GQGP resource team report, Warner Robins : July, 2002

GQGP Resource Team Report

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 ALTERNATIVES | 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 ALTERNATIVES | 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 ALTERNATIVES | 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 |HERITAGE PRESERVATION | SENSE OF PLACE | ENVIRONMENTAL PROTECTION | GROWTH PREPAREDNESS | APPROPRIATE BUSINESSES | EDUCATIONAL OPPORTUNITIES | HOUSING OPPORTUNITIES | LOCAL SELFDETERMINATION | REGIONAL COOPERATION | SHARED SOLUTIONS | EMPLOYMENT OPTIONS | REGIONAL IDENTITY | INFILL DEVELOPMENT | TRADITIONAL NEIGHBORHOODS | OPENSPACE PRESERVATION | TRANSPORTATION ALTERNATIVES | GROWTH PREPAREDNESS | APPROPRIATE BUSINESSES | EDUCATIONAL OPPORTUNITIES | HOUSING
Warner Robins OPPORTUNITIES | LOCAL SELF-DETERMINATION | REGIONAL COOPERATION | SHARED SOLUTIONS | EMPLOYMENT
July, 2002 OPTIONS | REGIONAL IDENTITY | INFILL DEVELOPMENT | TRADITIONAL NEIGHBORHOODS | OPENSPACE
PRESERVATION | TRANSPORTATION ALTERNATIVES | HERITAGE PRESERVATION | SENSE OF PLACE | ENVIRONMENTAL PROTECTION | GROWTH PREPAREDNESS | APPROPRIATE BUSINESSES | EDUCATIONAL OPPORTUNITIES | HOUSING

Introduction

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Introduction
The Quality Growth Resource Team for Warner Robins was brought together in July, 2002 through a collaboration with the City of Warner Robins, the Georgia Department of Community Affairs 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 "smart growth" issues to Georgia communities. The resource team focused their study on the intown areas of Warner Robins, generally bounded by Highway 247 and Robins Air Force Base to the east, Russell Parkway on the south, Pleasant Hill Road on the west, and Green Street on the north. 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 Friday, July 19th. The team's recommendations were then passed to DCA staff for formatting into this final report. The Resource Team would like to thank the City of Warner Robins' staff, the Downtown Development Authority, 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 Warner Robins' intown areas so that residents may enjoy living in a vibrant and beautiful section of the city.
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Meet the Resource Team

Team Members
Lily Barrios Sizemore Group
John Cheek Glatting Jackson Atlanta
Phillip Clark Georgia Planning Association
Bill de Saint Aubin Sizemore Group
Doug Dillard Dillard & Galloway, LLC
Brian Hendry Moore Bass Consulting, Inc.
Gaile Jennings Jennings Downtown Consulting
Kent Kirbow DCA Housing Development
Dion Moten Jordan, Jones & Goulding
Sue Tilden DCA Coordinated Planning

Support Staff
Julie Brown DCA Quality Growth
Jan Coyne University of Georgia
Steve Dempsey University of Georgia
Stan Ellis DCA Region 4 Office
Jim Frederick DCA Quality Growth
Walter Kawa University of Georgia
Stephanie Shelton University of Georgia
Evan Thibeault University of Georgia
Adriane Wood DCA Region 6 Office
Annaka Woodruff DCA Region 12 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 decision-making.
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 jurisdic-
tions 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.

Observations

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Observations
The City of Warner Robins is an energetic, young town by American standards. Incorporated during World War II in the heart of Georgia's farmland, the town has existed to serve Robins Air Force Base ever since. As the town grew west from the base, it did so at the rapid pace of the automobile, rather than at the twolegged pace of human beings like older communities in the region. By necessity, Warner Robins expanded quickly, constructing its roads, buildings and public facilities for function rather than form.
This does not mean that the city is totally lacking in historic resources. The Resource Team found some historic resources in Warner Robins, primarily located along Watson Boulevard with resources scattered in adjacent residential neighborhoods. A major concentration of historic structures is located at the intersection of Watson Boulevard and Davis Drive, at Commercial Circle and Robins Manor, where development occurred primarily between 1942 and 1953. The buildings along Commercial Circle appear to have been constructed starting in 1943, following construction at Robins Manor that began in 1942.
For many years it seems, a sense of impermanence pervaded the town, as the long-term future of the air base remained uncertain. This uncertainty about the future is reflected in the haphazardly constructed, poorly planned development patterns throughout most of the community.
Today, the future of Robins Air Force Base seems assured, and the citizens of Warner Robins have become secure in the permanence of their town and are ready to create a more vibrant, pleasant community.
The Resource Team identified several districts or focus areas that offer potential for creative redevelopment in Warner Robins:
Commercial Circle Civic Corridor (City Hall, Macon College, Library) First Street Village At Town Center (Tech Park) North Gate Shopping Center Intown Neighborhoods Highway Corridors Greenspace and Pedestrian/Bikeways Each of these districts or focus areas are discussed in more detail below, followed by observations about how the city is organized to take advantage of such redevelopment opportunities.
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Commercial Circle

Civic Corridor

Strengths City owned property can be improved and maintained at city's discretion. Flat terrain can accommodate attractive site planning. The Downtown Development Authority is strong and committed to downtown redevelopment, with a willingness to consider new development ideas. Strong location features including proximity to Robins Air Force Base, roadway and potential rail transportation corridor, schools and college. Some defining architectural elements have been established. Original city center of Warner Robins, and has potential to return to that status. Core of historic buildings eligible for the National Register of Historic Places. Architecture and street layout unique to the 1940s and the rise of the automobile culture. Small area makes walking feasible and potentially enjoyable.
Weaknesses Empty storefronts and use of buildings for storage create an unpleasant environment. No current commercial uses promote walking. Sidewalks and streets in disrepair. No greenery or trees anywhere in sight. Limited connectivity to surrounding city fabric. Lack of supporting city amenities geared toward needs and desires of citizens. Lack of nearby residential choices, both price and type, that would provide critical mass of customers.
Threats Development impetus to the west and south as sprawl in the outlying areas of Warner Robins directs energy and population away from the downtown. Perception by several stakeholders that Commercial Circle should be razed. Continued inattention will result in complete decay of area. Property owners that may be unwilling to sell or rehab. Inappropriate commercial uses that detract from the area's charm. No anchor business to inspire small businesses to locate nearby.

Strengths City owned property can be improved and maintained at city's discretion. Community spaces and city facilities are established and familiar to the community already. Some architectural elements have been established. Easily walkable distance to Commercial Circle and other activity nodes. Large existing greenspaces that are easily improvable.
Weaknesses Limited connectivity to surrounding city fabric. Lack of residential choices in the area, both price and type, as alternatives to single family residences. Large expanses of pavement (parking and roadways) make walking unpleasant. Lack of landscaping and shade limit area's natural beauty and walkability. Current limited use of civic space by citizens. No current design ordinance to protect integrity of remaining green areas, may result in increase of the "hot asphalt."
Threats Development impetus to the west and south as sprawl in the outlying areas of Warner Robins directs energy and population away from the downtown area. Without redevelopment efforts in nearby commercial districts, civic district will remain an isolated island. Inappropriate commercial uses along Watson Boulevard detract from area's charm. Possible erosion of nearby residential areas will increase negative perceptions.
First Street
Strengths Conveniently located directly across from Robins Air Force Base, presenting opportunity to offer unique dining, entertainment, or other services to meet the daily needs of the base population. Located at the front door to Warner Robins from Highway 247.

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Also surrounded by residential areas to the west, offering opportunity to draw on this market in addition to the base population.
Was traditionally a commercial area, with a few of these buildings remaining available for reuse for commercial purposes.
Flat terrain can accommodate attractive site planning Small area makes walking feasible and potentially
enjoyable.
Weaknesses Empty and dilapidated buildings create an unpleasant environment. Historically perceived as an unsafe part of town. Currently insufficient commercial uses to draw large numbers of visitors to the area. Sidewalks and streets in disrepair. Not enough greenery or trees to make walking pleasant. Surrounding neighborhoods are currently declining and unattractive. Lack of nearby residential choices, both price and type, that could provide critical mass of customers.
Threats Development impetus to the west and south as sprawl in the outlying areas of Warner Robins directs energy and population away from the First Street area. History of the area may perpetuate local perception that this area is not suitable for nice restaurants, entertainment of similar commercial activities. Continued inattention will result in complete decay of area. Property owners that may be unwilling to sell or rehab. Inappropriate commercial uses that detract from area's charm. No anchor business to inspire small businesses to locate nearby.
Village At Town Center
Strengths Size of development area is ample and location is in good proximity to the downtown. Terrain and lake can accommodate attractive site planning.

