Livable communities planning model report appendix [2002]

RECEIVED
DEC 1 0 2003
DOCUMENTS UGA LIBRARIES

Appendix A

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Project Scope
1. Research the type and process of professional, public and private collaboration that would result in less sprawl type of development, by designing and implementing a highly interactive model that takes into consideration existing community and target market (biotechnology professionals) desires for the area.
A Consultants and GRPA representatives will meet with selected local citizens and technical experts to determine the most efficient and reliable way to obtain public involvement and decide the level of public knowledge regarding sprawl and it's effects.
B. A professional subconsultant will perform market research. This research will identify sucb issues as the number of households within a geographic area needed to suppon various retail services, as requested by the community, and amenities needed to attract the types of clean industries desired in the area
Deliverable: Documentation of a replicable public involvement model for the East Wmder Rail Station area and documentation of the market survey.
2. Provide the community the ability to address land use in light of a proposed transponation facility and with full knowledge of the market influences that must be taken into consideration.
A Develop materials to be used in the workshops that are instructive in regards to sprawl, the market research accomplished, the desires of the community as ascenained through preference surveys (conducted as a pan of the New Strategies Workshops), the commuter rail project, and the relationship between land uses and transponation.
B. Meet with the Depanment and Federal Highway Administration to preview the materials to be used in the workshops.
C Three one-day New Strategies Workshops will be held. Developers, the public, local officials, and technical expens will be invited to each. Workshops will have the following purposes:
New Strategies Workshop Ill: Share market research and infrastructure needs. Perform preference surveys.
New Strategies Workshop II 2: Review draft conceptual designs with all panies and obtain input.
New Strategies Workshop II 3: Review final conceptual designs and implementation plan with all panies .
Deliverable: Summaries of Workshops, including copies of presentation materials
3. Provide preliminary design of one rail station area and an implementation plan.
A Based on local input, expens will develop concepts for the rail station area that will address the needs of the community for the present and the future, to include amenities, ancillary transponation needs, and housing.
B. Review the preliminary concept with the GDOT, FHWA, and the community and revise the concept as needed.

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C Develop a multi-}"ar schedule for implementation of the plan.
Deliverable: Concept level design for the East Wmder Rail Station area along with a multi-}"ar implementation schedule for local use.
4. DocUIDent a model process that can be replicated by other co=unities in response to proposed rail station locations.
A Develop a comprehensive report on all aspects of the project and provide draft for GDOf review. Amend per GDOf comments and finalize.
Deliverable: Comprehensive report on the project activities and results.
Expected Results
The significance of the project is that it takes the location for a planned transportation facility and allows the community to plan the land use around it with knowledge of current and future marlret needs. On a prototypical scale the benefit will be a demonstration of linking land use and transportation with the goal of non-sprawl development. The process will be replicable for other communities and many such projects can help in reducing the air quality and congestion problems of the AI!anta metropolitan region.
Deliverables
a DOCUIDentation of a replicable public involvement model for the East Wmder Rail Station area and documentation of the nruket survey.
a Summaries of Workshops, including copies of presentation materials. a Concept level design for the East Wmder Rail Station area along with a multi-~
implementation schedule for local use. a Comprehensive report on the project's process, activities and results .
See the Work Plan (above) for tie in to objectives and work plan_
Implementation
The results will be an implementation plan for Barrow County and the Gty of Wmder. It will be the responsibility of the local governments, and interested groups such as the University Parkway Alliance and local developers, to actually implement the plan_ However, implementation is not the product of this endeavor. The products are the documented process and the plan for the one rail
station.

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AppendixB

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August2001

Please Come!

WHEN:
WHAT:

August 23, 2001 - 7PM WHERE: Winder Community Center Visual Assessment Survey and discussion to determine what future development in Winder and Barrow County should look like.

Have you ever wondered how you could make a difference? Have you ever wanted to be a force in the way your community develops? Have you ever wanted to be heard? Do you want the continuation of sprawl development to overtake your community as it
is overtaking so many Georgia counties?
The Georgia Rail Passenger Authority is funding a study to see what types of development people want in the vicinity of the proposed East Winder Commuter Rail Station. But the information to be shared, and the input desired from the community, is about much more.
This is a truly unique opportunity to discuss how you would like to see your city and county develop. Although this evening's session centers on the proposed East Winder Rail Station area, the information applies to other transportation facilities and to development in general.
Following a brief introduction on this project, we will provide important market information that was developed to assist in planning and discussion. Then we will have a brief educational presentation on "smart growth." Finally you will be asked to provide your opinions. through two short visual assessment exercises. on tvpes of development that you would like to see in your future communitv. It's a fun exercise and is followed by opinions and discussion.
Please take time to come and bring a few friends. Beverages and snacks will be provided.

Community Involvement
The pwpose behind a livable comrrnmity project is to adopt a planning platform that meets the needs and desires of the existing community and to prepare for the furure needs of the comrrnmity. Recognize that a rail station can have a positive impact on an existing community and provide a catalyst for the development of or enhancement to lifestyle opportunities either currently existing in the area or desired by the community. How those desires and goals become a reality requires the buy-in of the comrrnmity. To achieve this goal, active community involvement is required.
Oeati.ng Community Interest The early planning stages of a proposed rail station may not generate the level of interest to have effective input from the community. Typically, not until the project becomes an immediate reality will the public begin to express concern often too late to create the desired outcome.
Cieate interest. Identify active comrrnmity organizations, chamber of commerce, central business district associations, homeowner associations, civil groups, ask to speak at their meetings, be prepared to answer questions, be prepared to leave behind materials and solicit participation in }'>Uf public involvement meetings. In the early stages }'>U must create a demand or community interest. Arrange to have local newspapers cover the project and if available, utilize local cable community bulletin boards. Later on, the "not in my back yard" scenario will create community interest. Directing that energy into a positive rather that a negative manner will be the key to a successful initiative.
Although the above strategy was utilized in the livable Communities Planning Model Project Comrrnmity Workshop, and over 500 invitations were sent out to the members of the Wmder Cluunber of Commerce members, key individuals within the Department of Transportation, community leaders, neighboring county officials, and business district associations, the response was less than 10%.
Cl!.oosing a time and location Take into account the desired group of participants of }'>ur activity. Participation by local citizen groups would best be achieved during after work hours while input from government agencies and planning authorities should be scheduled during normal business hours.

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The Planning Model project held two separate O>mmunity Workshop meetings. The first scheduled during the day was widely attended by government agencies and community leaders. The second, an evening presentation generated larger citizen participation.
The location should be one capable of handling the number of attendees. If you are inviting many out of town residents, select a site that is known and easily recognizable, if at all possible. A civic auditoriwn or school facility works well. Remember equipment needs as well. The facility should have the capability to use electronic media, project PowerPoint presentations, set up refreshments and handle the flow of traffic to display.; and table layouts.
Invitations and Invitees The topics of discussion and the desired survey sampling and feedback will determine the invitation list. A database of area professional planners, transportation officials, activist groups, community leaders, and other stakeholders should be developed to tailor the needs of the meeting. Attendee lists from similar community involvement activities can assist in creating lists of local citizens who are interested and involved in community development. Solicit other community groups for membership lists and databases to round out your invitee lists .
Remember to give plenty of notice about your event. Include a meeting agenda with your invitation to give an understanding of the undertaking. If your program requires a day long event - provide a schedule- some individuals may not attend a whole day seminar but may target specific activities. An agenda or schedule may generate greater attendance with the ability to select rather than commit to a full day. If a website has been developed regarding your project, include the address on the invitation.
If your desired audience is inclusive of the community, use of the local cable as an option or an open invitation in the local paper will create a global outreach to the community. Posters campaigns are limiting. Most shopping malls will no longer allow posters to events of tills nature, local shop owners may permit event posters but wish to control placement and display positions.
Follow-up telephone contact to those key invitees increases the probability of attendance.
A RSVP contact name and number provides for an advance quantification as to the number and degree of public interest in the project. The response date should be early enough to allow for

additional outreach if necessary, to provide time to create a facility utilization plan and plan
refres~ntquantiti~ .
If possible, announce JUur next planned activity at }Uur current meeting. Let people plan ahead to take advantage of every opportunity to continue soliciting involvement.
Marketing }Uur project - creating interest and demand for knowledge and input are the goals of public involvement.
Newspaper I Public Radio I Television Remember to include the press in the invitation list. The press can assist in creating interest by featuring advanced articl~ on the project. Local newspapers often accept articl~. Letters to the editor is another way to attract attention to an existing condition and an oppommity to voice opinions and options. Radio and public access cable television or local television may be interested in covering meetings.
Facilitation Visual display.;, architectural samples, storyboards, and the like, should be placed in a position that allows traffic to flow by unimpeded. This is a point of congregation before the meeting and during breaks. Often those too shy to speak up will exchange ideas at this location. Providing a facilitator at this location will enable questions to be answered, keep the traffic flowing and provide an opportunity to solicit comment for later in the meeting.
Depending on the size and nature of the meeting, several individuals may be necessary to facilitate the meeting. Registration, information dissemination, video equipment and display.; as well as refreshments will require coordination with the meeting speakers and support staff.
A well facilitated program creates an air of comfort, puts the participates at ease and allows for exchange of ideas . That is the goal of the workshop.
Graphics on Display For a project of this nature, graphics are ~sential. Providing a visual intetpretation to the proposed development, architectural rendering of options, aerial maps and before and after project proofs promotes understanding of concepts, styles and options.

The displays should be large enough to be viewed from across the room Displays should be well mounted and positioned so that traffic can easily be accommodated. Ariel maps should be as up to date as possible and major roadways or landmarks defined to orient the viewer.
Refreshments Depending on the length of time and hour of the program, refreshments serve many pwposes. A "free lunch" attracts those who may not otherwise participate, a cold drink and a tasty treat keeps the energy level up for both participant and presenter. Refreshment breaks also provide an opportunity for conversation and exchange of ideas. Budgets are an issue and facility restrictions may limit refreshment options.
Putting People At Ease Keeping in mind the goal of the program is an exchange of ideas and desires to create a livable comnrunity, putting people at ease is a main objective. The facilitator should create an atmosphere where participants are comfortable and willing to speak out.
At the Livable Co=unities Planning Model workshops, the moderator of the program asked each individual to stand introduce themselves, state where they were from, and the comnnmity the lived in. This gave evei}<>ne a chance to see the various lifestyles attending the meeting and provided an opportunity for the presenter to address the audience based on assumed knowledge. A room of urban planners has a different level of understanding than a group of local citizens. The discussions can then be tailored to solicit input from individuals who have various experiences and knowledge.

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AppendixC

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ROBERT CHARLES LESSER & CO.
PRELIMINARY RECOMMENDATIONS FOR THE BARROW COUNTY LIVABLE COMMUNITIES PROJECT
Prepared for: Parsons Brinckerhoff Quade & Douglas, Inc.
August 22, 2001
ATI.ANTA OFFICE 3384 PeACHTREE Ro, SUITE 500 . ATLANTA, GA 30326. TEL404 365 950 1 FAX 404 365 8363

BARROW COUNTY LIVABLE COMMUNITIES PROJECT REPORT
= RO&RT CHARLS USSER & CO.

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BARROW COUNTY LIVABLE COMMUNITIES PROJECT REPORT CONTENTS
Page
INTRODUOION ..... ............................ ................... ............................... ..... ....................... 1 - 3 Assignment Background and Objectives Methodology Qualifications
RECOMMENDATIONS ...... ..................... .............................................................. ... .. .......... 4- 6 Development Opportunity
KEY CONCLUSIONS .............................. .. .. ................................................... ...................... 7- 15 Key Assumptions Economic and Demographic Overview Market Trends and Opportunities
NEXTSTEPS ......................... ... ..................................... ......... ... ............................................ 16 GENERAL LIMITING CONDITIONS ..................... ................................................... ............ 16

= ROBERT CHARLES LESSER & CO.

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BARROW COUNTY LIVABLE COMMUNITIES PROJECT
INTRODUCTION
Assignment Background and Objectives
As part of its efforts to implement a regional commuter rail system throughout metro Atlanta and beyond, the Georgia Rail Passenger Authority (GRPA) retained a team of consultants, led by Parsons, Brinckerhoff, Quade and Douglas, Inc., to identify the potential planning and development opportunities for a proposed commuter rail transit station in Winder and Barrow County. Robert Charles Lesser & Co's (RCLCo's) role in this planning analysis was to identify the development opportunities that exist around the proposed station area both today and over the next decade. RCLCo was specifically retained to identify potential opportunities for rental and for-sale residential housing, commercial retail and office services around the station area just east of Downtown Winder. Our recommendations are considered preliminary and overview in nature as our work was based on an overview assessment of local and regional economic, demographic and market trends in the area . From this overview level assessment, RCLCo recommended:
A preliminary mix of residential and non-residential land uses; General positioning of residential land uses; An estimation of absorption potential and acreage that would be required for future development; and General development and design considerations to maximize development opportunities around the station area. Contributing to our work under this engagement is our vast experience nationally and regionally with transit oriented developments (TOD's) and mixed-use projects and our local market knowledge and experience.

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BARROW COUNTY LIVABLE COMMUNITIES PROJECT

To achieve this objective RCLCo completed the following analytical tasks:

Methodology

Evaluated the proposed station location and surrounding properties to understand the potential closeness of fit for the land uses detailed above;
Examined demographic and economic trends occurring around the station area and within Barrow County;
Gained an understanding of the health of the Downtown area through interviews with loca l officials to identify potential competitive issues between the two cores;
Conducted an overview of for-sale, for-rent, retail and office uses to understand general competitive market and real estate trends occurring in the county;
Interviewed developers and operators of other commuter rail stations and systems to understand impacts of commuter rail in other exurban areas;
Conducted preliminary statistical analyses for all four land uses to understand demand potential in Barrow County and around the station area;
Provided preliminary development recommendations for the area around the proposed rail station, including suggestions relating to implementation and design.

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BARROW COUNTY LIVABLE COMMUNITIES PROJECT

Qualifications

RCLCo is the nation 's leading independent real estate advisory services firm. We are committed to assisting clients in devising successful real estate solutions. Often we are called upon to help conceive strategic plans that maximize land values by considering local market trends, regional growth, competition and financial criteria. Our particular services include:

Market and financial analyses Product programming Consumer research Appraisals Optimization analysis Disposition strategy Investment advisory services

We have provided advisory services to a broad range of clients who specialize in different types of real estate product types. Examples of different real estate projects include:

Mixed-use projects Transit-oriented projects
Retail redevelopment Neighborhood and community revitalization Economic development strategies Office Industrial Rental and for-sale housing Community development

Our goal in all such engagements, regardless of the macro or micro issues at hand, is to translate market knowledge and our experience

into winning strategic advice. Our recommendations, as presented in this report, are subject to the critical assumptions and limiting

conditions detailed within this report.

'= ROBERT CHARLES LESSER & CO.

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BARROW COUNTY LIVABLE COMMUNITIES PROJECT
RECOMMENDATIONS
Development Opportunity
An opportunity exists for the development of a unique community concept, providing an environment not currently available in Barrow, eastern Gwinnett or Clarke and Oconee Counties. This concept is the development of a traditional neighborhood development (TND) around the proposed commuter rail station, that will feature varying residential opportunities, gradually reduced lot sizes and increased density, pedestrian orientations of all residential and commercial properties, narrow streets, on-street parking, parks and open spaces, community amenities, and modest amounts of commercial. While a rail orientation is provided, recognition of the dominance of the automobile in Barrow County and suburban Atlanta should be recognized. This community should target employees working in Gwinnett and Clarke Counties, as well as potential commuter rail users working in Atlanta.
The following summarizes the estimated demand potential by land use type for the subject commuter rail station area over the next ten years :

Use

Estimated Sub ect Site Demand Potential

Local-Serving Retail
Local-S erving Office/Services Detached For-Sale
Residential Attached For-Sale
Residential Rental Residential

Approximately 80,000 square feet over the next 10 years.
Approximately 20,000 square feet over the next lOyears .
As area becomes more established, increasing from 76 to 123 units annually.
Limited, likely to be less than 10 units annually.
34 to 46 units annually on average over the next 10 years.

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BARROW COUNTY LIVABLE COMMUNITIES PROJECT

As shown on the preceding page, the greatest demand around the station location over the next decade is for residential product, primarily for-sale single-family detached homes. Opportunities for non-residential development will be more limited and should be developed as local-markets around the station area are created.
Specific to the for-sale residential development opportunities, the following summarizes the recommended development program both in the short-term, first five or so years, and longer-term, years six to ten . As noted, residential densities and lot sizes should be relatively comparable to that being offered today in Winder and Barrow County. Over time, as a sense of community and location is created, and the potential value of the commuter rail system and station location becomes more recognizable, lot sizes can be reduced and more attached product can be introduced.

