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DOUGLASVILLE URBAN REDEVELOPMENT PLAN October, 2024

TABLE OF CONTENTS Chapter 1: Introduction..........................................................5 Chapter 2: Findings of Necessity........................................13 Chapter 3: Target Neighborhood.......................................38 Chapter 4: Market Analysis.................................................54 Chapter 5: Public Engagement...........................................81 Chapter 6: Recommendations............................................87

LIST OF FIGURES Figure 1: Study Area Boundary...............................................................................................12 Figure 2: Population Totals......................................................................................................14 Figure 3: Household Income...................................................................................................16 Figure 4: Land Use Map............................................................................................................18 Figure 5: Zoning Map................................................................................................................20 Figure 6: Level of Service Map................................................................................................21 Figure 7: Pavement Condition Map.......................................................................................23 Figure 8: Connect Douglas Transit Routes...........................................................................25 Figure 9: Bike and Pedestrian Facilities................................................................................27 Figure 10: Housing Condition Map........................................................................................29 Figure 11: Vacant Properties Map..........................................................................................31 Figure 12: Historic Development............................................................................................32 Figure 13: Current Property Age............................................................................................33 Figure 14: Current Housing Value..........................................................................................35 Figure 15: Brownfield Report..................................................................................................36 Figure 16: Total Crimes (2019-2023).....................................................................................37 Figure 17: Target Neighborhood Housing Condition.........................................................40 Figure 18: Target Neighborhood Vacant Properties..........................................................41 Figure 19: Target Neighborhood Minority Population.......................................................43 Figure 20: Target Neighborhood Families in Poverty........................................................45 Figure 21: Target Neighborhood Cost Burdened Population...........................................47 Figure 22: Target Neighborhood Greenspace......................................................................49 Figure 23: Target Neighborhood Greenspace......................................................................51 Figure 24: Target Neighborhood Stormwater Infrastructure...........................................53 Figure 25: Market Study Areas................................................................................................55 Figure 26: Population Growth, 2010-Present.....................................................................57 Figure 27: Household Income.................................................................................................58 Figure 28: Household Income.................................................................................................59 Figure 29: Employment Over Time........................................................................................60 Figure 30: Homes by Type.......................................................................................................61 Figure 31: New Home Closings by Subdivision, 2018-Present.........................................62 Figure 32: Homes by Type.......................................................................................................63 Figure 33: Commercial Real Estate by Year Built...............................................................64 Figure 34: Homes by Type.......................................................................................................65 Figure 35: Douglas County Average Apartment Rent........................................................65 Figure 36: Commercial Vacancy Rate- Douglasville Urban Redevelopment Area.......66 Figure 37: Hotels within the Douglasville URA....................................................................69

LIST OF FIGURES CONT. Figure 38: Catalytic Site Parcel #00500150010................................................................73 Figure 39: Catalytic Site Parcel #08261820001.................................................................75 Figure 40: Catalytic Site Parcel #07060130001.................................................................77 Figure 41: Proposed Sidewalk Projects.................................................................................92 Figure 42: Potential Park Locations.......................................................................................94 Figure 43: Potential Drainage Network Links in Target Neighborhood...........................97

LIST OF TABLES Table 1: Population Totals.......................................................................................................14 Table 2: Demographics of the Study Area............................................................................15 Table 3: Land Use......................................................................................................................17 Table 4: Zoning...........................................................................................................................19 Table 5: Housing Condition.....................................................................................................28 Table 6: Poor and Deteriorated Properties.........................................................................28 Table 7: Vacancy Rates............................................................................................................30 Table 8: Study Area Crime Statistics (2019-2023)..............................................................37 Table 9: Market Study Areas...................................................................................................56 Table 10: Population Growth, 2010-Present.......................................................................57 Table 11: Household Income...................................................................................................58 Table 12: Employment Over Time.........................................................................................60 Table 13: New Home Closings by Subdivision, 2018-Present..........................................62 Table 14: Homes by Type........................................................................................................63 Table 15: Commercial Real Estate by Year Built.................................................................64 Table 16: Residential Demand Based on Household Growth and Income....................67 Table 17: Likely Market-Based Residential Demand Forecast..........................................67 Table 18: Retail Sales Trends and Supply Potential 2024-2034......................................68

LIST OF ACRONYMS AMI: Area Median Income BRACE: Keep Georgia Beautiful Foundation’s BRACE Community Improvement Grant CCRPI: College and Career Ready Performance Index CDBG: Community Development Block Grant CLT: Community Land Trusts CSX: CSX Railroad DCA: Department of Community Affairs EPA: Environmental Protection Agency EPD: The Georgia Environmental Protection Division ESA: Environmental Site Assessment FTA: Federal Transit Administration GDOT: Georgia Department of Transportation HOME: HOME Investment Partnership Program GICH: Georgia Initiative for Community Housing GMC: Goodwyn Mills Cawood LCI: Livable Centers Initiative LIHTC: Low Income Housing Tax Credits LMIG: Local Maintenance & Improvement Grant PBRA: Project-Based Rental Assistance PHA: Public Housing Agencies QAP: Qualified Allocation Plan QCT: Qualified Census Tracts RCP: Reconnecting Communities Pilot Grant Program REBC: Roadside Enhancement and Beautification Council ROFR: Right of First Refusal RTP: Recreational Trails Program SPLOST: Special Local Option Sales Tax STBG: Surface Transportation Block Grant TAD: Tax Allocation District TAP: Transportation Alternatives Program TCAP: Tax Credit Assistance Program TSPLOST: Transportation Special Local Option Sales Tax URA: Urban Redevelopment Area URP: Urban Redevelopment Plan WSA: The Douglasville-Douglas County Water and Sewer Authority

CHAPTER 1:

Introduction

HISTORY AND BACKGROUND The City of Douglasville has a rich history that dates to the early 19th century. The City was founded in 1874 and became the county seat of the newly formed Douglas County. The designation as county seat solidified Douglasville's importance as a center of commerce, government, and social activities. In its early years, Douglasville served as a commercial hub for the surrounding agricultural communities. The construction of the Georgia Pacific Railroad in 1873 further fueled growth, connecting the town to Atlanta, and facilitating trade. Over the years, Douglasville has experienced steady population growth, attracting residents seeking a suburban lifestyle while maintaining proximity to Atlanta. This growth led to increased urbanization, with the development of residential neighborhoods, commercial centers, and recreational facilities. Today, Douglasville continues to thrive as a vibrant community with a diverse population. It serves as a center for education, healthcare, commerce, and entertainment in Douglas County. The city's rich history is evident in its preserved historic buildings, landmarks, and local traditions, providing a glimpse into its past while embracing its future.

LEGISLATIVE BACKGROUND The Urban Redevelopment Act was adopted in 1955 and has been amended several times since its establishment. The “Urban Redevelopment Act” may be found at O.C.G.A. § 36-61-1. The legislative findings and declaration of necessity for urban redevelopment powers are found in O.C.G.A. § 36-61-3 and state: “It is found and declared that there exist in municipalities and counties of this state slum areas, as defined in paragraph (18) of Code Section 36-61-2, which constitute a serious and growing menace, injurious to the public health, safety, morals, and welfare of the residents of this state; that the existence of such areas contributes substantially and increasingly to the spread of disease and crime, constitutes an economic and social liability, substantially impairs or arrests the sound growth of municipalities and counties, retards the provision of housing accommodations, aggravates traffic problems, and substantially impairs or arrests the elimination of traffic hazards and the improvement of traffic facilities; and that the prevention and elimination of traffic hazards and the improvement of traffic facilities; and that the prevention and elimination of slums is a matter of state policy and state concern, in order that the state and its municipalities and counties shall not continue to be endangered by areas which are local centers of disease, promote juvenile delinquency, and, while contributing little to the tax income of the state and its municipalities and counties, consume an excessive proportion of its revenue because of the extra services required for police, fire, accident, hospitalization, and other forms of public protection, services, and facilities. (b) It is further found and declared that certain slum areas or portions thereof may require acquisition, clearance, and disposition, subject to use restrictions, as provided in this chapter, since the prevailing condition of decay may make impracticable the reclamation of the area by conservation or rehabilitation; that the other areas or portions thereof, through the means provided in this chapter, may be susceptible of conservation or rehabilitation in such a manner that the conditions and evils enumerated in subsection (a) of this Code section may be eliminated, remedied, or prevented and that, to the extent that is feasible, salvable slum areas should be conserved by rehabilitated through voluntary action and the regulatory process. (c) It is further found and declared that the powers conferred by this chapter are for public uses and purposes for which public money may be expended and the power of eminent domain may by exercised. The necessity, in the public interest, for the provisions enacted in this chapter is declared as a matter of legislative determination.”

