Quality growth master plan : City of Zebulon

Quality Growth Master Plan: City of Zebulon
City of Zebulon Pike County, Georgia
Zebulon Tomorrow
A Vision for the Future
Quality Growth Study 2004
Prepared by:
Sell & Associates, Inc.
7552 New Hope Rd Milner GA 30257 Office: 770-227-1338 FEPa-axm:ga7ei7l:10s-oe2lf2lj1@71-1b33e8ll2south.net This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon

Introduction

Zebulon Tomorrow
A Vision for the Future

When the wave of metro Atlanta growth reaches Zebulon, what will become of this quiet rural community? This is the question that we hope to address in this study. If a common vision can be adopted and shared by officials, residents, developers, and businesses, the City of Zebulon will enjoy long-term economic prosperity and success, while maintaining the qualities that make it a great place to live today.
This document was designed to present a general summary of the current state of land use and infrastructure, and to propose a quality growth concept and a long-range vision for the City of Zebulon. The study focuses on preserving the strength and identity of the courthouse square as the town center, surrounded by a mix of land uses transitioning to a recognizable community edge.
As the Pike County Seat, the City of Zebulon plays an important role in the growth and development of Pike County and its municipalities. Zebulon serves as the central hub for much of the commercial and industrial activity in the county. The city hosts the county school system, the courthouse, county governmental offices, and several public safety agencies. Zebulon also operates the largest public water and sewer systems in the county.
The City is encouraged to incorporate the growth concepts generated in this study into several key growth management tools including the City Zoning Ordinances, the Comprehensive Plan, and Future Land Use Map.

Study Procedure
The study was separated into four parts including an inventory of existing conditions, an analysis of trends and observations, formulation of concept plans, and general action steps and recommendations. Each phase of the study was drafted and presented publicly to City Officials, the Downtown Development Authority, stakeholders, and citizens of the community. Public input was documented and included as an important part of the study.

This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon

Table of Contents

Zebulon Tomorrow
A Vision for the Future

INTRODUCTION ....................................................................................................................................... TABLE OF CONTENTS ............................................................................................................................ PART 1: INVENTORY .............................................................................................................................1
POPULATION INVENTORY .......................................................................................................1 HOUSING INVENTORY..............................................................................................................5 NATURAL RESOURCES INVENTORY ......................................................................................8 PUBLIC FACILITIES & INFRASTRUCTURE INVENTORY.......................................................15 ECONOMIC DEVELOPMENT INVENTORY..............................................................................28 LAND USE INVENTORY ..........................................................................................................30 COMMUNITY INPUT ................................................................................................................37 PART 2: ANALYSIS..............................................................................................................................40 INTRODUCTION TO PART 2: ANALYSIS................................................................................40 POPULATION ANALYSIS ........................................................................................................40 HOUSING ANALYSIS...............................................................................................................41 NATURAL RESOURCES ANALYSIS .......................................................................................43 HISTORIC AND CULTURAL RESOURCES ANALYSIS...........................................................43 PUBLIC FACILITIES AND INFRASTRUCTURE ANALYSIS ....................................................44 LAND USE................................................................................................................................50 SUMMARY OF PART 2: ANALYSIS.........................................................................................50 PART 3: DESIGN VISION .....................................................................................................................40 DOWNTOWN CONCEPT..........................................................................................................51 DOWNTOWN GOALS AND RECOMMENDED ACTIONS ........................................................51 OVERALL CITY CONCEPT ......................................................................................................59

This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
A Vision for the Future
OVERALL CITY GOALS AND RECOMMENDED ACTIONS ....................................................61 PART 4: ILLUSTRATIONS ...................................................................................................................71
CORE AREAS (PROPOSED) ...................................................................................................71 PARK AND WALK DISTRICTS ................................................................................................72 LIVE AND WALK DISTRICTS ..................................................................................................73 PERIMETER DISTRICTS..........................................................................................................74 PARKS AND RECREATION MASTER PLAN (CITY NORTH) ..................................................75 PARKS AND RECREATION MASTER PLAN (CITY SOUTH) ..................................................76 TRANSPORTATION AND BEAUTIFICATION MASTER PLAN (CITY NORTH)........................77 TRANSPORTATION AND BEAUTIFICATION MASTER PLAN (CITY SOUTH)........................78 MULTI-USE PATHWAYS..........................................................................................................79 DOWNTOWN AREA - STREETSCAPE MASTER PLAN (PRELIMINARY)...............................80 DOWNTOWN AREA - STREETSCAPE SECTIONS .................................................................81 DOWNTOWN AREA - STREETSCAPE VISUALIZATION PHOTOS I .......................................82 DOWNTOWN AREA - STREETSCAPE VISUALIZATION PHOTOS II ......................................83 DEPOT AREA...........................................................................................................................84 PASSAMORE STREET ............................................................................................................85 LIBRARY - SCHOOL DISTRICT ...............................................................................................86 TRICE STREET ........................................................................................................................87 PIKE COUNTY BUSINESS PARK ............................................................................................88 POPE STREET .........................................................................................................................89 CITY HALL AREA ....................................................................................................................90 COUNTY FARM AREA.............................................................................................................91 FRESHWAY AREA...................................................................................................................92 INFILL POTENTIAL (PARK AND WALK DISTRICTS)..............................................................93
This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
A Vision for the Future
INFILL POTENTIAL (LIVE AND WALK DISTRICTS)................................................................94 POTENTIAL PARKING INFILL.................................................................................................95 STREET IMPROVEMENTS ......................................................................................................96 DOWNTOWN GOVERNMENT CAMPUS..................................................................................97 PROPOSED HISTORIC DISTRICT ...........................................................................................98 JACKSON STREET FESTIVAL AREA .....................................................................................99 FESTIVALS ............................................................................................................................ 100 CREATIVE RE-USE AND BUILDING REHABILITATION ....................................................... 101 GATEWAY AREAS ................................................................................................................ 102 COMPATIBLE INFILL AND DESIGN RECOMMENDATIONS................................................. 103 HUGHLEY PARKWAY ........................................................................................................... 104 PROPOSED PRD DEVELOPMENT ON HUGHLEY................................................................ 105 SIDEWALK STANDARDS ...................................................................................................... 106 TRADITIONAL NEIGHBORHOOD DEVELOPMENTS............................................................ 107 THE "ZIP" LIST (ZEBULON IMPROVEMENT PROJECTS).................................................... 108
This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon

PART 1: INVENTORY

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INVENTORY

Population Inventory

2000 U.S. Census Populations: Zebulon Molena Concord Williamson Meansville Pike County (Unincorporated) Pike County (Total)

1,181 475 336 297 192 11,207 13,688

Persons per household In general, the average number of persons per household in Pike County and its municipalities was 2.81, down from 3.06 in 1980. The median number of persons per household over the next twenty years is expected to continually decrease from 2.81 to 2.76.

Population change 1990-2000:

Zebulon

14.1%

Concord

54.1%

Molena

7.5%

Williamson Meansville

0.0% ()19.3%

Pike County

33.9%

Georgia

26.5%

USA

25.7%

Projected Population Projections indicate that Zebulon could experience a 45% population increase over the next decade. Williamson and Concord are expected to become the second and third largest cities in the county.
Age Distribution The most notable change in the cross section of the population is expected to be in the over age 65 category as the "baby boomer"generation reaches retirement age.

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
INVENTORY

Figure 1.1- Existing and Projected Populations 2000-2020

1980

1990

2000

Meansville 303

238

192

Williamson 250

297

297

Concord

317

218

336

Molena

379

442

475

Zebulon

995

1,035

1,181

Pike County 8,911

10,313

13,760

2010 310 613 551 563 1,720 19,208

Source: 1980-2000- U.S. Census Bureau; 2010-2020 Projections-Woods & Poole

2020 423 1,011 835 648 2,317 24,127

Figure 1.2- Population Increase by Age Distribution 2000-2020

100.00% 90.00% 80.00% 70.00% 60.00% 50.00% 40.00% 30.00% 20.00% 10.00% 0.00%

20 Year Population Increase by Age Distribution (Combined City & County)
2000-2020

53.40%

24.90%

15.70%

18.90%

20.70%

Below Age 5
Ages 5 to 19
Ages 20 to 39
Ages 40 to 64
Over Age 65

FIGURE 1.2 Source: Woods & Poole Economics, Inc.

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon

Figure 1.3- 2004 Age Distribution

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2004 Age Distribution
(Combined County & Cities)

Over Age 65 Ages 40 to 64 Ages 20 to 39
Ages 5 to 19 Under Age 5

10.80% 7%

31.50% 27.50% 23.20%

0% 10% 20%
FIGURE 1.3 Source: Woods & Poole Economics, Inc.

30%

40%

Figure 1.4- 2025 Projected Age Distribution
2025 Projected Age Distribution
(Combined County & Cities)

Over Age 65 Ages 40 to 64 Ages 20 to 39
Ages 5 to 19 Under Age 5

15.10% 30.30%
26.30% 21.10% 7%

0%

10% 20% 30% 40%

FIGURE 1.4 Source: Woods & Poole Economics, Inc.

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon

General Demographics

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Males: 540 (45.7%), Females: 641 (54.3%) (year 2000)

Head of Households: The 2000 Census indicates that 12.5% of the total households in Zebulon were headed by single mothers with children under 18 years of age, compared with a statewide figure of 8.6%. Also, 12.1% of the heads of households in Zebulon were 65 years or older in age, compared with the statewide figure of 7%.

Median resident age: 34.3 years

Median household income: $29,125 (year 2000)

Median house value: $89,100 (year 2000)

Education for population 25 years and over: High school or higher: 72.2% Bachelor's degree or higher: 10.3% Graduate or professional degree: 3.4%

Unemployed: 6.3% (year 2000)

77% of the workforce in Pike commutes outside of the county

Mean travel time to work: 26.2 minutes (227 hours a year)

Zebulon Demographic comparisons to Georgia State average Median household income below state average. Median house value below state average. House age below state average. Percentage of population with a bachelor's degree or higher significantly below state average. Population density significantly below state average for cities.

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Quality Growth Master Plan: City of Zebulon

Housing Inventory

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INVENTORY

The housing stock of Zebulon consists of approximately 500 units. This includes 321 single family houses, 151 multi family units, and 44 mobile homes. Roughly 52% of the housing in Zebulon is renter occupied. The median value of housing stock is around $89,000.

Single-family new house construction building permits 1996: 4 buildings, average cost: $46,300 1997: 2 buildings, average cost: $70,000 1998: 2 buildings, average cost: $90,000 1999: 0 buildings, average cost: $0 2000: 6 buildings, average cost: $86,700 2001: 4 buildings, average cost: $66,300 2002: 1 building, average cost: $40,000 2003: 3 buildings, average cost: $61,700
(*Average of 3.14 houses per year from 1996-2003)
Source: www.city-data.com
Table 2.1- Zebulon Housing Types (2000)
Zebulon Housing Types (2000)
Mobile Homes
9%

Single Family
62%

Housing Types by Comparison- (2000)

City of Zebulon

Single Family

62%

Multi Family

29%

Mobile Homes

9%

Multi Fam ily
29%

FIGURE 2.1 Source: U.S. Bureau of the Census

Pike County 78% 4% 18%

Georgia 65.5% 23.1% 11.4%

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Figure 2.2- Zebulon Housing Occupancy

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Zebulon Housing Occupancy (2000)

Quality Growth Study

Renter Occupied
52%

Owner Occupied
48%
FIGURE 2.2 Source: U.S. Bureau of the Census

Table 2.3- Housing Occupancy by Comparison- 2000

City of Zebulon Pike County

Renter Occupied

52%

18%

Owner Occupied

48%

82%

Georgia 38% 62%

Figure 2.4- Population Distribution for Housing

Figure 2.4- Population Distribution for Housing 0% 7%

38% MF

LD MD

LD Residential
MD Residential 34% HD Residential

MultiFamily HD
PUD Residential (0%)

21%

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon

Table 2.5- Vacancy Rates for Housing

Owner Occupied Renter Occupied

Zebulon

2.6%

3.6%

Concord

3.4%

2.9%

Williamson 5.1%

4.7%

Pike County 1.4%

5.2%

Georgia

1.9%

8.2%

U.S.

1.7%

6.8%

Zebulon Tomorrow
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Proposed Developments In addition to existing residential areas, the City has three large residential zoning proposals under review at the time of this report and one approved townhouse development. The combined number of new households for these four projects is approximately 935. These projects are:

Proposed residential and industrial site off County Farm Road (Old King Farms) (250 units +/-) Proposed Planned Residential Development behind Southern Mills off Hughley Road (567 units +/-) Proposed residential development on Joy Drive (73 units +/-) Wrightsburg Townhouses (45 units) Barnesville Street across from the Old Depot.

Table 2.5- Impacts of Proposed New Housing: New Housing Units New Residents (2.81 p.p.h.) New Students (23.2%) Water Use (based on 220 gpd per H.H.) Sewer Use (based on 85% of water use per H.H.)

935 2,627 609 205,700 174,845

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

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Quality Growth Master Plan: City of Zebulon

Natural Resources Inventory

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Environmentally Sensitive Areas Environmentally sensitive areas are lands where the natural conditions and resources of the land are highly susceptible to land development, pollution, or other impacts.
Soils There are two main soil types found in Zebulon. Each soil classification has ratings for development constraints as well as farming potential. They are as follows:

Soil Association WehadkeeChewaclaAlluvial land
Cecil-DavidsonAppling

Description
Alluvial materials recently deposited along floodplains of larger streams; subject to hazardous flooding. Located on ridgetops and sideslopes with well-defined drainage ways and fairly broad floodplains.