Base Home Price /1

Average Lot Size (Sq
Ft)

lot Front

Initial Recommended Residential Product Program (Years 1 to 5)

Estimated Average Annual Sales
Pace

Estimated Annual Acres
Absorbed

Cluster SFD Product

$105,000

9,375

65

Small Lot SFD Product

$120,000

13,500

75

Moderate SF D Lot Product $150,000

16,500

85

Attached Townhouses

$90,000

n/a

n/a

Total/Average

$125,000

20

5.4

33

12.8

38

18.0

10

1.0

101

37.2

longerTerm Recommended Residential Product Program (Beyond Year 5)

Cluster Product

$125,000

8,750

55

Small Lot Product

$140,000

12 ,600

65

Moderate Lot Product

$170,000

15,400

75

Large Lot Product

$200,000

18,000

90

Attached Townhouses

$110,000

n/a

n/a

Total/Average

$144,000

33

8.3

60

21.7

40

17.7

10

5.2

20

2.0

163

54.8

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BARROW COUNTY LIVABLE COMMUNITIES PROJECT
The City of Winder and/or Barrow County will need to take several short-term proactive steps to foster a development orientation around the station area. These steps include, but are not limited to:
Removing industrial zoning from the station area;
Zoning properties appropriately to permit higher development densities (single-family, townhouses and rental apartments) and a mix of commercial and residential uses with pedestrian orientations;
As development begins, the City or County should work to provide public amenities to the project, including small park spaces (or perhaps a larger central park), sidewalks, street trees, street lighting and street furniture (benches, etc). The addition of these public amenities will provide the project with a competitive advantage it will need to draw buyers and renters to the rail station area.
Assuming development of this residential and non-residential program, and a proactive approach to development by the City and County, total acreage required for development (not including the station requirements themselves! is estimated to exceed 600 acres over a tenyear period.

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BARROW COUNTY LIVABLE COMMUNITIES PROJECT

KEY CONCLUSIONS

Key Assumptions
Prior to conducting our analysis, RCLCo recognized several key assumptions necessary to the identification of economic opportunities related to the Winder/Barrow County commuter rail station. The following summarizes these key assumptions:
Commuter rail will take a period of time to become established in the local market. Particularly in metro Atlanta, where exposure to rail transit is limited to two metro counties and no commuter rail exist in the local market, understanding commuter rail and becoming accustomed to and accepting of this form of transportation will take a period of years to mature.
In the short-term, commuter rail will not have a significant impact on Atlanta's and Winder County's development landscape. In Northern Virginia, transit-related development took approximately five to nine years to begin. Proactive planning implementation at the local and regional level could potentially shorten this time window.
Conversely, short-term opportunities for station-area development will be dictated by existing trends occurring in the market. By and large, these trends support lower~ensity residential development and local-serving retail and services, particularly in those areas featuring access to Highway 316.
Commuter rail stations in suburban and exurban Atlanta alone are not likely to stimu late local development, rather these stations can act as focal points for larger development efforts being proactively undertaken by the City or County.
For development to be encouraged around the proposed East Winder commuter rail station, both the City and the County will have to take a proactive position through policies and investments. Details relating to such potential strategies will be detailed later in this report.

Economic and Demographic Overview

Economic Overview

Barrow County can generally be characterized as a bedroom community for the Atlanta and Athens MSAs. With an average jobs per

household ratio of .55, the area lags well behind the Atlanta MSA's overall 1.6 jobs per household ratio. Although not desirable from an

economic development standpoint, this data does indicate an outward flow of residents to jobs in Gwinnett County and Athens. Over the

past several years, however, household growth and employment growth have largely occurred in tandem, with the county averaging

approximately 600 new households and 771 new jobs annually. Much of this job growth has been a combination of local-serving retail

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BARROW COUNTY LIVABLE COMMUNITIES PROJECT
jobs and moderate-paying local services jobs previously provided outside of the county. Today, retail jobs account for more than 22% of local employment; higher than that of the Atlanta MSA. Somewhat missing in the county are local services, primarily business services, which can be substantially higher-paying jobs. Services account for less than 15% of the jobs in Barrow County while they account for nearly 30% of the employment in the Atlanta MSA and a significant share of metro Atlanta employment growth.
Also substantial is the high concentration of employment in the county's manufacturing sector, which accounts for more than one in every four jobs in the county. Manufacturing has faired poorly in the U.S. over the past year and has dragged employment growth in Barrow in 2000 and 2001 down to approximately 400 net new jobs annually, one-third the pace of the employment growth from 1995 to 1997.
The University Park Alliance is currently working to establish the Highway 316 corridor between Atlanta and Athens as a hub for biotechnology development. The infusion of such jobs into the county would significantly increase the county's economic base (bringing outside dollars into the county) and would enhance opportunities for higher-end residential development in and around Barrow County. Direct ridership generation from this biotechnology employment will likely be minimal, given the schedule of the commuter rail trains and should thus not be located directly adjacent to the proposed East Winder rail station.
Demographic Overview
Comparable to employment growth, demographic growth in Barrow County is strong, averaging 4.5%, or 600 households annually over the past decade. Based on interviews conducted in the market, residential growth in the county is related both to locally-generated employment growth and to Gwinnett County move-outs seeking lower taxes and a more rural lifestyle.
Households in Barrow County and the Winder area (a five-mile radius around the proposed rail station), are generally older than those in the Atlanta MSA, with more than 32% of Barrow and 36% of Winder-area households being above the age of 55 (compared to 27% in the Atlanta MSA). Barrow and Winder households have lower incomes relative to the Atlanta MSA, with more than 67% of Barrow and 70% of Winder-area households having incomes below $50,000, significantly higher than the MSA, which features only 46% of households below $50,000. These lower incomes indicate limited home affordabilities and translate into the greatest market depth being for housing priced below $125,000. These lower incomes are also not surprising given the employment base in the county, which is primarily manufacturing and retail based.

: ROBERT CHARLES LESSER & CO.

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BARROW COUNTY LIVABLE COMMUNITIES PROJECT
Market Trends and Opportunities
Local-Serving Retail
Over the past several years, Winder and Barrow County have emerged as local retail cores, attracting dollars from more rural counties to the north and south. As noted earlier, much of the employment growth occurring in the county over the past decade has been related to retail. Still, retail dollars are being lost to new retail development in Gwinnett County, including the Mall of Georgia. Recent retail development in and around Winder has performed well, achieving strong occupancies. The majority of this development has occurred along Highway 8/29, which runs by the subject property. The continuation of this highway as the retail corridor for Winder is due both to its proximity to existing population bases adjacent to the city, but to the restriction of commercial development along Georgia Highway_ 316 as well.
A key concern regarding retail and commercial development around the station area is its impact on the Downtown area of Winder. Over the past couple of years, Downtown Winder has seen a renaissance of sorts, with older buildings being renovated and occupied by restaurants and residential and office lofts. Providing retail opportunities around the proposed station area that compliment, not compete, with the Downtown should be a key consideration of both the City of Winder and Barrow County.
Station Area Opportunity:
From a site location perspective, retail represents a fair market opportunity over the next several years. The subject property is east of the city and in an area that is relatively undeveloped, lacking sufficient market depth for significant retail development in the short-term . Light traffic counts along Highway 8/29 result in low visibility in the short-term . Construction of the East Winder Bypass in the coming years should significantly enhance the opportunities for retail around the station location.

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BARROW COUNTY LIVABLE COMMUNITIES PROJECT

Use

Ke Site Criteria

Does Proposed Site Have This
Characteris tiel

local- Sufficient population in trade area

Fair

Serving Sufficient traffic counts

Future

Retail Household growth in five mile trade

Yes

High income households in trade area

No

Signs of unsatis fied demand

Fair

local access

Yes

Visibility

Future

Suitability of Proposed Site:

Fair

As indicated below, net retail demand potential, assuming no cannibalism of existing retail space occurs (including from Downtown), is estimated to be approximately 36,800 square feet in 2005 and 82,300 square feet in 2010.

!Year Net Retail Demand Potential:

2000 832,820

2005 998,431

2010

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1,203,109

Net Change, 2000- 2010 165,611

370,289

Additional "Outside" Demand@ 10% 184,012

411,432

Station Area Capture@ 20% 36,802

82,286

Local Serving Office/Services

Demand for office/service space in Barrow County emanates largely from local-serving users, particularly personal business services. As noted earlier, these services account for only 15% of employment in the county, about half that of the Atlanta MSA. As such, demand for office space in the county is minimal, although existent. Several new office and service projects have been developed in Winder, including upfits of Downtown office space. Most of the newly constructed or renovated space is proximate to Downtown and the existing employment base within the county. Over time, particularly as employment opportunities associated with the development of

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BARROW COUNTY LIVABLE COMMUNITIES PROJECT

the Georgia Highway 316 biotechnology corridor increase, opportunities for business-serving services (including copy services, accountants, lawyers, and others) will increase as well. Continuing population growth within the county will also spur additional demand for personal services, such as hair salons, dry cleaning, day care centers and personal accountants. Again, complimenting the Downtown area of Winder, not competing with it, will be a key consideration in development of offices and service space around the proposed East Winder commuter rail station.
Station Area Opportunity:
From a site location perspective, local-serving office/service space represents a poor to fair market opportunity over the next several years. The Jack of short-term demand generators, and the potential issues of competition with the Downtown area limit market opportunities for this space. Over time, the potential for this type of space may increase with the construction of the East Winder Bypass.

Use

Ke Site Criteria

Does Proposed Site Have This
Characteris tid

Local-Serving Access to workforce Office/Service Inexpensive cost of doing business
Highway Access Access to airport In an existing core Significant amount of vacant space Demand for office in rna rket Suitability of Proposed Site:

Yes Yes Future No No Yes Fair Poor to Fair

Assuming demand for office/services space is satisfied in the short-term, and assuming that demand for this space continues to emanate from the local market, estimated demand for office/services space is estimated to increase by 42,000 square feet within five years, and 310,000 square feet within the next ten years. Assuming a less than fair share capture of this demand, appropriate given the modest short-term site location of the proposed commuter rail station, potential capture of demand is estimated to be 6,900 square feet within five years and 20,300 square feet within ten years.

'= ROBERT CHARLES lESSER & CO.

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BARROW COUNTY LIVABLE COMMUNITIES PROJECT

Estimated S.F. of Space Needed

2000 212,927

Eslima ted lncrea se in Loca I Office/Service Space Demanded:

Addttional20% From Other Industries and Turnover:

Total Potential Local Office/Service Square Feet:

WinderS tation Area Capture @ 17%: /3

2005 255,269
42,342 8,468
50,810 8,892

2010 309,651
96,724 19,345 116,069 20,312

For-Safe Residential
For-sale residential growth in the county consists entirely of single-family detached or pre-manufactured housing. Related to the moderate incomes in the county, home sales in Barrow are affordable, with nearly two-thirds of all new homes sold in the county being priced between $100,000 and $130,000. Although low, this is a significant increase in the county over the past several years, as new home sales in Barrow had largely been below $100,000 up until the past couple of years.
Demand for new housing in Barrow is fueled by three sources: Gwinnett move-outs seeking affordability and a more rural lifestyle; local employment growth; and households splitting commutes between Gwinnett/Atlanta and Athens. Residential product in Barrow is lowdensity, with lot sizes typically ranging from l-2-acre and larger. Smaller lot product does exist in western Barrow and eastern Gwinnett, with some lots starting at 14-acre. Over time, unless major policy shifts are enacted, Barrow County, particularly western portions of the county, will gradually take on the character of eastern Gwinnett County, which is characterized as lower-density sprawl (although higher than developing areas of Barrow) .
Given the affordability of detached housing in Barrow, little demand exists in the county today for attached for-sale product. Some product has been developed in Gwinnett and other areas of suburban Atlanta, and is largely reasonably priced, with most product priced below $130,000. Over time, with the introduction of commuter rail, the development of export industries (such as bio-technology) and as the county continues to suburbanize, opportunities for attached for-sale townhouses or condominiums will increase to become a moderate opportunity.

: ROBERT CHARLES LESSER & CO.

Page 12 02-8595.00 August 13, 2001



BARROW COUNTY LIVABLE COMMUNITIES PROJECT

Station Area Opportunity:
As shown below, based on the characteristics of the station area today and in the coming years, single-family residential does represent a fair to moderate opportunity for development.

Use

Ke Site Criteria

Does Proposed Site Have This
Characteris tiel

For-Sale Residential

Access to employment Interstate/regional road access Within the local direction of growth
Proximate to new construction
Close to existing residential Access to retail and services
Currently attractive area
Access to quality schools Suitability of Proposed Site:

Fair Fair
No No Yes Yes
No Fair Fairto Good

Based on existing and projected trends occurring in the county, and assuming a proactive role by the City and/or County to create this unique commun ity concept, annual absorption around the station area is estimated to average 76 units in the short-term, increasing to 123 units annually in the longer-term. The greatest share of this demand is for product priced between $130,000 and $160,000 for detached product.

Barrow Est. Average Annual

Home Sales, 2000 to 2010

23

Estimated Capture, Winder Station Area /4
Short-Term (1- 5 Years)

Longer-Term (Beyond 5 yea rs)

= ROBERT CHARLS LESSER & CO.

167

381

$190,000 to $220,000 to $300,000 to $400,0000 220 000 $300 000 400 000 and Above Total

100

32

19

28

17

767

20%

10%

5%

33

38

5

20%

20%

10%

10%

33

76

10

3

76
123
Page 13 02-8595 .00 August 13, 2001

BARI
Assuming around 34 communit

BARROW COUNTY LIVABLE COMMUNITIES PROJECT
Rental Residential
There is very little existing rental apartment stock in Barrow County due largely to the affordability of the area's housing market. What does exist in Barrow is largely comprised of smaller, older rental apartments or subsidized housing. Again, eastern Gwinnett County and western Clarke County provide indicators of potential opportunities. In both locations, particularly eastern Gwinnett, lower-density garden product is being developed by both local and national developers, and is leasing well . Apartment communities in eastern Gwinnett do note the presence of renters commuting out to Barrow County. These renters are either attracted to the stronger Atlanta orientation of Gwinnett or cannot find attradive new produd in Barrow. Similarly, in western Clarke County, Trammell Crow, a national apartment developer, is construding a new residential community, some of which may attract Barrow employees. In both locations, product consists of lower-density garden apartments, creating an opportunity for a more urban atmosphere at the subjed property.
Continuing employment growth in Barrow County, particularly related to potential advances in biotechnology, combined with rising home prices in the county, could spur increased demand potential for rental apartment produd in the county and around the station area. As with the for-sale residential development, creating a unique development atmosphere, one not available in eastern Gwinnett or western Athens-Clarke County could provide a niche in the market.
Station Area Opportunity:
Site suitabi lity for rental apartments around the proposed East Winder commuter rail station is fair to moderate, with good access to existing residential bases, good access to retail and services, and indications that rental market depth may exist in the market that is being satisfied in Gwinnett County.

'= ROBERT CHARLES lfSSER& CO.

Page 14 0 28595 .00 Augus113, 2001

BARROW COUNTY LIVABLE COMMUNITIES PROJECT
NEXT STEPS
The conclusions and recommendations included in this report are preliminary and require refinement to determine specific development programming, including lot and home prices, home sizes, achievable rents and other factors. In addition, consumer research, possibly includ ing focus groups, should be conducted to more effectively gauge potential interest in the TND concept and the east Winder location .
GENERAL LIMITING CONDITIONS
Every reasonable effort has been made to insure that the data contained in this study reflect the most accurate and timely information possible and it is believed to be reliable. This study is based on estimates, assumptions and other information developed by RCLCo from its independent research effort, general knowledge of the industry and consu ltations with the Client and its representat ives. No responsibility is assumed for inaccuracies in reporting by the Client, its agent and representatives or any other data source used in preparing or presenting this study. This report is based on information that was current as of june, 2001, and RCLCo has not undertaken any update of its research effort since such date.
Our report may contain prospective financial information, estimates or opinions that represent our view of reasonable expectations at a particular point in time, but such information, estimates or opinions are not offered as predictions or as assurances that a particular level of income or profit will be achieved, that events will occur or that a particular price will be offered or accepted . Actual results achieved during the period covered by our prospective financial analysis may vary from those described in our report and the variations may be material. Therefore, no warranty or representation is made by RCLCo that any of the projected values or results contained in this study will actually be achieved .
Possession of this study does not carry with it the right of publication thereof or to use the name of "Robert Charles Lesser & Co." or "RCLCo" in any manner without first obtaining the prior written consent of RCLCo. No abstracting, excerpting or summarization of this study may be made without first obtaining the prior written consent of RCLCo. This report is not to be used in conjunction with any public or private offering of securities or other similar purpose where it may be relied upon to any degree by any person other than the Client without first obtaining the prior written consent of RCLCo. This study may not be used for any purpose other than that for which it is prepared or for which prior written consent has first been obtained from RCLCo.

= ROBRT CHARLES LESSER & CO.

Page 16 02-8595.00 August 13, 2001

-........... . .. .. --

-.--.-.-.-.-.-.-.- .-.-.--.- -.-.-~ .-.-.~..-.

BARROW COUNTY LIVABLE COMMUNITIES PROJECT

EXHIBITS

'= RO&RT CHARU'S LESSER & CO.