Strong location features including proximity to Robins Air Force Base, roadway and potential rail transportation corridor, schools and college.
Community spaces and city facilities are nearby.
Weaknesses Some lack of attention to site maintenance: entry sign is in disrepair, mowing and weeding is needed and eroded land, especially around lagoons, should be addressed. Lack of sufficient marketing of the site for new development opportunities. Limited connectivity to surrounding city fabric. Lack of supporting city amenities geared toward needs and desires of high tech work force. Lack of nearby residential choices, both price and type, as alternatives to single family residences.
Threats Some stakeholders' perception that a mix of uses is to be avoided at this site. Competition from Osigian Technology Park, which includes: the Georgia Tech Advanced Technology Development Center and the Mercer Engineering and Research Center. The Houston County Development Authority has already built several spec buildings and does extensive marketing of the facilities. Development impetus to the west and south as sprawl in the outlying areas of Warner Robins directs energy and population away from the downtown. Removal by relocation of key downtown functions: Chamber of Commerce, the Middle School, as well as grocery stores and other essential commercial enterprises.
Northgate Shopping Center
Strengths Proximity to existing residential, commercial areas, and city facilities. Residential areas nearby create a critical mass of potential customers. Size of development area is ample for development of new structures. Flat terrain can accommodate attractive site planning.
Weaknesses Some lack of attention to site maintenance.

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Commercial uses that are incompatible with "urban center" concept.
Perception of the area as an undesirable location. Vacant storefronts detract from existing businesses. Distance between Davis Drive and existing buildings
creates an uninviting atmosphere for potential customers. Lack of landscaping reinforces "sea of asphalt" appearance.
Threats Without concentrated redevelopment efforts, the area will continue to decline as businesses relocate to the west side of town.
Intown Neighborhoods
Attributes of a stable residential neighborhood: Self-containment - a defined boundary. Maintains a distinct identity-through architectural style, lot and street design. Quality development along the neighborhood's periphery. Mixed income residents. Predominance of homeownership.

Neighborhood pride: The appearance of the neighborhood (maintenance of exterior structure and yard, absence of abandoned vehicles) leaves the general impression that residents take great pride in where they live.
Attributes of a declining residential neighborhood: Lack of a defined boundary difficult determining where neighborhood begins and ends. Poor street design and/or the invasion of different type and intensity of use can cause this.
Lack of neighborhood identity changes in land use development or being in close proximity to more intensive uses can cause the neighborhood to lose its distinct identity.
Incompatible periphery uses declining neighborhoods are usually surrounded by periphery development that is not compatible with the residential uses, many of which are also in decline.
Reduction in home ownership rates in most cases, as a neighborhood declines, the transition from owneroccupied to renter-occupied units increases. There is also likelihood that there will be greater intrusion of duplex and multi-family dwellings.

Residents maintain property (residents have pride where they live) houses painted, yard landscaped, no junk or abandoned vehicles in yard, little or no overgrowth.
Example of neighborhood with these attributes Warner Robins Manor:
The neighborhood has a defined boundary. The neighborhood has a distinct identity.

Declining housing quality and neighborhood appearance because of the growing number of absentee landlords and the lack of personal investment (money, interest) in the neighborhood by the residents, the condition of the structures as well as the appearance of the neighborhood (junk and trash in yards, overgrowth on vacant lots) declines. There is no longer an interest in "shared responsibility."

Exterior - most of houses have shingled exteriors, though some are bricked.
Street design - the interior streets are curved which enter onto a straight residential collector.
Architectural design.
Most of the housing is of the 40's box-design, relatively small by today's standards on small lots.
Periphery development.
Uses surrounding the Manor subdivision include mainly recently constructed office and residential structures that are on well-maintained lots.
Home ownership: The overall appearance of the neighborhood and many individual properties lends to the assumption that there is high percentage of home ownership in the neighborhood.

Example of neighborhood with these attributes Area south of
Green Street between Wellborn/Sixth Street and Highway 247: Lack of neighborhood boundary it is hard to determine where this neighborhood begins or ends because there is no distinctive subdivision design. Poor roadway connectivity makes it difficult to traverse the neighborhood either on foot or by car.
Lack of neighborhood identity duplexes and multifamily apartments have been allowed to be developed haphazardly in close proximity to single-family homes. This causes the neighborhood to lose its specific identity and creates a disincentive for homeowners to improve their property.
Incompatible periphery development heavy commercial/industrial uses that create noise and air pollution and have unsightly outside storage bordering this residential

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area to east along Highway 247. Lack of buffering between the industrial area and the neighborhood takes away from the residential character of the area. Several of these high intensity uses are located in structures that appear to be in disrepair.
Substandard housing conditions many of the residential units within this neighborhood appear to be in substandard condition. A number of structures, which are not suitable to rehabilitate, have been demolished or in the process of being eliminated. There are other structures in the neighborhood that would appear to be candidates for demolition, but they are occupied and will require current residents to first be relocated.
Neighborhood appearance junk cars, trash, and overgrowth can be found throughout the neighborhood. Along several of the streets overgrown vegetation can be found along the rights-of-way.
Major Highway Corridors

Green Space and Pedestrian/Bikeways
These is a lack of greenspace throughout the city, particularly along the major highway corridors. Generally, more trees, landscaping and buffer areas could help make Warner Robins a more attractive community.
Lack of sidewalks or walkways restricts pedestrian access to commercial and recreational areas. Where sidewalks or walkways do exist, they generally do not connect to each other or form a continuous pedestrian link to major destinations, such as commercial and recreational areas.
Organization
The Downtown Development Authority is clearly strong and committed to downtown redevelopment, with a willingness to consider new development ideas.

Substantial amounts of unattractive strip development currently exist along all of Warner Robins' major highway corridors. This domination of automobile culture is typical of new development in most Georgia communities, but some new techniques have been developed for improving upon this modern form of blight.
Many of the city's primary arterial roads feature center turn medians, often called "suicide lanes," that can lead to traffic accidents and congestion delays.

However, the Downtown Development Authority's redevelopment district may be too large to enable effective redevelopment. The Authority's resources may simply be stretched too thin by trying to take on such a large redevelopment area.
It also appears that the Downtown Development Authority has had a major focus on residential area redevelopment, while redevelopment of the commercial core of the community is the typical focus of such organizations.

A trend toward greater suburbanization of retail uses is evident with the movement of Wal-Mart further out of town and the general decline of retail uses in the commercial core. This outward movement of retail uses is also precipitated by the construction of major road improvements. In general, far too much land along major roadways in Warner Robins and the surrounding county is zoned to allow commercial development.
Continued westward sprawl of office and commercial uses, if left unaddressed, will surely undercut the city's efforts to promote revitalization of the downtown area. Furthermore, it can be expected that these newer strip developments will also deteriorate over time, eventually becoming much like older sections of Watson Boulevard and Davis Drive are today.

The Downtown Development Authority is operating from an outof-date redevelopment plan for the area. As a result, the Authority appears to focus its efforts on specific redevelopment opportunities as they arise.
There apparently has been no market analysis of the right business mix to be promoted for the Warner Robins' downtown area. There appear to be major gaps in the businesses and services available in the downtown area and for surrounding residents.

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Recommendations

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Recommendations
"Cities must be talent magnets to succeed in today's knowledge economy. To succeed, they must attract young mobile professionals who make up the knowledge workforce."
Quote from Technology, Talent and Tolerance: Attracting the Best and Brightest to Memphis, A Report by the Memphis Talent Magnet Project.
In order to attract the technology and knowledge businesses critical to Warner Robins' future growth and development, it is critical to understand that "Access to talented and creative people is to modern business what access to coal and iron ore was to steel-making." according to Dr. Richard Florida, in a new book, The Rise of the Creative Class. This means creating a "people climate" that is every bit as important to cities as the business climate we have focused on so diligently in the past.
"Creating a people climate" relates directly to lifestyle and the quality of place inherent in a city: a thriving street scene; a variety of distinctive neighborhoods and residential options; environmental quality; a visible vibrant city center; interesting building stock; walkability and short, easy commutes; universities and learning opportunities; areas of arts and culture; entertainment venues; social gathering places; restaurants; one-of-a-kind shops; sophisticated personal services; outdoor recreation facilities and environments. "Talented people are attracted to cities with status, amenities, creativity and creative energy, diversity and quality of place." Dr. Florida, op cit.
The Resource Team's recommendations focus on creating these types of people-attracting amenities that will advance the overall quality of life in Warner Robins while, at the same time, improving its long-term prospects for growth through diversifying its economy and building upon the expanding knowledge and technology needs of Robins Air Force Base.
The team identified several districts or focus areas that offer potential for creative redevelopment in Warner Robins:
Commercial Circle Civic Corridor (City Hall, Macon College, Library) First Street Village At Town Center (Tech Park) North Gate Shopping Center Intown Neighborhoods Highway Corridors Greenspace and Pedestrian/Bikeways Recommendations for each of these districts or focus areas are discussed in more detail on the following pages.

