The City of McDonough Downtown Renaissance Fellowship | 2018

The City of McDonough Design Solutions 2018 Downtown Renaissance Fellwoship

GEORGIA DOWNTOWN RENAISSA

The Georgia Downtown Renaissance Fellows Program pairs the resources of the Georgia Municipal Association, the Georgia Cities Foundation, and the Carl Vinson Institute of Government with emerging design professionals from the University of Georgia College of Environment & Design to enhance downtown development in communities across Georgia.

GEORGIA

DOWNTOWN

RENAISSANCE PARTNERSHIP

With the assistance of the Georgia Municipal Association and the Georgia Cities Foundation, the City of McDonough was selected as one of three communities to take part in the 2018 Georgia Downtown Renaissance Fellowship. Partner cities are selected based on the criteria of strong local leadership, community commitment, and fiscal readiness to act on projects. We thank the people of McDonough for their steadfast commitment to community improvement and invaluable role in the partnership.

Devin Butler, an undergraduate student studying Landscape Architecture at the University of Georgia’s College of Environment & Design and native to McDonough, worked directly with Courtney Whitman, Main Street Director, and Rodney Heard, Community Development Department Director, to address specific programs in McDonough. The fellowship ran for 12 weeks, with Devin working full-time at the Institute of Government’s Spectrum Studio under the supervision of Danny Bivins, Kaitlin Messich, Clark Stancil, and Dan Shinkle.

SANCE FELLOWs Program

The City of McDonough

Billy Copeland, Mayor Rodney Heard, Community Development Department Director Courtney Whitman, Main Street Manager Established in 1823, McDonough was named after naval officer Commodore Thomas Macdonough and built around a traditional town square. The square is encompassed by a historic downtown featuring shops, restaurants, the county courthouse, historic jail and a welcome center converted from a 1920s Standard Oil service station. The town was formerly a relay station on the New York to New Orleans stagecoach line, with further rail connections to Fayetteville, Decatur, and Macon that made it a hub of commerce and a leader in cotton farming. Now home to more than 24,000 residents, McDonough serves as the county seat and heart of Henry County.

The Georgia Municipal Association

Chris Higdon, Community Development Manager

Created in 1933, the Georgia Municipal Association (GMA) is the only state organization that represents municipal governments in Georgia. Based in Atlanta, GMA is a voluntary, nonprofit organization that provides legislative advocacy, educational, employee benefit, and technical consulting services to its members. GMA’s purpose is to anticipate and influence the forces shaping Georgia’s communities and to provide leadership, tools, and services that assist local governments in becoming more innovative, effective, and responsive.

The Georgia Cities Foundation

Perry Hiott, Director of Community Development and Financial Services Founded in 1999, the Georgia Cities Foundation is a nonprofit subsidiary of the Georgia Municipal Association. The foundation’s mission is to assist cities in their efforts to revitalize and enhance downtown areas by serving as a partner and facilitator in funding capital projects through the revolving loan fund. Its services include the Revolving Loan Fund Program, the Peerto-Peer Mentoring Tour, Downtown Development Authority Basic Training, and the Renaissance Award.

PARTNERs

The Carl Vinson Institute of Government

Danny Bivins, Senior Public Service Associate Kaitlin Messich, Public Service Assistant T. Clark Stancil, Landscape and Urban Designer, Downtown Fellowship Coordinator Dan Shinkle, Landscape and Urban Designer For more than 90 years, the Carl Vinson Institute of Government at the University of Georgia has worked with public officials throughout Georgia and around the world to improve governance and people’s lives. From Georgia’s early days as a largely agrarian state with a modest population to its modern-day status as a national and international force in business, industry, and politics with a population of over 10 million, the Institute of Government has helped government leaders navigate change and forge strong directions for a better Georgia.

UGA College of Environment & Design

Devin Butler, Downtown Renaissance Fellow, Project Manager The College of Environment & Design (CED) has been consistently ranked among the top schools in the nation for both undergraduate- and graduate-level landscape architecture. The CED also provides nationally accredited, inventive, and demanding programs in historic preservation, environmental planning and design, an environmental ethics. Students are challenged to explore their unique, individual interest and creatively problem-solve contemporary issues, working with faculty to solve community issues in design charrettes. They also interact with clients, community organizations, and planning agencies.

The CED aims to connect its students with a large and accomplished alumni network as much as possible. Visiting professors, professionals, and lecturers provide frequent opportunities for students to network with and learn from renowned designers in a broad range of career options.

Introduction.....................................................................................................................................................1 History of McDonough..................................................................................................................................2 Scope of Work..................................................................................................................................................6 Welcome to McDonough...............................................................................................................................8 Gateway Signage............................................................................................................................................................10

Downtown Alleyways..................................................................................................................................20 Warehouse Alleyway...................................................................................................................................................22

McDonough Art Walk..................................................................................................................................40 C. O. Polk Interactive Museum.................................................................................................................................44 Art Walk...........................................................................................................................................................................48

Parking Deck..................................................................................................................................................................52

Downtown Arts District.............................................................................................................................64 Hood Street Art Center..............................................................................................................................................68

Future Development...................................................................................................................................................80

Cost Estimates...............................................................................................................................................82

TABLE OF CONTENTS

The City of McDonough Georgia’s “Geranium City,” McDonough is known for the beautiful bright red geraniums planted along the square every spring as well as the formal and historic design of its downtown square. As the city looks to enter a new era of growth and development, it must encourage pedestrian connectivity and build upon the historic core while incorporating new elements that attract people and activities to Downtown McDonough.

