Quality Growth Resource Team report, Thomasville, Georgia : November 10-13, 2003

Quality Growth Resource Team Report
Thomasville, Georgia
November 10 13, 2003

How to Use This Report This report has been formatted for use as a workbook by your community to assist with implementing quality growth projects. Use the icon key below to find specific information as described:
ICON KEY
Funding Sources Technical Assistance & Training Toolkit Other Resources Workbook
Community Resource Team visits and final presentation reports are coordinated and produced by the Georgia Department of Community Affairs. The electronic version of this publication (PDF) may be found online at: www.dca.state.ga.us/publications/thomasville.html
CDs are available upon request. Contact: Julie Brown jbrown@dca.state.ga.us phone: 404.679.0614

Table of Contents
Chapter 1 - Introduction 1
What is Quality Growth? ......................................................... 1 Quality Community Objectives ................................................. 1 Does Quality Growth Matter?.................................................... 3 What is a Quality Growth Resource Team Visit? ............................. 5 Why Have a Quality Growth Resource Team Visit? .......................... 5 What Resources are Available to Implement Quality Growth Resource Team Recommendations? ........................ 6 Meet the Quality Growth Resource Team ..................................... 8 Georgia Quality Growth Partnership ........................................... 9
Chapter 2 - Recommendations 11
Overall Development Concept ................................................. 11 Development Regulations....................................................... 14 Corridors & Gateways ........................................................... 20 Greenways & Trails .............................................................. 24 Downtown Development ........................................................ 26 Neighborhoods.................................................................... 28 Large Institutions/Sites ......................................................... 32 Economic Development ......................................................... 36
Chapter 3 - Illustrations 41
Chapter 4 - Appendix 73
Quality Growth Assessment .................................................... 73 Plant Palette...................................................................... 75 Workforce Housing Partner Organizational Structure ...................... 78 Community Economic Development Toolkit ................................. 81 Community Economic Development Readiness Assessment ............... 85

THOMASVILLE

THOMASVILLE

Chapter
1

Introduction
What is Quality Growth?
Quality growth, in many ways, means returning to the way we used to build our communities and neighborhoods: places where people could walk to school or the corner drugstore, pursue recreational activities at a nearby park, or just sit on the front porch and get to know their neighbors. The following principles, adopted by DCA, embody the ideals that quality growth practices are intended to promote.
Quality Community Objectives
REGIONAL IDENTITY Regions should promote and preserve an "identity," defined in terms of traditional regional architecture, common economic linkages that bind the region together, or other shared characteristics.
GROWTH PREPAREDNESS Each community should identify and put in place the prerequisites for the type of growth it seeks to achieve. These might include housing and infrastructure (roads, water, sewer and telecommunications) to support new growth, appropriate training of the workforce, ordinances to direct growth as desired, or leadership capable of responding to growth opportunities.

1

THOMASVILLE
APPROPRIATE BUSINESSES The businesses and industries encouraged to develop or expand in a community should be suitable for the community in terms of job skills required, linkages to other economic activities in the region, impact on the resources of the area, and future prospects for expansion and creation of higher-skill job opportunities.
EDUCATIONAL OPPORTUNITIES Educational and training opportunities should be readily available in each community to permit community residents to improve their job skills, adapt to technological advances, or to pursue entrepreneurial ambitions.
EMPLOYMENT OPTIONS A range of job types should be provided in each community to meet the diverse needs of the local workforce.
HERITAGE PRESERVATION The traditional character of the community should be maintained through preserving and revitalizing historic areas of the community, encouraging new development that is compatible with the traditional features of the community, and protecting other scenic or natural features that are important to defining the community's character.
OPEN SPACE PRESERVATION New development should be designed to minimize the amount of land consumed, and open space should be set aside from development for use as public parks or as greenbelts/wildlife corridors.
ENVIRONMENTAL PROTECTION Environmentally sensitive areas should be protected from negative impacts of development, particularly when they are important for maintaining traditional character or quality of life of the community or region. Whenever possible, the natural terrain, drainage, and vegetation of an area should be preserved.
REGIONAL COOPERATION Regional cooperation should be encouraged in setting priorities, identifying shared needs, and finding collaborative solutions, particularly where it is critical to success of a venture, such as protection of shared natural resources.
TRANSPORTATION ALTERNATIVES Alternatives to transportation by automobile, including mass transit, bicycle routes, and pedestrian facilities, should be made available in each community. Greater use of alternate transportation should be encouraged.
SHARED SOLUTIONS Regional solutions to needs shared by more than one local jurisdiction are preferable to separate local approaches, particularly where this will result in greater efficiency and less cost to the taxpayer.
2

THOMASVILLE
HOUSING OPPORTUNITIES Quality housing and a range of housing size, cost, and density should be provided in each community, to make it possible for all who work in the community to also live in the community. TRADITIONAL NEIGHBORHOODS Traditional neighborhood development patterns should be encouraged, including use of more human scale development, mixing of uses within easy walking distance of one another, and facilitating pedestrian activity. INFILL DEVELOPMENT Communities should maximize the use of existing infrastructure and minimize the conversion of undeveloped land at the urban periphery by encouraging development or redevelopment of sites closer to the downtown or traditional urban core of the community. SENSE OF PLACE Traditional downtown areas should be maintained as the focal point of the community or, for newer areas where this is not possible, the development of activity centers that serve as community focal points should be encouraged. These community focal points should be attractive, mixed-use, pedestrian-friendly places where people choose to gather for shopping, dining, socializing, and entertainment.
Does Quality Growth Matter?
Quality growth can yield a number of benefits for your community:
Residents will enjoy an improved quality of life, more affordable housing, cleaner water and air, more
walkable neighborhoods, and reduced commuting times.
Developers will experience reduced infrastructure and land costs and more predictability in the development
approval process.
Your local government will benefit from reduced service delivery costs, increased tax revenues, and enhanced
economic development potential.
3

THOMASVILLE
COST SAVINGS Studies show that sprawling development costs government in terms of provision of public services like water and sewer, emergency services and transportation. Research by the Real Estate Research Corp. shows that compact growth can be as much as 70 percent cheaper for governments than in areas with more dispersed growth patterns. Comparing the costs for governments in 10 counties, the University of Kentucky found that police, fire, and school services cost less in those counties where growth was concentrated and highest in those with scattered growth. In South Carolina, a study concluded that planned development could save 12 percent in infrastructure costs that would be spent providing the same infrastructure under sprawling growth projections. The development community saves costs as well through reduced per-unit costs for power and telephone lines, small streets, and more efficient service delivery.
PROTECTING THE ENVIRONMENT Implementing quality growth principles like compact development, greenspace protection, better street connectivity, and greater opportunities for using alternative transportation lead to less urban runoff into streams to pollute our waters and less traffic exhaust to pollute our air. A 2000 study by the Natural Resources Defense Council (NRDC) and the Environmental Protection Agency (EPA) of three California neighborhoods suggested that the environmental benefits of quality growth are real and can be measured. A more recent study by NRDC and EPA in Nashville corroborates this study and further suggests that the combination of better transportation accessibility and a modest increase in land-use density can produce measurable benefits even in automobile-oriented suburban communities. These studies are the first to evaluate actual neighborhoods rather than conceptual models. In the Nashville study, a more densely populated neighborhood closer to downtown Nashville out performed a suburban, lower density neighborhood in terms of land consumption, water consumption, air pollutant emissions, greenhouse gas emissions, and stormwater runoff.
ECONOMIC DEVELOPMENT The quality of life offered by quality growth development is important to residents, and contributes to economic development. Corporations are more mobile than ever, and quality of life is a big location factor for business. A case in point is Hewlett Packard's decision not to construct a second office tower in the Atlanta region because of its traffic congestion and air quality. Research also shows that perceived decline in quality of life leads to lower retention of skilled workers. Recent surveys in Austin, Texas show that the more educated residents are, the more likely they are to perceive decline, and skilled residents who do perceive decline are more likely to leave the area.
PUBLIC HEALTH BENEFITS Quality growth is an emerging issue in the public health field where significant research is starting to focus on the relationship between sprawl and obesity related diseases like diabetes and heart problems. Such research is underway now at the Centers for Disease Control and at Boston University's School of Public Health and is expected to demonstrate that better development patterns improve health on community residents. Active Living by Design, a joint program of the University of North Carolina at Chapel Hill and the Robert Wood Johnson Foundation is devoted to issues of public health and the built environment, financing both research on the issue, and actual projects testing the impact of community design that fosters daily activity.
4