Illustrations
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Recommendations for Short-Term Implementation
The following recommendations apply across all of the above districts or focus areas and should be implemented as soon as possible.
Since Sacred Heart Catholic Church and Macon State College have development plans underway, it is important to sit down with key representatives of these two organizations as soon as possible to discuss how their plans might be adapted to accommodate and complement the proposed College Forest Neighborhood Development plan. (See the Resource Team's recommended plans for this area in the Intown Neighborhoods section.)
Reassess local development priorities and make decisions on how the community desires to balance new development between intown areas and the West Side of Warner Robins. Perhaps this can best be accomplished through an update of the land use and public facilities elements of the city's comprehensive plan, undertaken with maximum involvement by all segments of the community. This process should carefully reevaluate the city's plans for new public facility and infrastructure investments to avoid favoring growth on the periphery over intown areas of Warner Robins. (See the toolkit topic "Using Public Facilities to Manage Growth" at www.georgiaqualitygrowth.com.)
Establish clear jurisdictional boundaries for the Downtown Development Authority. It is recommended that these boundaries be set to include just the following districts:
Commercial Circle Civic Corridor (City Hall, Macon College, Library) First Street Village At Town Center (Tech Park) North Gate Shopping Center College Forest Neighborhood
In the future, once the above districts have been successfully revitalized, the Authority's boundaries could be amended to take in new intown areas that are in need of revitalization.
Give the Downtown Development Authority clear redevelopment powers consistent with state law (OCGA 36-42 & 36-61). This will empower the Authority to use tools provided in Georgia's Urban Redevelopment Law for implementing the plans recommended in this report. This law permits use of eminent domain to assemble key parcels and resell these for private development that is consistent with the redevelopment plan for the area. (See the Appendix for a summary of this law.)
In order to allow the Downtown Development Authority to focus its efforts on revitalization of the commercial districts identified above, the City should consider enlisting the local Housing Authority or creating a Community Housing Development Corporation (CHDO) to focus on housing revitalization activities recommended in this report. (See the Intown Neighborhoods section.)

Illustrations
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Update the existing Urban Redevelopment Plan for the districts identified above. This update should be prepared with maximum involvement of the general public and key area stakeholders, and should include:
Detailed representation of the desired development of each district once it is fully redeveloped. (See the Resource Team's recommended redevelopment concepts for each district on the following pages.)
Needed changes in land use regulations to promote the desired development patterns. Design guidelines for ensuring that new development enhances the appearance and character of
each district. Public investments in infrastructure and public facilities (such as public gathering spaces,
community centers, neighborhood parks and open space, sidewalks, streetlights, street trees, underground drainage and utilities, public safety facilities, or bike trails) to support redevelopment of each district. Phasing of redevelopment activities, so that only one or two districts are under redevelopment at any one time. The plan should clearly indicate the order and timing for undertaking redevelopment of each of the districts. Strategy for funding the proposed redevelopment activities. (See the Appendix for possible funding sources.) In addition to letting developers know what kind of development the city expects in each district, the plan can be an excellent marketing tool for selling neighborhood residents and businesses on the future potential of the area.
Determine a prioritized list of do-able first projects based on the above redevelopment plan. Arrange funding for these projects and partners (private developers, banks, non-profits, other government agencies) who can help make them happen.
Revise local development regulations to support implementation of the above redevelopment plan and to eliminate typical barriers to "smart growth" projects throughout Warner Robins. (See the toolkit topic "Reducing Barriers to Quality Growth" at www.georgiaqualitygrowth.com.)
Commercial Circle
Redevelopment Concept Promote redevelopment of the Commercial Circle area as Warner Robin's "downtown" an active hub of pedestrian activity with interesting shops, restaurants and entertainment options surrounding a central civic greenspace. This area should also become the hub of commercial and service activity for the surrounding intown neighborhoods, where higherdensity infill housing should be developed to provide a strong customer base to support this hub. New multi-family housing should also be included in the mix of uses within the Commercial Circle hub. Public intervention should be used to encourage a combination of new construction and rehabilitation of older commercial structures that results in a vibrant center, designed along "new urbanism" principles, that provides a unique shopping and entertainment environment quite different from the strip centers of west Warner Robins and other outlying areas.
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Illustrations
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Recommendations Ensure that the update of the Urban Redevelopment Plan (called for in the Short-Term Recommendations above) provides for creating new storefronts and multi-family housing in this area.

Encourage developers to carry out elements of the redevelopment plan by offering incentives for undertaking projects consistent with the redevelopment plan. These incentives might include:
Write-down of land acquisition costs. Property tax breaks. State and Federal tax incentives for rehabilitation of historic properties. Providing new public facilities or infrastructure to support the project. Waiver of specific requirements in local development regulations. Financial incentives, such as a low-interest revolving loan program . Mortgage buy-down program or down payment assistance for downtown housing. (See the Appendix for possible funding sources.)

Have a market analysis done to identify retail and service businesses that could be recruited to the area.

This market analysis should consider the student population that will be present in the area once Macon

State College opens. Potential intown retail or service gaps already identified by the Resource Team

include:

Tablecloth restaurant

Upscale pub

College bookstore/variety store

Ice cream shop

Coffee shop, such as Starbuck's

High-concept "soda fountain/pharmacy"

Full service gym

Drive-in restaurant, such as Sonic

Printing/copying establishment, such as Kinko's Art gallery

Art supplies

Video rental store, such as Blockbuster

Used book store

Music store

Mini-urban grocery store

Vintage clothing

After the market analysis is complete, identify commercial buildings that would be appropriate locations for the identified types of businesses. Recruit desired businesses to these locations, possibly enlisting local real estate firms for this task. Use the results of the market analysis and support data to help sell prospective businesses on this location.
Supplement the business recruitment effort with incentives for establishment of new small businesses in the area. The incentive program could be administered through the Downtown Development Authority or a new non-profit corporation. Incentives might include:
Funds for rehab of existing commercial structures in the area (possibly including a faade rehabilitation program).
Training in business start-up for prospective entrepreneurs (perhaps sponsored by the University of Georgia's Small Business Development Center).
Loans for business start-up and expansion, drawing upon all available state and federal small business development resources.

Illustrations
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Improve the streetscape around Commercial Circle by: Constructing, repairing or replacing 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. Planting street trees (hardwoods). Installing attractive street lights. Relocating utilities off the street frontage or underground. (See the toolkit topic "Utility Relocation" at www.georgiaqualitygrowth.com.) Hanging street banners from lightposts. Providing benches and trash receptacles. Improving signage design and limiting the size and number of signs. Creating 10 foot landscaped buffers to shield parking lots from view. Installing 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.
Consult with the Georgia Department of Transportation (DOT) during the process of planning and designing these streetscape improvements.
Test the market for public transit in Warner Robins by providing limited bus or trolley service on a trial basis. A possible initial transit route could link major destinations in Warner Robins, such as Robins Air Force Base, Commercial Circle, and the West Side commercial centers. Discontinue or expand service depending on local response. Make Commercial Circle the hub (or central transfer point) for this transit system which will entail providing a small bus shelter and bus loading area somewhere within the Commercial Circle redevelopment area.
Nominate historic resources in the Commercial Circle area to the National Register of Historic Places: Commercial Circle Historic Districtcollection of commercial and religious historic resources which includes all 4 quadrants of Commercial Circle as well as the first Sacred Heart Catholic Church sanctuary on Davis Dr. and First Baptist Church and First Presbyterian Church on Watson Blvd. Robins Manor Historic Districtcollection of small bungalows dating 1942-1948 primarily, with few infill structures from later periods. The houses are all of similar type and style, of perhaps only 6 different designs.
The benefits of nominating these resources include federal income tax credits for rehabilitation of those buildings, which are income-producing and state property tax abatements for rehabilitation of both income and non-income producing properties. There are no restrictions put on listed properties by the National Register, unless federal funds or permitting are involved in any project that includes a historic resource.