INTRODUCTION

1

Commodore Thomas Macdonough Naval Officer in the War of 1812

McDonough was founded in 1823 and named after Commodore Thomas Macdonough, a naval officer in the War of 1812 Battle of Lake Champlain. The city was founded around a traditional town grid with a public square at its center and the city courthouse and jail to the north. Prior to European settlement, the land was inhabited by the Creek Indians. The first Treaty of Indian Springs, signed on March 2, 1821, ceded the Creek land to the state, leading to the creation of Henry County on December 21, 1821. Originally, Henry County held portions of Newton, DeKalb, Fulton, Butts, Spalding, Clayton, Rockdale, and Fayette counties. The City of McDonough was named the county seat on December 17, 1823.

McDonough soon became a leading commercial center for wagon trains, with several stagecoach lines intersecting the town, including the New York to New Orleans Stagecoach. The town became a relay station and offered four hotels to accommodate travelers. Following a wave of development in the 1860s and 1870s, McDonough was finally granted its own railroad in 1882. The East Tennessee, Virginia, and Georgia Railroad, now known as the Norfolk Southern Railroad, led to

2

HISTORY OF MCDONOUGH

greater commercial expansion for the city in the 1890s.

The city expanded further after construction of the Georgia Midland and Gulf Railroad, which connected the cotton market in McDonough with the cotton mills in Columbus. This railroad connection brought prosperity to McDonough, leading to the construction of a new courthouse in 1896, new brick buildings in the downtown business district, new homes around the city, and the establishment of the City of McDonough Library on January 1, 1900.

Historic Downtown McDonough

Six months later, tragedy struck on June 23, 1900.

The northbound Southern Railway train hit a washout 1.5 miles north of McDonough, plunging 60 feet into the flooded creek before bursting into flames. This wreck claimed the lives of 39 of the 49 travelers aboard. Today, a memorial is located just outside of downtown McDonough to commemorate those lost in the Camp Creek train wreck. After this tragedy, McDonough built a new monument at the center of the square and moved into the 20th century by incorporating electricity, public water, and telephone services into new businesses throughout McDonough.

Camp Creek Train Wreck June 23, 1900

3

With the advent of World War I, the demand for and price of cotton steadily grew. The economy became increasingly dependent on cotton farming, and by 1919 Henry County was a leader in the Southeast, harvesting more than 63,000 acres of cotton annually. With the economy seemingly unstoppable, the introduction of the parasitic boll weevil in 1920 wreaked havoc on the cotton-based economy. The Boll Weevil Depression was compounded by the Great Depression of the 1930s, temporarily crippling McDonough’s economy. By 1940, 25% of the population of Henry County had abandoned their homes, farms, and businesses.

Despite difficult times, a $35,000 bond issue was committed for paving the roads around the town square in 1930, and the Atlanta Highway was also paved to connect both sides of the city. The economy revived with the start of World War II. As the war ended, McDonough experienced a development boom with new homes, businesses, and schools built throughout the city.

4

Shops on the Square

Former roadway around the Square

HISTORY OF MCDONOUGH

In 1968, Interstate 75 opened, allowing Atlanta workers to live in the small, connected community of McDonough. As suburban living grew more appealing, the population rapidly increased, leading to the development of a New City Hall in 1979, a full-time fire department, and eventually a revitalized downtown square in 1981.

McDonough Court House, 1966

McDonough Welcome Center

In 1991, McDonough officially became known as the “Geranium City” prior to the 15th annual Geranium Festival. When the Olympics came to Atlanta in 1996, the Olympic torch passed through McDonough on the way to the Centennial Olympic Games.

Also in 1996, McDonough hosted the Nation’s Bank Paralympics Torch Relay and dedicated a commemorative lamp in the town square. Today, the City of McDonough is home to more than 24,000 citizens, hosts multiple annual celebrations and festivals, and is a wonderfully diverse area with a unique history and beautiful scenery.

5

Downtown Renaissance Fellow Devin Butler worked directly with Main Street Director Courtney Whitman and Community Development Department Director Rodney Heard to develop several project areas in McDonough that would have the greatest impact if implemented.

1.

2.

3.

4.

Welcome to McDonough Gateway Signage a. b.

Recommended gateway redesign Recommended streetscape and landscape plantings

Downtown Alleyways

a.

Faรงade restoration of older buildings

b.

Potential lighting solutions, murals, and evening activity space

c.

Recommended streetscape and landscape plantings

6

McDonough Art Walk a. b. c.

Improved pedestrian experience New art plazas as rest stops Recommended streetscape and landscape plantings

c.

Recommended streetscape and landscape plantings

Downtown Art District a. b.

Potential multistory buildings Multiuse open spaces

SCOPE OF WORK

1

3 4 3 2 2

7

8

WELCOME TO MCDONOUGH As the City of McDonough continues to grow and develop, city officials and business leaders see the demand for enhanced gateway signage welcoming new visitors. The city needs signage and gateway plantings that create a sense of arrival as one enters both the city limits and downtown.

Scope of Work

Gateway signage Recommended gateway redesign Recommended streetscape and landscape plantings

9

Jonesboro road The current McDonough gateway signage is small, does not reflect the character of the city, and can be hard to see when driving on main roads.

In addition, the lack of surrounding landscaping does not create a sense of arrival.

A new historic granite and stone roadway sign reflects the rock quarries in Henry County while creating a sleek and elegant new look for the city. The materials are influenced by the granite accents found throughout the town square and the polished granite used inside the new C. O. Polk Interactive Museum.

The surrounding landscape is also consistent with other signage, creating a cohesive, low-maintenance plant palette that signals arrival to McDonough.

