Douglasville Downtown Master Plan 2025

DECEMBER

ACKNOWLEDGMENTS

CITY OF DOUGLASVILLE

Rochelle Robinson, Mayor

Terry Miller, City Council Ward 1

Nycole Miller, City Council Ward 2

Elena Hudson, City Council Ward 2

Dr. Lashun Burr Danley, City Council Ward 3

Sam Davis, City Council Ward 3

Chris Watts, City Council Ward 4

Howard Estes, City Council Ward 5

Marcia Hampton, City Manager

Chelsea Jackson, Deputy City Manager

Shayla Reed, Community Development Director

Adam Williamson, Principal-in-Charge

Ryan Snodgrass, Project Manager

Alanna Fairburn, Project Planner

Tia Maxwell-Farmer, Project Planner

Michael S. O’Brien

Alex Hofelich

Ran Zhang

Todd Noell

David Laube

Ben King

Hall

INTRODUCTION

STUDY AREA & INTENT

STUDY AREA

Nestled in the heart of Douglas County and approximately 20 miles west of Atlanta, the City of Douglasville is a vibrant and growing community home to nearly 37,948 residents. Douglasville stands as a thriving suburban enclave offering residents and visitors a blend of small-town charm and modern amenities. Its proximity to Interstate 20 makes it a convenient shopping destination for visitors from Atlanta and Birmingham.

Douglasville’s downtown has undergone change over the years which includes becoming a Main Street community in 2000, implementing programming and events, and the recently completed Douglasville Town Green and amphitheater. Despite its growth and development, Douglasville remains committed to preserving its culture and fostering a strong sense of community. Through recent planning initiatives and public engagement, the City continues to honor its past while embracing a path towards a better future for its downtown.

INTENT

The City of Douglasville wanted to embark on an updated master planning effort to ensure that the downtown reaches its full potential. They entrusted the consultant team compromised of TSW, AECOM, Nickel Works, Noell Consulting Group and The Writing Pad with updating the currently adopted 2017 Downtown Master Plan for Downtown Douglasville.

The intent of this plan is to envision strategies to stimulate economic growth within the downtown area, enhance transportation options through pedestrian friendly streetscapes and improved connectivity, and outline actionable steps and guidelines to achieve future development projects.

DOUGLASVILLE CITY HALL

DOUGLASVILLE TOWN GREEN

THE PROCESS

The Douglasville Downtown Master Plan process was a 9-month process, starting in January of 2024. The process included three engagement efforts: a Public Kick-off Meeting on March 28, 2024, a Public Community Workshop on May 9, 2024, and a Public Final Plan Open House on August 22, 2024.

CURRENT DOWNTOWN PLANS

The City of Douglasville has completed 11 plans that contribute to the updated Douglasville Downtown Master Plan. These previous plans were reviewed prior to starting the planning process.

DOWNTOWN MASTER PLAN (2017)

The previous Douglasville Downtown Master Plan, completed in 2017, outlined multiple project recommendations for downtown improvements. One major recommendation that was recently implemented was the transformation of the former County jail site into a town green and amphitheater. This project was identified as a short-term recommendation, with the Douglasville Town Green and GreyStone Amphitheater officially opened in 2023. Some other key action items include:

• Pursue infill and mixed-use development

• Construct a dog park and shade structure at Worthan Park

• Build a hotel downtown

• Create financing efforts & incentives for developers

• Recruit more restaurants and retail options

• Implement pedestrian and streetscape improvements

• Improve on-street parking & walkability

• Enhance beautification & landscaping efforts

• Generate more public events

NORTHSIDE REDEVELOPMENT PLAN (2018)

The Northside Redevelopment Plan details a new land use framework that establishes how future commercial and residential patterns will interact with proposed streets. The recommendations are organized by reinforcement strategies (initiatives that reinforce community strengths and resident safety) and cultivation strategies (initiatives designed to attract new residents, visitors, and opportunities). Key strategies include:

• Stabilize neighborhood blight

• Reinvest in housing

• Promote mixed retail and commercial options

• Provide access to medical and health care services

• Offer incentives for mixed-use development

• Invest in improving current parks and creating new ones

• Connect downtown area across railroad tracks

• Provide safe and clean multimodal options

• Improve accessibility to schools and parks

DALLAS HIGHWAY LIVABLE CENTERS INITIATIVE (LCI) STUDY (2019)

The Dallas Highway LCI Study reimagines the corridor through land use, zoning, and transportation strategies. The plan used five guiding principles to generate recommendations: connectivity, diversity, placemaking, safety, and multimodal transportation. Major recommendations from the study include:

• Expand existing 5-foot sidewalks to 10-feet to accommodate bicycle and pedestrian users

• Install a raised intersection, parklet/plaza, and gateway feature at the intersection of Strickland Street and Dallas Highway

• Designate the remaining mill house properties along Dallas Highway as historic sites

• Rezone sites into activity nodes

• Complete street improvements

DOUGLASVILLE REDEVELOPMENT PLAN TAX ALLOCATION DISTRICT (TAD) #1 (2019)

The Redevelopment Plan was created to present the justification, fiscal data and proposed projects that could result in the establishment of TAD #1. The plan was adopted and the TAD #1 was formed in 2019. The redevelopment projects that the plan proposes include:

• Relocating City Hall to a new location, allowing the current building can be repurposed for retail and office uses

• Increasing residential density

• Encouraging neighborhood scale retail and services

• Establish rehabilitation incentives for existing multi-family housing

DOWNTOWN PUBLIC ARTS MASTER PLAN (2020)

The Downtown Public Arts Master Plan sets a clear vision for public art in the community that can be strategically executed in the downtown core. The vision set forth is backed up by a strong set of policies and guidelines. In addition to project recommendations, the plan identifies locations where public art is applicable. The priority action plan describes next steps for project recommendations, some of which include:

• Complete an inventory of existing public art and develop a maintenance plan for the existing pieces

• Collaborate with local schools to create programming that utilizes and features commissioned public artists

• Create a volunteer program to engage non-artists to assist with events and installations

• Explore funding opportunities

NORTHSIDE TRAIL PLAN (2020)

The outcome of the Northside Trail Plan established a framework plan for investing in non-vehicular infrastructure that prioritizes pedestrian and bicycle connectivity. The plan proposes a 10-mile trail network that would transform eight vehicular-centric roadways into multimodal green infrastructure corridors, connecting residents to downtown amenities. The plan also identifies locations for major and minor trailheads.