The Urban Redevelopment Act provides local governments with the ability to: Purchase blighted property and resell it to private developers for redevelopment purposes deemed in the best interest of the community; Execute long term contracts with housing authorities, downtown development authorities, urban redevelopment agencies or private entities; Issue revenue bonds or general obligation bonds to accomplish the purposes of the Act; and Waive building codes and other fees within the redevelopment area to achieve the goals established the Plan. The Act also strengthens the local government’s ability to enforce the development and building codes and allows for the establishment of design standards that may be stringent or specific in terms of aesthetics than typical zoning ordinances. To access the redevelopment powers allowable under the act, a local government must, under O.C.G.A. § 36-61-5, “Adopt a resolution finding that one or more slum areas exist in such municipality or county; and the rehabilitation, conservation, or redevelopment, or a combination thereof, of such area or areas is necessary in the interest of the public health, safety, morals, or welfare of the residents of the municipality or county.” The Urban Redevelopment Act, under O.C.G.A. § 36-61-2 defines “Slum area” as: “as area in which there is a predominance of buildings or improvements, whether residential or nonresidential, which by reason of dilapidation, deterioration, age, or obsolescence; inadequate provision for ventilation, light, air, sanitation, or open spaces; high density of population and overcrowding; existence of conditions which endanger life or property by fire and other causes; or any combination of such factors is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, or crime and its detrimental to the public health, safety, morals, or welfare. “Slum area” also means an area which by reason of the presence of a substantial number of slum, deteriorated, or deteriorating structures; predominance of defective or inadequate street layout; faulty lot layout in relation to size, adequacy, accessibility, or usefulness; unsanitary or unsafe conditions;

CONSISTENCY WITH COMPREHENSIVE PLAN The Douglasville Comprehensive Plan is an overall guide for development within Douglasville for a 5-year period beginning in 2023. Many of the guiding Goals, Objectives, and Actions are consistent with, and help form the basis of, the Goals and Policies of this Urban Redevelopment Plan.

Douglasville Comprehensive Plan Relevant Land Use Goals and Objectives Land Use Goal #1: Limit undesirable land uses in certain locations. LU Objective 1.1: Institute a moratorium on certain businesses where needed. Land Use Goal #2: Foster smart growth that protects Douglasville’s small-town sense of place. LU Objective 2.1: Implement smart growth land use principles to best manage growth.

Relevant Natural and Cultural Resources Goals and Objectives Natural and Cultural Resources Goal #1: Protect the environment by improving the management of natural resources to comply with existing state mandates. NCR Objective 1.1: Protect the natural resources that make Douglasville a quaint small-town community.

Relevant Economic Development Goals and Objectives Economic Development Goal #1: Attract more diverse businesses and mixed-use developments to prevent an overabundance of industrial development. ED Objective 1.1: Develop a strategy to attract more manufacturing, technology, office, and mixed-use businesses. Economic Development Goal #2: Increase the number of high wage employers with more employment options to the city that will benefit residents. ED Objective 2.1: Provide economic incentives to attract new businesses and industry and reduce barriers to quality of life developments. Economic Development Goal #3: Provide more quality attractions and features as a strategy for Economic development. ED Objective 3.1: Develop a strategy to provide quality of life amenities to benefit residents and attract commercial growth.

Economic Development Goal #4: Retain and support existing businesses. ED Objective 4.1: Provide a strong support system for existing businesses.

Relevant Community Facilities and Services Goals and Objectives City Facilities and Services Goal #1: Ensure the city’s utilities and infrastructure are sufficient to meet the needs of current and future residents. CFS Objective 1.1: Work with WSA to improve the existing utility infrastructure and prepare for future growth. City Facilities and Services Goal #2: Maintain and support a variety of community facilities and services for all users. CFS Objective 2.1: Provide access to public facilities and programming for all ages.

Relevant Transportation Goals and Objectives Transportation Goal #2: Improve walkability, especially in high traffic areas. T Objective 2.1: Ensure sidewalks are included in new development and connect to existing sidewalks, trails, and other pedestrian amenities. Transportation Goal #3: Maintain a high level of service in all areas of transportation. T Objective 3.1: Ensure there is efficient traffic circulation on all roadways.

Relevant Intergovernmental Cooperation Goals and Objectives Intergovernmental Cooperation Goal #1: Continue to collaborate with neighboring jurisdictions to develop solutions for shared regional issues. IC Objective 1.1: Improve county-wide communication for all development and public safety matters.

Relevant Housing Goals and Objectives Housing Goal #1: Provide a variety of safe and affordable housing types and densities for all income levels and lifestyles. H Objective 1.1: Encourage the development of lifecycle housing in all areas of the city. H Objective 1.2: Maintain quality building standards in new housing development. H Objective 1.3: Promote the increase of residential densities and types where appropriate. Housing Goal #2: Maintain safe and healthy housing in the community.

H Objective 2.1: Increase the funding and support of housing related services. Housing Goal #3: Improve housing data. H Objective 3.1: Track housing data to better inform decision making on housing solutions.

Relevant Parks and Recreation Goals and Objectives Parks and Recreation Goal #1: Ensure all of Douglasville has access to a city park or recreation facility near their home. PR Objective 1.1: Improve existing parks and/or establish new parks and recreation facilities in underserved areas of the City. Parks and Recreation Goal #2: Increase safe access to and within existing parks. PR Objective 2.1: Ensure there are safe options for nonmotorized access to park facilities. Parks and Recreation Goal #3: Utilize the City’s natural resources and features for recreational activities. PR Objective 3.1: Consider more trails, fishing, and other leisure activities at lakes, rivers, etc.

Relevant Broadband Goals and Objectives Broadband Goal #1: Ensure all of Douglasville has access to affordable broadband internet service. B Objective 1.1: Determine the current extent of broadband availability in the City. Broadband Goal #2: Ensure essential telecommunication services for all residents, businesses, and local government agencies (especially Public Safety and Emergency Services) are reliable. B Objective 2.1: Determine reliability of telecommunication services and devise improvement solutions.

ESTABLISHMENT OF BOUNDARIES The Douglasville Urban Redevelopment Plan study includes most of the area of Ward 2, and a portion of Ward 3 concentrated around the downtown center of Douglasville. Much of the study area was determined by City Council to demonstrate characteristics of blight and to contain concentrated slum areas. An additional target neighborhood was also identified within the overall study area where most of the resulting Plan strategies are focused. A more detailed description of all redevelopment and target neighborhood – and associated maps – can be found in chapters 2 and 3.

Figure 1: Study Area Boundary

Source: GMC Staff

CHAPTER 2:

Findings of Necessity

INDICATORS OF BLIGHTED CONDITION Population In 2024 the City of Douglasville is estimated to have a population of 36,697 residents. 16,580 people, or nearly half the population of the City of Douglasville, are estimated to reside within the Urban Redevelopment Plan Study Boundary. The Study Area has been growing consistently within the past decades, gaining almost 3,000 residents since 2010, an estimated 214 new residents per year. The majority of these new residents are located in the Northern section of the Study Area which has increased approximately 35% since 2010. In comparison the Southern section of the Study Area has seen little growth, increasing less than 5% since 2010. Overall, the study area has experienced more rapid growth than the City of Douglasville and Douglas County in the same time frame. Figure 2: Population Totals

Source: 2000, 2010, 2020 Dicenial Census, and Claritas Spotlight *Estimates

Table 1: Population Totals

Table 2: Demographics of the Study Area

Income and Poverty The Urban Redevelopment Plan Study Area Boundaries were created by identifying areas of the City with a poverty level of 20% or more. This threshold was identified because the 20% poverty threshold is a requirement for areas that may be considered for the creation of a Georgia Opportunity Zone and/or a Neighborhood Revitalization Strategy Area. Within the Study Area, the median household income is $71,208. Understanding household income allows us to infer certain characteristics about a population including:

Socioeconomic Status; household income is a key indicator of socioeconomic status. It reflects the economic resources available to a household, which can influence access to education, healthcare, housing, and other essential services. Higher household incomes generally correlate with higher socioeconomic status and vice versa. Consumer behavior; household income significantly influences consumer behavior and spending patterns. People with higher incomes typically have more disposable income and housing and neighborhood characteristics can send more on goods and services, including luxury items and non-essential purchases. Housing and neighborhood characteristics; household income affects housing choices and neighborhood characteristics. Higher income households may reside in more affluent neighborhoods with better infrastructure, schools, and amenities, while lower-income households may face challenges such as limited housing options, substandard living conditions, or higher crime rate. Health and well-being; household income to linked to health outcomes and overall well-being. Higher-income households generally have better access to healthcare services, healthier food options, and opportunities. Figure 3: Household Income

Land Use The predominant land use within the study area is residential, comprised largely of single-family units. The study area includes downtown Douglasville as well as several commercial corridors including Fairburn Road, Exit 34 off of Interstate 20, and Veterans Memorial Boulevard. As a result 15% of the study area is dedicated to commercial land uses. Small parcels used for industrial uses are scattered throughout the city but the majority of industrial uses are clustered off of South Flat Rock Road. Public and Institutional land uses include a wide range of government, park, and educational uses and make up 12% of the study area. Large areas dedicated to public/institutional uses include Hunter Memorial Park, Douglasville Town Green, government offices, and schools. Table 3: Land Use

