its curriculum. In addition, special seminars, workshops, and technical assistance can be arranged for community leaders on a limited basis. The Department's regional staff provides a local resource of information about DCA's programs and areas of expertise. Contact: Housing Finance Division at 404-327-6855 or by email at communityhousing@dca.state.ga.us
4

HOME BUYER EDUCATION
Funded in part by a grant from the U.S. Department of Housing and Urban Development, DCA has contracted with local Consumer Credit Counseling Service agencies to provide individual home buyer counseling services. The counseling is intended to enable each household to make an informed decision about purchasing a home, considering their own financial and personal situation, and to keep their homes once the purchase is complete. DCA has also contracted with a number of nonprofit agencies to offer Home Buyer Education Seminars to groups around the state. With the help of the Latin American Association, DCA's homeownership booklet is available in Spanish. Contact: Office of Single Family Housing at 404-679-0624 or by email at housing@dca.state.ga.us
HOME BUYER MORTGAGE PROGRAM
The Home Buyer Program provides low-interest rate mortgage loans for borrowers with moderate incomes and modest assets. Except for targeted rural counties and some urban census tracts, borrowers must be first-time home buyers. The loans are 30-year fixed rate mortgages with interest rates that are typically 1 percent below the market rate. Loans are originated under FHA, VA, conventional or USDA/Rural Development guidelines. Homes purchased under the program cannot exceed maximum sales price limits. Application for these loans is made through a network of participating local lenders across the state. The required down payment will vary according to loan type, but is generally 3 percent of the sales price. A home purchased under this program must be the borrower's primary residence. Mortgage payments are generally made to State Home Mortgage, which is a part of DCA. Contact: The Office of Single Family Housing at 404-679-4847 or by email at housing@dca.state.ga.us
5

OWNHOME DOWN PAYMENT LOAN
The OwnHOME Program provides 0 percent interest loans to help first-time home buyers with the required down payment, closing costs and prepaid items associated with purchasing a home. Generally OwnHOME loans are available only if the borrower also uses the Home Buyer mortgage program described above. OwnHOME loans are made as delayed repayment second mortgage loans of up to $5,000. Delayed repayment means that the loan is repaid when the home is sold, transferred or re-financed or if the home is no longer the borrower's primary residence. OwnHOME borrowers must provide a portion of their own funds for the down payment, closing costs or prepaid items. The required borrower contribution varies based on the purchase price of the home. Borrowers must complete a home buyer education seminar. OwnHOME loans are available from local lenders participating in the Home Buyer program.
Contact: The Office of Single Family Housing at 404-679-4847 or by email at housing@dca.state.ga.us
BOND ALLOCATION PROGRAM
Federal tax law allows for tax-exempt government bonds to be issued for certain types of nongovernmental (i.e., private) activities. The advantage of this type of bond is that it provides lower interest financing for many kinds of projects. The amount of privateactivity tax-exempt bonds available each year for all categories is limited. Allocating the use of these bonds is the responsibility of each state government. In Georgia, DCA is responsible for the administration of the Georgia Allocation System. There are several general categories of allowable use including housing, student loans, and manufacturing and processing facilities. Bonds used for multifamily housing (rental developments) must set aside a portion of the units for low to moderate income families. Rental developments financed with these bonds are also eligible for state and federal housing credits without having to compete in the annual tax credit application cycle. Bonds used for homeownership must create cost-effective mortgages for first-time and moderate income home buyers.
Contact: Executive Office at 404-679-4943 or by email at bonds@dca.state.ga.us
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HOME CHDO PREDEVELOPMENT LOAN PROGRAM
The HOME CHDO Predevelopment Loan Program provides interest free loans for up to 24 months to nonprofit organizations that have been designated by DCA as Community Housing Development Organizations (CHDOs). This HOME-funded program was created for CHDOs that plan to become owners of new or rehabilitated rental housing for low and very low income tenants. The loans help CHDOs prepare complete and comprehensive development financing applications to either DCA's HOME Rental Housing Loan or Permanent Supportive Housing Loan programs. Funds may be used for costs such as market studies, title search costs, environmental review and appraisals. The predevelopment loans are repaid from the proceeds of the project's construction financing.
Contact: The Office of Housing Planning and Administration at 404-679-0680 or by email at nonprofithousing@dca.state.ga.us
HOME RENTAL HOUSING LOAN PROGRAM
The HOME Rental Housing Loan Program provides loans to help develop affordable rental housing. Funded by a portion of Georgia's federal HOME grant, the program offers very low interest construction-to-permanent loans with flexible repayment terms, usually over 20 years. This program helps lower the loan payments, making reduced rents feasible. Owners agree to keep the property in good condition and rent the HOME-funded units to low income residents for at least 20 years. Loan funds may be used for rehabilitation and new construction, or adaptive reuse of existing buildings for rental housing. The HOME loan program may be used independently or with tax credits, depending on economic feasibility and market conditions. Used in combination with tax credits, the HOME loans can push rents down, making the housing affordable to lower income tenants. A percentage of the HOME funds under this program is set aside for nonprofit organizations qualified by the DCA as Community Housing Development Organizations (CHDOs). Developments in areas that receive their own allocation of HOME funds from the federal government are not eligible for this program, unless they are sponsored by CHDOs or serve tenants with special needs.
Contact: The Office of Affordable Housing at 404-679-0648 or by email at rentalhousing@dca.state.ga.us
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HOUSING TAX CREDIT PROGRAM
The Housing Tax Credit Program provides a 10-year federal and state tax incentive to attract private investment for the development of affordable rental housing. The money raised by sale of the tax credits reduces the size of the mortgage needed for the development, making reduced rents feasible. Owners agree to keep the property in good condition and rent all or some of the units to low income residents for at least 15 years. DCA encourages mixed-income developments and those that support community development objectives. The annual application process for the credits is very competitive. A percentage of the tax credits is set aside for qualified nonprofit organizations. Tax credits are also available on a non-competitive basis for multifamily residential developments financed with tax-exempt private activity bonds. Eligible activities include acquisition and/or substantial rehabilitation of existing rental housing and new construction. Contact: The Office of Affordable Housing at 404-679-0647 or by email at rentalhousing@dca.state.ga.us
LANDLORD TENANT HOTLINE AND HANDBOOK
Georgia Legal Services Program handles this program for DCA. It provides answers to frequently asked questions from both renters and landlords. Even experienced property owners often need to know more about their rights and responsibilities under Georgia law. Tenants often need help understanding lease provisions or how to handle unusual situations. Information can be obtained by calling the Hotline or going online to read the Handbook at the DCA website at: www.dca.state.ga.us/housing/landlord/contents.html.
Contact: The Georgia Landlord-Tenant Hotline at 1-800-369-4706.
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RURAL RENTAL HOUSING DEVELOPMENT FUND
The Rural Rental Housing Development Fund provides loans to rural public housing authorities to construct and manage affordable rental units. Funds must be used for developments of 10 or fewer rental units. The program provides a combination of constructionto-permanent loans and grants. The loan portion is repaid over a period of 20 to 30 years at an interest rate of 0 to 1 percent. The program also provides an opportunity for these agencies to gain development experience and training. Participating public housing authorities are required to provide cash equity equal to the level of operating reserves required by underwriting. A Request for Qualifications for this program is issued one time each year. Selected agencies are then provided with education on the housing development process to assist in their preparation of complete development financing applications. Public housing authorities from across Georgia may participate in this program; however, the housing constructed must be located outside of the following urban counties: Bibb, Chatham, Cherokee, Clarke, Clayton, Cobb, DeKalb, Dougherty, Douglas, Fayette, Fulton, Gwinnett, Henry, Muscogee, Richmond, and Rockdale. Contact: Office of Housing Planning & Administration at 404-327-6881 or by email at nonprofithousing@dca.state.ga.us
SECTION 8 RENTAL ASSISTANCE
Section 8 Rental Assistance is a program funded by the U.S. Department of Housing and Urban Development. The program helps low and very low income people pay rent in the private rental housing market. DCA determines if a person is eligible to participate in the program. People who participate in the program normally pay 30 percent of their monthly income as their portion of the monthly rent and utilities. DCA pays the remainder of the rent directly to the landlord. There are program requirements regarding the maximum rent allowable and the quality of the rental unit. In some special cases, rental assistance vouchers are tied to a particular apartment complex (project-based Section 8). There is typically a waiting list for this program. DCA's rental assistance offices are located in Albany, Athens, Carrollton, Eastman, and Waycross. DCA administers the program in 149 of Georgia's 159 counties. The remaining 10 counties are served by local agencies.
Contact: Section 8 Rental Assistance Office at 404-679-0643 or by email at Section8@dca.state.ga.us
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EMERGENCY SHELTER GRANT PROGRAM
The Emergency Shelter Grant Program provides grant funds to nonprofit organizations and local governments from the State Housing Trust Fund for the Homeless Commission and Emergency Shelter Grants Program funds allocated to the state by the U.S. Department of Housing and Urban Development. Grant funds must be used to provide shelter and essential services to homeless persons. Eligible activities include emergency shelter and essential services for the homeless, transitional housing, homeless prevention programs, acquisition, construction, and/or renovation of facilities that serve the homeless persons, and technical assistance to organizations involved in these activities. General funding limits are set for each of the authorized activities. Applicants are typically expected to provide 60 percent of the cost of each activity. A 25 percent matching share is expected for participation in the facility development program. Most of the funds are allocated in a one time per year application process. Some funds are retained for allocations to meet urgent needs as they arise during the year.
Contact: Office of the State Housing Trust Fund at 404-679-4942 or by email at HomelessPrograms@dca.state.ga.us
HOUSING OPPORTUNITIES FOR PERSONS WITH AIDS
The Housing Opportunities for Persons with AIDS (HOPWA) program is designed to provide housing and supportive services to low-income persons with HIV-related needs. Local governments and nonprofit organizations in the 139 Georgia counties outside the Atlanta MSA are eligible to apply for these federal grant funds. Funds may be used for housing, information about housing and fair housing, rental assistance, homelessness prevention, general case management, housing operating subsidies, technical assistance, and supportive services such as health, mental health, nutritional assistance, day care, and personal assistance. Development activities may also be funded through this program and can include acquisition, new construction and/or rehabilitation. Funds are generally allocated during a once a year application process. Applications received after the deadline are processed on a funds available basis.
Contact: Office of the State Housing Trust Fund for the Homeless at 404-679-0651 or by email at HOPWA@dca.state.ga.us
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PERMANENT SUPPORTIVE HOUSING PROGRAM
The Permanent Supportive Housing Program helps nonprofit organizations provide quality affordable rental housing with supportive services to non-elderly special needs populations. The program couples the state's federal HOME funds with monies from the State Housing Trust Fund for the Homeless to offer construction-to-permanent loans. In certain situations DCA will also provide Section 8 vouchers to increase affordability for targeted special needs populations. Applications may be received at any time during the year on a first-come, first-served basis. Funds may be used for acquisition, rehabilitation, new construction, or adaptive reuse of existing buildings for rental housing. Nonelderly special needs tenants include the homeless, persons with disabilities, persons with alcohol or other drug addictions, and persons living with HIV/AIDS. Contact: Office of Housing Planning and Administration at 404-327-6881 or by email at nonprofithousing@dca.state.ga.us
SHELTER PLUS CARE PROGRAM
The Shelter Plus Care (S+C) Program provides affordable housing with supportive services for homeless people with disabilities and their families. Generally, the individuals served by this program have disabilities associated with mental illness, addiction disorders, and/or AIDS. The U.S. Department of Housing and Urban Development funds the rental assistance portion of the Shelter Plus Care program. The supportive services, most frequently funded through the Georgia Department of Human Resources, are provided by the Granter. Annual applications for the Shelter Plus Care funds are submitted through the HUD Homeless Continuum of Care Planning and Application process. Contact DCA to determine the appropriate continuum of care for your proposal.
Contact: Office of the State Housing Trust Fund for the Homeless at 404-679-05694 or by email at ShelterCare@dca.state.ga.us
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NOTES: ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________ ______________________________________________________
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Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, GA 30329-2231 404-679-4840 800-359-4663 www.dca.state.ga.us
If you are disabled and would like to receive this publication in an alternative format, please contact
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printed on recycled paper July 2002

Appendix G(1)

Growth Management Concept
Teams

Land Use, Zoning, and Development

Countywide

North County South County
Towns and Nodes

US 19 corridor Hillside development

Economic Development Strategies

Economic Development and Infrastructure
Emphasis
Emphasis

Historic Preservation Greenspace

Emphasis

Greenbelt to separate land classifications
Scenic corridors

Nursery was in operation but couldn't get help, so it closed. Labor shortage. Continue agricultural operations: encourage preferential tax assessment. Antique mall for Concord's downtown/ downtown revitalization generally. Scenic byway designations to bring people into the county. Golf courses. Industrial development. Retail threshold analysis. Outdoor recreation Flint River.