Figure 3.1- Soil Classifications

Constraint to Development Severe

Suitability for Farming Poor

Slight-Moderate Good

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon
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Topography The topography of Zebulon is primarily gently rolling terrain of 2 to 10% slopes. Highest areas are along a gentle ridge that parallels Old Meansville Road and the Eastern Boundary of the City at peak elevations around 940 feet above sea level. The lowest areas are along Elkins Creek with elevations around 750 feet above sea level. Figure 3.2- Topography
Figure 3.2- Topography
Source USGS Jul 1979
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Quality Growth Master Plan: City of Zebulon
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There are very few areas within the city where steep slopes would significantly restrict development. These areas primarily occur along creeks and waterways. Figure 3.3 (below) indicates the slopes that exceed 20 degrees (36%) in red. Figure 3.3- Environmentally Sensitive Areas
Waterways Several tributaries of Elkins Creek pass through the City in the northwestern part of the community. Elkins Creek is on the EPA's 303-D list of impaired waters for presence of fecal coliform as a contaminant. The waters are primarily effected by animal waste, polluted storm water runoff, erosion, and sedimentation. Watersheds There are two drinking supply watersheds that fall partially within the city limits. They are the Potato Creek watershed east of the city, and the Elkins Creek watershed north of Highway 18 on the west side of the city. The Elkins Creek waterworks is no longer the source for city drinking water, but the city still a holds a permit to withdraw water at the Elkins Creek waterworks as a backup source and for potential future use. Therefore, the Elkins Creek watershed still needs protection. The Potato Creek watershed includes some lands within the annexed areas south of Hughley Road. The Potato Creek watershed includes lands that drain into the Thomaston drinking water supply.
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Quality Growth Master Plan: City of Zebulon

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Aquifer Recharge Areas There are no aquifer recharge areas identified within the city limits.

Vegetation Around 63% of the land in Zebulon is currently forested. This percentage includes several large tracts of land that have been rezoned for Industrial, Commercial, PRD, and Institutional that are yet to be developed.

The following table outlines the approximate vegetative land cover of Zebulon:

Table 3.4- Land Cover- Based on 1999 Infrared

Cover

Total Acreage (Approx.)

Pine Forest

842 Acres

(Includes Some Lands Zoned

(454 Acres)

Industrial, Comm., PUD, or

(388 Acres)

Institutional)

Hardwood Forest

672 Acres

(Includes Some Lands Zoned

(330 Acres)

Industrial, Comm., PUD, or

(342 Acres)

Institutional)

Pasture

430 Acres

Other (Urban/Suburban)

456 Acres

Total

2,400 Acres

% of Land Total
35% (19% Zoned) (16% LD Residential)
28% (13% Zoned) (15% LD Residential)
18% 19% 100%

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

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Quality Growth Master Plan: City of Zebulon
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Figure 3.5- Infrared Land Cover (1999 Aerial Satellite Imagery Data (SID)) Figure 3.4- Infrared Land Cover 1999 Aerial SID
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Wildlife Zebulon is located along the migration route of a rare and endangered crane species. Twice a year, a small flock of whooping cranes stops at the wetlands near Zebulon for a rest. They are part of a special project by the U.S. Fish & Wildlife Service in Cooperation with Georgia Department of Natural Resources to preserve their existence. Raptor Rescue Zebulon is not only a stop for endangered whooping cranes, but home to a rehabilitation and rescue operation for owls, hawks, eagles, vultures, and other raptors. Bubba and Friends is a local non-profit organization that rehabilitates injured and orphan birds of prey and returns them to their natural habitat.
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Historic and Cultural Resources Inventory
Zebulon has a number of historically and culturally important properties within the City limits. Several houses date back to the founding of the town. Several churches also date their origins to 1825, although the present buildings are around 100 years old. The County Courthouse, built in 1895, is on the National Register of Historic Places and is the focus of a new streetscape project. Old buildings throughout Zebulon could be renovated for adaptive re-use. One such structure is the old elementary school building on Adams Street that contains an auditorium. Other buildings include the Old Zebulon Waterworks building, the cannery buildings, the old Trawick Buildings, and several historic homes throughout the city that have been abandoned or allowed to fall into disrepair. The Zebulon Downtown Development Authority purchased the "Old Trawick Buildings"(corner of Thomaston and Concord Streets) from Pike County earlier this year, and is in the process of rehabilitating these historic buildings. Historic resources in Zebulon are limited, and there has not been a comprehensive historic inventory of Zebulon. McIntosh Trail conducted a Historic Downtown Survey of Zebulon in 1985. The Pike County Historical Society has gathered old photographs and stories from the area and published them in book form. As part of this study, a preliminary Historic District has been roughed out as a first step towards identifying historic resources
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Quality Growth Master Plan: City of Zebulon
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Public Facilities & Infrastructure Inventory
Transportation
Regionally, Zebulon is connected to all major cities in the region including Griffin, Thomaston, and Barnesville by way of state and federal thoroughfares.
Minor Arterials U.S. 19/Ga. 3 Ga. 18
Major Collectors New Hope Road Old Meansville/Adams/Sandefur Roads Williamson Road (Zebulon-Williamson Road)
Minor Collectors Old Zebulon Road/ Eppinger Bridge Road
Local Streets Zebulon's older neighborhoods and the central downtown area are composed of an interconnected grid of streets. The majority of new streets are not interconnected and do not reinforce the traditional street patterns.
Airports Hartsfield-Jackson International (approx. 38 miles; Atlanta, GA; ID: ATL) Dobbins Air Force Base (approx. 57 miles; Marietta, GA; ID: MGE) Middle Georgia Regional Airport (approx. 57 miles; Macon, GA; ID: MCN) Griffin-Spalding County Airport (approx. 10 miles; Griffin, GA; ID: 6A2) Thomaston-Upson County Airport (approx. 13 miles; Thomaston, GA; ID: OPN) Peach State Airport (approx. 7 miles; Williamson, GA; ID: GA2) Falcon Field (approx. 31 miles; Peachtree City, GA; ID: FFC) Clayton County Airport-Tara Field (approx. 23 miles; Hampton, GA; ID 4A7)
Railways The railways that once delivered the cotton, pimentos, pecans, and other agricultural products to their destinations have been removed. The ties and the rails are gone, but most of the railway corridor remains in tact, running north-south through the city. Some of the corridor passes through the Elementary School and the High School campuses on the south side of the city.
Regionally, the state of Georgia has plans to implement a commuter rail system. This system would connect several major cities including Atlanta, Columbus, Macon, and Savannah via passenger train. The City of Griffin has already converted a historic railway building into a commuter station and visitors center.
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Proposed Zebulon Truck Route A Regional Transportation Study of Lamar, Pike, and Upson Counties was completed in December of 2003. (Copies area available at the Pike County Commissioners office). The study proposes a truck route spurring from Highway 19 and bypassing downtown Zebulon somewhere beyond the eastern limits of Zebulon.
Sidewalks and Pedestrian Ways and Bikeways The existing sidewalks in Zebulon are scattered and disconnected. Many of them were removed when Highway 19 was four-laned through the city and were never replaced. Some of the sidewalks are in disrepair and are poorly maintained. There are no pathways or walking trails in the city. However, the City recently incorporated a multi use pathway concept into its comprehensive plan that would link the school campuses south of town to the county recreational complex north of the city. The proposed pathway would also tie into the environmental education nature trail located at the school complex.
The State of Georgia's Comprehensive Plan for bicycle routes indicates a tentative bike route (#45) through Pike County. This route is not set in stone, and the state is encouraging local governments to be involved in the planning process and to adopt local bikeway plans. Zebulon is located along the route of the annual Tour-De-Pike bicycling event sponsored by the local Kiwanis Club.
Drainage and Road Improvements There are three areas of the City that need drainage and/or road improvements. One drainage issue is located east of Pine Street and west of Highway 19 South behind the business and residential areas. An existing catch basin and drain pipe that are backing up water into a residential lot during certain rain events. Another area in need of drainage and/or road improvements is Old Jackson Street in the northeast quadrant of the city. The roadway floods during heavy rain events. The third area is along Adams Street, located one block west of the square. A dangerously steep drainage ditch parallels this narrow street with no shoulder. Adams Street serves as the route to the school bus maintenance facility. During major rain events, the adjacent property is flooded with storm water that bypasses or overflows this ditch. The steep ditch and lack of road shoulder may be more of an issue than the storm water.
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Quality Growth Master Plan: City of Zebulon

Figure 5.1- Existing Sidewalks

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Figure 5.2- State Bicycle Routes

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Quality Growth Study

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Quality Growth Master Plan: City of Zebulon

Figure 5.3- State Passenger Rail System

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Quality Growth Study

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Educational Facilities

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Public schools in Zebulon Pike County High School (Students: 792; Grades: 09 - 12) Pike County Middle School (Students: 702; Grades: 06 - 08) Pike County Elementary School (Students: 634; Grades: 03 - 05) Pike County Primary School (Students: 613; Grades: KG - 02)

Private primary/middle schools in Zebulon Son-Shine Christian Academy (Students: 18; Location: 127 Sullivan Rd.; Grades: 1 - 8)
Colleges/universities nearest to Zebulon Gordon College (approx. 14 miles; Barnesville, GA; Full-time enrollment: 2,263) Clayton College & State University (approx. 34 miles; Morrow, GA; FT enrollment: 2,953) Griffin Technical College (approx. 14 miles; Griffin, GA; FT enrollment 2,294) University of Georgia Experiment Station (approx. 14 miles; Griffin, GA)

Head Start Program The City has secured funding for and is in the process of constructing a new head start facility in front of the City Hall.
Y.E.S. Team (Youth Equal Success Team) The Y.E.S. Team is a non-profit A teen organization located at the Zebulon City Hall that was started in 2000. Funding is provided by the "Family Connections Grant"through the Department of Human Resources. A thirteen member advisory board and director hold classes for teens and parents about youth leadership, entrepreneurship, sex, and gang awareness.
Student Resource Officer The School Board has indicated that it would like consider having an SRO officer placed at the schools. (Student Resource Officer)

Hospitals/Medical Centers
Spalding Regional Hospital (about 13 miles; Griffin, GA) Upson Regional Medical Center (about 14 miles; Thomaston, GA) Upson Regional Medical Center Satellite Offices (Zebulon) Fayette Community Hospital (about 28 miles; Fayetteville, GA) The Community Medical Center of Zebulon
The Community Medical Center of Zebulon This facility is owned and operated by the Palmetto Health Council, Inc (a non-profit organization). Pike County built the facility in 1994 through a Community Development Block Grant award. The facility serves approximately 14% of the people who live in Zebulon and Pike County. The facility provides physical and environmental health services such as:
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Primary Care and Preventive Services Lab Services Family Planning Prenatal Care Immunizations and Flu Shots Minor Surgery Such as Lacerations and Mole Removal Workers Compensation Injuries Pre-Employment Physicals and Drug Screens Geriatric Care Physician Referrals to Qualified Specialists
The Community Medical Center of Zebulon treats everyone in the community regardless of their ability to pay. Patients in the community who lack insurance or other means of healthcare coverage are offered a sliding fee contract based on their family income and family size. The Community Medical Center of Zebulon receives federal funding to help offset some of these costs. Common prescriptions are also available at low cost.
Parks & Recreation
Currently, there are no parks or recreation facilities operated by the City of Zebulon. The old tennis courts on Adams Street were once part of a city recreation facility, but are now owned by the Pike County Board of Education and have been converted onto a parking area. A city park conceptual plan was created for the City Hall area in 1999, but needs revision as several site factors have changed.
There are also several recreation facilities within close proximity to Zebulon. The Pike County School Complex has middle and high school sports fields and a playground. The school also has a partially completed environmental education nature trail near the city hall. The Pike County Recreation Authority operates facilities for softball, baseball, football, and soccer activities located at County Farm and Twin Oaks Roads. Two golf courses are operated in Pike County (a few miles west of Zebulon) and are open to the public. The Allie Bankston Edwards Senior Citizens Facility is located about one half mile north of the city limits and serves many of Zebulon's senior citizens.
The City has expressed interest in creating future parks and recently adopted a preliminary master plan for a pedestrian and multi-use pathway connecting the north and south areas of the city as part of this study.
Water Supply & Treatment
Zebulon purchases all public water from the City of Griffin. Water services are provided to around 582 customers (approx. 500 in the city).
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Zebulon Tomorrow
INVENTORY
The City has several backup and emergency water sources including the Elkins Creek intake site at the Highway 18 bridge west of the city, and a backup well in the northeastern quadrant of the city. The city holds permits to withdraw from these two sources. The Elkins site has two systems permitted to treat 749,000 gallons per day and 288,000 gallons per day. The groundwater well has a capacity of 50 gallons per minute.
The distribution system consists of 10", 8", 6", and smaller lines and 500,000 gallon ground storage tank located on Highway 18 near the county line on the east of Zebulon.
The City has plans to expand the water system to the southern parts of the city with a new 500,000-gallon water tank at the land application site on Sullivan road. A water line is proposed from the new tank on Sullivan Road to Huckaby (Hughley) Road, over to Old Meansville Road, and back towards Rawlins Road. The proposed water system improvements also include looping and upgrading several lines at various locations throughout the city.
Several issues were noted by the Water and Sewerage Department at the time of this inventory. The City Water and Sewer Department has indicated that the water valves at the Highway 19 split on the north side of town were buried by DOT and are difficult to locate for water shut off. The valve pit on the Highway 18 East water storage tank has no sump pump to keep solenoid from being submerged and can render it inoperable at times.
Sewerage and Wastewater Treatment
Zebulon has two ponds for sewerage treatment on the west side of the city. One is a two-celled aeration/stabilization pond adjacent to Elkins Creek north of Highway 18 (constructed in 1968), and the other is a holding pond approximately one half mile south of Highway 18 in the southwest quadrant of the city. Partially treated wastewater is pumped by force main from the ponds to a 72.9 acre Land Application Spray Field off Sullivan Road (usable portion of a 200acre tract).
The force mains and the spray field were installed in 2002. The Land Application System Spray Field has a maximum capacity of 499,000 gallons per day during average weather. The limiting factor of the LAS spray field is the nitrogen balance rate, which limits the field to an EPD maximum irrigation amount of 2.0 inches per week. To accommodate for unusually rainy periods, EPD requires that the holding ponds store a minimum of 12 days of the average design flow (499,000 per day). This amounts to a total emergency volume of approximately 6 million gallons.
The collection system consists of a network of 8"and 10"wastewater mains. Extensive inflow and infiltration repairs were performed on the collection system in 2002. Currently, a sewerage system expansion is being constructed along Highway 19 on the south side of the city to the location of an existing manufacturing facility. The expansion consists of 3,200 linear feet of gravity line (8"dia.), 2,600 feet of force main (4"dia.), and a wastewater pump station.
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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon

Zebulon Tomorrow
INVENTORY
The City performs its own operation and maintenance of the sewerage system and land application spray field through the water and sewer department.

