Quality Growth Resource Team report, West Carrollton : June 2003

HERITAGE PRESERVATION | SENSE OF PLACE | ENVIRONMENTAL PROTECTION | GROWTH PREPAREDNESS | APPROPRIATE

BUSINESSES | EDUCATIONAL OPPORTUNITIES | HOUSING OPPORTUNITIES | LOCAL SELF-DETERMINATION | REGIONAL

Quality Growth Resource Team Report

COOPERATION | SHARED SOLUTIONS | EMPLOYMENT OPTIONS | REGIONAL IDENTITY | INFILL DEVELOPMENT | TRADITIONAL

NEIGHBORHOODS | OPENSPACE PRESERVATION | TRANSPOR TATION ALTERNA TIVES | 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 O F

PL ACE | E N V I RO N M E N T A L P RO T E C T I O N | G RO W T H P R E PA R E D N E S S | A P P RO P R I AT E B U S I N E S S E S | E D U C AT I O N A L

OPPORTUNITIES | HOUSING OPPOR TUNITIES | LOCAL SELF-DETERMINA TION | REGIONAL COOPERATION | SHARED

SOLUTIONS | EMPLOYMENT OPTIONS | REGIONAL IDENTITY | INFILL DEVELOPMENT | TRADITIONAL NEIGHBORHOODS | OPENSPACE

PR E S E R V AT I O N | TR A N S P O RTAT I O N ALTERNA T I V E S | HE R I TAGE PR E S E R V AT I O N | SENSE O F PL ACE | EN V I RONMENT AL

P RO T E C T I O N | G RO W T H PR E P A R E D N E S S | A P P RO P R I AT E B U S I N E S S E S | E DUCA T I O N A L O P P O RT U N I T I E S | H O U S I N G

OP P O RT U N I T I E S | L OCAL S E L F- DE T E R M I N AT I O N | R E G I O N A L CO O P E R AT I O N | S H A R E D SO L U T I O N S | E MPLO Y M E N T

OPTIONS | REGIONAL IDENTITY | INFILL DEVELOPMENT | TRADITIONAL NEIGHBORHOODS | OPENSPACE PRESERVATION |HERITAGE

P R E S E R VAT I O N | S ENSE O F P L ACE | E N V I R O N M E N T AL P ROT E C T I O N | G RO W T H P R E PA R E D N E S S | A P P RO P R I AT E

BUSINESSES | EDUCATIONAL OPPORTUNITIES | HOUSING OPPORTUNITIES | LOCAL SELF-DETERMINATION | REGIONAL

COOPERATION | SHARED SOLUTIONS | EMPLOYMENT OPTIONS | REGIONAL IDENTITY | INFILL DEVELOPMENT | TRADITIONAL

NEIGHBORHOODS | OPENSPACE PRESERVATION | TRANSPOR TATION ALTERNA TIVES | GROWTH PREPAREDNESS | APPROPRIATE

BUSINESSES | EDUCATIONAL OPPORTUNITIES | HOUSING OPPORTUNITIES | LOCAL SELF-DETERMINATION | REGIONAL

COOPERATION | SHARED SOLUTIONS | EMPLOYMENT OPTIONS | REGIONAL IDENTITY | INFILL DEVELOPMENT | TRADITIONAL
West Carrollton NEIGHBORHOODS | OPENSPACE PRESERVATION | TRANSPORTATION ALTERNATIVES | HERITAGE PRESERVATION | SENSE OF
June 2003 PL ACE | E N V I RONMENT A L P RO T E C T I O N | G RO W T H P R E PA R E D N E S S | A P P RO P R I AT E B U S I N E S S E S | E DUCAT I O N A L

OPPORTUNITIES | H OUSING OPPOR TUNITIES | L OCAL S ELF-DETERMINATION | REGIONAL COOPERATION | S HARED

SOLUTIONS | EMPLOYMENT OPTIONS | REGIONAL IDENTITY | INFILL DEVELOPMENT | TRADITIONAL NEIGHBORHOODS | OPENSPACE

P R E S E R VAT I O N | T R A N S P O R TAT I O N

A LT E R N AT I V E S | H E R I TAGE

PR E S E R VAT I O N | S E N S E

OF

This page intentionally left blank.

Introduction

The Quality Growth Resource Team for West Carrollton was brought together in June 2003 through a collaboration with the city of Carrollton, 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 "quality growth" issues to Georgia communities. The resource team focused their study on a project area that included the area of West Carrollton bounded by Maple Street to the south, Highway 27to the east, and the Little Tallapoosa River to the north and west (see illustration 1).
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, June 5th. 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 Carrollton 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 the West Carrollton area so that residents may enjoy living in a vibrant and beautiful area.
Community Resource Team visits and final presentation reports are coordinated and produced by the Georgia Department of Community Affairs. The electronic version of this publication (PDF) may be found online at: www.dca.state.ga.us/publications/westcarrollton.html
CDs are available upon request. Contact: Julie Brown jbrown@dca.state.ga.us phone: 404.679.0614
3

Meet the Resource Team

Team Members

Support Staff

Jamie Cochran J. Cochran & Company, LLC
Martine Collier Georgia Council for the Arts
Jack Crowley University of Georgia
Keith Hogsed Data Smarts
Gaile Jennings City of Dalton-Whitfield County
Tyler Newman Home Builders Association of
Georgia
M. von Nkosi Atlanta Neighborhood
Development Partnership
Ed Ruddell, Jr. Ruddell Properties
Bill Russell University of Georgia
Tom Sills Chattahoochee-Flint Regional
Development Center
Paul Soudi City of Villa Rica

Danny Bivins University of Georgia Carl Vinson Institute of Georgia
Corinne Blencoe DCA Regional Services
Julie Brown DCA Quality Growth
Lynn Cobb DCA Environmental Management
Jan Coyne University of Georgia
Steve Dempsey University of Georgia
Jim Frederick DCA Quality Growth
Kent Kirbow DCA Single Family Housing
Dee Dee Quinnelly DCA Quality Growth

4

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.
5

This page intentionally left blank.

Overall Devlopment Concept

The resource team feels that West Carrollton has tremendous potential to become an increasingly vibrant and diverse part of the Carrollton community. Nearby employment centers offer potential to better link neighborhood residents to suitable jobs, thus improving the economic vitality of the neighborhood. West Georgia University is a fantastic asset, whose growth can be channeled in a manner that adds to the character and vibrancy of the entire neighborhood. West Carrollton can be a community of thriving, diverse residential enclaves, linked together by a common, well designed "town center" for commercial and retail activity located at the intersection of Alabama and Burson streets. The two major corridors through the area (Alabama and Maple streets) can be upgraded into handsome thoroughfares that also encourage pedestrian and bicycling activity in the neighborhood. New housing can be developed on infill sites throughout the neighborhood, particularly at Mandeville Mill. But this new housing can be developed in a manner that preserves the economic and racial/ethnic diversity of the neighborhood, while increasing home ownership.
The resource team identified five different focus areas with the West Carrollton neighborhood and recommends unique development strategies for each of these areas. The focus areas are mapped in Illustration 1 and the strategies for each are described below:
Maple Street Corridor this corridor should be gradually converted to an attractive boulevard linking Downtown Carrollton and West Georgia University, serving as a restaurant/entertainment district catering to the student population and downtown employees. The appearance of the corridor can immediately be improved through major streetscaping enhancements (street lights, landscaping, etc.). Longer-range, design guidelines for new development, including minimal building setback requirements from the street, will ensure that the corridor becomes more attractive as properties gradually redevelop.
University (& Brumbelow Road) The University should accommodate as much new growth as possible by increasing density on the existing campus. This can be accomplished by building on parking lots or vacant land between existing buildings and gradually transitioning from surface parking to parking decks. Where expansion is necessary, this should occur along Brumbelow Road, including redevelopment of the Brookwood Apartments site. Expanding the University's transit service along Brumbelow and Alabama Streets would also permit these areas to serve for offcampus student housing, while reducing the need for additional parking on campus.
Mill Village Mandeville Mill and the surrounding Mill Village housing area should be listed on the National Register of Historic Places, making tax credits available for rehabilitation of these structures. The Mill buildings should be converted to loft housing, including a small area for residentoriented commercial businesses (laundromat, coffee shop, etc.). The surrounding vacant land should be developed for new townhouses, including a recreational area/clubhouse with pool and gardens.
7

Alabama Street Corridor This corridor should be gradually converted to an attractive, primarily multi-family residential area, with improved streetscaping and pedestrian facilities to serve the new residents. A well designed commercial "town center" for the neighborhood should be built on the north side of Alabama at Burson (near Smith Grocery), incorporating all existing businesses in the area. This town center could become the focal point and meeting place for the entire neighborhood, while also giving West Carrollton a newfound sense of place, defining the identity of the neighborhood. North of Alabama Neighborhood - Single-family detached homes predominate in this area and a significant part of the area is publicly-owned housing. Several substandard properties have been removed leaving vacant lots available for infill housing. These infill and public housing sites should be redeveloped for new, architecturally compatible, owneroccupied housing. A few street realignments will significantly improve traffic flow in this area. Finally, the Westside Recreation Complex can be expanded into a significant multi-purpose community center complex, serving many area residents' needs.
8

Recommendations

Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON Recommendations WEST CARROLLTON

More Information About Recommendation

Recommendation

Why Necessary

Modify the city plans, codes, and ordinances to allow Some recommendations of the resource team implementation of the overall development concept for may not be consistent with existing plans and
development regulations. the neighborhood and to support quality growth.