PEDESTRIAN AND BICYCLE

CONNECTIVITY PLAN (2020)

The purpose of the Pedestrian and Bicycle Connectivity Plan is to prioritize and promote active transportation to boost its economy and health of its citizens. This plan resulted in 122 project recommendations, some of which include:

• Fairburn Road Complete Street

/ Veterans Memorial Highway

Shared Use Path

• Identifying four trail loops, the Greater Downtown Loop, Arbor

Place Loop, Little Aneewakee Loop, and Sweetwater Creek Loop

• Closing sidewalk gaps

FAIRBURN ROAD CORRIDOR STUDY (2020)

The overarching vision of the Fairburn Road Corridor Study is to pro mote health and wellness, economic development, redevelopment, and environmental stewardship. The plan identifies Fairburn Road as a key link between downtown Douglasville and SR92, highlighting its lack of connectivity. The plan recommends:

• Converting a segment of Fairburn Road into a local street

• Executing streetscape and pedestrian improvements

• Implementing more on-street parking efficiently

• Reducing traffic congestion

DOUGLASVILLE HOUSING ASSESSMENT (2021)

The purpose of the Douglasville Housing Assessment is to provide an in-depth understanding of housing conditions and challenges in Doug lasville and to recommend strategies to address those issues. Recom mendations in the plan include:

• Promoting a mixed-use and mixed-income downtown and sur rounding area that facilitates the ability to live, work and play in the area

• Evaluating and developing specific zoning code changes to accomplish housing goals throughout the City

• Advocating for neighborhood and housing stability

• Ensuring the local government assumes a more active role in housing development

• Expanding community understanding of housing issues

DOUGLASVILLE COMPREHENSIVE PLAN UPDATE (2023)

Douglasville recently updated its Comprehensive Plan in 2023, building on the foundation of the 2018 plan. A major component of the plan is the updated character areas, which serve as a tool for guiding

PROJECTFOCUSAREA

SITE CONTEXT

ZONING

The City of Douglasville’s zoning ordinance regulates land use decision-making to ensure the future quality of life for residents in Douglasville. All land use and development proposals must conform to the City of Douglasville’s Comprehensive Plan and Code of Ordinances. There are 10 key zoning districts within the study area, includig three residential zoning districts.

Central Business District

There are numerous properties zoned Central Business District along Church Street and Veterans Memorial. This district is dedicated to pedestrian-friendly areas near commercial uses. Residential uses are appropriate when in mixed-use buildings where the residential does not occupy the ground floor.

General Commercial District

A significant portion of the study area is zoned General Commercial, particularly around Fairburn Road. This district allows higher density uses than the Central Business District and the Neighborhood Commercial District.

Light Industrial District

Only a handful of parcels in the study area are zoned Light Industrial. These include a block north of Strickland and two abutting parcels with frontage on both Front Street and Veterans Memorial.

Neighborhood Commercial District

There are a small number of parcels zoned Neighborhood Commercial within the study area. This district is intended to provide retail areas suitable for surrounding residential neighborhoods.

Residential Zoning Districts R-2, R-3, R-4

Another prominent zoning district is single-family residential. These parcels are located mostly south of the downtown core of the study area. The differences between the three residential zones are that R-2 does not allow more than two units per acre, R-3 has a minimum development site size of two acres, and R-4 allows single-, two-, three-, and four- family residences with a minimum development size of two acres and 50% of the units in single-family detached dwellings.

Office Institutional District

Some properties in the study area are zoned as Office Institutional, where accountants, insurance agencies, and other professional services operate without the sale, storage, or processing of merchandise.

Planned Residential Development District

Intended to encourage attached apartment dwellings, the Planned Residential Development (PRD) district allows for high-density development on sites two acres or greater, as recommended by the Comprehensive Plan. There is one site (seven contiguous parcels ~.7ac) zoned PRD within the study area.

Public-Semi Public District

There are some properties zoned Public-Semi Public throughout the study area and they are mainly centralized along Church Street and Veterans Memorial. Some of these parcels are owned by the City of Douglasville or Douglas County.

Historic District

The study area consist of two overlay districts, Historic Residential and Historic Commercial. The districts are established to preserve and enhance the historic qualities of both historic residential and downtown areas. A key aspect of the Historic overlay district allows for single-family detached residential, with minimal conditions regardless of the base zoning.

ZONING DISTRICTS

FUTURE LAND USE

The Future Land Use map is derived from the character areas map in the 2023 Douglasville Comprehensive Plan. Three character areas are designated for the study area: Traditional Neighborhood, Downtown Activity Center, and Community Activity Center.

Traditional Neighborhood

The majority of the study area is designated as Traditional Neighborhood, characterized by historic development patterns of residential neighborhoods with higher density and smaller lots. Not only does this area emphasize design standards that reflect Douglasville, but they are focused on infill opportunities. This character area also includes measures to prevent gentrification as redevelopment occurs. The Traditional Neighborhood designation intends to provide a variety of safe and affordable housing types for all income levels, maintain safe and healthy housing, and foster smart growth that protects Douglasville’s small-town sense of place.

Downtown Activity Center

Douglasville has made progress in defining a downtown area - the Future Land Use map characterizes a large portion of the study area as the Downtown Activity Center. This area is made up of government offices, the Conference Center, public gathering spaces, commercial uses, and a limited number of existing single-family detached dwellings are also included. It is a pedestrian-friendly zone, and the vision is to limit vehicular access for specific activities.