BARROW COUNTY LIVABLE COMMUNITIES PROJECT LIST OF EXHIBITS

Exhibit
Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8
Exhibit 9

Title
Short-Term Opportunity Phasing for Development Potential Around the Proposed Winder Rail Station; (Years 1 to 5)
long-Term Opportunity Phasing for Development Potential Around the Proposed Winder Rail Station; (Years 5 to 10)
Preferred Site Criteria for land Uses Around the Proposed Winder Rail Station; (Assessment of Current Conditions)
Strengths and Challenges for Development Potential Around the Proposed Winder Rail Station
Estimated Retail Demand Potential for Barrow County, Georgia; Current, 5 and 10-Year Potential
Estimated local-Serving Office Space Demanded; Barrow County, Georgia and the Winder Station Area; 2000-2010
Estimated Annual Demand Potential for For-Sale Product at the Winder Rail Station, 2001to 2011; (Assumes that public amenities are built in this district initially to create a sense of place.)
Recommended Residential Development Program for the Area Around the Proposed Winder Commuter Rail Station; 2001 to 2011; (Assumes that public amenities are built in this district initially to create a sense of place.)
Estimated Annual Demand Potential for Rental Product at the Winder Rail Station, 2001 to 2011; (Assumes that public amenities are built in this district initially to create a sense of place.)

'= ROBERT CHARIIS LESSER & CO.

Page i 02-8595.00 Printed: 6/t 9/02

..........~~~~~~--

Barrow County Livable Communities Project

Exhibit 1
SHORT-TERM OPPORTUNITY PHASING FOR DEVELOPMENT POTENTIAL AROUND THE PROPOSED WINDER RAIL STATION (Years 1 to 5)

Positioning:

Currently there is minimal demand for office space, retail space and new housing in the area surrounding the proposed Winder rail station. Concurrent with the development of the train station itself, the district around the rail station should be established as a destination location with a sense of place. Over the next S years, the existence of public amenities as outlined below will help to create a sense of place, sell new housing units and spur the development of rental units. At the end of the Syear period, there should be enough residents in the district to spur the development of a small office and retail center that selVes the local population and operates as a pedestrian-friendly destination place.

Zoning Changes:

In the short term, the City of Winder would need to rezone the area around the Winder station to allow for housing development as well as future office and retail space. The zoning plan should include the following features:
Remove any industrial zoning within the distrid Zone for single-family detached housing on moderate-sized and smaller lots Zone for attached townhouses Zone for multi-family rental housing Zone for a mixed-use office and retail center with pedestrian features

Public Amenities:

The following public amenities will help to turn the area around the Winder rail station into a destination place. The City of Winder would need to develop these amenities in conjunction with private developers in order to spur successful residential projects in the distrid. The public amenities shou ld be developed over the next 5 years.
Park Sidewalks Street lights Trees lining the sidewalks.

Housing Development:

At the beginning of this 5-year period, developers would sell moderately-j>riced single-family detached housing on moderatMized lots. As the district around the rail station becomes established towards the end of the 5-year period, developers could begin to sell single-family homes at higher prices in addition to selling product on smaller lots along with townhouses. Furthermore, rental housing should be developed around the rail station. Exhibits 1-4 and 1-5 recommend the following development program for housing:
On an annual absorption basis, sell approximately 100 homes, including townhouses later in the 5-year period. Absorb approximately 46 new rental units on an annual basis.

ROBERT CHARLES LESSER & CO.

8595,02 Opp Matrices-Short-Term O pportunity 02-8595.00
Printed' 6/19/2002

Barrow County Livable Communities Project

Exhibit 2
LONG-TERM OPPORTUNITY PHASING FOR DEVELOPMENT POTENTIAL A ROUND THE PROPOSED WINDER RAIL STATION (Years 5 to 1 0)

Positioning:

Five years after the train station is in place, shape the area immediately surrounding the station into a pedestrian-friendly transit village. This village could possibly support a small office and retail center at this point as well as additional residential development at high densities. This pedestrian-friendly village would serve as a destination place that provides a sense of community for East Winder and Barrow County. The following factors would be critical before the office and retail space is built:
Public amenities developed as recommended in Exhibit 1-1 Approximately 500 homes sold in the district given an annual absorption of 100 homes Approximately 230 apartment units occupied given an annual absorption of 46 apartments Sufficient traffic counts within the district to support retailers (may be accomplished via the East Winder Bypass)

Mixed Use Elements: It is important to incorporate a mix of uses in this transit village in order to establish it as a place that is active throughout the day and into the evening. Localserving office and retail tenants will draw residents to the area. High-density housing will create a local population right in the village. The long term plans for this village should include all of these land uses.

Design Elements:

The village should incorporate the following design elements in order to create a vibrant and pedestrianfriendly environment: Narrow roadways Buildings located close to the street On-street parking with a surface parking lot

City Wide Planning: The planning for the transit village should be carefully thought through to complement business in downtown Winder as opposed to creating competition.

ROBERT CHARLES LESSER & CO.

8595,02 Opp MatricesLongTerm Opportunity 02-859 5.00
Printed: 6/19/2002

Barrow County Livable Communities Project
fxhibit3
PREFERRED SITE CRITERIA FOR LAND USES AROUND THE PROPOSED WINDER RAIL STATION
(Assessment of Current Conditions)

u..
l ocaJ.. ServiOJ Retail

Ke Site Criteria

Does Propc!Kd Site Have This
Characterislld

Sufficient population in trade area Sufficient baffic counts Household growth In five mile trade area High income households in trade area Signs of unsatisfied demand local access Visibility Suitability of Proposed Site:

Fair Future
Yes
No Fair
Yes Future Fair

u..
For-Sale Residential

K Site Criteria
Access to employment Interstate/regional road access Within the local direction of growth Proximate to new construction Close to existing residential Access to retail and services Currently attractive area Access to quality schools Suitability of Proposed Site:

Does Proposed Site Have This
Characteristid
Fair Fair No No
Yes Yes
No Fair Fair

loc~IServing
Office/Servk:es

Access to workforce Inexpensive cost of doing business Highway Access Access to airport In an existing core Significant amount of vacant space Demand for offtee In market Suitability of Proposed Site:

Yes
Yes Future
No No
Yes Fair Poor to Fair

Rental

Access to employment

Fair

Apilrtments

Interstate access

Fair

Within the local direction of growth

No

Proximate to new construction

No

Close to existing residential

Yes

Access to retail and .services

Yes

Currently attractive area

No

Signs of unsatisfied demand

Yes

Suitability of Proposed Site:

Fair

ROBERT CHARLES LESSER & CO.

8595,02 Opp Matrices-Sire Char 02-8595 .00
Printed: 6/t 9/2002

.....-.-.-......--....-.--.-.--.-............ .. .-.-.--.-..- -...

Barrow County Livable Communities Project
Exhibit4 STRENGTHS AND CHALLENGES FOR DEVELOPMENT POTENTIAL
AROUND THE PROPOSED WINDER RAIL STATION

u..
Loc.a~Servins
Retail

Study Area Str th
Household growth in Winder has led to a relatively healthy retail sector. Newercenlt!n performing relatively well in
market.

StudyAru Ch.JIIm n
Propfed site for the Winder rail station Is removed from the centr.~~l retail ar~as
close to downtown Winder. Visibility of subject area is limned, with low traffK counts and diminishing population to the east. New bypass should help situation.

Tr~s Occurrin& In local Marbt
Retail Is largely focused ~ast and west of Downtown. Current retail space Is largely occupill!d. New demand focused closer lo
resldenllal srowth, includins wHtem BatTOW. Additional re tall space is
planned proximate to the study area.

Estlm~ted Subjed Site Demand Potentia I
Approximately 80,000 square feet over the ne1CI10 years.

Loa~s.mns
OfOce/Servkn
Oetachflt For-S.Jie Rtsklenti.ll

Residential growth should fuel demand for local persoN! and business seiVices. Wmder arN
has rew newer otra
developments with a ppropNte: ameniUes .
Moderate access to Highway 316. Relatively &ood qo.~lity of local schools. Strong access to
local-serving retail.

Proposed site for the r.~~i\ stlltion is removed from the employment srowth corridor and bcks visibility. Barrow residents commute outside of the coonty to other res~lll!mployment centers.
Property Is in low-growth ar~a featurins IOWi!r-priced to moder.~~te housing . Hishway Sis unattractive, inhibitinB residential growth.

AHached For-Sille Residential
Rent.JI bsidential

Moderate access to Highway 316. Relatively good quality of local schools. Strons access to
loca~servlnJ retail.
Rebtively good access to neighborhood s~ln& ~il. Pent-op demand likely to exist
in market.

Property is in low-growth area featurins lower-priced to moderate houslns. Hlshway 6 Is unattractive, inhibitins reslden~ I srowth.
Low housins costs In county limit demand potentia I for rental prodoct. Site
lacks hish visibility.

1/ x... or minimal risk opportunity ; xx .. some risk or opporWnity; xxx ... substlntial risk: or opportunity.

Hlsh vacancy in the existins offtee sector.
Most product In local market lacks appropNte amenities, mixed-use environment. Sisnlfkant amount of exlstins offa space has been conwrted
from older houses.
Residentia l srowth on the increase within county. Homepricesincreaslngas
growth spills over from Gwln~ttCounty. Most pnxluct consi"' of Ia rs~ot sins Je..
family homes.
Low home prices in county lnh ibiling demand potential for attached for-sale
product.

Approximately 20,000 square f~over-the next 10 years.
As area becomes more established, increasing from 76
to 123 units annually .
Limited, likely to be less than 10 units annually.

Very little product available in market and all that exists Is older stock. Newer
product mavins east in G winnett County and occurring in wntem Atheni-Ciarke
County.

J.4to 46 units annually on awrase over the next 10 years.

ROBERT CHARLES LESSER & CO.

8595,02 Opp Matrices-Strengths-Challenges 028595 .0 0
Printed: 6119/2002

Barrow County Livable Communities Project

2000 lilnow County hlktents: /1

ExhibitS
ESTIMATED RETAIL DEMAND POTENTIAL FOR BARROW COUNTY, GEORGIA
CURRENT, 5 AND 10-YEAR POTENTIAL

46144

2005 Barrow County Residenls: /1

55320

ANNUAL PER

CAPITA

2000TOTAl

SIC EXPEND- EXPEND- ITURES

CODE ITURE

liN OOO'l/1

ESTIMATED DOUARSI'tR
S.F./2

2000 ESTIMATED
GROSS LEASIBLE AREA

ESTIMATED POTENTIAL CAPTURE/3

Buildin&t.bteriaV

Garden Supply

52

$184

$8,488

$177.00

47,955

""'

Generai ~Jse

(Dept.) Stores

53

$929

$42,868

$157.00

273,045

SO'Io

ESTIMATED
, .POTfNTIAL
CAPTUREO

lOOOTOTAL EXPENO. ITURES
(IN 000'1lll

ESTIMATED DOLLARS PER
S.F./2

2005 ESTIMATED
GROSS LEASIBLE AREA

ESTIMATED POTENTIAL CAPTURE /J

35,966

$10,176

$177 .0 0

57,491

""'

136,522

$51 ,393

$157 .0 0

327,)41

SO'Io

ESTIMATED
, .POTENTIAL
CAPTUREO
4), 118 163,67 1

" Food Stores (Grocery)

$1,6-44

$85,094

$375 .00

226,9 17

'""'

Auto Parts Supply/

Service Stations

55

$472

521 , 768

$180 .0 0

120,911

80'1o

~rei And -...,;.,

56

$4

$20,495

$ 196.00

104,566

.,..

Home Fumishlnp/

Appli;ances/ Consumer

Electronics

57

$507

$23 ,4 0 8

$211 .00

110,938

SO'Io

181 ,5).4

$102,015

$375 .0 0

272 ,041

80'1o

9 6, 747

S26,097

$180.00

144,982

80'1o

67,968

$24,571

$196.00

115,3 6 0

...

55,469

$28,063

$211 .00

1)2,999

SO 'Io

217,6)] 11 5,965
81 , ~
66,500

Eating and Drinking

Pix~

58

$1 ,441

$66,508

$ 2 2 7 .0 0

292 ,9 8 7

70'1o

205,091

$79, 733

$227.00

351 ,2o49

70'1.

245,8 74

DrugStores TOTA L:

59. 1

$411

$18 ,971

$319.00

59,4 70

90'1.

287600

$233

1136111

53,523 8321120

$22, 7-43

1/ Based on dmi obtained from daritas, Inc, 218ased on Ull's DoliN~ & Unu ol Shopping CMrers: 2000. 31 RClCo estimated ~on previous consumer ~arch ;~nd Suee< Refaillrlf: The New Wa ve from the lntematioml Downtown Association. SOURCE; Robert Ch<lrles l esser & Co.

$ 3 19.0 0

71 ,296

90'1o

1482 759

Nel C'hi,nse, 2000 2005

AddiliONI outside l>ermnd 0 10%

Slllllon Area Caplure 0 l OY.

64, 167 998 431 165,611 184,012 36,802

ROBERT CHARlES lESSER & CO.

Page 1 of 2

8595,02 Combined Retail Demand-CNTY 028595.00
Printed: 6/19/2002

..

.... .... .-.-.. -.- -.

.............. ..... -

-...........

Barrow County Livable Communities Project

Exhibit 5
ESTIMATED RETAIL DEMAND POTENTIAL FOR BARROW COUNTY, GEORGIA
CURRENT, 5 AND 10-YEAR POTENTIAL

2010 lanow Counlv Resident~; /1

6 661

SIC 2000 TOTAL EXPEND-ITURES ESTIMATED DOllARS PR S.f.

COD<

(IN .OOO's)/1

11

8ulldlnt MaterlaV

Ga~Sl.Wfy

S2

$12,262

$177.00

General Men:twwJise

(Dept.) Slam

53

,. Food Stores !Grocery)

$61 ,928 $122,929

$157.00 Sl75.00

Auto PartsSuppfyf

ServlceSbllons

"

....... And
""""",., 56
Homefumlshlngs/

Appflance/ Comumet"

Eledronla

"

Earing and Drlnki"B
M""

,.

SJI ,-446 $29,607 $11,816 $96,079

$1150.00 $196.00 $211.00 $227.00

2010 ESTIMATED GROSS LEASIILEAREA 69,276 l!M,-4-46 327,809 17-4,701 15 1,059 160,2&4 "'21,255

ESTIMATED POTENTlAl CAPTUIEI3
, ... ,....
80...
eo..
., ...
,....
7()'1,

ESTIMATED POTENTIAL CAPTURE 0 25" 51 ,957 197,223 262,248 1)9,762 98, 188 80, 132 296,278

"""".... 59.1

$27,-406

TOTAL

U 1 9 .0 0

85,912 1786723

90 ...
Net Owtae, 2000 2010
AdditlonM ()ubide Demand 0 10"4 St.Jitlon Are~ Uplure 0 20'-

77, 121 120] 109 370,289 411,432
82,286

1/ a~sed on da~ o!::~Qined from Oarhas, Inc. 2/B~sed on Ull's DoiiNS & Ceoo ol ShopplnB Cenlen:: 2000. 31 RUCo estimated IMsed on previOUI consumer ~~ret. md Street R.@tal/ins: T~ New Wave from the lntW1atlon<tl Downtown Association. SOURO: Robert Choirles Lesser & Co.

ROBERT CHARLES LESSER & CO.

Page 2 of 2

8595,02 Combined Retail DemandCNTY 02-8595.00
Printed: 6/19/2002

Barrow County Livable Communities Project
Exhibit6
ESTIMATED LOCAL-SERVING OFFICE SPACE DEMANDED BARROW COUNTY, GEORGIA AND THEW INDER STATION AREA
2000.2010

LOCAL-SERYING NON-RETAIL INPUSJRY I I NUMBER Of EMPLOYEES !2000!

Finance and Insurance Real Estate, Rental, and l easing Professional Services Management Services Ambulatory Health Care Services Social Assistance, inc. Day Care Repair & Maintenance, excl. Auto Repair Social, Civic, Business Organizations Information Services Personal and laundry Services

269

Estimated 1999 Barrow County Population

87

213

Employment I Population Ratio

50

270

Year 2000 Barrow County Population 21

133

Estimated Local-Serving Office Emp.

44

Year 2005/2010 Barrow County Population I

123

Estimated local-Serving Office Emp.

76

Average S.F. Per Employee

104

Year 2000 S.F. of Space Needed

44,502
0.0308 lOlll!
46, 144 1,420
150 212,927

Total

1,369

Year 2005/2010 S.F. of Space Needed Estimated Increase in l ocal Office/Service Space Demanded: Additional 20~ From Other Industries and Turnover: Total Potential local Office/Service Square Feet: Winder Station Area Caoture@ 17%: /3

lllJ!.i
55,320 1,702 150
255,269 42,342
8,468 50,810
8,892

llllJI
66,66 1 2,051 151
309,651 96,724 19,345
116,069 20,31 2

1/ Estimated local serving employment for Barrow County. 21 2000 U.S. Census; 2005 and 2010 esti mates via Claritas and RCLCo. 3/ Winder Station Area Capture assumes the five-mile radius around the station receives its fair share of services growth related to population growth and that
a 50% share of that growth is achieved around the stat ion with the other 50% being achieved elsewhere in Winder. SOURCE: Robert Charles l esser & Co.; Atlanta Regional Commission; Claritas, Inc.