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Adopt and implement a historic preservation ordinance providing oversight of the Commercial Circle and Robins Manor districts. This ordinance should provide design guidelines, which would direct and guide growth and development in these two historic areas. Once an ordinance is adopted, and a historic review board appointed, the City should apply for Certified Local Government status. Once this status is approved, the City will be eligible for specific grants from the Historic Preservation Division of the Georgia Department of Natural Resources. Additional grants for historic preservation activities are available from the Department of Community Affairs, and other agencies and organizations.
Revise local development regulations to support implementation of the redevelopment concept for this district by establishing a new Mixed-Use Commercial Center zoning district for this area that permits a mix of pedestrian-oriented commercial businesses (no gas stations or auto repair shops) and housing (over the shop apartments, multifamily townhomes, etc.). The development standards for this district should provide for:
No limitations on entertainment uses (i.e., revise required distances from schools or churches) and outdoor or sidewalk dining.
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. Maximum setback requirements to bring the buildings close to sidewalks. Maximum and minimum building height requirements to help ensure pedestrian scale. (Mini-
mum 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. 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. Lower minimum parking requirements and/or shared parking requirements to minimize land
areas dedicated to parking. Off-street parking located behind or beside structures.
Civic Corridor
Redevelopment Concept Watson Boulevard between Robins Air Force Base and Commercial Circle should be developed as the hub of governmental and cultural activities in Warner Robins. The existing City Hall complex and planned Macon State College campus provide a strong foundation on which to build a governmental/cultural hub. All new government offices or expansions (including county, state, or federal facilities) should be strongly encouraged to locate along this corridor, as should any new cultural facilities such as performance halls, auditoriums, libraries, museums, or galleries. Public intervention should be used to upgrade this important corridor with streetscape improvements and higher density commercial or residential development that supports the government/cultural hub.

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Recommendations Meet with appropriate officials of Macon State College, county, state, and federal agencies to discuss their expansion plans and make them aware of the city's desire that new facilities be located in the Civic Corridor area. Encourage location of new government or cultural facilities in this area by providing incentives such as:
Use of eminent domain to assemble properties needed for redevelopment. Write-down of land acquisition costs. Providing new public facilities or infrastructure to support the project. Waiver of specific requirements in local development regulations. (See the Appendix for possible funding sources.)
Promote cultural activities in the area by: Incorporating planning for new cultural activities and facilities into the regular recreation planning process. Focus plans on enhancing the importance of the Civic Corridor as the cultural heart of the community. Organizing more arts-related festivals and promotions for this area. Establishing a warm-weather public concert series. Developing a long range plan for adding public art along the corridor.
Create a park and public gathering area around the City Hall complex by: Installing a large water feature (fountain) with surrounding benches for relaxation. Building a band shell for outdoor concerts. Planting more trees. Installing scattered benches and picnic tables. Adding pedestrian pathways/sidewalks crossing the park area.
Improve the streetscape along Watson Boulevard by: Constructing, repairing or replacing 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. Planting street trees (hardwoods). Installing attractive street lights. Relocating utilities off the street frontage or underground. (See the toolkit topic "Utility Relocation" at www.georgiaqualitygrowth.com.) Hanging street banners from lightposts. Providing benches and trash receptacles. Improving signage design and limiting the size and number of signs. Creating 10 foot landscaped buffers to shield parking lots from view.
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Installing 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.
Consult with the DOT during the process of planning and designing these streetscape improvements.
Test the market for public transit in Warner Robins by providing limited bus or trolley service on a trial basis. The initial transit route could link major destinations in Warner Robins, such as Robins Air Force Base, Commercial Circle, and the West Side commercial centers. This route should run along Watson Boulevard, connecting the government offices and facilities within the Civic Corridor.
Nominate historic resources in the Civic Corridor to the National Register of Historic Places: Charles E. Thomas Elementary School Wellston Depot Buildings on Watson between 3rd and 5th streets Burke Furniture building, Mills Auto Repair, Welding Supply building and a mid-50s gas station
The benefits of nominating these resources include federal income tax credits for rehabilitation of those buildings which are income-producing and state property tax abatements for rehabilitation of both income and non-income producing properties. There are no restrictions put on listed properties by the National Register, unless federal funds or permitting are involved in any project that includes a historic resource.
Revise local development regulations to support implementation of the redevelopment concept for this district:
Revise zoning requirement to allow higher density development along the corridor, including multi-family residential development, while restricting auto-oriented uses such as gas stations, auto repair shops, and used car sales lots.
Create an overlay district establishing special design guidelines for new development along the corridor. These guidelines should provide for: Wide sidewalk requirements to encourage street-side pedestrian activity. Adequate lighting requirements to help ensure pedestrian safety. Build-to-lines to bring the buildings close to sidewalks. 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. Restriction on the number, size and design of signs to encourage a coordinated signage "look" throughout the corridor. Lower minimum parking requirements and/or shared parking requirements to minimize land areas dedicated to parking. Off-street parking located behind or beside structures.
First Street
Redevelopment Concept Promote redevelopment of First Street as an attractive, pedestrian-friendly commercial street with interesting shops, restaurants and entertainment options. This area could be viewed as the "off-campus" commercial and entertainment area serving Robins Air Force Base,

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much like downtown Athens caters to the University of Georgia. But this area need not limit its scope or market just to the Base population. It should include shopping, dining, and entertainment options unique enough to attract customers from throughout the Warner Robins area. Higher density multi-family housing should abut the west side of this district, both to provide a captive market for its commercial establishments and to offer a gradual transition to the lower density residential neighborhood (see the Intown Neighborhoods section) further west.

Recommendations Ensure that the update of the Urban Redevelopment Plan (called for in the Short-Term Recommendations above) provides for creating new storefronts and multi-family housing in this area.

Encourage developers to carry out elements of the redevelopment plan by offering incentives for undertaking projects consistent with the redevelopment plan. These incentives might include:
Write-down of land acquisition costs. Property tax breaks. Providing new public facilities or infrastructure to support the project. Waiver of specific requirements in local development regulations. Financial incentives, such as a low-interest revolving loan program . Mortgage buy-down program or down payment assistance for downtown housing. (See the Appendix for possible funding sources.)

Have a market analysis done to identify retail and service businesses that could be recruited to the area.

Potential intown retail or service gaps already identified by the Resource Team include:

Tablecloth restaurant

Upscale pub

College bookstore/variety store

Ice cream shop

Coffee shop, such as Starbuck's

High-concept "soda fountain/pharmacy"

Full service gym

Drive-in restaurant, such as Sonic

Printing/copying establishment, such as Kinko's Art gallery

Art supplies

Video rental store, such as Blockbuster

Used book store

Music store

Mini-urban grocery store

Vintage clothing

After the market analysis is complete, identify commercial buildings that would be appropriate locations for the identified types of businesses. Recruit desired businesses to these locations, possibly enlisting local real estate firms for this task. Use the results of the market analysis and support data to help sell prospective businesses on this location.
Supplement the business recruitment effort with incentives for establishment of new small businesses in the area. The incentive program could be administered through the Downtown Development Authority or a new non-profit corporation. Incentives might include:
Funds for rehab of existing commercial structures in the area.

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Training in business start-up for prospective entrepreneurs (perhaps sponsored by the University of Georgia's Small Business Development Center).
Loans for business start-up and expansion, drawing upon all available state and federal small business development resources.
Improve the streetscape along First Street by: Constructing, repairing or replacing 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. Planting street trees (hardwoods). Installing attractive street lights. Relocating utilities off the street frontage or underground. (See the toolkit topic "Utility Relocation" at www.georgiaqualitygrowth.com.) Hanging street banners from lightposts. Providing benches and trash receptacles. Improving signage design and limiting the size and number of signs. Creating 10 foot landscaped buffers to shield parking lots from view. Installing traffic calming devices, including raised pedestrian crossings, curb bump-outs, and onstreet parking along the length of the street.
Consult with the DOT during the process of planning and designing these streetscape improvements.
Test the market for public transit in Warner Robins by providing limited bus or trolley service on a trial basis. The initial transit route could link major destinations in Warner Robins, such as Robins Air Force Base, Commercial Circle, and the West Side commercial centers. This route should include a stop at Watson Boulevard and First Street to provide easy access to this district from other parts of Warner Robins.
Campaign for eventual establishment of a commuter rail stop in Warner Robins, preferably at the existing train depot located at Highway 247 and Watson Boulevard. In the statewide context of commuter rail development, a strong case could be made for extending the proposed line between Macon and Atlanta to include Warner Robins. The commuter population passing through this station each day would provide an additional market for the shops and restaurants located in the First Street district.
Revise local development regulations to support implementation of the redevelopment concept for this district by creating an overlay district establishing special development standards that provide for:
No limitations on entertainment uses (i.e., revise required distances from schools or churches) and outdoor or sidewalk dining.
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.