The existing sewerage system is processing 200,000 to 300,000 gallons of sewerage per day. There are several existing and proposed projects requesting sewerage service as summarized in the following tables:

Table 5.4- Existing Sewerage Needs Description Pike County Industrial Park Future Middle School on Hughley Road Southern Mills site on Highway 19 south of the school complex New Wrightsburg Townhouses (45 units) Barnesville Street across from the Old Depot.

Estimated Use 125,000 gpd 10,000 gpd 12,000 gpd
9,900 gpd

Future Pike County Government and Judicial Building(s)

58,332 gpd

Total

215,232 gpd

*Sewerage Calculations based on the following formulas:

Industrial: Using 50% building to land area: usage for light industrial of 25 gpd/550 square feet and a

heavy industrial usage of 25 gpd/400 square feet (Source: GA Power)

Residential: (85% of average daily water use) 220-gpd water use per household (187-gpd sewer)

Schools: 2/10 gpd per square foot of building area

Government: Based on existing use, doubled for future facilities

Table 5.5- Potential Sewerage Needs Description

Estimated Use

Proposed Planned Residential Development south of Hughley Road. (567 units +/-) Proposed residential development on Joy Drive (73 units +/-) Proposed residential and industrial site off of County Farm Road (Old King Farms) (250 units +/)

106,029 gpd 13,651 gpd 46,750 gpd

Total

166,430 gpd

*Sewerage Calculations based on the following formulas:

Industrial: Using 50% building to land area: usage for light industrial of 25 gpd/550 square feet and a

heavy industrial usage of 25 gpd/400 square feet (Source: GA Power)

Residential: (85% of average daily water use) 220-gpd water use per household (187-gpd sewer)

Schools: 2/10 gpd per square foot of building area

Table 5.6- Sewerage Summary Description Existing Sewerage Use Existing Sewerage Needs Potential Sewerage Needs Total
Existing Maximum Capacity

Estimated Use 300,000 gpd 215,232 gpd 166,430 gpd 681,662 gpd
499,000 gpd

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Master Plan: City of Zebulon

General Government

Zebulon Tomorrow
INVENTORY

Quality Growth Study

Overview
The government of Zebulon is divided into five (5) Departments: Administrative, Police, Public Works, Fire, and Water/Sewer.
Government Facilities
Zebulon purchased a former elementary school building (17,000 sq./ft.) from the Board of Education in 1993 that serves as the current City Hall. The facility also houses the Fire Department, Police Department, Water/Sewer Department, Zebulon Business Development Center, and a Head Start Program. The Fire department portion of the building has been renovated and is considered top notch. A feasibility study and cost estimate for renovating the entire facility was completed in 2003. The assessment revealed that many modifications and upgrades are needed to bring the building into compliance with ADA standards and code. There were also recommendations for the addition of a new entrance canopy, repairs, mechanical system improvements, and some modifications to the floor plan. The total estimate for renovations was around $900,000.
Administration
One (1) City Manager One (1) Administrative Assistant
The City Administration is responsible for the handling of licenses, taxes, bldg. permit fees (not inspections), water billing, payroll, city court, accounts payable, zoning. Pike County oversees inspections, but there is no formal pay agreement or structure.
Public Works
One (1) Director One (1) Crewman
Equipment: Two (2) pickups Two (2) dump-trucks One (1) mosquito sprayer One (1) street sweeper Several Mowers One (1) Tractor Mower
Duties: Maintain Roads Pick up recyclables
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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Mosquito control

Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
INVENTORY

Quality Growth Study

Water-Sewerage Department
One (1) Director One (1) Crewman One (1) Additional crewman may be hired.
Equipment: Backhoe Small track-hoe (Bobcat purchased from A-Z rentals) Jetter to clean sewer lines Rotary Sewer machine- with three (3) sizes of rotors Two (2) Air Compressors & One (1) Jack hammer Thumper to bore holes beneath paved surfaces for tap to meter connections (non-steerable type, up to 4"line)
Duties: Daily check on sewer pumps Clean sewer screen at Concord Street Oversee and operate zone valves at spray application field (usually 8 hr. zones) Ensures that minimum levels in pond are not surpassed during spray

City Finance

Historically, the top three expenditure categories for cities are administration, highways and streets, and public safety. The city pays for these services through the collection of taxes, fees, licenses, and grants. Zebulon uses a computer system for water billing based on parcel identification numbers. The City of Zebulon manages two funds for operations:

Figure 5.7- City Funds The General Fund The Enterprise Fund

Administration, Police, Public Works, and Fire Protection. Water & Sewer Department Operations.

There are several capital improvement projects that the city is currently financing. They are as follows:

Table 5.8- Outstanding Debts - 3/1/02 Interest
Lien Holder Use of Funds Rate

GEFA USDA

Water System Improvements Sewer System Improvements

5.8% 4.5%

Original Loan Amount

Outstanding Balance 12/1/03

$92,000

$34,527

$723,100 25

$707,694

Maturity Date 2/1/2008 2043

This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon

USDA Board of Education First Bank of Pike
USDA
TOTAL

Water System Improvements City Hall Building
Fire Truck
New Water System Improvements

4.75% No Interest 5.49%
4.75%

$325,000 $135,000 $146,000
$1,153,100 $2,574,200

Zebulon Tomorrow
INVENTORY

$325,000

2045

$60,000

4/1/2011

$61,812

2010

$1,092,255 $2,281,288

2040

Public Safety
Police
Four (4) Full Time One (1) Part Time Five (5) Vehicles
Jail inmates are sent to County Jail for $25.00/day.
Fire
Volunteer Fire Chief (paid $75 per month) Volunteer Assistant Chief (paid $75 per month) Eighteen (18) Volunteer Firemen (paid $25 for each response within city limits)
Equipment One (1) Tanker- 1975 model One (1) Squad Truck- 1987 model One (1) Tanker/Pumper- 1997 model
The City has a Public Protection Classification (PPC) rating of six as assigned by the Insurance Service Office (ISO). The PPC factors in to insurance premiums and is based on Fire Department capabilities.
In addition to city areas, the Fire Department responds to emergency calls in surrounding unincorporated areas of Pike County. Pike County pays $5,000 annually to the City for Fire Protection.

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Master Plan: City of Zebulon

Animal Control

Zebulon Tomorrow
INVENTORY

Animal related calls are the number one complaint/call to city hall. There are many health, safety, and welfare issues related to abandoned and stray animals. Many residents have identified this as an issue that needs to be addressed.

Quality Growth Study

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon

Economic Development Inventory

Zebulon Tomorrow
INVENTORY

Revitalization Efforts
New sidewalks, streetscape improvements, and building rehabilitation in downtown Zebulon are likely to spurn new economic development, social opportunities, and jobs. According to "The Economics of Preservation,"by Donald Rypkema, historic preservation and rehabilitation creates jobs, attracts investors, and brings visitors. He also states that nationwide, one million dollars spent in rehabilitating older buildings creates 39 more jobs 20 in the construction industry and 19 elsewhere in the economy. This is 2.2 more jobs than the same amount spent in new construction.
Motion Pictures
Several motion pictures feature Zebulon in the set including the movie "Tank,"starring James Garner, and "Murder in Coweta County,"starring Johnny Cash, June Carter Cash, and Andy Griffith. The Zebulon Depot served as a backdrop for the 1976 made for television movie "Judge Horton & the Scottsboro Boys."The Pike County Chamber of Commerce has provided a list of existing and potential sites for movie projects to the State Department of Industry Trade and Tourism film division.
Market on the Square
Each Saturday during the harvest season, local farmers gather to sell fresh produce, agricultural goods, and trade stories on the square. The market promotes agribusiness and fosters community interaction while attracting weekend visitors to the downtown area.
Tour-de-Pike
The Kiwanis Club of Pike County hosts the annual Tour-de-Pike bicycle event that has grown to be a huge success. The 100-mile race features the scenic countryside all through Pike County, and passes through Zebulon on the final stretch.
Pike County Business Park
The Economic Development Authority of Pike County owns a 150 acre +/- Business Park on Highway 19 in the south annex of the city. The park is slated for a mix of business and industrial uses. The park is awaiting water and sewerage service to become fully marketable.

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon

Zebulon Business Development Center

Zebulon Tomorrow
INVENTORY

The City of Zebulon offers business space within the City Hall Building (former Elementary School Building) as part its Business Development Center.

City/County Government Offices and the US Post Office

Pike County and its municipalities were specially selected to host a team of professionals and experts in November of 2002 from Georgia Department of Community Affairs known as the Quality Growth Resource Team. The Team made recommendations on planning issues, economic development, and historic preservation topics. One such recommendation was to retain the government offices and the post office in the downtown area at all costs for the economic benefits generated by these facilities.

Manufacturing Firms providing employment: Touchstone Embroidery, Inc. Southern Mills, Inc. Palco Industries, Inc. Southside Steel, Inc. Buffington Cabinet Co. Drawer Box Associates

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon

Land Use Inventory

Zebulon Tomorrow
ANALYSIS

The following section provides a record and appraisal of existing and future land use in the City of Zebulon. Several maps and tables will show the existing land use distribution by Zoning Category and statistical breakdown of land use acreage.

Land Area Approximately 3.75 square miles (2,400 Acres)

Table 6.1 shows the approximate relationship of developed, undeveloped, and proposed development areas in September 2004. Table 6.2 and Table 6.3 provide graphic and statistical breakdowns of existing land use acreage.

Table 6.1 Developed Areas - September, 2004

Developed Areas

Total Acreage (Approx.)

Undeveloped Areas (Existing) Developed Areas (Existing)

1,127 Acres 1,273 Acres

% of Land Use
47% 53%

Developed Areas (Pending) Total Developed Areas (Existing & Pending) Total Land Area in City Limits

(572 Acres) (1,845 Acres) 2,400 Acres

(24%) (77%) 100%

Table 6.2 - Land Distribution for Housing- September 2004

(Excluding Low Density Undeveloped Areas)

Zoning Classification

Total Acreage (Approx.)

Avg. Lot Size

Residential Land
Distribution

Low Density Residential (Developed)

116 Acres 3.20 Ac.

19%

Medium Density Residential

158 Acres 0.94 Ac.

26%

High Density Residential 44 Acres 0.41 Ac.

7%

Multifamily Residential

37 Acres

-

6%

Planned Residential

260 Acres

-

42%

Total Residential Zoning 615 Acres

100%

Approx. # of Households
36
168 107 189 N/A 500

% of Total Households
7%
34% 21% 38% N/A 100%

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

1000 800 600 400 200 0

867 37 44
158 116
260 75 89
218 536

Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
ANALYSIS

Figure 6.3 - Land Disribution by Zoning 2004

Acreage (Approx.)

LD Residential (Undeveloped) Multifamily Residential HD Residential MD Residential LD Residential (Developed) Planned Residential Highway Commercial Central Downtown Institutional Industrial

Table 6.4 - Land Distribution By Zoning - September, 2004

Zoning Classification

Total Acreage Average Lot

(Approx.)

Size

Central Downtown

89 Acres

0.46 Acres

Highway Commercial

75 Acres

-

Industrial

536 Acres

-

Institutional

218 Acres

-

Low Density Residential (Undeveloped)

867 Acres

-

Low Density Residential (Developed)

116 Acres

3.20 Acres

Medium Density Residential

158 Acres

0.94 Acres

High Density Residential

44 Acres

0.41 Acres

Multifamily Residential

37 Acres

-

Planned Residential

260 Acres

-

Total Zoned (Approx.)

2,400 Acres

-

% of Land Distribution
3.7% 3.1% 22.3% 9% 36% 4.8% 6.5% 1.8% 1.5% 10.8%
100%

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Master Plan: City of Zebulon

Table 6.5- Zoning Map- June 8, 2004

Zebulon Tomorrow
ANALYSIS

Quality Growth Study

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Master Plan: City of Zebulon

Quality Growth Study

Agricultural and Estate Uses

Zebulon Tomorrow
ANALYSIS

The land in this category includes farming, forestry, and large estate-type residential uses. The northeast quadrant of Zebulon falls into this category, stretching from the east side of Highway 19 to Barnesville Street (Highway 18). Most of this land is held by one group of landowners and is a very beautiful example of the only pastoral countryside in Zebulon. Other agricultural/estate uses are south of Barnesville Street towards Rawlins Road and on the western side of Old Meansville Road near the Elementary School.

Residential Uses

Residential land uses make up roughly one quarter of the land within Zebulon excluding agricultural/estate areas. The city has a mix of older Victorian era neighborhoods, Craftsman bungalows, post war ranch houses, newer subdivisions, apartments and townhomes. Residential uses are intermixed in some areas with office and commercial uses, as is typical with older small towns.
Zebulon is divided into "fourths"by Highway 19, running north to south and Georgia Highway 18, which runs east to west. During the development of the city, houses and businesses were established along these two roadways. The oldest houses in Zebulon are found just east of the Square on Jackson Street and Barnesville Street; south of the square on Meansville Street; and west of the square on and off Concord Street. As more and more people moved to Zebulon, land between the main highways was subdivided and streets were laid out. These neighborhoods each have distinctive housing types and also have houses in common as infill development has occurred. Because Zebulon has a municipal sewer system, the housing density is greater than areas in the County, but comparable to other municipalities of its size with sewer.

Concord Street is a good example of the timeline of residential development in Zebulon. Adjacent to the square are numerous Victorian houses and one house from the 1830's. Proceeding westward past Head Street, the houses advance into the twenties and thirties era
bungalows. Past Franklin Street are the post-WW II ranch houses and newer split-levels of the
seventies and eighties to the City limits. At the corner of Concord and Pope Streets, a newer group of four houses has been built that break up the pattern of houses.