10

Before

After

11

After 12

Macon Street The new McDonough arches that have been placed throughout downtown and the rest of city are a positive development but can be difficult to read from passing cars. Currently, the arches have no significant landscaping.

Adding a stainless-steel background to the McDonough arches increases legibility for oncoming motorists, and installing uplighting improves visibility during evening hours. The new landscaping provides a clean, low-maintenance look that evokes a sense of arrival into downtown.

Before 13

Macon Street Currently, the landscape and signage for the downtown roadway median on Macon Street could use some upgrades to transform it into a focal point that welcomes drivers to downtown.

The remodeled roadway median illustrates how the downtown and city limit signs can coexist without one overshadowing or clashing with the design of the other.

Before 14

After 15

Trees

Natchez Crape Myrtle, Lagerstroemia indica x fauriei ‘Natchez’ Type: Deciduous Mature Size: 15’ - 21’ Tall, 15’ – 21’ Spread Size to Buy: 1.5 in. Caliber (15 Gallon) Cost Estimate: $50 - $120 per unit

16

Plant Palette

shrubs Snow Queen Oakleaf Hydrangea, Hydrangea quercifolia ‘Flemygea’ Type: Deciduous Mature Size: 4’ - 6’ Tall, 6’ – 8’ Spread Size to Buy: 3 Gallon Cost Estimate: $10 - $25 per unit

Purple Daydream Loropetalum, Loropetalum chinense ‘Purple Daydream’

Type: Evergreen Mature Size: 2’ - 3’ Tall, 3’ – 4’ Spread Size to Buy: 3 Gallon Cost Estimate: $10 - $15 per unit

Yaupon Holly, Ilex vomitoria

Type: Evergreen Mature Size: 8’ - 12’ Tall, 8’ – 12’ Spread Size to Buy: 3 Gallon Cost Estimate: $5 - $15 per unit

Inkberry Holly ‘Shamrock’, Ilex glabra ‘Shamrock’

Type: Evergreen Mature Size: 3’ - 4’ Tall, 3’ – 4’ Spread Size to Buy: 3 Gallon Cost Estimate: $10 - $20 per unit

17

GroundCovers/ Perennials Japanese Garden Juniper, Juniperus procumbens ‘Nana’

Type: Needled evergreen Mature Size: .5’ – 1’ Tall, 5’ – 6’ Spread Size to Buy: 1 Gallon Cost Estimate: $2 - $5 per unit

Classic Blue Lilyturf, Liriope muscari ‘Classic Blue’

Type: Herbaceous perennial Mature Size: 1’ – 1.5’ Tall, 1’ – 1.5’ Spread Size to Buy: 1 Gallon Cost Estimate: $2 - $5 per unit

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Plant Palette

Materials

Ashlar Granite Base

Granite Pilar

Stainless-Steel Background

Polished Granite Background See page 82 for cost estimates

STREETSCAPE PALETTE

19

20

Downtown Alleyways Many of the buildings along the square are historic and offer an interesting canvas to display the city’s history and creativity to downtown visitors. The alleyways closest to the downtown square are an opportunity to improve both pedestrian and vehicular traffic, bringing attention to the art and history of McDonough while creating a space for nightlife downtown.

Scope of Work

Downtown alleyways

Façade restoration of older buildings Potential lighting solutions,

murals, and evening activity space Recommended streetscape and landscape plantings

21

Warehouse Alleyway Plan The alleyways downtown are used to access services and by drivers as shortcuts and for extra parking. With minor improvements, the alleys can be utilized to maintain traffic flow and parking, while providing additional support for the businesses that line them.

The new plan illustrates the potential of the alleyway north of Key Ferry Street by utilizing existing space to create an alleyway that meets the needs of both vehicles and pedestrians.

Before 22

After

n

After 23

After The alleyway north of Key Ferry Street and behind Gritz is currently used for employee parking and vehicular connectivity. However, the area has ample space for both pedestrian and vehicular circulation.

The new Warehouse Alleyway is both comfortable and functional. With the addition of an outdoor cafÊ attached to the Gritz Restaurant, an optional mini farmer’s market, shade trees to cool the area, and a new mural that pays homage to the Camp Creek train wreck, the alleyway can become more accommodating and attractive to pedestrians. It remains a functional space by maintaining the existing one-way traffic and parking.

24

Warehouse Alleyway

Before 25

n After 26

Warehouse Alleyway Plan The alleyway south of Key Ferry Street and behind PJ’s Café is narrow and can pose potential conflicts for pedestrian and vehicular traffic.

Continuing the theme of shared pedestrian and vehicular space, this area is converted into flex-space, allowing vehicles to move freely during the day, but with the ability to close the space with simple planters as an outdoor café during lunch and evening hours.

This plan illustrates the improvements that keep the alleyway open for vehicular traffic.

Before 27

Warehouse Alleyway The alleyway south of Key Ferry Street and behind PJ’s Cafe is too narrow to allow for a split redesign like the alleyway to the north. Although this narrow alleyway must continue to accommodate delivery trucks, it can be used differently during busy meal times or events.

To accommodate the needs of vehicles and restaurant delivery trucks during the day, Warehouse Alleyway is left open for vehicular access.

Before

28

After

29

n After 30

Warehouse Alleyway Plan The alleyway south of Key Ferry Street and behind PJ’s Café is narrow and can pose potential conflicts for pedestrian and vehicular traffic.

Continuing the theme of shared pedestrian and vehicular space, this area is converted into flex-space, allowing vehicles to move freely during the day, but with the ability to close the space with simple planters as an outdoor café during lunch and evening hours.

This plan illustrates how the alleyway can be transformed into a café area that allows for evening activates and events for pedestrians.