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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. (Mini-
mum 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. 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. Lower minimum parking requirements and/or shared parking requirements to minimize land
areas dedicated to parking. Off-street parking located behind or beside structures.
Village at Town Center
Redevelopment Concept Warner Robins was forward-thinking in developing this high-tech light industrial park in close proximity to its downtown area and Robins Air Force Base. This park could have even greater impact on the intown area, and perhaps be more attractive to prospective tenants, if redesigned slightly for:
a) Stronger street and pedestrian connections to neighboring areas. This would enable employees in the park to live in surrounding neighborhoods and walk to work or, alternatively, walk to nearby amenities (such as the shops at Commercial Circle, City recreation facilities, or classes at Macon State College).
b) A mix of uses on site. The additional uses should include housing and a small amount of commercial space where supporting businesses, such as printing/ copy shops or restaurants, could locate. Mixing uses would make the park more visually attractive, would facilitate living-near-work options for employees, and would provide businesses with quick access to needed services.
Recommendations Ensure that the update of the Urban Redevelopment Plan (called for in the Short-Term Recommendations above) provides for creating new commercial space and single or multi-family housing in this area.
Meet with existing Village at Town Center tenants to inform them of proposed changes in the development plan for the park. If necessary, re-write the existing property covenants to allow inclusion of complementary uses within the park.
Encourage developers to carry out elements of the redevelopment plan by offering incentives for undertaking projects consistent with the redevelopment plan. These incentives might include:
Write-down of land acquisition costs.
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Property tax breaks. Providing new public facilities or infrastructure to support the project. Waiver of specific requirements in local development regulations. Financial incentives, such as a low-interest revolving loan program. Mortgage buy-down program or down payment assistance for downtown housing. (See the Appendix for possible funding sources.)
Have a market analysis done to identify businesses and industries that could be recruited to the area. After the market analysis is complete, identify buildings or sites that would be appropriate locations for the identified types of businesses. Recruit desired businesses to these locations, possibly enlisting local real estate firms for this task. Use the results of the market analysis and support data to help sell prospective businesses on this location.
Supplement the business recruitment effort with incentives for establishment of new businesses in the area. The incentive program could be administered through the Downtown Development Authority or a new non-profit corporation. Incentives might include:
Establishment of a small business incubator in the park. Training in business start-up for prospective entrepreneurs. (Perhaps sponsored by the University
of Georgia's Small Business Development Center.) Loans for business start-up and expansion, drawing upon all available state and federal small
business development resources. Assistance with workforce training. (Investigate the Quick Start Programs offered by the Georgia
Department of Technical and Adult Education.)
Improve the landscaping throughout the Village at Town Center by: Constructing pedestrian pathways or sidewalks throughout the park. Planting trees (hardwoods). Installing attractive street lights. Providing benches and trash receptacles. Regulating the design and size of signage to ensure a consistent look throughout the park. Creating landscaped buffers to shield parking lots from view. Installing traffic calming devices, such as raised pedestrian crossings or bumped-out landscaped areas, to increase safety for pedestrians and bicyclists.
Test the market for public transit in Warner Robins by providing limited bus or trolley service on a trial basis. The initial transit route could link major destinations in Warner Robins, such as Robins Air Force Base, Commercial Circle, and the West Side commercial centers. The route should include a stop within the Village at Town Center, making its jobs accessible from other parts of Warner Robins.

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Northgate Shopping Center
Redevelopment Concept This shopping center was chosen to provide an example of how older commercial strip centers throughout Warner Robins might be retro-fitted to be more aesthetically appealing and, therefore, perhaps also more marketable to prospective tenants. This center could be enhanced by:
Building new commercial structures at the streetfront, taking up a portion of the oversize parking lot and creating a shopping "square" around a smaller internal parking lot.
Upgrading the appearance of existing older commercial buildings with faade improvement, new architectural elements, or awnings.
Reconfiguring the parking lot and circulation routes for automobiles.
Providing pedestrian amenities, including covered walkways, benches, and lighting.
Adding landscaping and other appearance enhancements.

Recommendations Encourage developers to carry out improvements suggested above by offering incentives that might include:
Write-down of land acquisition costs. Property tax breaks. Providing new public facilities or infrastructure to support the project. Waiver of specific requirements in local development regulations. Financial incentives, such as a low-interest revolving loan program. (See the Appendix for possible funding sources.)

Have a market analysis done to identify retail and service businesses that could be recruited to the area.

Potential intown retail or service gaps already identified by the Resource Team include:

Tablecloth restaurant

Upscale pub

College bookstore/variety store

Ice cream shop

Coffee shop, such as Starbuck's

High-concept "soda fountain/pharmacy"

Full service gym

Drive-in restaurant, such as Sonic

Printing/copying establishment, such as Kinko's Art gallery

Art supplies

Video rental store, such as Blockbuster

Used book store

Music store

Mini-urban grocery store

Vintage clothing

After the market analysis is complete, identify older commercial strip centers that would be appropriate locations for the identified types of businesses. Recruit desired businesses to these locations, possibly enlisting local real estate firms for this task. Use the results of the market analysis and support data to help sell prospective businesses on this location.
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Supplement the business recruitment effort with incentives for establishment of new small businesses in older commercial strip centers. The incentive program could be administered through the Downtown Development Authority or a new non-profit corporation. Incentives might include:
Funds for rehab of existing commercial structures in the area. Training in business start-up for prospective entrepreneurs. (Perhaps sponsored by the University
of Georgia's Small Business Development Center.) Loans for business start-up and expansion, drawing upon all available state and federal small
business development resources.
Improve the "streetscape" of the center by: Constructing or repairing sidewalks. 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. Planting street trees (hardwoods). Installing attractive street lights. Relocating utilities off the street frontage or underground. (See the toolkit topic "Utility Relocation" at www.georgiaqualitygrowth.com.) Hanging street banners from lightposts. Providing benches and trash receptacles. Improving signage design and limiting the size and number of signs. Providing landscaped islands and trees in the parking lots. Installing traffic calming devices, such as raised pedestrian crossings or bumped-out landscaped areas, to increase safety for pedestrians and bicyclists.
Revise local development regulations to support redevelopment of older commercial strip centers: Reduce minimum parking requirements and/or institute shared parking requirements to enable part of the parking lot to be taken up by new buildings. Establish build-to-lines to ensure that new buildings are located close to the streetfront. Increase allowable densities (floor area ratios) to permit new buildings on each site. Require off-street parking to be located behind new structures. Require store fronts with clear display windows facing the street. No blank walls. Require a planting strip and street trees along the street to provide shade and help protect pedestrians from vehicles. Limit sign size to pedestrian scale and orientation. Institute design standards to ensure the new structures and older center combine to create an attractive, pedestrian-scale, shopping "square."

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Intown Neighborhoods
Redevelopment Concept The residential neighborhoods that surround the redevelopment districts discussed above must be healthy and well-designed to support the viability of these districts. Their housing density and variety must be adequate to attract a mix of residents who will support the shops, restaurants, entertainment venues, and workplaces located in Commercial Circle, Civic Corridor, First Street, or Village at Town Center. Strong pedestrian and bicycle connections should also be provided to encourage these residents to walk to work, shopping, or other destinations in the area. These intown neighborhoods can be broken into three general types, each calling for a different approach to redevelopment:
Stable Neighborhoods These neighborhoods have relatively well-maintained housing and higher rates of homeownership, but because of location near declining areas of town these neighborhoods may also decline over time. The redevelopment strategy for these neighborhoods should focus on reinforcing stability by encouraging more homeownership and maintenance or upgrade of existing properties.
Declining Neighborhoods These areas have most of their original housing stock in place, but housing conditions are worsening due to low rates of homeownership and neglect of property maintenance. The redevelopment strategy for these neighborhoods should focus on strategic public investments to improve conditions, appropriate infill development on scattered vacant sites, and encouraging more homeownership and maintenance or upgrade of existing properties.
Major Redevelopment Opportunities These neighborhoods have large areas of vacant land, due to demolition/removal of substandard housing. The redevelopment strategy for these areas should focus on building new, attractive neighborhoods following the principles of traditional neighborhood development. (See the toolkit topic "Traditional Neighborhood Development" at www.georgiaqualitygrowth.com.)
Recommendations Stable Neighborhoods 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.
Look for signs of neighborhood decline (such as gradual transition from owner-occupied to rental) and invoke a housing rehabilitation program (see recommendations for declining neighborhoods, below) in the early stages rather than waiting for the neighborhood to decline to the point where such a program would be ineffective.

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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:
Home rehabilitation funds for individual owner-occupants through DCA's CHIP program. Low cost home loans through DCA Home Buyer Loans, Federal Home Loan Bank/Affordable
Housing Program (FHLB/AHP), or USDA/Rural Development funds. Down payment assistance through DCA's OwnHOME Loan or CHIP programs, or FHLB/AHP.
Keep residents involved in maintaining their properties, participating in neighborhood clean-ups and helping their neighbors when possible. Involve residents in landscaping public areas in the neighborhood to build pride among the residents for the area in which they live. (Contact Georgia Clean & Beautiful for assistance.)
Enlist the local Housing Authority to maintain or make necessary improvements to any public housing facilities in the neighborhood.
Provide incentives for development of compatible infill housing on vacant lots. These incentives might include:
Write-down of land acquisition costs. Property tax breaks. Providing new public facilities or infrastructure to support the project. Waiver of specific requirements in local development regulations. Financial incentives, such as a low-interest revolving loan program. Mortgage buy-down program or down payment assistance for purchasers.
Consider retaining some of the vacant lots for community recreational uses, such as pocket parks, community gardens, or ballfields. These could also be good interim uses for vacant lots held in public ownership until market conditions are favorable for redevelopment.
Establish strong pedestrian and bicycle connections to schools, shopping areas, and other major destinations in surrounding areas of the community.
Declining Neighborhoods Implement a coordinated housing revitalization program for distressed neighborhoods. This program should be administered by the CHDO or Housing Authority, should draw upon all available state and federal housing finance resources, and should include the following elements (see recommendations for stable neighborhoods, above, for details on incentive programs):
Comprehensive survey of housing stock, to determine whether owner-occupied vs. rental, housing condition, potential infill locations, and rehab opportunities.
Strict, but fair enforcement of building and maintenance codes. Incentives for rehabilitation (vs. tearing down) existing houses. Incentives for compatible infill development on vacant lots.