Appendix G

Further Details

Analyze the neighborhood (perhaps using GIS tools) to To identify areas of concentrated populations It appears that the area of greatest Latino

determine population densities by distinct

that could be utilized to create and/or promote concentration is bordered by the Little Tallapoosa

centers of trade and cultural exchange. The River and Brumelow on the west; Alabama and

demographic and geographic qualities. Latino, African- areas could be marketed to the entire community Aycock on the North; Maple to the East and Georgia

American, and West Georgia University. These then as unique shopping destinations.

Dr/South Street on the South. The area of greatest

become targeted areas for retail recruitment and economic growth.

concentration of African-American is bordered by the Little Tallapoosa on the North; North Park St to the East; Aycock to Alabama on the South. Maple St

would be the area best served by the creation of a

University shopping district.

Perform a detailed market analysis of the consumer base in the three targeted areas identified above.
Develop a marketing plan that is specific to the targeted areas and also to the general population.

A market analysis of the consumers within the Appendix G target areas identifies the types of businesses that are required and desired by the neighborhood populations. Matching this to the general population would indicate what types of businesses would have a high potential for success. A market analysis becomes the basis for business recruitment and the development of a marketing plan.
Appendix G

Develop funding programs and incentives that assist Access to capital has been identified as one of

Latino and African-American entrepreneurs in gaining

the major obstacles for job creation and growth. Incentives such as faade grants, low interest

access capital for business creation and or expansion. loan programs for both fixed asset and working

Incentives might include:

capital, availability of state provided programs

that will enhance the area.

Appendix G

A facade grant program operated by Carroll Tomorrow and funded, in part, through a contract for services with city/county.

A fixed-asset low interest loan program administered by local banks for improving the rentability of buildings in the target areas.

Abatement of occupation taxes and fees as provided by the Enterprise Zone.
Promotion of the Downtown Development Loan Program from the the Georgia Department of Community Affairs and the loan fund from the Georgia Cities Foundation for low interest money on favorable terms for building rehabilitation and acquisition.

10

Implementation of Recommendation

For Local Use

Cost Recommended Timeframe Responsible Party

Project Type Development Regulations

Applicable Toolkit at

www.georgiaqualityg

Funding Source Technical Assistance rowth.com

Status

Low Immediate Quality Growth DCA Office of Quality Audit of Barriers to

Grant Program; Growth

Quality Growth

Appendix A

Economic Development

Low Immediate Appendix A

Regional Development Center

Notes

Economic Development

Moderate Immediate Quality Growth Grant Program; Appendix A

University of Georgia Business Outreach Services, Sharon Kane, Director 706-5426664 or Bill Russell, CEcD, 706-583-8046

Economic Development
Economic Development

Low Immediate Quality Growth A marketing plan

Grant Program; template has been

Appendix A

provided by the

University of Georgia

Business Outreach

Services.

High Immediate Appendix A

Bill Russell,CEcD, 706583-8046; DDRLFund, Steed Robinson, 404679-1585; Ga Cities Foundation, Perry Hiott, 678-686-6207

11

More Information About Recommendation

Recommendation Market existing and/or create new programs for identifying job opportunities for the Latino, AfricanAmerican and University student populations.

Why Necessary To help address chronic unemployment and Illustration 2 improve the economic conditions that exist within the neighborhood.

Further Details

Survey the existing manufacturing and nonmanufacturing sectors for needed job skills and training. Include with the survey the barriers that prevent them hiring targeted groups.

Industries prefer a labor pool that has been

English/Spanish & Spanish/English classes should be

trained in or has access to training in the specific made readily available. Some resources already exist

skills they need.

in the local area: West Central Technical College

provides Adult Education Classes; Carroll County

Chamber of Commerce has a resource manual of

Educational & Job Training Resources; West Georgia

University provides Customized Training for

businesses; Carroll County Chamber of Commerce

provides an Existing Industry Resource Directory.

Establish a consolidated workforce training center in the neighborhood (perhaps adjacent to Westside Recreation Center, near the industrial park - reuse an existing building if possible).

Opportunities to consolidate training programs and introduce new programs at this site could make this a more important neighborhood focal point, while addressing important neighborhood need of access to employment opportunities.

Appendix G

Partner with State University of West Georgia for workforce training in neighborhood.

Take advantage of a local resource to address Appendix G an important neighborhood need. Could improve relations between the neighborhood and the University.

Form a neighborhood association. A more unified neighborhood can begin to work more closely with local government agencies to arrange activities

A neighborhood association will help foster community pride and serve as a mechanism to build and maintain community consensus.

beneficial to all residents of the community, including:

Establishing a centralized community center adjacent to the Westside Recreation Center, to serve the identified needs of residents. Location could also house workforce development training center, tool exchange, baby-sitting co-op, and other community driven programs as desired.

Local resource meeting specific needs of citizens will foster community pride. Will provide positive leisure time activities to keep children occupied. Will also encourage residents with similar interests to find one another. Exhibitions of artwork would provide another community activity.

Locating a police precinct in neighborhood and To create a greater sense of safety for the establishment of a neighborhood watch program. residents of the area and for visitors to the area.

Use of police patrols on bikes or on foot should be

investigated.

Encouraging the continued and expanded use of the existing neighborhood schools.

The existing school buildings are in continuous use for other educational and community purposes. As such, they are great community uses.

Sponsoring a yard of the month competition.

Yard of the Month programs help foster community pride and often spur property owners to maintain and improve their property's appearance.

12

Implementation of Recommendation

For Local Use

Cost Recommended Timeframe Responsible Party

Project Type Economic
Development
Economic Development
Economic Development

Applicable Toolkit at

www.georgiaqualityg

Funding Source Technical Assistance rowth.com

Status

Low Immediate Appendix A

Utilize the Burson

Center of Business

Development provided

by the Carroll County

Development

Authority/Carroll

Tomorrow

Moderate Immediate Appendix A

Kathy Oxford, GaDITT Regional Representative; DCA can assist with a BREP survey of local industries; For model programs contact the Dalton/Whitfield County Chamber of Commerce, and the Georgia Project.

Moderate Mid-term Appendix A

Kathy Oxford, GaDITT Regional Representative

Economic Development

Low Immediate Appendix A

Organization High Immediate Appendix A

DCA Regional Representative

Notes

13

More Information About Recommendation

Recommendation

Why Necessary

Establishing a Community Garden program.

Community gardens allow area residents to learn

Possible location could be on the greenspace

valuable skills, take pride in their community's

appearance, and would provide community

adjacent to the housing authority property on Park residents with produce to sell at the downtown

Lane.

Cotton Mill Farmers' Market, which is held each

Saturday in downtown Carrollton.

Further Details

As part of the Community Gardening program, create Community Tool Bank (similar to one in Grant Park in Atlanta), which would enable area residents to check out gardening tools to use in the community garden on in their own yards.

A tool bank would provide tools for Community Garden work, assist in fix up projects for elderly citizens free of charge and coordinate block clean up projects. In addition, community residents could learn valuable maintenance skills by taking care of the equipment. Seek equipment donations from local hardware retailers/garden shops or contractors.

Encourage the many churches in the area to become Churches already have a level of trust in the active partners in the community revitalization effort. community. Church leaders would be more
successful in getting the community involved. All of the churches in the area should be identified and a contact person be established at each. These contact persons would serve as facilitators to begin the process of organizing a neighborhood association.

Explore the history of West Carrollton through an oral history project enlisting older residents, local churches, schools, and West Georgia University students. Through this process, a new name for the neighborhood may be forthcoming.