Study area conditions

Source: GMC Site Visit February 2024

Figure 4: Land Use Map, 2024

Zoning Zoning of a property outlines the property owners rights to use the property in a way that fits the character of the surrounding area and is not detrimental to adjacent property owner’s use of their land. The largest zoning designation within the study area is R-2 Single Family Residential Detached which is the largest lot residential zoning within the city, with a minimum lot size of nearly ½ acre. R-4 Single Family Residential Detached is the only residential district that allows for multi-family development and is limited to several parcels. Areas zoned planned residential development or planned unit development are primarily used for residential uses consistent with the surrounding neighborhood development. Commercial zoning is primarily concentrated downtown and along key commercial corridors. The majority of commercial development is zoned General Commercial which allows for the widest variety of low to medium intensity commercial uses. Downtown includes several parcels zoned Central Business District which is the only commercial district to allow single-family detached, townhouse, multi-family, and mixed-use dwellings as a special use. The study area only encompasses 253 acres of industrial zoned property, comprised of mainly light industrial. 12% of the city is zoned for publicsemi-public or office institutional uses. This includes all city property used for public parks, public utility uses, government offices, libraries, schools, hospitals and other uses necessary to serve the residents of the city. Table 4: Zoning

Figure 5: Zoning Map, 2024

Major Roads Douglasville’s transportation system has a strong network of arterial, collector, and local roads, with excellent access to Interstate-20 (I-20), which essentially traverses the middle of the City. I-20 has five exits for the City, three of which are within the study area including, Exit 37 (GA Highway 92 /Fairburn Road), Exit 36 (Chapel Hill Road), and Exit 34 (GA Highway 5/ Bill Arp Road), which provide regional access for residents of Douglasville and commuters alike. Other major roads within the study area, in addition to those that are exits along I20, include US 78/Veterans Memorial Highway, Dallas Highway, Campbellton Street, Chicago Avenue, and Rose Avenue, all of which connect to collector and local roads to provide safe accessibility to the City. According to the model run by the Atlanta Regional Commission (ARC) in 2020 the majority of roads within the study area are a Level C or higher with the exception of Dallas Highway adjacent to the Jessie Davis Park, and Veterans Memorial Highway directly adjacent to downtown, which both have a Level F rating and a small segment of Campbellton Street North of the intersection of Prestley Mill Road which has a rating of Level D. Figure 6: Level of Service Map

The majority of roads within the study area have a right-of-way width of 25 to 100 feet. What this means is that the city or state owns and maintains between 12.5 and 50 feet from the centerline on each side of the road. Notably, West Strickland Street, which is a local road, has a right-of-way of approximately 1,000 feet, this is most likely because the this includes the ROW for the adjacent railroad tracks as well. The majority of major roads within the study area are in good or acceptable pavement condition with scattered segments of poor condition pavement.

Example of poor condition street

Example of good condition street

Figure 7: Pavement Condition Map, 2024

Connect Douglas The Connect Douglas Transit Agency, owned by Douglas County provides bus service throughout the City of Douglasville. Routes 10, 20, and 40 all have destinations within the study area and provide service to several regional attractions including the Welstar Douglas Medical Center, Arbor Place Mall, and Downtown Douglasville.

Connect Douglas Bus

Source: Patch.com

Figure 8: Connect Douglas Transit Routes

Active Transportation The city maintains approximately 36.2 miles of sidewalks, 3,360 feet of bike lanes, and 2 miles of multi-use trails within the study area. This equates to 43% of roads including some types or bike or pedestrian facility. Previous plans including the 2020 Bicycle and Pedestrian Connectivity Plan and the Dallas Highway Livable Centers Initiative (LCI) include recommendations for increased bicycle and pedestrian connectivity. Bike and pedestrian infrastructure condition varies throughout the study area from areas of extreme deterioration to new construction.

Poor condition sidewalk

Acceptable condition sidewalk

Example Bike Lane

Excellent condition sidewalk

Example Multi-Use Trail

Infrastructure Water and sanitary sewer is provided by The Douglasville-Douglas County Water and Sewer Authority. Public water and sanitary sewer service is available throughout the study area.

Figure 9: Bike and Pedestrian Facilities

Housing Condition The majority of housing within the study area is in good condition with neighborhoods of new construction that are in excellent condition with up to date infrastructure such as curb and gutter. Alternatively, historic neighborhoods within the Study Area have deteriorated and are currently in poor or deteriorated condition often located in areas with outdated or nonexistent drainage infrastructure. Housing condition was determined through a visual survey conducted using Google 2024 imagery. For the purposes of this plan homes determined to be visually deteriorated from a windshield survey, are considered potentially blighted properties. Further investigation would be required to officially determine these structures to be blighted and may result in additional structures being deemed to be blighted. Condition was generally categorized as follows: Excellent Condition: Structure is in excellent condition, and does not require any major repairs. Good Condition: Structure is in good condition, but may be aging or require some minor repairs. Poor Condition: Structure is habitable, but requires major repairs and is at risk of becoming deteriorated. Deteriorated Condition: Structure is very deteriorated requiring major repairs and should not be inhabited. Table 5: Housing Condition

There is a clear distinction in the housing condition between structures located South of Veterans Memorial Blvd. and the structures located in the historic neighborhoods North of Veterans Memorial Blvd. Poor condition and deteriorated properties are concentrated primarily adjacent to Hwy 92 and Dallas Hwy. Table 6: Poor and Deteriorated Properties

Figure 10: Housing Condition Map, 2024

Vacancy Rates The Study Area contains 1,080 of the 1,143 vacant units within the City of Douglasville. Prevalence of vacant properties is a significant contributor to the character of an area and can have a negative effect on the value of neighboring properties. Vacant properties represent 22% of the total housing units within the Study Area. Table 7: Vacancy Rates

Examples of vacant blighted structures in Study Area

Source: GMC Site Visit February, 2024

Figure 11: Vacant Properties Map

Housing Age Douglasville was established in 1874 and as is typical, began in what is today considered Downtown Douglasville and grew out from there. This is evident from the spatial distribution and age of the housing stock throughout the study area. This trend also contributes to the distribution of aging and deteriorated housing located close to Downtown. Within the Study Area the average age of the housing stock is 38 years old. Of the properties identified as deteriorated the average age is 76 years old. Figure 12: Historic Development

Pre 1920's Development

1960's Development

1980's Development

2020's Development 0.5

2 Miles

Figure 13: Current Property Age

Property Value The median housing value of the entire study area is $183,760, while the value of the properties identified as deteriorated within the study area is $76,150. Interestingly the median home value of properties located North of Veterans Memorial Pkwy is $188,750 while the median value of the property located South of Veterans Memorial Pkwy is $160,400. Lastly within the neighborhoods identified as having the highest concentration of deteriorated properties the median housing value is $110,300.

Example of home in excellent condition the Study Area

Source: Zillow.com

Figure 14: Current Housing Value, 2024

Brownfield Properties There is one registered hazardous site located within the Study Area. It is the site of a former laundromat and is determined to have several contaminates located within the groundwater and soil. The Georgia Environmental Protection Division (EPD) lists the site as abandoned, meaning the responsible party is unable or unwilling to perform the necessary remediation work. The EPD may use Hazardous Waste Trust Fund and may consider placing a lien on property. Figure 15: Brownfield Report

Crime Crime within the Study Area has fluctuated significantly over the past 5-year period showing a reduction in total crimes in 2020, and 2021. This is most likely due to the effect of the Covid-19 pandemic. Since 2021 crime rates have continued to increase to approximately the same level as pre-pandemic. According to the most recent 2023 the most commonly reported crime is theft accounting for 31% of crimes, followed by “other assaults” (20%), and drug related crimes (14%). Table 8: Study Area Crime Statistics (2019-2023)

Figure 16: Total Crimes (2019-2023)

CHAPTER 3:

Target Neighborhood

Target Neighborhood Throughout the development of this report it became clear that a majority of deteriorated homes in the study area overlapped with concentrations of low income, minority, and cost burdened families in the neighborhood North and East of Downtown. This chapter focuses on the conditions exiting within this Target Neighborhood.

Housing Value The majority of residential structures located within the Target Neighborhood were determined by a windshield survey to be in poor or deteriorated condition. The average home value in the Target Neighborhood is approximately 40% lower than the average home value within the study area at $75,500.

Example of a home in good condition within the Study Area

Source: GMC Site Visit February, 2024

Figure 17: Target Neighborhood Housing Condition, 2024

Vacancy The Target Neighborhood encompasses 40 vacant properties ranging from .01 acres to 8.6 acres, with an average lot size of approximately 2 acres. The majority of the vacant lots are undeveloped, treed lots with very little road access, or small undeveloped infill lots. One of the largest and arguably the most significant vacant lot is the Old Mill site located adjacent to Veteran’s Memorial Highway. Figure 18: Target Neighborhood Vacant Properties, 2024

Minority Population While the City of Douglasville has a strong minority population, it is still significant that the Target Neighborhood is in an area with a majority of non-white families. The racial make up may provide context for the historic disenfranchisement of the community and its current conditions.