Other clusters of residential uses include:

Neighborhoods surrounding Old Meansville Road, including Trice, Passamore, and Thomas Streets and MLK, JR. Circle.
Neighborhoods east of 19 along Banks Street, Jackson Street Extension and Beckham Street.
Neighborhoods south of Concord Street with several densities of development along Pine Street, Gwyn Street, Head Street, Whitman Street, Joy Drive, Adkerson Drive, Pope Street. Elkins Creek subdivision, off Joy Drive, is one of Zebulon's newest subdivision, built in the 1980s.

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
ANALYSIS
A small neighborhood north of Concord Street along Adams Street and Dunn Street.
A small neighborhood along Williamson Road and County Farm Road.
Houses along Highway 19 south to the City limits, including a subdivision developed in the 1980s along Woodland Drive. Houses along Highway 19 south contain a variety of styles and eras. Many of the houses along this street have been converted to commercial and office uses.
Multifamily and duplex residential uses exist in several locations throughout the City, including County Farm Road and Williamson Road (Pike's Peak Townhouses, Piedmont Village Apartments), Jackson Street (Oak Village Apartments, unnamed quadruplex on Jackson and Banks Street), Joy Drive and Franklin Street (numerous apartment complexes), and Old Meansville Road (duplexes.) A new townhouse development (Wrightsburg) is being constructed on Barnesville St. near the old depot. Several large tracts of land within the City are undergoing City review for proposed residential developments. These tracts are located off Hughley Road, County Farm Road, Franklin Street/Joy Drive.
Commercial/Retail
This category includes all retail and commercial service activities such as shopping centers, gas stations, motels, restaurants, banks, grocery stores, funeral homes, etc. Older commercial development is located on the west and south sides of the Courthouse Square. Commercial uses radiate outward from the square along U.S. Highway 19 in both directions. Some neighborhood commercial uses are located off Old Meansville Rd. Several commercial developments are underway in Zebulon, including a new shopping center north of the Williamson Road/Highway 19 split (Freshway Market, Fred's Department Store) and infill commercial south of the square (two new retail buildings).
Office/Professional
This category includes business concerns that generally operate only during daylight hours. These concerns do not primarily involve the manufacture, storage or distribution of products. It includes small, single occupant offices as well as large office parks with many tenants in multistory buildings. Typical occupants of these offices include lawyers, accountants, realtors, doctors, consultants, etc. Zebulon contains a variety of office uses in older, converted homes and in office buildings. Several of the buildings around the square have a mix of office and commercial uses. Two banks have offices on the square. United Bank has its Operation Center on the southeast corner of the square and First Bank of Pike has its Zebulon Branch on the northwest corner of the square. The Chandler Building on West Jackson Street contains office and residential apartments. Two of the County's banks have built new buildings in the last several years north of the square off Highway 19.
Industrial
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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
ANALYSIS
Industrial land uses involve assembly, storage and distribution activities. Industrial uses in Zebulon also include the manufacturing of raw materials into finished products. Zebulon has four clusters of industrial development:
Industrial Drive in the southeastern portion of the City off Old Meansville Road. Southside Steel and Buffington Cabinet Co. are two industries in this area. Touchstone Embroidery is located on Old Meansville Road in the same area, so it is included in this cluster. Industrial Drive also contains two commercial uses and some residential uses.
Highway 19 North of the square near Williamson Road. (Palco Industries, Middle Georgia Water Systems)
County Farm Road west of Highway 19. Diversified Waste and Peachtree Stone and Stucco, and mini storage are examples of industrial uses in this area.
Southern Mills (formerly Thomaston Mills) on Highway 19 South near Hughley Drive.
Transportation/Communications/Utilities
This category includes landfills, water treatment plants, wastewater treatment plants, power substations, rail yards, private and public airfields, cable company facilities, transportation facilities, radio and TV station facilities, and telephone company facilities. The City of Zebulon contains several communications and utility facilities. The Bellsouth switching office is located on Gwyn Street and Church Street. Georgia Power has an office and substation on Williamson Road. Georgia DOT has its county maintenance facility on Old Meansville Road. The City of Zebulon also has several wastewater treatment facilities within the city limits, consisting of the oxidation pond on Concord Street, a holding pond off Franklin Street and the land application spray field on Sullivan Road and Highway 19 south. The City of Zebulon also has its old water treatment plant on Concord Street at Elkins Creek; however, it is currently used only for yard waste storage.
Institutional/Public
This category includes schools, hospitals, fire stations, churches, other private non-profit facilities, country clubs, public offices, and publicly held vacant land. Being the County seat, Zebulon contains numerous Public facilities. These areas include:
Zebulon City Hall complex Highway 19 South Pike County Courthouse "On the square" Pike County Courthouse Annex Jackson Street Pike County Sheriff's Office/Jail/911 Jackson Street Pike County Health Department Griffin Street Pike County Board of Education W. Jackson Street Pike County Bus Barn/Storage Adams Street Pike County Schools complex between Highway 19 South and Old Meansville Road Pike County Annex Gwyn Street Pike County Authorities Building Gwyn Street
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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
ANALYSIS
Georgia Department of Juvenile Justice Griffin Street Pike County Business Park Highway 19 South near Hughley Road US Post Office Meansville Street Institutional uses include: Zebulon United Methodist Church/Cemetery Meansville Street First Baptist Church of Zebulon Concord Street Eastview Cemetery Adams and View Streets Old Cemetery behind Zebulon City Hall Mt. Hope Baptist Church Meansville Street Fuller Chapel United Methodist Church -Old Meansville Road Grace Baptist Church Highway 19 North New Life in Jesus Ministries - Meansville Street Christ Chapel Community Church - Meansville Street Deliverance Fellowship Holiness Church - Old Meansville Road Pike County Lions Club building (Old Zebulon Depot) Barnesville Street Montgomery Masonic Lodge - Barnesville Street
Vacant Vacant land consists of land that has not been developed for a specific use or land upon which no structures are built and/or no activity is being conducted on an ongoing basis. This category includes old run-down vacant structures. This category does not include vacant land owned by a government agency, such as the county or the City. Publicly held vacant land is included under the Institutional/Public land use category. There are several vacant and underutilized buildings scattered throughout the City. There are several burned out or decrepit buildings in the City as well.
36 This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Master Plan: City of Zebulon

Community Input

Zebulon Tomorrow
ANALYSIS

The following section provides a record of community input gathered during the Inventory/analysis phase of the study.

Quality Growth Study

Public Workshop-Community Input (9/23/04):
In a public hearing to gather input regarding "Zebulon Tomorrow,"citizens and stakeholders were asked the following questions:
Generally speaking, what would you like to see in Zebulon?
Responses: Cannery as a market or office/apartments; decorated with historic pictures throughout Commercial Areas - need for landscaping and architectural style that fits in Stone pillars - originate from 1933, includes a time capsule; possibly relocate to "points" Loft apartments downtown Greensboro - good example of town/loft apts Buffers, setbacks, lighting, landscaping Welcome signs to city we need a city slogan Ideas for slogans: "Zebulon, a great place to call home"; "Zebulon means home,""Live,
work, play" Use Old Elementary School as a Civic center Signs to advertise community organizations/clubs Need an economic niche Something relating to history-pimentos, canning New buildings with architectural character of old Create an open-air amphitheatre behind Old Elementary School Restore Old Elementary School for Cultural uses
What types of activities would you most like to see in a park?
Responses: Walkable parks Pocket parks Neighborhood parks Trails #1 use Wetland Education - Clayton county good example of multi-use LAS/Park Zebulon City Hall - connect to school environmental education/wetland trail Something on the 14 acres on Concord St. Issues: maintenance, skaters, vandalism
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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon

Basketball - next door to post office Skateboard-friendly parks

Zebulon Tomorrow
ANALYSIS

What do you like most about Zebulon?
Responses: Small town where you know your neighbors Sense of place Low crime

What types of festivals would bring people to Zebulon?
Responses: Tractors Motorcycles Santa Claus Gospel music Bluegrass Tour de Pike Adult and kids game days Tour of gardens/homes Yard sale day History days theme

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon

When you think of Zebulon, what historic landmarks come to mind?

Zebulon Tomorrow
ANALYSIS

Responses: 1836 house Victorian next to Post office Courthouse Masons building Depot South side of square Trawick buildings Original courthouse tower Chandler building Jail -"original faade"picture exists Churches- some sites date back to 1825 Cemeteries

What do you think about the proposed truck route around Zebulon?
Responses: Pros - gets the trucks out of downtown, provides a place for big commercial Cons - loss of small businesses, people diverted away from downtown

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Master Plan: City of Zebulon

PART 2: ANALYSIS

Zebulon Tomorrow
ANALYSIS

Quality Growth Study

Introduction to Part 2: Analysis
This section of the report assesses the data collected during the inventory phase of the study. The organized data was studied, and general trends and observations were noted. In addition, opportunities or challenges were outlined for each section. These trends, observations, opportunities, and challenges will lay the foundation for preparing the goals, objectives, and design solutions that will help to shape the future of the City.
Population Analysis
Trends/Observations Proposed developments could amount to at least 800 new households over next decade (2,200 new residents) A significant increase in the over age 65 population sector is expected 77% of the workforce is commuting outside of the county
Challenges Accommodating rapid population growth Maintaining current levels of public services and facilities while accommodating growth Accommodating the needs of an aging "baby boomer"population Maintaining small town atmosphere, quality of life, low crime, and low unemployment
Opportunities City is located approximately 1 hour centrally to Atlanta, Macon, and Columbus Low crime rate Low unemployment rate Low population Rural, small town quality of life Possible economic niche as a retirement community
Overview of Population Assessment Over the past decade, the growth rate of Zebulon was only 14% compared to that of Pike County (33%), and the City of Concord (54%). However, there are currently three proposed developments that could increase the number of housholds from 500 to 1,435. At an average of 2.81 persons per household, that means the population could jump from 1,181 to around 3,800 over the next decade.
Another significant factor is the projected age distribution. As the "baby boomer"generation reaches retirement age, citizens of age 65 and older are expected to comprise a larger portion of the overall population cross section. Zebulon is a quiet small town located amidst beautiful countryside and is only one hour from three of the largest cities in Georgia. It is very likely that Zebulon will attract many retirees seeking a quiet rural setting to call home. If this is the case,
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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
ANALYSIS
Zebulon could possibly carve out an economic niche that caters to senior citizens. This might include opportunities related to the arts, entertainment, restaurants, specialty medical services, and senior-friendly housing options.
Housing Analysis
Trends/observations High percentage of renter occupied housing (52%) compared to owner occupied (48%) Development pressures for smaller lot sizes and higher density Proportion of single family houses is lower than state average Proportion of multi-family houses is higher than state average Lack of historically friendly new development adjacent to existing historic buildings
Challenges Ensuring that new residential developments fit within the context of the community Incorporating some estate and low density agricultural housing at the community edge Accommodating large scale residential areas in the southern end of the city Impacts of future Pike County PRD zoning within a mile radius of town Maintaining current levels of public services and facilities for both existing and new residents Creating a more balanced housing mix with more opportunity for home ownership Maintaining the small town quality of life and property values of existing residents
Opportunities Availability of historic properties for occupancy and/or restoration Many residential areas in close proximity to the town center, employment opportunities, and schools Diverse housing options Infill housing Chance to replicate the historic character of homes and lots (new "old style"homes) Loft apartments in downtown area Potential market for retirement housing
Local Housing Characteristics The housing characteristics of Zebulon and Pike County are on opposite ends of the spectrum. Zebulon ranks lower than the state average in the percentage of single family housing and owner-occupied housing. In contrast, Pike County ranks higher than the state average in both categories. In addition, Zebulon ranks higher than the state average in percentage of multifamily and renter occupied housing. Pike County ranks lower than the state average for these categories. This trend is largely due to the availability of public water and sewerage, and smaller lot zoning in Zebulon.
Nationwide Housing Trends Between 1987 and 2003, the median size of new homes increased from 1,755 square feet
to 2,320 (National Association of Home Builders (NAHB))
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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
ANALYSIS
Increasing demand for home office space Seeing more diversified housing mixes in same neighborhood (i.e. Town homes
incorporated into single family areas) Senior-friendly, smaller homes are gaining popularity Dual income families looking for low maintenance housing, convenient shopping, and closer
employment Families getting smaller, less persons per household Trends moving towards higher densities, a mix of land uses, access to employment centers,
and a variety of cultural amenities Increased demand for attractive open-space amenities Higher demand for energy efficient "green"homes, and use of environmentally friendly
building materials Consistent need for affordable housing options
-Source: "The New Burbs,"Article by the Real Estate Center at Texas A&M University
Housing characteristics of the baby boomers The "baby boomer"generation makes up a large portion of the population cross section. Many of their children have now left home, and they are reaching retirement age. This group is often referred to as the "empty-nesters."Housing surveys reveal the following housing characteristics and general data about this group:
11.8% report moving to a smaller home 33.7% have experienced boomerang children who returned back home after leaving the
nest 73.2% prefer three bedroom homes 97.6% prefer master bedrooms on the main floor 14.9% are unhappy with their existing kitchens 10.8% are unhappy with their existing bathrooms They represent the highest percentage of the market for vacation homes The average income for empty nesters is 22% above the average for all households Empty-nesters spend 12% higher than other households on general purchases Empty-nesters are reaching the age where they may become caregivers for older relatives
-Source: "The Nester Factor: Burgeoning Market'Article by David S. Jones, senior editor for Real Estate Center at Texas A&M University
Proposed Developments There is a potential increase of 935 new households if all projects are approved at the requested densities. Currently, there are roughly 500 existing households and a population of 1,181 persons in the city. With Zebulon's average household size of 2.81 persons/household this could mean an increase of 2,627 people. Zebulon's potential population in ten years could reach 3,800.
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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon

Natural Resources Analysis

Zebulon Tomorrow
ANALYSIS

Trends/observations Significant loss of natural and undeveloped areas over next decade (from existing 47% to projected 23% undeveloped) Increased volumes of treated sewerage released into Elkins Creek Potential loss of 32% of forested areas over next decade No policies to protect or replace vegetation or trees Zebulon is not acting as the issuing authority for erosion and sediment control Improvements needed in sediment and erosion control enforcement and inspections The City has not adopted any watershed protection ordinances for Elkins/Potato Creeks
Challenges Preventing the decline of water quality resulting from increased sediment, erosion, and stormwater runoff. Improving the existing water quality of Elkins creek (Presence of fecal coli-form bacteria) Protection of the Potato Creek watershed in southeast areas of the city Protection of the Elkins Creek watershed in the northwest area of town
Opportunities Environmental education related to wetland habitats and whooping cranes Existing environmental education trail at Pike County school complex Thaddeus Morris beautification projects through the Crape Myrtle Garden Club Available and affordable land for parks, recreation, and green space

Historic and Cultural Resources Analysis
Trends/observations Many historic properties in poor condition and in need of rehabilitation Since the 1979 study, 25% of the documented historic structures have been lost The majority of historic properties are within close proximity to the town center Lack of a Comprehensive Inventory of Historic Resources Community is beginning to lose a recognizable edge and sense of place Lack of cohesive architecture in historic areas Billboards, visual clutter, and strip development diminishing historic value
Challenges Determining when to preserve and when to demolish Incorporating new developments and structures that fit in with historic areas Funding for historic preservation Public education on historic preservation issues and challenges Attracting investors for the restoration/preservation of historic properties
Opportunities
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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
ANALYSIS
Presence of a dedicated, hard working Downtown Development Authority The documented economic benefits of historic preservation (UGA Market Analysis) Adaptive reuse potential for remaining historic properties
Old Elementary school on Adams Street The Cannery Buildings Trawick Buildings Zebulon Waterworks Building Old Victorian House south of Post office Historically sensitive infill development Creating an economic niche built on historic character Small town atmosphere, quality of life, low crime rate
Public Facilities and Infrastructure Analysis
Transportation
Trends/observations Lack of diversified transportation system The traditional grid system of street patterns has not been expanded and is disjointed Many existing sidewalks are fragmented, poorly maintained, in disrepair, and are not A.D.A accessible Poor neighborhood interconnectivity Lack of landscaping on public thoroughfares Weakening sense of place along major thoroughfares
44 This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
ANALYSIS
Challenges Assessing the pros/cons of a truck route Accommodating the transportation impacts of rapid growth and new developments Improving transportation routes and safety at the school campuses Addressing existing storm water issues Future parking for the downtown area
Opportunities Utilizing the abandoned Rail corridor as a pathway Tying into regional bikeway routes Interconnecting the existing sidewalk sections and neighborhoods Tapping the resources of the regional commuter rail system for tourism
The Zebulon Truck Route
The proposed Zebulon Truck Route could have many positive and negative effects on the City of Zebulon. The proposed project is tentatively planned sometime in the next decade. The project is not set in stone and is only a recommendation at this point. It would greatly benefit the city and the county to carefully examine the impacts of the project and to make recommendations on the location, zoning conditions, design guidelines, and access control if it is to be approved.
Potential Benefits: A truck route could move traffic quickly and efficiently around the city while alleviating congestion and heavy truck traffic in the downtown area. The insufficient turn radius at highway 19 south and highway 18 west could be resolved. The truck route could benefit the industrial sites south of Zebulon by improving traffic flow.
Potential Issues: If land use is not managed along the proposed Zebulon bypass, it could undermine efforts to revitalize and boost the economic activity within the City of Zebulon. The truck route could become a congested strip development with traffic lights if access and land use is not managed. An abundance of new commercial-retail property along the new truck route/bypass could result in the loss of business within the courthouse commercial district of downtown Zebulon (similar to the downtown areas of Griffin, Hampton, Jonesboro, etc.)
Commuter Rail
The regional commuter rail will not pass through Zebulon, but its presence will be a great asset to the area. It will bring many visitors, and could generate a potential tourism niche for Zebulon and Pike County. The revitalization of Zebulon will be a gem to the region and should be advertised and promoted to railway passengers.
Educational Facilities
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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
ANALYSIS
Trends/observations Facing rapid population growth over the next decade Existing conflicts with pedestrians, vehicles, parking, buses, and drop off areas Lack of pedestrian and vehicular connections to adjacent neighborhoods Traffic jams internal to the school complex, Highway 19, and Old Meansville Road
Challenges Future traffic problems on Old Meansville Road, Highway 19, and Hughley Road Providing the public facilities and services needed for school expansions
Opportunities Use of abandoned railway corridor as a pedestrian and bicycle route Maximizing the use of the Y.E.S. Team (Youth Equal Success Team) program Utilizing the new facility of the Head Start Program
Hospitals/Medical Centers
Trends/observations Existing hospitals in Griffin and Thomaston are within close proximity The region continues to experience rapid population growth, especially over age 65
Challenges Accommodating the needs of rapid growth
Opportunities Possible niche for senior care services
Parks & Recreation
Trends/observations There are no existing city operated parks or recreation facilities The city has expressed interest in creating future parks and recreation facilities No pedestrian connections for children and seniors to existing recreational opportunities such as the school campuses, the Pike Recreation Complex, and the A.B. Edwards Seniors Center.
Challenges Funding for parks and recreation Maintenance of Parks and Recreation (which department?)
Opportunities Existing City owned properties could be used for parks Abandoned Railway Corridor 2 acre City-owned property near school campus
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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
ANALYSIS
New Head Start facility Wetland areas on west side of town Proximity of Pike Recreation Complex on County Farm Road Allie Bankston Edwards Senior Center Thaddeus Morris beautification projects through the Crape Myrtle Garden Club
Water Supply & Treatment
Trends/observations Pike County has targeted areas surrounding the city for PRD development (1/2 mi. radius) but has no apparent plans to supply public water in these areas. Possible two fold increase in the need for future water department and services Lack of Potato Creek and Elkins Creek watershed protection overlay districts
Challenges Coordinating water resources and service delivery areas with Pike County Protecting backup water resources (Elkins Creek and City wells) Determining capacity for future needs and population growth Funding for future water system improvements/expansions
Opportunities Possible consolidation of City and County water resources for mutual benefit. Utilizing water expansions as an important growth management tool
Sewerage & Wastewater Treatment
Trends/observations Possible two-fold increase in the need for future services and department size Presence of many existing and proposed demands for sewer service The LAS sprayfield appears to be the primary limiting factor for future sewer capacity Pike County has targeted areas surrounding the city for PRD development Holding and aeration basins are capturing a certain amount of unnecessary storm water runoff and diminishing some emergency holding capacity.
Challenges Ensuring that existing capacity is reserved for the Business Park, the future school site, and future county courthouse complex. Determining capacity for future needs and population growth Funding for future LAS sites and other sewerage system improvements/expansions Acquisition of land for future sewerage facilities
Opportunities Incorporation of future LAS spray field sites into proposed developments. Utilize sewerage capacity as an important growth management tool
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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Master Plan: City of Zebulon

Incorporating new technologies and trends in sewerage treatment

Zebulon Tomorrow
ANALYSIS

Quality Growth Study

General Government
Trends/observations A new cooperative spirit has emerged between the City and County governments The general government will require additional staff to commensurate with population growth The Fire department will require new equipment and staff proportionate to population growth Parks and recreation will need to be incorporated into government structure City Hall is an aging building Water Rates are ranked among highest in Georgia The city is making positive progress towards relieving debts
Challenges Addressing animal control issues Preparing for planning, zoning, and building issues related to growth Paying off city debts
Opportunities Possible consolidation of City and County Fire resources for mutual benefit Chance to organize a building, zoning, and planning department before major growth occurs

Economic Development
Trends/Observations The Downtown Development Authority is working diligently to revitalize the downtown area 77% of the workforce is commuting outside of the county Need for water and sewer at the Business Park Large surplus of vacant industrial zoned property in the city limits Lack of a diversified business mix in the downtown area
Challenges Creating and maintaining a unique atmosphere Creating fair and effective ordinances and design review policies to preserve character Finding and marketing a niche for downtown Protecting the integrity of the historic district as an economic resource Preventing the "doughnut effect"of the town center (dead center, businesses moving outward)
Opportunities Downtown revitalization is creating renewed interest in downtown Capitalize on events that will bring people downtown i.e. Tour-de-Pike, Festivals, etc. Possibility of maintaining the vitality of downtown by keeping County government within walking distance of the courthouse square Keeping the momentum of the revitalization going by reinvesting as projects are completed
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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
ANALYSIS
Possible niche for full service restaurant Possible niche as a destination for specialty shopping, dining, and entertainment Abundance of local musicians Possible motion picture niche Potential retirement community niche Infill development City and County government support for saving downtown The Downtown Development Authority
The UGA Market Research Analysis for Downtown Zebulon: This year (2004), the Zebulon Downtown Development Authority solicited a Market Analysis for the Downtown District through the University of Georgia applied research division. The study identified business types that are most likely to draw customers to the downtown area based on 400 interviews and surveys within a 50-mile radius of Zebulon. The survey also identified customer preferences, frequency of visits, peak visitation, atmosphere, spending habits, and advertising data. The survey revealed many interesting results that will prove valuable in decision making.
Top 6 factors to draw people to downtown Zebulon: 1. Clean attractive streetscapes/storefronts 2. Convenient parking 3. Safe streets 4. Festivals 5. Restaurants and bars 6. Historic atmosphere
Top 6 Business Types to draw people to downtown Zebulon: 1. Full-Service Restaurant 2. Ice Cream/Dessert Shop 3. Lunch/Sandwich Caf 4. Bakery 5. Gift Shop 6. Steak House
Economic opportunities likely to be generated by a retirement community: Home Maintenance and Repair Gardening Service Landscaping Pool and spa maintenance and repairs Fire and theft insurance Country Club membership and privileges Golf and tennis fees Trash, and other local services Cable access Other home utilities -i.e. water Home Remodeling and Retrofitting to accommodate aging Commuting services to clubs and activities
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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

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Quality Growth Master Plan: City of Zebulon

Entertainment and Activities Home security

Zebulon Tomorrow
ANALYSIS

Land Use
Trends/observations Pike County handles the building and site permitting instead of the city Pending developments represent a large amount of the remaining undeveloped land in the city (roughly half of the remaining undeveloped land) Large acreage agricultural and low-density residential tracts are increasingly scarce A large portion (536 acres +/-) of land in the city is zoned Industrial and is vacant (22.3% of all land in the city) A large portion of the residential land (260 acres +/-) in the city is zoned PRD (42% of existing residential acreage) Land use policies of both Pike County and Zebulon are encouraging decentralized strip development along Highway 19. Need for stormwater management regulations Sprawl is being encouraged by the pattern of water and sewer expansions City is not the issuing authority on sediment and erosion control for local projects Lack of development standards for streets and right of way dedications Lack of a City engineer for plan review or inspection of new developments
Challenges Maintaining the texture and land use mix that represent the small town atmosphere Continually planning and improving ordinances related to growth Keeping commercial-retail uses downtown Avoiding typical strip development and cookie cutter subdivisions Maintaining some open space and undeveloped land for the future Creating a recognizable beginning and end to the city
Opportunities Infill development New "old"homes Productive use of publicly owned lands Creative reuse of historic buildings and properties

Summary of Part 2: Analysis
Thoughtful study of these trends, observations, opportunities, and challenges will help citizens, officials, and other stakeholders to formulate a vision for the future of the City. The analysis portion of this study establishes a foundation for preparing the goals, objectives, and design solutions that will help to realize that vision.
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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Master Plan: City of Zebulon

PART 3: Design Vision

Zebulon Tomorrow
A VISION FOR THE FUTURE

Quality Growth Study

The Downtown Concept

Key Goals and Quality Growth Principles:
Create a Pedestrian Friendly Environment Preserve and Enhance Downtown Heritage Facilitate Downtown Activity Improve Parking and Circulation Promote Downtown Stability and Vitality Maintain and Enhance the Unique Character of Downtown Enhance Downtown Gateway Areas
Downtown Design Vision:
The Town Center
A strong town center signifies a healthy business climate and instills pride in a community. Over the past fifty years, many cities and towns watched as their town centers declined, and were replaced by strip malls and highway commercial developments at the outer periphery. Five main factors have contributed to the decline of town centers: auto-centered zoning and transportation patterns, sprawling water and sewerage infrastructure, big box retailers, and cheap gas. These factors have weakened community identity, diminished town focus, and resulted in the loss of many historic buildings. In general, the overall quality of life has been negatively impacted in for these communities. Fortunately, this trend has recently started to shift in a new direction. Innovative zoning ordinances, diversified transportation plans, and new funding options have emerged that are beginning to strengthen town centers, encourage walkability, revitalize historic areas, and reinforce an overall sense of place in the community. Some of these tools include mixed-use zoning, conservation subdivisions, pedestrian and bicycle plans, historic districts, and overlay zones.
Capitalize on Strengths
It is important to recognize the strengths and weaknesses of the Zebulon town center in order to react to ever-changing development trends and market forces. Town centers are often hindered by the lack of automobile convenience, the cost of historic building maintenance, and overwhelming competition from big box retailers and corporate franchises. The primary strengths of the Zebulon town center are the historic character, pedestrian-friendly atmosphere,
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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
A VISION FOR THE FUTURE proximity of shops, entertainment and gathering potential, presence of government buildings, the post office, and community recognition as the county seat.
Historic Character
Historic character was identified as one of the most important draw factors to downtown by the recent University of Georgia market survey for Zebulon. The collection of heritage architecture and historic buildings give Zebulon a unique signature. The courthouse is the focal point of the town square and is a symbol of heritage and identity for all citizens of Pike County. For these reasons, the enhancement and protection of historic character is paramount in the success of downtown.
Public Buildings
For over a century the downtown area has been home to the county government and public facilities. Within walking distance of the square are the sheriff's office, the courthouse annex, the county managers office, tax assessors office, tax commissioners office, county courts, registrars office, health department, and community development office. The presence of these public buildings in downtown has helped Zebulon survive tough economic times and market shifts over the years. Public services generate substantial downtown activity, and attract a variety of businesses and services that rely on them for information and facilities such as courtrooms, public records, tax information, permits, etc. Likewise, the U.S. Post Office attracts businesses, generates foot traffic, and gives citizens a reason to go downtown. Many communities have witnessed the demise of downtown as public services and buildings moved beyond walking distance from the town center. Retaining these public facilities and the post office downtown are essential to the economic vitality and survival of the area.
Walkability
A pedestrian friendly atmosphere naturally exists in most town centers due to the closeness of shops and storefront sidewalks. However, many towns fail to look beyond the immediate square. It is equally important to maintain sidewalk connections to adjacent neighborhoods, activity centers, nearby parking areas, and other nearby support areas. Without a welcoming sidewalk from a nearby neighborhood, many residents will hop into an automobile and wind up at the drive-thru window outside of town. It must be inviting and convenient to walk downtown.
Many improvements have already been considered in the preliminary plans for the Transportation Enhancement Grant for Zebulon in 2004. These improvements include new paver sidewalks around the perimeter of the courthouse green, replacement of dilapidated sidewalks along the 100 block of Concord Street, crosswalks at intersection corners and midpoints on the square, benches, lights, handicap ramps, bicycle racks, trash receptacles, trees, and landscaping. Beyond the square, there are many potential sidewalk connections that should be considered. These connections have been identified on the Multi-Use Path and Sidewalk Plan included in this study.
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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