Population Levels Required to Support Selected Commercial Activities.

Commercial Activity
Corner store Convenience grocery Delicatessen and bakery Drug store Beauty parlor Service station Bank office Hardware store Barber shop Supermarket

Threshold (per population)
1 per 500 1 per 2,000
1 per 3,000
1 per 3,000 1 per 3,000 1 per 5,000 1 per 5,000 1 per 5,000 1 per 5,000 1 per 10,000

Source: DeChiara, Joseph, Julius Panero, and Martin Zelnick. 1995. Time-Saver Standards for Housing and Residential Development. 2nd Edition. New York: McGraw-Hill, Inc.

Pike County Growth Management, Zoning, & Development Land Needs

(McIntosh Trail Spatial Analysis 1998

Residential = approximately 2,458 acres of residential ; (492 urban and 1475 acres suburban). Commercial = 19 acres suburban and 58 urban.
This development can be easily accommodated within existing municipalities and areas with existing or future water supply.

Land Classification

(five categories: this is a modification of the McIntosh Trail Spatial Analysis (1998) categories): The entire county is mapped to fit within one of these classifications.

Conservation. Agricultural.
Rural Residential (one unit per two acres).
Suburban (approximately one unit per acre).
Urban (municipalities and activity centers).

Public water service Sanitary sewer service Agricultural use Residential land use allowed Density
Conservation use assessment Transfer of development rights Purchase of development rights U.S. Hwy. 19 Development corridor Scenic corridor Downtown specific plans/infill Greenbelts Environmental impact statement Conservation/cluster subdivisions Pine Mountain Ridgeline Protection

Conservation
No No Yes No 1 per 5 acres Yes Sending Yes No Maybe No Yes Yes No Yes

Agricultural
No No Yes Restricted 1 per 10 acres Yes Sending Yes Yes Yes No Yes No Restricted Restricted

Rural Residential
No No Yes Yes 1 per 2 acres No ----No No Yes No Yes Maybe Yes No

Suburban
Yes No Yes Yes 1 per acre
No Receiving
No Yes No No Yes No Yes No

Urban
Yes Yes No Yes 2-20 per acre No Receiving No Yes No Yes Yes No Yes No

The conservation area consists primarily of flood plains, wetlands and other sensitive areas (not to be developed).

The agricultural classification is reserved almost exclusively for agricultural and forestry uses. It is not appropriate for large-scale or even minor (exemption) subdivisions. Some two-acre lots exist in the agricultural classification but new subdivisions are restricted.

The rural residential land classification is assigned to areas that have already been subdivided at a density of one unit per two acres. The map is highly generalized and does not encompass all two acre lots in the county.

The suburban land classification corresponds primarily to the northeast portion of Pike County, where development pressures are greatest (due to suburban subdivisions occurring just across the border in Spalding County.
The urban classification corresponds primarily with the city limits of Pike County's municipalities. Each city is considered a "node" of development. An additional node, which is centered on the commercial area in Spalding County just north of the Pike County line, also includes property in the northeast corner of Pike County. Therefore, urban uses can also occur within the two (U.S. Hwy. 19 and U.S. Hwy. 41) corridor overlay districts within the designated node.
Overlay Districts
U.S. 19 corridor. This overlay district encompasses all properties fronting or near U.S. Highway 19 north of Zebulon to the county line. Development within the corridor should be subject to guidelines and regulations with regard to access, building orientation, landscaping, parking, and building materials, among other things. Commercial development should occur only within the nodes (Zebulon and near the commercial area just across the county line in the northeast corner of the county. Outside nodes, the corridor should maintain a rural character.
U.S. 41 corridor. This overlay district includes properties fronting U.S. Highway 41 in Pike County. Development within the corridor should be subject to guidelines and regulations with regard to access, building orientation, landscaping, parking, and building materials, among other things. Commercial and industrial development is generally appropriate within the corridor.
Scenic corridor. This is a designation along selected rural highway corridors and is intended to preserve the pastoral views of farming and the rural landscape in Pike County. Development within a scenic corridor should be consistent with guidelines and regulations that protect and enhance views of the scenic landscape from the road.
Pine Mountain ridgeline protection. This area includes the ridgeline where slopes may be difficult to develop and where subdivision development would be highly visible in the community. Unregulated development would impair the scenic vista of the ridgeline. Within this area, a special set of regulations should be employed that ensure safe and aesthetically appropriate building and development practices.
2020 plan suggests transferable development rights (TDR).
Agricultural preservation through tax incentives and other techniques.
Overall Recommendations, Zoning
Modify Two-acre Zoning. Pike County's residential districts vary based on the size of the housing unit (square feet) but not the size of the lot. Virtually all residential districts establish a minimum lot size of two acres. Current county policy allows for subdivisions to be built in A-R and other zoning districts without rezoning. Lot and houses are served only by on-site wells and on-site septic systems. This policy has resulted in a scattering of residential subdivisions across the rural landscape, inconsistent with stated objectives of preserving a rural quality of life.

Allow one-acre lots in suburban classifications. In areas served by public water, the minimum lot size should be reduced to one-acre. Actually, state health requirements allow lot sizes smaller than one acre when served by public water but not sanitary sewer.
Establish a much larger minimum lot size for the agricultural classification. Pike County needs to further restrict residential development in agricultural and forestry areas if it wants to protect them for viable farming and forestry operations and preserve an overall rural quality of life in the county. Pike 2020 recommends that the county implement a five-acre minimum Agricultural-Forestry (AF) district that does not allow residential subdivision development (Pike 2020 Project Report). This is a good idea but the five-acre lot size may not be sufficient to avoid further scattered residential development in the countryside. Ten acres is generally considered to be the minimum lot size needed to provide viable farming and forestry operations and to avoid scattered residences in agricultural areas. The resource team recommends that the ten-acre minimum apply to the agricultural land classification (see map). Some exceptions for this ten-acre minimum could be made. For example, some communities make an exception for "intra-family land transfers" in order to allow large property owners the opportunity to subdivide one- or two-acre lots to their sons and daughters. Such an exception should be limited to five lots or less.
If residential development is allowed in the agricultural district (minor exceptions are recommended), it should be rural cluster or conservation subdivision design. Pike County should restrict residential subdivisions in the agricultural classification but if minor exceptions are made, they should be required to follow a rural cluster zoning or conservation subdivision design.
Municipalities need to be sure that city zoning ordinances accommodate development. City zoning ordinances may preclude the types of downtown development envisioned by the resource team in Williamson and Concord.
The zoning text and map should be revised to include the four recommended overlay districts.
Use DCA's model ordinances as needed. There are several modules in DCA's Model Land Use Management Code that should be considered for adoption by Pike County, including: subdivisions and land development (Section 2-2), improvement requirements (Section 2-3), hillside development (Section 2-7 draft), rural clustering for any subdivisions allowed in the agricultural classification (Section 4-7), and selected portions of design guidelines (Section 5-3) for the highway and scenic corridor overlay districts. Municipalities might consider using the specific development plan module (Section 5-1) to guide development in the downtown, and the historic preservation (Section 5-4) module to establish historic preservation districts.
Adopt a conservation subdivision ordinance. Reinitiate the conservation subdivision ordinance that was prepared but tabled. Although the resource team has not reviewed the ordinance, Pike County should strongly consider adopting some form of conservation subdivision development.
Documents Reviewed
McIntosh Trail Regional Development Center. September 1998. Pike County Land Use Study. Barnesville: McIntosh Trail RDC.
Pike County Commission. Pike 2020 Project Report: Goals and Recommendations for the Future. Zebulon: Pike County Commission.
Pike County Zoning Ordinance.
Pike County Subdivision Regulations.

Appendix G(2)
Economic Development Strategy
Introduction
Everything we talk about tonight is economic development within the context of what you told us you wanted here in Pike County -
Preserve the Rural Character Cherish a Small Town/Rural Area Way of Life Allow for Quality Growth and Reasonable Development of Private Property Increase Retail Opportunities in the County Develop Jobs Base that Respects the Natural, Rural and Small Town Environments/Quality of Life
Many of the specific topics we cover tonight as a team some folks might think are fluff, but this kind of strategic, holistic planning is essential for the successful development of your Town Centers and for successful Industrial Development.
Historic Preservation Arts and Culture Greenspace Development and Enhancements Tourism Design Marketing & Promotion
All build the foundation for successful economic development!
One other key point - Demolition is not economic development any more.
Local decision making and local control and implementation is in your hands.
Our job is to be honest and give you our best recommendations to help you reach your goals.
Economic Development Opportunities
We saw lots of opportunities! But there are scary things at the gate...unplanned, unmanaged growth and the Sprawlding of Pike County. It is totally unnecessary that that happen. The resources and development opportunities already exist in Pike county that, woven together into a comprehensive strategy, will allow Pike Co. folks to realize their vision.
We looked at the many resources that each community has to distill what makes Pike Co., and each community, unique. The areas we focused on were:

Historic & Cultural Resources Greenspace and Natural Resources Proximity to development Emerging Development Patterns New and/or renewing neighborhoods, businesses and other forms of economic activity
We propose to capitalize on the strengths if each community, so that every community has the chance to prosper in its own unique way.
Overarching Recommendation
We recommend that Economic Development activity, specifically retail and service business development, by concentrated around existing town centers which are, and have been, centers of community life in Pike County for over a century.
Remember what Jerry said about the projected need for commercial space? We feel that this need can be more than adequately addressed by the concentration of commercial development, with the added benefit of allowing for the preservation of the rural character that folks have said over and over again they do not want to lose.
All of your town centers have a unique niche within the county, which together will weave a strong and vibrant economic base for the entire county. Within this context, we propose the following:
Development Strategies
Concord Local cultural history Antiques, arts, crafts Concentration of historic buildings
Meansville Concentration of historic commercial buildings (Few buildings but what is there is good) Folk art enclave- home of nationally renowned folk potter Significant stock of historic residential architecture
Molena Concentration of historic buildings- 1 property owner with dedication Eco-tourism- Outdoor sports potential because of proximity to Flint River Local history mini-museum Gateway/Visitor information center Antiques
Williamson Re-built traditional town center at the crossroads to serve housing boom spillover from Spalding Commercial development to serve growing residential market in northern Pike Significant stock of historic residential architecture

US 19 at the county line- "East Williamson" (we needed to give it a real name!) Potential future commercial node, again from Spalding County spillover Here Pike County must embrace and manage the development that is happening here
Specific Economic Development Projects
Specifically--We saw clear and doable opportunities in each Town Center for projects that will enhance their economic development potential and, in most cases, do so by building on existing infrastructure.
Concord Concord Community Activity Area and exhibit hall - the white, wooden structure at the back, as an exhibit
space with an outdoor stage/deck (like Flowery Branch Depot) Redeveloped Cotton Warehouse - Sonny Story Community Center pavilion and open air market Redeveloped Strickland Building - 40,000 square feet of antiques mall and arts incubator
Meansville Conversion of abandoned gas station into facility to celebrate tradition of local potters, other arts & crafts Adjacent Old Wooden Store converted to arts-related space Space in City Hall (historic depot) for exhibiting local potters' work/other local arts & crafts Molena Linear park and walking trail along GA 18 through town Development of local mini-museum and welcome center Market Flint River access to canoe/kayak enthusiasts Encourage eco-tourism with recruitment of outdoor outfitter Work with Meriweather County to improve river landing at GA 18 (may be County activity) Support and assist the private work underway to preserve the town's architectural heritage
Williamson Develop a comprehensive new town center development plan for commercial and residential growth that
builds on the existing building stock in scale and materials Enhance existing commercial/Town Center uses such as the Bank, Country Store BBQ, Oliver Twist Antiques
and the Post Office Branch Preserve and Enhance Veterans' Park Develop a plan for residential growth around the existing community infrastructure that values the existing
housing, both in terms of materials, design and density Acknowledge that Spalding County growth is close and getting closer Embrace the opportunity to establish here what you want that part of County to be
Zebulon Concentrate the development back toward the city center (In fill vacant properties, bring current uses up to
the street in a traditional town center design circa 1885-1920's) Inventory vacant lots for infill construction around Square Develop a more defined entryway where US 19 splits north and south of town Undertake corridor development plan

Develop design guidelines for new construction Keep county offices downtown at all costs, while finding off-square locations for county annex offices to free
buildings up for retail uses Shore up and use 2 county-owned buildings for farmers' market with use of tennis courts also Maintain the historic rhythm of buildings around square and encourage commercial uses Encourage the rehabilitation of courthouse square building facades to historic appearance Redevelop the old elementary school for community uses such as a combination performing arts center and
the City's Head Start facility- a big win-win for the entire community
How?
To do this will require a combination of public and private investment, some funding from outside sources, and no small measure of in-county entreprenuership. Where the most successful revitalization efforts occur, local, self-help is the rule.
In addition, Pike County must develop a cutting edge Economic Development Model and an organizational framework that is visionary, practical, non-political and non-partisan. If you all pull this together you will have created an Economic Development Model that will lead the way in out state, even our nation!
Later in the session we will elaborate on the tools you will need to capitalize on the enormous opportunities we have outlined her tonight.