Example of a blighted structure in the Target Neighborhood

Source: GMC Site Visit February, 2024

Figure 19: Target Neighborhood Minority Population, 2020

Poverty Poverty has many documented effects on the health, quality of life, and economic mobility of families. Populations living in poverty may also require different services and infrastructure such as access to transit and pedestrian infrastructure, social services, and jobs. Depending on the neighborhood, up to 33% of families within the Target Neighborhood are living in poverty.

Example blighted structure in the Study Area

Source: GMC Site Visit February, 2024

Figure 20: Target Neighborhood Families in Poverty

Cost Burden Cost burden is reflective of the percent of a household’s income that is spent on housing. Households that spend more than 30% of their monthly income on housing expenses are considered cost burdened, households that spend 50% on housing are considered to be severely cost burdened. Within a majority of the Target Neighborhood, more than 20% of households are considered cost burdened with some areas up to 40% of households.

Example of a historic home in the Target Neighborhood

Source: GMC Site Visit February, 2024

Figure 21: Target Neighborhood Cost Burdened Population

Greenspace There are several small greenspaces within the Target Neighborhood. South of Veterans Memorial Highway, the most developed greenspace is the Mill Village Park which includes a pavilion, place structure, and walking path. There is also the Mill Village Community Garden. Worthan Park and Willing Workers Community Club Park are located North of Veterans Memorial Highway. Willing Workers Park was recently renovated and includes pavilions, play structures, and a basketball court.

J. Tom Worthan Memorial Park

Source: Douglasville City Website

Figure 22: Target Neighborhood Greenspace

Active Transportation Bike and pedestrian facilities are especially crucial to low income areas where access to vehicles may be limited. Within the Target Neighborhood there are some areas with sidewalks, however, the network is not extensive and gaps exist between key infrastructure. Existing sidewalks within the Target Neighborhood vary in quality from well maintained separated sidewalks along high traffic areas such as Highway 92 and East Strickland Street to crumbling street adjacent sidewalks along Maxwell Street. In some areas As noted previously, there are very few safe bike and pedestrian crossings across the train tracks. This makes access to employment opportunities, goods, and services Downtown, very limited. Existing crossings are spaced far apart and very little bike and pedestrian crossing infrastructure exists.

Example sidewalk in the Target Neighborhood

Source: GMC Site Visit February, 2024

Figure 23: Target Neighborhood Greenspace

Stormwater Infrastructure Stormwater infrastructure directs rain water into storm drains, ditches, or retention ponds preventing runoff from flooding properties. Without drainage infrastructure, a property can be destroyed or deteriorated. In areas with populations living in poverty, these damages can be devastating and homeowners may not be able to afford repairs. This can lead to further deterioration of housing conditions in the area. The Mill Village Neighborhood south of Veterans Memorial Highway has a robust drainage system, however, the area north of Veterans Memorial Highway has drainage infrastructure that is limited, disconnected and in need of repair.

Example of a recent improvement to curb and sidewalks in the Target Neighborhood

Source: GMC Site Visit February, 2024

Figure 24: Target Neighborhood Existing Stormwater Infrastructure

CHAPTER 4:

Market Analysis

MARKET ANALYSIS Introduction For this effort, KB Advisory was utilized due to their expertise in real estate market and financial feasibility analysis, economic impact analysis, public-private partnership creation, and economic development consulting. Their familiarity with the City includes the Tax Allocation District (TAD) Advisory Services for the Downtown Master Plan, the Douglasville Master Plan and 10-Year Strategic Plan, and the Douglas County Housing Market Study and Multi-Family Fiscal Impact Analysis. The Study Area was subdivided into North and South portions above and below US 78 to provide further nuance to the analysis.

Figure 25: Market Study Areas

Key Takeaways

Strong population growth

Lower incomes than the city and county

Large healthcare and public administration employment

Broad mix of housing types

Wide range of commercial real estate types on the south side

Real estate inventory built over several decades

Demographics: Population The Study Area has about 16,500 residents, which is slightly less than half of the population of Douglasville. The North area has a population of over 10,000, and the South area has a population of around 6,400. Table 9: Total Population (2024 Estimate)

The Study Area has gained almost 3,000 residents since 2010, the majority of which are in the North area. The Study Area overall grew faster than Douglasville and Douglas County from 2010 to present. The North area grew by almost 35% since 2010, while the South area grew by less than 5%.

Table 10: Population Growth, 2010-Present

Figure 26: Population Growth, 2010-Present

Demographics: Income The median household income in the Study Area is about $54,000 annually. Incomes throughout the Study Area on average are about 75% of Douglas County as a whole, which is over $70,000. The North area has a slightly higher average income of about $62,000 annually, and the South area has a lower average income of $46,000 annually. Table 11: Household Income

Figure 27: Household Income

Employment: Employment Share Of the roughly 10,000 jobs in the Study Area, about 20% are in healthcare, and another 20% are in public administration. Education and retail also make up substantial portions of the overall employment. Over 95% of the jobs in the Study Area are in the South area. Figure 28: Employment by Sector

Employment: Employment Trends Employment in the Study Area has gradually increased over the past decade, with a gain of almost 1,000 jobs in ten years, to a total of just over 10,000 jobs today. The North area has actually experienced a loss of jobs recently, while the South area has witnessed a robust increase. Figure 29: Employment Over Time

Table 12: Employment Over Time

Real Estate: Residential Inventory About two thirds of housing in the Study Area consists of single family homes, with large multi-family housing making up another 20%. The South area has comparatively a much smaller proportion of single family homes, and much higher ratio of townhomes and small multi-family housing. Figure 30: Homes by Type

Almost 400 new homes have been sold in the Study Area since 2018, of which 46 were in the South area and the rest in the North area. Home sales per subdivision vary widely, with Gateway Village totaling almost 200 home sales, and Stonecreek seeing just a single sale. Median sale values for most subdivisions ranged between $200,000 and $300,000.

Table 13: New Home Closings by Subdivision, 2018-Present

Figure 31: New Home Closings by Subdivision, 2018-Present

Real Estate: Commercial Inventory There are 450 commercial properties in the Study Area, making up almost 6 million square feet of inventory. Multi-family is the largest property type by total square footage, while retail establishments are the most numerous. Figure 32: Commercial Real Estate by Type

Table 14: Commercial Real Estate by Type

Commercial real estate in the Study Area has steadily grown over time. Over one million square feet of inventory has been added in each of the 1980’s, 1990’s, and 2000’s. Since 2011 however, the amount of new development has decreased substantially. Figure 33: Commercial Real Estate by Year Built

Table 15: Commercial Real Estate by Year Built

Real Estate: Residential Pricing Trends After a steep increase, new for-sale home prices have stabilized at around $360,000, while apartment rents continue to increase towards $2,000. Figure 34: Residential Pricing Over Time

Figure 35: Douglas County Average Apartment Rent

Central Douglasville’s multifamily and retail markets have both experienced very low, and very stable, vacancy rates over the past 10 years. This indicates that the local is strong and capable of absorbing additional space demand.

Figure 36: Commercial Vacancy Rate- Douglasville Urban Redevelopment Area

Real Estate: Residential Demand Forecast 2024-2034

Based on the study area’s demographic profile and growth forecast, It is likely that the study area can support demand for approximately 530 new housing units over the next 10-years. 55% of new households are likely to prefer renting while 45% will likely prefer to own their home. 37% of households will likely have household incomes below $50K, lower than that needed to support the market price of new-build housing in today’s market. It is likely that new-build housing units in the URA market area will be delivered at market price points in excess of $1,875/month (or $300K + for owner units. The market could easily support 500-600 new residential units in this market-price range. If subsidies or other incentives are provided, demand would likely be strong in the $1,250-$1,875 ($200K – 300K) Table 16: Residential Demand Based on Household Growth and Income

Table 17: Likely Market-Based Residential Demand Forecast

Real Estate: Retail Supply and Demand The Urban Redevelopment area is a strong retail market. Local stores sell $2.35 in goods for every $1.00 purchased by local households, meaning that shoppers are coming into the area to shop and eat. The strongest local retail categories are Motor Vehicles, General Merchandise and Restaurants. New population growth in the study area will create demand for nearly 50 million in new retail sales over 10 years. That demand could support 90,000 new SF of local retail space, including 29,000 of bars and restaurants. Table 18: Retail Sales Trends and Supply Potential 2024-2034

Supply/Demand Ratio >100% means that local stores are selling more goods than demanded by local residents, thus consumers are coming into market area from outside to shop. New SF/ Demand is based on average of $550/year per SF sales.