THOMASVILLE
What is a Quality Growth Resource Team Visit?
The Quality Growth Resource Team for Thomasville was brought together in November 2003 through a collaboration with the city of Thomasville, the Georgia Department of Community Affairs (DCA) and the Georgia Quality Growth Partnership (GQGP), 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 a project area that included downtown Thomasville, its suburbs, and the major highway corridors into downtown.
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 approximately 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 review of the team's recommendations to the local officials on Thursday, November 13th. The team's recommendations were then passed to DCA staff for formatting into this final report.
The team would like to thank the City of Thomasville staff, elected officials and citizens for making us feel so welcome in the area. The ideas and solutions proposed here are only a beginning intended to stimulate interest in redeveloping Thomasville so that residents may enjoy living in a vibrant and beautiful area.
Why Have a Quality Growth Resource Team Visit?
A Quality Growth Resource Team visit is an important first step toward achieving more desirable development patterns in your community. If your community is experiencing symptoms of unplanned development, a Quality Growth Resource Team can help determine why, and what factors are under your control to change. Planning commissions, other local officials, community leaders, citizens, civic organizations, and the media can use the results of this report to guide planning and decision-making that will promote more quality growth in the community.
5

THOMASVILLE
What Resources are Available to Implement Quality Growth Resource Team Recommendations?
Quality Growth Funding Sources A variety of funding sources are available to assist with the implementation of quality growth best practices on the Georgia Quality Growth Partnership (GQGP) website. The link below will take you directly to the GQGP website Financial Sources Directory. http://www.dca.state.ga.us/toolkit/FinancialSources.asp
Quality Growth Technical Assistance & Training Opportunities A variety of resources are available to assist with the implementation of quality growth best practices on the Georgia Quality Growth Partnership (GQGP) website. The links below will take you directly to the GQGP website Technical Assistance Directory and Training Opportunities page. Technical Assistance - http://www.dca.state.ga.us/toolkit/directory.asp Training Opportunities - http://www.dca.state.ga.us/toolkit/training.asp
Quality Growth Toolkit The Quality Growth Toolkit provides advice to local governments on tools that may be used to put quality growth principles into practice at the local level. The link below will take you directly to the Georgia Quality Growth Partnership (GQGP) website Toolkit page. http://www.dca.state.ga.us/toolkit/toolkit.asp .
6

THOMASVILLE
Other Resources Georgia's Urban Redevelopment Law http://www.legis.state.ga.us/cgi-bin/gl_codes_detail.pl?code=36-61-1 Georgia's Housing Source http://www/housing/HOUSING_at_DCA.pdf
7

THOMASVILLE

Meet the Quality Growth Resource Team

Julie Brown Georgia Department of Community Affairs
Brad Calvert Georgia Conservancy
Martine Collier Georgia Council for the Arts
Jan Coyne The University of Georgia
Jack Crowley The University of Georgia
Steve Dempsey The University of Georgia
Glenn Dowling Association County Commissioners of Georgia
Dennis Epps The University of Georgia
Carmine Fischetti Georgia Department of Community Affairs
Art Ford Georgia Tech Economic Development Institute

Melissa Forgey Thomasville Landmarks, Inc.
Paul Forgey Southwest Georgia Regional Development Center
Jim Frederick Georgia Department of Community Affairs
Steve Gavigan Georgia Department of Community Affairs
David Gjertson W.K. Dickson Group
Ray Greer WilsonMiller
Darren Harper The Brunswick Company
Julianne Hudson Georgia Department of Community Affairs
Gaile Jennings Dalton-Whitfield County
Kent Kirbow Georgia Department of Community Affairs

8

Janet Moehle Georgia Conservancy
Spencer Mueller Georgia Department of Community Affairs
Dee Dee Quinnelly Georgia Department of Community Affairs
Mara Register City of Valdosta
Martha Reimann Georgia Department of Community Affairs
William P. (Bill) Russell The University of Georgia
Paul Simo Georgia Trust for Historic Preservation
Sandy White Washington Better Hometown
Adriane Wood Georgia Department of Community Affairs

THOMASVILLE
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 jurisdictions and, therefore, must be made
from a responsible regional and statewide perspective. 6. Incorporate practices learned from our local experience as well as from other communities and cultures. 7. Preserve and enhance our cultural and historic places for future generations. 8. Provide for the efficient and economical use of public infrastructure. 9. Employ the principles of sustainability and balance to ensure the economic viability of all communities and to
enhance the state's economic competitiveness.
9

THOMASVILLE 10

THOMASVILLE

Chapter
2

Recommendations
Overall Development Concept
Thomasville has a tremendous opportunity to become an even more vibrant and interesting community by following the unique strategies recommended below and on the following pages. The Quality Growth Resource Team identified five separate development focus areas, which are summarized below and mapped in Illustration 1:
Downtown corresponding to the traditional downtown area of Thomasville and immediately surrounding commercial, industrial, or mixed-use areas.
Neighborhoods consisting primarily of the residential areas around downtown Thomasville, where there is significant potential for redevelopment and new infill development.
Corridors including U.S. Hwy. 19, U.S. Hwy. 319 Bypass, U.S. Hwy. 84, Ga. Hwy. 3, East and West Jackson Streets, West Broad Street, Smith Avenue, and Old Monticello Road which are already experiencing or face the prospect of uncontrolled strip development if growth is not properly managed.
Large Institutions/Sites including major employers' facilities, large underutilized tracts and undeveloped areas along highway corridors.
Rural Areas including outlying areas within Thomas County where existing rural and scenic values are protected and enhanced.
Recommended specific development strategies for each development focus area are summarized in the following table:
11

THOMASVILLE

Focus Area Downtown
Neighborhoods
Corridors

Development Strategy
Downtown should include relatively high-density mix of retail, office, services, and employment in downtown Thomasville to serve a regional market area. Residential development should reinforce the traditional town center through a combination of restoration of historic buildings in the downtown area and compatible new infill development targeted to a broad range of income levels, including multi-family town homes, apartments and condominiums. Design should be very pedestrian-oriented, with strong, walkable connections between different uses. Road edges should be clearly defined by locating buildings at roadside with parking in the rear. Enhance the pedestrian-friendly environment, by adding sidewalks and creating other pedestrian-friendly trail/bike routes linking to neighboring communities and major destinations in Thomasville, such as libraries, neighborhood centers, health facilities, commercial clusters, parks, schools, etc. New residential and commercial development in Thomasville should be concentrated in and around the downtown and adjacent neighborhoods.
Neighborhoods should remain primarily single-family residential, and the city should offer assistance where needed to ensure that the more economically distressed neighborhoods become more stable, mixed-income communities with a larger percentage of owner-occupied housing. This will mean developing a customized revitalization strategy for each of these neighborhoods (and residents should participate in developing the strategy). Vacant properties throughout the city in each neighborhood offer an opportunity for infill development. These infill sites should be redeveloped for new, architecturally compatible, owner occupied housing. The neighborhoods should, however, also include well-designed new neighborhood activity centers at appropriate locations, which would provide a focal point for each neighborhood, while also providing a suitable location for a grocery store, hardware store, and similar appropriately scaled retail establishments serving neighborhood residents.
Gradually convert corridors to attractive boulevards with signage guiding visitors to downtown and scenic areas around the community. The appearance of the corridors can immediately be improved through streetscaping enhancements (street lights, landscaping, etc.). In the longer term, enact design guidelines for new development, including minimal building setback requirements from the street, will ensure that the corridors become more attractive as properties develop or redevelop. Corridors leading to downtown, in particular, should be attractive, where development is carefully controlled (or redevelopment tools are used) to maintain or improve appearances. Reduce the role and impact of automobiles in the community by employing attractive traffic-calming measures along major roadways, exploring alternative solutions to parking congestion.