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Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
A VISION FOR THE FUTURE
Mixed Use The success of downtown businesses does not lie within each individual shop, but within the variety of shops as a collection. The various shops should create a convenient and diverse experience for patrons. For example, in a single trip, a visitor may attend a lunch meeting, purchase a newspaper, mail a letter, fulfill a subscription, make a photocopy, have an ice cream cone, and browse for a unique birthday gift in one convenient trip. The recent market study for the City of Zebulon by the University of Georgia will be useful in determining the best combinations of businesses for the town center.
Downtown Activity Another important opportunity that distinguishes downtown is the gathering and entertainment potential of the courthouse green. In order to solidify the success of the downtown business scene, and to maintain strong community support for revitalization efforts, the downtown area are must be a thriving social center on nights and weekends. The courthouse grounds, Jackson Street, nearby lots, or other spaces around the square should be considered for parades, festivals, markets, and other activities to bring people to the town center. The market on the square is an excellent example of an event that encourages community interaction and weekend activity in Zebulon. Other downtown attractions could include self-guided walking tours, community artwork, performing arts, and music.
Summary By recognizing the strengths and weaknesses of the downtown area, we can better plan for the long-term success of downtown. It is important to acknowledge the importance of historic character, walkability, downtown government, a mix of shops, gathering spaces, and entertainment potential to the success of downtown.
53 This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
A VISION FOR THE FUTURE
Downtown Goals and Recommendations:
Create a Pedestrian Friendly Environment: General Principles:
Improve pedestrian access to the downtown district Enhance the pedestrian environment with new concrete paver sidewalks around the
square and courthouse Incorporate human scale features such as lighting, benches, awnings, benches,
flower pots, low walls for sitting, and trash receptacles throughout downtown Create pedestrian and bicycle links from surrounding areas to encourage good
community health and support the downtown district Incorporate traffic calming devices such as streetscapes, pedestrian islands and
painted crosswalks around dangerous or busy intersections Provide opportunities for gathering and social interaction Recommended Actions: Prepare and implement a streetscape master plan for all areas of the downtown park
and walk district Implement a sidewalk and multi-use pathway master plan to connect residents to the
downtown area
54 This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Master Plan: City of Zebulon

Quality Growth Study

Preserve and Enhance Downtown Heritage:

Zebulon Tomorrow
A VISION FOR THE FUTURE

General Principles:

Renovate and re-use historic buildings Reduce signage clutter and billboards Provide historically sensitive lighting fixtures, site furnishings, and streetscapes Maintain a historic architectural theme for all downtown development

Recommended Actions:

Draft future architectural concepts and faade designs for potential infill sites on all sides of the square that incorporate loft apartments and landscaped parking lots
Reduce glare and light pollution by adopting a city-wide night-sky friendly lighting ordinance
Prepare a signage ordinance specific to the downtown area Create a historical kiosk, website, museum, or display area to enhance public
knowledge of downtown history Establish and Historic District Document, photograph, and key all historic buildings and sites in the city Create a photo reference of positive design features such as materials, details,
patterns, roof pitches and other design characteristics of heritage architecture to distribute to development applicants. Adopt design guidelines that promote the positive design characteristics existing throughout Downtown and encourage compatible infill development Establish a design review workshop procedure for projects that are within or directly adjacent to the historic district Establish an annual award through the Downtown Development Authority for business owners who demonstrate a commitment to the downtown vision Compile a future Downtown Development Authority project list Join Better Hometown Program and designate the Downtown Development Authority as the coordinator/task force (This provides 3 years of technical assistance) Establish a local historic marker program Establish a historic driving/walking tour Prepare SPLOST proposals for the rehab of City Historic Facilities and streetscape improvements Establish a website with a historic map and downloadable historic inventory survey form Conduct a thorough Inventory of all historically significant buildings, homes, and historic sites in the city Establish a facade grant program to encourage quality building restoration and preservation Provide information packets to potential investors regarding historic preservation, before and after facade recommendations, low interest loan information, historic preservation tax incentives, and the faade grant program

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

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Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
A VISION FOR THE FUTURE
Facilitate Downtown Activity:
General Principles:
Capitalize on the entertainment potential of downtown Encourage weekend and nighttime and weekend use of the downtown district Establish and maintain momentum with ongoing downtown development projects Publicize and drum up excitement about things happening in downtown Attract a complementary collection of shops to create an "Outdoor Mall"downtown Support the establishment of the proposed regional commuter rail system and
explore ways to attract spin-off tourism
Recommended Actions:
Create a Downtown Festival Area Create an outdoor amphitheater or stage area for bands and entertainment within the
"park and walk"district Establish a committee to organize and promote special downtown events (see
appendix for festival ideas) Maintain a website for downtown advertisement, historic maps tours, shopping
opportunities, restaurants, and links to downtown businesses Create advertising spaces and name recognition for sponsors, and redevelopment
supporters Ensure that land use plans and ordinances facilitate loft apartments and higher
density residential uses within the "live and walk"district Construct a low key digital sign in the downtown area to advertise downtown events Design a marketing brochure, advertisement, and community calender to submit to
the Georgia Department of Industry, Trade, and Tourism for publication Design self guided tours and maps of the city indicating historic sites, artwork,
gardens, stories of city history, old photographs, and other points of interest Explore the feasibility of marketing the downtown area and the courthouse to the film
industry (i.e. contacts, website, etc.)
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Quality Growth Master Plan: City of Zebulon

Improve Parking and Circulation:

Zebulon Tomorrow
A VISION FOR THE FUTURE

General Principles:

Provide parking areas within close proximity to the "park and walk"district including overflow parking areas for festivals
Infill the grid pattern of streets and alleyways where opportunities exist

Recommended Actions:

Create parking areas for employees behind businesses to free up the square Implement sidewalk and bicycle routes to diversify the transportation network, reduce
the number of vehicles on the roadway, and alleviate parking shortage

Promote Downtown Stability and Vitality:
General Principles:
Retain downtown government within the "park and walk"district at all costs Encourage commercial uses with loft apartments within the park and walk district Attract compatible infill development and a complementary mix of shops Broaden the diversity of land uses, incorporating mixed use where possible Avoid unrelated "out"parcels or spot zonings that are not pedestrian scale and
cohesive with the surrounding architecture Promote the redevelopment of infill sites, historic buildings, and rehabilitation
opportunities from point to point Establish a well rounded economy including industrial, commercial, tourism,
agritourism, and agribusiness
Recommended Actions:
Identify and purchase key areas (Pike County) to accommodate long term government needs and expansions
Develop design review criteria and procedures to ensure that mixed use sites are intimately designed with their surroundings and fit within the context of neighboring uses
Support the creation of a phased master plan for the Pike County government and judicial complex within the park and walk district

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Quality Growth Master Plan: City of Zebulon

Maintain and enhance the Unique Character of Downtown:

Zebulon Tomorrow
A VISION FOR THE FUTURE

General Principles:

Focus on historic character, walkability, entertainment, gathering potential, and proximity of shops as the primary strengths of downtown
Incorporate unique elements into the design of new buildings, streetscapes, lighting, or other design elements
Incorporate accent paving features to enhance the streetscape character, adding rhythm and interest to the pedestrian environment
Capitalize on the dining experience and historic atmosphere for potential restaurants

Recommended Actions:

Partner with the Pike County Arts council to develop a public art initiative, finding creative ways to incorporate local culture and art into the downtown area
Identify focal points and key locations for artwork (sculptures and murals) Establish a community artwork grant to fund murals, sculptures, and artwork at key
points throughout the city Partner with local artists to create thumbnail sketches and generate a list of potential
artwork themes that are significant to the city such as agriculture, pimentos, old canning labels, the railroad, whooping cranes, etc. Hold a community contest to design a city logo and slogan Consider a signage grant for new downtown businesses to encourage quality signage Develop an overlay districts for the primary development area (live and walk district) of downtown Establish design review procedures that require color renderings of proposed building elevations in downtown

Enhance Downtown Gateway Areas:
General Principles:
Enhance the "points"as gateway areas
Recommended Actions:
Relocate the 1933 stone monuments from the northern city limit to the "points" Investigate landscaping for the south "point" Provide street trees and landscape areas along the Highway 19 corridor

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Quality Growth Master Plan: City of Zebulon

Overall City Concept

Zebulon Tomorrow
A VISION FOR THE FUTURE

Key Goals and Quality Growth Principles:
Highlight the unique character of each area of the city Strengthen neighborhood identities and sense of place Improve walkability throughout the city Enhance gateway areas Incorporate parks, recreation, and open space Reinforce unique character of existing historic homes and buildings Encourage environmental responsibility and sustainability Implement key transportation improvements Coordinate Planning around the City Boundaries Provide for the efficient and economical use of public infrastructure Decrease the number of residents who commute outside the city to work
Overall City Vision:

A Walkable City
The overall design vision is to highlight areas of unique character throughout Zebulon, improve walkability, strengthen neighborhood identity, and enhance the sense of place. This idea is to create an atmosphere where pedestrians, bicyclists, and drivers can safely travel throughout the city to key destinations such as parks, schools, neighborhoods, and businesses while finding a strong sense of identity within their own neighborhoods. This would be achieved by creating a patchwork of pedestrian centers throughout the city, arranged so that travel between them can be made by a variety of methods (walk, bike, drive, etc.) by citizens of all ages.
Focus Areas
The downtown area would be the primary focus area, surrounded by a network of smaller focal points throughout the city. These smaller focal points (core areas) might include neighborhood pocket parks, neighborhood business areas, and commercial centers. Each core area would be supported by a five minute live and walk district (1,500 radius), consisting of appropriate land uses that transition out to a recognizable community edge or gateway area. A map of suggested focus areas is included in the study.

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Neighborhood Identity

Zebulon Tomorrow
A VISION FOR THE FUTURE

In some areas, new neighborhood developments would be characterized by traditional lot sizes (Zebulon) served by public water & sewer. Parks and open space would be incorporated into new and existing residential areas to facilitate community gatherings, create recreational opportunities, and to provide green centers for each neighborhood. Walkable connections to schools, play areas, shopping, and other neighborhoods would also be provided. Other design elements might include sidewalks, street trees, underground utilities, and historically sensitive architecture for new homes and buildings.

Quality Growth Study

Highway Commercial Areas
Highway commercial areas could better mesh with the fabric of the community by linking to pedestrian and bicycle corridors, adopting characteristics of local architecture, incorporating streetscape themes, and minimizing the visual presence of parking areas. Billboards and temporary sign clutter could be minimized or eliminated, as they do not typically enhance the sense of place or community identity. It is recommended that signage be organized, and share certain unifying characteristics such as size, height, and style throughout the city. Lighting should be "night-sky friendly"and focus downward to reduce unnecessary light pollution. Other improvements might include limited access and mixed use developments.

Future Growth
Concord and Barnesville Streets connect several neighborhoods, and carry a moderate volume of traffic. The vision for these corridors would be to remain primarily residential, while supporting low-intensity mixed use at key intersections.
Given the amount of infill opportunity and location of existing infrastructure, it is recommended that future growth and redevelopment be focused towards the town center and other existing activity centers throughout the city. Future annexes should be avoided where infrastructure expansions are inefficient to provide. This includes public safety, emergency services, schools, road improvements, water, sewer, and schools. Environmentally sensitive areas or conservation areas should also be excluded from annexation.