Before 31

Warehouse Alleyway The alleyway south of Key Ferry Street and behind PJ’s café is too narrow to allow for a split redesign like the alleyway to the north. Although this narrow alleyway must continue to accommodate delivery trucks, it can be used differently during busy meal times or events.

To encourage a flourishing nightlife for downtown McDonough, Warehouse Alleyway could be closed off by planters for events or during select evening hours to accommodate pedestrian seating behind PJ’s Café.

Before

32

After

33

Trees

Chaste Tree, Vitex agnus-castus

Type: Deciduous Mature Size: 8’ – 10’ Tall, 5’ – 8’ Spread Size to Buy: 1.5 in. Caliber (15 Gallon) Cost Estimate: $35 - $85 per unit

Trident Maple, Acer buergerianum

Type: Deciduous Mature Size: 20’ – 30’ Tall, 20’ – 30’ Spread Size to Buy: 1.5 - 2 in. Caliber (20 Gallon) Cost Estimate: $65 - $130 per unit

34

Plant Palette

Japanese Zelkova, Zelkova serrata ‘Green Vase’

Type: Deciduous Mature Size: 40’ – 70’ Tall, 40’ – 70’ Spread Size to Buy: 1.5 - 2 in. Caliber (25 Gallon) Cost Estimate: $75 - $200 per unit

shrubs

Yaupon Holly, Ilex vomitoria

Type: Evergreen Mature Size: 8’ - 12’ Tall, 8’ – 12’ Spread Size to Buy: 3 Gallon Cost Estimate: $5 - $15 per unit

35

GroundCovers/ Perennials Classic Blue Lilyturf, Liriope muscari ‘Classic Blue’

Type: Herbaceous perennial Mature Size: 1’ – 1.5’ Tall, 1’ – 1.5’ Spread Size to Buy: 1 Gallon Cost Estimate: $2 - $5 per unit

Zoysia grass, Zoysia tenuifolia

Materials

Type: Turfgrass Mature Size: 3” – 6” Tall, 3” – 6” Spread Size to uy: 1 Gallon Cost Estimate: $3 - $6 per unit

Planters

36

Plant Palette

Train Mural to Commentrate the Camp Creek Train Wreck (Camp Creek Alleyway)

Humming Bird Mural (Warehouse Alleyway)

Warehouse mural inspired by the previous facade of the Warehouse district (Warehouse Alleyway) See page 83 for cost estimates

STREETSCAPE PALETTE

37

38

Wooden Bench

Wooden Patio

Café Tables and Chairs

Patio Umbrella

STREETSCAPE PALETTE

String Lights

Sun Sails

Brick Paving

Concrete See page 83 for cost estimates

39

40

McDonough Art Walk The McDonough Art Walk is an extension of downtown that looks to activate the street with unique areas that connect the city’s Arts District to the town square. The Art Walk would highlight potential resting areas and local art, while stimulating the minds of pedestrians as they make their way downtown.

Scope of Work

McDonough Art Walk Improved pedestrian experience

New art plazas as rest stops Recommended streetscape and landscape plantings

41

Art Walk Plan The path that connects the parking deck to the town square can appear daunting. Its lack of shade and visual interest makes the distance feel further than it actually is.

With the introduction of the Art Walk, the path from the parking deck to downtown will have more visual interest and areas for people to admire local art as they approach the C. O. Polk Interactive Museum and the city’s historic downtown square.

Before 42

n After

43

After The C. O. Polk Courthouse Annex is a historic building that is currently being refurbished and will house a new interactive museum.

The new C. O. Polk Interactive Museum repurposes the courthouse annex to highlight McDonough’s unique history. This new attraction could appeal to all ages and expand activity beyond to the city’s historic square.

44

C. O. Polk Interactive Museum

Before 45

After 46

C. o. Polk interactive Museum Welcome The C. O. Polk Courthouse Annex is a historic building that is currently being refurbished and will house a new interactive museum.

With the completion of the new C. O. Polk Interactive Museum, pedestrians will be looking for direction as they enter the square.

Adding a welcome kiosk with a map of the square will assist them to move through the square.

Before

47

art walk

Plaza

The large patches of grass that connect the parking deck to C. O. Polk Interactive Museum do not currently enhance the pedestrian experience.

Implementing new plaza spaces would create a more direct path from the parking deck and could incorporate local art and sculptures to enliven the walk.

Before After 48

49

50

After

Before

art walk Mural The wall across the street from the Art Walk is a blank canvas that could be used to accent and beautify the intersection.

A newly painted mural on the wall creates a distinctive welcome to downtown that complements the Art Walk and provides visual interest on both sides of the street.

51

Parking Deck McDonough’s public parking deck feels further away from the square than it actually is. The lack of lighting also prevents full occupancy during evening hours.

Adding more visual appeal to the building ties the parking deck to the Art Walk and the remainder of downtown.

52

Before

After 53

Before

54

Parking Deck McDonough’s public parking deck feels further away from the square than it actually is. The lack of lighting also prevents full occupancy during evening hours.

Enhanced lighting around the parking deck improves pedestrian safety and accessibility.