Community Activity Center

A significant number of parcels along Fairburn Road are labeled as the Community Activity Center area. This area is characterized by access to goods, services, and entertainment at a neighborhood scale. The character area is also defined as having heavy pedestrian access. While there are existing sidewalks along Fairburn Road, it is not currently a comfortable and safe environment for pedestrians.

FUTURE LAND USE

COMMUNITY RESOURCES

Community resources are vital components of a downtown area because they provide necessary services and amenities that support the well-being of the community. There are several community resources existing in the study area that attract residents and visitors. It is important to have consistent connectivity – pedestrian and vehicular – to foster safe routes between these available resources.

Civic/Institutional Resources and Schools

Civic resources include public services such as the post office, City Hall, and the fire station. These resources are all within a 10-minute walk of City Hall. The study area is also home to one school, the former Heirway Christian Academy. This is a small private faith-based school with approximately 150 students. Just outside the study area is the Douglas County Public Library and the public Douglas County High School which serve approximately 1,970 students.

Parks & Recreation

The study area has three public parks: Douglasville Town Green, Worthan Park, and the Mill Village Park. Additionally, O’Neal Plaza is home to public and private events. There is a community garden at the eastern edge of the study area, which is next to the Mill Village Raised Gardens.

COMMUNITY RESOURCES

A weekend concert at the Douglasville Town Green brings energy and excitement to Downtown Douglasville.

Heirway Christian Academy Douglasville City Hall

Office

Department Station #10

Douglas County Museum of History & Art Georgia National Guard

PEDESTRIAN & BICYCLE CONNECTIVITY

Like many towns across Georgia, Douglasville was originally established as a commerce hub owing to its strategic location along an active railroad line traversing the city and its relationship to the City of Atlanta. Railroads have traditionally brought about various economic and transportation advantages to a city. However, from a connectivity perspective, railroads often create barriers to connectivity within a city, town, or community. Today, the existing railroad line is still active, and therefore the connectivity barrier for pedestrians, cyclists and vehicles still exists. Additionally, there is only one railroad crossing within the study area, McCarley Street, which is not fully ADA-compliant and tends to cause operational deficiencies during the peak hours of the day.

Downtown Douglasville has a well-gridded downtown providing opportunities for better connectivity and on- street parking. Many streets lack a complete network of sidewalks and bike transportation facilities. All streets within the project study area are off-system or local streets, except for State Route 78, also known as Veterans Memorial Highway.

Our team utilized an integrated approach addressing land use, economic analysis, and transportation holistically. This approach provides for a master plan which considers all these factors in determining the final recommendations.

Sidewalks

Within the study area of downtown Douglasville, there is an incomplete network of sidewalks and pedestrian facilities including ADA ramps and crosswalks. Sidewalks are needed within a downtown area to reduce the dependence of vehicles as well as they provide equitable modes of transportation. The absence or incompleteness of sidewalks presents significant challenges for individuals with disabilities,

often forcing pedestrians to travel on the shoulder, walk in the street, turn back, or seek alternative routes. The American Disabilities Act (ADA) mandates that sidewalk cross slopes should not exceed 2%” and should not exceed the longitudinal grade of a street/road when the sidewalk is adjacent. By completing the sidewalk network, it will provide equitable transportation facilities for all, enhance safety, and promote more active transportation modes influencing the health and welfare of the citizens and visitors. Additionally, providing a complete network of sidewalks will encourage and promote a more walkable environment for downtown.

Cycling Facilities

Downtown Douglasville has a lack of bicycle facilities within the study area. Two facilities exist: one is a new shared use path adjacent to the Douglasville Town Green, the other identified cycling facility is located adjacent to Douglas County High School. The latter is substandard and should be widened to accommodate both pedestrians and cyclists or converted into a sidewalk. Introducing more cycling facilities promotes health and wellness through active transportation. Additionally, encouraging the use of bike facilities over driving can improve air quality over time.

Town Green

Mill Village Park

Worthan Park

DOUGLASVILLE CITY HALL

PEDESTRIAN & BICYCLE CONNECTIVITY

Large curb cuts along Church Street add to the disconnected sidewalk network downtown.

SAFETY & TRAFFIC

Crash data

Using the Georgia Electronic Accident Reporting System (GEARS), analysis of data from 2013 to 2024 indicated that the majority of crashes occurred along Highway 78/Veterans Memorial Highway and Fairburn Road within the project study area. In 2021, there was one fatality (K) at the intersection of Campbellton Street and Woodrow Avenue. Additionally, our analysis of GEARS data identified several intersections as collision or crash hotspots, with significant concerns for serious injuries. Notably, the intersections at Fairburn Road and Dorris Road, Rose Avenue and Veterans Memorial Highway, Campbellton Street and Veterans Memorial Highway, and Dallas Highway and Parker Street have garnered particular attention for serious crashes. To address these challenges and enhance safety, implementing measures such as enhanced signage, signal optimization, and improved and/or raised pedestrian crossings could be considered as mitigation measures. Additionally, road diets have been effective in improving safety and accommodating equitable modes of transportation which should be a consideration when feasible.

AADT (Annual Average Daily Traffic)

The volume of cars, measured by Annual Average Daily Traffic (AADT), provides an estimate of how many vehicles travel on a specific road. While AADT gives a rough measure of volume, it does not capture nuances such as the difference between regular traffic and peak hour volume. However, it offers transportation planners valuable data to further evaluate and optimize the use of transportation facilities. Not all streets and roads serve the same purpose; some are primarily used for moving goods and services, while others, like those in the downtown Douglasville study area, can accommodate multiple modes of transportation, such as cycling and pedestrian facilities, that are safe and accessible. It is important to note that street trees, site furniture, and pedestrian-scaled lighting are essential for creating a pleasant environment that encourages active transportation, including sidewalks, trails, cycle tracks, protected bike lanes, and shared-use paths.