Helps build community pride by recognizing area's history; allows property owners to take advantage of state and federal tax incentives for rehab of the mill and mill housing for rental and for owner-occupied dwellings.

Using information found in the history research project A new name/logo for the neighborhood would Illustration 3 & 4

to create appropriately designed logo/signage for the neighborhood, to be placed at major intersections

help to eradicate old misconception and stereotypes about the area giving it a "fresh start" while undergoing rehabilitation. Having residents

entering the West Carrollton area.

make the choice of name based on historical

facts would give them a sense of participation

and "ownership" in the project.

Hold a Revitalization Workshop sponsored by DCA and Will provide review of Georgia code and allow

GMA for Carroll and surrounding counties' code enforcement officers, police, KAB affiliates, judicial

networking and problem solving amongst local officials.

officers, etc. in order to review Ga codes and share

information that has worked for others.

14

Implementation of Recommendation

For Local Use

Cost Recommended Timeframe Responsible Party

Project Type

Applicable Toolkit at

www.georgiaqualityg

Funding Source Technical Assistance rowth.com

Grants available The American

from the USDA Community Gardening

Sustainable

Association --

Agriculture

www.communitygarden

Researchand .org--hasinformation

Education program and resources about

for projects that community garden

promote

programs. Contact

sustainable

Cathy Vaughn at the

agriculture. For Columbus Housing

more info,

Initiative for

www.sare.orgor information on the East

contact Gwen Wynnton Community

Roland at (770) Garden.

412-4786 or

groldand@gaes.grif

fin.peachnet.edu.

Status

Home Depot

www.AtlantaCommunit

makes small

yToolBank.com

community grants --

contact the local

store for more

information.

Organization Low Immediate

Notes

Neighborhood Identity

Low Immediate Appendix A

DCA Regional Representative

Neighborhood Identity

Low Immediate Appendix A

DCA Regional Representative

Appearance

Low Immediate Appendix A

DCA Regional Representative

15

More Information About Recommendation

Recommendation

Why Necessary

Begin a block-by-block clean up program - encouraging Helps build community pride by gradually

neighborhood residents to clean up one block at a time. Partner with police, public works and code

improving neighborhood appearance through grass-roots efforts.

enforcement to use their services during clean up.

Consider backing the cleanup effort with threat of

code enforcement on non-compliers.

Further Details Partner with police, code enforcement and public works during the day of the block clean will create an atomsphere of safety and provide resources for disposing of bulky items such as sofas, white goods and tires.

Establish a Keep Carrollton/Carroll Co. Beautiful program to assist in Litter Education and Beautification issues.

Would connect Carrollton to other resouces in the state and prevent recreating the wheel in Litter Education.

Costs approximately $2500 to become certified depending on population.

Schedule a Code Enforcement Workshop to encourage communication between police, code enforcement officers, and the court system (similar to what was

This will insure that all departments are working on the same page and can focus on correcting the violations.

Both enforcement officials and court officials can receive educational credits for attending.

done in the City of Gainesville - agenda can be

duplicated from similar models).

Study the possibility of grouping environmental and safety code violations on one court docket for a champion judge to hear.

Cases of like concern will get more attention if separated from more violent crimes.

Establish a focused approach to addressing code violations. For example target trash first, then follow sequentially with focus on particular visible-from-thestreet building violations.

This reduces the burden on code enforcement officers, while immediate improvement of maintainence on exteriors of housing will raise the pride of the block / neighborhood.

Consider requiring Business licensing of all rental

This allows code enforcement officers a clear

property owners with more than 2 properties and/or be identification of who is responsible and puts all

required to hire a licensed Property Manager.

owners on equal footing. This would provide established guidelines and would give a Board of

Licensing censure/revocation of license if

guidelines are not followed by landlord or

professional manager. Landlord would feel

pressure to either comply or get out of the rental

business.

Create a Community Development Corporation (CDC) to A Community Development Corporation (CDC) Appendix F

undertake housing revitalization activities in the

will be able to obtain funding from a variety of

public sources to provide rehabilitation services

neighborhood. Structure the CDC to also function as a in the neighborhood. A CDC would also allow the

Community Housing Development Organization (CHDO). community the resources to determine how the

CDC activities could include:

neighborhood is redeveloped. This organization could develop the capacity to acquire properties

and control the mix of owner-occupied to rental

properties in each neighborhood. The CHDO

designation allows the CDC to access HUD funds

and requires a specific board structure that

includes a section occcupied by members that

would represent those individuals who would

actually occupy the targeted housing.

Provide rehabilitation funds for owner-occupants.

Construction of new infill housing on vacant lots.

16

Implementation of Recommendation

For Local Use

Cost Recommended Timeframe Responsible Party

Project Type Appearance

Applicable Toolkit at

www.georgiaqualityg

Funding Source Technical Assistance rowth.com

Status

Low Immediate Appendix A

www.keepgeorgiabeaut

iful.org

Notes

Appearance

Low Immediate Appendix A

Appearance

Low Immediate Appendix A

www.keepgeorgiabeaut iful.org
City of Gainesville, Georgia

Appearance

Low Immediate

Appearance

Low Immediate Appendix A

DCA Building Codes Program

Appearance

Low Immediate

Housing

High Immediate Appendix F

DCA Housing Finance Infill Development

Division

Program

17

More Information About Recommendation

Recommendation

Why Necessary

Further Details

Assemble properties and either redevelop or offer Opportunity for creating attractive, walkable new Illustration 5; Appendix E

for private sector redevelopment as larger-scale developments that bring new housing and activity into the neighborhood.
traditional neighborhood developments.

Redevelop properties currently in public

Amount of publicly-owned land (Housing

ownership & resell to encourage home ownership. Authority and City) is very high in W. Carrollton. This land could be turned into private use (new

development or redevelopment), increasing local

tax revenues while improving the neighborhood.

Purchase housing in floodplains and convert this area to passive open space (ballfields, etc.).

Currently, there are homes in the flood plain. Long-term this area should revert to needed greenspace for the neighborhood.

Provide low cost first mortgages

Home buyer education, including home ownership

and credit counseling.

Negotiate an Interagency Agreement to define the respective roles of local agencies (Housing Authority, CDC, etc.) in the revitalization of West Carrollton.

This agreement between relevant governments, Appendix F government departments and/or agencies will clarify the charge of the CDC, the services it will provide and the product to be delivered.

Create a Landbank Authority.

A Landbank Authority is the legal entity needed for the City of Carrollton to be able to donate assets to the CDC.

Create an inventory of vacant properties (suitable for infill development), properties owned by the city or other government agencies, and tax delinquent properties in the neighborhood.

Identifies prime redevelopment opportunities in the neighborhood: vacant parcels for new infill construction, publicly owned or tax delinquent properties that could easily be obtained and rehabilitated or offered for private sector redevelopment.

Review existing development regulations pertaining to Existing development regulations may

infill development.

inadvertantly be creating barriers to new infill development in the neighborhood.

Appendix F Appendix F
Minimum lot size - recommend a minimum lot size of 5,000 s.f.

Create infill design guidelines for the neighborhood, Ensures that new developments are compatible Illustration 6 & 7 including improved standards for new multi-family infill with the existing character of the neighborhood.
developments.

Interface with state and local Home Builders Associations to utilize programs which enhance accessibility (EasyLiving Homes) and environmentally friendly building (Earth Craft House).

The EasyLiving Homes program, developed in Appendix F part by the Home Builders Association of Ga, increases usability and accessibility for residents and visitors. The Earth Craft House program, developed by the Greater Atlanta HBA in partnership with Southface, is an environmentally friendly construction method that makes houses more energy efficient and can cut a home's energy costs in half.

Establish local public transit shuttle serving West

Lower income population in the neighborhood Illustration 8

Carrollton and other sections of the city, with transfer does not have transportation access to jobs and services around the community.
point in Downtown Carrollton. Start out small and

expand service as demand justifies.

Investigate job access and social service funding to partially subsidize low-cost vanpool services to transport workers directly to job sites in the area.

Lower income population in the neighborhood Illustration 2 does not have transportation access to jobs and services around the community.