After 55

Trees

Natchez Crape Myrtle, Lagerstroemia indica x fauriei ‘Natchez’

Type: Deciduous Mature Size: 15’ - 21’ Tall, 15’ – 21’ Spread Size to Buy: 1.5 in. Caliber (15 Gallon) Cost Estimate: $50 - $120 per unit

Lacebark Elm, Ulmus parvifolia

Type: Deciduous Mature Size: 40’ - 50’ Tall, 25’ – 40’ Spread Size to Buy: 1.5 - 2 in. Caliber (30 Gallon) Cost Estimate: $90 - $150 per unit

56

Plant Palette

Savannah Holly, Ilex × attenuata ‘Savannah’

Type: Evergreen Mature Size: 10’ - 20’ Tall, 8’ – 15’ Spread Size to Buy: 1.5 - 2 in. Caliber (30 Gallon) Cost Estimate: $75 - $125 per unit

Flowering Dogwood, Cornus florida Type: Deciduous Mature Size: 15’ - 30’ Tall, 15’ – 30’ Spread Size to Buy: 1 - 1.5 in. Caliber (25 Gallon) Cost Estimate: $100 - $150 per unit

57

American Hophornbeam, Ostrya virginiana

Type: Deciduous Mature Size: 25’ - 40’ Tall, 20’ – 30’ Spread Size to Buy: 1.5 - 2 in. Caliber (25 Gallon) Cost Estimate: $125 - $175 per unit

shrubs

Yaupon Holly, Ilex vomitoria

Type: Evergreen Mature Size: 8’ - 12’ Tall, 8’ – 12’ Spread Size to Buy: 3 Gallon Cost Estimate: $5 - $15 per unit

Purple Daydream Loropetalum, Loropetalum chinense ‘Purple Daydream’ Type: Evergreen Mature Size: 2’ - 3’ Tall, 3’ – 4’ Spread Size to Buy: 3 Gallon Cost Estimate: $10 - $15 per unit

58

Plant Palette

Dwarf Burford Holly, Ilex cornuta ‘Dwarf Burford’

Type: Evergreen Mature Size: 5’ - 7’ Tall, 6’ – 9’ Spread Size to Buy: 3 Gallon Cost Estimate: $5 - $15 per unit

Glossy Abelia, Abelia grandiflora ‘Rose Creek’ Type: Deciduous Mature Size: 2’ - 3’ Tall, 3’ – 4’ Spread Size to Buy: 3 Gallon Cost Estimate: $10 - $20 per unit

Whirling Butterflies, Gaura lindheimeri ‘Whirling Butterflies’ Type: Herbaceous perennial Mature Size: 1’ - 3’ Tall, 1’ – 3’ Spread Size to Buy: 1 Gallon Cost Estimate: $5 - $10 per unit

GroundCovers/ Perennials

Caladium, Caladium bicolor Type: Herbaceous perennial Mature Size: 1’ - 3’ Tall, 1’ – 3’ Spread Size to Buy: Tray (15 per Tray) Cost Estimate: $2 - $5 per unit

Classic Blue Lilyturf, Liriope muscari ‘Classic Blue’

Type: Herbaceous perennial Mature Size: 1’ – 1.5’ Tall, 1’ – 1.5’ Spread Size to Buy: 1 Gallon Cost Estimate: $2 - $5 per unit

59

Materials

Decorative Banner

Outdoor Deck Lights

60

Street Lights

Top Outdoor Deck Lights

Sandwich Board

Outdoor Accent Lights

STREETSCAPE PALETTE

Black Metal Bench

Wooden Patio

CafĂŠ Tables and Chairs

Curved Accent Bench See page 84 for cost estimates

61

Scuptures

Street Mural

62

STREETSCAPE PALETTE

New C. O. Polk Interactive Sign with LED Display

Stainless-Steel Background

Brick Paving

Concrete See page 84 for cost estimates

63

64

Downtown Arts District The Arts District is a new proposal that can bring heightened attention to the city’s arts. This project represents a major investment in downtown and would increase both commercial and residential development. The Hood Street Art Center could be the first step in developing this area and serve as host for a new city festival featuring artists, live music, and local vendors.

Scope of Work

Downtown Art District Mixed Use Development Potential Multi-story buildings Multi-use open spaces Recommended streetscape and landscape plantings

65

Hood Street art

Center Plan

Phase i The Hood Street Art Center is a beautiful historic building that houses a variety of arts including dance, sculpture, and painting. It will serve as the cornerstone for McDonough’s Arts District.

Phase 1 expands the existing gallery while also accommodating new commercial and residential spaces. The new development should maintain the historic industrial feel of the art gallery to create a cohesive space.

Before 66

n After 67

Hood Street art Center The Hood Street Art Center is made up of two separate developments, a historic cotton mill repurposed into an art gallery and a newer development housing a ballet studio and The Henry Players. The newer development is pushed right against the art gallery and covers a great deal of the historic façade that complements the gallery. It also has no major presence on the corner.

To maintain the history and prestige of the art gallery, the new Hood Street Art Center development should be pushed slightly to the side to create a small space between the gallery and the new development, showcasing the older building’s historic frontage. In addition, the front portion of the development should be kept to one story to avoid overshadowing the historic façade of the art gallery as well as utilizing the materials of brick and steel to have the two structures have a cohesive cornerstone for McDonough.

68

Before

After 69

After 70

Hood Street art Center The back side of the Hood Street Art Center serves as overflow parking and could be a prime location for additional mixed-use development or festival space for new events.

Prior to potential mixed-use development on site, the back of the gallery can be used as event space to accommodate potential festivals or activities hosted by McDonough or the local arts community.

This design also maintains the Quonset hut as a stage for live music or shows for future festivals. After development, this area can be maintained as a plaza that continues to allow for gatherings and potential event or work space.

Before

71

Hood Street art

Center Plan

Phase iI The Hood Street Art Center is a beautiful historic building that houses a variety of arts including dance, sculpture, and painting. It will serve as the cornerstone for McDonough’s Arts District.

After expansion of the Art Center is complete, the adjacent property should also be developed using complementary material to provide additional commercial and residential units. This could be the beginning of a new cohesive Arts District that would build upon McDonough’s arts community while expanding the downtown feel.