12

THOMASVILLE

Large Institutions/Sites Rural Areas

Large institutional sites have a dramatic impact on the overall character and perception of the city and deserve special attention. Work with major employers (like hospital) to adjust their future development plans to reduce impacts on surrounding neighborhoods grow with more density instead of outward. Redevelop large institutions throughout Thomasville to enhance existing underutilized properties and provide for large institutional development, perhaps using the city's urban redevelopment tools to make this happen. Direct new industries or other major employers to any existing abandoned large sites, keeping properties from becoming unattractive, blighted, and vacant (which can cause health/safety problems) or to well planned new sites along highway corridors as near as possible to the center of town.
Every effort should be made to encourage and maintain the existing rural and scenic character of the county. This does not mean that no development would occur in these areas but any new development should be designed to blend with the rural landscape that makes Thomas County a desirable place to live and a unique tourist destination. In close in areas where new development is to be permitted, promote moderate density, Traditional Neighborhood Development (TND) style residential subdivisions. Each new development should be a master planned community with mixed-uses, blending residential development with schools, parks, recreation, retail businesses and services, linked in a compact pattern that encourages walking and minimizes the need for auto trips within the subdivision. Encourage compatible architecture styles that maintain the regional character; this should not include "franchise" or "corporate" architecture. Foster establishment of a regional network of greenspace and trails, available to pedestrians, bicyclists, and equestrians for both tourism and recreation purposes.

13

THOMASVILLE
Development Regulations

Recommendation

Why Necessary

The Quality Growth Resource Team

recommends that the City focus on updating its

1

comprehensive plan and development regulations to ensure that Thomasville is

fostering smart growth and not encouraging

sprawl.

Revisit Tree and Landscaping Regulations.
- At a minimum, revised ordinance should
include additional protections for existing trees, best management principles for landscaping, replacement tree requirements, and a minimum tree density factor.

Does not adequately protect existing trees/provide for tree save areas. No tree replacement calculation. Medium and high density residential requirements needed.

2 - Make sure that the revised tree
regulations, existing zoning, and subdivision regulations are consistent and complementary. In reviewing future development proposals make sure that adequate landscape detail is required in the site plan. For example trunk caliber or size and spacing of landscape materials, sprinkler system specifics (if required).

Status

Responsible Party

Notes

14

THOMASVILLE

Recommendation

Why Necessary

Create plant palette for landscaping regulations.

Require plants used in landscaping to be appropriate for Thomasville.

3

See Plant Palette in Appendix

- Plant palette should include vegetation

requirements for all plantings (trees,

shrubs, understory, ground cover).

Review existing development regulations and Some older corridors exhibit typical strip sprawl

see how these can incorporate requirements

appearance with minimal landscaping, highly

for screening of parking lots, more attractive visible parking, and unattractive one story

4

signage based on traffic speeds and road design. Create financial incentives (such as

buildings and signage. Improve overall appearance of parking facilities. Provide shade

density bonuses and parking space reductions) in parking lots.

for developers willing to go beyond the

minimum.

Specify alternative parking arrangements for

To reduce the amount of land needed for

commercial development/flexible parking

commercial development. To increase site

requirements.

development flexibility. Increase landscaping

- Alternative parking facility design may be

possibilities.

5

required in instances where setbacks have been reduced and may improve landscaping

designs.

- Flexible parking requirements can reduce the amount of land required for development.

Develop Commercial Corridor Overlay zoning for major corridors.

- An overlay district can add existing

6

development and design requirements

along major commercial corridors.

- An overlay district should focus on landscaping, site design requirements, access management or other issues that

Improve landscaping. Provide for parcel-toparcel access. Develop appropriate setback requirements. Better management of corridor aesthetics.

Status

Responsible Party

15

Notes

THOMASVILLE

Recommendation

Why Necessary

may be pertinent in a given corridor.

Develop Scenic Corridor Overlay zoning.

- Scenic corridor overlays can be used to

preserve scenic roadways, as well as limit

7

the amount of commercial development along the corridor.

To protect existing scenic entryways to the City of Thomasville.

- Limiting typical strip commercial would also allow the roadway to maintain optimal traffic flow.

Develop Historic Downtown Overlay zoning to encourage loft development.

Existing zoning allows residential development, but does not encourage it.

8 - Incentives may be offered through an overlay to increase the number of people
living downtown and encourage residential
development in downtown.

Create Traditional Neighborhood Development Would allow for new residential developments

(TND) zoning category or overlay district.

to reflect the historic character found in the

9

City, replicating the historic neighborhoods in

other parts of the City.

Status

Responsible Party

Develop Neighborhood Commercial District applicable to neighborhood activity centers.

10

See Illustration 2

- Community involvement should determine where such developments are appropriate and what uses are desirable.

To allow for the development of small-scale commercial, institutional, civic development in neighborhood activity centers.

Notes

16

THOMASVILLE

Recommendation

Why Necessary

Develop effective Planned Unit Development (PUD) zoning category.

Allows for innovative design and street layouts.

11 - PUD categories should include performance standards to ensure developments are appropriate.

Create Traditional Mixed-use Zoning Designation.
12 - A traditional mixed-use zoning designation may be required to foster mixed-use development. Existing zoning categories mostly prohibit such development.

Allows for innovative mixed use design.

Develop Conservation Subdivision Ordinance.

- Conservation subdivision ordinances allow

13

for cluster development. They should be

located at the urban fringe and, when

possible, permanently protected open

spaces should be linked.

Provides green buffer between existing development and undeveloped County. Contributes to community greenspace.

Include open space requirements in Cluster

Provides community open space in clustered

Zoning designation.

development. The existing zoning category does

not include an open space requirement that is

- Clustering allows developers to build the

typical in these zoning categories.

14

same number of units under existing zoning while leaving a portion of the development

as open space.

- Cluster development reduces land preparation costs.

Develop infill development ordinance/design guidelines.
15 - An infill ordinance should specify design guidelines and maintain development standards to ensure compatibility.

To protect continuity of existing neighborhoods.

Status

Responsible Party

Notes

17

THOMASVILLE

Recommendation

Why Necessary

Include sidewalk requirements in Subdivision 16 Regulations to increase pedestrian activity.

No existing sidewalk requirement.

Reduce minimum block length in Subdivision 17 Regulations to allow for pedestrian-friendly
developments.

Encourage street connectivity in Subdivision

18

Regulations to alleviate reliance on major streets and increase travel options for

pedestrians and vehicles.

Reduce minimum street width requirements in 19 residential areas.

Include traffic calming measures in residential design review. 20

Increase transition buffers/side buffers in 21 commercial districts to at least 10' including
planting requirements.
Develop screening requirements between land 22 uses.

Existing block length does not encourage pedestrian circulation/walkable neighborhoods.
Will provide a more complete network of streets.
Travel speeds are too high on existing residential streets. Reduce amount of land dedicated to impervious surface. Improved neighborhood design. Reduce speeds in residential areas and to provide opportunity for more greenspace/landscaping. Particular attention should be given to residential development near major arterials. Existing buffers (6') are not adequate.
Better separation of incompatible uses (e.g., General Commercial and Residential).

Status

Responsible Party

Reduce minimum lot area per dwelling unit in 23 R-TH zoning to 2,000 sq ft.
Develop better code enforcement procedures for rental properties. 24

Existing minimum lot size requirement is too large (6,000 sq ft.).
To improve appearance/safety of rental properties. To better maintain overall neighborhood appearance/safety. Utility disconnection should trigger code enforcement review.