Real Estate: Hospitality- Hotels and Motels Most of the Urban Redevelopment Area’s existing hotels are close to Interstate 20, with no major hotels in the Downtown area. Hotel demand metrics over the past ten years do not indicate strong regional demand for more hotel rooms in this market. With strong downtown-focused mixeduse development and programming activity, a small local-serving boutique hotel of 60-80 rooms could be supported by local demand, however below-market local room rate trends ($83.00 average) daily rate would make for a challenging development environment. Figure 37: Hotels within the Douglasville URA

Real Estate: Real Estate and Development Recommendations The Urban Development Area will continue to see relatively strong growth for downtown retail space. The Urban Development Area will continue to see relatively strong growth for downtown residential uses, although much of the demand will come from households earing household incomes below those needed to pay market-rate rents or housing prices associated with new-build development. New marketrate housing options will not be delivered for those households without some sort of subsidy or incentive mechanism. It is reasonable to expect this market could support 500-600 new housing units over the next ten years. The most likely market-rate housing would be Townhomes in the $320K-$350 range and apartments in the $1,750-$2,100/unit range. Over the next ten years, the Study Area could support 80,000 – 100,000 square feet of retail space, mostly in smaller local servicing formats focused on local households. Additional retail demand could be induced by “placemaking activities” which draw a broader audience to come into the area for entertainment, dining, and social activities This market is not likely to support market-rate hotel development without a focused public-private development effort coupled with tourism, convention or economic development programming.

Potential Sites for Future Low-Income Housing Tax Credit (LIHTC) Developments In Georgia, the Department of Community Affairs (DCA) awards Low Income Housing Tax Credits (LIHTC) to qualified development teams. Over the last three decades, the LIHTC has become one of the most successful affordable rental housing production programs in history. The program produces rental housing for households with incomes between 20% Area Median Income (AMI) and 80% AMI. The program uses Qualified Allocation Plan (QAP) scores which are based on the available resources for funding, the legislative requirement for distribution, Georgia’s preference for the location and type of housing, the evaluation process, the compliance procedures and requirements. For this URP effort, there were seven initial sites that were assessed and four sites that were actually evaluated. The scores for each site were determined utilizing the Georgia Department of Community Affairs (DCA) 2024-2025 Qualified Allocation Plan (QAP). The scores are estimated and not definitive since some of the points are based on coordinates determined by the entrance to the proposed development which is unknown at this time. The scores are calculated based on the maximum points that can be obtained in each section. Scores are provided for 9% and 4% applications for the New Affordability criteria. This means that at least 50% of proposed units are new construction or adaptive reuse, or the rehabilitation of units not currently associated with a similar rental assistance program. Currently, the maximum points for a 9% LIHTC is 96 while the 4% LIHTC is 88. Below outlines potential points for each individual site, followed by standard points that are applicable to all sites. Based on the applications submitted for the 2024 9% QAP, scores for Other Metro New Affordability, or areas not in a Rural Pool or in an Atlanta Metro Pool, ranged from 71.5 to 88.5.

Parcel # 00500150010 (No Specific Address Given) Score: 91 for 9% LIHTC/82 for 4% LIHTC This site scored the highest score of all four parcels. The parcel is 9.45 acres and is located in an area that is ideal for multifamily development, to include senior or near elderly (55+), due to the vicinity of the hospital, numerous medical offices, and Woodie Fite Senior Center. It is also located close to shopping, restaurants, public parks, banks, churches, and the Douglas Multi-Modal Transportation Center. Lastly, it is located within a TAD which gives it multiple points on the application. Desirable/Undesirable – Up to 20 points This parcel received maximum points for being located close to desirable amenities such as a grocery store, town square, parks, recreation centers, restaurants, etc. specified on the attached spreadsheet. Points may be deducted based on any undesirable features on the property or to adjacent properties. Community Transportation Options – up to 6 points This parcel received 4.5 points for this section since it is located within .5 miles of the Douglas Multi-Modal Transportation Center. Quality Education Areas – Up to 3 points This parcel is zoned for Burnett Elementary, Chestnut Log Middle School, and Douglas County High School. It received 1.5 points since Chestnut Log Middle and Douglas County High received an average year-over-year positive change in the CCRPI score from 2015-2019 and the average CCRPI score is in the top 75% of all statewide average for the grade cluster. Previous Projects – Up to 5 points The parcel can receive 3 points in 2025. Hazel Park was a 2021 9% LIHTC award and is located within a 1-mile radius of site. Since the parcel is located within a 1-mile radius of a transit hub it can still receive points since the 2021 project was over 3 years ago.

Figure 38: Catalytic Site Parcel #00500150010

Parcel # 08261820001 (No Specific Address Given) Score: 85.5 for 9% LIHTC/77.5 for 4% LIHTC This site scored the third highest score of all four parcels. The only difference in scores between this site and #00500150010 and #00500150001 is its distance to the Douglas Multi-Modal Transportation Center, not located in a QCT or within .5 miles of new community investment which resulted in a 5.5-point reduction. The parcel is large at 30.5 acres and would work great as a mixed used, mixed income development. Since it is a potential brownfield, it could be eligible for remediation funds from the EPA and Georgia EPD. It is in the vicinity of medical offices, shopping, restaurants, public parks, community centers, banks, and churches. Lastly, it is located within a TAD which gives it multiple points on the application. Desirable/Undesirable – Up to 20 points This parcel received maximum points for being located close to desirable amenities such as a grocery store, town square, parks, recreation centers, restaurants, etc. specified on the attached spreadsheet. Points may be deducted based on any undesirable features on the property or to adjacent properties. Points could be reduced if it is a brownfield property without a remediation plan in place. Community Transportation Options – up to 6 points This parcel can receive 1 point for this section. The nearest bus stop is located .7 mile from the site. Quality Education Areas – Up to 3 points This parcel is zoned for Burnett Elementary, Stewart Middle School, and Douglas County High School. It received 1.5 points since Stewart Middle and Douglas County High received an average year-over-year positive change in the CCRPI score from 2015-2019 and the average CCRPI score is in the top 75% of all statewide average scores for the grade cluster. Previous Projects – Up to 5 points The parcel can receive 2 points in 2025. The Reserve at Douglasville was a 2020 LIHTC award and is located within a 1-mile radius of site. Since the project LIHTC award will be over 5 years old it will qualify for points.

Figure 39: Catalytic Site Parcel #08261820001

Parcel # 07060130001 (7631 Hwy 92, Dallas Hwy) Score: 81.5 for 9% LIHTC/73.5 for 4% LIHTC This site scored the lowest score of all four parcels. The difference in scores between this site and #00500150010, #00500150001, and 08261820001 is its distance to the Douglas Multi-Modal Transportation Center and access to desirable activities which resulted in an 9.5-point reduction from the highest score. The parcel is very large at 122 acres and would work great as a large mixed used, mixed income development. It would be more competitive for LIHTC if future development occurs within 1.5 miles of the site to include medical offices, shopping, restaurants, public parks, community centers, banks, and churches. It is located within a TAD which does give it multiple points on the application. Desirable/Undesirable – Up to 20 points This parcel only received 13 points because it was not located within 1.5 miles of certain amenities. Examples of items that could not be located within the necessary proximity of the site are Big Box Stores (Walmart, Target, etc.), retail, grocery store, medical office, hospital, pharmacy, university, town square, public library, bank, post office. These assessments are based off what was located on Google Maps. Points may be deducted based on any undesirable features on the property or to adjacent properties. Community Transportation Options – up to 6 points This parcel can receive 3 points for this section. A bus stop is located .13 mile from the site. Quality Education Areas – Up to 3 points This parcel is zoned for North Douglas Elementary, Stewart Middle School, and Douglas County High School. It received 1.5 points since Stewart Middle and Douglas County High received an average year-over-year positive change in the CCRPI score from 2015-2019 and the average CCRPI score is in the top 75% of all statewide average scores for the grade cluster. Previous Projects – Up to 5 points The parcel can receive 2 points in 2025. The Reserve at Douglasville was a 2020 LIHTC award and is located within a 1-mile radius of site. Since the project will be over 5 years ago it will qualify for points.

Figure 40: Catalytic Site Parcel #07060130001

Scoring Criteria (All Sites) Extended Affordability Commitment – Up to 6 points All sites qualify for maximum points for willingness to forgo the Qualified Contract “cancellation option” and allowing a Right of First Refusal (ROFR) between a Qualified Nonprofit or Public Housing Authority. Minority and Women-Owned Business Engagement – Up to 2 points All sites qualify for maximum points for partnering with a qualified minority or women-owned business on the project. The business must be a separate entity from the development team. The development team must commit to engaging with a qualified business in the development or operation of the proposed development at a minimum of 10% of the total development costs. Favorable Financing – Up to 5 points All sites qualify for maximum points for obtaining financing from unrelated parties such as public housing funds, HOME funds, Beltline Grant/Loan, CDBG, SPLOST, TCAP, foundation grants, etc. PHA’s are an exception as they can provide funds even if they are a project participant. To receive max point the amount of funds must equal $2 million or more, or at least $30,000 or more per unit. Under this section the project can also receive points if there is a Private Enterprise Agreement to reduce property taxes, or if the property is owned by the city or governmental entity and leased to the partnership at a nominal rate of no more than $100 per year. Compliance Performance – Up to 10 points All sites qualify for maximum points if there are no past compliance issues with the development team. Integrated Supportive Housing – Up to 5 points All sites qualify for maximum points for agreeing to receive applicants referred by DCA approved entities that serve the area. 10% of units must be reserved. If there is no PBRA contract, then the project team must agree to hold the units vacant for a certain period of time for referring agencies to qualify referrals. If the development does have a PBRA contract, then those units must be restricted to 30% or below AMI. The project can also obtain points by agreeing to partner with a PHA for Section 8 vouchers and the PHA has a tenant selection preference. The project can also obtain points if the development team has a good compliance history with administering prior DCA PBRA units.