SAFETY & TRAFFIC

PARKING

Approximately 650 public parking options are available within the downtown Douglasville study area, including surface parking, structured parking, and on-street parking spaces. The variety of available parking enhances convenience, providing residents and visitors with easy access to the area’s attractions and businesses. However, with the construction of the new Douglasville Town Green, parking may become insufficient during major events.

Currently, public parking is available free of charge. During large weekend events, shuttles transport people to downtown from locations with additional parking, such as Douglas County High School.

MARKET REALITY

The Downtown Douglasville Study Area is well-positioned for new growth from a regional perspective, benefiting from its relatively central location within the metro area and proximity to over 76,000 well-paying jobs (those paying $40,000 or more annually) within 10 miles. Many of these jobs are located along the I-20 corridor in Fulton Industrial and are in logistics, warehousing, and service sectors.

Approximately one-fourth of Douglasville residents commute within 10 miles of their homes, while another 50% commute between 10 and 24 miles to employment cores such as Hartsfield-Jackson, Downtown and Midtown Atlanta, and Cumberland-Galleria. These cores offer a wider range of office-based jobs, including roles in technology, finance, professional services, and government.

Strong regional access indeed is a factor in attracting residential and commercial growth and highlights the study area’s level of convenience. Somewhat missing from the study area today, however, is a stronger sense of lifestyle, which is challenging on a local level with a lack of residents living in and adjacent to the Study Area, and the challenges created by fronting on a regional highway lined with railroad tracks.

The latter factor, in particular, tempers a sense of place along Highway 78, the traditional front door of Downtown Douglasville.

While improvements to Highway 92 have enhanced north-south access around the Study Area, the highway also acts as a bypass for Downtown. Combined with the restrictions of some local railroad crossings, this creates a challenging situation for local access and the visibility needed for commercial uses to thrive.

NNoell Consulting Group (NCG) compared a five-mile radius around Downtown Douglasville to to comparable radii around six other suburban downtowns, including Powder Springs, Acworth, Fayetteville, Kennesaw, Lawrenceville, and Snellville, to assess the relative health of Downtown Douglasville in the market. As shown in the following table, Downtown Douglasville lags behind the averages of these peer areas in most categories, including nearby housing, incomes, the

presence of quality jobs, home prices, 55+ residents, and households earning $100k+ annually.

While these lower scores do indicate the Study Area does have more challenges in thinking about redevelopment and revitalization efforts (i.e. a more significant lift), it by no means says redevelopment and growth isn’t possible, just that expectations, potential product types, etc. need to be appropriately scaled, targeted, and located within the study area to take advantage of the strengths the study area possesses.

The City is already making significant investments in the Study Area by relocating the jail and developing the new amphitheater and smaller gathering spots along Church Street. Enhancing the sense of place and vibrancy through physical planning and transportation improvements will be critical in attracting private investment and creating a truly dynamic downtown.

In this context, understanding which land uses and product types are most viable becomes essential. The following section summarizes the key potential land uses under consideration in the Study Area, representing the greatest opportunities both in the near term and over time.

RENTAL RESIDENTIAL

This land use has been a logical starting point for most development efforts in comparable suburban downtowns such as Kennesaw, Lawrenceville, Snellville, and Powder Springs. Rental product allows future residents to “test drive” a re-emerging downtown location and is often more feasible to develop and less challenging logistically to develop than for-sale residential.

The product delivered in most of these downtowns has typically been surface-parked garden and urban garden developments, often with elevators, and this will likely be the case for the first phase of development in Douglasville. While an RFP was previously issued for land next to the amphitheater, the site was not large enough to allow for feasible development at that time. Expanding that site or identifying a location closer to Highway 92 and Fairburn Road appears to present a stronger opportunity. As value creation continues in the study area, multi-family housing will increasingly represent a promising opportunity for Douglasville.

FOR SALE RESIDENTIAL

Homeownership rates in and around the Study Area have declined significantly, making the introduction of new for-sale properties more challenging. This underscores the need to develop housing in highly-amenitized, walkable locations to attract potential buyers.

Attached product, likely townhomes, is the most suitable option for the Study Area. Despite rising prices for detached homes, very little for sale attached housing has been built in the I-20 West corridor over the past five to ten years. People typically buy attached homes for two main reasons: as a more affordable alternative to single-family homes and for the lifestyle offered in highly-amenitized locations. Developing such a location—walkable to restaurants and shops, and possibly adjacent to park space, like the existing amphitheater-adjacent site—will help provide the amenities that attract buyers, similar to what is available in nearby Tributary.

Previous NCG research in Downtown Lawrenceville found that among households with incomes above $75,000, approximately 78% prefer a location that is walkable to dining and shopping, and 64% are willing to trade private outdoor space (such as a yard) for proximity to a park. Both of these attributes are present in Downtown Douglasville..

COMMERCIAL RETAIL

Downtown Douglasville retail largely serves as a local-serving function, with few restaurants drawing from beyond the local market. Retail in the Study Area is heavily tilted toward restaurants and dining, although more true retail (dry goods) can be found along Fairburn Road. Surprisingly, retail employment (best proxy for sales/square feet as a comparison) in the Study Area comprises a greater share of five-mile retail employees (2.8% vs. avg of 1.0%) among seven downtown areas examined metro-wide (Lawrenceville, Duluth, Woodstock, Alpharetta, Suwanee, Canton, and Marietta). Conversely, dining is slightly below average relative to these seven markets (4.5% of fivemile dining employees being in Downtown Douglasville relative to a 4.9% average among the other downtowns examined. This points to the potential for more dining opportunities in the Downtown Study Area going forward.

Challenging for dry goods retailers is the road network and traffic volumes, as well as parking and parcel sizes, all of which temper opportunities for more significant retailers to come into the study area anywhere except along Fairburn Road. Restaurants, meanwhile, are more accepting of street parking, park-fronting locations, and more of a destination environment and have all been the commercial focus of other downtowns.