Notes

18

THOMASVILLE

Recommendation

Why Necessary

Downzone commercial properties (not adbutting roadway) to better protect stable residential areas. 25 - Identify and rezone residential properties
not on major corridors that are currently zoned commercial.
Create a Land Bank Authority.
26

Protect existing stable neighborhoods. Reduce likelihood of commercial encroachment.
Entity required to allow for the transfer of property from governments to non-profit corporations. Land banks are critical in comprehensive redevelopment efforts.

Alter existing demolition program / Add 'Board- Existing demolition program/strategy

Up' policy and program.

undermines integrity of existing neighborhoods.

27 - Code enforcement should aim to stabilize structures prior to demolition.

Development occurring on cleared lots may be inappropriate in existing neighborhoods.

Strengthen existing sign regulations.

- Revised ordinance should include height

28

restrictions tied to frontage of commercial developments.

- Scenic corridors may require additional restrictions.

Create a Utility Extension Policy.

- Consider an assessment or impact fee to

pay for extension of utility services as a

way for new growth to pay for itself and

29

discourage sprawl development.

To better reduce visual clutter.
Utility fees and rates are structured so that intown customers pay lower rate than out-of-town customers. This works well for encouraging development in town over development on the outskirts, but needs to have a rational basis to avoid being considered arbitrary under the Development Impact Fee Act. Also, utility reserve funds are funded by current ratepayers. These accounts fund utility extensions among other things. This puts the cost of new growth on existing ratepayers.

Status

Responsible Party

Notes

19

THOMASVILLE
Corridors & Gateways

Recommendation

Why Necessary

Develop a wayfinding system using a

Help visitors find downtown from any entryway,

hierarchical system of signs all using the rose and direct tourists to see the best of

logo.

Thomasville. From Tallahassee (US 319 South),

use Pine Tree Blvd to Old Monticello Road to

See Illustrations 3 & 4

South Broad. From Monticello (US 19 South), use

Old Monticello Road to South Broad. From

30 - Graphically coordinated variations would

Albany (US19 North) and Moultrie (US 319

include major welcome signs at entryways, North), use Remington Avenue. From Cairo (US

directional signs for scenic entry routes and 84 West), use Old Cairo Road to North Blvd to

individual attraction signs pointing out

North Broad. From Quitman and Valdosta (US 84

individual businesses and attractions.

East), decide between either Old Monticello

See Illustration 5

(more scenic) or Remington Avenue (more convenient).

Identify scenic entry corridors from each direction and route visitors and tourists to downtown via these routes using the wayfinding system of attractive, appropriately scaled signage. 31
See Illustration 5

It will take several years to fully to revitalize some of the older commercial corridors. This plan will give visitors and tourists a positive impression of Thomasville's historic architecture until the city's longer range commercial corridor development goals can be accomplished. Scenic gateway alternatives to the current entry routes include: Old Monticello Road to South Broad Street; Remington Avenue; Old Cairo Road to North Blvd to North Broad Street; Business 84 West to North Blvd to North Broad Street.

Status

Responsible Party

Notes

20

THOMASVILLE

Recommendation

Why Necessary

Study and establish appropriate corridor setbacks based on value of existing building stock and desired visual character for each commercial corridor. Based on this analysis, amend infill regulations in these areas to bring commercial buildings closer to the street where possible, and minimize the visual impact of parking lots by screening, moving parking to sides and back of buildings, etc.

See Illustrations 6 & 7

- Areas with major investments in fairly new

and attractive buildings that are 100 feet

back from the roadway may be appropriate

32

for lush plantings in lawn areas whereas, in

declining corridors with obsolete, lower

value structures and lots of vacant or

underutilized parcels may be more

financially feasible candidates for moving

buildings closer to the street.

- Prioritize investments in older corridors

By focusing on one or two promising corridors to

that have the most potential to be used by start, the city can illustrate its corridor design

pedestrians--areas adjacent to stable

concepts to the public and development

neighborhoods and higher population

community creating noticeable impact that can

density. Require (and invest in) pedestrian be used as examples in phase two corridors.

amenities zones with crosswalks and safety

features, sidewalks, attractive lighting,

benches and appropriate landscape

treatment.

Require a minimum 3 ft. landscape strip between the curb and the sidewalk, where 33 sidewalks are planned. In commercial areas, make sidewalks wide enough for two or three pedestrians to walk abreast.

Studies prove that sidewalks directly adjacent (attached) to roadways are more dangerous and used less by pedestrians. They also create the visual impression that the road is even wider than the traffic lanes.

Status

Responsible Party

Notes

21

THOMASVILLE

Recommendation

Why Necessary

Minimize or eliminate the use of decel lanes on Decel lanes are generally unnecessary on

34 commercial corridors.

arterial corridors if road design speed is appropriate and disrupt planning for consistent

street tree placement.

Identify areas where traffic calming could 35 support existing neighborhoods or enhance
livability of planned mixed-use areas.

Work with DOT to landscape medians along five lane segments of US 319 and 84. 36
See Illustration 8

Create a landscape palette of appropriate trees and shrubs for use on corridors and gateway routes. If possible, incorporate this plant list in the city's tree ordinance and general parking lot landscape requirements.
See Illustration 9

Using a mix of horticultural materials suited for Thomasville's climate and roadway conditions will ensure longevity, avoid deforming trees by pruning to accommodate power lines (by planting things with final height and spread in mind) and create a sense of design identity for the community.

See Plant Palette in Appendix

- Palette should include live oaks and

37

magnolias (for lawn areas and right-of-way

with no overhead power poles) evergreen

hedges 4 to 6 ft. in height such as myrtles

and hollies (to screen front parking lots)

and larger broadleaf and needle bearing

evergreens such as Japanese Black Pines

and Leyland Cypress to create side buffers

between high intensity uses. A variety of

palms should be incorporated along with

accent and specimen trees that exhibit

good fall color and/or spring blooming

characteristics.

Status

Responsible Party

Notes

22

THOMASVILLE

Recommendation
Create a detailed landscape plan for the Jackson Corridor. Plant trees from city's plant palette in right-of-way and approach private 38 property owners about allowing the city to install trees on their frontage property.

Why Necessary

Status

Responsible Party

See Plant Palette in Appendix

Make liberal use of side buffers in newly

These buffers should still have gaps to allow for

developing and retrofitting commercial

interparcel connectivity, but could be very

corridors. Require evergreen side buffers for useful in reducing the visual impact of car

most commercial subdivisions of land and

dealerships, manufactured housing sales lots,

where land is rezoned for higher intensity uses flea markets, large industrial metal buildings, or

and provide incentives for existing business

junk auto storage.

owners who agree to add buffers to existing

39 properties.

See Illustration 10

- Highway 84 at the city limits is a particularly vulnerable area which should have buffer requirements in place as soon as possible.

Invest more money in landscape and tree maintenance along corridors and provide 40 advanced training for city horticultural staff. Consider retaining the services of a trained arborist.

If the city is going to continue using roses as a theme it is important to make sure they are healthy and thriving. Also, with a new tree ordinance there will be greater need for arborist services.

Continue to camouflage chain link fences with 41 climbing roses, but also add honeysuckle and
other evergreen shrubs.

This will cover fences more thoroughly and keep them attractive even when roses are not blooming.

Create a GIS map showing buried lines and

This can be used to determine and negotiate

overhead utility line placement and height on the size, variety and placement of specific

42 major transportation corridors and make this landscape materials when grants are prepared or

available to development review personnel and developers bring site plans for approval.

the city's Tree Board.

Notes

23

THOMASVILLE
Greenways & Trails

Recommendation

Why Necessary

Create an on-road bike tour route for downtown and surrounding historic neighborhood and create a brochure 43 identifying architectural attractions along the route.

Promotes regional tourism

See Illustrations 11 & 12

Identify the city's most scenic arterial roads

These routes would serve both residents and

for potential new sidewalks, bike, and walking tourists.

44 trails.

See Illustration 11

Define bike routes that would link leisure time Provide opportunities for children, elderly

and recreational destinations--libraries,

residents, and families to have fun and get

45

neighborhood centers, health facilities, schools, parks, cultural venues, etc.

exercise without having to drive.