Before 72

n After 73

Trees

Natchez Crape Myrtle, Lagerstroemia indica x fauriei ‘Natchez’

Type: Deciduous Mature Size: 15’ - 21’ Tall, 15’ – 21’ Spread Size to Buy: 1.5 in. Caliber (15 Gallon) Cost Estimate: $50 - $120 per unit

Lacebark Elm, Ulmus parvifolia

Type: Deciduous Mature Size: 40’ - 50’ Tall, 25’ – 40’ Spread Size to Buy: 1.5 - 2 in. Caliber (30 Gallon) Cost Estimate: $90 - $150 per unit

74

Plant Palette

Chaste Tree, Vitex agnus-castus

Type: Deciduous Mature Size: 8’ – 10’ Tall, 5’ – 8’ Spread Size to Buy: 1.5 in. Caliber (15 Gallon) Cost Estimate: $35 - $85 per unit

Flowering Dogwood, Cornus florida Type: Deciduous Mature Size: 15’ - 30’ Tall, 15’ – 30’ Spread Size to Buy: 1 - 1.5 in. Caliber (25 Gallon) Cost Estimate: $100 - $150 per unit

75

American Hophornbeam, Ostrya virginiana

Type: Deciduous Mature Size: 25’ - 40’ Tall, 20’ – 30’ Spread Size to Buy: 1.5 - 2 in. Caliber (25 Gallon) Cost Estimate: $125 - $175 per unit

shrubs

Glossy Abelia, Abelia grandiflora ‘Rose Creek’ Type: Deciduous Mature Size: 2’ - 3’ Tall, 3’ – 4’ Spread Size to Buy: 3 Gallon Cost Estimate: $10 - $20 per unit

Whirling Butterflies, Gaura lindheimeri ‘Whirling Butterflies’ Type: Herbaceous perennial Mature Size: 1’ - 3’ Tall, 1’ – 3’ Spread Size to Buy: 1 Gallon Cost Estimate: $5 - $10 per unit

76

Plant Palette

Russian Sage, Perovskia atriplicifolia

Type: Herbaceous perennial Mature Size: 2’ – 4’ Tall, 2’ – 4’ Spread Size to Buy: 1 quart Cost Estimate: $2 - $5 per unit

GroundCovers/ Perennials

Classic Blue Lilyturf, Liriope muscari ‘Classic Blue’

Type: Herbaceous perennial Mature Size: 1’ – 1.5’ Tall, 1’ – 1.5’ Spread Size to Buy: 1 Gallon Cost Estimate: $2 - $5 per unit

Zoysia grass, Zoysia tenuifolia

Type: Turfgrass Mature Size: 3” – 6” Tall, 3” – 6” Spread Size to Buy: 1 Gallon Cost Estimate: $3 - $6 per unit

77

Scuptures

Café Tables and Chairs

78

Patio Umbrella

STREETSCAPE PALETTE

String Lights

Mixed Use Development

Brick Paving

Concrete

See page 86 for cost estimates

79

The Art Walk and the Hood Street Art Gallery are two elements crucial to the formation of the McDonough Arts District. If the city wishes to truly create a cohesive Arts District, it must unify the two areas, which means creating a way for people to easily access both areas by vehicle and on foot. The key to this project is adding floors to the existing parking deck and replacing large surface parking lots in favor of additional mixed-use development and greenspace.

Phase 1 of this process focuses on developing the parking lot between Henry County Magistrate

Courthouse and the parking deck with commercial storefronts and upper story residential that encourage more pedestrian usage of the area. Simultaneously, the parking deck’s capacity will need to grow to accommodate the spaces lost and for future parking needs. These existing surface parking lots provide county owned spaces for development that can incorporate wide sidewalks, street trees, and elements compatible with downtown that encourages McDonough’s growth.

Phase 2 will finish the process of connecting the Art Walk to the Hood Street Art Gallery, creating a

cohesive Arts District. The parking lot west of the Hood Street Art Center should be replaced with mixed-use commercial and residential development. It should also provide for artist needs, including studio spaces, workshops, and gallery and gift shop spaces that can attract locals and visitors alike.

Phase 3 expands the Art District by moving across Hood Street to develop the Car Dealership and

adjacent properties. This area could be developed similarly to the rest of the Arts District offering additional housing and studio space for residents and artists alike.

For inspiration McDonough should look to the city of Duluth, Georgia, who has completely transformed their downtown into a pedestrian paradise. The city started by renovating its historic buildings, followed by the construction of a central green surrounded by infill development. The city now hosts events every weekend on its central green, making it a major tourist destination, and catalyzing major economic growth for the city.

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future Development

Illustrative Master Plan Downtown Duluth Designed by: TSW

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WELCOME TO MCDONOUGH Gateway Plants + Materials

Cost per

Item

Natchez Crape Myrtle, Lagerstroemia indica x fauriei 'Natchez' Purple Daydream Dwarf Loropetalum, Loropetalum chinense ‘Purple Daydream’ Inkberry Holly ‘Shamrock’, Ilex glabra 'Shamrock' Snow Queen Oakleaf Hydrangea, Hydrangea quercifolia 'Flemygea' Yaupon Holly, Ilex vomitoria Classic Blue Lilyturf, Liriope muscari 'Classic Blue' Japanese Garden Juniper, Juniperus procumbens 'Nana' Polished Granite Stainless-Steel Background Ashlar Granite Base Granite Pilar Stone

$50 - $120

Quantity 7

$350-$840

21

$210-$420

$10 - $15

28

$10 - $25

15

$10 - $20 $5 - $15 $2 - $5

$2 - $5 $40-$60 per sq. ft. $150-$200 $400-$700 $60-$90

Total

Price

4

12

8 6 1 1 1

$280-$420 $150-$375 $20-$60 $24-$60

$16-$40 $240-$360 $150-$200 $400-$700 $60-$90

$1,900 - $3,565

*Cost sheet is for estimation purposes only and should not be used as a definative budge for future projects.