COMMERCIAL OFFICE

The I-20 West office market is relatively small and not particularly active, as it lacks the two key factors that typically drive office locations: proximity to where executives live and access to highly walkable, lifestyle-driven areas. As a result, most office demand in the corridor is local-serving, with tenants such as realtors, medical offices, local accountants, and attorneys.

Despite the lack of a large-scale office market along I-20 West, Downtown Douglasville’s capture of office-using firms is above average compared to other area downtowns, particularly in its share of five-mile radius employees working in professional services, finance, insurance, and real estate firms. Many of the comparison cities are located on Atlanta’s northside, where a higher concentration of larger, regional, or national-serving firms are situated.

In the short term, office space is unlikely to be a significant driver of growth. However, it could present an opportunity in the future as the Downtown area becomes more amenitized and a stronger sense of lifestyle is developed in the core.

COMMUNITY VISION & CONSENSUS

The planning team engaged the community through multiple outreach efforts to better understand the goals and preferences for downtown Douglasville. These efforts included a public kick-off meeting, a community workshop, a pop-up event, and a final public open house.

The timeline below illustrates how these community events aligned with the overall planning process. The following pages provide a detailed look into each event and the feedback received. This input, combined with the existing conditions analysis, helped define project goals and ultimately guided the recommendations outlined in Chapter 4.

PROJECT TIMELINE

On March 28, 2024, the planning team kicked off the Douglasville Downtown Master Plan’s first public meeting at the Douglasville Conference Center. The team kicked off the meeting with a presentation that informed the public of the existing land use and transportation conditions and preliminary economic conditions. After the meeting, attendees engaged in a series of activities designed to gather feedback on the community’s goals and priorities.

Project Priority Map Survey

During the kick-off meeting, attendees were asked to review a set of proposed projects from the previous planning studies. Participants were asked to place a green flag on the top three projects they wanted to see implemented and a red flag on the projects they considered lower priority.

Description:

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Favorite Things & Aspirations

In addition to the Project Priority Map Survey, attendees participated in an activity to share their favorite aspects of downtown Douglasville and their aspirations for its future. Each participant was given a green card and a red card with these questions. Once completed, the planning team categorized the responses into one of four framework categories: Land Use and Development, Arts and Culture, Transportation, or Economic Development.

LAND USE & DEVELOPMENT TRANSPORTATION

ARTS

& CULTURE

FAVORITE THING:

FAVORITE

THING:

Douglasville Town Green & Amphitheater Free parking downtown

More residential options downtown More connected sidewalks and bike paths

FAVORITE THING:

Amphitheater Events

ECONOMIC DEVELOPMENT

Locally-owned businesses

More familyfriendly activity events that appeal to children and teens

High-end restaurants and nightlife

COMMUNITY WORKSHOP

The Community Workshop was held on May 9, 2024 at the Douglasville Conference Center. Due to inclement weather, event turnout was low, spurring staff to host a pop-up event the following month to capture additional feedback. The workshop began with a brief presentation to educate the public on the project, explain what the team heard at the Public Kick-Off meeting, and to share the benefits and differences between a BID and a CID in Douglasville.

Following the presentation, the planning team facilitated a group discussion on potential streetscape concepts and development opportunities. For the development opportunities, attendees were asked to select what product types (such as multi-family, townhouse, and office) they would prefer to see in each development area. Below is a summary of the results.

WEDNESDAY WIND DOWN POP-UP

OPEN HOUSE

The planning team participated in the Wednesday Wind Down Concert event on June 26, 2024 at the Douglasville Town Green, where residents provided input on land use and transportation concepts. The team displayed proposed development areas and frameworks based on previous community feedback, asking attendees for comments on major improvements. Additionally, 79 participants were surveyed about their priorities for the area’s future.

Survey Results

The Open House event was held on August 22, 2024 to provide residents with an opportunity to comment on the draft Douglasville Downtown Master Plan. The event began with a presentation that outlined the framework and concept plans developed based on feedback to date, followed by an open house session.

The survey, administered by the planning team and city staff, was a brief, eight question activity to gather information about residents current perceptions about the Downtown area, and what they would like to see in the future. Major takeaways include:

• More than half of participants visit the Downtown Area less than once a month

• There is an overwhelming desire for an equal mix of daytime and evening entertainment

• 50% of respondents stated night time entertainment, casual dining, and fine dining would be catalysts for visiting Downtown Douglasville more often

• Other specific desires include activities for children and grocery stores

Boards around the room displayed all the recommendations for the future of downtown Douglasville. These ideas came from previous public input, previous plans, and the planning team. Participants were able to comment on specific recommendations and suggest edits. Overall, the responses were extremely positive.

Public Comments

Attendees shared various comments in the concepts. Major comments include desires to:

• Implement ADA accommodations, especially in greenspaces

• Remain sensitive to density near existing neighborhoods

• Pursue active park developments with amenities like basketball and pickleball

• Develop retail along the frontage of buildings along Veterans Memorial Highway.

Consultant team discussing draft recommendations with residents at the Wind Down Wednesday event.

Community members share their thoughts on the final draft of the framework and concept plans.

GOALS & OBJECTIVES

The vision for Downtown Douglasville was established in the 2017 Douglasville Downtown Master Plan and 10-Year Strategic Plan. This vision is based on input received during the stakeholder interviews, at the workshop, and from survey results.

The intent of this study is to revisit and update goals and policy proposals as needed, based on public input gathered during this process and the implementation of proposed projects from other studies.

Land Use & Development

• Promote mixed-use development, fostering a live-work-play environment beyond the typical 9-to-5 schedule.

• Consider new housing suitable for various ages and lifestyles to expand the downtown population and boost consumer demand for existing and new businesses.

• Develop strategies to promote opportunities along Fairburn Road and east of the corridor.

Arts & Culture

• Develop strategies to integrate more public art into downtown Douglasville.