Readiness to Proceed – Up to 13 points All sites qualify for maximum points based on the project’s readiness to proceed which includes site control, site zoning, sewer/water availability, conceptual site plan, preliminary financing commitments, Phase I ESA, estimated development costs from a general contractor, and market study. 4% LIHTC application must include a narrative outlining how quickly the development can occur. Deeper Targeting/Rent/Income Restrictions – Up to 3 points All sites qualify for maximum points if the project team restricts the percentage of units for very low-income residents. Two points can be obtained if at least 58% of the units are set aside for very low-income households or by utilizing income averaging. Three points can be obtained by obtaining PBRA on at least 20% of units. HCV and PHA Notices – Up to 2 points All sites qualify for maximum points if the project team commits to be a participating landlord for the Section 8 voucher program or agrees to inform the local PHA of the opportunity to refer households from their waiting list to the development. Revitalization/Redevelopment Plans – Up to 10 points All sites received maximum points since they are all located in the Douglas Redevelopment Plan area which consists of TAD #1. The plan was adopted on September 16, 2019, and received local input through a public hearing process. Since it’s a TAD it receives points for tax incentives. The TAD demonstrates the city’s financial commitment to advancing the Redevelopment Plan from support in “funds raised or allocated.” The sites can receive additional points for agreeing to undertake community engagement and outreach activities in creating a “Community Transformation Plan” that targets the defined neighborhood where the site is located. It can also receive points under this section for being a GICH alumni. Lastly, points can be obtained by identifying investments made by the government, foundations, etc. within a .5-mile radius of the site totaling a minimum of $25,000 per unit or $4 million. Economic Development Proximity – Up to 1 point All sites can receive maximum points under this section if there is an economic development project that with within 20 miles of the site and is expected to generate at least 250 jobs. Jobs must be generated within 5 years of application.

Mixed Income Developments – Up to 1 point All sites can receive maximum points under this section if 10% of the units are unrestricted market rate units. Enriched Property Services – Up to 2 points All sites can receive maximum points under this section if supportive services are provided by the owner or 3rd party contractor. The organization providing services must be CORES certified. DCA Community Initiatives – Up to 2 points All sites can receive maximum points under this section since Douglasville is a GICH alumni.

Example of a vacant property

Source: GMC Site Visit February, 2024

CHAPTER 5:

Public Engagement

Kickoff Presentation February 5, 2023 The GMC Project Team gave a presentation to the Douglasville City Council introducing the Urban Redevelopment Plan purpose, timeline, and expected deliverables.

Stakeholder Interviews February 5, 2024 - April 26, 2024 Douglassville staff and the GMC Project Team interviewed several key stakeholders as part of the public engagement process for the Urban Redevelopment Plan. The goal of the interviews was to gain insight on the City of Douglasville and its future from individuals who could provide a unique perspective based on their specific background. The interview focused on the topics of Transportation, Housing, Economic Development, Recreation and Leisure, Environment, Community Facilities and Services. Stakeholders interviewed: Nycole Miller, Councilmember Ward 2, Post 1 Elena Hudson, Councilmember Ward 2, Post 2 Dr. Lashun Burr Danley, Councilmember Ward 3, Post 1 Sam Davis, Councilmember Ward 3, Post 2 Rylee Govoreau, Convention and Visitors Bureau Leslie Choo, Chair City Development Authority/Local Builder A full report of the Stakeholder Interviews can be found in the Appendix of this Report.

Easter Pop-Up Booth March 11, 2024 On March 11th, 2024, in collaborative partnership with the Douglasville Economic Development Department and Main Street Program, GMC held the first public workshop to garner public opinion and feedback during Urban Redevelopment Plan (URP) process. The workshop was held at Worthan Park in concurrence with the city’s Easter event, “Main Street ‘Egg-travagant Hunt’”. Worthan Park is centrally located, near downtown on the corner of Dallas Highway and Stickland Street. The total of attendees was estimated to be about 100, and at least 20 people attending the event provided feedback on issues and goals related to the Urban Redevelopment Plan. It is important to note that the majority of those who participated in the exercises at this event lived outside the Urban Redevelopment Study Area. Attendees were invited to visit the three stations at the tent and asked to participate in different planning activities. The activity at each station is detailed below: Station 1: Kids Neighborhood Drawing Exercise. Children were given art supplies (crayons, markers, colored pencils) and asked to draw their neighborhood or their house. Station 2: Neighborhood Improvements Exercise. Visitors placed Easter-themed stickers to indicate the top three (3) out of eight (8) total improvements needed for their neighborhood. Station 3: Map Exercise. Visitors placed number-coded stickers to indicate their favorite places and places they feel need improvement or attention throughout the study area in Douglasville. A full report of the input received can be found in the Appendix to this Report.

Public Open House May 16, 2024 On May 16th, 2024, in collaborative partnership with the Douglasville Economic Development Department, GMC held the first public workshop to garner public opinion and feedback for the Urban Redevelopment Plan (URP) process. The workshop was held at Jessie Davis Park in the Alice Hawthorn Center. This location was chosen due to its proximity to the heart of the Study Area’s Northern section . The event was attended by five residents who provided feedback on goals, strengths, and weaknesses related to the Urban Redevelopment Plan. Attendees were invited to visit the four stations and asked to participate in different planning activities. The activity at each station is detailed below: Station 1: Setting Priorities for Goals. Using the color coded dot stickers, indicate your priorities for the topics related to issues in the study area Station 2: Strengths and Opportunities. Share strengths and opportunities in the study area and use dots to indicate locations Station 3: Weaknesses and Threats. Share weaknesses and threats in the study area and use dots to indicate the locations Station 4: Community Development/Planning Features. Review of how the study area is related to the Comprehensive Plan Update’s Character Area designation and new zoning category. A full report of the input received can be found in the Appendix to this Report.

Council Meeting Presentation October 31, 2024 The GMC Team gave a presentation to the Douglasville City Council on October 31, 2024 that contained the following: Urban Redevelopment Planning Process Summary of Public Involvement Findings of the Market Study Catalytic Sites Process Final Recommendations Steps towards Adoption - Schedule

Public Hearing November 14, 2024 November 14, 2024 A Public Hearing was held to offer the public an opportunity to comment on the Douglasville Urban Redevelopment Plan. There were no comments from the public and the City Council voted unanimously to move the URP forward on the consent agenda for adoption on November 18, 2024.

Plan Adoption November 18, 2024 The Douglasville Urban Redevelopment Plan was adopted on November 18, 2024 by a unanimous vote of the City Council.

CHAPTER 6:

Recommendations

Vision Statement The vision for the City of Douglasville’s Urban Redevelopment Plan is to establish a strategy for the revitalization and improvement of a specific targeted area to address blight, housing, and infrastructure deficiencies while strategically leveraging new opportunities for development that creates inviting spaces to live, work and play.

Goals and Policy

Goal 1: Alternative Transportation Increase accessibility and connectivity for alternative modes of transportation by providing safe and efficient pedestrian infrastructure within the Study Area Policy 1.1: Improve connectivity between neighborhoods within the Study Area and Downtown by providing safe pedestrian crossings over the railroad tracks. Policy 1.2: Improve safe pedestrian accessibility and connectivity throughout the Study Area by installing sidewalks between neighborhoods and activity centers. Policy 1.3: Provide safe and efficient links between existing pedestrian infrastructure.

Goal 2: Community Identity Protect the historic character of existing neighborhoods and promote a unified community identity Policy 2.1: Provide additional public gathering spaces throughout the Study Area. Policy 2.2: Invest in beautification efforts throughout the Study Area including public art, signage and improved design standards. Policy 2.3: Provide more services for parks, libraries and other City amenities.

Goal 3: Transportation

Improve the safety, reliability, and efficiency of the multi-modal transportation network throughout the Study Area Policy 3.1: Implement safety improvements at key intersections located within the Study Area. Policy 3.2: Incorporate multimodal transportation options in street improvement designs throughout the Study Area. Policy 3.3: Identify and address gaps in street drainage infrastructure. Policy 3.4: Implement streetscape improvements throughout the Study Area.

Goal 4: Housing Provide a variety of safe and affordable housing options for all income levels and lifestyles, by expanding diverse housing options, implementing inclusionary zoning practices, providing financial assistance for homebuyers, and enforcing maintenance of existing housing stock Policy 4.1: Expand housing diversity and homeownership opportunities and include workforce housing within all new residential developments. Policy 4.2: Evaluate and update the existing development design and approval process to facilitate implementation of housing goals throughout the Study Area. Policy 4.3: Address blighted homes and connect homeowners with resources to maintain housing conditions.