Summary
The overall city concept of interconnected focus areas would help to improve walkability, strengthen neighborhood identity, and enhance the sense of place in Zebulon. The atmosphere would be that of a planned small town community that is pedestrian friendly and offers many local conveniences and a family centered atmosphere. The plan could enhance the quality of life and promote good health for children and senior citizens of the community, who might benefit from the walkable environment. Residents could enjoy living, working, shopping, and playing within the same town.
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Quality Growth Master Plan: City of Zebulon
Zebulon Tomorrow
A VISION FOR THE FUTURE
Overall City Goals and Recommendations:
Highlight the unique character of each area of the city: General Principles:
Maintain small town feel while accommodating new growth Encourage infill development that fits the character of surrounding homes and
buildings Encourage pedestrian scale commercial activity centers to in place of linear strip
development Provide pedestrian connections from commercial areas to local neighborhoods Enhance highway commercial areas to architecturally mesh with character of local
neighborhoods Unify commercial areas with the addition of sidewalks and street trees Encourage parking lots to be screened and located beside or at the rear of buildings Minimize signage clutter and billboards Recommended Actions: Develop overlay districts for existing and potential neighborhood and commercial
centers throughout the city Establish design review procedures that require color renderings of proposed
building elevations along primary transportation routes and in core (park and walk) areas Implement Tree and Landscape standards for all parking lot areas Ensure that signage and billboard ordinances minimize visual clutter, billboards, and unorganized signage patterns throughout the city Modify ordinances to encourage new buildings that are human scale near the street, with screened parking beside or behind the structures
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Strengthen neighborhood identities and sense of place:

Zebulon Tomorrow
A VISION FOR THE FUTURE

General Principles:

Create neighborhoods that evoke a strong sense of neighborhood identity by providing central gathering places for residents and visitors
Provide street, sidewalk, and open space connections to adjoining neighborhoods Provide access to neighborhood pocket parks and open space throughout the city Encourage neighborhood interaction through a network of sidewalks Enhance neighborhoods with unique street tree and landscaping schemes

Recommended Actions:

Partner with local organizations to compile a list of improvement projects and community needs and routinely distribute the list
Invest in the public realm through neighborhood improvement projects Create opportunities for residents to interact with neighbors and become more
vested in their surroundings Orient new neighborhoods to support commercial districts Encourage signage that is organized and shares certain unifying characteristics such
as size, height, and style Provide walkable neighborhood connections to schools and play areas Develop standard requirements for parks and open space for new neighborhoods Facilitate social and cultural activity such as art, music, performing arts, public
gathering, festivals, and recreation

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Improve walkability throughout the city:

Zebulon Tomorrow
A VISION FOR THE FUTURE

General Principles:

Enhance the Pedestrian Environment Interconnect neighborhoods, businesses, schools, and parks Improve the maintenance of existing sidewalks Interconnect and expand existing sidewalk segments Incorporate the business park as an integral part of the pedestrian and bicycle
network (See proposed Business Park vision statement) Create convenient pedestrian and bicycle connections to major neighborhood
destinations

Recommended Actions:

Convert the abandoned railway corridor to a multi-use pathway Implement pedestrian and bicycle connections to community resources such as the
Head Start facility, Pike Recreation Complex, School Complex, Downtown, Pirate Treasure Trail (Environmental Education Trail), etc. Construct a multi use trail from the southern end of town to the Pike County Recreational Complex on County Farm Road Partner with Pike County and the Board of Education to develop a long range campus master plan for the school complex that includes vehicular, pedestrian, and bicycle transportation routes. Modify ordinances to require the implementation of sidewalks and pathways according to the city transportation master plan and walkability districts as new development occurs

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Enhance gateway areas:

Zebulon Tomorrow
A VISION FOR THE FUTURE

General Principles:

Identify and enhance key gateway areas throughout the city including the city limits, the downtown area, and individual neighborhoods and smaller identity areas.
Create stronger community entrances using identifiable features so visitors know they have entered the city
Use a theme of common visual features along the gateway corridors such as signage, banners, landscaping, pedestrian-scale lighting, and sidewalks
Place special emphasis on the Highway 19 gateway corridor as it is the primary link to the surrounding region

Recommended Actions:

Partner with the Crape Myrtle Garden Club to coordinate potential Thaddeus Morris beautification projects and to combine resources to match grants
Adopt gateway overlay districts and formulate landscape/streetscape themes for each area
Create gateway structures in the style of railroad architecture at key entry points to the multi-use pathway

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Incorporate Parks, Recreation, and Open Space:

Zebulon Tomorrow
A VISION FOR THE FUTURE

General Principles:

Focus on small neighborhood pocket parks, gathering places, walking paths, and passive recreation opportunities
Create unique atmosphere and sense of place for each park Seek out sites for neighborhood pathway connections and pocket parks Formulate connections to existing parks and recreation facilities such as the Pike
County recreation complex, the public school complex, the head start facility, etc. Consider the design needs of senior citizens and children

Recommended Actions:

Adopt a city wide Parks and Recreation master plan Incorporate parks and open space as part of new developments Formulate a capital improvements plan and identify funding options for parks,
recreation, and open space Create uniform signage for all parks and pathways throughout the city to reflect a
common thread Consider an adopt-a-park program between the city and neighborhood associations
to share responsibility in park management and maintenance As the LAS spray field reaches its life span, consider a plan to convert the site to an
environmental education park (possible name suggestion: "whooping crane park") Explore a Transfer of Development Credit (TDC) program to exchange lower density
development in perimeter districts for higher density development in core areas (park and walk districts) and primary development areas (live and walk districts) Adopt a conservation subdivision ordinance to encourage open space

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Zebulon Tomorrow
A VISION FOR THE FUTURE Reinforce unique character of existing historic homes and buildings:
General Principles:
Celebrate the agricultural history and architectural heritage of the city Replicate existing architectural style in new homes and buildings in certain areas of
the city Maintain historic responsibility-compatibility of new with the old Strengthen the residential character of historic neighborhoods through appropriate
character guidelines and design review for infill sites Capitalize on historic resources, tourism, and entertainment potential
Recommended Actions:
Develop a TND ordinance that reinforces older patterns of neighborhood development with design features such as neighborhood parks, street trees, sidewalks, front porches, etc.
Create a photo reference of positive features such as materials, details, patterns, roof pitches and other design characteristics of heritage architecture to distribute to development applicants
Prepare a historic building inventory form that includes information such as history, repairs needed, record of ownership, vacant/occupied status, etc.
Comprehensive Historic Inventory of entire city including cemeteries Establish a Historic walking/driving tour Establish a Historic Inventory Website Establish a Historic District and guidelines for new development cohesiveness Develop a marketing plan for investors and the rehabilitation of historic structures Sign ordinance to preserve historic character and economic value Consider reducing application and permitting fees for the preservation of historic
structures Establish design review procedures that require color renderings of proposed
building elevations along all major roadways and core areas (park and walk districts)
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Encourage environmental responsibility and sustainability:

Zebulon Tomorrow
A VISION FOR THE FUTURE

General Principles:

Protect and enhance water quality, air quality, soils, vegetation, wetlands, endangered plants and animals, and other local environmental resources
Set aside environmentally sensitive areas as parks, buffers, & greenspace Promote environmental education and recycling

Recommended Actions:

Adopt a watershed protection on the Elkins Creek back up water supply Review, administer, and inspect erosion and sediment control permits through a City
engineer or consultant Require pollution skimming stormwater devices on gas stations or large parking lots Adopt a tree protection and landscape ordinance Enhance public education about environmental resources through the placement of
signs about water quality, air quality, soil erosion, recycling, vegetation, wetlands, endangered whooping cranes, and other local environmental issues.

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Improve Transportation and Circulation Systems:

Zebulon Tomorrow
A VISION FOR THE FUTURE

General Principles:

Improve connectivity while providing a balanced and accessible network of pedestrian, bicycle, and vehicular movement
Alleviate some of the physical and psychological barriers that arise along busy and wide highway corridors by creating safe pedestrian and bicycle zones
Encourage a traditional network of streets that offer multiple connections to existing streets in new developments
Create a more livable, human-scale environment for people of all ages using a variety of transportation modes
Create convenient pedestrian and bicycle connections to commercial areas and other key destinations

Recommended Actions:

Facilitate the development of Hughley Road as a divided parkway with a parallel bicycle route to accommodate future traffic volumes, enhance access to the business park, provide access to the future school site, and to serve as the beginning of proposed future truck route
Prepare an overall sidewalk, bikeway, and street improvement priority list Develop details and specifications for sidewalks and multi-use pathways Amend ordinances to require bicycle friendly street sewer grates where applicable. Adopt a city master plan for future vehicular, pedestrian, and bicycle routes Adopt standards regarding street design and right of way dedication Perform a location study and develop guidelines for the future truck route, with
Hughley Road as a potential point of beginning Formulate long range plans for major pedestrian crosswalks, median safety zones,
or walkovers on Highway 19 at the Library-School District, Hughley Parkway, and the Freshway Area

Coordinate Planning around the City Boundaries:
Recommended Actions:
Evaluate impacts of Pike County PRD Zoning in perimeter areas Develop a future service-delivery strategy for PRD areas Develop a land use and overlay plan for the future truck route

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Zebulon Tomorrow
A VISION FOR THE FUTURE Provide for the efficient and economical use of public infrastructure:
General Principles:
Encourage infill, reuse, and re-development towards the town center rather than sprawling new infrastructure outward along highway corridors
Carefully expand or withhold infrastructure to meet the land use goals of the comprehensive plan
Evaluate future sewerage treatment needs and formulate a long range strategy Consider the impacts to all public services including fire, police, water, solid waste,
schools, and government when evaluating future water and sewerage expansions
Recommended Actions:
Prepare a capital improvements plan to support the proposed Zebulon Tomorrow growth concept
Partner with Pike County in an conducting a comprehensive impact fee study Study drainage basins around the city for existing and potential storm water issues
and possible solutions Study the potential consolidation of fire services with Pike County Partner with Pike County to study the possibility of forming a joint city/county water
and sewerage authority Ensure that stormwater runoff is diverted around the sewerage holding ponds and
not impacting emergency capacity
Reduce the number of residents who commute outside the city to work:
General Principles:
Focus new growth in the "live and walk"districts to strengthen the economic health of core areas such as downtown
Facilitate a family oriented community environment that encourages home town business and job creation
Develop tourism opportunities in the city/county
Recommended Actions:
Study ways to attract retirement communities and "baby boomer"populations so as to create new economic niches related to the needs of senior services and entertainment (possibly attract through fee reductions, senior-friendly housing ordinances, development incentives, etc.)
Support the "Shop Pike First"initiative Develop and market a vision for the business park and the downtown area
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Summary

Zebulon Tomorrow
A VISION FOR THE FUTURE

The Zebulon Tomorrow study was conducted to identify challenges and opportunities of the city, evaluate them, and address them through a practical vision for the future. This vision is meant to serve as a general guideline based on study and research for preparing ordinances, planning capital improvement projects, and aiding city officials in making policy and land use decisions. By adopting and maintaining a future vision, the city can minimize waste, protect the quality of life of the community, and maintain positive and orderly growth as the vision is realized.

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Core Areas (Proposed)

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A VISION FOR THE FUTURE

Existing and potential activity centers were identified throughout the city. These areas were evaluated based on their existing development characteristics and their potential to develop as a future Core area. The diagram below indicates suggested core areas:

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Park and Walk Districts (Core Areas)

Each Park and Walk District is defined by the optimum "park-and-walk"distance of 750' or less. Each park and walk center would consist of a core (focus) area and certain design elements to make it unique and easily recognizable. Some of these elements might include:

Sidewalks Human scale features that would enhance the pedestrian experience such as brick-
paver sidewalks, benches, lights, seat walls, fountains, community art, etc. A "green"focal point feature such as a town green, open lawn, park, wood lot, etc. A location on or near a major transportation corridor A distinct streetscape or landscape theme Mix of residential densities ranging from 2 to 4 units per acre Grid/modified grid network of streets Mix of land uses oriented to the focus area Architectural theme or building continuity around the focus area Zero lot-line buildings Underground Utilities Loft Apartments Historic Sites A vertical point such as a clock tower, bell tower, steeple, sculpture, fountain,
specimen tree, etc.

Park and Walk Diagram
(EXAMPLE: DOWNTOWN)

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Live and Walk Districts (Primary Development Areas)

The dimensions of the Live and Walk District are based on a five-minute "live and walk" distance of 1500'linear feet from the center of the focus area. This radius represents the primary group of residents that would support the focus area. These areas would
consist of an appropriate mix of residential, commercial, or industrial uses that support each individual Core Area. The following elements might be represented in the Live and
Walk District:

Sidewalks Pathways Grid/modified grid network of streets Underground Utilities Highest net density of land use Mix of residential densities ranging from 1 to 2 units per acre

Park and Walk Diagram
(EXAMPLE: LIBRARY-SCHOOL AREA)

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Perimeter Districts (Secondary Development Areas)

Perimeter Districts (Secondary Development Areas) occur beyond the limits of the 1,500-foot live and walk districts and should be reserved for lower density uses such as estate lots, agricultural areas, conservation subdivisions, land application sprayfields, etc. Infrastructure expansion and capital improvements should generally be kept to a minimum in these areas. The following elements might be represented in Perimeter Districts:

Limited infrastructure and capital improvements Lowest net density of land use Housing density of one unit per 3 acres or more Connected to higher density areas through regional multi-use pathways Target areas for low density incentives programs

Perimeter District Diagram
(EXAMPLE: West City Limits)

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Parks and Recreation Master Plan (City North)

The proposed master plan consists of a citywide network of small parks and community focus areas interconnected by a sidewalk and pathway system.

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Parks and Recreation Master Plan (City South)

The proposed master plan consists of a citywide network of small parks and community focus areas interconnected by a sidewalk and pathway system.

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Transportation and Beautification Master Plan (City North)

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Transportation and Beautification Master Plan (City South)

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Multi-Use Pathways

The proposed city vision is to create an atmosphere where pedestrians, bicyclists, and drivers can safely travel throughout the city to key destinations such as parks, schools, neighborhoods, and businesses while finding a strong sense of identity within their own neighborhoods. A key component of this vision is to implement a citywide network of small parks interconnected by multi-use pathways and sidewalks.

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Above: Photo of the abandoned railway corridor at Thomas Street /Old Meansville Road.
Right: Photo of the existing Environmental Education Trail at the school complex.
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Downtown Area Streetscape Master Plan (Preliminary)

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Downtown Area Streetscape Sections

To enhance the pedestrian environment, proposed improvements to downtown include new paver sidewalks, underground utilities, trees, landscaping, lighting, pedestrian islands, crosswalks, benches, bicycle racks, trash receptacles, and other site furniture.

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Downtown Area Visualization Photos

The illustrations below represent before and after visualizations of potential improvements to enhance the pedestrian environment in Zebulon. These improvements might include pedestrian islands, crosswalks, sidewalk improvements, streetscapes, lighting, benches, gathering areas, and other amenities.

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Exist view north at SW corner of the square

Visualization pedestrian islands and crossings

Exist view south from Trawick buildings

Visualization street trees and walks

Exist view north19 towards Journal-Reporter Visualization street trees and walks
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Downtown Area Visualization Photos

The illustrations below represent before and after visualizations of potential improvements to enhance the pedestrian environment in Zebulon. These improvements might include pedestrian islands, crosswalks, sidewalk improvements, streetscapes, lighting, benches, gathering areas, and other amenities.