ROBERT CHARLES LESSER & CO.

8595,02 Office Demand-200Q-2005 02-8595.00
Printed: 6/19/2002

Barrow County Livable Communities Project
Exhibit 7
ESTIMATED ANNUAL DEMAND POTENTIAL FOR FOR-SALE PRODUCT ATTHEWINDER RAILSTATION,2001to2011
(Assumes that public amenities are built in this district initially to create a sense of place,)

ESTIMATED ANNUAL HOUSEHOLD GROWTH, BARROW COUNTY /1

Average% SFO, Suburbanizins Atlanta Counties /2

87%

Home Price Distribution, 1998 /3 Home Price Distribution, 2000 /3 Annual Shift, 1998to 2000

Under S100,000to $130,000 to $160,00010 $190,000 to $220,000 to S300,000to $400,0000 $100 000 $130 000 $160 000 $190 000 $220 000 $300 000 $400 000 and Above

50.2% 12.7%
-25%

33.5% 66.0%
32%

10 .5% 12.2%
5%

1.1% 2.6% 45%

2.5% 3.0%
7%

0.7% 1.8% 49%

0.4% 0.5% 13'1.

1.1% 1.2%
3%

Estimated Distribution, 2005

3%

21.7'1.

49.7%

13.0%

4.1%

2.5'1.

3.7%

2.2'1.

Average Annual Home Sales, 2000 to 2010

231

167

381

tool

32

19

28

17

Estimated Capture, Winder Station Area /4
Short-Term (1 -5 Years)
longer-Term (Beyond 5 years)

20%

10%

5'1.

33

38

20%

20'1.

10'1.

10'1.

33

76

10

882 767 Total 100.0% 100.0% 100.0% 767
76 123

1/ Based on demographic trends from Claritas and the U.S. Census and represents a 10-year average compounded growth rate. 21 Assumes county will become increasingly suburban. Based on Cherokee, Fayette, Coweta, Forsyth and Douglas Counties over the past four years. 31 Based on data obtained from Smart Numbers. 4/ RCLCo estimate that assumes growth and demand can be inOuenced by not only the development of commuter rail , but the investment in the rail area via an active park,
park, neighborhood amenities, increased access to Highway 316 and strong development execution.

ROBERT CHARLES LESSER & CO.

8595,02 Res Dmd-ForSafe 02-8595.00
Printed, 6/19/2002



Barrow County Livable Communities Project

Exhibit8
RECOMMENDED RESIDENTIAL DEVELOPMENT PROGRAM FOR THE AREA AROUND THE PROPOSED WINDER COMMUTER RAIL STATION
2001 to 2011 (Assumes that public amenities are built in this district initially to create a sense of place.)

Base Home Price /1

Average lot Size (Sq
Ft)

lot Front

Estimated Average Annual
Sales Pace

Estimated Annual Acres
Absorbed

Initial Recommended Residential Product Program (Years 1 to 5)

Cluster SFD Product

$105,000

9,375

65

Small lot SFD Product

$120,000

13,500

75

Moderale SFD lol Product

$150,000

16,500

85

Attached Townhouses

$90000

n/a

n/a

Total/Average

$125,000

20

5.4

33

12.8

38

18.0

10

1.0

101

37.2

longer-Term Recommended Residential Product Program (Beyond Year 5)

Cluster Product

$125,000

8,750

55

Small lot Product

$140,000

12,600

65

Moderate lot Product

$170,000

15,400

75

large lot Product

$200,000

18,000

90

Attached Townhouses

$110,000

n/a

n/a

Total/Average

$144,000

33

8.3

60

21.7

40

17.7

10

5.2

20

2.0

163

54.8

1/ Base home prices are stated in 2001 dollars. It is assumed that successful residential projects will increase in selling prices during the sales period.

ROBERT CHARLES LESSER & CO.

8595,02 Opp Matrices-Res Program 02-8595.00
Printed: 6/19/2002



.... ..... .

Barrow County Livable Communities Project
Exhibit 9
ESTIMATED ANNUAL DEMAND POTENTIAL FOR RENTAL PRODUCT AT THE WINDER RAIL STATION, 2001to 2011
(Assumes that public amenities are built in this district initially to create a sense of place.)

ESTIMATED ANNUAL HOUSEHOLD GROWTH, BARROW COUNTY /1
Average% Rental Apartments, Suburbanizing Atlanta Counties /2
Estimated Fair Share Capture, Subject Property Discount for "Fair" Site Estimated Annual Acres Absorbed
@ 10 du/acre @ 15 du/acre

882

13%

115

40%

46

25%

34

3.4 2.3

21 Assumes county will become increasingly suburban. Based on Cherokee, Fayette, Coweta, Forsyth and Douglas Counties over the past four years. 31 Based on data obtained from Smart Numbers. 4/ RCLCo estimate that assumes growth and demand can be influenced by not only the development of commuter rail, but the investment in the rail area via an active park, neighborhood amenities, increased access to Highway 316 and strong development execution.

ROBERT CHARL5 LESSER & CO.

8595,02 Res Dmd-Rental 02-8595.00
Printed' 6119/2002

Appendix D

Barrow County Livable Communities Workshop

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Livable Communities Three Major Components

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Appendix

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Scenario 1
Housing
You are a single, young professional who lives in Winder to be near parents, but takes commuter rail to your job in Atlanta. You work long hours at your job and would prefer to spend your free time with friends. Which housing unit would you prefer to live in?

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Scenario 3
Housing
You are a senior living on a small farm in rural Barrow County. You are looking for a smaller home that maintains your sense of freedom but allows you more free time. Which housing type would you prefer to move into?

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~~~
Scenario 8
Parks
You are looking for a new home to raise your family. You have found two homes within the same school district that are relatively the same price and size. The only difference between the homes is that one is on a small lot with a park nearby and the other is on a larger lot without a park within close proximity. Which home would you purchase?

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Exercise 1 Visual Preference Survey

Please choose one image for each scenario that you feel best answers the question posed in the scenario.

Scenario 1: Housing Please select from one of the following (circle):
Image A Image B !magee
Scenario 2: Housing Please select from one of the following (circle):
Image A Image B !magee
Scenario 3: Housing Please select from one of the following (circle):
Image A Image B !magee
Scenario 4: Commercial Please select from one of the following (circle):
Image A Image B Image C

Scenario 5: Commercial Please select from one of the following (circle):
Image A Image B Image C
Scenario 6: Transportation Please select from one of the following (circle):
Image A Image B Image C
Scenario 7: Transportation Please select from one of the following (circle):
Image A Image B Image C
Scenario 8: Parks Please select from one of the following (circle):
Image A Image B

Comments:

Appendix F

Exercise 1
Scenario 1: Housing
You are a single, young professional who lives in Winder to be near parents, but take commuter rail to your job in Atlanta. You work long hours at your job and would prefer to spend your free time with friends. Which housing unit would you prefer to live in?
Summary: Image B was preferred. Most participants supported this attached, higher density housing type because of the demand for affordable housing in Barrow County, particularly among young professionals and seniors. Participants emphasized that the architecture of this housing type must be modified to reflect local building styles

Image Responses Development Type
Discussion Comments

Image A 6
Vertical Mixed Use
Liked living above stores services nearby no yard work easy access to other stores

Disliked not enough parking

ImageS 12
Attached Residential
Liked good transition to "family home" appropriate for Barrow County housing type needed in County no yard work yo ung people nearby single, middle age women nearby good for empty nesters Disliked architecture too square architecture doesn't fit area architecture lacks character

Image C 1
Detached, Small Lot Residential Liked good investment not a lot of maintenance style fits with local architecture
Disliked unaffordable

Scenario 2: Housing
You and your spouse work full-time in Atlanta and your children attend grade school in Winder. You want to maximize your free time to be with your children. Where would you prefer to raise your family?
Summary: Image C was preferred, however Image B was a close second choice with I less vote. Participants expressed a desire as parents with young children to live in a single family home on a standard to large sized lot. Participants however, indicated that as their children became teens they would prefer the smaller yardof Image B because it would be less to maintain.

: 'll n

l
'

~

.

.

~ ~

I

I

Image Responses
Development
Type

Image A 2
Attached, Single Family
Liked

Discussion Comments

Disliked no yard houses too close together

lmaqe B 8
Detached, Small Lot Single Family Liked small yard with less maintenance
Disliked

/magee 9
Detached , Large Lot Single Family
Liked bigger yard more interaction with children
Disliked

Scenario 3: Housing

You are a senior living on a small farm in rural Barrow County. You are looking for a smaller home that maintains your sense of freedom but allows you more free time. Which housing type would you prefer to move into?

Summary: Image C was overwhelmingly preferred. Participants assumed that a first floor, one-level unit would be

available in this two-story, multi-family garden apartment. High quality landscaping and opportunities for social

interaction were the winning elements for seniors. Image A was desired primarily on

the basis that it is one story with only one step at the entry.

.

.

- . . ~ ~'

. ,,,. ,.! '"")_,.:_..,..::. -~~ -~.......

~.

lt

; ~

____,_

Image Responses Development Type
Discussion Comments

Image A
6 Detached, Small Lot Single Familv Liked one level small yard sense of freedom good transition from farm accessibilitv Disliked

Image 8
1 Detached, Standard Lot Single Familv Liked
attractive private low maintenance possible accessory unit
Disliked stens

/magee
12
Multi-Family, One-Entrance, Garden Aoartment Liked no yard, but lots of green area opportunity to interact with others play area for kids one level if available
Disliked

Scenario 4: Commercial
You commute to Atlanta for w ork using commuter rai l. You shop in W inder after you r commute. Where would you prefer to shop?
Summary: Image B was preferred. During the discussion, participants were asked whether it would be appropriate to locate parking behind the building, as Image B suggests. Surprisingly, most participants agreed that the visibility of parking was very important., Participants a lso agreed that at this point there probably wasn't enough pedestrian traffic to support site design that was entirely pedestrian-friendly, such as that in Image B. Further, participants emphasized their preference for small parking lots that allow quick and easy access to stores. For these reasons, Image C appears to be the preferred choice although it did not receive as many votes as Image B . Image C has a small parking lot, highly visible parking and stores, along with landscaping that buffers the parking lot from the sidewalk. When this discrepancy was pointed out, participants agreed that the site design of Image C strikes a balance between accomodating pedestrians and autos. In addition, one participant asserted that seniors might also prefer the design of Image C because it provides parking within very close proximity to stores.

-- ' :-11 p !l ' :---- :

- "'

~

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- -~......... :--.-__- -

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-

-~

Image
Responses
Development Type
Discussion
Comments

Image A 0
"Big Box" Commercial
Liked if driving - more variety of shops"one stop shopping"
Dislik e d

lmageB
12 "Main Streer Commercia l, Parking Behind Buildi ngs, OnStre et Parking Liked easy access pedestrian friendly options for walkers and drivers with parking and pedestrian oriented shops *need access to car/parking for shopping
Disliked unfriendly parking lot not pedestrian friendly/have to use car

Image C
7 "Small-scale S uburban" Commercial, Pa rking in Front of Buildi ng s Liked more attractive "one-stop" shopping landscaping and architecture are nicer smaller parking lot with landscaping is more attracrive. cooler-comfortable faster to shop_ when lot is smaller Disliked

Scenario 5 : Commercial

You live within 3 blocks of the commuter rail station. What should commercial development look like in your neighborhood?
Summary: Image B was preferred. A few participants noted that this type of development was reflective of downtown Winder. Many participants emphasized, however, the importance of convenient parking. As with Scenario 4, the expressed desires of participants and their votes dido ' t coincide. Since participants emphasized support for shopping areas with visible stores and parking, with parking at a small scale, Image C may be the preferred site design. Perhaps participants didn ' t understand that the parking area shown in Image B was located behind the building with store access on the other side of the building along a main street. For these reasons, Image C should be considered a popular choice for commercial development.

Image
Responses Development Type

/mage A
0 "Big Box" Commercial

Liked

Discussion Comments

Disliked sea of parking

lmageB
12 "Main Street" Commercial, Parking Lot Behind Buildings, On-Street Parkinq Liked Winder has supported this type of design looks like Athens, GA. Disliked too urban

/mage C 7
"Small-Scale Suburban" Commercial, Parking in Front of Buildinqs Liked
Disliked

I!

=
: i
:
; ~
:

Scenario 6: Transportation
You are a senior who no longer drives and uses a cane to get around. You often walk to the Community Center, which is 4 blocks away. Which street would be most comfortable for you to use?
Summary: Image C was preferred. Partictpants agreed that thts streetscape created a more pleasant walking experience with opportunities for window-shopping. The streetscape also felt safer with buildings adjacent to the sidewalk and parking and traffic buffered by plantings. One participant added that it looked as if there were places to rest, which would be important for seniors.

Image Responses Development Type
Discussion Comments

Image A
4 Detached Sidewalk, Landscaping Both Sides, Large BuildinQ Setbacks Liked green space buffers street open

Image 8
4 Detached Sidewalk. Narrow Landscaping Both Sides, Parking Lot Beyond Planter Liked

Disliked

Disliked boring

Image C
11 Attached Sidewalk, Potted Plantings Buffering Street, BuildinQs Adjacent to Sidewalk Liked more pleasant-see shops while walking feels safe might be places to sit Disliked

i
i :

Scenario 7: Transportation
Your 14-year old wants to go to the nearby video arcade. Which street should they use to get there?
Summary: Image C was preferred. In an effort to avoid misleading participants, key differences between the images were not highlighted, however, during the discussion it was clear that participants didn't perceive key differences, particularly between Image A and Image C. Participants didn ' t understand that the street crossing in Image C was not controlled by a light or stop sign. Some participants mentioned that they would have chosen Image A, with a signalized intersection, had they understood this key difference.

Image
Responses Development Type

:

Discussion Comments

i;;

!

Image A
6 Striped Crosswalk, Signalized Intersection. Narrow Street
Liked visibility street width traffic control
Disliked

'

-

-~~--

-. ~

lmageB
0 Striped Crosswalk, Signalized Intersection, Wide Street
Liked
narrow street striped crosswalk controlled traffic
Disliked too wide/too many lanes

Image C 13
Unstriped crossing, Intersection without Signal or Stop SiQn, Narrow Street Liked
Disliked

Scenario 8: Parks
You are looking for a new home to raise your family. You have found two homes within the same school district that are relatively the same price and size. The only difference between the homes is that one is on a small lot with a park nearby and the other is on a larger lot without a park within close proximity. Which home would you purchase?
Summary: Image B was preferred. Preference for a detached, single-family residence on a standard size lot, fits the current norm in which homebuyers with children often opt for a larger lot, regardless of open space and park amenities. Since both homes were similar in terms of actual size and quality, perhaps it will be necessary to build higher quality homes than those typically built on large lots to stimulate buyer interest.

. . ;.. ~

-

~

[]

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- -~ I I '

Image
Responses Development Type

Image A
4 Detached, Small Lot, Single Family

ImageS
15 Detached, Standard Lot, Single Family

Exercise 1 Visual Preference Assessment Results
Barrow County Livable Communities Workshop #1A

Response Scenario

No.

1

1

A

2

A

3

A

4

A

5

c

6

c

7

c

8

c

9

c

10

c

11

c

Scenario 2 A B B B B B B
c c c c

Responses

Scenario Scenario Scenario Scenario

3

4

5

6

A

NA

B

B

A

B

B

B

A

B

B

B

A

c

B

B

A

c

B

B

A

c

B

B

A

c

B

B

A

c

B

B

A

c

c

c

c

c

c

c

c

c

c

c

Scenario 7 A A A
c c c c c c c c

Scenario 8 A A A A A B B B B B B

Tabulated Responses

A-4

A-1

A-9

A-0

A-0

-A-1

A-3

A-5

B-0

B~

B-0

B-2

B-8

B-0

B-0

B~

C-7

C-4

C-2

C-8

C-3

C-10

C-8

C-0

NA-1

Note: Response numbers do not correlate to a specific participant.