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Incentives for adding garage apartments or other accessory unit housing to existing single family homes. This is an effective way to infuse affordable housing without changing the single-family character of a neighborhood.
Assistance to homebuyers, such as down-payment assistance, low-cost mortgages, home buyer education, credit counseling for moderate and low-income households.
Loans to homeowners for repair and maintenance of their homes.
Make strategic public investments in the neighborhood as soon as possible. This will show residents and developers that the city is committed to revitalization of these areas. Possibilities include:
Plant street trees. Install attractive street lighting. Repair and expand sidewalks and properly mark street crossings where needed. Locate police precinct stations or bicycle police in these areas (to counter perception of crime). Work with the school board for reuse of vacant school properties as community centers or housing.
Keep residents involved in maintaining their properties, participating in neighborhood clean-ups and helping their neighbors when possible. Involve residents in landscaping public areas in the neighborhood to build pride among the residents for the area in which they live. (Involve Warner Robins Clean & Beautiful if possible.)
Enlist the local Housing Authority to maintain or make necessary improvements to any public housing facilities in the neighborhood.
Establish strong pedestrian and bicycle connections to schools, shopping areas, and other major destinations in surrounding areas of the community.
Example: Old Town (or Wellston Villas) Redevelopment of the Old Town Area (Wellston Villas) offers the opportunity to provide a neighborhood of new single-family detached homes in a currently distressed area. While redevelopment of one street in the area has already taken place, there are opportunities for strategic public investments in this neighborhood that could go a long way toward ensuring continued momentum for revitalization of the neighborhood:
Closed street should be reopened (and repaved as necessary) to connect Old Town to its surrounding neighborhoods and provide residents with more pleasant entrances to their area. Current entrances into the neighborhood are Orchard Way and Township Drive, which both run off of Watson Boulevard. This makes ingress and egress to the neighborhood difficult due to the volume of traffic on Watson Boulevard. These streets also do not provide an attractive entrance to the neighborhood since both pass through the commercial strip along Watson Boulevard.
The playground is in disrepair and needs immediate attention. Demolished structures need to be removed. Streets need to be resurfaced where utilities were installed. Vacant land should be mowed and all debris removed.
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Major Redevelopment Opportunities Conduct a windshield survey to identify all vacant land in the area, location of existing street and public infrastructure, and the location and condition of structures remaining in the area.
Prepare a plan (as part of the update of the Urban Redevelopment Plan called for in the Short-Term Recommendations above) for traditional neighborhood development of the area. (See the toolkit topic "Traditional Neighborhood Development" at www.georgiaqualitygrowth.com.) The redevelopment plan should provide for development of a neotraditional housing mix that includes single family homes, garage apartments, townhomes, and small apartment complexes that relate to the street (i.e., no gated communities, front yard fences, etc.). Existing structures in the neighborhood should be saved and reused, where possible. The plan should also provide for pocket parks, small squares, similar neighborhood-scale open spaces; strong pedestrian and bicycle connections to schools, shopping areas, and other major destinations in surrounding areas of the community; as well as small commercial centers where small groceries, drug stores, cleaners, or similar neighborhood service establishments might locate.
Use redevelopment tools powers to assemble properties and to relocate incompatible uses from areas slated for housing redevelopment to more appropriate sites in other parts of the city.
Encourage developers to build the traditional neighborhood development by offering incentives for undertaking the project (perhaps in phases) consistent with the redevelopment plan. These incentives might include:
Market study to demonstrate demand for housing and commercial space. Write-down of land acquisition costs. Property tax breaks. Providing new public facilities or infrastructure to support the project. Waiver of specific requirements in local development regulations. Financial incentives, such as a low-interest revolving loan program. Mortgage buy-down program or down payment assistance for purchasers of the housing. (See the Appendix for possible funding sources. Also consider applying for a federal Hope VI grant to help fund this traditional neighborhood development.)
Example: College Forest Neighborhood Development The area south of Watson Boulevard, between Davis Drive and First Street contains large tracts of vacant land, already served by streets and public infrastructure. This arrangement is perfect for location of a new Traditional Neighborhood Development (which the Resource Team arbitrarily named "College Forest Neighborhood"). This development would add significantly to the housing mix and population of this part of Warner Robins, while also improving the appearance of the area and bringing in new customers to support other redevelopment activities in the area.
Macon State College and Sacred Heart Catholic Church have development/expansion plans underway which could be nicely tied into the proposed College Forest Neighborhood plan. Both the Church and College could redirect their expansion plans toward the neighborhood, linking their facilities with neighborhood amenities such as parks, sidewalks/trails, attractive shared parking areas, housing (for

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students, faculty, or indigents supported by the church) and convenience shopping, all within short walking distance.
All Intown Neighborhoods Revise local development regulations to support all housing redevelopment activities recommended above:
Establish a new Mixed-Use Residential zoning district that permits traditional neighborhood development patterns, including small lot sizes (5000 square feet), a mix of housing types (single-family and multi-family) and sizes, and limited commercial development (neighborhood centers) within the neighborhood.
Adopt design standards to ensure that new development is compatible with character of the neighborhood. Traditional architectural styles, housing sizes and setbacks should be reinforced through these design codes.
Revise the zoning map to ensure that intrusive uses (heavy commercial or industrial) can not locate in the neighborhoods or along the periphery. Intensive development (multi-family units, office or shopping areas) should be permitted at the periphery along the major thoroughfares, but the regulations should provide for proper buffering to reduce impact on neighborhoods. (See Greenspace section.)
Highway Corridors
Redevelopment Concept In order to encourage pedestrian activity that capitalizes on the existing neighborhood fabric in the older parts of the community a hierarchical or tiered approach to corridor design should be adopted. This approach should focus on pedestrian comfort, safety and convenience in areas near the community's center (Commercial Circle), where smaller lots and greater proximity to a range of services exists. As corridors move farther from the center and parcel sizes and development patterns work against easy pedestrian circulation, the focus should shift to vehicular safety, corridor appearance and traffic speeds while accommodating pedestrians to a limited degree. Finally, on major thoroughfares that serve as gateways to the community, the focus should be limited to corridor appearance only providing a high quality image of the Warner Robins community.
The recommended tiers for major highway corridors in Warner Robins are as follows: Route 247: community image
Watson Boulevard From Hwy. 247 to Pleasant Hill Road: pedestrian priority From Pleasant Hill Road to Houston Road: safety, speed and image West of Houston Road: safety, speed and image
North Davis Drive From Watson Boulevard to Green Street: pedestrian priority From Green Street to Ignico: pedestrian priority From Ignico to Hwy 247: safety, speed and image
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South Davis Drive From Watson Boulevard to MLK: pedestrian priority South of MLK: pedestrian priority
Russell Parkway: community image
Recommendations Community Image Corridors Work with DOT to develop and implement an attractive design plan for these high-speed roadways. This should include heavy landscaping with trees along the roadsides, and a landscaped median separating opposing directions of traffic (instead of paved turning lanes).
Restrict the number of curb cuts along the corridor. Coordinate with DOT where these roads are also part of the state highway network. Take advantage of opportunities to close existing curb cuts whenever possible (such as including this in negotiations with property owners for the "streetfront landscape easements" discussed above).
Adopt more restrictive sign regulations that limit the size and number of signs and spell out design details to provide a unified look to Warner Robins' signs. Ideally, sign sizes and setbacks should be tied to road widths and driving speeds:
Maximum heights: 4-6 lane streets: 12 feet 2 lane streets: 8 feet
Maximum sign areas: <35 mph: 32 square feet 35-45 mph: 42 square feet >45 mph: 64 square feet
Sign setbacks 10 feet for buildings more than 50 feet from curb No freestanding sign for buildings closer than 50 feet from curb
Amend local parking standards, including display lots at car dealerships and similar establishments. Revised standards should:
Establish MAXIMUM parking requirements based on appropriate "smart growth" standards. Require a large percentage of parking be located on the rear or to the side of the buildings they
serve. Require parking lots to include a landscaped buffer along the street frontage, sides and rear. Require parking lots on separate properties to be interconnected (to reduce the need for
multiple curb cuts). Require raised pedestrian walkways between rows of parking spaces in large parking lots.