Organizational Framework

P.O.P Pike's Opportunity for Progress (See Chart)

Umbrella Economic Development Organization (501(3))
Stakeholder Board: The Roundtable as per Camelot City Governments (all Town Centers at the table) County Government Industrial Development Authority Downtown Development Authority(ies) County Development Authority Utilities Financial Institutions Chamber of Commerce Business and Community Leaders Citizens

Leadership, vision and resource development not program micro-management.

CEO
Executive Director works in partnership with the Board Chair to manage the organization. An active and empowered CEO model.

Program Areas (Incentive and Assistance Based Local Govt's and County are Regulatory)



Industrial Development

Retention

Expansion

Recruitment

Workforce Housing



Town Center Development (The Main Street-Better Home Town Model)

Organization

Promotion

Design

Economic Restructuring Small Business Retention, Expansion and Recruitment

Housing (clustered around Town Centers)



Chamber of Commerce (County-wide, Town Center-based)

County-wide Image Development, Marketing and Promotion

Small Business/Retail Marketing and Promotion

Festival & Special Event Coordination

Tourism Development

Tourism Marketing and Promotion

Hospitality Planning and Development

Staffing


Executive Director/CEO Industrial Development Manager* Town Center Development Manager* Chamber Executive (Manager)*

*Report directly to the Executive Director/CEO

Funding
Industrial Authority revenue committed to this POP through service contract Chamber dues/revenues committed to this POP through service contract DDA revenues committed to this POP through service contract County Development Authority revenues committed to this POP through service contract All Town Centers contribute to Town Center Management Program through POP via a service contract Major businesses and leadership make direct donations to POP Utilities make direct donations to POP Local County-wide Community Foundation Grant writing and fundraising

Financial and Development Incentives & Assistance (Direct and Indirect)

Faade Grant program for each Town Center Design Assistance through DCA/GTHP/UGA
DCA Downtown Development Revolving Loan Fund
Georgia Cities Foundation (through GMA) Local Low Interest Fixed Asset Loan Program (See Bill Russell)
Planning and Zoning Incentives (such as higher density allowances for Conservation Subdivisions) Business Development Assistance through SBDC, UGA
Development Assistance through DCA's regional office

Next Steps Develop an umbrella economic development organization that is visionary, practical, non-political, non-
partisan, public-private and inclusive of the many stakeholders in Pike County. Develop Financial and Planning & Zoning Incentives to encourage entreprenuership and positive
development including Design and Preservation Guidelines Gain approval for the Town Center development concept with each community. Undertake a Market Study to determine Commercial Development opportunities. i Develop a Town Center design/development plan for Williamson.

Appendix G(3)
Economic Development Regarding Business Park
Observations Park is beautiful presents well, buffered well (surroundings compatible)
Evidence of community investment *general fund contribution *Employment of ED professional *involvement in joint development authority (partner with Tier 1 County) *business incentives/business friendly attitude *100% Freeport exemption *seeking outside professional assistance (GA Tech readiness assessment)
12,000 sf of multi-tenant space available
60 miles to Atlanta, Columbus & Macon
One hour from Atlanta airport
Business park land cost is high as compared to neighboring counties
At a disadvantage competitively regarding land costs, infrastructure and resources
No sewage at park
Limited water distribution and capacity
Transportation issues re: park and in general
No vision for the park *who are we trying to attract? *what are our resources?
Needs Industrial zone buffers ensure future compatibility
Create core ED sales TEAM *people who represent some resource/add value to the team *build broad based team with depth
ED leadership training *diversity and not the usual suspects *youth leadership
Business park vision

Opportunities Investigate Ag/horse opportunities (possibly niche for business park) Agribusiness center
*horse shows Build and strengthen relations with technical colleges/Gordon College Entrepreneurial development Market Southern Terry building Conduct BREP (Business Retention and Expansion Process) through DCA Recommendations Lower asking Business Park land costs Additional $ for IDA Long term commitment to ED program Conduct mock prospect visit Create a sales team Improve water and sewage infrastructure to park Target industries you can accommodate today

Appendix G(4)
Preserving Rural Character - Culture and Heritage
Pike County is very fortunate to have a wealth of cultural and historic resources. Within the county borders, the county can boost of nationally known Meansville potter Marie Rogers. Regionally known woodcarvers, a wellknown taxidermist, community festivals and the Tour de Pike are woven in to the cultural landscape. These activities are strengthening and preserving the identity of Pike County and reinforcing its character.
Defining the character of a community is as much about talking about "who" the residents are (current and historic) as it is about defining the type of landscape and living environment. The farm family imprint, the African-American cultural traditions, the "caboose club", the pilot's corridor among many other cultural traditions that inform the next generation and new residents to Pike County.
One resident described Pike County as " the light under the bush". Promoting the character of the community does include creating a platform from which to clearly define to others (tourism and new residents) what is important about that community. Through culture and heritage development vehicles can be developed to assist in sharing that platform and in creating the type of community which will emerge in the next decade.
Recent studies show that the young educated workforce is more likely to choose to live in an environment that is culturally active and values cultural activities, even if it means taking lower wages, over living in an environment which is culturally nebulous. This workforce will also have increasing opportunities to telecommute as rural communities increase their technological capabilities.
Georgia has several rural communities that use cultural activities as economic development and tourism vehicles. Among them include Tifton, Franklin, Moultrie and Colquitt. Members of these communities are eager to share their stories with you.
Observations
Defining a rural character includes several key components. Among them include: a. small groups or "communities of history" (decades or centuries) b. acknowledgement , support and celebration of culture-bearers (those who share with the community the heritage values) c. civic and cultural institutions or activities d. school contributions to cultural education e. history and traditions of spiritual institutions f. designated spaces (indoors or outdoors) for public cultural events and activities
Communities of History - Pike County has numerous communities of history. The "caboose club" and those members of pilot's corridor are as critical to the fabric of the community as traditional groups. The African American community is extremely rich in Pike County with Martin Luther King, Jr. and Emancipation Day parades, civil rights history, existing segregated-era school buildings, agricultural contributions and strong foodrelated history. As one community member said "fried chicken, our food". The African American community has small communities of history throughout the county such as Near and the Hill Top community. Each of the towns has small informal booster or support groups.

Acknowledgement and Celebration of Culture Bearers Pike County is able to support a bluegrass music community through the Opry and the Music Barn. A quilter's guild, woodcarvers network, North Runner Taxidermy are among the quality traditional arts resources available. There are fine artists in the county. Theses visual artists are teaching after school classes and painting murals to support themselves in addition to selling their work. Festivals exist such as Concord's Block Party. There isn't an on-going way to honor or celebrate the work of a particular artist or group of artists. There are a minimal amount of heritage events.
Civic and Cultural Institutions or Activities Pike County has an active civic life with clearly identified Kiwanis, Lions, Rotary, Masons, United Men of Pike and Garden Clubs. Concord is the home of one of the oldest Garden Clubs in Georgia and additional garden clubs have been established to help facilitate the use of foundation funds. The Lions have been working to collect artifacts. The public library houses limited genealogical materials. There is a historical society. The senior center has cultural activities. Pike's Pathways to Pride existed to support and promote wildflower presentation.
The Pike Arts Council has a strong history of providing activities to the community. The Council has produced large events using the Strickland building and utilized other spaces including schools. The Council is struggling (as are all arts councils) with increasing and diversifying participation.
School Contributions to Cultural Education - The schools have a history of presenting artist in residence programs, although not recently. The high school produces plays and musical events that are student-based and attract the local community. The schools have not been used to promote cultural activities through the distribution of information or as a promoter of outside events. The school facilities have hosted limited access for touring arts groups or cultural activities promoted by the Pike County Arts Council. On-going afterschool and summer arts and cultural activities for children K-12 are not in place.
History and Traditions of Spiritual Institutions - Pike County has numerous spiritual institutions. Each has congregational history and a set of traditional arts activities (ex. Sunday pot-luck lunch, Deaconess Day, etc.) There is a set of "communities of history" attached closely to spiritual institutions those rooted in the past and documented by the rich and diverse cemeteries that dot the landscape.
Designated Spaces for Public Cultural Events and Activities Pike County's Courthouse grounds are used for limited activities. Parades use the downtown Zebulon area. The schools have an auditorium. The areas adjacent to the walking trails (former railroad tracks) are used for festivals. There is an open-air farm market site in Zebulon.
Recommendations
The County needs to create a support structure to enable these resources to be shared with new county residents as well as to create promotion for tourism and economic development purposes. This structure can be created by:
Surveying the cultural traditions unique to Pike County, using the expertise of a folklorist. A folklorist could document:
Foodways at community social events and survey the farmers market Oral histories, farm histories, current developer histories (now will become the past) Document the uniqueness of history and traditions of spiritual institutions. (ex. spiritual music) Southern gardens (possible tours) and multigenerational family farms Music Opry and Music Barn

Once a survey is complete, consider creating a master-apprentice program where high school students can learn traditional arts and cultural practices from "masters" in the community and thereby strengthening cottage industry activities. Develop a venue to begin regularly selling master and apprentice goods or for the performing arts (fiddler, banjo, etc.) work with commercial venues to support emerging artists.
Funding for this may be sought from the Georgia Council for the Arts and the Georgia Humanities Council.
Surveying and prioritizing the key activities in the community, using the expertise of an oral historian and the assistance of interns. This could include:
Documenting the pilot's community. Documenting the civic organizations. Documenting the cemeteries and perhaps creating and promoting a historic cemetery trail. Surveying and documenting the history and cultural activities of the African American community. Documenting the experiences of diverse communities and individuals with the Strickland building. Help support and strength the current work being done by the Historical Society.
Georgia's colleges and universities, the Georgia Humanities Council and various other state resources are available to assist you.
Continuing active support of the collection of artifacts from all parts of the community for the development of a Pike County Museum This could:
Create a body of knowledge to share locally as the county continues to receive new residents. Honor the contributions and acknowledge the diversity of the entire community. Be developed in a way the Quality Core Curriculum standards could be implemented and thereby become an asset to the schools. Bring multi-generational groups together through photograph identification festivals.
Applying for an artist in residence for the county. An artist in residence could:
Interpret feelings about the rural character of the community. Develop multigenerational projects to share those histories .
Applying for an arts education development grant This could:
Bring in an artist in residence for a short period of time to help determine what types of in-school and afterschool programs could be created. Bring in a consultant to help develop the resources to sustain such programming Set the stage to create a 3-5 year county-wide arts education plan which could include school, community and tourist-based activities.
Using the Grassroots Arts Program (GAP) to pilot or strengthen activities Each of the 159 states has a small amount of funds set aside through regional regranting organizations to specifically use for the development and piloting of arts and cultural activities. The contact for Pike County is Dot Bass (706) 665-2535.