See Illustration 11
Link industrial park and some commercial 46 areas to the rest of the bike system.
See Illustration 11

Allow workers with transportation challenges to bike to work and shopping.

Status

Responsible Party

Notes

24

THOMASVILLE

Recommendation

Link trails to county's designated scenic roadways at New Hope Road and Twelve Mile 47 Post Road.

See Illustration 13

Create a multi-purpose asphalt ring trail

around the entire city using Pinetree Blvd. As

48

many sections as possible should be nicely landscaped and separated from the road.

Why Necessary
Preserving these routes in their current unpaved condition already has strong public support in the county, so including them in the overall trail system will make the overall concept more politically popular.
Multimodal transportation opportunities for residents and workforce.

Status

Responsible Party

See Illustrations 11, 14, & 15

Approach private property owners about off

49

road trail easements, and educate the community about taking advantage of

conservation tax credits.

Reduce public funding needed for ROW acquisition.

Give priority to acquiring right-of-way in

Land that is otherwise unsuitable for

environmentally sensitive areas as trail system development can be put to excellent recreational

50

evolves. Look for opportunities to put trails along streamside riparian buffer areas.

uses.

See Illustration 15
Create linkages between local trail systems, state designated bike routes (Hwy 122) and existing trails in neighboring communities (Moultrie in particular.)

Promotes regional tourism

See Illustration 13
51 - Explore the potential for using the CSX right of way to Moultrie.
- Work with regional tourism partners to link with Moultrie's greenway.
- Set up meetings with Cairo about connecting to their local trails.

Notes

25

THOMASVILLE
Downtown Development

Recommendation

Why Necessary

Develop the "Mitchell House" into upscale residential upper floor living.
See Illustration 16 52

Creating residential living space in the core business district is a crucial component of maintaining a vibrant growing downtown business district. Will help to develop a core group of residents to support downtown commercial businesses. It is also a critical element of those quality of life issues which drive economic development for our entire community, as well as helping to spur on further loft development.

Provide a parking deck to serve parking needs of Addition of downtown office space creates

downtown workers, while providing opportunity need for increased worker parking. A parking

53 for a restaurant/retail commons area.

study should be conducted to inventory parking

as well as determine future locations for

See Illustrations 17, 18, 19, & 20

parking lots.

Adapt the current faade grant program to 54 include back facades that face public thorough
fares.

Encourages aesthetic improvements to rear faades of existing buildings.

Enhance citizen access to information by

Provides needed space for community

expanding the library and retrofitting the

gatherings while meeting Library's existing plan

55 existing facility to serve as a community center. for future growth.

See Illustrations 21, 22, 23, & 24

Status

Responsible Party

26

Notes

THOMASVILLE

Recommendation

Why Necessary

Conduct an arts/entertainment assessment to

Provides information for future planning.

gain citizen input for the development of leisure

time activities in the downtown area.

56 - Encourage collaboration between local

groups and organizations in developing

complimentary community programs.

Develop the West Jackson/ Stephens Street area of downtown into an entertainment district, utilizing the Stephens Street Warehouses as a catalyst for development of the district.

Utilize an under-developed commercial area, bridging the gap between underserved community neighborhoods and downtown.

Status

Responsible Party

See Illustrations 25 & 26 57
- Area is in close proximity to other cultural venues, can provide opportunities for
development of nightlife and other retail.

- Parking in this area should be included in parking study.

Restore original brick street surface on West

Safety.

58 Jackson Street to slow traffic in order to provide

a more pedestrian-friendly district.

Expand existing signage and wayfinding system 59 in downtown areas.

Provides identity and continuity throughout the area.

Include pedestrian elements, such as windows 60 and doors facing the public right-of-way in
future infill development.
Continue streetscape and sidewalk 61 improvements to improve walkability of
downtown.

Encourages a more pedestrian friendly environment.
Encourages a more pedestrian friendly environment.

Notes

27

THOMASVILLE
Neighborhoods

Recommendation

Why Necessary

Implement Workforce Housing Partners Organization structure.

Can be implemented the fastest and has optimum access to housing and related funds

See "Workforce Housing Partner Organizational Structure" in Appendix 62 - Definition: Workforce Housing Encompasses housing that meets the needs of all income levels. For people that are currently in the workforce, retirees and individuals on fixed incomes.

Create Infill Development Guidelines for every neighborhood.

See Illustration 27

- Do not move houses from the neighborhoods

to put into another neighborhood as you are

changing the historic fabric of the

63

neighborhood.

- Appropriate architectural details, approximate square footages, and important details should be listed for each neighborhood.

- Update zoning codes to allow infill to match existing development.

Status

Responsible Party

28

Notes

THOMASVILLE

Recommendation

Why Necessary

Place a moratorium on housing demolition.
- To date, all options to prevent demolition have not been investigated to allow partners to develop plans for salvation. Review codes for alternatives to demolition. Demolition funds could be used to board up structures.
64 - Evaluate existing housing inventory with new housing standard definitions and add historic structure designation index.
- Adopt Board up Policy & Procedures until plan can be finalized.

- Utilize Land Bank Authority.

- Review Valdosta's policy; provide adequate ventilation.

Amend the housing element of the city's Comprehensive Plan to more thoroughly address workforce housing.

Neighborhood prioritization.

65

-

Utilize % of home ownership, low and moderate income residents, and the % of

housing at risk to determine need.

- Concentrate partner's efforts in one area at a time to maximize results.

Investigate neighborhood edges that are zoned commercial due to proximity of commercial corridor and bring it back to conformance by 66 down zoning existing homes to residential from commercial designation. Properties may be located along corridors or near downtown business district.

29

Status

Responsible Party

Notes

THOMASVILLE

Recommendation

Why Necessary

Create landscape requirements for Infill Development whether for single family, cluster, or multi-family. Victorian Oaks is a good 67 example of a dense development with appropriate amount of landscaping.
- Discourage clear cutting.

Enforce existing codes to reduce number of substandard housing units.

- Conduct routine inspection if housing is

rental. If substandard do not turn utilities on

between tenants until home is brought up to

68

code. The cities of LaGrange and Valdosta have good examples to emulate.

- Increase code violation identification/investigation. Creative increase in that category can be accomplished by cross-training other city personnel, such as police & fire.

Introduce traffic calming techniques in all neighborhoods.

- Could include 4-way stops, bump outs,

69

enforcement of neighborhood speed limits, on-street parking, round-a-bouts, and

striped cross walks.

- Conduct Traffic Management & Pedestrian Study.

Put sidewalks in every neighborhood. 70 - Prioritize along heavily traffic routes.

Children are walking to school in the middle of the street.

Status

Responsible Party

Notes

30

THOMASVILLE

Recommendation

Why Necessary

Identify areas in the community for higher residential density.

See Illustration 28

71 - New workforce housing is needed, but should be sympathetic to existing neighborhoods.
- Make it a component of the Workforce Housing Master Plan.

Thomas County should adopt the same policies as recommended for Thomasville and definitions for substandard housing, demolition moratorium, code enforcement, and conduct a housing inventory.
72 - A joint City/County Planning & Zoning Commission is strongly recommended. A comprehensive county-wide Workforce Housing Effort will have the most success. It should be a component of a joint Comprehensive Plan.

Conduct a formal survey of historic resources

The benefits of National Register Designation

throughout Thomasville. This will identify

include federal income tax credits for building

potential districts and individual buildings to be rehabilitation and state property tax

protected through local regulations and listed in abatements for rehabilitation. There are no

the Georgia Register of Historic Places and the restrictions on National Register properties,

73 National Register. Possible National Register

unless federal funds or permitting are involved

districts include: a) Cherry Street; b) Glenwood; in any project that includes a historic resource.

c) Dewey City; d) McClaughlin Heights; e) Park

Avenue; and f) Fletcherville Amendment.