Illustrations 31

Re-evaluate existing zoning along major corridors. Reduce the amount of commercial zoning where possible or shift zoning districts to promote nodal commercial concentrations at intervals along these roadways. To avoid downzoning conflicts, consider adoption of overlays to encourage properties already zoned for commercial development to be developed as mixed-use Planned Unit Developments instead.
Upgrade corridor appearances where commercial clutter has already happened by: Encouraging redevelopment of existing commercial centers consistent with the example provided for Northgate Shopping Center. (See the Northgate Shopping Center section.) Seeking streetfront landscaping easements from property owners. In exchange for granting the easement, the local government provides free landscaping that enhances the visual appeal of the property and the entire corridor. Using powers granted under the Georgia Urban Redevelopment Law (see the Appendix for a summary of this law) to acquire marginal or poorly maintained properties and offer them for new development that is consistent with the community's redevelopment plan for the area. The brief period while property is in public ownership (between acquisition and sale to a new developer) is an opportunity to clean up the property by removing non-conforming signs, demolishing unattractive buildings, or eliminating unnecessary curb cuts and paving.
Safety, Speed and Image Corridors Landscape roadside rights-of-way with trees to soften the harsh appearance of strip development. Where the right-of-way is not wide enough for streetscape improvements, seek easement donations from property owners (in exchange for free landscape improvements).
Prohibit deceleration lanes. They make it more difficult to do streetscape improvements as described above.
Develop a phased program for converting "suicide lanes" into landscaped medians with periodic left turn lanes. (Although it would seem that removing the center turn lane would reduce traffic capacity, landscaped center medians handle just as much traffic, as long as they incorporate extra turn lanes at important intersections). These center medians present the opportunity for the city to work with DOT to replace the suicide lanes with attractively landscaped center median.
Restrict the number of new curb cuts along the corridor. Coordinate with DOT where these roads are also part of the state highway network. Take advantage of opportunities to close existing curb cuts and align them with left turn lanes whenever possible (such as including this in negotiations with property owners for the "streetfront landscape easements" discussed above).
Adopt more restrictive sign regulations that limit the size and number of signs and spell out design details to provide a unified look to Warner Robins' signs. Ideally, sign sizes and setbacks should be tied to road widths and driving speeds:
Maximum heights: 4-6 lane streets: 12 feet 2 lane streets: 8 feet
32

Illustrations
24 24

Maximum sign areas: <35 mph: 32 square feet 35-45 mph: 42 square feet >45 mph: 64 square feet
Sign setbacks 10 feet for buildings more than 50 feet from curb No freestanding sign for buildings closer than 50 feet from curb
Amend local parking standards, including display lots at car dealerships and similar establishments. Revised standards should:
Establish MAXIMUM parking requirements based on appropriate "smart growth" standards. Require a large percentage of parking be located on the rear or to the side of the buildings they
serve. Require parking lots to include a landscaped buffer along the street frontage, sides and rear. Require parking lots on separate properties to be interconnected (to reduce the need for
multiple curb cuts). Require raised pedestrian walkways between rows of parking spaces in large parking lots.
Re-evaluate existing zoning along major corridors. Reduce the amount of commercial zoning where possible or shift zoning districts to promote nodal commercial concentrations at intervals along these roadways. To avoid downzoning conflicts, consider adoption of overlays to encourage properties already zoned for commercial development to be developed as mixed-use Planned Unit Developments instead.
Upgrade corridor appearances where commercial clutter has already happened by: Encouraging redevelopment of existing commercial centers consistent with the example provided for Northgate Shopping Center. (See the Northgate Shopping Center section.) Seeking streetfront landscaping easements from property owners. In exchange for granting the easement the local government provides free landscaping that enhances the visual appeal of the property and the entire corridor. Using powers granted under the Georgia Urban Redevelopment Law (see the Appendix for a summary of this law) to acquire marginal or poorly maintained properties and offer them for new development that is consistent with the community's redevelopment plan for the area. The brief period while property is in public ownership (between acquisition and sale to a new developer) is an opportunity to clean up the property by removing non-conforming signs, demolishing unattractive buildings, or eliminating unnecessary curb cuts and paving.
Improve street lighting. Replace sodium vapor lights with more attractive lighting where possible.
Relocating utilities off the street frontage or underground. (See the toolkit topic "Utility Relocation" at www.georgiaqualitygrowth.com.)

Illustrations
24
33

Require sidewalks. These should be at least 6 feet wide and no less than 6 feet from the curb with street trees planted between the curb and sidewalk.
Encourage new developments to incorporate neo-traditional design elements, particularly connective grid street patterns (vs. cul-de-sacs) that offer alternatives to forcing all traffic onto the nearest arterial.
Take advantage of opportunities to build new street connections (particularly in older commercial and industrial areas) to reduce traffic on major arterials.
Establish maximum building setback requirements for new development to pull buildings closer to the street.
Pedestrian Priority Corridors Improve the streetscape by:
Constructing, repairing or replacing 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.
Planting street trees (hardwoods). Installing attractive street lights. Relocating utilities off the street frontage or underground. (See the toolkit topic "Utility Reloca-
tion" at www.georgiaqualitygrowth.com.) Providing benches and trash receptacles. Creating 10 foot landscaped buffers to shield parking lots from view. Installing traffic calming devices, including raised pedestrian crossings, curb bump-outs, and on-
street parking along the length of the street. Where "suicide lanes" exist, convert them into landscaped medians with periodic left turn lanes.
Restrict the number of new curb cuts along the corridor. Coordinate with DOT where these roads are also part of the state highway network. Take advantage of opportunities to close existing curb cuts and align them with left turn lanes whenever possible (such as including this in negotiations with property owners for the "streetfront landscape easements" discussed above).
Adopt more restrictive sign regulations that limit the size and number of signs and spell out design details to provide a unified look to Warner Robins' signs. Ideally, sign sizes and setbacks should be tied to road widths and driving speeds:
Maximum heights: 4-6 lane streets: 12 feet 2 lane streets: 8 feet
34

Illustrations
24
8, 25

Maximum sign areas: <35 mph: 32 square feet 35-45 mph: 42 square feet >45 mph: 64 square feet
Sign setbacks 10 feet for buildings more than 50 feet from curb No freestanding sign for buildings closer than 50 feet from curb
Amend local parking standards, including display lots at car dealerships and similar establishments. Revised standards should:
Establish MAXIMUM parking requirements based on appropriate "smart growth" standards. Require a large percentage of parking be located on the rear or to the side of the buildings they
serve. Require parking lots to include a landscaped buffer along the street frontage, sides and rear. Require parking lots on separate properties to be interconnected (to reduce the need for
multiple curb cuts). Require raised pedestrian walkways between rows of parking spaces in large parking lots.
Upgrade corridor appearances where commercial clutter has already happened by: Encouraging redevelopment of existing commercial centers consistent with the example provided for Northgate Shopping Center. (See the Northgate Shopping Center section.) Seeking streetfront landscaping easements from property owners. In exchange for granting the easement the local government provides free landscaping that enhances the visual appeal of the property and the entire corridor. Using powers granted under the Georgia Urban Redevelopment Law (see the Appendix for a summary of this law) to acquire marginal or poorly maintained properties and offer them for new development that is consistent with the community's redevelopment plan for the area. The brief period while property is in public ownership (between acquisition and sale to a new developer) is an opportunity to clean up the property by removing non-conforming signs, demolishing unattractive buildings, or eliminating unnecessary curb cuts and paving.
Establish maximum building setback requirements for new development to pull buildings closer to the street.
To support all landscaping efforts recommended above: Enlist the local garden clubs or schools to help maintain landscaping. Expand the public works budget to add additional horticultural workers and watering vehicles. Contract with a landscape architect or arborist to oversee landscape projects and train landscape maintenance personnel. Develop a partnership program for assisting property owners downtown and along priority corridors with watering and maintenance of new plantings.