18

Project Type

Cost Recommended Timeframe Responsible Party

Implementation of Recommendation

For Local Use

Applicable Toolkit at

www.georgiaqualityg

Funding Source Technical Assistance rowth.com

Status

Notes

Housing

Low Immediate

DCA Housing Finance Division

Housing Housing

Low Immediate

DCA Housing Finance Division

Low Immediate Quality Growth DCA Housing Finance Infill Development

Grant Program; Division

Program

Appendix A

Housing Housing Housing

Low Immediate Quality Growth Grant Program; Appendix A
Moderate Immediate Quality Growth Grant Program; Appendix A

Regional Development Center; DCA Office of Quality Growth
Regional Development Infill Development Center; DCA Office of Program Quality Growth

Low Immediate

Home Builders Association of Georgia

Transportation Moderate Immediate Appendix A

GaDOT Regional Representative

Transportation Moderate Immediate Appendix A

Douglas Co. Rideshare currently operates a vanpool program good resource for information and planning

19

More Information About Recommendation

Recommendation Reexamine Maple St. to Lovvorn Connector - consider westside alignment. Also consider upgrade of W. Georgia Drive to include wider paths and greenspace corridor adjacent to the roadway.

Why Necessary This missing segment of the bypass results in excessive traffic on some local streets in West Carrollton.

Further Details

Improve street connectivity in W. Carrollton area to Traffic congestion occurs due to insufficient Illustration 9 relieve congestion and enhance circulation. (1) extend connectivity to other neighborhood streets. Bike
and pedestrian circulation is also impaired due to 7th Street from 6th Street to Valley Circle. (2) conect lack of connectivity.
House St. to Hendrix St. (north/south direction).

Improve way-finding within study area to include better signage, lighting, and landscaping/design to improve safety.
Improve intersection of Maple Dr. and Hwy 27 to promote pedestrian access between West Georgia Univ. corridor and Downtown Carrollton, including median islands, signage, signalization, pavement treatment across US 27. (Coordinate with Alabama Street crossing improvements below.)

Area needs attractive sign system to orient travelers to key places in the community (rec center area, commercial core, University, etc.). Heavily used areas (gathering places) need additional lighting.

Illustration 10

Current US 27 corridor makes crossing bike/pedestrian activity difficult/undesirable. Coordinate crossing improvements at this location with crossing improvements at Alabama Street.

Create high quality pedestrian/bike crossing of U.S. 27 US 27 is very ped-unfriendly - safer ped/bike

at Alabama Street including signing, marking, pedactuated signal, crosswalk, and landscaped median

linkages needs to be in place between West Carrollton and downtown for students and workers.

(safe refuge for peds) etc.

Develop/promote sidewalk network within the

Sidewalk network provides safe alternative to

neighborhood, especially at student housing areas and driving and creating traffic congestion in the area.

around community activity nodes.

Add pedestrian/bicycle trails along Little Tallapoosa River (linking West Geargia Univ., new ballfields in floodplain, & industrial park).

River corridor provides opportunity for protection of sensitive lands and recreational trails. Trail would be good asset for entire community and link to regional trail network.

Direct necessary University expansion to the Brookwood Apts and City owned land to the west of the University, including:

The neighborhood needs more and better housing choices. University transit service along Brumbelow and Alabama Streets would also permit these areas to serve for off-campus student housing.

Redevelop Brookwood Apartments for student housing. New housing opportunities identified along Alabama Street (below) would be suitable for relocating current Brookwood residents as well as providing additional student housing.

Relocate outdoor teaching and varsity athletic facilities and commuter parking to adjacent city owned land to allow growthof academic facilities and housing on the existing campus.

20

Implementation of Recommendation

For Local Use

Cost Recommended Timeframe Responsible Party

Applicable Toolkit at

www.georgiaqualityg

Project Type

Funding Source Technical Assistance rowth.com

Status

Transportation High Mid-term GaDOT

GaDOT Regional

Representative

Transportation High Mid-term GaDOT

GaDOT Regional Representative

Transportation

High Long-term Apply for TEA-3 GaDOT Regional funds from GaDOT Representative

Transportation Moderate Mid-term Apply for TEA-3 GaDOT Regional funds from GaDOT Representative

Traffic Calming

Notes

Transportation Moderate Mid-term Apply for TEA-3 GaDOT Regional funds from GaDOT Representative

Traffic Calming

Transportation

High Long-term Apply for TEA-3 GaDOT Regional funds from GaDOT Representative

Transportation

High Long-term Apply for TEA-3 GaDOT Regional funds from GaDOT Representative

University

High Mid-term Appendix A

21

More Information About Recommendation

Recommendation Promote bicycle use within campus and off-campus while working with the City on bicycle/pedestrian planning.
Enhance pedestrian/bicycle/transit movement by minimizing through traffic on campus roads. This should include realignment of W. Georgia Drive to minimize cut-through traffic on campus

Why Necessary Bikes are a good travel option for students and others to destinations beyond walking distance (1/2 to 2 miles).
Currently, commuter traffic bound for work sites in the the Brumbelow Road/Columbia Dr. corridor use campus roadways. This makes bike/ped circulation on campus more difficult. An alternative route for commuter travel is needed.

Further Details

Redesign Maple Street to serve as a clearly

This will serve to connect two important cultural Illustration 11, 12 & 13; Appendix D

recognizable corridor between West Georgia College centers of Carrollton, through the West Carrollton area, and provide an attractive location for a
and the downtown business district/Main Street area. variety of businesses.

This will also provide a link between the two important

centers of cultural activity in the community.

Improvements should include:

Major streetscaping enhancements (street lights, Pedestrian amenities (better sidewalks, street Illustration 11 & 12

landscaping, etc.) to tie Downtown to the University area with unified theme.

trees, pocket parks, etc.) are needed to create an environment where people will want to walk. Increased pedestrian activity is good for

business.

Design guidelines for new development (to yield a

Illustration 13

more unified appearance as the area gradually

redevelops).

Signage controls.

Lowering building setback requirements from the street to encourage walkability and improve the appearance of the street.

Corridor currently has varying setbacks which Illustration 13 detract from its appearance and ability to encourage pedestrian activity. As new developments are created and redevelopment occurs in the corridor, a more walkable design is recommended.

Encouraging inter-parcel access and shared driveways to minimize curb cuts and improve traffic flow.
Encourage as much well-designed infill and medium density multi-family residential development as possible along Alabama Street.

Traffic circulation and pedestrian/bike circulation and safety is degraded by numerous driveways and a continuous center turn lane on Maple Street.
Good location for medium density residential Illustration 14 & 15; Appendix F area that could be served by bus transit links to West Georgia Univ. and Downtown. Serves as good buffer between University area and singlefamily residential neighborhood.

Improve streetscaping and pedestrian facilities along Will enhance the appearance and walkability

Alabama Street.

along Alabama Street.

Appendix D

Create a neighborhood-scale commercial center on north side of Alabama at Burson (near Smith Grocery) incorporating all existing businesses. Incorporate guidelines for landscaping, signage, appearance to

Neighborhood needs attractive, safe neighborhood commercial node. Can incorporate existing grocery store and provide new place for new neighborhood businesses.

ensure that this area blends well with the surrounding

neighborhood.

Illustration 16 & 17; Appendix E

22

Implementation of Recommendation

For Local Use

Cost Recommended Timeframe Responsible Party

Project Type University

Applicable Toolkit at

www.georgiaqualityg

Funding Source Technical Assistance rowth.com

Status

High Long-term Apply for TEA-3 GaDOT Regional

funds from GaDOT Representative

University

High Long-term GaDOT

GaDOT Regional Representative

Traffic Calming

Maple Corridor

High Long-term Community

DCA Office of Quality Corridor Study; Right-

Improvement Growth

of-Way

District; Appendix A

Improvements;

Targeted Corridor

Redevelopment

Notes

Alabama Corridor High Mid-term Appendix F

DCA Housing Finance Infill Development

Division

Program

Alabama Corridor High Mid-term Appendix A Alabama Corridor High Mid-term Appendix A

DCA Office of Quality Corridor Study; Right-

Growth

of-Way

Improvements;

Targeted Corridor

Redevelopment

DCA Office of Quality Mixed Use Zoning

Growth

Districts

23

More Information About Recommendation

Recommendation Apply for National Register designation for the Mandeville Mill and Mill Village.

Why Necessary

Further Details

In addition to providing tax credits, National

Illustration 4; www.nps.gov

Register designation would give the

neighborhood stature, and foster cultural tourism.

Redevelop Mandeville Mills for student housing,

A natural location for new housing that will bring Illustration 18

including a small area for student-oriented commercial life to the surrounding neighborhood. Proximity to West Georgia campus is very good.
businesses (laundromat, coffee shop, etc.). Also

include recreational area/clubhouse with pool,

gardens, etc. Another alternative is to encourage

residential development using federal tax credits (for

rental and owner-occupied units).