See Illustration 29

Status

Responsible Party

Notes

31

THOMASVILLE
Large Institutions/Sites

Recommendation

Why Necessary

Status

Responsible Party

Work with car lot at corner of College and West Jackson to relocate Diversion Center if it closes, thus creating large parcel along West Jackson for commercial/retail redevelopment.
See Illustration 30

This will create space for neighborhood commercial development to serve adjacent residential neighborhoods as well as drive-up. It will remove unattractive development along major entryway.

74 - Provide protection measures for Imperial Hotel and residence next to it that will be in

center of parcel.

- Compatible design and landscaping should be encouraged here as well as elsewhere along this corridor.

Create large parcel adjacent to downtown between Stevens Street and railroad tracks at West Jackson and Clay Street at West Clay Street for possible institutional use. This will involve relocation of Florida Rock facility. 75 (Potential brownfield redevelopment site.)

There is need for redevelopment of that area of West Jackson to enhance usability of existing properties and provide for large institutional development.

See Illustration 30
See "10 Steps for Initial Consideration of a Brownfield Redevelopment" in Appendix

Notes

32

THOMASVILLE

Recommendation

Why Necessary

Work with Flint River Yard to trade another spot Visible from West Jackson entry corridor, and

that is on the rail spur, yet off of the corridor

across from historic depot which needs to be

for their current parcel. (Potential brownfield used for something tourism related.

redevelopment site.)

76

See Illustration 30

See "10 Steps for Initial Consideration of a Brownfield Redevelopment" in Appendix

Obtain control of the Georgia Crate/lumber mill site if it is closing/downsizing. (Potential brownfield redevelopment site.)

77

See Illustration 30

Due to its location on corridor, at important intersection, development on site needs to be controlled.

See "10 Steps for Initial Consideration of a Brownfield Redevelopment" in Appendix

Encourage private redevelopment of Coats and This is a large industrial white elephant sitting

Clark mill, with local incentives. Potential uses on major entry corridor, vacant through no

include multifamily housing, either rental or

fault of locals. Needs to be enhanced and

condo; mix of retail/commercial with housing; reused. With State stress on entrepreneurial

offices for some corporate headquarters. Other development, this might be a perfect space to

possible use would be hotel/conference center, create entrepreneur development center, with

or incubator space for assorted fledgling

State incentives for entrepreneurial

businesses. Access to the railroad should be

development and with technical assistance

78 seen as a plus. Demolition of mill with disposal from GA Tech and UGA SBDC. DITT contact

will cost approximately $500k. and probably

Chris Clark, DITT Atlanta.

more. (Potential brownfield redevelopment

site.)

See Illustration 30 See "10 Steps for Initial Consideration of a Brownfield Redevelopment" in Appendix
79 Investigate possible uses as light industrial or commercial for the 12-acre site available at the

This property anchors this area, and can provide a break between commercial along US 84,

Status

Responsible Party

33

Notes

THOMASVILLE

Recommendation

Why Necessary

corner of Pinetree Boulevard and Metcalf Avenue, to serve the adjacent residential area with landscape buffering around all sides.

industrial along Metcalf Avenue and residential on Pinetree Boulevard.

See Illustration 30

Develop vacant warehouse on Metcalf Avenue, .

across from rear of Coats and Clark Mill as an

80

associated site across rail tracks from mill if the mill is used for industrial or incubator purposes.

See Illustration 30

Encourage redevelopment of the Food Lion strip Vacant strip center at southern entrance to

center at Pinetree Boulevard and West Jackson town is not attractive and gives appearance of

with another grocery store to serve the south

the community not caring about their "first

end of the city and adjacent county residential impression."

areas. Allows for PUD/mixed-use development

at this major intersection to tie into multi-family

on Pinetree Boulevard behind parcel and

additional residential along the Boulevard, and

81 out Metcalf Road, Springhill Road and on Tallahassee Road.

- Additional parcels behind and adjacent to property could be combined into larger parcel for mixed-use development.

- Create a Redevelopment Zone for added ordinance, regulation, best use of vacant properties and funding.

Locate associated/supplier industries on small parcels available on Roseway off Cairo Road, by Americold and Caterpiller facilities and across 82 Cairo Road between there and GA 3 along truck route.

See Illustration 30

Status

Responsible Party

Notes

34

THOMASVILLE

Recommendation

Why Necessary

Investigate reuse of parcel along railroad tracks Unattractive, blighted, vacant commercial

near corner of Hansell Street and Smith Avenue, facility presents opportunity for health/safety

between Veterinarian office and railroad tracks problems, particularly due to proximity with

83 parallel to railroad tracks down to Hancock

Paradise Park, on path from Thomasville High

Center at overpass.

School.

See Illustration 30

Rehabilitate and reuse the old Hudson auto

This is a very unique building and one of few

dealership (Art Moderne building), at the corner notable 1920's vintage buildings in town.

of Madison and Calhoun as neighborhood

commercial or office. Church across street or

84 Salvation Army facility might consider

purchasing, rehabilitating and using for offices,

meeting facilities, etc. Building is

architecturally important and needs to be saved

and rehabilitated.

Status

Responsible Party

Notes

35

THOMASVILLE
Economic Development

Recommendation

Why Necessary

Increase cooperation and build trust between the city and county governments.
85

For the continued growth and prosperity of Thomasville/Thomas County, it is imperative that the city and county governments continue to work at finding ways to increase cooperation and build trust and communication between the entities.

Amend the economic development element of Currently the city and county planning

the city's Comprehensive Plan to increase

functions do not overlap. The community

cooperation and build trust between the city

should initiate a community economic

and county governments, consider developing

development strategic planning process to

new industrial sites, publicizing economic

establish goals, objectives, and related action

development successes, establishing an

steps.

entrepreneurial support effort, and coordinating

community information packets to ensure the

continued success of the economic development

86 efforts in the region.

- The strategic plan development process should be participatory, with input from a broad range of community members including community leaders, stakeholders (including city, county, chamber, Payroll Development Authority and Downtown Development Authority), and citizens.

- Ideally, there would be a community

Status

Responsible Party

36

Notes

THOMASVILLE

Recommendation

Why Necessary

visioning process open to the public where the community is allowed to provide input into the plan.
- A key component in the strategic planning process is a detailed assessment of where the community currently stands from an economic development perspective.
See "Community Economic Development Readiness Assessment" in Appendix

Establish an entrepreneurial support effort. See "Community Economic Development Readiness Assessment" in Appendix
87

Entrepreneurial development has great economic development potential for Thomasville/Thomas County. Thomasville has a history of entrepreneurial companies including Flowers Industries, Archbold Medical Center, Balfour Lumber, Metal Buildings, Inc., and Staffords. Home-grown companies are great companies to have in your community. They will stay and expand because their roots are in the community and they are likely to be good corporate citizens. And because they already know your community, local entrepreneurs don't worry about the factors that may discourage outside companies.

Publicize economic development successes within the community.

88

See "Community Economic Development

Readiness Assessment" in Appendix

Thomasville/Thomas County has one of the most successful Economic Development programs in south Georgia. Publizing successes will help build support for economic development . And it will give citizens a reason to support new economic development initiatives.

Consider developing new industrial sites.

The community should consider developing new

industrial sites because its current industrial

89

(This has tax implications which should be

parks are nearing capacity. Plantation Oaks is

carefully considered as new sites are

90% full and new space will be needed in the

developed. If a new park is annexed into the near future. Because of lack of potential

Status

Responsible Party

37

Notes

THOMASVILLE

Recommendation

Why Necessary

city then the county school system will lose the tax revenue generated by the investment in the park and would have to educate the majority of students in households that move into the county as the results of new industry (84% of the new households in the 1990s were in the county outside the Thomasville). The county may have resistance because of this reason. One solution may be to not annex the site but let the city provide the utilities to the site. That way both city and county win.)

industrial land within the city limits, potential new industrial park sites will probably be on land that is currently outside the city limits.

See "Community Economic Development Readiness Assessment" in Appendix

Expand and diversify use of Farmers Market.
See Illustration 31
- In addition to agricultural products, add horticultural items, more diverse plant products to include heirloom rose stock and seed suppliers, tropicals, unique species, even to include weekend flea market for antiques and collectibles.