Illustrations
8
35

Greenspace & Pedestrian/Bikeways
Redevelopment Concept Warner Robins should encourage preservation of more greenspace to partially counteract the acres of paved surfaces that already exist in the community. There is an opportunity to expand upon the trails already underway (along creeks in the city), to link greenspaces into a pleasant network of greenways, set aside for pedestrian and bicycle connections between schools, churches, recreation areas, city centers, residential neighborhoods and commercial areas. These greenways can provide safe, efficient pedestrian linkages and at the same time give users an opportunity to enjoy the natural environment. Properly designed greenways can serve as an alternative transportation network, accommodating commuting to work or shopping as well as recreational biking, skateboarding, walking and jogging.
Recommendations Develop a plan for establishing a citywide network of greenways and parks, including:
Identification of logical greenway connections between high-use pedestrian areas, public destinations and major places of shopping and employment.
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 local greenway network.
Where it is not possible for greenways to connect, use sidewalks in existing street right-of-ways to create a continuous trail netwok throughout the community.
Convenient crossings of the major highways (which are quite wide and busy). Development of a comprehensive map of planned greenways and a detailed strategy for acquisi-
tion and development of the system.
Implement the greenways plan incrementally, even if this means that the network cannot be fully interconnected for several years:
Make trail right-of-way acquisition a priority. It is important to secure rights-of-way early, while land is still undeveloped and affordable.
Explore alternatives to fee-simple acquisition of greenway rights-of-way. For example, property owners can be encouraged to grant conservation easements in return for tax and legal benefits.
Revise local development regulations to promote preservation or more greenspace: Establish tree protection and replacement requirements for new development. Require set-aside of open-space (natural landscape areas) in new development (15-20% minimum of total site area). Require 10 to 50 foot buffers (natural landscape areas) between high-intensity commercial areas (such as along the major highway corridors) and residential areas.

Illustrations
26

36

Illustrations

Illustrations WARNER ROBINS Illustrations WARNER ROBINS WARNER ROBINS Illustrations WARNER ROBINS Illustrations Illustrations WARNER ROBINS Illustrations WARNER ROBINS WARNER ROBINS Illustrations WARNER ROBINS Illustrations Illustrations WARNER ROBINS Illustrations WARNER ROBINS WARNER ROBINS Illustrations WARNER ROBINS Illustrations Illustrations WARNER ROBINS Illustrations WARNER ROBINS WARNER ROBINS Illustrations WARNER ROBINS Illustrations Illustrations WARNER ROBINS Illustrations WARNER ROBINS WARNER ROBINS Illustrations WARNER ROBINS Illustrations Illustrations WARNER ROBINS Illustrations WARNER ROBINS WARNER ROBINS Illustrations WARNER ROBINS Illustrations Illustrations WARNER ROBINS Illustrations WARNER ROBINS WARNER ROBINS Illustrations WARNER ROBINS Illustrations Illustrations WARNER ROBINS Illustrations WARNER ROBINS WARNER ROBINS Illustrations WARNER ROBINS Illustrations Illustrations WARNER ROBINS Illustrations WARNER ROBINS WARNER ROBINS Illustrations WARNER ROBINS Illustrations Illustrations WARNER ROBINS Illustrations WARNER ROBINS WARNER ROBINS Illustrations WARNER ROBINS Illustrations Illustrations WARNER ROBINS Illustrations WARNER ROBINS WARNER ROBINS Illustrations WARNER ROBINS Illustrations

1

Warner Robins Study Area

38

Commercial Circle Civic Corridor First Street Village at Town Center Northgate Shopping Center Intown Neighborhoods Highway Corridors College Forest Neighborhood
Redevelopment Focus Areas

2
39

Commercial Residential Institutional

3

Concept for Redevelopment of Commercial Circle

40

Example of New Buildings in Commercial Circle

4
41

5

Example of New Buildings in Commercial Circle

42

Example of Storefronts in Commercial Circle

6
43

7

Rehabilitated Barker Furniture Building

44

Example of Streetscape Improvements for Commercial Circle

8
45

9

Historic Commercial Circle

46

Potential National Register
Robins Manor - Historic District Commercial Circle - Historic District Thomas School Individual Resources

Proposed National Register Designations

10

47

11

Example of Revitalized Civic Corridor

48

12 Concept for Redevelopment
of First Street
49

13

Example of Storefronts on First Street

50

Historic First Street

14
51

Residential

15

Concept for Redevelopment of the Village at Town Center

52

Concept for Redevelopment of Northgate Shopping Center

16

53

17

Examples of Compatible Infill Housing Design

54

Example of Compatible Infill Housing Design

18
55

19

Traditional Street Grid of Old Town Area

56

Example of Mixed Uses within a Neighborhood
(corner shop and townhomes)

20
57

21

Concept for Development of College Forest Neighborhood

58

Greenspace & Pedestrian/ Trail Linkages in College Forest Neighborhood

22
59

Community Image Safety, Speed, Image Pedestrian Priority
23 Tiers of Major Highway Corridors
60

Proposed Streetscape Improvements for Safety, Speed & Image Corridors

24

61

25

Proposed Streetscape Improvements for Pedestrian Priority Corridors

62

Multi-Use Trail Green Space/Park Commercial School/Church City Owned
Scale: 1" = 1000'

Proposed City-wide Greenway Trail Network

26

63

Appendix

Appendix WARNER ROBINS Appendix WARNER ROBINS WARNER ROBINS Appendix WARNER ROBINS Appendix Appendix WARNER ROBINS Appendix WARNER ROBINS WARNER ROBINS Appendix WARNER ROBINS Appendix Appendix WARNER ROBINS Appendix WARNER ROBINS WARNER ROBINS Appendix WARNER ROBINS Appendix Appendix WARNER ROBINS Appendix WARNER ROBINS WARNER ROBINS Appendix WARNER ROBINS Appendix Appendix WARNER ROBINS Appendix WARNER ROBINS WARNER ROBINS Appendix WARNER ROBINS Appendix Appendix WARNER ROBINS Appendix WARNER ROBINS WARNER ROBINS Appendix WARNER ROBINS Appendix Appendix WARNER ROBINS Appendix WARNER ROBINS WARNER ROBINS Appendix WARNER ROBINS Appendix Appendix WARNER ROBINS Appendix WARNER ROBINS WARNER ROBINS Appendix WARNER ROBINS Appendix Appendix WARNER ROBINS Appendix WARNER ROBINS WARNER ROBINS Appendix WARNER ROBINS Appendix Appendix WARNER ROBINS Appendix WARNER ROBINS WARNER ROBINS Appendix WARNER ROBINS Appendix Appendix WARNER ROBINS Appendix WARNER ROBINS WARNER ROBINS Appendix WARNER ROBINS Appendix

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
66

Possible Funding Sources

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)

Eligible Activities: Loans for:
(a) Acquisition of improved or unimproved real property, including acquisition for economic development purposes;
(b) Rehabilitation of real property owned or acquired by the public entity or its designated public agency;

Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, GA 30329
Office of Economic Development (404) 679-4940
http://www.dca.state.ga.us/economic/section108.html

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

(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, 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.

67

Program Title & Description
(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

Administering Agency/Contact

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.

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

68

Program Title & Description
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

Administering Agency/Contact
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

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.

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

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 Economic Development (404) 679-4940
http://www.dca.state.ga.us/economic/eip.html

69

Program Title & Description
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.

Administering Agency/Contact
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 could find no $$
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 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
Office of Housing Planning & Administration (404) 679-4940
http://www.dca.state.ga.us/housing/index.html

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
70

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

Program Title & Description
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.

Administering Agency/Contact
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
http://www.betterhometown.org/news/2003ghg.html

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

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

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

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 Community Affairs

71

Program Title & Description
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-tomoderate-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 in FY2002
Maximum per Project: $2,000,000 in non-Rural counties and $2,800,000 in Rural counties
Match Requirements: N/A

Administering Agency/Contact
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

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

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

72

Program Title & Description
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

Administering Agency/Contact
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

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-tomoderate-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/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.

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

Maximum per Project: Varies year to year based on appropriations.
Match Requirements: 50% local matching funds required.

Antoinette Norfleet (404) 656-3830
http://www.ncrc.nps.gov/programs/lwcf/grants.html
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Program Title & Description
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 multi-community projects.
Match Requirements: A 50% cash or in-kind match is required

Administering Agency/Contact
Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, Georgia 30329 Office of Downtown and Community Services (404) 679-4940
http://www.dca.state.ga.us/grants/developfund.html

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

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

74

Program Title & Description
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

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

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

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Program Title & Description
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

Administering Agency/Contact
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.

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

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.

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

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Program Title & Description
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.

Administering Agency/Contact
Georgia Department of Education Office of Public Library Services 1800 Century Place, NE Suite 150 Atlanta, Georgia 30345
Thomas A. Ploeg (404) 982-3560

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 May 15th

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

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Program Title & Description
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

Administering Agency/Contact
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

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.

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

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.

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

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Program Title & Description
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.

Administering Agency/Contact

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 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
http://www.dot.state.ga.us/dot/plan-prog/planning/ projects/te/index.shtml#projsel

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Program Title & Description
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.

Administering Agency/Contact
Georgia Department of Education Division of School Support 1852 Twin Towers East Atlanta, Georgia 30334
Brendon Long (404) 657-8300

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 cost-share project.

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

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