24

Cost Recommended Timeframe Responsible Party

Implementation of Recommendation

Project Type Mandeville Mill

Moderate

Mid-term

Applicable Toolkit at

www.georgiaqualityg

Funding Source Technical Assistance

rowth.com

Historic

DCA Regional

Preservation Fund Representative

grants from DNR,

Historic

Preservation

Division, contact

Cherie Bennett 404-

656-2840 or

cherie_bennett@m

ail.dnr.state.ga.us.

Status

Mandeville Mill

High

Long-term Appendix A

DCA Regional Representative

For Local Use Notes

25

This page intentionally left blank.
26

Illustrations WEST CARROLLTON Illustrations WEST CARROLLTON

WEST CARROLLTON Illustrations WEST CARROLLTON Illustrations

Illustrations WEST CARROLLTON Illustrations WEST CARROLLTON

WEST CARROLLTON Illustrations WEST CARROLLTON Illustrations

Illustrations WEST CARROLLTON Illustrations WEST CARROLLTON

WEST CARROLLTON Illustrations WEST CARROLLTON Illustrations

Illustrations WEST CARROLLTON Illustrations WEST CARROLLTON

WEST CARROLLTON Illustrations WEST CARROLLTON Illustrations

Illustrations

Illustrations WEST CARROLLTON Illustrations WEST CARROLLTON

WEST CARROLLTON Illustrations WEST CARROLLTON Illustrations

Illustrations WEST CARROLLTON Illustrations WEST CARROLLTON

WEST CARROLLTON Illustrations WEST CARROLLTON Illustrations

Illustrations WEST CARROLLTON Illustrations WEST CARROLLTON

WEST CARROLLTON Illustrations WEST CARROLLTON Illustrations

Illustrations WEST CARROLLTON Illustrations WEST CARROLLTON

WEST CARROLLTON Illustrations WEST CARROLLTON Illustrations

Illustrations WEST CARROLLTON Illustrations WEST CARROLLTON

WEST CARROLLTON Illustrations WEST CARROLLTON Illustrations

Illustrations WEST CARROLLTON Illustrations WEST CARROLLTON

WEST CARROLLTON Illustrations WEST CARROLLTON Illustrations

Illustrations WEST CARROLLTON Illustrations WEST CARROLLTON

WEST

CARROLLTON

Illustrations

WEST

Map Legend
Project Area Greenspace & Trails National Register District (see Illustration 4) Neighborhood Commercial Center (seeIllustration16) Proposed Street Realignments (seeIllustration9) Community Activity Center Housing Redevelopment Area (seeIllustration5) Corridor Redevelopment Area (see Illustrations 11 & 12)
Proposed Transit Route (seeIllustration8)

1

Overall Development Concept

28

Map Legend
Carrollton Industrial Park State University of West Georgia Downtown, Tanner Hospital, and Southwire

Carrollton Employment Centers

2

29

3

Example of Gateway Signage

30

Alabama at Brumbelow
Mill Village - Proposed National Register District

US 27 at Spring
US 27 at Alabama or Maple

Maple at Griffin

National Register District & Gateways

4

31

5

Traditional Neighborhood Development Plan

32

Compatible Multi-Family Housing

6

33

Before After

Before

After

7

Compatible Multi-Family Housing

34

Target area for van pool

Adamson Square - Ideal location for a Super Stop due to services located in
the square

Super Stops - bus stops that include amenities such as shelters, benches, etc.

Proposed Transit Route

8

35

9

Proposed Street Realignments

36

Example of Directional Signage

10

37

11

Maple Street Streetscape Enhancements

Underground Utilities

Street Trees

Signage Controls

38

Directional Signage

Crosswalks

Super Stop Location

Sidewalks

Maple Street Streetscape Enhancements

12

39

13 Example of Streetscape Enhancements 40

Example of Single-family Housing on Alabama Street

14

41

15

Example of Multi-family Housing on Alabama Street

42

Neighborhood Commercial Center

16

43

17

Example of Commercial Center Shops

44

Mill Village Revitalization Plan

18

45

This page intentionally left blank.

Appendix

Appendix WEST CARROLLTON Appendix WEST CARROLLTON WEST CARROLLTON Appendix WEST CARROLLTON Appendix Appendix WEST CARROLLTON Appendix WEST CARROLLTON WEST CARROLLTON Appendix WEST CARROLLTON Appendix Appendix WEST CARROLLTON Appendix WEST CARROLLTON WEST CARROLLTON Appendix WEST CARROLLTON Appendix Appendix WEST CARROLLTON Appendix WEST CARROLLTON WEST CARROLLTON Appendix WEST CARROLLTON Appendix Appendix WEST CARROLLTON Appendix WEST CARROLLTON WEST CARROLLTON Appendix WEST CARROLLTON Appendix Appendix WEST CARROLLTON Appendix WEST CARROLLTON WEST CARROLLTON Appendix WEST CARROLLTON Appendix Appendix WEST CARROLLTON Appendix WEST CARROLLTON WEST CARROLLTON Appendix WEST CARROLLTON Appendix Appendix WEST CARROLLTON Appendix WEST CARROLLTON WEST CARROLLTON Appendix WEST CARROLLTON Appendix Appendix WEST CARROLLTON Appendix WEST CARROLLTON WEST CARROLLTON Appendix WEST CARROLLTON Appendix Appendix WEST CARROLLTON Appendix WEST CARROLLTON WEST CARROLLTON Appendix WEST CARROLLTON Appendix Appendix WEST CARROLLTON Appendix WEST CARROLLTON WEST CARROLLTON Appendix WEST CARROLLTON Appendix

Appendix A - Funding Sources for Quality Growth
Georgia Department of Community Affairs (DCA)
Quality Growth Grant Program http://www.dca.state.ga.us/grants/qualitygrowthgrant.html
Grants for projects directly promoting growth management concepts, infill housing, brownfield development, 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.
Community Development Block Grant Loan Guarantee Program (Section 108 Program) http://www.dca.state.ga.us/economic/section108.html
An economic and community development financing tool authorized under Section 108 of Title I of the Housing and Community Development Act of 1974, as amended.
The program is a method of assisting non-entitlement local governments with certain unique and large-scale economic development projects that cannot proceed without the loan guarantee.
Community Development Block Grant Program Regular Round http://www.dca.state.ga.us/grants/grantprogram.html
Grants for housing improvement projects, public facilities such as water and sewer lines, bulidings such as local health centers or headstart centers, and economic development projects.
Community Home Investment Program (CHIP) http://www.dca.state.ga.us/grants/homeinvestment.html
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 in the community.
Downtown Development Revolving Loan Fund (DDRLF) http://www.dca.state.ga.us/economic/ddrlf2.html
Loans to non-entitlement cities and counties for small and middle-size communities in implementing quality downtown development projects.
Employment Incentive Program http://www.dca.state.ga.us/economic/eip.html
Grants for local projects intended to facilitate and enhance job creation and/or retention, principally for persons of low or moderate income.
Georgia Commission for National and Community Service/AmeriCorps State http://www.nationalservice.org/stateprofiles/ga_intro.html
Grants to meet community service needs which match national need areas as determined annually by the Corporation for National Service.
48

Regional Assistance Program (RAP) http://www.dca.state.ga.us/economic/rap.html
Grants for Regional Economic Development
Rural Rental Housing Development Fund (RRHDF) http://www.dca.state.ga.us/housing/rrhdf_memo.html
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.
Low Income Housing Tax Credit Program http://www.dca.state.ga.us/housing/lihtc.html
Provides federal and state income tax credit for the acquisition, construction, or rehabilitation of rental housing affordable to low-to-moderate income families and individuals.
HOME CHDO Loan Program http://www.dca.state.ga.us/housing/nonprofit.html
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 finance through the program must be affordable by low-to-moderate-income households as defined in the State of Georgia's 1999 Qualified Allocation Plan, the OAHD Application manual, and the HOME investment Partner-ships Program Final Rule (24 CFR Part 92).
HOME CHDO Predevelopment Loan Program http://www.dca.state.ga.us/housing/chdopre.html
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.
HOME CHDO Permanent Supportive Housing Program http://www.dca.state.ga.us/housing/pshp_nofa_memo.html
Grants to create the best possible projects recognizing the difficulty of coordinating the activities necessary for special needs populations.
HOME Rental Housing Loan Program http://www.dca.state.ga.us/housing/rentalfin.html
Loans for constructing financing and/or permanent financing for the costs of constructing or rehabilitating rental housing as defined in the State of Georgia's 1999 Qualified Allocation Plan. Rental dwelling units financed through the program must be affordable by low-to-moderate-income households as defined in the State of Georgia's 1999 Qualified Allocation Plan, the OAHD Application Manual, and the HOME Investment Partnerships Program Final Rule (24 CFR Part 92).
OwnHOME Program http://www.dca.state.ga.us/housing/index.html
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.
49