Facility is underutilized which leads to the community belief that the facility is unnecessary. Historically, this has been a hub of community activity, social interaction, tourism, promotion of the regions agricultural assets, and overall economic health of the community.

90

-

Remove all chain link fencing on the Hansell and Smith corridors around the Farmers

This is to enhance the visual appeal and marketability of the property. The current

Market.

appearance creates the question are you

fencing something in or keeping people out.

This is a physical and visual barrier to the

consumer.

Status

Responsible Party

Notes

- Relocation of transfer truck loading docks within the Farmers Market to allow for the expanded utilization of the property.

Adds to the visual appeal. Reorganization/Reallocation of existing footprint allows for upgrading existing

38

THOMASVILLE

Recommendation

Why Necessary

See "Community Economic Development Readiness Assessment" in Appendix

restaurant and addition of expanded retail use mentioned above.

Investigate reuse of Coats & Clark building.
- Begin committee selection immediately; feasibility analysis, market analysis in 2004, construction when funding is secured. Initial consideration of a Brownfield Redevelopment; "10 Questions" immediately.

Facility will continue to deteriorate unless put to appropriate use.

- A committee to determine the best and

economic feasibility of adaptive reuse

91

should be formed locally.

- This would make an excellent Brownfield project with associated grants, tax credits and liability releases. On site contamination very likely.

- Future uses residential, commercial office space, retail.

See "Community Economic Development Readiness Assessment" in Appendix

Status

Responsible Party

Notes

39

THOMASVILLE 40

THOMASVILLE
Illustrations

Chapter
3

1 - Overall Development Concept
41

THOMASVILLE
2 Thomasville Neighborhoods with Activity Centers
42

THOMASVILLE
3 Corridor & Gateway Opportunities
43

THOMASVILLE

44

4 Example of Signage

THOMASVILLE
5 Ex4a5 mple of Directional Signage

THOMASVILLE
6 C4o6 ncepts for Parking Lot Infill

THOMASVILLE

Before

After

7 47Example of Parking Lot Infill

THOMASVILLE

8 Example of Corridor Landscape

48

Improvements

THOMASVILLE

Before

After

9 Addition of Street Trees on a

49

Corridor

THOMASVILLE

Before

After

50 10 Use of Side Buffers

THOMASVILLE

11 Possible Bike & Pedestrian

51

Trails

THOMASVILLE

52

12 On-Street Bikeway

THOMASVILLE
5313 Possible Trail Linkages

THOMASVILLE

54

14 Multi-Purpose Trail

THOMASVILLE

15 Environmentally Sensitive

55

Bike & Pedestrian Trail

THOMASVILLE

Before

Current

After

16 56Mitchell House Renovations

THOMASVILLE
17 - Proposed Downtown Parking 57

THOMASVILLE

18 - Concept for Small Scale

58

Parking Deck

THOMASVILLE

19 - Concept for Large Scale

59

Parking Deck

THOMASVILLE

20 - Concept of Parking Area with

60

Common Area Addition

THOMASVILLE
21 - Proposed Library Expansion 61

THOMASVILLE
22 Phase I Expansion
62

THOMASVILLE

63

23 Phase II Expansion

THOMASVILLE
2644 Final Phase of Expansion

THOMASVILLE
25 Proposed West 65 Jackson/Stevens Street

THOMASVILLE

Before

After

26 Proposed West Jackson/Stevens Street 66 Entertainment District Infill

THOMASVILLE
27 Example of Infill Development 67

THOMASVILLE
28 Workforce Housing
68

THOMASVILLE

29 Potential National Register

69

Districts

THOMASVILLE

70

30 Large Institutions

THOMASVILLE

31 - Concept for Farmer's Market

71

Expansion

THOMASVILLE 72

THOMASVILLE
Appendix

Chapter
4

Quality Growth Assessment
City and County Joint Planning It is recommended that the City of Thomasville and Thomas County work together to create a mechanism to provide for joint planning of adjacent city and county areas. This can be accomplished through a Joint Planning Agreement.
Current Concerns Existing tree ordinance does not adequately protect existing trees Overall landscaping requirements could be improved (commercial) Specific landscaping requirements for higher density residential development should be developed Sign ordinance does not guarantee attractive commercial corridors Minimum lot sizes should be amended in some residential districts No sidewalk requirements for new residential/commercial development Subdivision regulations do not encourage street connectivity Historic downtown zoning does not encourage residential development Code enforcement policies and procedures could be improved Cluster zoning does not include open space requirement Commercial zoning threatening existing neighborhoods Consistency between current comprehensive plan and land development ordinances

73

THOMASVILLE
Possible Future Additions to Regulations/Ordinances Tree and landscaping ordinance need significant attention: Additional protection of existing trees More specific landscaping requirement Tree replacement calculation Creation of plant palette to guide landscaping More thorough review and enforcement Infill development ordinance/design guidelines Traditional Neighborhood Develop zoning (Overlay) Downtown Business District overlay Commercial Corridor overlay district Scenic Road Corridor overlay Creation of Neighborhood Commercial zoning district in neighborhood centers Develop Conservation Subdivision ordinance Increase buffers between zoning categories (e.g., commercial and residential)
74

THOMASVILLE

Plant Palette

Common Name
Shrubs
Saw Palmetto
Sandanqua Viburnum Pittosporum Oleander Camellia
Podocarpus
Small trees
Podocarpus
Loquat
Pittosporum Wax Myrtle Odorless Wax Myrtle Cabbage palm Sabal palm

Botanical Name
Serenoa repens
Viburnum suspensum Pittosporum tabira Nirium oleander Camellia japonica Camellia sasanqua Camellia reticulata Podocarpus macrophyllus
Podocarpus macrophyllus Eriobotrya japonica Pittosporum tobira Myrica cerifera Myrica inodora

Evergreen/ Deciduous
E
E E E E
E
E E E E E

Comments
For street medians, hedges, buffers
One of our three native palms, but virtually extirpated from interior south Georgia. A beautiful understory plant with Live Oak, as on Cumberland, Jekyll, and St. Simons Islands.
Great summer and fall color. See Apalachee Pkwy in Tallahassee. Pruning required to maintain as shrub
Pruning required to maintain as hedge or shrub
For medians, hedges, parks, residential/commercial courtyards, downtown streets. Negotiate with DOT on State designated routes

Sabal palmetto

E

Native palm, difficult to transplant takes years to recover.

75

THOMASVILLE

Jelly Palm

Butia capitata

Bottlebrush Cassia

Callistemon

E

?citrinus

Cassia corymbus

E

Sweet Viburnum Camellia
Pineapple Guava Bradford Pear

Viburnum

E

odoratissima

Camellia japonica E Camellia sasanqua

Camellia reticulata

Feijoa sellowiana E

D

Crepe Myrtle

D

Trees
Live Oak

Quercus virginiana E

Red Bay

Persea borbonia

E

Southern Magnolia
Sweet Bay,

Magnolia

E

grandiflora

Magnolia virginiana E

Sweet Bay Magnolia

Loblolly Bay,

Gordonia

E

Gordonia

lasianthus

Mexican Fan Palm Washingtonia

E

robusta

Jelly and Cabbage Palms are the two most commonly planted palms in southern Georgia. Some specimens are attractive, but most are not, and it would be wise to use them sparingly in landscaping plans. Consider Washingtonia and Date palms as less common, more attractive alternatives.
Although evergreen, it gets killed by our cold, but grows back perennially. The yellow blossoms provide great color during the autumn season when color helps promote tourism.
Use very sparingly. A good ratio would be five evergreen trees for every one deciduous tree. Currently, we have what seems to be about five deciduous trees for every one evergreen. Use very sparingly. Plant with evergreens to mask the deciduous foliage.
For canopy roads, corridor vistas, parks
Georgia's State Tree! Look for pure specimens. Many trees sold as live oak are somewhat hybridized with other deciduous oaks.
See the 40-foot tall specimen on East Jackson on grounds of the printing company
76

THOMASVILLE

California Fan Palm
Canary Island Date Palm

Washingtonia

E

filifera

Phoenix canariensis E

Healthy specimens in Tallahassee and Charleston, SC.
See Florida State University Campus and the two in front of First Baptist Church, Tallahassee.
This would be a good tree for the "Bottom" area of Thomasville, providing a nice backdrop for the view from downtown of the West Jackson Street corridor and shielding (or softening) the view of the white metal boiler building in the distance. Should be planted in space near RR track across from the old depot in line to block view from downtown of the boiler manufacturing plant.
Could be planted there as an odd-numbered grouping of five to nine or in conjunction with other trees, like the Mexican or California Fan Palms, and one or more Live Oaks.
Not a good street tree needs plenty of space (30'-40' diameter) during trunk-development stage.
Suffers leaf (frond) damage at 18F, which happens every few years. Usually regenerates fresh crown by summer after damaging cold. Bud damage at 10-13F. Healthy, attractive specimens are growing in Tallahassee, Cairo, Valdosta, and Moultrie. Moultrie specimen survived 0F in 1985 freeze.
Seek specimens from population in Uraguay, where avergage coldest temperatures are similar to southern Georgia and northern Florida.