Applying for Technical Assistance support to bring in a consultant to work on cultural communications and marketing (promoting cultural activities both within the county and to an external tourism market.) This consultant could:
Look to see what cultural activities may be appropriate to share in tourism Suggest niche and non-traditional marketing for county residents Suggest a promotional structure for tourism Look at the possibility of developing cross town councils (such as a Garden Council, a church women's council, festivals council) as a formal communication and planning network
Setting aside or creating a limited number of public and community access spaces which promote interaction.
Considering the cultural effects of planning and development by continually asking:
What existing structures should be preserved? Which of those structures should remain private and which are suitable for commercial development?
Are there public communal spaces both outdoors and indoors for people to come together? Can existing buildings be used or community spaces be attached to emerging public buildings?
Are there spaces where children can come together with adults outside of school and church?
Do the festivals and Tour de Pike have the infrastructures they need (covered spaces, electricity, band shell, speaker's podium, etc.)?
Can public parks be created with promote the themes embodied in our community? (Pilot's Park, Heritage Park, History Park)
Does the placement of the housing in new developments reinforce a sense of community and lead to community interaction and dialogue?
Designating specific facilities, perhaps historically used for community interaction, as performing arts and visual arts spaces. This could assist in the designation of resources to these activities.
Beginning to site pieces of public art that encapsulate the values of the community The use of public art could be used to focus community attention on rural character.
Examples: Mule and tenant farmer in Houston County Tifton Downtown, bringing the rural county side in via a publicly created mural Colquitt Downtown, murals depicting agricultural history

Appendix G(5)
Historic Preservation
Historic Resource Assessment
Pike County has a rich history and innumerable historic resources; there are also many dedicated citizens who have made a commitment to keeping that history alive through restoring Pike's historic resources. However, there has never been a formal historic resource survey of the county. Also, only two properties are listed on the National Register of Historic Places, including the Pike County Courthouse and the R.F. Strickland Company in Concord. These two represent only a minute fraction of what exists in the area. Pike County has a historic preservation ordinance, but has not established a preservation commission. Therefore, there is no substantial protection for historic properties within the county.
A historic resource study of Pike County, including twenty-one buildings and structures, was completed by the McIntosh Trail Regional Development Center in 1979. An update of those records in July 2000 concluded that two of the buildings no longer existed, including the Wells House and the Old Williams Mill. Also, three structures were not found, including the Means-Holloway House, the Mangham House, and the Brown-Chandler House. Those five constitute roughly 25% of the original twenty-one listed in the McIntosh Trail RDC study, which is the only available study of the long-term effects of having no preservation protection at the local level. The buildings included in the McIntosh Trail study barely scratch the surface of Pike County's historic resources. While the county has much to offer, there are no local methods of preservation protection currently employed within county limits. Pike County already has a preservation ordinance, which provides for the establishment of a preservation commission. This would be the best course of action to provide protection for Pike's historic sites. Historic buildings should be locally designated individually or within a district to offer the best protection. Also, buildings should be nominated to the National Register of Historic Places, which makes property owners eligible to apply for funding for restoration projects, and offers some protection against federally-funded projects that threaten historic resources.
Primarily, Pike County should conduct a formal historic resource survey throughout the county to identify buildings or structures that are historic. There has never been such a survey conducted in Pike County. Potential districts and individual buildings should be targeted for listing in the National Register and the Georgia Register of Historic Places. Pike County presently has no National Register historic districts, but there is the potential for several. Possible districts include Concord Street from Courthouse Square to Franklin Street in Zebulon, Highway 18 in Concord, and Hill Street in Concord. Also, there are farm complexes in Pike County with the same potential, such as the house and outbuildings at Harden and Glover Roads east of Zebulon. These properties and districts should be considered not only for the National Register, but also for local designation if Pike County establishes a preservation commission in the future.
In addition to identification of historic properties, surveys aid preservation and landuse planning, assist preservation efforts of Georgia's Certified Local Governments, expedite environmental review by governmental agencies, promote research of the state's history and architecture, and increase awareness of and interest in a community's historic buildings. Surveys are sponsored by local or regional organizations or governmental agencies under contract with the Historic Preservation Division (HPD), and may be conducted by both paid, trained surveyors and volunteers. Funding for surveys is available through the HPD. Priority for funding is given to surveys in areas lacking a survey or underrepresented in existing surveys; surveys in areas experiencing development pressure on historic resources; surveys with direct links to district or multiple property National

Register nominations, other preservation activities or to planning; and surveys that meet information needs, such as for historical contexts, thematic studies, environmental review, or tax activity.
Pike County adopted a preservation ordinance in 1994, which is a substantial and positive action. The next step is to appoint a design review board (much like a planning commission) and adopt a set of design guidelines. Historic districts and individual properties may be locally designated under the ordinance, which will make them subject to the newly adopted design guidelines. Before major changes (including demolition) are made to structures located within the historic district, or before new construction may be built within the district, the property owner must appear before the design review board to receive a Certificate of Appropriateness (formal approval). The board makes decisions based on the design guidelines, a list of rules ensuring that such activities will be compatible with existing buildings in the district. The historic preservation commission staff works with property owners to produce appropriate plans. The design guidelines and the Certificate of Appropriateness process are not meant to intimidate property owners or limit their activity; rather, they serve as an effective tool by which communities can ensure the future integrity of historic districts and historic resources. This process ensures that future construction or alterations will be compatible with the existing fabric of the district, so that the whole serves as a cohesive unit. This process has been hugely successful in many Georgia towns and counties.
Any city, town, or county that has enacted a historic preservation ordinance, enforces that ordinance through a local preservation commission, and has met the requirements outlined in the Procedures for Georgia's Certified Local Government Program is eligible to become a CLG. Local governments must meet five broad standards in order to become a CLG:
- Enforce appropriate state or local legislation for the designation and protection of historic properties.
- Establish an adequate and qualified historic preservation review commission by state or local legislation. A preservation review commission is a locally appointed board that reviews design changes in designated historic districts in order to maintain the district's special and irreplaceable qualities.
- Maintain a system for survey and inventory of historic properties that furthers the purpose of the National Historic Preservation Act.
- Provide for adequate public participation in the local historic preservation program, including the process for recommending properties for nomination to the National Register of Historic Places. A local government must encourage the public's participation in its preservation efforts by having meetings that are open to all local residents, by sponsoring community-wide information and education activities and by encouraging National Register nominations.
- Satisfactorily perform the responsibilities delegated to it under the National Historic Preservation Act. The HPD works closely with a CLG to help it meet local needs and interests and to fully participate in the CLG program.
The benefits associated with becoming a CLG include: eligibility for application for federal historic preservation grant funds available only to CLGs; direct participation in the National Register of Historic Places program by reviewing local nominations prior to their consideration by the Georgia National Register Review Board; opportunities for technical assistance training sessions, information material, statewide meetings, workshops, and conferences; and increased communication and coordination among local, state, and federal preservation activities, as well as with other CLGs. Pike County should take advantage of the Certified Local Government program.
In December of 1998, a Joint Study Committee on Historic Preservation reported that "Historic preservation is a proven economic strategy for Georgia's communities interested in creating jobs, attracting

investors and visitors, revitalizing their downtowns, and providing affordable housing.... According to Donald Rypkema, author of The Economics of Preservation, `Nationwide, $1 million spent in rehabilitating older buildings creates 39 more jobs 20 in the construction industry and 19 elsewhere in the economy. This is 2.2 more jobs than the same amount spent in new construction.' Rehabilitation of existing historic building stock has also been shown to cost less than new construction. The measures of a successful preservation and economic development strategy are revitalized downtown areas, rehabilitated historic neighborhoods, heritage museums, and tourist destinations that accurately and fully interpret Georgia history and pre-history, and new development that complements existing investments. Many areas in Georgia are prospering and growing. The cost of roads, schools, public utilities, and other public and private services are substantially higher in new growth areas. Historic preservation is a cost effective economic development strategy that reuses infrastructure investment which then results in more sustainable communities in Georgia."
This report provides solid support for rehabilitation and adaptive use of historic buildings. Pike County would benefit from adaptive use projects. Typically, small businesses can start up with fewer costs if they are located in historic buildings, because new construction costs can be so high. This fosters a larger and more diverse group of businesses that will attract a larger number of customers and visitors to the area, consequently spending more money.
The Main Street Program and the Georgia Better Hometown Program are invaluable for local governments interested in downtown revitalization. To be eligible for the Main Street program, towns must have a population of 5,000 to 50,000. To be eligible for the Georgia Better Hometown program, towns must have a population of 1,000 to 5,000. The city of Zebulon would be a good candidate for the Georgia Better Hometown program. The application includes the following:
- Establish a task force and coordinator,
- Formal written application,
- Must be signed by Mayor and endorsed by community and county leaders,
- Must have a "downtown area," and
- Encouraged to form a Downtown Development Authority.
Although the program does not provide monetary support, each community receives three years of technical assistance, including streetscapes, faade improvement drawings, and the knowledge of individuals experienced in revitalization projects.
Pike County should consider seeking funding for preservation projects through grants and other sources, such as the Georgia Heritage 2000 Grant, which is available from the Historic Preservation Division. Historic properties owned by the county that are in need of rehabilitation could be eligible for funding from various sources; therefore, Pike County should explore such funding options when appropriate. Another option is the Special Purpose Local Option Sales Tax (SPLOST). Many communities use SPLOST funds to accomplish local preservation goals, such as the restoration of a county-owned historic building, or the improvement of the historic central business district streetscape.
Pike County should consider enacting a local marker program to identify its historic and significant properties. This would promote education and encourage tourism in the area. A local historic marker program could be funded by SPLOST, a local preservation organization, or through donations. Subsequently, Pike County could develop a driving or walking tour of its historic sites of interest to encourage travel within the area.

Heritage Education programs in Pike County schools would promote a local interest in the county's historic resources. Such programs properly take advantage of the historic resources within the county, and employ them as learning laboratories to teach students about historic preservation, historic buildings, architecture, archaeology, city planning, Georgia history, and a wide range of other topics. A long-term benefit of heritage education in Pike County schools is that children will mature into adults with respect for and an interest in the protection and preservation of historic resources. "Talking Walls," the Georgia Trust for Historic Preservation's Heritage Education Program, is an excellent source for materials. Director Ellen Ivy can be contacted for more information at (404) 881-9980.
Pike County must consider its historic resources when planning for its future. They constitute an integral part of the community, and need to be protected if they are to survive. If employed, the aforementioned methods of protection will ensure that Pike County's historic resources will be preserved for the future in the midst of the development that threatens them. Historic resources form the backbone of the community and contribute to the community's aesthetic beauty. In addition, such resources will benefit the county's economy by providing affordable housing and retail space for small businesses, and by creating jobs for restoration and rehabilitation work. Preservation is "good for business," and Pike County should consider these factors while planning for the future.
Recommendations
Conduct a formal survey of the county to identify historic areas and assist in planning efforts. This has never been done in Pike County. Surveying serves as the basis for all preservation activities and is necessary.
Pike County adopted a preservation ordinance that was never enforced. Establish a preservation commission to provide local protection for historic resources.
Adopt design guidelines to ensure compatibility among new and old construction. Eventually, the local government should join the Certified Local Government program. Zebulon should participate in the Better Hometown program. Enact a local marker program to identify historic buildings and increase tourism and education. Enact heritage education programs in local schools.

Why Preservation?
Pike County has a rich history and innumerable historic resources; there are also many dedicated citizens who have made a commitment to keeping that history alive through restoring Pike's historic resources. However, there has never been a formal historic resource program in the county.
Also, only two properties are listed in the National Register of Historic Places, including the Pike County Courthouse and the R.F. Strickland Company in Concord. These two represent only a minute fraction of what exists in the area. Pike County has a historic preservation ordinance that applies to the unincorporated areas of the county, but has not established a preservation commission. In addition, none of the cities within the county have adopted historic preservation ordinances. Therefore, there is no substantial protection for historic properties within the county.
Existing Historic & Cultural Resources The existing cultural and historic resources in the county represent the following types of resources:
African American resources Cultural Landscape resources Agricultural Resources Rural Resources Commercial and downtown resources Residential Property Cemeteries Archaeological sites
Recommendations
Comprehensive Survey of Historic Resources
Initially, Pike County should conduct a formal historic resource survey, such as the Georgia Historic Resource Survey maintained by the Historic Preservation Division, throughout the county to identify buildings or structures that are historic. There has never been such a survey conducted in Pike County. Potential districts and individual buildings should be targeted for listing in the National Register and the Georgia Register of Historic Places.
Public Awareneness about Historic Preservation
The local historical society and other community groups should work to raise awareness about the county's historic resources.
One way to raise awareness about its history is a marker program. Marker programs, such as the one sponsored by the Georgia Historical Society, help to identify existing historic resources and sites and increase tourism and education. For more information on historic marker programs, contact the Georgia Historical Society.
Heritage Education
Heritage Education programs in Pike County schools would promote a local interest in the county's historic resources. Such programs properly take advantage of the historic resources within the county, and employ them

as learning laboratories to teach students about historic preservation, historic buildings, architecture, archaeology, city planning, Georgia history, and a wide range of other topics. A long-term benefit of heritage education in Pike County schools is that children will mature into adults with respect for and an interest in the protection and preservation of historic resources. "Talking Walls," the Georgia Trust for Historic Preservation's Heritage Education Program, is an excellent source for materials. Contact the Georgia Trust for Historic Preservation for more information at (404) 881-9980.
Historic Preservation Ordinance & Commission/CLG
Pike County adopted a preservation ordinance in 1994 but has never taken full advantage of the benefits of the ordinance. The county needs to establish a preservation commission to provide focus for preservation activities within the county and future local protection for historic resources. None of the cities within Pike County have adopted historic preservation ordinances, and future preservation plans should include local historic preservation programs in all of the municipalities within the county.
A local preservation ordinance gives the local government the power to appoint a preservation commission to identify and protect historic resources. Local historic preservation commissions can conduct design review or seek funding for historic preservation projects.
Any city, town, or county that has enacted a historic preservation ordinance, enforces that ordinance through a local preservation commission, and has met the requirements outlined in the Procedures for Georgia's Certified Local Government Program is eligible to become a CLG. Local governments must meet five broad standards in order to become a CLG:
- Enforce appropriate state or local legislation for the designation and protection of historic properties.
- Establish an adequate and qualified historic preservation review commission by state or local legislation. A preservation review commission is a locally appointed board that reviews design changes in designated historic districts in order to maintain the district's special and irreplaceable qualities.
- Maintain a system for survey and inventory of historic properties that furthers the purpose of the National Historic Preservation Act.
- Provide for adequate public participation in the local historic preservation program, including the process for recommending properties for nomination to the National Register of Historic Places. A local government must encourage the public's participation in its preservation efforts by having meetings that are open to all local residents, by sponsoring community-wide information and education activities and by encouraging National Register nominations.
- Satisfactorily perform the responsibilities delegated to it under the National Historic Preservation Act. The HPD works closely with a CLG to help it meet local needs and interests and to fully participate in the CLG program.
The benefits associated with becoming a CLG include: eligibility for application for federal historic preservation grant funds available only to CLGs; direct participation in the National Register of Historic Places program by reviewing local nominations prior to their consideration by the Georgia National Register Review Board; opportunities for technical assistance training sessions, information material, statewide meetings, workshops, and conferences; and increased communication and coordination among local, state, and federal preservation activities, as well as with other CLGs. Pike County should take advantage of the Certified Local Government program.