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Cost Estimates

Downtown Alleyways

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McDonough Art Walk Item

Natchez Crape Myrtle, Lagerstroemia indica x fauriei 'Natchez' Lacebark Elm, Ulmus parvifolia Savannah Holly, Ilex × attenuata 'Savannah' Flowering Dogwood, Cornus florida American Hophornbeam, Ostrya virginiana Purple Daydream Dwarf Loropetalum, Loropetalum chinense ‘Purple Daydream’ Yaupon Holly, Ilex vomitoria Dwarf Burford Holly, Ilex cornuta 'Dwarf Burford' Glossy Abelia, Abelia grandiflora 'Rose Creek' Whirling Butterflies, Gaura lindheimeri 'Whirling Butterflies' Caladium, Caladium bicolor Classic Blue Lilyturf, Liriope muscari 'Classic Blue' Decorative Banner

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Brick Pavers Curved Bench Crosswalks Outer Deck Lights Top Deck Lights Metal Bench

Cost per

Quantity

Price

$50 - $120

13

$650 - $1,560

$75 - $125

3

$225 - $375

$125 - $175

5

$90 - $150

$100 - $150

4

$360 - $600

4

$400 - $600

$10 - $15

12

$120 - $180

$5 - $15

10

$5 - $15

$10 - $20

12 20

$625 - $875 $60 - $180 $50 - $150

$200 - $400

$5 - $10

25

$125 - $250

$2 - $5 $500 - $700 $200 - $300 per 4x8 Unit $800 - $1,200 $600 - $2,000 $150 - $250 $200 - $350 $150 - $250

48 1

$96 - $240 $500 - $700

Cost Estimates

$2 - $5

2

~12 1 3 25 6 1

$4 - $10

~$2,400 - $3,600 $800 - $1,200 $1,800 - $6,000 $3,750 - $6,250 $1,200 - $2,100 $150 - $250

Ilex vomitoria $5 - $15 12 $60 - $180 Dwarf Burford Holly, Ilex cornuta 'Dwarf Burford' $5 - $15 10 $50 - $150 Glossy Abelia, Abelia grandiflora 'Rose Creek' $10 - $20 20 $200 - $400 Whirling Butterflies, Gaura lindheimeri 'Whirling Butterflies' $5 - $10 25 $125 - $250 Caladium, Caladium bicolor $2 - $5 2 $4 - $10 Classic Blue Lilyturf, Price Cost per$2 - $5 Quantity ItemBlue' Liriope muscari 'Classic 48 $96 - $240 Natchez Crape Myrtle, Decorative Banner $500 - $700 1 $500 - $700 Lagerstroemia indica x fauriei 'Natchez' $50 - $120 13 $650 - $1,560 $200 $300 Lacebark Elm, Brick Pavers per 4x8 Unit ~12 ~$2,400 - $3,600 Ulmus Curvedparvifolia Bench $90 - $150 4 $360 - $600 $800 - $1,200 1 $800 - $1,200 Savannah CrosswalksHolly, $600 - $2,000 3 $1,800 - $6,000 Ilex × attenuata 'Savannah' Outer Deck Lights $75 - $125 3 $225 - $375 $150 $250 25 $3,750 - $6,250 Flowering Dogwood, Top Deck Lights $200 - $350 6 $1,200 - $2,100 Cornus florida Metal Bench $100 4 $400 $150 - $150 $250 1 $150 - $600 $250 American Murals Hophornbeam, $2,000 - $8,000 3 $6,000 - $24, 000 Ostrya virginiana Wooden Patio $125 5 $625 - $500 $875 $35 - $50 per- $175 sq.ft. ~10 ~$350 Purple Daydream Dwarf Loropetalum, Café Table and chairs $50 - $100 4 $200 - $400 Loropetalum chinense ‘Purple Daydream’ Sandwich Board $10 12 $120 $20 - $15 $40 1 $20- -$180 $40 Yaupon Holly, Sculptures $1,500 - $5,500 8 $12,000 - $44,000 Ilex vomitoria Stainless Steel Background $5 - $15 12 $60 - $180 $150-$200 1 $150-$200 Dwarf Burford Stone Sign withHolly, LED Lights $400 - $800 1 $400 - $800 Street Lights $1,000 $3,000 Ilex cornuta 'Dwarf Burford' $5 - $15 10 - $150 6 $6,000$50 - $18,000 Glossy Abelia, Total $38,635 - $113,460 Abelia grandiflora 'Rose Creek' $10 - $20 20 $200 - $400 Whirling Butterflies, Gaura lindheimeri 'Whirling Butterflies' $5 - $10 25 $125 - $250 Caladium, Caladium bicolor $2 - $5 2 $4 - $10 Classic Blue Lilyturf, *Cost sheet is for estimation purposes budge projects.