• Create a festival street as an extension of O’Neal Plaza.

• Build on current preservation efforts to promote appropriate restoration and adaptive reuse projects.

Transportation

• Build on downtown Douglasville’s walkability by improving the streetscapes in the downtown area.

• Work with GDOT to improve the current design of Veterans Memorial Hwy.

• Create a network of equitable active transportation facilites, such as sidewalk and cycling facilities, to give residents and visitors an alternative option in downtown.

Economic Development

• Consider financing efforts for the downtown area to attract developer interest and provide financial incentives to support redevelopment.

• Recruit a mix of restaurant and retail stores to anchor downtown and provide more options for daytime and evening activity.

APPROACH

This chapter delivers an overview of the preferred plan for Downtown Douglasville. It begins by introducing the Framework Plan to establish the vision, followed by a more detailed Concept Plan and Transportation Plan to illustrate design intent. Key policies and projects that are complementary to the plan’s vision are also listed and should be pursued by the City of Douglasville.

• Policies are guidelines that provide direction for the implementation of the plan’s vision. They often support specific implementation projects and should be the basis for actions by the City. Policies should also guide the private sector, especially to the extent that they define plan aspirations.

• Projects are specific tasks, such as transportation improvements, with a defined cost and time frame.

FRAMEWORK

The framework process began with cataloging existing amenities, such as the Douglasville Town Green and O’Neil Plaza, coupled with planned enhancements for the area. Initial concepts were developed with those amenities in mind, and underwent further refinement following feedback from the community and an analysis of existing conditions.

LAND USE

The framework plan recommends changes on sites that are vacant, underutilized, or have the potential for greater impact on areas of downtown. The plan provides a vision for future improvements on both city-owned and privately-owned properties; however, it neither mandates changes to those properties nor implies the City will seek ownership. Proposed land use types include residential, commercial, mixed-use, and new greenspace. Land uses are complementary to existing development, and align with the intensity and density of surrounding the proposed sites. Additionally, the plan identifies potential opportunities for building renovations.

MOBILITY, PARKS, AND GATEWAYS

The plan aims to create a safe, equitable experience for all transportation modes, connecting downtown destinations like storefronts, parks, new public spaces, and neighborhoods. It proposes new streets, improved networks, and active multimodal routes to enhance connectivity within downtown and to surrounding neighborhoods. Clear connections to popular sites like the Douglasville Town Green and proposed commercial areas will boost park use and encourage visits to nearby businesses. Additional public spaces, like greenspaces near proposed commercial and residential areas west of Fairburn Rd, will expand activities for downtown residents and visitors. New street networks will connect these areas, enhancing Douglasville’s accessibility.

CONCEPT PLAN - DOWNTOWN

The concept plan responds to current market trends and public input as well as current city initiatives to identify interested developers for specific city led projects (reference proposed hotel and Town Green mixed-use). The concept plan represents one possibility for redevelopment and is for illustrative purposes only. It assumes that development will occur when willing developers cooperate with the private landowners and/or City of Douglasville.

The illustrated concept plan also builds on the success of the 2017 Downtown Master Plan that has been instrumental to the recent success in Downtown Douglasville. Specifically, the Town Green completed in 2023 was first proposed as a recommendation in the 2017 Master Plan. Building on its success as a public space, the project team identified additional redevelopment potential adjacent to the Town Green, along with

opportunities to improve connections between the Town Green and other areas of downtown.

It was key for this study to identify opportunities that not only reinforce existing public spaces, such as the Town Green and O’Neal Plaza, but also identify new opportunities throughout the downtown. The goal of the plan is to provide a vision that illustrates how appropriate development may be implemented to better define the Church Street and Fairburn Road Corridors, existing public spaces, and most importantly provide a complete and equitable pedestrian and bike network connecting all of Downtown Douglasville. A detailed look at the concept plan, including transportation-based improvements are detailed on the following pages.

KEY OPPORTUNITIES

Gateway/Fairburn Road Corridor

Underutilized properties dot the Fairburn Road corridor from Courtland Street to the railroad. The land uses are reflective of caroriented commercial types typically found at the edge of downtown districts; and while this may have once been the edge of town today the community views the area as susceptible to change, allowing opportunity for infill residential and pedestrian oriented commercial developments to help relink existing historic residential areas found both to the east and west of the corridor.

1. A Unique Opportunity

When entering Downtown Douglasville heading north on Fairburn Road, the ~2.8 acre property to the east provides a unique opportunity for office and infill housing. Currently owned by Douglas County Board of Education, the existing facility houses public services that should remain easily accessible to the community. To accommodate this, as well as better utilize the property, the design team proposes commercial/office uses fronting Fairburn Road that may house the mentioned services. The proposed uses then transition to small multi-family housing (6-plexes) and townhouses. The mix of uses from commercial to residential is intentional, providing an appropriate transition to the historic Mill Village housing.

2. Establishing a Gateway

Establishing a sense of arrival is key to the redevelopment of Fairburn Road. The proposed streetscape improvements, detailed on pages 78-79, reestablish this corridor as a pedestrian-friendly street. Helping to reinforce this intent are raised intersections proposed at three of the four intersections. The raised intersections mark one’s arrival to Downtown Douglasville, establishing it as a defined pedestrianoriented district.

The second part of establishing the gateway will occur gradually through incremental infill development. As properties along the

corridor are redeveloped or undergo significant renovations, property owners should be required to position their buildings to face the street, with necessary surface parking placed at the rear.

Gateway initiatives implemented by the City should be branded. Streetscapes could feature seasonal lamp post banners announcing upcoming downtown events, raised intersections could be painted to reflect downtown branding, and the DDA could identify key intersections, such as Church Street and Fairburn Road, for the installation of artwork or wayfinding signage that highlights Downtown Douglasville.