Design Guidelines
Historic Preservation and Architectural Review guidelines are an important component of any community's historic preservation program. Design guidelines are developed to assist in decisions regarding changes within designated local historic districts. They are intended to encourage orderly, creative and compatible development within these areas.
The objectives of these Design Guidelines are many: 1. By preserving the historic integrity of the historic districts, public and private investment is protected. 2. The Guidelines maintain the "sense of place" that distinguishes Pike County and its environment. 3. Sensitive, compatible and appropriate rehabilitation work and new development will be encouraged to contribute to an existing well-established architectural heritage.
Design Guidelines can be utilized by a community as a voluntary educational tool for property owners, as criteria in a local faade improvement program or as design standards when making regulatory decisions o property within local historic districts.
Comprehensive Design Guidelines need to include guidance on rehabilitation, additions, new construction, landscapes and signage.
Rehabilitation work should be done in a manner that retains the greatest amount of historic material possible. Repair rather than replace architectural elements. If replacement is necessary, it should be done in kind.
Additions and new construction should be designed to be compatible with existing historic buildings in the area.
Voluntary Strategies
Conservation Easements A conservation/preservation easement is a voluntary mechanism that individual property members can use to permanently protect their property and to receive tangible tax benefits. Property owners can donate easements to non-profit organizations or to land trusts and then take an income deduction based on the value of the easement.
For more information on easements and land trusts (including a list of land trusts in Georgia), contact the Georgia Land Trust Service Center (706) 546-7507.
National Register of Historic Places
The National Register of Historic Places is an important voluntary tool for raising awareness about community historic resources. The National Register is our nation's listing of historic places that are more than 50 years of age and possess architectural or historic integrity. More importantly, the National Register is a tool to recognize the historic importance of a resource and does not place any restrictions on the use or development of a property. The National Register on its own does not protect a property from demolition or inappropriate development.

Pike County presently has no National Register historic districts, there several potential districts throughout the county. Possible districts include:

Downtown Zebulon, with particular emphasis on the residential neighborhoods near downtown.
Downtown Concord, including residential sections to the north of Highway 18
Downtown Molena, to include residential sections adjacent to downtown.
Also, there are farm complexes in Pike County with the National Register eligibility. These properties and districts should be considered not only for the National Register, but also for local designation if Pike County establishes a preservation commission in the future
Grants from the CLG program and Local Development Fund are available to pay for the preparation of National Register nominations. For more information on the National Register, contact the National Register Coordinator at the Historic Preservation Division at (404) 656-2840.

Centennial Farm Program The Georgia Centennial Farm program recognizes family farms that are over 100 years old. The program does not affect use of the property; however, it encourages continued use of farm land and farm resources for agricultural use. For more information about the Centennial Farm program, contact the Historic Preservation Division at (404) 656-2840.

Barn Again! The National Trust for Historic Preservation's Barn Again! Program provides property owners with incentives for protecting their historic farm buildings, such as barns and silos. For more information on Barn Again!, contact the National Trust for Historic Preservation at www.nthp.org.
Resource Opportunities for Preservation Projects

PRESERVATION PROJECTS

RESOURCES

Historic Resource Surveys

Historic Preservation Fund Grants: Survey and Planniing Predevelopment and Development Survey and Planning/Predevelopment and Development grants are awarded on an annual basis for projects, which will enhance historic preservation in local communities or throughout the state. All grants are awarded on a 60/40 matching basis.
Historic Preservation Division Grants Coordinator (404) 651-5181 or 656-2840
Local Development Fund (LDF) The LDF is a state funded grant program that provides local governments with matching funds for community improvement projects.

National Register Nomination
Preservation Plans Design Guidelines

Eligible Applicants: Local Governments Eligible Activities: Downtown projects, parking facilities, historic preservation projects, tourism & marketing activities, recreation, community facilities, solid waste activities, activities implementing approved comprehensive plans & improvements to historic public buildings. Total Funding: Approximately $650,000 per year Maximum per Project: $10,000 for single community projects and $20,000 for multicommunity projects. Match Requirements: Dollar for dollar local matching funds required. Due Dates: October 1st and April 1st.
Georgia Department of Community Affairs 60 Executive Park South, N. E. Atlanta, Georgia 30329 www.dca.state.ga.us
Cynthia Easley (404) 679-4789 ceasley@dca.state.ga.us Local Development Fund (LDF)--DCA--(see above)
The Certified Local Government Program: Preservation Through Local Planning The CLG Program extends the federal and state preservation partnership to the local level. It enhances the local government role in preservation by strengthening a community's preservation program and its link with the Historic Preservation Division.
Office of Public Service and Outreach, University of Georgia Pratt Cassity, Director 325 South Lumpkin Street Athens, Georgia 30602-1861 (706) 542-4731 Local Development Fund (LDF)--DCA--(see above)
The Certified Local Government Program: Preservation Through Local Planning--(see above) Local Development Fund (LDF)--DCA--(see above)
Quality Growth Grant Program The purpose of the Quality Growth Grant Program is to provide eligible recipients with state and financial assistance for the implementation of quality growth initiatives that

Historic Marker Program Heritage Education Program

are outside the typical scope of other grant or loan sources.
Eligible Activities: Promote growth management concepts or discourage urban sprawl; preparation of local ordinances, regulations, or intergovernmental agreements promoting quality growth; public education; preserve community heritage; alternative/multi-modal transportation facilities; preservation of environmental resources; start-up for quality growth programs and physical development projects. Total Funding: Approximately per year Maximum per Project: Applications may be submitted for any amount between $5,000 and $40,000. The typical project is expected to be funded at $25,000. Any application requesting more than $25,000 must clearly demonstrate that the proposed project is a particularly innovative exceptional Quality Growth project. Match Requirements: No more than 50% of the total project cost can be paid with the Quality Growth Grant. Dollar for dollar local matching funds required. Due Dates: Two application due dates each year: November 15th and May 15th.
Georgia Department of Community Affairs 60 Executive Park South, N. E. Atlanta, Georgia 30329 www.dca.state.ga.us
Julie Brown Quality Growth Administrator (404) 679-0614 jbrown@dca.state.ga.us
Local Development Fund (LDF)--DCA--(see above) The Heritage Education Program Our Heritage Education Program operates across Georgia. The Program trains teachers to use local historic resources as teaching tools. These resources include primary documents such as diaries, census records, maps, and photographs, along with oral histories, newspapers, and historic sites.
The Georgia Trust's Heritage Education Program works toward:
Students connecting with and appreciating their communities' local historic resources, so that they will develop a sense of place and a sense of

Preserving Neighborhoods
Rehabilitating Non-Profit/Publicly Owned Properties

stewardship
Students appreciating the historic sites, structures, artifacts, and documents that give insight into their communities' histories and development
Students understanding the origins of their communities, how they evolved, what influenced their evolution, and how state and national events influenced their communities
Students understanding their communities' contributions to the cultural heritage of Georgia and the United States
Students appreciating the cultural and folk traditions of their communities.
The Georgia Trust for Historic Preservation Call 404-881-9980 for more information or email info@georgiatrust.org. Living Places The Living Places (LP) program was created as part of The Georgia Trust's goal to reclaim, restore and revitalize Georgia's historic resources. This program is geared toward fostering quality rehabilitation and infill redevelopment in historic neighborhoods. The LP program combines the principles of historic preservation, smart growth, quality design and community involvement in developing the technical skills, community consensus and the financial resources necessary to revitalize neighborhoods around the state of Georgia.
The Georgia Trust Beth Shorthouse, Living Places Manager 1516 Peachtree Street, NW Atlanta, GA 30309 404-881-9980, ext. 3320 bshorthouse@georgiatrust.org The Georgia Heritage Grant Program The Program offers matching funds on a statewide competitive basis to local governments and nonprofit organizations for the preservation of Georgia/National Register-eligible historic properties. Grant monies are awarded to development projects which include stabilization, preservation, rehabilitation and restoration activities. Predevelopment projects include plans and specifications, feasibility studies, historic structure reports, or other building-specific or site-specific preservation plans.

The Historic Preservation State Tax Incentive Program This incentive program is designed to encourage rehabilitation of both residential and commercial historic buildings that might otherwise be neglected. These rehabilitated buildings not only increase property values for owners, but eventually, increase tax revenues for local governments.
Historic Preservation Division Tax Incentives Division (404) 656-2840
Downtown Development Revolving Loan Fund (DDRLF)--DCA The DDRLF is designed to assist non-entitlement cities and counties in implementing quality downtown development projects. Have a viable downtown development project and clearly identify the proposed uses of the loan proceeds.
Eligible Applicants: Downtown Development Authorities and Local Governments Eligible Activities: Real estate acquisition, clearance, development, redevelopment and construction; rehabilitation of public and private infrastructure and facilities; purchase or lease of equipment and other assets; loans to sub-recipient organizations to carry out eligible activities and leaseback or sale of project assets.
Total Funding: Approximately $2.3 million per year Maximum per Project: $200,000 Match Requirements: N/A Due Dates: Other: Interest rate: below-market rates, depending on project requirement. Repayment Period: up to 20 years, depending on the assets financed and project requirements. Security: usually project collateral and backing by the applicant.
Georgia Department of Community Affairs 60 Executive Park South, N. E. Atlanta, Georgia 30329 www.dca.state.ga.us
Steed Robinson (404) 679-1585 srobinso@dca.state.ga.us
Georgia Municipal Associations' Georgia Cities Foundation

Commercial of Properties within the National Register Districts

Low Interest Loan money available for cities and downtown development authorities to implement quality downtown development projects.
Georgia Municipal Association Georgia Cities Foundation Perry Hiott--(404) 688-0472
The Redevelopment Fund Program The Redevelopment Fund provides flexible financial assistance to local governments to assist them in implementing challenging economic and community development projects that cannot be undertaken with existing public sector grant and loan programs.
Eligible Applicants: Units of general-purpose local government classified as "non-entitlement" by the U.S. Department of Housing and Urban Development.
Georgia Department of Community Affairs 60 Executive Park South, N. E. Atlanta, Georgia 30329 www.dca.state.ga.us
Steed Robinson (404) 679-1585 srobinso@dca.state.ga.us The Redevelopment Fund Program--(see above)
Downtown Development Revolving Loan Fund (DDRLF)--DCA--(see above)
The Historic Preservation State Tax Incentive Program--(see above)
The Historic Preservation Federal Tax Incentive Programs: Rehabilitation Investment Tax Credit (RITC) and the Charitable Deduction RITC's are the most widely used incentive program. Certain expenses incurred in connection with rehabilitating an old building are eligible for a tax credit. RITCs are available to owners and certain long-term renters of incomeproducing properties. These are two available rates: 20% for a historic building and 10% for a non-historic building, with different qualifying criteria for each rate.
The Charitable Contribution deduction is taken in the form of a conservation easement and enables the owner of a "certified historic structure" to receive a one-time tax deduction. A conservation