Appendix G

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-------------

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~~~~~

~~~

....................................... ~
I I

...... .-..-..-.--.~..-

-.

........................

-.-

e--e~e-.-e-e-e--e-e:-e.-e-e-.-.-.-...-. m . -. -.

........ .-.-.-.--.

-.

......................-.-.-.....





............. .... --~

-.-- .-.--.-.-.

Image 11

-5 -4 -3 -2 -1 0

2 3 4 5

dislike

neutral

prefer

Comments:

Image 14

-5 -4 -3 -2 -1

dislike

neutral

Comments:

3 45 prefer

Image 12

-5 -4 -3 -2 -1 0

2 3 4 5

dislike

neutral

prefer

Comments:

Image 13

-5 -4 -3 -2 -1 0

dislike

neutral

2 3 4 5 prefer

Comments:

Image 15

-5 -4 -3 -2 -1

dislike

neutral

23 45 prefer

Comments:

Image 16

-5 -4 -3 -2 -1

dislike

neutral

23 4 5 prefer

Comments:

AppendixH

Exercise 2 For each of the following images, participants were asked to answer the same question:
Does this type of development promote the livability you desire for Winder? Participants used the following scale was used to score each image:

-5 -4 -3 -2 -1 0

2

4 5

dislike + - - - - ---neutral - - - - --+prefer

Image No. Average Response Development Type
Discussion Comments

1 -0 .6 5
Attached, Single Family
scale is good sidewalk with plantings are good mixed use (retail/office below with residence above) would work well in Winder too urban lacks outdoor space, such as a balcony architecture needs to look more southern

Image No. Average Response Development Type Discussion Comments

2 2.95 Detached, Small Lot Single Family
good architectural style

Image No.

!

Average Response
Development Type

i Discussion Comments
: I

#

3 2.15 Detached, Small Lot Single Family
one level is good for seniors porches are good for community

lma e No. Average Res onse Development T e
Discussion Comments

4
-0 .9 " Big Box" Commercial
parking lot is a hassle building should be closer to street break up parking lot reduce parking

lma e No. Average Res onse Development T e
Discussion Comments

5 2.85
" Main Street" Commercial
narrow sidewalks not enough parking ruins downtown retail retail needs to be visible no buffer between sidewalk and bus lane parking provides buffe r between sidewalk and traffic

lma e No. Average Res onse Development T
Discussion Comments

6 -4.5 "Strip" Commercial Streetscape
ugly "anywhere town" needs bulb-outs, striped crosswalks and trees

!

.. - - . - ,. I I --- :

..... ~
_ :~

lmaQe No. Average Resoonse Development Tvoe
Discussion Comments

7
0.1
" Suburban Sprawl" Streetscape
sidewalks on both sides of street sidewalks too close to stree t no planter strip between sidewalk and street need to vary building setbacks need to curve street to avoid "bowling alley" look set back garages and houses from street straight street might encourage people to drive fast " cheaply" designed subdivision

lmaQe No. Average Resoonse Development Tvoe

8 1.2 Attached, Single Family

Discussion Comments

architecture is bland, not consistent with the area

lmaQe No. Average Resoonse Development Tvoe

9 0.35 Attached, Single Family with Open Space Nearby

Discussion Comments

(no discussion)



,.. l ~' J

-'

I -""-'------

;

lma e No.

10

Average Res onse

1.7

Development Vertical Mixed Use

T e

Discussion Comments

(no discussion)

lma e No.
Average Res onse Development
T e

11 1.05 Attached, Single Family

Discussion Comments

(no discussion)

Discussion Comments

12 1.9
Vertical Mixed Use (Winder)
mixed use downtown Winder is alive at night young professionals live nearby in historical area and spend time downtown type of development could be used at station some buildings require renovation before they can be leased

lma e No. Average Res onse Development T e
Discussion Comments

13 2.55 Vertical Mixed Use (Winder)
good parking office above restaurant good redevelopment

-.,...
-._

lma e No. Average Res onse Development
T e
Discussion Comments

14 1.2
Multi-Family, One-Entrance, Garden Apartment
works okay
office above restaurant
good redevelopment architectural style is not preferred needs green space for kids to play parking is important landscape may be too expensive to maintain

Image No. Average Response Development Type

15 3.1
Detached, Small Lot, Single Family

Discussion Comments

(no discussion)

Image No.

16

Average

1.6

Response

Development Vertical Mixed Use

Type

Discussion Comments

(no discussion)

Visual Preference Assessment Project Summary
Market Trends
Household composition has changed dramatically over the past few decades. Two-thirds of all households in the U.S . are comprised of only one or two people. This is largely a result of numerous demographic changes that have taken place since World War II: increased longevity, higher divorce rates, more single parent families , later median age of marriage, and fewer children per adult. The notion that the typical American household is two parents and at least one child is a misnomer, in fact this type of household comprises only one-fifth of all households in the U.S. In addition, the Baby Boom generation, the largest, wealthiest demographic group in American history, will turn 65 by the end of this decade. Throughout the U.S., demographic changes are creating demand for urban communities that are well designed and provide alternatives to automobile oriented travel, a variety of housing options, and commercial areas that respond to the needs of this new marketplace. These demographic shifts, increasing numbers of young adults without children and seniors, are evident in Barrow County and will have significant impl ications for the County and its population.
Participant Responses
Prior to the visual assessment exercises, participants were asked to describe what they like about where they live as well as wharthey do not like. Most participants agreed that they liked the small town, rural character of their communities. Overwhelmingly, participants shared concerns about losing this quality of life to uncontained and unplanned urban growth, increased congestion, unsafe streets, and homogeneous residential development. From their comments, it appears that workshop participants would invest in Smart Development given quality alternatives to the large lot, single family development of rural Georgia, that are well designed with safe and pleasant streets that allow people to walk or take public transit for shopping, school, or work.
After the educational slideshow on Smart Development, the two exercises designed for group discussion generated some consistent themes regarding quality of life for the future of Barrow County. Throughout the exercises, these themes were associated with housing, commercial development and streetscape design. For housing, affordability was a major issue. In fact, a lack of affordable housing close-in to Atlanta may be, in part, fueling urban sprawl. In particular, young people in Barrow County are unable to find affordable housing relatively close to an employment center. Participants stated that multifamily housing could help meet the demand for affordable housing. To be successful however, housing must be constructed of quality materials and reflect local and regional architectural styles so as to blend with the existing community.
A lack of civic infrastructure within newly developing areas was also a major concern among participants. Subdivisions often lack connection to urban services, such as water and sewer, and are developed without sidewalks, crosswalks, or stop signs in residential areas. Streets are not only unsafe for children, but for adults as well. Participants also emphasized landscaping within the street right-of-way, particularly in higher density areas . Street trees, planter strips and landscaped parking buffers were frequently mentioned as desirable for new development.
For commercial development, participants suggested balancing accommodations for pedestrians with those for autos. Landscaped planter strips were considered fundamental to encourage pedestrian activity, and plantings to buffer parking were considered key in developing attractive commercial areas that blend well with the community. To accomplish this, landscaped planter strips should buffer pedestrians from traffic and parked cars, and safe and convenient connections should be provided between sidewalks and storefronts. For autos, parking should be visible from the street, easily accessible, and small in scale to facilitate quick shopping trips. Many participants shared frustration with the inefficiencies of large " big box" retailer parking lots. Quality landscaping and local architecture were also noted as methods of blending new commercial development with the existing community.

A vertical mix of residential and commercial or office uses was well accepted among participants. One Winder resident recognized that vertical mixed use thrives in downtown Winder. She informed participants that the market demands this type of development and as buildings are renovated, spaces are quickly leased. Many participants also agreed that vertical mixed use would work well for young, single professionals with limited free time. Young people could benefit from services within close proximity as well as more opportunities for social interaction. Mixed uses, they felt, would also give the commercial areas more life and a built-in clientele. It was also suggested that development similar in density, type and quality to downtown Winder should connect the existing Main Street with the future rail station.
Participants' support for parks did not override the preference for standard or large sized lots, particularly for traditional family units. Their views however differed depending on the age of children in their household. Those with elementary school age children tended to prefer a larger lot to having access to a public park; whereas participants with teenage children or no children living in their households tended to prefer smaller lot houses with public access to parks.
Overall, however, participants were supportive of creating more housing and commercial development options to meet the changing needs of Barrow County. The participants overwhelmingly stated that the Barrow County marketplace would support alternatives to large lot single-family homes, and large-scale strip mall development with equally large parking lots. There was also a clear message from participants that well-designed, landscaped streetscapes were highly desirable and would increase support for a more urbanized environment as well as pedestrian activity. Furthermore, for higher densities and new housing products to be successful, rail station development must create a unique, high quality, village environment that is different than any other place in suburban Barrow County.
;
i

--~~~~~

Exercise 2 Visual Preference Assessment Results
Barrow County Livable Communities Workshop #1A
Responses

Response Image Image Image Image Image Image Image Image Image Image Image Image

No.

1

2

3

4

5

6

7

8

9

10

11

12

1

-5

-2

1

-5

-1

-5

-3

5

-3

-2

-5

-4

2

-3

0

2

-2

0

5

-2

-3

-2

1

-4

-2

3

-2

0

2

-1

0

-5

-1

-2

-2

2

-3

2

4

2

1

2

-1

0

-5

0

-2

0

2

2

-2

5

2

1

2

0

0

-5

0

-1

2

2

1

0

6

-2

2

3

3

0

-4

0

1

2

3

1

0

7

-1

2

3

3

3

-3

1

1

2

3

1

1

8

0

2

3

3

3

-3

2

2

3

4

2

2

9

0

3

4

4

3

-3

2

2

3

4

2

2

10

3

3

5

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Appendix}

i I
Livable Communities Project Meeting Millutes From Technical Meeting, Phase One 12/10/01- 9:30am-4:30pm at tbe Cassie Center, Athens.

Goal of tbe Meeting: Gain information necessary for Sizemore Flo)d to create Straw Plan of tbe proposed Wmder Station site. Better under.;tand tbe character of tbe area, tbe advantages, disadvantages, and opportunities to create a livable community with a bio-tecb focus.

EH G!lpepper invited tbe meeting participants. He assembled an impressive group of individuals witb varied backgrounds and experience. All participants were interested and!or involved witb development along tbe SR316 corridor, tbe Georgia univer.;ity system, or promoting Georgia's biotech industry.

The meeting participants were the following:

EH G!lpepper (E~ - The Cassie Center Mike Sizemore (MS) - Sizemore Flo)d Architects Jeff Hutchings - Sizemore Flo)d Architects Jim Connelley- Sizemore Flo)d Architects Lauren Carreker- Parsons Brinckerhoff Jim Fincb (JF) - Dept. of Community Affair.; Wmfred Owens Jennifer Normaly Jack G-owley GQ -Dean, School of Environmental Design UGA Griff Doyle (GD) -Associate VP, Economic Development and Community Stan Coley (SQ - President, Univer.;ity Parkway Alliance Don Hildebrand (D~ - Board Member, Athens Oarke County Foundation

Affair.;, UGA

Note: individuals are referred to bytbeir initials, listed above.

Background Information:

EH- introduced meeting participants and opened discussion witb background information -
Definition of a Livable Community I What Makes A Livable Community Work: Smart growth Higher density Public-private partnmbips
Growth strategies Sensible, sustainable development - best practices New urbanism Land use planning connected witb a transportation node. Catalyst for economic development Reinforces rail passenger usage - increase number of passenger.;.
What is being done in Geo~ to promote tbe bio-tech industr;y and spur economic develo.pmenr-
GRA (Georgia Research Association) hired tbe Patel Group to look at bio-tecb initiatives - come up witb a plan for tbe governor witb next step for economic development efforts. State funded Yamacraw project - Griff Doyle a member of project team. Broadband - coming out of communications. Yamacraw has been folded into GRA.

I
The governor is looking at the next new initiative to be in the bio-sciences. Gming edge -looking to the universities. Metro Atlanta's next economic initiative- "industries of the mind" ... G Tech, G State, Emory... but not UGA Missing out on opportunity of UGA Want to draw this out to the Athens corridor. (not focus solely on Metro Atlanta)
Should there be one entity that overlooks the bio-science initiative for Georgia?? If so, it should be composed of economic development and marketing professionals. UGA should not be left out.
Mention that the University Parkway Alliance could be this entity.
I-20 Corridor Example- Regional &Jproach Growth management initiative- involves all12 counties. Region of 12 counties - 3 subsectors. Walton-Newton-Morgan-Jasper- joint development authority. Bought 1500 acres on I-20- inter governmental agreements. Tax sharing, zoning, etc...
This model could be used in the SR316 corridor. 4 counties along SR316- Jackson included_ All would benefit from a research, economic group. Barrow, Oconee, Oarke, and Jackson. Based around a shared water basin - Bear G-eek.
Role of Government: GD: 85% of fed research dollars are going towards bio-life sciences. Peds see this as the growth opportunity. Conference in Pittsburgh- economic development group - bad news: evel}One is competing in the bio-tech arena. "Sexy topic" in economic development circles. Risky, but the SR316 group is way ahead.
JF: Need to cross governmental boundaries and traditionally we have not done this very well. Many
separate entities all working to the same goal, but not necessarily working together.
O!aracteristics Of Our Project:
Ideal commuter rail node with proper land use planning as a guide.
What else can we do that is different... how do we balance all of the smart growth initiatives?
Oose your eJ-eS and jump ahead 20 J-ears- create a community that is livable in and of itself, but we are still connected to Atlanta, Athens, and the bio-tech community.
Wmdow of opportunity- unique opportunities:
Rail Regional airpon
Upgrade SR316 Arc froml-75 to SR316- continue on up to GA400- all universities are on this corridor.
Toll on SR316. Trains, planes, and automobiles. University corridor with multiple transponation options.
Geate: Corridor as a spine to the research centers . This is really the major key!!!!

Gmnected Community- Live, Work, &Play Housing in-between research nodes.
Each station to be research themed:
Do not make the mistake of research triangle - can get in but cannot get out. Corridor connecting the major research entities of the state. Need research sites along conidor- possibly one at each station site. Livable comnrunities some are research themecl, others are mixed use... depending on the surrounding de;elopment and local Chambers - for instance - Atlantic station with marine
station +aquarium Emory to expand me
Ga. Tech can create its node- as long as }')U can get on a train and head to Emory or UGA
DH does not need to be an Athens project or an Emory project. Pointed out that Barrow County is in Metro Atlanta. (This point was brought up several times.)
The station sites serve as beads on the string. Our model will be the development of the first bead. Identify the characteristics that will make Wmder possible.
EH this is a string of peals - each one will be different.
GD: what about state investment? Incentives for the private sector to seize opportunity. Half a dozen incentives ... tax credits of lab equipment. Will these be restricted to the pearl area or to the conidor?
JF: puning smart growth and incentives together does not make sense to the public - only people
who work with these issues. Mindset - what do }')U do to create jobs and investment?? How to make the company bener?
GD: how far can the regulations go??
JC: geographic districts where incentives are applied? The biggest incentive is to build the spine. If
the transportation spine is there, companies and emplo~ can locate.
GD: create the vision that the carrots are out there - use land use planning and implementation.
JC: could an overlay district run through several counties - a certain distance from the road
centerline? Overlay that wraps around the beads. The overlay could provide the services and amenities.
EH nodal development as it relates to Georgia Power- how many customers does Georgia Power capture under this type of scenario? A study (not sure of name) sa~ that Georgia Power could capture 60% more customers if land use measures are put in place.
Example again of the I-20 corridor. Believed that an overlay district was established, 3-4 miles on either side of I-20.
MS: European transit designers own all surrounding infrastructure. This brings in so nruch money that the rail can be built. Quasi public-private partnerships that create land grants. We need to assume that something like this will be in place. We have to have this foundation in place.

Livable Communities Project Deliverables:

MS: This project is very complicated - lots of competing ideas and interests. Economic, political, social. We do not have all the answer>. We are handing over a document that has our best shot with
insufficient information.

We will get the best information we can and then address the issues so people can see what the "fabric" looks like. Our final product will act as a communication tool for everyone else to use. Will
help all of us to focus - the issues will become clearer.

Tangible result - scheme that addresses one pearl. How )UU might do this in one specific location. Diagrams that look at the entire corridor - here is the context - big picture. This project is how to do one of them. Here is an outline of how to address the issues and here is how :l!!!l: addressed them. Apply this process to this pearl and other pearls.

This is really a gap anal)is- based on ph:r.;ical facilities . No political advice will be given, but



information as to what needs to happen to the ph:r.;ical characteristics of the site will be detailed.
Lauren recording the "bumps in the road." What will come about... Lauren to sit down with other communities to lay out the steps in the future.
JC: this is extremely useful It will be helpful to have an example of one specilic site.
MS: we will paint an impressionistic picture of what can be done.
GD: are there particular pots of money that are available to help out with something like this?
EH ARC Livable Communities Initiatives. Up to $100,000 in funding. $350,000 in implementation funds after the plans are completed. The Athens area does not have this carrot. But how can we come up with a carrot like this?
Do Syneq:ies Exist For The Winder Site?
MS: This cype of project calls for an evaluation of synergies existing from site characteristics? C:an new opponunities be created? Can we make something take off sooner rather than later due to the synergistic characteristics? Why will it work I why will it not work? Reduce the negatives and increase the positives through the ph:r.;ical arrangements .
JF: shon term we are limited by existing infrastructure - Water, sewer, telecom. Comes off of nearby
small towns. Some close to Wmder. Oconee putting in additional utilities. 3 power companies in Statham. New sewage plant- January2003.
How does the Wmder site stack up in terms of utilities?
SC: Shonage. Wmder sewage plant when Statham facility reaches 75% capacity. This is a 3 phase facility. The Georgia Cub (golf club) has helped out with this. 14-15 thousand dollar.; a gallon. Gty of Statham has planned this. Would help the county from a bond issue guarantee. Could put a loan in place in a lower interest rate, esp. right now. Gets very complicated for a Gty council to work with .

Rail comes through to the east side of Statham- would make a good station site for the 1000 acre IBM facility. Short shuttles back and forth between the Wmder airport. This would also reduce the number of stations that the Ga. Conservancy bas reconunended.
Q!estion regarding our station site:
Is it in the Wmder Gty limits? No. The Gty of Russell is between our site and Wmder.
Where is the Wmder Bypass going to be located? Is there a definite plan? No. The bypass location keeps changing. But we will assume the location that is on plans.
Is there a wetland on the property? Some say }"S - Lauren bas looked into this and it does not appear that there is.
Where are the headwaters to Barber creek located? Is this a navicable waterway? Is this a CORE regulated waterway? What are the regulations to moving this.
Sa The Barber Geek water divides - goes north and south. There is a dam to the north.
Who owns the large track to the east? EH does not know.
JF:the price of the land is rising.
La PB bas completed their draft EA for the Athens to Atlanta corridor. This will be given to Sizemore Floyd to help answer these questions.
Market Anabsis:
MS: market analy.;is results show a vety small amount of retail Projecting something that looks a lot like what is currently on the ground. Vetyconservative projection- from a firm that is used to defending their numbers.
Disappointing to see this result. We are trying to jump over the past trends...
Example of Ne~bborhood. Hamlet. and Town
MS: sho"WS neighborhood, hamlet, and town concepts. These are overlay.; shown at the same scale.
Neighborhood - example of Czanberry, NJ- ~ acre per lot. Not all that different from what is
presently on the ground. Just about the length of the triangle parcel What about the other half of the development. How about 2-sided development- north and south of the tracks?
Other Issues: sa Will the Wmder airport have another runway? What are the flight patterns?