77

THOMASVILLE

Workforce Housing Partner Organizational Structure

City of Thomasville

Thomas County

DASH

Thomasville Landmarks,
Inc.

HABITAT

Home Buyer Education Agencies

Hands on Thomas County

Neighborhood Advisory Council

Thomasville Housing Authority

Thomasville Landmarks Inc. - lead organization.
Already has established history to apply for CHDO status. Apply to DCA to receive designation. Landmarks would be responsible for historic workforce housing.

78

THOMASVILLE
Definition: CHDO - Community Housing Development Organization that has funding attached to the designation. Board make up must include 1/3 individuals who represent the affected neighborhoods. In other words, the workforce that would live in the housing. CHDO funding could establish workforce Housing Revolving Loan Fund for non-historic properties, purchase land for Habitat and many other uses. Community Preservation Program already in place and a partnership with high school to do 3 houses and could be expanded Investigate Group Work Camp out of Colorado for additional renovation partnership opportunity - City of Valdosta can provide contact info. State property tax freeze can be passed to homebuyers and landlords. Federal Investment Tax Credit can be sold to financial institutions. Contract with city to be subrecipient of CHIP funds.
DASH - Comprised of many organizations. Responsible for non-historic workforce housing. County needs to be represented on DASH Board.
Habitat for Humanity.
Responsible for infill workforce housing. Infill construction opportunities can be shared between Landmarks or DASH and designed to be compatible with neighborhood.
NAACP, Albany State, Consumer Credit Counseling & USDA.
Responsible for providing home buyer education. Make sure there is a post-purchase component.
Hands on Thomas County.
Could potentially provide Post Purchase Education with a mentor program and volunteers for Habitat and rehab projects.
79

THOMASVILLE
After a Housing Tool Bank has been compiled, could be accessed and distributed through "Hands" volunteers. Also consider neighborhood centers to house tool bank.
Thomasville Housing Authority.
Responsible for development of additional rental housing opportunities. Gear themselves towards placing current residents into home ownership. Agree to set aside a certain number of units for housing emergency situations. Investigate rehabilitating existing single family homes to fill this need as there are funds available.
Create Land Bank Authority.
Legal tool for the transference of structures and land to non-profit organizations and authorities. Should be joint City-County Land Bank. Has the ability to forgive tax arrearage.
Create neighborhood associations in all neighborhoods.
Have market analysis done for each neighborhood to determine if that specified consumer base would support neighborhood commercial. Approach established Neighborhood Watch Programs to help identify neighborhood boundaries and representatives.
Establish Neighborhood Advisory Council.
Should include a representative from each neighborhood association, PTAs and other school groups. The Advisory Council would bring needs to Community Housing Group (DASH).
80

THOMASVILLE
Community Economic Development Toolkit
10 Steps for Initial Consideration of a Brownfield Redevelopment
or What to do before deciding whether to call in specialized (expensive) help.
All potentially contaminated property has a chance to be addressed successfully and economically. Redevelopment of a brownfield property is fundamentally a real estate development project. Certainly there are some special considerations involved that will require additional time and cost, but these challenges are resolvable if the project is "right." So, it is first and foremost a real estate project. Project feasibility depends on the location, all the site's characteristics, the proposed use and users, the local government and the regulating bodies. Is the site worth thinking about seriously to promote at this time? The fundamental factor for success is location, location, location following normal economic forces. But the brownfield site immediately brings up two other questions:
- Could there be chemicals or petroleum products present in the building, in containers, in or on the ground, or in the soil or ground water creating a situation that make redevelopment or the land uneconomical?
- Could there be building materials present in the structures that are too expensive to address given the future use of the property?
Before you ask for professional technical or legal assistance to answer these two questions, first ask the following questions. The answers will not only let you know whether a project is worth pursuing, but will also give you guidance on what specific questions you would want the specialists to answer.
81

THOMASVILLE
1. Is the history of use of the site clear? The more directed is the search for specific types of contamination, the cheaper and more certain is the environmental liability. Is there evidence of indiscriminant dumping?
2. Is the building an asset or a liability? Because of asbestos and other materials, old buildings can be used most economically if the new user can use "as is" without renovation or if completely gutted for a high rent purpose.
3. Is the owner cooperative or at lease accessible? For example, a local owner is better than an international holding company; an international company with an accessible agent is better than a recalcitrant owner.
4. Is the potential contamination just petroleum products or could there be organic chemical solvents, pesticides or other chemicals? Potential presence of significant chemicals is generally a greater challenge than petroleum products that degrade much more quickly by natural means.
5. Is the neighborhood on city water? The health risk of ground water contamination does not exist from water that is not being contaminated.
6. Is the top layer of soil clay, or is it sand or gravel? Past contamination is usually trapped in clay that protects it from getting into the ground water and makes it easy to scoop up or to contain it with impermeable cover.
7. Is the site in a flood plain that periodically floods? Past contamination could be harder to evaluate if it has been spread around over the years.
8. Is the site in the middle of an industrial area? If there are residents adjacent or nearby, their wishes and concerns are a significant factor in the development; that can be a positive or a negative for the project.
82

THOMASVILLE
9. Do neighboring tracts have serious contamination challenges? This is not inherently a factor to help or hinder reuse of a given property, but it certainly is a factor that affects the range of choices.
10. Will the existing infrastructure of roads, sewer lines, water lines and energy supply be an advantage or a disadvantage? Some local, state, and federal assistance is very likely to favor redevelopment of property in existing developed areas in order to avoid sprawl or to avoid development in areas that require new infrastructure.
Other observations:
Is a private lender involved? Private lenders need highest assurance of limited uncertainties due to liability concerns.
Is a private sector buyer or investor involved? Private sector, long-term users are a tremendous advantage to success of brownfield redevelopment. They have experience gauging true environmental risk and may proceed where lenders may hesitate.
Can the local government and development authority be involved? The local government may expedite local routine decisions, provide special incentives or be a major player in sharing risks & benefits. Local governments' development authorities routinely improve property for later commercial and/or industrial uses and arrange attractive financing for beneficial development projects. So, local government involvement can relieve a private sector user of some of the uncertainties and extra time required for assessments, remediation steps, etc. On a national average, every $1 of public investment in brownfield redevelopment has leveraged $2.50 in private investment.
Can the state or federal government be involved? Georgia and the federal government have financial and technical assistance resources to promote redevelopment of certain types of brownfield properties for specific purposes.
83

THOMASVILLE
What types of new business or public use on the property would the neighborhood welcome as acceptable or desirable? Some projects have shown redevelopment of a brownfield property to be the catalyst resulting in revitalization of entire neighborhoods.
84

THOMASVILLE
Community Economic Development Readiness Assessment
See separate report.
85

THOMASVILLE
Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, GA 30329-2231 404-679-4840 800-359-4663 w8w6w.dca.state.ga.us