Rehabilitation of Residential Properties within the National Register Districts Join the Georgia African American Historic Preservation Network
Downtown Streetscape Improvements/bike & pedestrian paths

easement usually involves the preservation of a building's facades by restricting the right to alter its appearance.
Historic Preservation Division Tax Incentives Coordinator (404) 656-2840
Georgia Municipal Associations' Georgia Cities Foundation--(see above)
Establising a Low Interest Loan Fund Low interest loan funds are used to encourage property owners or tenants to do repairs beyond the facade. These help put a vacant property in rentable condition or do improvements to an occupied property. While property owners benefit from depreciation, leaseholders can also depreciate improvements. Contact Bill Russell, UGA Business Outreach Services at (706) 5838046.
Facade Grant Programs Facade grant programs are used to spur investment in downtown properties. Each property owner/tenant is offered $500 o be matched by the owner with $500 in real expense (no in kind labor). There is a designation completion date. Contact Bill Russell, UGA Business Outreach Services at (706) 583-8046.
The Georgia African American Historic Preservation Network The network is an informal group of over 300 persons from around the state who have a growing interest in preserving the cultural and ethnic diversity of Georgia's African American heritage.
Historic Preservation Division Georgia African American Historic Preservation Divison (404) 656-2840 Intermodal Surface Transportation Efficiency Act of 1991 The objective of the program as established by Congress is to enrich the traveling experience of the highway user through enhancements to our transportation system. The TEA legislation identified the following categories:
Multi-use Facilities: This may include improvements such as bicycle and pedestrian facilities and safety and educational activities, and other non-motorized uses and preservation of

abandoned railway corridors.
Historic Resources: This may include improvements such as acquisition of historic sites, historic preservation, rehabilitation of historic structures, transportation museums, and archaeological planning and research.
Transportation Aesthetics : This may include improvements such as landscaping and other scenic beautification, and mitigation of water pollution due to highway runoff and mitigation of vehicle caused wildlife mortality.
State Preservation: This may include improvements such as acquisition scenic easement and scenic sites, scenic byway programs, and tourist and welcome center facilities for scenic or historic highways.
The Department of Transportation (404) 651-5327
Historic Sites
Zebulon
1. Zebulon Mercantile Building. Southwest corner of Courthouse Square, Zebulon. Built by Samuel Mitchell in 1826, this is the oldest commercial building in the county and has been in constant use since it was built. Some consider it the oldest public building between Macon and Atlanta. One of the first occupants of the building was the local Masonic Lodge. The building has been remodeled several times, with the most recent remodeling being in 1976. Currently, the building houses Stephens Realty on the first floor and the Masonic Lodge on the upper floor. The building is publicly accessible and is in fair condition, despite the cosmetic changes that have occurred over time.
2. Pike County Courthouse. Courthouse Square, Zebulon. There have been three courthouses built on the Courthouse Square. The first courthouse (1826-1827) was a two-story frame building, 50' x 44'. This courthouse followed plans intended for the courthouse at Newnan. In 1844, a new courthouse was constructed costing $5,500. This courthouse was done in a Greek temple style and was nicknamed the "Temple of Justice." It was a two-story structure made of stone and brick covered with plaster, giving a marble effect. Tradition says the bricks were made of Pike County clay found near Zebulon. That fine old building was taken down when the present courthouse was built in 1895. The present courthouse cost $18,200. It is a two-story brick structure that originally had a tower in the center. However, the tornado of 1949 partially destroyed the tower, and it was moved to the front of the courthouse. Many of the statues adorning the tower were never found. The WPA made improvements to the building in 19351936. The greatest features of the courthouse are the pressed metal ceilings found in the courtroom, Ordinary's Office, and the Clerk of the Superior Court's Office. These ceilings were featured in Courthouses of the U.S. The building is in very good condition and is publicly accessible. The Pike County Courthouse was listed on the National Register of Historic Places in 1980.
3. Pierce's Store (United Bank). 400 Griffin Street, Zebulon. Located on the east side of the square, this building was remodeled in the 1950s and 1960s, during which time most of the original features were removed and/or covered. Recent renovations have taken place, extending the building into the neighboring two buildings. There is a new building being constructed beside it on Highway 18. Mr. Watson at the Bank has more details about the remodeling work. The buildings are in excellent condition and are publicly accessible.
4. McKinley House. 210 Jackson Street near the intersection with Griffin Street, Zebulon. This two-story house was built in 1825 and moved the following year from the town of Newnan, the original Pike County seat near what is now Meansville. The home is a twostory plantation plain type house with a shed room added onto the back of the house. Internal modifications have also been made. Reddish heart pinewood was uncovered in the original walls, but the walls have been covered by sheetrock. There are some fine examples of handcarving on the doors and mantelpieces in this home. Currently, the porch supports have been replaced by iron posts and balustrades, and the first floor windows have been replaced. The house is in poor condition.

5. Zebulon Depot. Corner of Depot Street and Concord Street, Zebulon. This depot was originally built in the 1880s by the Southern

Railroad to serve the farms in the area. The railroad tracks were removed in 1978, a blow to the county's economy. The building

is now owned and used by the Lions Club, and it is in excellent condition. It is still marked by the "Zebulon" sign.

6. Banks Street House. Banks Street, four houses from Jackson Street, Zebulon. This one-story house built in 1860 features a Greek

Revival transom and sidelights and a tin roof, and received several rear additions through the years. The home was previously

owned by Walker Chandler, a local lawyer, who renovated it. Reddish heart pine walls and floors were exposed and refurbished

during the early stages of renovation. The house is currently in good condition.

7. Berry House. 140 Banks Street, Zebulon. This circa 1900, one-story gabled ell cottage is in the Greek Revival style and features a

transom over the door.

8. Banks House. Banks Street near the Methodist Cemetery, Zebulon. This quaint two-story home was built in the 1880s and is

considered one of the best examples of Victorian architecture in Pike County. Burrell Banks, for whom Banks Street was named,

originally built the home. Mr. Banks was one of the main homebuilders in Pike County during the 1880s and 1890s. This home

has been kept in the Banks family since it was built with the only significant modification being the addition of a tin roof. The

house has two center chimneys and a complex roofline, and is in great condition. There is a board & batten, pyramidal-roof

outbuilding behind the house, and there are informal plantings of trees and shrubs throughout the yard.

9. Methodist Cemetery. Banks Street across from the Zebulon United Methodist Church, Zebulon. Originally laid out in 1825 when

Zebulon was planned, this cemetery was on the extreme southern side of the town. Many of the original Pike County residents are

buried here. Several Seminole War veterans are supposedly buried here, but their grave markers have not been discovered. The

cemetery is open without any sort of fence around it.

10. Wells House. Meansville Street, Zebulon. Demolished to create a church parking lot.

11. Means House. 217 Meansville Street, Zebulon. This circa 1906, two-story clapboard house features ox-eye windows, brackets,

and transoms over doors. There are informal plantings within a low garden wall in front of the house. The house is in excellent

condition and is now occupied by the Capri Personal Care Home, a great example of adaptive use.

12. 143 Meansville Street. Zebulon. This two-story, clapboard, Queen Anne type house features a verandah and porte-cochere,

brackets and sidelights. Some of the original windows have been replaced with modern windows. The house is in fair condition.

13. 135 Meansville Street. Zebulon. This one-story Craftsman-style bungalow features a full-width front porch and pyramidal roof. The

house appears to be in good condition.

14. Sprayberry House. 160 Meansville Street, Zebulon. This is a two-story, Craftsman-style American Foursquare house with four-

over-one windows. There is a two-story, side-gabled garage with asbestos siding behind the house. The house is currently owned

by the Sprayberry family, and is in very good condition.

15. Laura Wells House. 150 Meansville Street, Zebulon. This circa 1900, clapboard, Queen Anne cottage has received both side and

rear additions, and has a hipped roof with cross-gables.

16. Mitchell-Baker House. Meansville Street, Zebulon. This two-story, plantation plain house is one of the oldest in Zebulon. Located

one house south of the intersection of Griffin Street and Culbreth Street, the clapboard house is painted a mustard-yellow color.

The house appears to have retained many original features, but is in poor condition, needing some repairs. The landscape is

overgrown and somewhat masks the house.

17. Slade-Elliott House. Corner of Meansville Street and Culbreth Street, Zebulon. This circa 1880, one-story, Queen Anne cottage

features a pyramidal roof with gables, a verandah, a transom above the front door, stained glass windows, and a brick pier

foundation. It is currently vacant and is in desperate need of repair. Located behind the house are some tin sheds and an old

board & batten shed, which is in poor condition. With a restoration, the house could serve as a residence again, or could be

adapted for use as a business.

18. Fuller Chapel United Methodist Church and Cemetery. Meansville Road, Zebulon. This 1913, one-story church with front gabled

roof and steeple has been clad in vinyl siding and its windows have been replaced. Also, there is a two-story concrete block

addition to the rear. The cemetery behind the church is fairly overgrown with grass and weeds.

19. Old Telephone Exchange (Chamber of Commerce). Corner of Adams Street and Concord Street, Zebulon. Built in 1940, this one-

room brick building has a front-gabled roof and a small, bracketed, gabled roof above the front door. The original windows have

been replaced, but it is in good condition and is accessible to the public.

20. First Baptist Church. Corner of Concord Street and Church Street, Zebulon. Built in 1890, this building features a front-gabled

roof, stained glass windows, a bell tower at the corner of the building with diamond-headed vents, and a pedimented porch with

dentil molding and wood pier supports. There is a modern, three-story addition to the rear and the building is currently clad in

vinyl siding. However, it seems to be structurally sound and is publicly accessible.

21. Mangham-Redding-Gwyn House. 248 Concord Street, Zebulon. The house was built in 1833, probably by slave labor. It is notable

because of the people who lived in this house. It has belonged to the same family continuously for six generations. Mr. Wiley

Mangham, who bought the property from John Mangham when the house was about a year old, was the first Ordinary of Pike

County, had been clerk of the Inferior Court for ten years, and helped with the beginning organization of the county. Another

distinguished resident of the house was Charles Redding Gwyn, Sr., who was a former Mayor of Zebulon, State Senator, City Clerk

Solicitor, and founder of the Bank of Zebulon.

Originally, the house was four

rooms and a closed hall downstairs, two rooms upstairs and a shed room. Four of the original chimneys still stand; one chimney

was torn down several years ago when a bathroom was added. That brick was saved and used in a new fireplace in the present

den. All of the old fireplaces have handsome carved mantels.

The house has undergone two major renovations,

the first around 1904, the second in 1954. Sixteen-inch sills with wooden pegs were found during the remodeling. The walls were

sixteen to eighteen-inch planks and have been plastered above the chair-rails. The original chair-rails and wainscoting remain and

are painted. A small stairway was removed from the front hall and a larger one installed toward the center of the house. Beautiful

leaded side lights and a fan light were added around the front door. The present kitchen is where the old back porch was, and a

den is where the first kitchen and pantry stood. Both rooms are in the shed section of the house.

The front porch and balcony have changed little. The lower balusters were removed

and concrete replaced the wood floor. The support columns, now with squared capitals, once had fancy scrollwork brackets on

each side. In 1970, aluminum siding was placed over the wide clapboards.

The house is in very good condition, and features an old boxwood hedge from the

sidewalk area to the front porch.

22. Redding House. 322 Concord Street, Zebulon. This two-story home built in 1870 was originally owned by Bud Redding, distantly

related to Wiley Mangham. Another owner of the house was J.W. Storey. The home may have originally been a modified plantation

plain style home, but it no longer has a front porch. The house now has two small gables on the front with decorative wood

shingling. The house is in good condition.

23. Rowe Hunt-Franklin House. 334 Concord Street, Zebulon. This two-story white frame house was built circa 1885. A previous

study in 1979 noted extensive gingerbread and leaded portal windows, neither of which is visible today. The home is currently

being renovated, and perhaps those original elements will soon be replaced. The small front gable on the second story features

decorative shingles, and there are also gables above the front door and at the corner of the porch roof.

24. Old Zebulon High School (Chandler Building). Intersection of Jackson Street and Adams Street, Zebulon. The high school was

built in the 1890s. The land on which the old school building is located is part of the property that was laid out by the county for

school purposes in 1825 when Zebulon became the new county seat of Pike County following the abandonment of Old Newnan.

After the War Between the States, the local school was named the Jeff Davis Institute. During the decade of the 1880s, the

Methodist Episcopal Church, South, joined in with the Zebulon school district and built the present school building. From that

time until during the 1910s, the school was called the Griffin District Institute. Householders in Zebulon took in boarding students,

both boys and girls. The old building is a rectangular (50' x 60'), two-story building with beautiful dark brickwork. It has the fine

aspect of old, two-story brick school houses, and has the additional asset of closed-in double staircases at the entrance to the

building. In the mid-1980s, Walker Chandler, a Zebulon attorney, purchased the property and beautifully renovated it, adding a

circular brick pond with fountain in front and a walled, courtyard garden to the side. Now named the Chandler Building, there are

loft apartments on the second floor and offices, including his, on the first floor. The building is in excellent condition and is a very

good example of the success of adaptive use projects.

25. Old Pike County Elementary School. Adams Street near the intersection with Jackson Street, Zebulon. Located across the street

from the Old Zebulon High School, this building is owned by the Pike County Board of Education and is currently used for storage

and a bus barn. The one-story brick building has two front entrances, both with transoms over the doors. The main entrance has a

pedimented front stoop with wood pier supports and pilasters. The minor entrance is recessed with a brick arch. The building

could use some repairs, and could house offices or businesses.

26. Old Superintendent's Office. Located behind the Old Zebulon High School, this one-story, gabled ell cottage once housed typing

and home economics classes, and later served as the Superintendent's Office. It is currently a private residence, and is in good

condition. The porch supports have been replaced by iron posts and a balustrade, and there is a concrete retaining wall located

near the road.