We may have to deal with a huge noise addition in the area. This may not be a great site to build apartments - lots of planes going overhead.
Ja keep wanting to locate the rail closer to the airport. Major economic benefits.
JN:straighten out the rail line - get the station closer to the airport. The benefits would outway the
costs. This will have to happen when the next runway comes in.

SQ if this is a transportation hub - }OU do not want to bus people from the airport to the rail station. If the focus is a livable community, this is not the same issue.
MS: question for PB - how much could the line be straightened???
LQ Bill McCombs from GRC can answer that question.
MS: we need to make an assumption- when will the airport runway go in.
Assumption: Not changing the future direction of the air flight path.
1700's cemetery adjacent to the track and next to the aitport.
SQ the industrial development, lbrall Car, to the right of the airport is very noisy.
The Wmder airport is 30 minutes closer to Atlanta than Athens - after }OU get bags, car, etc... much more desirable location.
SQ if looking at a research corridor strategy- the Wmder aitport is in a perfect position. Cotporate airport. Bio-tech facilities would need to send light weight materials - so again this airport is the ideal one.
MS: advantages to the bio-tech. Ouster being located here. ACCESS, ACCESS, ACCESS!!!
MS: issue - the rail is commuter rail- 2 trains everyday.
MS: What are our alternatives:
JQ if the site starts sliding to the airport, it becomes the aitport's land use - part of the
airport property. Might be a cotparate support facility Very low number of workers in a lab. Have clerical support in one place and the lab in another location.
MS: create a niche within the biotech field.
SQ every node does not have to be bio-tech focused.
EH what development will be created along Macon line due to the rail line? Also look at the industries that are up GA400. this study can be replicable for these corridors.
JG want a high number of people centered around the transit oriented development.
Adiacem Land Lots of Agriculture:
MS: is there a value to the fact that there is a lot of land around the station? Could it be used for pharmaceutical purposes??
SQ everyone needs to recognize that bio-tech is extremely important to the people of Georgia. there is a linkage between agriculture and bio-tech. But- all agriculture needs to be in a special house otherwise chemicals are not cleaned.

This needs to be coupled with the land grant college. Thousands of things that can be done to plants and animals that are just steps away from being applicable to humans.

Bio tech needs to be associated with bio tech and bio med. Nothing will happen quickly if its not associated with these organizations. Things go out of date so quickly- and the land grant colleges have the distribution capacity.

Where does this distribution system exist?

The agriculture land does not have to be located close by. Synchronize the effort between the institutions.

You won't get legislative support to develop the corridor if plans are not in the best interest of the state.

MS: from the standpoint of a corporation moving here - what would make them decide to come to Wmder?

Infrastructure: SC: the corridor has to have the infrastructure and the travel has to be convenient and safe. SC believes that the entire corridor should be linked with water, sewer, and fiber. Ga Power is not going to buy the ROW.

It is not conducive for GDOT to be concerned with the infrastructure.

JC: the tollway authority could be the vehicle to deal with this issue.

MS: this is the only way that it will pay- to have the infrastructure-

JC: tie this into the ga400 plan.

SC: the corridor is going to develop.

MS: maybe there could be a downtown development t)pe authority.

JC: it should be a state authority.

SC: the parkway alliance has a vision statement that is signed bythe 3 counties. This will be passed onto the next session of government.

MS: if there was a single entity that the companies would coordinate with - this would make the process that much easier and more attractive. Water, sewer, and fiber would be top rate and would
come from one county.

]F: which counties Road running from Athens to where it hits I-85- but it is really bigger than this if you talk about the universities that are involved. What is the real definition of the corridor??

SC: the corridor is really to Hartsfield.



But think of the corridor as the SR316 corridor for right now- this area is "clean." Its easier to focus
on.

I
]F: fiber is being run along the right of way on I-285 every:layof the week.
SQ loop the infrastructure. It pulls high-tech development to the corridor. Have upscale residential and then agriculture. People do not have to travel to Atlanta.
Growth - active word. Smart growth is how this happens.
MS: independent sewer systems at each station. The ideal is to be self-contained. Otherwise the sewage is pumped into Wmder and they may not want that. Then, not only impacting the site, but changing a lot of other areas as well
JH do we need to be concerned with who owns the land? Is there any other land?
JG the bypass - it is still floating around. What will it take to nail the bypass down. SR316 to east side of town and back into SR53 on the north.
SQ If }UU go to Forsyth, GA and look at 11. takes 1/3"' of truck traffic out of downtown Atlanta. This will put the traffic back onto I-85.
EH the Heritage corridor tourist - there will be a lot of tourist traffic and vehicles that would otherwise use I-85, .. closest to Brasselton. Connect also with some of the pharmacutical companies in Gainesville.
MS: for purposes for assumption, when can we assume the Wmder Bypass will be completed?
Assumption that the Wmder Bypass is a 5 }<"'f plan
MS: what do we want to do about the number of trains?
EHIJG As the market develops, additional trains can be added for shorter distances.
JG the level of service on highways is going to continually decrease.
GD: it is a losing proposition to try to argue rail based on the numbers. This should be about having choices and attracting people based on those choices. Then we are selling community development, economic development and transportation is not the end but a means to the end.
JG }UU can have a life on a train. Drinks, laptops, cell phones - can continue your business on the train.
EH what is the environmental justice component? How can we link the universities to make it easier for minority students to get to classes??
JG the biggest part is linking the universities - that is what is going to sell
Educational Satellite: GD: there needs to be a regulatoty affairs degree. What are the nontraditional degree programs that would enhance the bio-tech community. ..additional things that distingujsh us from the competition. We want to make this corridor unique -- business schools need to be more versed in bio-tech so the best out of the best have business schools. We need to give a wide array of reasons for companies to stay.

JG we need to make decisions to locate educational centets in these nodes. All of our colleges are looking at creating out-lying "pods." Ex- the Gwinnen Center is 2 miles from the rail The land was donated. But opportunities for buses. Bell South gave this building.
:MS: we could include a satellite university- educational satellite.
EH 16 federal agencies in Athens. Atlanta is the largest area of federal employees outside of Washington. How could federal agencies be moved to the corridor??
GD: no- that is not wbat we are after. We are not trying to relocate industries that are already in the city.
De-centralize offices that do not need to be in the high priced urban area.
:MS: Celebration - Disney city. Reason Ill - town center, II 2 - schooL. these are the 2 biggest reasons wby people want to live there. We need to locate a school in this development. That is the way to bring young couples into the area. This means that there needs to a partnership with the department of education- or education boards in Barrow I Oconee.
:MS: how about a teacher I training school that would be in conjunction with UGA? This is a rural area and it seems appropriate to have a teacher training school
SQ There needs to be a necessary community buy in --What drove us to the site? Bypass and airpon.
:MS: locating retail around the station seems redundant. Are we going to be competing with the Gty of Wmder? There is already a strip shopping center between downtown Wmder and the site.
:MS: wben can we assume commuter rail will be in place?
Assumption that commuter rail will be running in 6 years.
LUNCRBREAK:
EH introduction of Don Hildebrand. Discussion of the I-20, 4 county investment- have passed a 20 million bond, were taken to coun, won, and have bought the land. The 4 counties are in charge of the land use planning for the area.
Challenge to figure out for our corridor how to bring the counties together.
GD: we need seed capital, we need space -lack of real estate set up that is relative to other cities, and tax advantages to builders.
EH wbo is going to going to partner to make this happen.
DH each entity is looking out for its own special interest. You need a joint effon to make this all happen. Having it in Athens is not necessarily the answer. Ideal situation on SR316 - half way between Athens and Atlanta. Co-managed or co-owned where a couple counties put in their resources and take out the benefits in a shared manner.

Discussion on Bio-Tech Industcy:

Bio-tech -longer to marl<et that other entities. If shared, less threatening to other investors, groups to enter into this scenario.

Bio-tech companies and emploJ-eeS want access to international airport, transportation access, high standard of living,

MS: is there a compelling reasons for industry to locate in Wmder rather than Duluth, Cainsville, etc... ??

DH SR316- 4lane highway From a business standpoint- there is a talented poolof emploJ-ees.
If coming from Atlanta - traffic is relatively light. From Athens - easy accessibility. Various form; of housing for all economic levels -modest to extensive. Things to do - access to city without problems of cities
Access to 2 cities!!
Modest expenses compared to metro Arlanta
Access to universities and technologies
A<X:ESS is key!!
Airport

Accessibility Good people at a reasonable cost - universities are very close Housing that the emploJ-ees can afford Transportation for movement of products and people this is ideal living for most people - not in Atlanta and not in Athens - its in the middle.

MS: schools are a problem



DH agrees
Magnet school or charter school
DH needs to be something that goes through high school
Also - people can live in Arlanta and drive to Barrow G:mnty. That way people can pick their housing location and can commute into Barrow.
MS: how could a livable community and a rail station help promote the site?
-affordable housing within different ranges -golf courses
-within distance of cultural resources -even if its not used to frequendy. - ideal community where people could walk to work, home, play... what would it have?
Bring day care, health operations
Bio tech - teams, large groups working together for shared objectives. Software professionals can work alone or in very small teams. Bio-tech is different.
Areas having success - need a lead business around which to start the growth. Need a base to start
building the infrastructure. Really difficult with bio-tech. Not going to see a fast growth with a biotech company. A lot of capital and time necessary. Facility intensive as well Regulatory quagmire
and liability issues. A lot of risk

To do this from scratch in a really quick time period is very difficult. Several companies have started from Emory, UGA, and Georgia Tech. One of these companies needs to rise up to the top and be the base for Georgia bio-tech growth. We don't have one generating company that is "on top."
The financial opportunities are in the human, not animal side.
Want to build a pilot plant - small plant that meets certain regulations. Phy.;ical strueture of the building: DH drawing Pilot plant, manufacturing plant, and space from other companies.
Central area- processing, filling. Least expensive equipment. Individual modules (areas) coming off on the main area. Put this on a site along SR316. companies must wait for federal approval before ;uu see the income stream.
Oean rooms. Need facilities and a good location. Need a facility that is already in place, even if in crude fonn.
Need a GMP-GLP (good management- good lab practices) laboratory- there is not one that exists in the state of Georgia. The private sector is not rising to this challenge because it is very expensive and there is a large gap of time between construction and payback.
Looking for a lab with 17,000 sq. feet- up to 35 people could work there. If successful- what facilities do ;uu need for the next step? Phase 3 - last trials, proving safety and efficacy in humans.
Start building a pilot plant. Get a site, land, building design, build it as fast as possible, have inspected by FDA - usually takes a )ear. Then producing product by 2004.
Next decision - do ;uu want to build a manufacturing plant?
African populations some as high as 67% infection. And opportunity to get special state attention and funding - Similar to Yamacraw for Broadband. Needs to be a relationship between private entetprise and government research. Geate an opportunity in Georgia for jobs.
Don't release the intellectual property that was raised at Emory to another state - all of the tax payer dollars that have already gone into this will be lost.
No company can stand on one product. To do other things - ;uu need money.
Most of the labs that are out there are private companies. Government needs to provide the structure - taxes, land, sewage, etc...
JC: taking the research triangle and unfolding it. Would ;uu concentrate on one pod?
DH some companies won't want to be next to other companies. People are afraid of competition next door.
EH there are 11 million sq. feet of health care facilities at Emory. 11 million more planned. The neighborhoods do not want them to bring in any more facilities in because it will mean more people and the transportation sy.;tem is saturated.

The transponation pattern for where people who work at Emory- Q)Clive is up the I-85 I sr316

corridor- not out 78. census tract analysis proves this.



Owl.ie Brown -Atlantic Station. The "brain train."

MS: what would the faciliry look like?

DH good looking place - set the standard high.

GD: what kind of support can university's provide to start up biotech companies. DH co-operative research agreements. I.e. reasonable rates, access to library, purchasing capabilicy.

What other little things were helpful along the way: DH all the little things are helpful. When you are starting from nothing, everything helps make
success possible.
EH is there enough infonnation for Sizemore Flo}{~ to develop their straw scheme??

Q)nclusion: Yes.

Livable Communities Project Notes Technical Meeting Phase Two 01/10/ 02- 9:30..11:30am- Classic Center, Athens; 2-4pm- ClJamber of Conunerce, Station Depot,
Wmder
Morning Meeting Focus: Economic Development and Bio-Tech Indust:J;y
Meeting Participants: EH O.Upepper Griff Doyle Stuan Feldman Margaret Dahl Lauren Carreker Mike Sizemore Jeff Hutchings
Background Information EH opened meeting with a discussion of the PTA's (Federal Transit Administration) New Starts Program Interest centers around how the station affects land use planning and community development. Grant used for land use planning in conjunction with a transportation mode.
Patel research report ftnal results due out in one month. Recommendations include state tax incentives for bio-tech, tax credits for investments, money into a venture capital firm, and a follo-w up study for conceptual and feasibility study on a research park Margaret Dahl can provide some of the preliminary results. - Suggestion that we can provide some answers to the Patel report.
Sr316 -limited access and toll in S-6 )"ars. Revenue neutral for state transportation dollars . Proposed upgrades will be considered in the next 30 - 60 days. Governor can use this as "immediate gratification."
Site Specific Information Question about the traffic patterns around the airport. We need to confirm these - as there is a ne-w road planned for this area.
Important components of a planned community: town center and school Magnet school next to Georgia Tech- built for 500 students. They have 600 and a waiting list of 500 more. Huge success. Student teaching opportunity. O.Utural and economic matketing of the project was vety important.
Highest density should really be closest to the station.
Wmder congestion problem of crossing the at grade intersection.
Community grounded in easy transportation connection.
Buildout- according to the matket analysis report, 10 }"af plan. If a moratorium is placed on development, then all focus is on livable community and buildout occurs at a much more rapid pace - 4-5 )"afS.
Barrow and Oconee Counties will need to pass the land use planning measures to make this happen.

Question as to the golf course next to the livable community. Who owns it? Could someone purchase this land. EH- unsure as to status of this parcel
Development with "faux medieval Amsterdam" theme. Golf course, new urbanism. Where is this development located??
Bio-Tech Industry Biotech deals 95% spun out of UGA Accessing infrastructure within Universityto do first rounds of testing and investing. Being in close proximity to the campus is vety important - most doing sponsored research and will have faculty members that have teaching responsibilities. 5 miles is close -but remembet "cognitive geography."
But when the company is in a 200 and J>d round of financing, they are charged with getting the product out to the market. The company's need for a certain type of facility changes. Manufacturing product - special types of spaces. There is a huge need for these facilities - companies are getting desperate and are "losing time" because space is not available.
UGA and Emoty could greatly benefit from this type of space.
Examples of other areas that have growing bio-tech industries -Boston, Palo Alto, Seattle, Mar)iand (not sure exactly where in state).
Biotech spun out of academia. This is not true of pharmaceutical industty.
In order to attract venture capital funding, these bio-tech companies do not have to aspire to tum into a pharmaceutical company. Now it is okay to simply be a technology business. Goal to be acquired, farm out )Our work, etc..
Venture capital firms are funding companies based on who is involved, past track record, contacts ...
Description of Space 50,000 sq feet is a good size for this kind of facilities. Does not matter how many stories.
Oean, inexpensive, commercial ($360 dollars a sq. foot to build any type of lab space in Seattlevety vety expensiveQ
Wet lab space.
Need specific clean rooms, core facilities - purification room- purification columns, water, larger capability to grow bugs in vety large quantities - fume covers. In regulatoty process - can take up t:o 12 years. GMP (good manufacturing practice) level facilities -will need space to take care of their regulatoty process. Things have to be done in a specific way.
Athens is building a small GMP lab - 10,000 sq foot. There are not enough GMP facilities to meet: the world demand.
Having the right kind of facility- vety important at the state level for where Georgia wants to be right now. Bring other companies here from Seattle, Palo Alto, etc..
Georgia can be a receptor for companies from other places. People are blown away by the level of
state dedication, incentives -just do not have space.

Centennial campus - North Carolina State University technology park-- golf course, town houses, -adjacent to campus. The first phase was built by the university- mistake. Then private developers brought in to finish project. Then different sectors - i.e. Siemans built their own building. Have a magnet junior high school. But the corrununityis soulless.
Bio-Tech Salary Ranges: PhD: $70,000- $150,000 Workforce, including Techs - $20,000- $60,000
End of morning session.
Lunch - EH Culpepper, Stan Coley, Lauren Carreker, Mike Sizemore, Jeff Hutchings
Stan and EH described their idea that all infrastructure (water, sewer, gas, fiber, etc.} would be "pulled" to the corridor. The counties have come up with the plans in conjunction with the Georgia Conservancy's work. GDOT has these plans. The PBSJ SR316 upgrade study includes different transportation upgrades I land use plans. GDOT has these plans as well Ideal that all commercial development would be channeled to the corridor because that is the only place with the infrastructure - developers would not go elsewhere. (note - this is SR316 and not along our site.}
Afternoon Meeting Focus: Discuss Straw Plans With BatTQw County Politicians
Meeting Participants: Eddie Elder- Barrow County Elected Chairman, Board of Conunissioners Beth Caldwell- Barrow County Elected County Conunissioner EH illpepper Stan Coley Dorothy McDaniel Lauren Carreker Mike Sizemore Jeff Hutchings Frank Harsher Mark Willey
Background Information Mike discussed goals, issues, facts, etc.. and the straw plan with the group.
Goal -comprehensive solution, not just housing or office development. Walkable corrununity- compact and pedestrian oriented.
Do not become like Gwinnett County sprawl Market analysis done- 800 homes could be built in Barrow County this )"'ar. 125 might be in Wmder. We want to move things faster. Bring in bio-tech industty- we want to be more ambitious and do things a little differently than it has previously been done.
Is this a suburb or Athens or Atlanta?? Or a corrununity in its own right?
We need this to be more than a corrunuter location to Atlanta. Bring more trains.

Airport- could influence the way planes take off and arrive. However our infonnation is that where the runway is, when air traffic picks up, the runway will be shifted and will take traffic further away
from WIDder.
How do we get the population to come here? Provide ridership. Get something started sooner instead of the rail just dropping people off.
A new golf course is under development south of our site! Believed to be city owned.
Technique to create the straw plan- lay out 1000- 1500 ft. circles to break the area down. Can support an elementary school in one of the circles.
The bypass will be built around Wmder
HousingDuluth: unless house price is 240,000, the cost to service the house is not sufficient. Options are to build bigger houses or increase the density.
WIDder- keep job opportunities - attract new families and bio-tech.
Started with ideas of what the community liked the best- we picked out homes that we thought would work out best here. 250,000 and 130,000 range.
The more expensive home - granny flat with a carriage house
This group confirmed what everyone told us that the main street in WIDder is very congested.
Midland Avenue is slated to be improved. Midland will attach to a bridge which will have a separated grade crossing. In order to have a successful community we have to have retail In order to have retail, we have to have a road. There will be a road that goes from Midland Avenue, over the tracks, and then into the community- and directly to the retail area.
Lauren - check all transportation improvements that we have written down.