3. Incremental Development

The following areas illustrate how existing parcels may be redeveloped overtime to better address the public realm. While the layout of each area is dependent on the available parcel area, key aspects of the plan should be noted, such as:

• Only mixed-use and commercial/office uses should face Fairburn Road

• Residential uses including mixed-use, townhouse, and small multi-family are appropriate for the east/west streets

• When surface lots cannot be screened by a building, evergreen landscaping with an optional 24” tall masonry wall should be implemented between the parking stalls and street right-of-way

When evaluating development opportunities such as these, the need to supply appropriate parking can greatly influence the site layout. It is often believed a parking structure is the solution; however, they can be extremely costly and pencil-out best in areas with greater density or as an output of municipal projects. One way to achieve efficient surface parking is to utilize a single mid-block parking layout that is shared with all users on the block, in lieu of multiple independent small lots.

Gateway Rendering, pages 50-51. Illustration of raised intersections proposed along Fairburn Road as illustrated on the Concept Plan.

GATEWAY/FAIRBURN ROAD CORRIDOR

What is a Raised Intersection?

Raised intersections are designed to transform minor intersections into safer, more pedestrian-friendly spaces by elevating the entire intersection to the level of the sidewalk. This elevation naturally slows down vehicles, creating a safer crossing for pedestrians and cyclists. By acting as a continuous extension of the sidewalk, raised intersections enhance the pedestrian street experience, making it more comfortable and accessible.

Douglasville Downtown Master Plan

4. Douglasville Town Green Mixed-Use

The vision for the Town Green has always included a mixed-use component. This study supports this vision and looks to expand upon it. The City of Douglasville currently controls the parcels on which this portion of the concept plan is based. Buildings fronting the Town Green should be two to three floors in height, reflective of the historic character of downtown. This building height will provide a since of enclosure for the Town Green, better defining the space and further anchor it as the western edge of downtown. A mix of uses including residential is also critical for the continued success of the Town Green, allowing further activation of the area beyond scheduled events and weekends. Implementing a strong residential component that overlooks the green also provides a community security component referred to as “eyes on the park”, as community surveillance typically deters inappropriate activity.

5. Adaptive Reuse

The concept plan identifies four existing structures downtown that should be evaluated for adaptive reuse. For the area shown on the opposite page, this includes the Georgia National Guard building and a building last occupied by Heirway Academy. Each location offers a unique opportunity that should not be overlooked. Similar to incorporating the pedestrian bridge over Church Street, a bridge that once connected to a facility since demolished for the Town Green, finding unique ways to efficiently adapt structures in downtown provides not only a visual history but a unique architectural texture that many downtowns attempt to retain or recreate.

• (1) Georgia National Guard. Like the current uses along Fairburn Road within the study area, the location of this use is no longer appropriate for growing Downtown Douglasville. A relocation plan should be conducted, and the building evaluated for adaptive reuse and expansion. The design team sees opportunity to program the improved space for a family event center or similar.

• (2) Heirway Academy. Currently vacant, this two-story building has potential for commercial reuse. Similar to the National Guard building, an addition is proposed to extend north off the northern façade providing additional space. This layout may accommodate a variety of uses, such as a brewery or flex office space.

6. Residential Infill

Providing a variety of housing types and sizes is key to maintaining an active community. It is also critical to appropriately place the housing in respect to the historic fabric of a community, as reference in Key Opportunity 1. At this location, townhouses and single family detached lots are recommended. Small multifamily product is not proposed at this location due to the close adjacently to many historic buildings that provide opportunity for 1–2-bedroom flats above commercial.

7. Hotel Opportunity

Another element from the 2017 Master Plan to be carried over is the proposal of a downtown hotel. In order to easily accommodate guest coming into town for events at the Town Green or Douglasville Conference Center, the location is strategically placed on Church Street within easy walking distance to both, as well as main street businesses.

WEST DOWNTOWN AREA

WEST DOWNTOWN AREA

Bird’s Eye View Looking West

8. Adaptive Reuse

The concept plan identifies four existing structures downtown that should be evaluated for adaptive reuse. For the area shown on the opposite page, this includes the existing City Hall and Pope Enterprises building. As previously mentioned, adaptive reuse offers a unique alternative to new construction.

• (3) Pope Enterprises building. Standing four floors in height (~50’) and with over 11,000 square feet the 1970s building stands out against the one-to-two story traditional commercial buildings along Church Street and Veterans Memorial Highway. The potential to add appropriate window openings and utilize the space for ground floor retail with office above should be considered. An archived news article states the building once had a restaurant on the top floor, providing another potential use.

• (4) City Hall. Today, City Hall occupies a prime location downtown at a commercial node on Church Street. If there is a desire to expand its usable square footage by adding additional floors, the design team strongly recommends incorporating the following design cues to maintain scale and harmony with the adjacent historic structures.

• Maintain Block Rhythm. Interior connections between four individual structures with common walls created the necessary space for the existing City Hall. While no longer independent structures, the original facades are maintained providing a consistent rhythm with adjacent historic structures.

• Ground Floor Use. The success of a Main Street district relies heavily on active ground-floor uses. Efforts to introduce commercial establishments, such as a coffee café, lunch spot, or sandwich shop, are strongly encouraged, particularly for locations fronting O’Neal Plaza.

• Massing. Should additional building height be added, the upper floor plates should be setback from existing parapets to establish visual separation between new and old. This element can be further enforced by utilizing a contemporary architectural style. Setting back the upper floors also provides opportunity for a second floor terrace, an amenity incorporated into many new city hall designs today.

9. Shared Street.

To provide additional public space in the heart of downtown Douglasville without using prime development areas, a shared street is proposed for a section of Church Street. This would create a shared environment for pedestrians, cyclists, and passing vehicles. The City may close the street to vehicular traffic for scheduled events, providing a much larger space (as an extension of O’Neal Plaza) for festivals – bringing people right to the front doors of downtown businesses. Reference pages 74-75 for additional details.