27. Baptist Cemetery (Eastview Cemetery). At the end of Adams Street and View Street, Zebulon. This cemetery was in the extreme

northern part of Zebulon when it was first laid out in 1825. The Baptist Church was built here but was later torn down. A new

church was constructed on Concord Street in 1890. Many of the early county leaders are buries here, including Wynn Arnold, a

State Senator in the 1840s. Most of the grave markers are still standing and tell a lot of the history of the county. Presently, the

cemetery is named Eastview Cemetery, and a new stone and iron fence was constructed with funds left to the organization. It is

nicely kept and publicly accessible. The old Black Baptist cemetery is located next to this cemetery and is accessed by a gravel

road that runs alongside the fence separating the two. Many grave markers in this cemetery have been preserved.

28. Old McKinley Homeplace (The Elms). Corner of McKinley Road and New Hope Road, Northeast of Zebulon. This 1823 log

dwelling is located approximately 2 miles northeast of Zebulon and is currently for sale. In recent years, Mr. and Mrs. Horace

Black purchased the property intending to bulldoze it and at the eleventh hour discovered that beneath years of tacked-on sidings

was an authentic notched-log cabin with stone foundation to which two other rooms had been added. The basic layout has been

altered very little. The logs had not been chinked and the Blacks sought out the man who helped restore the Tullie Smith House in

Atlanta to do this. Much of the original features were saved or slightly altered. The house was wired and modern plumbing added

to make a year-round house. The house seems to be in good condition. The log portion of the house is readily visible, and there is

a clear distinction between that portion and the addition. There is a plaque on the house marking its age. The McKinley family

cemetery lies behind the house.

29. 395 New Hope Road. Corner of McKinley Road and New Hope Road, Northeast of Zebulon. This one-story, front-gabled building

is located across McKinley Road from The Elms (Old McKinley Homeplace). A plaque on the building dates it 1899. The building

appears to be one room and has a porch with turned posts and gingerbread decoration. It may have originally been a store.

30. Reid House. 167 Shady Lane, 3 miles northwest of Zebulon. The Reid House was built circa 1834 by slave labor. It was made of

lumber cut on the farm, native fieldstone, and bricks made of local clay. A classic example of plantation plain architecture, there

are two large rooms upstairs, two down (each measuring approximately 17' square), and the shed which now houses the kitchen,

bathroom, and laundry. The house is now owned by Victor and Joanna Angle who have done extensive renovation. Total rewiring,

plumbing, and insulation were done, and supports were added throughout the house. Many of the original features were saved,

including heart pine walls and bubble glass windowpanes (in new frames).

A tiny railroad flag stop with the name

"Reidsboro" was standing near the house many years ago. When the Reid family made a grant to the railroad, they included a

provision for a railroad station there. The station was basically to ship John Reid's cotton to the market.

The house

appears to be in excellent condition. There is a modern one-story addition to the rear that is barely visible from the road. There is

a hedge next to the road, separated from the house by a white fence, which encloses a garden in the front yard. There are mature

trees around the house, including paulonia, magnolia, apple, cedar, oak, and redbud.

31. House at Glover Road and Harden Road. East of Zebulon. This large, one-story Queen Anne cottage features three chimneys, a

verandah, a transom over the door, and a large bay with chimney at the corner of the house. In a very rural part of Pike County,

the house also has three large barns with horizontal wood siding, one small barn (possibly a pumphouse), and one concrete

block building. There are large oak trees located on the property. The house is in poor condition, but could be restored. The

entire property would be a good National Register historic district.

32. Nazareth Baptist Church. 205 East Milner Road, East of Zebulon. This is a one-story, front-gabled, vernacular, clapboard building

with a gabled entrance. There is a one-story addition to the rear of the building. The church was built in the 1910s, and is still in

good condition.

33. Elliott's Grocery. Corner of McKinley Road and Highway 18, East of Zebulon. Built in 1938, this one-story, one room building has

a brick pier foundation and clapboarding. Although it is no longer in use, the building is in fair condition. It could be adapted for

use as a small club meeting house, another small store, or even a little museum for education purposes.

Concord

34. The R.F. Strickland Company. Main Street, Concord. This 1907, large, two-story, brick building housed the first business in the area, which has recently shut its doors. Strickland's began in 1840, and shaped the development of the town of Concord. The building has three front entrances, one on the corner that led to the Concord Bank. An original corrugated metal shed awning at the first story level runs the length of the building, held in place by bars anchored in the building. On the second story, there are segmental headed windows with keystones in the arches and porthole windows above which ventilate the attic. A shaped parapet at the roofline displays the name of the business. The interior features original wood floors and ceilings. Each of the three doors has a different door handle depicting flowers and stalks or other pattern. The plate glass windows have details around the edges, and there are some glass block transoms. The transoms over the doors are merely screens for ventilation. The original wood bulkheads are intact and there are black and gray hexagonal pavers from the sidewalk to the threshold. A vault is located in the room on the corner of the building. The building is relatively unchanged, both on the exterior and interior. It is a great building, but is quite large. It appears to be in excellent condition but is currently vacant. This building is an important landmark in Pike County and should protected for future generations. This building and several around it were listed on the National Register in 1982.
35. Railroad Freight Building. Main Street across from the R.F. Strickland Company, Concord. Currently vacant, this double pen building features a corrugated metal roof, wood clapboards, two doors, and a brick pier foundation. It is in poor condition and has neither electricity nor plumbing, but could be an adaptive use project. There is some local interest in renovating the building for use as a welcome center. This building is part of the R.F. Strickland Company National Register district.
36. Cotton Warehouse. Main Street east of the R.F. Strickland Company, Concord. This turn-of-the-century one-story building is severely rectangular and has a front gabled roof. It has two segmental headed doors and no windows on the front faade. The walls are constructed of poured concrete, while the front faade is brick. The rafters are exposed on the sides of the building. On only one side there are windows which are currently boarded up. The building, which is part of the R.F. Strickland Company National Register district, is in poor condition and needs repairs. A mule barn lies adjacent to the rear portion of this one, forming two sides of a yard where mules and wagons were stored.
37. Mule Barn. Main Street next to cotton warehouse, Concord. This turn-of-the-century, one-story, square, brick building has a flat roof and segmental headed windows that have been filled in with concrete blocks. There is one garage door in the center of the front faade. This building is located in the R.F. Strickland Company National Register district.
38. Simply Southern Jellies, Jams, Etc. Main Street next to Concord Caf, Concord. This one-story brick building has a front gabled roof and a metal shed awning. The original storefront is in place, with wood bulkheads and wood framing the windows, although there are new doors. The front gable roof is also new; the original roof was flat. There are beautiful brick details around the cornice of the building. An old painted grocer's advertisement is barely visible on the side of the building. Although a few original elements have been removed or masked, the building itself is in good condition.
39. Concord Caf. Corner of Main Street and Baylor Street, Concord. This one-story building has a brick faade that is not original to the building. Also, there is an aluminum-framed storefront. This building has been altered so that the original appearance is not visible, and historical elements have been masked.

40. Raven Grocery Store. Corner of Main Street and Baylor Street, Concord. Edgar Raven's father-in-law purchased this store from Mr.

Beckham in 1907. Raven ran the store until 1945, when he sold it to his son-in-law, Wilbur Wilson. Wilson ran the store until his

retirement in 1970. This 2 story, clapboard building has a corrugated metal, clipped-gable roof. There are two front doors and

green shutters covering the windows. The building is in poor condition, and pigeons are nesting in the upper story. This building

definitely needs repairs before it is too late. It is a large building and could house any number of activities, including offices,

businesses, apartments, or a mixture of these uses.

41. Concord Art & Antiques. 180 Main Street, Concord. This two-story brick building was probably originally symmetrical, but a

recent remodeling has altered the first floor faade, using a brick that does not match the original in color or texture. The entire

storefront was altered and there is now a hipped roof at the first floor level covered in asphalt shingles. There are original

segmental headed windows on the upper floor faade.

42. Mallory's Drugstore. Corner of Highway 18 and Baylor Street, Concord. This one-story brick building with flat roof and segmental

headed windows has beautiful details around the cornice. There is a transom over the door and the original wood bulkheads are

intact. There is a one-half-story, side-gabled addition to the left side of the building. The original porch is gone, but the ghost of

the "Drugstore" sign that was painted on the building is still evident. The building appears in good condition.

43. Smith House (Inn Scarlett's Footsteps). 40 Old Flat Shoals Road, Concord. This two-story brick building with basement has a

symmetrical faade. The house has a hipped roof and brick chimneys. There is a full height, full width verandah supported on

fluted columns with composite capitals. The entablature has modillions, two egg-and-dart moldings, and dentil molding. A door

leading to the second floor balcony features a fan light, while the main front door is flanked by leaded glass sidelights. Decorative

window hoods top the first floor windows. A one-story screened porch and a one-story porte-cochere flank the house. The capitals

are presently in bad shape and are being worked on. The landscape is well kept, featuring oak, magnolia, crape myrtle, dogwood,

and other plantings around the house. Behind the house are two brick outbuildings, one being a small one-room structure with a

pyramidal roof. The other is a carriage house with hipped roof, dated 1905, which has been made a gift shop. The property is now

being used as a bed & breakfast and tours are given of the house.

44. Old Concord School (Magnolia Farms Equestrian Center). Concord Road behind Inn Scarlett's Footsteps, Concord. This early

1920s school has been adapted for use as a stable building, and is still in good condition. The one-story brick building has a side

gable roof with three front gables. There are two brick chimneys and a center cupola. The center gable marks the recessed

entrance with a transom over the door. There are both double-hung sash windows and casement windows. Some of the casement

windows have been replaced with wood boards that swing open providing ventilation. Virginia Creeper is covering a large portion

of the center of the faade; mature crape myrtle, oak, and Bradford pear are planted in front of the building. This is a successful

adaptive use project that gave a beautiful old building a new purpose.

45. Strickland House (Hillcrest). 1786 Highway 18, Concord. This 1860 house belonged to Issac Strickland, who started the first

business in the area. Originally the house contained only four rooms but was remodeled in 1920 by Issac's son, William Andrew

Strickland, a state representative. W.A. Strickland created a much larger house around the original dwelling. Two bedrooms, a

"trunk" room, two bathrooms, a kitchen, breakfast room and back porch

were added. The front porch was widened and

large Ionic columns placed on the front. The house now has ten fireplaces, two with the original mantelpieces. Mahogany sliding

doors were installed between the parlor and music room. The dining room was given raised paneling and a plate rail. Interesting

light fixtures of brass and iridescent glass were hung, and ornate gold leaf cornices added to the windows. The house has a one-

story screened porch on one side and a similar open porch on the other. There are large magnolias, pecans, cedars, oaks, and

mature hedges on the property. The back and side yard features a garden with arbor enclosed by a white picket fence. Both the

house and garden are presently in excellent condition.

46. Caldwell-Goodman House. Corner of Highway 18 and Miller Street, Concord. This was one of the first homes in Concord, built in

the 1880s. The 1 story, clapboard, center hall cottage house features a side gable roof with two front gables. Each gable has a

window in it and there is a transom over the door. A one-story verandah, located one the front and side, has a shed roof with a

turret at the corner of the house. The porch has a turned frieze, posts, and balustrade, and decorative brackets at the post corners.

There is a one-story addition to the rear of the house. Behind the house is a drive-in crib barn clad in vertical wood siding with a

loft area above the center section. There is another one-story barn with windows, possibly an old house.

47. Christy Log House. Hill Street, near Concord. Owned by the Christ family, this pre-1850 house was moved a distance of eight miles

from near Flat Shoals in 1972. Now only a memory, Flat Shoals was once a bustling little town with a Post Office, school, church,

inns, stores, and grist mill.