Exist view east of south block

Visualization streetscape improvements

Exist view north towards courthouse annex

Visualization perimeter walks

Exist view south entrance to courthouse

Visualization lighting, walks, and landscaping

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Depot Area

The depot area conjures up a very distinct sense of place and adds historical context to
the city. This area would make an ideal park setting and location for compatible neighborhood business, office uses, and loft apartments that share a railroad
architectural theme. It could serve as the gathering place for surrounding neighborhoods within the five-minute "live and walk"radius.

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Passamore Street

Passamore Street is situated along the proposed multi-use pathway from the school complex to downtown Zebulon. It is the gateway area between the public school complex, and the neighborhoods of southeast Zebulon. The abandoned railway corridor parallels the street and would make an outstanding linear park. The park could include a railroad theme gateway feature and park signage, street trees, landscaping, and lighting.

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Library - School District

The Library-School District is an important activity center in the city. Within a five minute walk of the school campus are the library, business park, neighborhoods, dental, and medical offices. The identity of the area could be enhanced with the addition of a dominant focal point (such as a pirate statue), tree and landscape theme, and a parallel bikeway connecting the school campus to surrounding uses.

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Trice Street

Trice street is an important neighborhood gathering and business area. The area would make a good community park, and could be enhanced with a barbecue pit, picnic shelter, tables, landscaping, and signage.

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Pike Business Park- Employee Recreation Area
The Pike County Business Park in Zebulon Georgia could be integrated as part of a community where families can live, work, and play in the same town. The Park is located centrally to Atlanta, Macon, and Columbus, amidst one of the most scenic areas of Middle Georgia featuring the Pine Mountain Ridge and the Flint River. The Business Park is located along the proposed citywide multi-use pathway that interconnects neighborhoods, parks, schools, and employment centers. Within walking distance of the Business Park are neighborhoods, the public school complex, the library, medical complex, and dental offices. The proposed centerpiece of the Business Park is a common area featuring a fitness trail and a corporate barbecue pavilion to promote good employee health, enhance productivity, and facilitate a positive work environment. The Pike County Business Park would be the perfect location for employers seeking a family-oriented atmosphere, an excellent school system, and a good quality of life for employees.

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Pope Street
Pope Street (Joy Drive area) is central to the neighborhoods of southwest Zebulon. Within a five minute "live and walk"distance of the area, there are approximately 225 residents (81 households.) The general area is isolated from heavy traffic and would be ideal for a childrens playground or community gathering place.

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City Hall Area
The City Hall area is the first major activity center south of downtown. Within walking distance of the City Hall are neighborhoods, shopping areas, and food establishments. The addition of the Head Start Facility and a proposed park area will greatly enhance the surrounding neighborhoods. To improve the pedestrian environment and unify the character of the highway, a streetscape theme with pedestrian scale lighting is recommended. The long-term elimination of billboards and organization of signage clutter would also help to convert the "strip development"character into more of a neighborhood friendly atmosphere.

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County Farm Area

Zebulon Tomorrow
A VISION FOR THE FUTURE

The County Farm area is a primary route connecting the city to the Pike County Recreation complex. It bisects a growing residential and industrial area. A streetscape theme, small neighborhood green, and a "town center"style business cluster could unify the area and reinforce the neighborhood identity. Existing and future parking areas
should be screened or located behind buildings to maintain the neighborhood feel.

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Freshway Area

Zebulon Tomorrow
A VISION FOR THE FUTURE

The Freshway area is a primary activity center north of downtown. It serves as the northern gateway to Zebulon along Highway 19. There are several existing duplexes and apartments behind the shopping complex. New residential and commercial areas are likely to spring up in the surrounding area. A linear park along the highway featuring a streetscape theme and a bikeway could improve connectivity to existing and future neighborhoods while beautifying the northern gateway to the city.
Billboards and temporary sign clutter should be minimized or eliminated, as they generally would not enhance the sense of place or community identity. It is recommended that signage be organized, and share certain unifying characteristics such as size, height, and style along the highway corridor. Lighting should be "night-sky friendly"and focus downward to reduce unnecessary light pollution and glare. Long range plans could include replacing the paved median with a raised landscape median on Highway 19.

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Infill Potential (Park and Walk District)

The illustration below indicates potential infill sites (by building) relative to the "park and walk"district of downtown Zebulon based on a visual survey of the area. Footprints
highlighted and marked with an "X"represent potential building infill.

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Infill Potential (Live and Walk District)

The illustration below indicates potential infill and rehabilitation sites (by parcel) relative to the "live and walk"district of the downtown area.

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Potential Parking Infill

The illustration below indicates possible areas to address the current and future parking needs of the downtown "park and walk"district.

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Street Improvements

The illustration below indicates areas for possible street improvements and proposed new streets/alleyways in the downtown "park and walk"district.

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Downtown Government Campus

Downtown county government generates major activity in Zebulon. Future facilities should be kept within the "park and walk"district at all costs. The figure below
illustrates a potential government campus arrangement that would continue to facilitate
activity in the downtown area.

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Proposed Historic District

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Jackson Street Festival Area

In order to solidify the success of the downtown business scene, and to maintain strong community support for revitalization efforts, the downtown area are must be a thriving social center on nights and weekends. Jackson Street is one location that could be considered for festivals, markets, and other activities to bring people to the town center. The proposed concept would be to align future buildings slightly back from the roadway to allow for a green plaza and fountain area along the north side of Jackson Street. The street could also be fitted with removable bollards, and closed off during special events. This would allow organizations, ball clubs, vendors, and other community groups to use Jackson Street and the courthouse grounds for markets and fundraisers.

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Festivals

In order to solidify the success of the downtown business scene, and to maintain strong community
Zebulon "Fly by"Festival (Local aviators air parade) Boy scout/Girl scout demonstrations and jubilees Triathlon- Run, Bike, Canoe race Pike Annual Yard Sale Tour Farm Animal and Tractor Exhibit Pimento Festival Pike Harvest Festival Zebulon Horse parade/horse and tack festival Youth art competition Music Jamboree/Bluegrass Festival Trunk or treat on the square Pork Rind Festival Chili Cook-off Homemade ice cream festival Christmas caroling and hot chocolate on the square Buck madness camouflage parade Garden Tours Annual New Years Day Tea (Clayton, GA) Vintage toy Exhibit Plant sale (Experiment station, local nurseries, farms, etc.) Antiques market Art and Ceramics exhibit Nest Fest- for birds, bats, butterflies, owls, etc (Marrietta) Airshow Groundhog day celebration Backyard birding show and sale Taste of Pike County cook-off Historic home/farm tour Hay ride tour

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Quality Growth Master Plan: City of Zebulon

PART 4: Illustrations

Zebulon Tomorrow

A VISION FOR THE FUTURE

Creative Re-use and Building Rehabilitation

The illustrations below represent before and after rehabilitation concepts for the Trawick Buildings and the Old Zebulon Elementary School in downtown. Since the 1979 historic inventory of downtown Zebulon, 25% of the documented structures have been demolished.

Existing Trawick Buildings - built 1895

Restoration Concept

Existing Elementary School on Adams St.

Restoration Concept

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PART 4: Illustrations

Zebulon Tomorrow
A VISION FOR THE FUTURE

Gateway Areas

An important part of maintaining a "sense of place"is to clearly define key gateway areas throughout the city including the city limits, the downtown area, commercial nodes, and individual neighborhoods. Common visual features along the gateway corridors such as trees, signage, banners, landscaping, pedestrian-scale lighting, and sidewalks can strengthen community entrances and neighborhood identity.

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PART 4: Illustrations

Zebulon Tomorrow
A VISION FOR THE FUTURE

Compatible Infill and Design Recommendations
Historic character was identified as one of the top draws to the downtown area in the 2004 economic market study for Zebulon. To preserve marketability, new infill development should reinforce and incorporate the positive design features of existing downtown architecture. These might include materials, details, patterns, windows, parapets, cornice, awnings, scale, rhythm, and other design characteristics of heritage architecture. This includes the use of historically sensitive lighting fixtures, site furnishings, signage, and streetscapes.
General Design Recommendations Retail ground floor levels to be
even with sidewalks Retail uses- no separation
between the building front and sidewalks Retail- provide additional 4'of setback where outdoor displays or other activity may occur Office buildings-ground floors may be elevated 2'-4'above the sidewalk level
Office buildings- narrow
landscaped area recommended to separate sidewalks from office windows

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Quality Growth Study

Quality Growth Master Plan: City of Zebulon

PART 4: Illustrations

Zebulon Tomorrow
A VISION FOR THE FUTURE

Hughley Parkway

The Hughley Road (a.k.a. Huckaby Road) area is an ideal location for a new divided parkway. The parkway would address many major traffic issues related to the proposed 567 unit PRD development on the south side of Hughley Road, the proposed Middle school site on the north side of Hughley Road, and the existing traffic congestion related to the school campus just north of the area. The existing gravel road just south of the school complex is the only connection between Old Meansville Road and Highway 19 and is heavily traveled. Recommended features of the parkway are limited access, a tree lined median, and a separate parallel bikeway to serve the business park, schools, and proposed neighborhoods in the area.

Left: View from Business park looking east towards Hughley Road (gravel)
Below: Photo of divided parkway in business park

Future Truck Route
The proposed Hughley Parkway would align with the Pike County Business Park and could serve as the first leg of the proposed DOT truck route around the east side of Zebulon. The route could be designed as a four-lane divided parkway with parallel access drives and a landscaped median to keep truck traffic moving smoothly and efficiently around the city. Land use could include certain industrial, office/business parks, and higher density residential developments. A bike route or sidewalk could also parallel the boulevard and link residential development to places of employment, businesses, and schools. A
planned limited access parkway could help to 104
reduce truck traffic downtown while solving existing and future traffic isTshuiessmjuasst tseorupthlaonf document is a product of the the city. Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Study

Quality Growth Master Plan: City of Zebulon

PART 4: Illustrations

Zebulon Tomorrow

A VISION FOR THE FUTURE

PRD Development on Hughley Road (PROPOSED)

Recommended Overall Design Principles:
1. Community Focus (Core Area) 2. Pedestrainism (walkability) 3. Mixed use (built around core area) 4. Open Spaces (internal and peripheral) 5. Modified Grid Street Network (In higher density areas) 6. Variation of lot size, housing size, housing type, etc. (Highest densities near core area) 7. Design Continuity (Development should seem unified, but have variety of architecture and streetscapes) 8. Ecological Responsibility (Development works with natural features of the site)
Recommended Specific Design Elements:
A central park or green (core area) Neighborhood commercial/office sites around the central green Dedication of land for a future fire station and public safety site (5 ac.) on central green Dedication of additional right-of-way along Hughley Road for a future road widening or a parkway Neighborhood sidewalks, Street Trees, Underground utilities Interspersed neighborhood pocket parks connected by multi-use pathways or sidewalks Pedestrian/bicycle connections to existing school campus Land, facilities, and lines for on-site sewerage treatment A natural looking planted perimeter buffer, varying in width, that consists of a mix of evergreen and deciduous
trees, shrubs, and earthen berms to create a solid visual barrier. Phased land clearing that coincides with year to year project development (no one-time mass clearing) Phased Sediment, Erosion Control, and Site Stabilization Plan
Include some traditional styles such as historic homes on Concord Street with front porches and backyard
garages.

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Quality Growth Study

Quality Growth Master Plan: City of Zebulon

PART 4: Illustrations
Sidewalk Standards

Zebulon Tomorrow
A VISION FOR THE FUTURE

Sidewalk standards should be developed to accompany the proposed Zebulon Tomorrow concept. Sidewalks should be separated from roadways where achievable. Below are some preliminary guidelines to serve as a point of beginning:

Suggested Sidewalk widths:

Sidewalk Width 3'-0"
4'-0"
5'-0" 6'0"
8'0"

Conditions
Acceptable only as existing sidewalks or in new areas where sidewalks serve less than a dozen homes and are expected to terminate at one end with no future connections. General standard for local streets where speed limits do not exceed 40 miles per hour and moderate sidewalk use is expected. Must maintain separation from the roadway, typically located along the ROW/property line. General standard for local streets where speed limits do not exceed 40 miles per hour and separation of sidewalks from the roadway cannot be achieved. Recommended for collector and arterial streets where speed limits exceed 40 miles per hour and moderate to heavy sidewalk use and is expected. Must maintain separation from the roadway, typically located along the property line. Generally occurring where right-ofways are 60'-0"or more. Recommended along major thoroughfares and greenways where a moderate to heavy mixture of pedestrian and bicycle use is expected. Must maintain separation from major roadways, typically located along the property line. Generally occurring where right-of-ways are 80'-0"or more.

Min. Separation from Roadway 4'-0"Min.
4'-0"Min.
0'-0"Min. 8'-0"Min.
12'-0"Min.

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program

Quality Growth Master Plan: City of Zebulon

PART 4: Illustrations

Zebulon Tomorrow

A VISION FOR THE FUTURE

Traditional Neighborhood Development

Reinforce the older patterns of neighborhood development using traditional neighborhood design features such as neighborhood parks, street trees, sidewalks, front porches, historic character, rear yard garages, neighborhood business.

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Zebulon Tomorrow
A VISION FOR THE FUTURE

The "ZIP List"(Zebulon Improvement Projects)

There are many community improvement projects that could be addressed by citizens, volunteers, businesses, and local organizations. Citizen involvement equates to local pride, social interaction, and a more vested interest in the community. Perhaps an organized list of needs and improvement projects could be regularly published and distributed to local clubs, organizations, churches, and other groups. The "ZIP"list could be emailed and posted on various websites.
The "ZIP"list might include:
Edging, pressure washing, and patching of City sidewalks Housing repairs for the elderly Routes in need of litter pick-up Beautification and landscaping needs Park maintenance Community artwork and sculpture Park benches, lights, and picnic tables Volunteers for festivals, parades, and events Materials, equipment, or repairs needed Funding and donations for specific projects Construction of multi-use pathway segments Other
Preliminary mailing list:
Boy Scouts Girl Scouts Chamber of Commerce Rotary Club Citizens to Promote Pike Lyons Club Kiwanis Club United Men of Pike Crape Myrtle Garden Club Historical Society Masonic Lodge Churches Womens Auxiliary

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This master plan document is a product of the Georgia Department of Community Affairs Quality Growth Grant Program