Goal 5: Economic Development

Attract more diverse businesses and employment opportunities into the Study Area, targeting those retail categories where demand is identified Policy 5.1: Develop a targeted strategy to attract businesses as identified by the community and market analysis. Policy 5.2: Utilize creative financing to provide support for existing local small businesses. Policy 5.3: Develop strategies for recruitment of diverse economic development opportunities within the study area

Goal 6: Blight & Poverty

Revitalize blighted, deteriorating properties within the Study Area Policy 6.1: Increase code enforcement activity/coordination with the Magistrate Court to address poorly maintained properties. Policy 6.2: Pursue additional public/private funding and investment opportunities to improve public infrastructure in the Study Area. Policy 6.3: Encourage the remediation of existing environmental hazards and enable the reuse of Brownfields where appropriate.

Source: City of Douglasville

MITIGATING RESIDENT DISPLACEMENT From the onset of this planning effort, Douglasville’s leadership mentioned the importance of gentrification and the related displacement of residents as something to consider when developing this URP. While there is no silver bullet or list of surething policies to prevent displacement, the following are some of many tools that can help combat gentrification: 1. Baseline protections for the most vulnerable residents There are two ways local governments can incorporate displacement measures, a Community Land Trust and a Legacy Resident Retention Program. Community Land Trusts (CLTs) keep land owned by the community and to fight against rapid property value escalation. They are nonprofits that own land - received as donations or bought with government subsidies - to ensure it stays affordable for long periods. The land is used for housing or other community purposes. If it’s for housing, the homes are sold to lower-income families, but the land is still owned by the CLT. When a CLT homeowner moves, they sell the home back to the CLT or another lowincome family. The CLT homeowner receives a more modest return on their investment than a regular homeowner when they sell because they “share equity” (the land portion) with the CLT. A Legacy Resident Retention Program is a public/private partnership that will empower current homeowners in the community (target area) by covering increased property taxes through a specified timeframe. This can ensure that longtime residents who have built their communities can benefit from increasing property values, despite the challenges increasing property values can bring. This will require support from philanthropic donors to cover the costs of increased property taxes. Local governments will have to establish location requirements and length of ownership criteria, as well as establishing annual household income requirements. The City of Atlanta has Legacy Resident Retention Program to help existing homeowners stay in their homes as property values, and taxes, continue to rise. The program is aimed at homeowners who have lived in and occupied their homes since at least 2017 and who earn less than 100% of area median income, which in Atlanta is $79,700 for a family of four. The program will cover the increased cost of property taxes for eligible homeowners through 2030.

2. Producing and preserving affordable homes There are methods a local government can use produce and preserve affordable homes. For example, to protect federally subsidized affordable housing units, a local government can: Enact programs such as project-based Section 8 housing Develop low-income housing tax credits Utilize Rental Assistance Programs Under certain programs, the federal government gives developers or property owners a subsidy. In return, a certain number of units rent at a lower rate for as many as thirty or forty years. Another measure that local governments can use is the conversion of public sites. This is a measure in which: Public buildings are put up for sale by local governments to provide another source of affordable housing Local governments partner with nonprofit organizations who specialize in affordable housing Local governments dedicate the sites to affordable housing, rather than letting them be turned into market-rate housing Local governments can help to create a demand for publicly owned sites and encourage to offer nonprofits a ‘right of first offer/first refusal’ Have regulations to ensure that units in rental properties purchased using this method are earmarked for low-income residents 3. Non-market-based approaches to housing and community development Promoting Inclusionary Housing Many U.S. cities and counties have utilized “inclusionary zoning” to address this matter. These local governments have ordinances that require or offer incentives for real estate developers to set aside percentages of their housing units for lowerincome families. Researchers estimate that inclusionary housing ordinances have made 150,000 affordable housing units available nationwide over several decades. And a study by

92 9

the RAND Corporation, a public policy think tank, finds that more than threequarters of homes created by inclusionary housing programs are located in lowpoverty neighborhoods. There are other key aspects of combating involuntary displacement include producing enough housing for residents at all income levels, incorporating measures to preserve the affordable housing that already exists in areas, and utilizing initiatives to protect current residents from displacement where neighborhoods are changing rapidly. An example of a municipality using innovative measures to address displacement is the Atlanta BeltLine, Inc., in the City of Atlanta. This entity has committed to the following: Dedicating millions more in funding towards affordable housing Implementing a land acquisition strategy to allow for longer and deeper affordability Working alongside the City of Atlanta to pass Inclusionary Zoning Hiring a Chief Equity and Inclusion Officer Expanding their research and data to identify and dedicate resources to areas that need more support.

PROPERTY ACQUISITION No land parcels have been identified to be acquired, demolished or rehabilitated by The City of Douglasville. As redevelopment activities are undertaken, this section will be amended accordingly to reflect any and all parcels necessitating acquisition by The City of Douglasville.

Implementation Plan Table 19: Implementation Plan Recommendation

Funding Source Implementing or Applicable Implementation Agency and Redevelopment Area Period Partners Tool

Goal 1: Alternative Transportation Policy 1.1: Improve connectivity between neighborhoods within the Study Area and Downtown by providing safe pedestrian crossings over the railroad tracks. Construct a pedestrian bridge Douglasville across the railroad tracks and City of Federal RCP Depot Veterans Memorial Hwy between the Douglasville, Grant, TSPLOST, location and Douglasville Depot location and GDOT & CSX TAP, STBG Campbellton Campbellton St. St.

Long-Term

Construct a pedestrian crossing between Colquitt St and James St.

City of TSPLOST, LMIG, Colquitt St Douglasville, TAP, STBG and James St. GDOT & CSX

Mid-Term

Improve pedestrian safety infrastructure at the roadway crossing at Rose Ave. and Strickland Ave. by constructing a dedicated sidewalk, installing pedestrian islands on each side of the tracks, and a signalized crossing.

City of TSPLOST, LMIG, Douglasville TAP, STBG

Rose Ave. and Strickland Ave.

Short-Term

Policy 1.2: Improve safe pedestrian accessibility and connectivity throughout the Study Area by installing sidewalks between neighborhoods and activity centers. Upgrade streetscape amenities and provide additional multimodal options along Hwy 92.

City of TSPLOST, LMIG, Douglasville & Highway 92 TAP, STBG GDOT

Mid-Term

Install sidewalks along Gurley Rd. to provide pedestrian access to Hunter Memorial Park.

TSPLOST, LMIG, City of TAP, STBG Douglasville

Short-Term

Gurley Rd.

Policy 1.3: Provide safe and efficient links between existing pedestrian infrastructure. Construct proposed 1.6 miles of new sidewalks in identified locations currently lacking sidewalks (see accompanying map).

TSPLOST, LMIG, City of Study Area TAP, STBG Douglasville

Long-Term

Figure 41: Proposed Sidewalk Projects

Recommendation

Implementing Agency and Partners

Funding Source

Applicable Implementation Area Period

Goal 2: Community Identity Policy 2.1: Provide additional public gathering spaces throughout the Study Area. Utilize vacant and blighted lots in the Study Area for pocket parks, dog parks, greenways and trails, and other community gathering spaces. Among the potential locations that would be ideal for a future park or trail are the wooded lot off of Odessa Pl., vacant land adjacent to Mill Creek, and the wooded lot surrounding Douglas County Government Complex (see accompanying map).

City of Douglasville

TAP, RTP, Study Area SPLOST

Long-Term

Policy 2.2: Invest in beautification efforts throughout the Study Area including public art, signage and improved design standards. Partner with local nonprofits and other entities to create more community beautification initiatives including landscaping, wayfinding and neighborhood signage.

City of Douglasville and Keep Douglasville Beautiful

REBC, General Study Area Fund - Staff Time

Short-Term

Develop historic residential overlay district adjacent to Strickland Ave. and Chicago Ae. and establish design standards aimed to preserve and accentuate the historic character of the area.

Strickland General Fund Ave. and City of Douglasville - Staff Time Chicago Ave.

Short-Term

In coordination with GDOT and other relevant state agencies, commission a local artist to paint a mural(s) on the Dallas Highway retaining walls that represent the community identity.

City of General Douglasville, Fund - Staff GDOT, Local Time Artists

Short-Term

Dallas Highway

Policy 2.3: Provide more services for parks, libraries and other public amenities. Improve amenities at Worthan Park by installing play structures, a walking path, and landscaping.

City of Douglasville

General Funds, SPLOST

Worthan Park

Short-Term

Construct a library branch or mobile library North of Veterans Memorial Pkwy.

City of Douglasville and Douglas County

General Funds, SPLOST

Study Area

Mid-Term

Figure 42: Potential Park Locations

Recommendation

Implementing Agency and Partners

Funding Source

Pursue innovative public/private partnerships to help fund the construction and maintenance of new public amenities throughout the Study Area.