400 cars in the first phase and total of 800 parking spaces.
To the north of the triangular parcel, housing development continues to expand and there is a steep
ridge that drops off.
Church site next to a railroad station. The trains don't run on Sunday. The church will have access to all of the parking spaces. Or another use of matching the parking spaces with
The Neighboring Contaminated And Historic Sites
Superfund site. The site was involved with de-lining of cotton seed. Done in the late 40s - early 50-
s. The chemicals used in the process have completely contaminated the site and may have spread. Stan Coley says that a pond on the site will eat a golf ball. - Bobby Smith owns this land.
Use the historic property as green space - historic area. Work around and use the land on the other side. The senator's house is not currendy open to the public but there is a sign outside showing that it is a historic site. (Richard Russell)

Go across and hit GAll or golf coutSe road, both of which go down to SR316
Keep as many people as possible close to the station. Want it to be fairly dense next to the station. Drive over a train station and a park - entry to the city.
School at tbe end - focal point for the community.
Mixture of houses -look at Jeffs sheet. 10 }<'01" buildout. Including apartments. Second to third floor - above the retail, and then the garage is located beside the retail Urban, student type - more and more }{lung couples where one worl<s in Athens and the other in Gwinnett or Arlanta. Want condo or flat and no yard to mow. Also- older people who want patio style house living and no yard to mow.
Or- have a business on the second floor. But make sure the space is not too small or to large. Place to swim and a place to play tennis desirable.
The frontage of the main road. Draw people into the center- and the bridge brings people down into the comnrunity.
Traditional strip type development retail along the edges with the parking in front. From the VPS, people stated that they did want parking in front.
The new super Walmart that is coming to town will have all of the parking in the front - typical Walmart style.
Walking patterns to and from the station From the bottom left hand comer- traditional grid system with continuous sidewalks.
Eddie Elder- if }OU build the school in the first phase, then the housing development comes faster. The real success would happen if 3 schools - elementary, middle, and high school were all built in the first phase.
Or plan 3 elementary schools (one in each of the three, conceptual, "walkable" circles) and a high school in the middle.
This is close enough to walk to the Barrow County recreation complex. The walking trails will lead into Fort Yargo. Geate an entty into the park- a gateway. Then 2000 feet later, enter Wmder. Advantages of the site.
There will be no access off of Hwy 8 to tbe bypass. Access onto the bypass is on Pickle Simon Rd.
Vetyeasyaccess to the bypass- come right out of the comnrunity, go overtbe bridge, onto midland avenue, and out to Pickle Simon Rd to the bypass.
Bobby Smith trying to rezone from agricultural to commercial It is okay as long as no dirt is moved on the property.
Eddie Elder Otis new sewage system on the other side of SRll. if city annexed or agreed to it, they could hook us in.(????)
Eddie Elder- no countywide sewage system in Barrow County.

Can we share the golf course and ponds for an irrigation system? Or leave enough green space in livable community for spray.
AI the close of the meeting, Eddie Elder commented that this project is a perfect example of the way in which Barrow County needs to grow. Instead of continuing to build cul-de-sac, unconnected, low-density residential development, Barrow County needs multi-use, pedestrian friendly communities. He concluded by saying that our project shows great vision for the way in which Barrow County should direct its future growth.

Livable Communities Project Notes From Technical Meeting with Bill McCombs, Project Manager of Athens to Ailanta Rail Corridor,
Georgia Rail Consultants Aitendees: Lauren Elise Carreker, Mike Sizemore, Jeff Hutchings,
and Bill McCombs 12/21/ 01 - 12-3pm at Sizemore Flo}'~ Office
Goal of the Meeting: Gain insight about the rail alignment, platform, parking, number of trains, and hist:ory of the Athens to AI!anta commuter rail project from Bill McCombs, Athens to AI!anta Comnruter Rail Line Project Manager.
Discussion: Thrall Car fired 300 people in the last Jear. Trall manufactures rail cars and will start to manufacturer another kind of rail car in the next Jear. Thrall may begin refurbishing Matta rail cars.
GDOT studied commuter rail throughout state in 1995- 1998. All rail corridors evaluated. Athens carne out on top. Looked at possible station site in downtown near the mill. The Gty and County suggested the site by the airpon. The location of the bwass has been changed several times. It was first to be located in the Gty of Wmder, but input from public meetings suggested that it be moved closer to the airpon.
Midland Avenue To be \!lWi'ded! Midland Avenue is currendyplanned for upgrades back into downtown Wmder- vehicular and pedestrian access. Will go under proposed bwass and tie into airpon service road - Pickle Simon Rd. Based on bypass being inunediately west of the cemetery.
The intersection with the bwass occurs on Hog Mountain Rd I SR53 - funber south from old US29. Intersection of bwass with Hog Mountain Rd will most likely have an interchange. No curb cuts on the bwass. AI grade intersection at Pickle Simon Rd. Move truck traffic from SR11 up to SR53.
Gty of Russell has lost its charter (somewhat recend:0 - it is now unincorporated.
SruiQn; Train Station- not a MARTA station. Bare bones. Shelter from the weather. Ticket station. Newspapers. Community- laundry, child care. There are 2 t}pes of stations - just a platform and a parking lot. Or there could be a community surrounding the station.
MS: pros and cons of entering platform from middle or one end. BMQ location - gets down to where people want to go. people tend to get on a train to get in a car relative to where they want to get off.
Need to have handicapped capability from all of the cars. But will operate handicapped access from the first car behind the locomotive.
Low platform- 9" above rail
No double tracking in Wmder. Platform would be on parking lot side.
Push Pull Operation:

Train is going uphill fromArhens aU the way to Tucker. Push pull operation- cab coach. The train is pushed to Athens and pulled to Atlanta. Doors on both sides to handle aU cases .
Ceders Rd. to Athens, only running 2 trains .
The location to bring people in really depends on the parking and terrain. The train has 2levels (double decker} . All access is at the lower level
Parking would be outside the right of way. Only thing in right of way would be the platform. Liability issues for the railroad There might be a fence the length of the platform so people are not crossing the track.
100' of right of way with the track in the center, in almost aU cases. Jeff Hutchings believes that the road is in
the right of way near Wmder.
MS: what happens in the 50' of right of way?
BMQ landscaping. You want to control the movement of people around the tracks. The majority of deaths around rail lines are due to trespassers ttying to cross the tracks.
Commuter rail- 2 hour window in the morning and 2 hour window in the evening. Special events trains . Guaranteed ride home - significant and major issue from the ridership prospective. This system is not:
frequently used- but riders want to know that it is available.
Question as to bridge at the station. MS: how do people from the other side of the community get to t:he platfonn?
BMQ we are not planning to do this, but it really depends on the proposed development.
MS: 2 ways to do this: over the train and over the bypass. BMQ really depends on what the development is on the side of 29.
Jeff shows Bill McCombs a concept sketch. Parking, church which would use parking when rail not using it. Walkways, roadways - paralleL Minor roads leading to subdivisions with quarter acre lots. SchooL BMQ in the hazard zone for the airport. There are 3 hazard zones where the planes crash - differ in frequency of crashes - buffers from the airport. MS: the runways are going to change. Agreement from group that we are not in the flight path.
Walk 1500 ft. Riden;hip that would support the rail station. Midland Rd. then becomes a major distribution point for evel}Qne from the city. Drive, park, and hop of the train.
Downtown is really out of the walking range.
At Grade Ovssin~
MS: good that Midland Rd. is going to be improved BMQ Midland Rd. alignment is changing. Will tie back into Pickle Simon. Eliminates one at grade crossing.
Gassings - at mill and intown. Jeff Hutchings recorded the crossings on the map. Lauren to get this map from Jeff.

Major issue of the grade separntion and the bypass. There needs to be another grade separntion around SR 11.
BMQ do not want an at grade crossing near the end of the train - platfonn You lose the effect of the fence.
People want to make their train and run across tracks and this becomes very dangerous . Would want this to
be a separnted crossings.
Oearance - 24 feet. That is why the bypass does not cross With the railroad.
Elevated Structure: MS: if Midland Rd. is raised- that starts us on the way up. After cross the tracks, start diving fast and curve
around into the parking area.
BMQ if road is raised, the platform is at grade leveL Pedestrians walk on sidewalk to get to get to the station.
Parking is at the same level as the platform.
Tax Assessors Data: The triangular parcel owner is a large land owner in Barrow. He is about to build a large assisted living co=unity. Between our site and SR316.
Tax assessors map from the tax assessors office. Bill McCombs has more information on this.
Lauren has tax assessment information in database format. Needs hard copy map showing parcel numbers.
Ridership Numbers: Bill McCombs explains what the ridership numbers used in the EA mean.
The numbers provide a sense of how much parking will be needed at the station site. The ridership is increased by a third to estimate the parking spaces- and other impacts, such as takings, floodplains, etc.__
From an operating standpoint, look at the conservative number. Planning for 400 cars. And, if intense
development is created around the station, the number may be closer to 400.
Desirable that not everyone drives. You have kiss ride, some other form of transit, a livable co=unity-
JH where did the 40 acres come from?
BMQ Ceders road has 40 acres and a layover facility.
JH the elevated structure from Midland Ave. to the station should be wide enough for bike lanes and
pedestrian access.
BMQ trains will have space to store bikes .
JH drawing hedge in the right of way to stand as a buffer. Jeff to redraw the card.
MS: becomes a good location for an office location I take out food. Very accessible. Drop offs, train.
BMQ noise of the trains. Passenger trains are significantly less noisy than the freight trains. Newer technologies - locomotives can now idle.
LQ # freight trains per day? BMQ 19- 24 I day. No horns unless at grade crossing. Efforts to establish "quiet wnes" by policy. There is no requirement for trains to blow a hom. But unless they blow a hom, they could be sued for millions of dollars.

FRA- trying to establish quiet zone legislation.
Then consolidate crossings, upgrade the corridors. From the safety aspect, crossings do not need to be closed. But the railroad really wants to work with communities to close crossings because it is a win-win for
evei)'>ne. Use the road network to make these things work.

BMQ maybe keep the US 29 separated so people have to cross the tracks. Keep it separated so community does not have traffic going through. Really think about how community should work.
JH review. Keep US29 parallel to the train. Get off the train - cross the pladorm by bridge.
JH not enough room to have a pladorm on either side of the track. The road is in the right of way at some
points.

BMQ at several places, the edge of pavement is at the right of way line.
** a little confusion as to how to keep the livable cornmun.ity from being a vehicular access.

E vei)'>ne looking at the map trying to figure out the traffic panerns. Clwmel some of the traffic through the new retail area.

A lot of fill happening behind the airpon. LQ this may be for the industrial development that the Gty of Wmder engineer discussed.

BMQ telling us that there had been some discussion about the expansion of the Gwinnen airpon. That was shot down vety quickly. Barrow County would really like the airpon to become vety big.
JH no airplanes took off or landed while he and Mike were out there.

Barrow School Sltem:

Need +I- 3,600 units for a new elementary school. Need +1- 10,000 units for a new middle school. (this would be about 1,200 students)

The local elementary school is ranked close to the middle in test scores for the state. The middle school is in the top 25%. Lauren was given print-outs with these statistics.

If bedroom community develops, the ratings should go up. Higher incomes - greater focus on education_

The development around the station will need at least 1 elementaty school. 14 acres in size.

Acreage:

5 acres + 1 for 100 students - elementary school

12 acres + 1 for 100 students - middle school

20 acres +

- high school

There is a time lag between new development and the time wh~n children hit the school sy;tem. This is favorable since a new school is vetyvety expensive. Have new retail- taxes, jobs - create more money to go towards the school

The developer should donate a school site.


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Barrow Countyis in need of perlorming ans - in schools or extracurricular programs.
Since Wmder is historically a mill town, adult education is a real need. There will be a disparity in educational starus between incorners and "natives."
The Athens Academy, a private school, is looking for a new school site.
Question about re-incorporating Rnssell All municipal services would be controlled by Russell. Otherwise everything is county based.

Livable Communities Project Notes From Technical Meeting with Water and Sewer Expens
01/11/02- lOam- 2pm, held at Sizemore Group Offices
Goal of Meeting:
To gain a better understanding of water management needs I solutions for the project.
Meeting Participants:
MichaeiJ. Moffitt, PE- VP, Keck and Wood Gordon Martin - Senior VP, Knox Wall
Fred Beebe - Thompson Company, Inc. Mike Sizemore Jeff Hutchings Lauren Carreker
Mike invited the above individuals to discuss water and sewer needs and ways to finance such a project.
Facts:
Gurendy, Barrow County only allows development on acre plots due to septic system requirements. (may be half an acre - this is Gwinnett standard- push tank to the limit.)
The community wants multi-use land use facilities, and this would be the first example in the councy.
We would be the only dense area in town - this is a marketing opportunity.
Political unwillingness for the County to provide these services. The current needs are stretching the County system. And the customer base is not big enough to support a lot of debt. Gurent system uses 600,000 gallons per day- 80 - 90% full
Herb Feldman- runs the sewage treatment facility.
Gty golf course - the new one that is being built south of the site - Gty is having difficulty finding a company to operate it.
The other golf course has been around for a long time. Huge LP tank in front of the golf course.
It is good news that the parcel is contaminated - no one is going to buy it in the vety near future.
Each residential unit would use approximately 300 gallons of water a day.
We have 500 households planned = 150,000 gallons a day. Need 250,000 to have a wastewater
treatment plant. Could build the plant in phases - 250,000 gallon phases.
Add industty, esp. bio-tech, retail, and school to site - increase need. Bio-tech wet labs will require a lot of water.
Drinking water:

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Gty of Wmder- provides drinking water to the entire county. Barrow County Water Authority serves isolated pockets in east and west ponions. The county has undergone major changes- they are going to be taking water from a regional water source. The countyis laying 24 inch pipe in the north and south ponions of the county- and we are right in the middle. Drinking water should not: be an issue.
Gurent!y 7 million gallons of drinking water produced per day.
Wastewater and Re-use Water;
Waterwater is not a high moneymaking operation. There is no tap to turn off for wastewater, so the
wastewater and water services should not be separated.
Re-use lines for inigation sy.;tem
Land should have a fairly substantial value so the tap on fee should be higher.
Evel}Une that builds here will want to do so because of the station. Push the tap fees pretty high. Developer will pass this onto the buyer.
Is there a ratio for gallons of water used to greenspace needed?
Want buffer rones of vegetated area State of Georgia has criteria for amount of water you can apply to a given acre of land. .. EPD controls this. 1000 acres per 1 million gallon of day.; flow. But we are going to re-use standards... buffer rones do not have to be quite as large. Reduce this 800 acres per 1 million gallons per day. In the winter months -
1. discharge to a stream - but only if you can show that it is economically infeasible to do a land application sy.;tem. There is a formula. Look at average income based on census data. Utilities bill, etc.. if it exceeds a certain percentage then it is infeasible. (very difficult to get: clearance to discharge to a stream)
2. create a storage pond to hold in. then suck out and spray- therefore you may need more area because you will be spraying from the pond in the spring/summer months.
Financing the Infrastructure:
Need to be fairly certain of the revenue stream. Cannot sell debt without a reasonable assurance that: it can be paid off.
Scenario One The state could fund the sewage services and then invite the county to buy into incremental increases in capacity. The plant could serve as the drainage basin for the entire county. The state fronts the money, but then a revenue bond issue is floated for the county to buy it from the state.
Scenario Two The state contracts with a private developer and guarantees a revenue stream. The developer has an exit strategy and the state has an exit strategy. And if the public sector wants the facility in its hands, this is an option.

The county's position may change - they may want to have some incremental value to the capacity.
Get the process going and then give them the opponunity to participate. Generally they will take the opponunity if it is given to them.
Scenario Three
The state could build the plant, and then lease I purchase to a private company. Guaranteed revenue
stream. Take advantage of efficiencies of the private sector.
The state would guarantee a certain amount of revenue - the debt would start right away, and the revenue would start paying off the debt. The revenue also coming from each homeowner would reduce the debt.
Scenario Four:
Use the Mechanized Sy.;tem: (Mike and Jeff had literature on this) Do house by house- or neighborhood type blocks... this answers one of the concerns of the
project. Not enough wastewater to operate a wastewater treatment plant... at first. Put in mechanized sy.;tem for first 100 houses or so, and after that the market is proven.
The state should buy into the concept from day one.
Build wastewater treatment plant in phases ... do in 250,000 gallon a day process (ball park number).
Scenario Five: Make the livable community an environmental-pilot project. Use political high-profile to artain special starus and project recognition.
Have the state start it and give the city and county an incentive to buy in -
The developer also has an exit strategy and at a similar time the city will want to buy in and have
increased capacity.
Our decision- start with the mecharuzed- European septic sy.;tem that combines water and sewer sy.;tem- just not the same type of sewage - water flows off of it differently. Need to have a pumping truck come pump out the stuff.
Then, have state buy-in based on proven marketability.
If raining for day.; on end, we need a retention pond.
Several tanks throughout the community. Would have to be emptied evety couple months for
example.
Then the re-use water could be spra~ on the golf course or in the park.

e

AppendixK

,
;
i



Department of Transportation State of Georgia

INTERDEPARTMENT CORRESPONDENCE

FILE

STP-052-2(18) Barrow County OFFICE Environment/ Location

P.l.# 121730

DATE May 24, 2000

FROM TO

Gary Langford, Traffic Analysis Ken Thompson, Location

SUBJECT Traffic Data for Winder Bypass. Updated DesignTraffic for the above project is attached.

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SHEET 1 OF 4

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e

AppendixL

2000 Coverage Counts fur BARROW COUNTY Repcrt Date : 7 / 11/ 01

Page 1 o f 7

Traf
CT Sect

Beg

End

RT Route Mile Mile

Type Numter Point Point Dir

Equipment

Date

Raw Axle Seasonal Daily Est i mated

Used

FC DOW Counted Co unt Factor Factor Factor A . A.D .T.

0001

SR 000000 00. 00 00. 90 Non

Eat .

07

12857 . l. 00 l. 00

l. 00 12 857 .

0003

SR 000000 00 . 91 02.33 Non

AVG

07 AVG AVERIGE 15884. AVG AVG

AVG

16209 .

0007

SR 000000 02 , 34 02 . 51 Non

Est .

07

15571. 1. 00 l. 00

1.00 15571.

0009

SR 000000 02.52 03 . 06 Non

AVG

07 AVG AVERIGE 14094. AVG

AVG

AVG 14383.

0012

SR 000000 03.07 03 . 43 Non

Est .

07

13671. l. 00 l. 00

l. 00 13671.

0014

SR 000000 03.44 OS . 33 Non

Eat.

07

9129 . l. 00 l. 00

1.00 91 2 9.

0018

SR 000000 05 . 34 07 . 04 Non

Est .

07

10943 . l. 00 l. 00

1.00 10943.

0021

SR 000000 07. OS 08 . 18 Non

Est .

07

14800 . 1.00 1.00

l. 00 14800.

0023

SR 000000 08 . 19 08 . 84 Non

AVG

16 AVG AVER\GE 1654 7. AVG

AVG

AVG

16615 .

0025

SR 000000 08 . 85 09 . 38 Non

Est .

14

2 1 3 57 . 1. 00 1. 00

l. 00 21357 .

0029

SR 000000 09 . 3 9 09.73 Non

AVG

14 AVG AVE~GE 22654 . AVG

AVG

AVG

2 2 062 .

0032

SR 000000 09. 74 10.22 Non

Est.

16

11460. l. 00 l. 00

1.00 11460 .

0034

SR 000000 10 . 23 11 .19 Non

Est.

07

9771. 1 . 00 l. 00

l. 00

9771.

-----------------------------

0036

CR 041500 00.00 04 . 51 Non

Est.

07

-~31- 57.-1-- .00--1.- 00--- l.-00-- 31- 57 .-

-

0041 0043

CS 0849J9 00.00 00 . 23 Non CS 0849J9 00. 2 4 00.95 Non

AVG AVG

07 AVG AVER\GE 9231 . AVG 07 AVG AVER\GE 10203. AVG

AVG AVG

AVG AVG

92 40 . 10412.

0045

cs 084009 oo. oo oo. 59 Non

Est.

07

7300. l. 00 l. 00

l. 00

7300 .

0047

CR 041-100 00 . 00 01.47 Non

AVG

07 AVG AVERIGE 7338 . AVG AVG

AVG

7488.

coso

SR 001100 00.00 02 . 25 Non

AVG

06 AVG AVER\GE 8150 . AVG

AVG

AVG

8063 .

0051

SR 001100 02.26 02 . 95 Non

Est .

06

8443 . 1 . 00 1.00

1.00 8443 .

0052

SR 001100 02 . 96 03 . 70 Non

Est .

06

6843. l. 00 l. 00

1.00 6843 .

0056

SR 001100 03.71 04.76 Non

Est .

06

8514. l. 00 l. 00

1.00 8514 .

0058 0061

SR 001100 04.77 OS . 86 Non

Est.

14

SR 001100 06.76 06.92 Non

Est.

14

19940 . 1.00 1.00

1.00 19940.

0
I .

0
REV1Si0Ns 11-9,31/1. nod
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AppendixM

. . . . . . . . . . . . .~~~