Georgia Department of Natural Resources
319(h) Nonpoint Source Implementation Grant http://www.dnr.state.ga.us/dnr/environ/
Grants to implement activities and projects to reduce nonpoint sources of water pollution. Activities may include: Phase II Stormwater National Pollutant Discharge Elimination Systems (NPDES) Best Management Practices Demonstrations TMDL Implementation And more
Georgia Heritage Grants http://www.dnr.state.ga.us/dnr/histpres/
Grants to assist eligible applicants with the rehabilitation of Georgia Register-listed historic properties and related activities.
Recreational Trails Program (RTP) http://www.serve.com/bike/georgia/trails
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.
OneGeorgia Authority
OneGeorgia Equity Fund Program http://www.dca.state.ga.us/onegeorgia/funds.html
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.
OneGeorgia Regional E9-1-1 Fund http://www.dca.state.ga.us/onegeorgia/funds.html
Grants and loans to finance activities that assist the mostly rural counties in Georgia that are currently without enhanced 91-1 emergency telephone services ("E-9-1-1").
OneGeorgia EDGE Fund Program http://www.dca.state.ga.us/onegeorgia/funds.html
Provides 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.
Other State Programs
Urban and Community Forestry Assistance Program http://www.gfc.state.ga.us/Services/UCF/FinancialAssistanceProgram.cfm
Grants designed to encourage citizen involvement in creating and supporting long-term and sustained urban and community forestry programs throughout the state.
50

Transportation Enhancement Program http://www.dot.state.ga.us/dot/plan-prog/planning/projects/te/index.shtml
Federal grants for twelve categories of transportation enhancement activities Capital Outlay for Public School Facilities Construction http://www.doe.k12.ga.us/schools/facilities/index.asp
Grants for new Construction, renovation, and modifications of public school facilities
Federal Sources
EPA Funding for Smart Growth www.epa.gov/livability/topics/funding.htm
EPA developed a guide of funding resources to assist local and state governments, communities, and non-governmental organizations addressing the varied aspects of smart growth.
Land and Water Conservation Fund (LWCF) http://www.nps.gov/lwcf/contact_list.html
Grants for acquisition of real property and development of facilities for general purpose outdoor recreation.
Private Sources
Grassroots Art Program http://www.gaarts.org/grants_programs/gap_program/index.html
Grants to arts organizations and other groups to support Grassroots arts activities that broaden and deepen public participation in the arts.
Organizational Grants http://www.gaarts.org/grants_programs/organizational_grants/index.html
Designed to provide support to arts organizations and other groups administering arts projects. Georgia Cities Foundation Program http://www.georgiacitiesfoundation.org/
Loans to cities requesting financial assistance in their efforts to revitalize and enhance their downtowns areas. Funders Network for Smart Growth and Livable Communities www.fundersnetwork.org
The Funders Network offers a searchable database of approximately 52 private foundations that support various elements of smart growth.
51

Appendix B - Quality Growth Assistance Directory
Georgia Quality Growth Partnership www.georgiaqualitygrowth.com
Toolkit Practical advice to local governments on quality growth tools with step-by-step guides for implementation, consider-
ations about costs, administrative requirements, and example ordinances.
Resource Teams Local technical assistance visits, staffed by volunteers from the partnership, the state university system, and
public or private sector participants from the design or development fields who help communities develop comprehensive strategies for implementing quality growth practices.
Georgia Examples Web site of mini-case studies about quality growth projects taking place within Georgia, including contact
information to help facilitate peer-to-peer sharing among local governments.
Quality Growth Advisory Clinic A panel of experts, made available at major in-state conferences for one-on-one consulta-
tion and advice about local quality growth projects.
Atlanta Regional Commission www.atlantaregional.com
Livable Centers Initiative (LCI) Provides seed money to communities in ARC region working to enhance livability and
mobility for their residents. Community Planning Academy (CPA) Provides targeted education in community planning and its many challenges, including training for planning officials and citizens. Community Choices Toolkit Offers communities customized solutions for their very different needs. Each tool incorporates best practices at work both locally and nationally and molds them into strategies that make sense for the Atlanta Region.
Developments of Excellence Awards Program To showcase truly innovative projects. Data Training Provides information about data-rich web sites so communities can find demographic and socio-economic data
to help in grant writing and public presentations.
Census Data Maps (http://atlantacensus2000.gsu.edu A collaborative website between Georgia State University Fiscal Re-
search Program and ARC, allowing access and display of population, age, gender, ethnicity, income and household information for the entire United States or for an area as small as a neighborhood of your choice.
Atlanta Regional Consortium for Higher Education
www.atlantahighered.org Higher Education Resources for Quality Growth Directory Identifies a wide range of technical assistance, research,
and informational resources available through the various Atlanta area colleges and universities to support local quality growth initiatives.
52

The Georgia Conservancy www.georgiaconservancy.org
Works in partnerships such as the Alliance for Quality Growth, and the Georgia Quality Growth Partnership to provide incentives and technical assistance for quality growth efforts.
Blueprints for Successful Communities Technical assistance and education to help communities chart their future in ways
that can protect and enhance social, cultural and environmental assets.
Georgia Cool Communities www.coolcommunities.org
Provides technical assistance on sustainable development to help mitigate Urban Heat Islands and improve air and water quality using vegetative cover and tree canopy, reflective roofing materials, and lighter colored or pervious paving alternatives. Offers resource materials and links to scientific studies and reports, practical applications of Urban Heat Island mitigation strategies and information about projects in various communities. Conducts seminar and conference presentations, lunch & learn sessions, quarterly information forums.
Georgia Department of Community Affairs (DCA) www.dca.state.ga.us
Better Hometown and Georgia Main Street Programs www.betterhometown.org Self-help community development
programs designed to improve a community's quality of life through sound planning and implementation for small and large cities.
Downtown Development Resource and Program Guide Identifies all DCA resources and programs that are available to
assist in the revitalization of Georgia's downtowns.
Comprehensive PlanBuilder www.georgiaplanning.com A web-enabled computer program for development of comprehensive
plans online, with decision support tools, hot links, and an array of data and maps.
Model Code: Alternatives to Conventional Zoning www.dca.state.ga.us/planning/modelcode.html Provides viable legal
alternatives to conventional zoning for smaller local governments with limited technical and administrative capacity, such as sign ordinances, manufactured housing, and subdivision regulations, as well as more innovative tools such as performance standards, design review, and clustering rural development.
Quality Growth Grant Program www.dca.state.ga.us/grants/qualitygrowthgrant.html State financial assistance for the
implementation of quality growth initiatives -- any activities that promote better management of growth and development so that growth enhances the quality of life in a community.
Special Issue Retreats Intensive one-or-two-day gatherings of key local officials for hands-on work with a recognized expert
in a particular quality growth approach (e.g., innovative site plan review, sign regulations, mixed use zoning).
Quality Growth Assessment A review of local regulations and development patterns to identify local barriers to implementa-
tion of quality growth best practices.
Direct Technical Assistance Hands-on expert assistance, provided upon request to communities seeking to implement
particular quality growth approaches.
Regional Offices www.dca.state.ga.us/regions/index.html Arrange technical assistance for local governments interested in
implementing quality growth initiatives.
53