City of Douglasville and Elevate Douglas Economic Partnership

Staff Time Study Area

Long-Term

Work with community organizations to establish additional community gardens on vacant parcels less than 1 acre throughout the Study Area.

City of Douglasville, Midway Community Resource Center, and Keep Douglasville Beautiful

General Fund Study Area Staff Time

Mid-Term

Applicable Implementation Area Period

Goal 3: Transportation Policy 3.1: Implement safety improvements at key intersections located within the Study Area. Install medians, pedestrian lighting, and crosswalks to enhance pedestrian safety at key intersections in the study area, specifically at Young Ct and Malone St, Hospital Dr and Dorris Rd, Hospital Dr and Douglas Manor Ct, Hospital Dr and Fairburn Rd.

City of Douglasville

TAP, TSPLOST, Study Area LMIG, STBG

Mid-Term

Address traffic signal timing issues identified by community input at the intersection of Thompson St. And Parker St. As well as the intersection at State Route 5 and I-20.

City of Douglasville and GDOT

TSPLOST, LMIG, Study Area STBG

Short-Term

Implement traffic calming and intersection improvement measures in GDOT identified frequent crash locations in the study area, specifically at the intersection of Dallas Highway and US 78, Chicago Ave and Crystal Creek Pl, Church St and Club Dr, Hospital Dr and Dorris Rd, and Hospital Dr and Douglas Manor Ct.

City of Douglasville and GDOT

TSPLOST, LMIG, Study Area STBG

Mid-Term

Recommendation

Implementing Agency and Partners

Funding Source

Applicable Implementation Area Period

Policy 3.2: Incorporate multimodal transportation options in street improvement designs throughout the Study Area. Study existing transit routes to maximize service and ridership and install new stops at key locations in coordination with catalytic site development to enhance economic development opportunities.

City of Douglasville and Douglas Connect

Implement a “Complete Streets” policy to increase safety, improve accessibility, and City of Douglasville minimize environmental impacts for all high traffic, arterial roads within the Study Area.

FTA Grants, STBG

Study Area

Mid-Term

Staff Time Study Area

Short-Term

Policy 3.3 Identify and address gaps in street drainage infrastructure. Create a map of segments in the Target Area that are in need of additional stormwater infrastructure and may experience flooding (see accompanying map).

City of Douglasville

Staff Time

Seek out grants such as the LMIG and other state and federal transportation funding programs to improve stormwater infrastructure, where feasible.

City of Douglasville

Staff Time Study Area

Target Area

Short-Term

Long-Term

Policy 3.4: Implement streetscape improvements throughout the Study Area. Improve streetscape efforts along heavily City of traveled routes such as Campbellton Douglasville, Street, Rose Ave, James D. Simpson and GDOT, and Keep Colquitt Street by adding sidewalks, street Douglasville furniture, street trees, lighting, signage, and Beautiful landscaping.

REBC, TSPLOST, Study Area STBG

Mid-Term

Figure 43: Potential Drainage Network Links in Target Neighborhood

100

Recommendation

Implementing Agency and Partners

Funding Applicable Implementation Source Area Period

Goal 4: Housing Policy 4.1: Expand housing diversity and homeownership opportunities and include workforce housing within all new residential developments. Create a First Time Homeownership Program to incentivize new homeowners.

City of Douglasville

General Fund, Grants, CDBG

Offer incentives such as reduced open space requirements, reduced parking standards, increased density allowances, fee waivers, or expedited permitting processes to developers who include workforce housing options in new developments, especially those located close to employment centers or near transit service.

City of Douglasville

Staff Time

Study Area

Short-Term

Seek rezoning to R-5 Zoning District, Neighborhood Residential Commercial (NRC), and Town Center Mixed Use (TCMU), City of Douglasville where appropriate, to encourage diverse housing options and mixed-use development within the study area.

Staff Time

Study Area

Mid-Term

Study Area

Short-Term

Policy 4.2: Evaluate and update the existing development design and approval process to facilitate implementation of housing goals throughout the Study Area. Ensure incorporation of quality design elements in all site plans and building elevations prior to approval.

City of Douglasville

Staff Time

Study Area

Short-Term

Enforce approved design standards throughout the entire construction process by limiting change orders and completing site visit evaluations throughout the construction process.

City of Douglasville

Staff Time

Study Area

Short-Term

Policy 4.3: Address blighted homes and connect homeowners with resources to maintain housing conditions.

101

Recommendation Support ongoing Code Enforcement efforts to focus on creating safer environments by encouraging the rehabilitation of specific blocks or lots within the Target Area.

Implementing Funding Applicable Implementation Agency and Source Area Period Partners City of Douglasville

General Fund

Target Area

Short-Term

CDBG and Create a local housing rehabilitation grant Revolving program for low to moderate income earners Loan City of Study Area to assist property owners with improvements Douglasville Fund, and repairs. General Funds

Short-Term

City of Douglasville, Habitat for CDBG, Humanity, & Study Area related non- Staff Time profit organizations

Short-Term

Partner with community organizations such as Habitat for Humanity to increase the funding and support of housing related services/resources. Goal 5: Economic Development

Policy 5.1: Develop a targeted strategy to attract businesses as identified by the community and market analysis. Ensure opportunities are available for grocers, pharmacies, and urgent care facilities to locate within the Study Area.

City of Douglasville Staff Time Study Area and Elevate Douglasville

Long-Term

Promote investment in the identified catalytic sites that may increase interest and investment in the Study Area.

City of Douglasville Staff Time Study Area and Elevate Douglasville

Mid-Term

Reduce economic leakage to other communities in the following identified retail categories; Health and Personal Care, Food and Beverage, Miscellaneous Store Retail, Building Materials and Garden Equipment, and Clothing and Clothing Accessories.

City of Douglasville Staff Time Study Area and Elevate Douglasville

Mid-Term

Policy 5.2: Utilize creative financing to provide support for existing local small businesses.

102

Recommendation

Implementing Funding Applicable Implementation Agency and Source Area Period Partners

Promote opportunities for land acquisition and assembly with additional land writedowns to support economic development.

City of Douglasville and Elevate Douglasville

Staff Time

Study Area

Mid-Term

Encourage Business Improvement Districts and/or Community Improvement Districts in designated areas where property owners are interested.

City of Douglasville and Elevate Douglasville

Staff Time

Study Area

Mid-Term

Identify potential funding sources for building capital, infrastructure repairs and upgrades for existing businesses.

City of Douglasville and Elevate Douglasville

Staff Time

Study Area

Short-Term

Revise existing Tax Allocation District funding evaluation criteria to allow small local businesses to be more competitive for funding.

City of Douglasville and Elevate Douglasville

Staff Time

Study Area

Short-Term

Policy 5.3: Develop strategies for recruitment of diverse economic development opportunities within the study area. Develop a strategy to market opportunities in the Study Area to local and regional economic development partners.

City of Douglasville and Elevate Douglasville

Staff Time

Study Area

Short-Term

Conduct regular outreach and/or networking with local chambers, development authorities, and business associations to promote the Study Area.

City of Douglasville and Elevate Douglasville

Staff Time

Study Area

Short-Term

Goal 6: Blight/Poverty Policy 6.1: Continue to increase and support ongoing code enforcement activity/coordination with the Magistrate Court to address poorly maintained properties. Continue to increase ongoing training and funding efforts for code enforcement staff, equipment, and municipal court expenses.

City of Douglasville

General Fund, Study Area CDBG Grant

Short-Term

103

Recommendation Expand and utilize existing Nuisance Abatement Procedure and Foreclosed and Vacant Property Registry per Article 2 Section 38-18 and Article 7 of the Douglasville Code of Ordinances.

Implementing Funding Applicable Implementation Agency and Source Area Period Partners City of Douglasville

Staff Time

Study Area

Short-Term

Policy 6.2: Pursue additional public/private funding and investment opportunities to improve public infrastructure in the Study Area. Identify segments of substandard roadway and utility infrastructure and develop prioritized project list within the Study Area.

City of Douglasville

Staff Time

Study Area

Short-Term

Coordinate with local economic development Staff partners and seek state and federal funding Time, City of opportunities to support initiatives for Douglasville STBG, Study Area and GDOT upgrading and maintaining roadway and utility LMIG, infrastructure in the Study Area. TSPLOST

Mid-Term

Policy 6.3: Encourage the remediation of existing environmental hazards and enable the reuse of Brownfields where appropriate. Limit undesirable land uses to mitigate potential environmental hazards within the Study Area.

City of Staff Time Study Area Douglasville

Short-Term

Seek brownfield remediation grants, as well as local TAD funding, to assist in the clean-up and redevelopment of existing brownfield sites located within the Study Area.

City of Douglasville Staff Time Study Area and Georgia EPD

Mid-Term

Develop a strategy to effectively manage and prevent future illegal dumping in the Study Area.

Staff Time, Study Area BRACE Grant

Short-Term

City of Douglasville

104