~~~

Appendix:N

Livable Communities Model Process Flow Plan

I
Input To Straw Plan

I
Input To Master Plan
Model Process Documentation

Implementation Plan

()

...~..

OCONEE

Legend 0 P1opo5edStatiorlJ

MORGAN

St:ue Roads
-lnlefl~ll!l
;:: ~, Jc~~~
o ~W!Aiglmenl
O othe~CounliH

Workshop 0
University Parkway & Atlanta -Athens Rail Corridor
Barrow County Oconee County
Blueprints for Successful Communities

AppendixO

i ;

Livable Communities Project Meeting Minutes From Master Plan Presentation 06/ 07/01 - ll:OOam- 2:30pm at the Cassie Center, Athens.
Goal of the Meeting: To present the Master Site plan for the East Wmder station and livable community. 1bis presentation was one component of a lunch-time "Smart Growth Task Force" meeting. Case to 100 professionals were in attendance, including individuals working in planning, biotech, economic development, GDOT, GRPA, and local government, to name a few.
From the Livable Communities Planning Model Project Team, Lauren Leary (PB) , Jim Connelly
(SG), Bill St. Aubin (SG), and our client, Arthur Vaughan (GRPA), were present.
12:30pm - Introduction byEH Gllpepper
Presentation 1. Doc Eldridge - Mayor of Athens
AO:::. Multimodal Transponation Center Partners 1. unified government of Athens- Carke County 2. GRTA 3. GDOT 4. GRPA 5. Cassie Center 6. UGA
Team Members 1. Bob Snipes 2. Butch McDuffie 3. Paul Gamer
Several modes served by the facility- 17 bay.; Downtown trolley shuttle Airport!hotel shuttle sy.;tem Bicycles Commuter rail/ intracity rail Commuter bus Parking
T axilrental car facility
Stress on bicycles
Slide shown of the site New signalized intersections. Greenway sy.;tem- will link to the bus/transfer facility
Foundry Street - dug up. Replacing storm water and water facilities Bus transfer facility- in the center of the improvements Commuter Rail Platform- between the parking deck and bus transfer center
Bus Transfer Center
17 bay.; - phase !located on southern site. Guiopy and direct connection to facility link to UGA and Athens-Carke County sy.;tems bridge into parking deck which links into the rail platform

8,000 sq ft. facility architecrural style - tiaditional train stations.
Commuter Rail Platform Adjacent to existing Norfolk southern tr.lcks and perpendicular to east!west centerline axis of the CCcomplex -platform will extend -400 ft. to each side of this axis -protected platform -kiss and ride
parking deck - 3 components surface grade, structural, and an auto bridge - connects deck to Thomas Street. Also covered pedestrian walkway 650 spaces - nrultimodal and Oassic Center authority multiple entrances and exits - have tried to limit the congestion. Future private commercial retail at street level Pedestrian bridge and plaza will serve as the project's connecting spine.
Design - build fast tr.1ck Will go out for bid late this )"ar and be ready for construction next ~-
Presentation 2. Dr. Stan Coley- University Parkway Alliance and President of the Georgia Qub
Thanks people of Athens-Clarke for SPLOST funds
Advertisement- ThursdayJune 20ili. University Parkway Alliance Membership Meeting.
University Parkway- parallels rail line. Transportation corridor, auto, rail, air Connects higher learning institutions Connectivity produced by corridor - develop a linear technology park theme.
High quality economic development potential. Currendy unsafe grade level crossings Air pollution gerting worse with starts and stops.
Funding is needed to improve this corridor Otherwise will miss out on econ development
Yamacraw, technologytr.~nsfer efforts, bio-tech research, GTA- all have much to gain.
Counties suppon the naming of the corridor University Parkway and have developed land use, zoning and plans for the area.
Need state, local, and private sector funding. Efforts of people of Clarke County. lntermodal Transponation Facility is vital to the corridor.
Economic development will be affected in the whole state by what is done in the corridor.
Number of students that tr.lvel the corridor every day is high - and it is unsafe.

We have a responsibility to do something about the corridor.
Dr. G:oley closes with a poem. Stressed the imponance of everyone here.
Presentation 3. Jack Crowley from UGA School of Environmental Design
Magic markers - low tech !! Atlanta to Athens - Research Corridor Concept SR316 Along line is rail and highway- showing connectivity between point A and B. Airpons along corridor 4 -Hartsfield, Brisco, Wmder/Barrow, Ben Epps Hansfield is an unbelievable anchor to the rest of the nation. 50% of the traffic along the corridor goes from one end to the other- which is very unique and suppons the concept of truly linking Atlanta and Athens.
Nonhem Arc (IF) - hooks into the center part of the research corridor.
Institutions: including CDC, At!. Univ. Center, Ga Stata, Ga Tech, Athens, Gwinnen Center, Emory Should not belong to just one university- really belongs to the state.
Research Triangle- built for a single use. Became its own worse use. Everyone in at the same time and out at the same time. Corridor offers more opponunities - Dr. Oowley indicates possible locations for research activities.
Possible livable community in Wmder. (Very similar to the Livable Communities Planning Model Project.)
Presentation 4. Margaret Dahl- Intellectual No Brainer Arch Directory- Georgia Based Institutions.
One end of corridor- Emory component $200 million UGA just shy of $200 million
GRA- 3 niche areas to store the money for economic development - telecommunications, biosciences, and the environment. Shoring up these sectors in the research institutions. UGA specifically(Aclanta feels excitement about what is going on in bio-tech in Athens). NIH funding increased 70% last )<!ar. This :>ear still on the increase. Exciting time.
Georgia Bio-Business Center is an example of critical mass.
7-10 related bio-tech companies being housed in Athens. Have raised $70 million dollars.
Widely studied and knows that there is a tremendous opponunityto capitalize SR316. Start up companies need to be within 10 minutes of a university. 15 minutes is okay. These companies are still tied to universities. They don't want to be too far from the cord that the university represents.
Then, as a part of the commercialization process, proximity to an airpon and manufacturing opponunities are the major issues. Either end is a discovery based type company forming. The middle of SR 316 is a great opponunity for bio-manufacturing.

What happens to SRJ16 could make or break it for Georgia and bio-sciences. It is an incredible moment.
Presentation 5: Livable Corrununities Planning Model Project
Introduction by Lauren Leary Bill St. Aubin presents Master Plan slide show.

AppendixP

A SIMPLE CHECKLIST FOR EVALUATING TRANSIT ORIENTED
DEVELOPMENT
TOD draws on many of the same planning and development principles embraced by New Urbanism, Smart growth and the Livable Communities movement:
Moderate to higher density development in relation to the existing pattern of development A mix ofland uses, horizontally or vertically Compact pedestrian-oriented design and streetscapes Building design and orientation to the street to allow easy pedestrian and transit access A fine-grained connected street pattern without cui-de-sacs A system of parks and open spaces
In addition to these principles, for development to be transit oriented, generally it needs to be shaped by transit in terms of parking, density, and/or building orientation in comparison to conventional development. It is not enough that it is just adjacent to transit.
Local governments play a significant role in promoting TOD through plans, policies, zoning provisions, and incentives for supportive densities, designs, and mix of land uses. A successful TOD will reinforce the community and the transit system. This checklist is intended to guide communities in reviewing proposed projects and in assessing the transit-friendliness of current land use codes and ordinances.
Within an easy walk of a major transit stop (e.g., I/4 to 112 mile walk), consider the following:
LAND USE
a Are key sites designated for "transit-friendly" uses and densities? (walkable, mixed-use, not dominated by activities with significant automobile use )
a Are "transit-friendly" land uses permitted outright, not requiring special approval?
a Are higher densities allowed near transit? a Are multiple compatible uses permitted within buildings near transit? a Are the first floor uses "active" and pedestrian-oriented?
a Is a mix of uses generating pedestrian traffic concentrated within walking distance of transit?
a Are auto-oriented uses discouraged or prohibited near transit?

SITE & BUILDING DESIGN o Are buildings and primary entrances sited and oriented to be
easily accessible from the street? o Do the designs of areas and buildings allow direct pedestrian
movements between transit, mixed land uses, and surrounding areas? o Does the site's design allow for the intensification of densities over time?
o Do buildings incorporate architectural features that convey a sense of place and relate to the street and the pedestrian environment?
o Are amenities, such as storefront windows, awnings, architectural features, lighting, and landscaping, provided to help create a comfortable pedestrian environment along and between buildings?
o Are there sidewalks along the site frontage? Do they connect to sidewalks and streets on adjacent and nearby properties?
o Are there trees sheltering streets and sidewalks? Pedestrian-scale lighting? o Are building buildings and parks used to provide a focal point or anchor the area?
STREET PATTERNS & PARKING
o Are parking requirements reduced in close proximity to transit, compared to the norm?
o Is structured parking encouraged rather than surface Jots in higher density areas? o Is most of the parking located to the side or to the rear of the buildings? o Is secure and convenient bicycle parking available? o Are street patterns based on a grid/interconnected system that simplifies access for all
modes? o Are pedestrian routes buffered from fast-moving traffic and expanses of parking? o Are there convenient crosswalks to other uses on- and off-site? o Can residents and employees safely walk or bicycle to a store, post office, park, cafe
or bank? o Does the site's street pattern connect with streets in adjacent developments? Does the street design in key pedestrian districts encourage slower traffic speeds?