The house, dated before 1850, is the basic double pen design with loft rooms and a

breezeway or "dog-trot" which has been enclosed in recent years. The logs are notched and dovetailed, and there are 43' solid

beams spanning the length of the house. The rooms are approximately 19' square. In the loft there are two "dividers" of logs

stacked three high for which the owners know no explanation. In renovating, a "parson's room" on one end of the front

porch had to be removed. Hand-planed weatherboarding was also removed from the dogtrot to expose the logs. A stairwell had to

be added since the original had been removed and the opening closed. The fieldstone chimneys are of the original stone. They and

the fireplaces, once full of bird and squirrel nests, were cleaned and are now used. Where there was once an attached shed

housing a kitchen and smokehouse, the Christy's have added a new section with a modern kitchen and bathroom. The exterior of

the new addition is covered in weatherboarding taken from old houses in Columbus and turned "wrong-side-out." The color

blends well with the silver-gray logs. No new wood was used in the house with the exception of the windowsills. All doors are

original, the interior doors having string latches. One interesting detail is the generous use of square headed nails for decoration

as well as function. The shutters on the loft windows have nails in a cross design, and the doors show a forked pattern. The roof was covered with cedar shingles, and the house wired and insulated where possible. The total cost was in excess of $15,000. The Christy Log House lies on a property next to an early twentieth-century house with two barns. Also on the property are the Concord Depot and another historic house with a wood shingled roof. All three of the buildings moved to this property are difficult to see from the road. 48. Friendship Presbyterian Church. Corner of Pedenville Road and Friendship Circle, northwest of Concord. The original site of this church, including the old cemetery, was near the intersection of Bottoms Road and West Road, about four miles from the present site. Built in 1869-1870, this one-story, clapboard church features pedimented window hoods, cross-and-bible doors, stained glass windows, and a corrugated metal front gable roof. The pews are hand-hewn and well-preserved, and there is still a partition running the length of the church which was once used to separate men from women during services. The heart pine floors, pulpit, and giant pine doors are original. The narthex was added in 1983, and the pine doors were then moved to the faade of the building. There is a one-story building next to the church that compliments it well and uses some of the same design elements. It was built in 1956-1957 and remodeled and expanded in 1982. The second cemetery is located behind the church. The church itself is in excellent condition and appears relatively unchanged. 49. New Hebron Baptist Church. New Hebron Church Road off Pedenville Road, northwest of Concord. Built in 1908, this one-story clapboard, front gabled church features a metal roof, two front doors, and four-over-four windows. The off-center ridge chimney is brick, as are the foundation piers. The full-width front verandah has a gabled roof. The steeple has a shingled roof and ox-eye windows. There are several large trees near the church, which lies in front of and next to expansive fields.
Williamson
50. Williamson Caboose. Highway 362 in the Williamson Veterans' Memorial Park, Williamson. This old caboose and local landmark is a permanent part of the park. Also located here is the cornerstone from the Old Williamson School, which has been demolished.
51. Williamson Christian Church. Highway 362, Williamson. Built in 1918, this one-story brick church has a Gothic Revival crenellated tower on the front faade that houses the recessed entrance. The church has some stained glass and a one-story rear addition. The building is in excellent condition.
52. Williamson United Methodist Church (formerly Red Oak). Corner of 2nd District Road and School Road, Williamson. Constructed in 1856-1857, the 1 story building with front gabled roof has a front gabled verandah with a cross on top. In 1889, the chancel was added to the church. In 1902, the vestibule and steeples with bells were added. Sunday school rooms were added in 1946, and the annex was constructed in 1950-1953. Therefore, by 2003, all the additions to this building will be historic. The porch roof is supported on iron posts. Bell towers with pyramidal roofs anchor the two front corners of the church. Although the building has been clad in vinyl siding, it appears to be in good condition. There are informal plantings around and to the side of the building.
53. Williamson Playhouse. Corner of Highway 362 and Howard Street, Williamson. This building was built in 1875 and restored in 1975 by Bryan and Carloyn Whitehurst. The couple used salvaged material from similar structures, and doors and windows that had been in family homes in Barrow, Cook, Dekalb, and Pike Counties. This building has been a general store, gas station, garage, doctor's office, Christmas shop, and currently, a tanning salon. This one-story building has a corrugated metal front gabled roof with a vent in the gable end. There is a shed roof on the front faade at the first floor level and two bay windows. There are no windows on the sides of the building. A large rear addition built after 1975 mimics the original building, which has been clad in vinyl siding, but remains in fair condition.
54. Williamson Storefronts. Corner of Howard Street and Pine Street, Williamson. These two adjacent buildings have been altered. The building on the left (the larger of the two) is no longer symmetrical, has had a roof added with a center gable, and has had a portion of the storefront remodeled. The building on the right is the former Bank. The transoms have been covered with vertical wood siding, which could easily be removed to expose the historical details.
55. Bethany Christian Church. Corner of Bethany Church Road and Hutchinson Road, four miles from Williamson. Built in 1881, this one-story clapboard church has a front gable roof and two front doors. The church appears unaltered except for the foundation piers, which have been coated with what appears to be concrete. Otherwise the building is in fair condition. Bethany Christian Church only holds one service per year, which is attended by former congregation members.
Meansville
56. Old Williams Mill. Meansville. This mill is no longer in existence. 57. Means-Holloway House. Old Meansville. This house was not located but may still be in existence. It was originally a plantation
plain style house that was renovated due to deterioration and underwent many changes about twenty years ago. The old porch and balcony were torn down because of safety and replaced with a brick porch and two-story high columns. The old floors were "beyond refinishing" and had to be carpeted, while the walls had to be sheetrocked or paneled. Several original features have been kept, including many windows, mantels, chandeliers, clapboards, and chimneys. 58. Meansville Baptist Church. 501 Highway 109 East, corner of Main Street and Green Street, Meansville. A small French church they had seen inspired World War I soldiers, and upon returning to Meansville, they had this church built in 1931-1935. The one-story brick church has a Gothic arched entrance, steeple, stained glass windows and transom, exposed rafters, buttressing, and stone

details. The roof consists of a large front gable with a smaller cross gable. There is a two-story section on the rear of the church that was constructed in 1963. There is a one-story brick annex building adjacent to the church. 59. Chester Bankston's Store. Corner of Main Street and Green Street, Meansville. Also serving as Carmichael's Grocery and later as Selph Electric Company, this circa 1914 building is now being used as the Meansville Baptist Church Faith Building. It has a flat roof, brick chimneys, and a canvas awning on the front faade. The windows have been altered. Originally segmental headed, they have been filled and replaced with new flat-headed windows. Otherwise, the building appears to be in excellent condition and is a very good adaptive use project. 60. Original Meansville Baptist Church. Corner of Highway 109 and Arthur Road, Meansville. This large, one-story clapboard building with small brackets at the eaves now serves as a private residence. There is a one-story rear shed addition, a screened front porch with a shed roof, and some windows have been replaced. The building is in fair condition. 61. Old Meansville Congregational Christian Church. Main Street, Meansville. Now a private residence, this 1 story brick building has gothic arched windows above the front door and a gabled entrance porch with a keystone in the Gothic arch. Some additions have been made to the building and some windows have been replaced. The building seems to be in good condition, however. 62. Old Meansville Train Depot. Corner of Main Street and Means Street, Meansville. Now City Hall, the old depot has a hipped roof with overhanging eaves, clapboarding, an eyebrow vent centered in front, transoms over the doors, and large ornamental brackets. The depot is in excellent condition and is accessible to the public. The "Meansville" sign marks it. 63. Old Bank of Meansville. Main Street near Green Street, Meansville. Built in 1911, the flat roof of the one story brick building has fallen in and the interior of the building has deteriorated. The faade is in fair condition, however, and details are still evident on the upper faade. A shed roof hides the transom, but segmental arches are visible. If the faade could be restored and the interior of the building recreated, it would make a nice store again. Otherwise, the faade could be left without any interior and perhaps local schoolchildren could plant an experimental garden within the walls.
Molena
64. Molena Storefronts. Springs Street, Molena. These seven buildings front Springs Street, with the westernmost building at the corner of Main Street. The corner building houses Angie's Salon and Molena City Hall. The ceiling of Angie's Salon is original pressed metal. The Molena Caf occupies the next building. The third and remaining buildings are owned by Richard and Pat Jones, who have begun plans to restore them. The third building, the only two-story building on the block, houses their General Store & Antiques shop. The Jones's have renovated the back portion of the first floor into an apartment where they currently live. The second story has yet to be restored. Some repairs have been done to the floors on this level, but much work is left. The roof of the fourth building fell in at some point, so the four walls, including the faade, still remain and are in good condition. There are weeds and plants growing within the walls of the building, and a garden landscape would be ideal for this spot. The fifth building is the only one that is not brick. Its walls are stone and plaster, but in recent years they were covered with stucco to prevent the plaster from falling apart. That and the remaining two buildings are currently used for storage, and are in need of repairs. The Jones's have already begun some of these repairs, including repairing the roof of the sixth building. They also have plans to build decks along the backside of the buildings, and have already done so on the two-story building that houses their apartment. All the buildings, except for the corner building, have metal shed awnings. The corner building has a canvas awning. The roofs of all the buildings are flat, and some have recently been replaced with tin roofs. Pat owns a tenant house behind the stores, which was moved from another location in Pike County. She plans to restore it and use it to display antiques and artifacts. She receives donations for display, and does not sell those items. However, she does plan to sell antiques from the building.
65. Old Molena Jail. Springs Street near the intersection with Main Street, Molena. This one-story, single-pen building has a front door and side door, both of which are covered with hundreds of nails in rows. Above the doors are vents made of iron bars. There are two small, rectangular iron vents on the other two walls. The side-gabled roof is clad in wood shingles. The unusual building appears to be in great condition and serves as a local landmark.
66. Old Molena Depot. Depot Street, Molena. The former train depot was moved to a property on Depot Street and serves as a private residence. The depot sits on the other side of a pond and is quite far from the road. The clay tile hipped roof is visible, as is the brick chimney. It appears as though the building may have been altered, but it is difficult to conclude from the road. It is still marked by the "Molena" sign.
67. Jones Grocery. Highway 109 near Union School Road, east of Molena. Robert Cecil Jones built the store in the 1930s, using money sent by his son, Robert Frederick Jones, who worked for the CCC. Robert Cecil Jones ran the little store on his farm until his death in 1961. It is a one-room, one-story, clapboard building with a front gabled roof, resting on a stone pier foundation. The building has exposed rafters and is shaded by a front shed roof supported on tree branches. Two old gas pumps rest in front of the store. The local landmark is in fair condition.
Hollonville
68. Hollonville Store. Highway 362, Hollonville. Currently vacant, this is a one-story, clapboard building with a front gabled, metal corrugated sheet roof. The windows are covered with shutters and there is a shed roof in front. There is a rear shed addition to the

building, which appears to be in good condition. It would be a good spot for a business or store (except for the newer store that lies beside it). 69. Rice Home. Corner of Highway 362 and Hollonville Road, Hollonville. This 1 story Greek Revival style cottage features clapboarding, transom and sidelights, green shutters on the second floor windows, pilasters at the corners of the house, and a front gabled verandah supported on wood piers. There are overgrown shrubs located around the house, which is in poor condition. 70. Gregg's Peach Shed. Highway 362 near Gregg Road, just west of Hollonville. This 1 story, one room, board & batten building has a front gabled, metal roof and a shed roof protecting the front and side of the building, where peach sales are made during the summertime. There is a loft door in the gable end on the front faade. The building is located next to the road, in front of a large peach orchard, and is in good condition. 71. Hollonville United Methodist Church. Highway 362 near Concord Road, Hollonville. Built in 1882, this one-story, front-gabled church has two front doors, transoms above the doors, and stained glass windows. The wood clapboards have been covered with vinyl siding and there is a one-story rear addition to the building. Otherwise, the building is in good shape.
Lifsey Springs
72. Mangham House. Highway 109 three miles west of Highway 19, near Lifsey Springs. This house was not located, but may still be in existence.
Jugtown
73. Brown-Chandler House. Near Jugtown. Unable to locate.
Other Historic Sites of Interest
Although not included in the historic resource survey due to time restrictions, these properties were identified as historic and should be considered as important as the aformentioned sites. By no means is this a complete list. 1. 245 Barnesville Road, Zebulon 2. 250 Barnesville Road, Zebulon 3. 255 Barnesville Road, Zebulon 4. 280 Barnesville Road, Zebulon 5. House at Harden Road and East Milner Road, East of Zebulon 6. 465 Glover Road, East of Zebulon

Appendix G(6)

Millage Rate Comparisons

1200 1000
800 600 400 200
0

1 0 0 ,0 0 0 $ 1 5 0 ,0 0 0

house

house

Now w / bus

Property Tax Base

2001
Resid Com/Ind Ag Autos
Lamar
Resid Com/Ind Ag Autos

1997
Resid Com/Ind Ag Autos
Spalding
Resid Com/Ind Ag Autos

Future School Funding

Average local spending per pupil = $1071
Shortfall w/ $150,000 house and 1 kid = $451
If get 100 new kids:
pay an additional $12/year in school

Avg Tax Shortfall

School Funding Breakeven
3 kids
2 kids
I kid 0 100 200 300 400 500 600 700 800 $ 1,000

Examples of Service Costs

Revenue per $1 Expenditure
3

2

Resid

Comm/Ind

1

Farm/Forest

0 Carroll

Appling

Dooly

Benefits of a Business Base

If Pike County added

5M in comm property 1200

5M in retail sales

1000

Collect taxes =

800

$118,000

600

Now

Lower tax rates by 400

w/ bus

0.5 m

200

Save a homeowner $20-30/yr on taxes

0 100,000 $150,000
house house