Liriope muscari 'Classic Blue' only and should not be used as a$2definative - $5 48 for future $96 - $240 Decorative Banner $500 - $700 1 $500 - $700 $200 - $300 Brick Pavers per 4x8 Unit ~12 ~$2,400 - $3,600 Curved Bench $800 - $1,200 1 $800 - $1,200 Crosswalks $600 - $2,000 3 $1,800 - $6,000 Outer Deck Lights $150 - $250 25 $3,750 - $6,250 Top Deck Lights $200 - $350 6 $1,200 - $2,100 Metal Bench $150 - $250 1 $150 - $250

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Downtown Arts District Art District Plants + Materials

Item

Natchez Crape Myrtle, Lagerstroemia indica x fauriei 'Natchez' Lacebark Elm, Ulmus parvifolia Chaste Tree, Vitex agnus-castus Flowering Dogwood, Cornus florida American Hophornbeam, Ostrya virginiana Glossy Abelia, Abelia grandiflora 'Rose Creek' Whirling Butterflies, Gaura lindheimeri 'Whirling Butterflies' Russian Sage, Perovskia atriplicifolia Classic Blue Lilyturf, Liriope muscari 'Classic Blue' Zoysia grass, Zoysia tenuifolia

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Cost per

Quantity

Price

$50 - $120

7

$350 - $840

$35 - $85

7

$245 - $595

$90 - $150

4

$360 - $600

$100 - $150

12

$1,200 - $1,800

$10 - $20

30

$300 - $600

$125 - $175

$5 - $10 $2 - $5 $2 - $5

10

42

38 52

$1,250 - $1,750 $210 - $420

$76 - $190

$104 - $260

$3 - $6 ~800 ~$2,400 - $4,800 $200 - $300 per 4x8 Unit Brick Pavers ~18 ~$3,600 - $5,400 $50 - $75 per sq. yd.

Concrete ~35 $1,750 - $2,625 Chairs purposes only and should not be $50 - $100 $600 projects.

- $1,200 *Cost CafĂŠ sheetTable is for and estimation used as a definative12budge for future Sculpture $1,500 - $5,500 3 $4,500 - $16,500 100' for $50 - $150 String Lights ~1000 $500 - $1,500 Patio Umbrella $25 - $50 3 $75 - $150

Cost Estimates Total

$17,520 - $39,230

Perovskia atriplicifolia Classic Blue Lilyturf, Art District Plants + Materials Liriope muscari 'Classic Blue' Zoysia grass, Item Zoysia tenuifolia Natchez Crape Myrtle, Lagerstroemia Brick Pavers indica x fauriei 'Natchez' Lacebark Elm, Ulmus parvifolia Concrete Chaste Tree, CafĂŠ Table and Chairs Vitex agnus-castus Sculpture Flowering Dogwood, Cornus florida String Lights Patio Umbrella American Hophornbeam, Ostrya virginiana Glossy Abelia, Abelia grandiflora 'Rose Creek' Whirling Butterflies, Gaura lindheimeri 'Whirling Butterflies' Russian Sage, Perovskia atriplicifolia Classic Blue Lilyturf, Liriope muscari 'Classic Blue' Zoysia grass, Zoysia tenuifolia

$2 - $5

38

$2 - $5

52

Cost per $3 - $6 Quantity ~800

$200 - $300 per 4x8 Unit $50 - $120 $50 - $75 per -sq. yd. $90 $150 $50 - $100 - $85 $1,500$35 - $5,500 100' for $50 - $150 $100 $25 - $50 $125 - $175 Total $10 - $20

Brick Pavers

Item

Concrete Phase I Development CafĂŠ Table and Chairs Sculpture Phase II Development

PhaseLights III Development String Patio Umbrella

Flowering Dogwood, Cornus florida American Hophornbeam, Ostrya virginiana Glossy Abelia, Abelia grandiflora 'Rose Creek'

$2 - $5 $2 - $5

$104 - $260

Price - $4,800 ~$2,400

7 ~18

$350 - $840 ~$3,600 - $5,400

12 ~1000 3 10

$1,200 $1,800 $500 - $1,500 $75 - $150 $1,250 - $1,750 $17,520 - $39,230

Mixed-use Development $5 - $10

$76 - $190

4 ~35 12 7 3

30

42

38 52

$360 - $600 $1,750 - $2,625 $600 - $1,200 $245 - $595 $4,500 - $16,500

$300 - $600

$210 - $420

$76 - $190

$104 - $260

$3 - $6 ~800 ~$2,400 - $4,800 $200 - $300 Cost4x8 perUnit Quantity Price - $5,400 per ~18 ~$3,600 $50--$200 $75 $100 $7,500,000 per ~35 $1,750 - $2,625 persq.sq.yd. ft. $15,000,000 ~75,000 $50 $100 12 $600 - $1,200$100 - $200 $11,500,000 $1,500 per - $5,500 3 $4,500 - $16,500 sq. ft. ~115,000 $23,000,000 $100 - $200 $1,800,000 100' for per sq. ft. $3,600,000 ~18,000 $50 - $150 ~1000 $500 - $1,500 $25 $50 3 $75 - $150 Total $20,800,000 - $41,600,000

Total

$17,520 - $39,230

$100 - $150

12

$1,200 - $1,800

$10 - $20

30

$300 - $600

$125 - $175

10

$1,250 - $1,750

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Total:

$70,415 - $192,460

Total (Including Development):

$20,870,415 - $41,792,460

*Cost sheet is for estimation purposes only and should not be used as a definative budge for future projects.

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Carl Vinson Institute of Government

The University of Georgia 201 Milledge Avenue Athens, GA 30602 (p) 706.542.2736 (f) 706.542.9301 www.vinsoninstitute.org

Danny Bivins

Georgia Downtown Renaissance Fellows Supervisor Carl Vinson Institute of Government dbivins@uga.edu

Devin Butler

Georgia Downtown Renaissance Fellow, Project Manager UGA College of Environment & Design devin.butler25@uga.edu (p) 404.437.9373

Contact Information

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