Georgia Department of Natural Resources Coastal Resources Division www.crd.dnr.state.ga.us
Georgia Coastal Management Program (GCMP) Provides technical assistance to local governments and other coastal
stakeholders in identifying, protecting, and enhancing public access to natural resources, GIS mapping, researching funding for resource related projects; and linking with other regional and state agencies.
Coastal Incentive Grant Program Provides financial assistance to local regional, and state agencies and research and
education institutions for projects that protect or enhance coastal resources.
Georgia Forestry Commission Urban & Community Forestry
www.gfc.state.ga.us/Services/UCF/index.cfm Financial Assistance Program Provides money to help conserve, manage, and enhance community forests.
Technical Assistance Tree ordinance development assistance; Community Tree Benefits & Care; Urban/rural interface assis-
tance; and training.
Georgia Greenspace Program www.state.ga.us/dnr/greenspace
A funding source and framework within which developed and rapidly developing counties and their municipalities can preserve community greenspace to provide for the protection of environmental, historic, and natural resources.
Georgia Institute of Technology www.gatech.edu
Economic Development Institute www.edi.gatech.edu
Fiscal Impact Tool for Land Use Planning Helps local officials, economic developers, and planners to project the fiscal
impact of growth under alternative land use pattern scenarios.
Strategic Opportunities Assessment Provides a community with guidelines and recommendations for a five to ten year
strategic plan for economic development, compatible with quality growth objectives.
Research Institute www.gatech.edu/research/
Tech Assist Program www.gtassist.org/ Technical assistance in the areas of environment, safety, health, and sustainable
facilities to communities and small and medium-sized industries.
Technical Outreach Services for Communities (TOSC) www.toscprogram.org Guidance through the environmental
cleanup and site reuse process.
Technical Assistance for Brownfields (TAB) www.toscprogram.org Technical assistance to communities and munici-
palities addressing the environmental issues of Brownfield cleanup and redevelopment.
Sustainable Facilities and Infrastructure Program (SFI) http://maven.gtri.gatech.edu/sfi Technical assistance and
training to public and private institutions seeking to implement sustainability in their capital facility practices.
54

College of Architecture www.coa.gatech.edu/
Center for Quality Growth and Regional Development www.coa.gatech.edu/cqgrd Cutting-edge research on sustain-
able growth, transportation, environmental protection, quality schools, and community involvement. Outreach and educational program to promote improved quality of life in regions throughout U.S. and abroad.
City and Regional Planning Program www.coa.gatech.edu/crp Research focused on growth management, land use,
transportation, economic development, housing, and environmental protection in city and regional settings. Accredited master's degree and studio field-level experiences for local communities in quality growth issues.
Architecture Program www.coa.gatech.edu/arch Research and studio education in urban design, suburban retrofitting, and
pedestrian/walkable environments. The Georgia Land Trust Service Center works to increase the effectiveness of land trusts and helps land owners protect conservation lands in Georgia and the Southeast. The Georgia Wetlands Trust Fund provides an alternative strategy for meeting wetlands mitigation requirements under Section 404 of the Clean Water Act.
Regional Development Centers www.dca.state.ga.us/planning/rdc_mapc.pdf
Planning Divisions provide assistance with the development of local and regional comprehensive plans, preparation of land management ordinances, codification of ordinances, mapping, and review of Developments of Regional Impact.
University of Georgia www.uga.edu
Alliance for Quality Growth http://aqg.ecology.uga.edu
Provides technical assistance on quality growth planning; incentives for smart growth; and smart growth regulation. Offers technical assistance on greenspace/farmland protection; planning strategies, economies of growth management, zoning and regulatory issues. Available library of technical reports and policy papers, and including a speakers' bureau and public presentations.
Carl Vinson Institute of Government www.cviog.uga.edu
Balanced Growth Initiative Develops tools to determine efficiency, social productivity, and environmental sustainability of
growth and growth management options. Provides comprehensive database of growth management case studies. Offers publication: "Drivers of Growth -- Literature Review." Developing decision support model and pilot program for local government use. Offers "Quality Growth University" for local elected officials.
College of Environment and Design Public Service and Outreach Programs
Institute of Ecology http://outreach.ecology.uga.edu/index.html Undertakes research and policy assistance focused on land-
use, biodiversity, water and air quality.
School of Environmental Design www.sed.uga.edu Provides landscape Architecture, Historic Preservation and Community
Design Services, including: Community Design Charrettes; Corridor Studies; Downtown Revitalization; Landscape Planning; Historic Resource Surveys and Preservation Plans; Historic District Design Guidelines.
Urban Land Institute Atlanta District Council www.atlanta.uli.org Atlanta's Advisory Services Committee provides
professional and technical services to Atlanta region projects and processes through the involvement of local ULI members, including creating local advisory panels and review of local public development and planning initiatives.
55

Appendix C - Suggested Land Development Regulations
l Required site plan review: Require each new development or subdivision to undergo detailed site plan review to ensure that it meets all local regulations (like those suggested below) and that the development plan is pedestrian friendly, protects environmentally sensitive areas, includes roadway interconnections with adjoining properties, etc. This requirement is critical to successful implementation of other regulations suggested herein.
l Innovative subdivision regulations: Appropriate subdivision regulations will be needed to ensure that new developments follow the principles of conservation subdivisions and traditional neighborhood developments recommended throughout this report. These include elements such as connective grid street patterns, mixing of uses, smaller street widths, lot sizes and building setbacks.
l Sign & billboard regulations.
l Architectural design standards: Standards should be based on analysis of historic structures throughout the region to identify patterns that define the "regional vernacular" architecture. Professional assistance from an architecture/planning firm will probably be necessary to develop a good set of standards, customized for each separate character area. Properly enforced, the resulting design requirements will prevent spread of "Generica" by ensuring that new development is compatible with the regional vernacular.
l Purchase of Development Rights (PDR) or Transfer of Development Rights (TDR): Both of these are incentive approaches for reducing development pressure in areas best set aside from development for reasons of environmental conservation or farmland protection.
l Tree preservation requirements for new developments. Site clearance restrictions may be included in a general tree preservation ordinance designed to save the maximum possible number of native trees on all development sites.
l Design codes for intown neighborhoods and historic districts to ensure that new development is compatible with traditional neighborhood character. Criteria to consider for adoption include: - Maximum square footages for commercial uses to maintain human scale and encourage pedestrian access. - Wide sidewalk requirements in front of store fronts to encourage street-side pedestrian activity. - Adequate lighting requirements to help ensure pedestrian safety. - Build-to-lines to bring the buildings close to sidewalks. - Maximum and minimum building height requirements to help ensure pedestrian scale (Minimum height 18 feet;
Maximum height 35 feet). - Planting strip and street tree requirements along street curb to provide shade and help protect pedestrians from
vehicles. - Inter-parcel access and alley requirements to limit curb cuts. - Limit sign size to pedestrian scale and orientation. - Store fronts with clear display windows required. No blank walls. - Primary pedestrian entrance directly off public street sidewalks. - Encourage on-street parking, where possible.
56

- Lower minimum parking requirements and/or shared parking requirements to minimize land areas dedicated to parking.
- Off-street parking located behind or beside structures. - Permit zero-lot line residential development and low density multi-family residential. - Require new gas stations to place building at corner (zero lot line) with pumps in rear. l Large lot zoning: This is an appropriate tool for protecting farmland, undeveloped forested areas, and critical riparian areas from development pressures, provided the minimum lot size is set high enough (larger than 10 acres suggested).
57

Appendix D - Recommended Streetscape Improvements
l Construct, repair or replace sidewalks. - Sidewalks adjacent to residential development must be 2-5 feet from back of curb without street trees and a minimum of 8 feet with street trees. Sidewalks should be 5-8 feet in width. - Sidewalks in commercial areas should have a 15-20 feet minimum width from edge of building with street trees planted every 30 feet in 8x5 tree wells.
l Plant street trees (hardwoods). l Install attractive street lights. l Relocate utilities off the street frontage or underground (see the toolkit topic "Utility Relocation" at
www.georgiaqualitygrowth.com) l Hang street banners from lightposts. l Provide benches and trash receptacles. l Improve signage design and limiting the size and number of signs. l Create 10 foot landscaped buffers to shield parking lots from view. l Install traffic calming devices, such as raised pedestrian crossings, on-street parking, or landscaped medians,
in high speed areas to increase safety for pedestrians and bicyclists. Note: Consult with the Georgia Depart ment of Transportation (DOT) during the process of planning and designing these streetscape improvements.
58

Appendix E - Summary of Georgia's Urban Redevelopment Act
(O.C.G.A 36-61-1)
Purpose:
Gives cities broad powers to redevelop blighted or threatened areas of the community. Allows communities to use eminent domain to buy and assemble property for revitalization and resale. Does not require a referendum. The required Urban Redevelopment Plan (URP) is fairly easy and inexpensive to prepare and amend. Can be implemented either by a Downtown Development Authority (DDA) or a Redevelopment Authority appointed by
the city. Encourages involvement of private enterprise/public private partnerships to redevelop neglected areas of the community. Permits use of tax exempt bonds for redevelopment purposes. These may be secured by loans and grants. Lets the public know what is being planned for the redevelopment area. Guides City investments in infrastructure to support redevelopment. Allows the City to negotiate variances and wave many requirements of its existing zoning and development requirements in
order to achieve the optimum economic and aesthetic results in the redevelopment area.
Process:
Draft the Urban Redevelopment Plan. Hold a public hearing. Adopt the plan. Appoint an organization (urban redevelopment authority or DDA, city redevelopment agency) to implement the plan. Implement the plan.
What is an Urban Redevelopment Plan?
A general blueprint for redevelopment and targeting of public investments in the redevelopment area.
Required components of the Urban Redevelopment Plan:
Statement that the URP is consistent with the city's comprehensive plan. Clearly defined boundaries of the redevelopment area (need not be contiguous). Explanation of negative conditions in the area necessitating redevelopment. The city's land use objectives for the area (types of uses, building requirements, zoning
changes, and development densities). Description of land parcels to be acquired and structures to be demolished or rehabilitated. A workable plan for leveraging private resources to redevelop the area. A strategy for relocating any displaced residents. Any covenants or restrictions to be placed on properties in the redevelopment area in order to
implement the plan. Public infrastructure to be provided transportation, water, sewer, sidewalks, lighting,
streetscapes, public recreational space, parking, etc. to support redevelopment of the area. A workable financial strategy for implementing the plan.
59

Appendix F - Georgia's Housing Source
60

61

62

63

64

65

66

Appendix G - Individual Reports
VARIOUS BUSINESS DEVELOPMENT OPPORTUNITIES/GAPS
Downtown Carrollton - Downtown businesses employ many West Georgia students. Other markets for downtown include Student, Faculty, Parents & Alumni. The Main Street office actively markets to the student population. They are looking for marketing suggestions/solutions to tap into the Alumni, Faculty and Parental Markets. Artist Coop/Incubator There are 150 professional located in the Carrollton/Carroll County area. Norfolk Southern Depot Banquet & meeting facility
Latino Market There are many economic development opportunities regarding Carrollton's existing Latino population. The Chamber of Commerce & West Georgia College can partner to provide Business Spanish classes. The Dalton-Whitfield Chamber & Dalton State College received a grant and these classes have been very well attended. Dalton, Georgia partnered with the University of Monterrey due to large Latino percentage to provide teaching professionals for the schools who also act as resources to the community at large. The Georgia Project is a nonprofit organization started with seed money provided by the City of Dalton. Through the University of Monterrey additional leadership was identified and developed among the Latino community Then, the Latin Community Alliance was formed to assist existing and potential Latino business owners among other services such as a Health Fair Assisted with the design of a public park located in a predominantly Latino neighborhood. Helped the City to distribute a survey to solicit design & facility need input from area residents Assists with teacher professional development regarding ESL students provided by the Center for Applied Linguistics A grant through the Board of Regents funded a Coordinator to mentor and assist existing Latino students attending Dalton College. The Georgia Project and the University of Monterrey located a qualified person to staff this position. Georgia Project teachers provide English classes to the parents of their students who do not speak English Georgia Project teachers assist with the translation of various government documents regarding issues such as Zoning, Business Licenses, etc. Cultural Exchange Program The Chamber of Commerce conducts a program where the CEO of an Anglo business will follow the owner of a Latino or other type of non-Anglo business for a day and the same happens in return. This has been one of the Chamber's most popular programs
Contact information:
George Woodward, President 706-278-7373 Dalton-Whitfield Chamber of Commerce 524 Holiday Drive Dalton, GA 30720 gwoodward@daltonchamber.org
Dr. Jo-Anne Schick 706-281-1530 Georgia Project P.O. Box 886 Dalton, GA 30722-0886 georgiaproject@alltel.net
67

NEIGHBORHOODS/HOUSING
Findings: Decrease in owner-occupied housing units Substandard tenant occupied housing units Substandard Housing stock prevails in study area Vacant lots are underutilized Multi-family housing units for non-student population are inadequate to serve the needs of the current commu
nity. Code violations must be addressed along with a study of the effectiveness of the current housing codes. Strict
enforcement of Building Codes would allow the City to identify areas that can be target for redevelopment.
Recommendations: West Carrollton Study Area
The West Carrollton study area offers an opportunity to return existing neighborhoods to a stable mixed income owner-occupied residential community. The current neighborhoods are predominately single-family detached homes, interspersed with duplex and multi-family housing developments. The area has transitioned to residential rental and is moving away from ownership.
Single-family detached homes are the predominant source of housing within this neighborhood. The majority of the homes in the area appear to be in excess 50 years old. There are many substandard properties interspersed within the neighborhoods and much of the housing is in need of major repairs. Several of the substandard properties have been removed leaving vacant lots available for infill housing. Plans for the development of infill housing should include housing that is architecturally compatible to existing housing stock.
A study of the ownership interest of these properties would prove useful to establishing the need for rehabilitation funding for owner occupied housing and identify opportunities to convert rental properties that could be rehabilitated for sale to current residents, former community residents, and others looking for a place to live that has a sense of community. With careful planning this area could be transitioned back to an owner occupied neighborhoods.
Current neighborhoods are deteriorating as they transition to tenant occupied rental properties. This trend can be reversed through partnerships with the City, the local housing authority, and current homeowners.
The establishment of a Community Development Corporation (CDC) to obtain funding from public sources to provide rehabilitation services, control development in the area, down payment assistance, home buyer education, and credit counseling to assist moderate and low-income households. This type of community group could assist in the repair of current residences and prepare potential homeowners in the community for home ownership.
A CDC would also allow the community the resources to determine how the neighborhood is redeveloped. This organization could develop the capacity to acquire properties and control the mix of owner-occupied to rental properties in each neighborhood.
68

Contacts:

DCA

Community Development Block Grant (CDBG) Susan McGee 404-679-3176
Community HOME Investment Program (CHIP) Jane Keefe 404-679-3167
Community Housing Development Organization (CHDO) Doug Scott 404-327-6881
Home Buyer Loans & OwnHOME Loans & Home Buyer Education Phil Cottone 404-679-4846
Housing Tax Credits and Multi-family Housing Financing Joy Fitzgerald 404-679-3126
Home Buyer Education Janet Jordan 404-679-0624
Federal Home Loan Bank of Atlanta / Affordable Housing Program Rob Hammock 800-536-9659

Affordability of Housing: Survey Housing Stock to determine age, condition of property, and identify whether owner occupant or rental property

Neighborhood revitalization o Identify substandard housing
o Enforce zoning to bring properties up to code o Provide rehabilitation funds for Owner Occupants
Possible DCA CDBG or CHIP projects

In-fill housing on Vacant Lots
o Funded by DCA CHIP Grant, Federal Home Loan Bank/Affordable Housing Programs (FHLB/AHP)
through local banks, and low interest loan funds from local banks.
o Provide low cost first mortgages DCA Home Buyer Loans FHLB/AHP
o Down Payment Assistance DCA OwnHOME Loan Program FHLB/AHP (Local Participating Lenders in FHLB programs

Home Buyer Education
o Establish a program to provide Home Ownership and Credit Counseling DCA Home Buyer Education Coordinator

Multi-Family Housing Developments Enforce zoning to bring properties up to code

69

IMPLEMENTATION STRATEGY
Most of the resources needed to accomplish the recommendations of this Plan will be supplied by the private sector and through user fees. The University of West Georgia, the City, and the private sector need to recognize the value of coordination and cooperation in implementing and facilitating capital improvement programs and higher skill employment opportunities for Carrollton's orderly growth and development. The City of Carrollton's implementation strategy needs to include the following: (1) Modify ordinances regulating developments to reflect the ever-changing circumstances and technology. One
way to achieve this is to formalize an annual ordinance review process by implementing a Planning Work Program. (2) New tools and programs need to be developed to increase the social unity between the different segments of the community. (3) Capital improvement programs need to be developed to accommodate long-term objectives of the community. (4) Annual evaluation of actions taken to implement the programs set forth for quality growth of the community. (5) Modify the City code and ordinances to support quality growth Development regulations need to address issues such as site planning, site orientation, building design,
landscaping, etc. to increase the quality of development. The Downtown Carrollton area needs to have special development standards (such as an overlay district)
to promote convenient and successful commercial establishments, a safe environment, and quality develop ment. For Maple Street, there is a need to develop a corridor plan to increase the efficiency of the road system for auto and truck traffic, while protecting and promoting bicycle and pedestrian mobility. This Plan needs to consider the compatibility of structures and their interaction with the transportation system. In different zoning districts, aesthetic standards/guidelines need to be incorporated in the City's develop ment regulations to enhance the quality of development and its appearance. Amend the zoning ordinance for R-5 Neighborhood-Scale Commercial Districts. These provisions should provide locational guidance for this type of district. Eliminate the need for off-street parking, thereby increasing the number of developable sites and encouraging walkability.
70

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