10. Pedestrian Rail Crossing & Infill Opportunity (continued)

Similar to other infill locations shown on this concept plan, the areas identified suggest one example for appropriate implementation. As development continues, the need for a separated pedestrian rail crossing is likely to grow stronger. This study took a high level look at where such a crossing might be feasible. Due to topography challenges and necessary space for implementation, a location near Duncan Street and Veterans Memorial Highway was identified for a pedestrian tunnel (subject to additional study). Decorative fencing and evergreen shrubbery should be implemented along both sides of the rail line directing pedestrians to approved areas for safe crossing. Fence design should be consistent with downtown Douglasville branding.

CULTURAL ARTS CENTER OPPORTUNITY

VETERANSMEMORIALHIGHWAY

CHURCHST

SPRING ST

CAMPBELLTON ST ADAIR ST

MILL

11. Mill Site Area

Approximately seven acres in size, the mill site is a unique property with a long history dating back to the 1890’s. Over the years, the mill building itself was altered for changing manufacturing needs and uses before being destroyed by fire in 2012. Images to the right illustrate how the former structure looked when newly constructed and before it was destroyed by fire.

Douglasville residents refer to the former mill site and area around it as Mill Village. Historically, it was common for mill owners to develop small villages around their mills for the workers and their family. In some instances, this included small commercial uses and churches. Today, a significant amount of mill village housing remains at this location.

Given the historical significance of this site, there is a unique opportunity for infill development that includes residential units, limited commercial space, and public amenities such as a small park. Similar to Key Opportunity 1, this site proposes new housing adjacent to existing neighborhood structures and light commercial establishments along Veterans Memorial Highway. The placement of commercial uses is designed to maximize the potential success of fast-casual dining or similar service-oriented businesses. Additionally, utilizing the existing street connections is crucial to creating a well-integrated and connected downtown Douglasville.

The plan also includes a public park as a neighborhood amenity, strategically positioned to interact with the commercial uses and serve as a buffer between the residential area and the railroad.

Early 20th century postcard of the Lois Cotton Mills. Photo courtesy of the Douglas County Museum of History and Art.

Image of the mill in 2011 prior to being destroyed by fire. Photo courtesy of Lisa Cooper, Douglasville Patch.

Bird’s Eye View looking Southwest

VETERANS MEMORIAL HIGHWAY

ESTRICKLANDST

COURTLAND ST

HAGIN ST

FRONTST

MOZLEY ST GRADY ST

FAIRBURN ROAD

MILL VILLAGE PARK

LAND USE & DEVELOPMENT

Policies

• Implement the vision of the Framework Plan.

• Provide opportunities for aging in place.

• Ensure appropriate transitions between historic single-family areas and new development.

• Promote compact infill development within downtown to provide additional housing options.

• Encourage rental multi-family developments within walking distance of the downtown core.

• Encourage the redevelopment of aging shopping centers and auto shops along the Fairburn Road corridor.

Projects

• Downtown Hotel. Continue to encourage the development of a new hotel downtown. Location should be within an easy walking distance to both the Douglasville Conference Center and recently completed Town Green. Encourage a shared parking agreement between the Douglasville Conference Center and potential hotel.

• Town Green Development Opportunity. Continue to pursue developers to implement a mixed-use development as identified in the current Framework Plan.

• Open Space Enhancements. Small projects make a huge difference in the way people view a community. Encourage consistent signage and fencing throughout City of Douglasville’s open spaces, including small pocket parks and gathering spaces such as O’Neal Plaza.

• Pedestrian Alley Activation. Develop a strategic plan to improve the pedestrian experience with new landscaping, accent lighting, and branded signage. Encourage businesses to utilize the space as an extension of their business; this may include café seating, sidewalk sales, or scheduled events.

• Worthan Park Improvements. Construct a shade structure and reprogram the park for passive use.

• Food Truck Park. Evaluate potential for a food truck pocket park adjacent to O’Neal Plaza. Location should provide appropriate hookups to eliminate the need for generators.

• Mill Site Mixed-Use Development Proposal. Leverage private investment at the former mill site with a proposed park space as shown on Framework Plan. Evaluate potential for private/public partnership.

• Mill Redevelopment Site – Park Concept. To assist in leveraging development at the Mill Site, develop a concept plan for the proposed park space as shown on Framework Plan.

• Development Opportunity - Heirway Academy & Public Works Property. Encourage redevelopment of properties for new housing and evaluate opportunity to retrofit existing building at 6768 Spring Street for unique commercial as proposed by this study.

• Spring Street and Hwy 92 Mixed-Use Development Proposal. Leverage development opportunity based on proposed Fairburn Road streetscape improvements and implementation of downtown gateways as recommended in this study.

• Create a 12’ wide +/- pedestrian promenade, outdoor dining, along the frontage of the existing buildings facing Hwy 78 by converting angled parking to parallel parking and address ADA challenges which are common on historic buildings.

Food Truck Park

Existing Pedestrian Alley, Downtown Douglasville Douglasville Downtown Master Plan

Sidewalk Activation

Downtown Hotel, Lake City, SC

ARTS & CULTURE

Policies

• Encourage the renovation and revitalization of contributing structures, especially commercials structures along Church Street and Veterans Memorial Hwy.

• Emphasize opportunity for nonresidential uses in residential structures contributing to the district along Church and Spring Street, as well as properties adjacent to historic downtown commercial properties.

• Promote the financial benefit (tax credits) of the National Register designation currently in place. (Area bounded by Church Street, Adair Street, Club Drive, and Veterans Memorial Hwy).

• Continue to promote the Façade Grant Program.

Projects

• Façade Grant Program: Continue to promote the Façade Grant Program managed by the Downtown Development Authority (DDA). Evaluate feasibility to increase grant funds from $10,000 to $15,000-$20,000.

• Downtown Gateways: Encourage the Downtown Development Authority and Public Arts Commission to promote implementation of gateway features at key intersections as identified.

• Historic Building Plaques: Develop a program to serve as an award for excellence in restoration of contributing structures to the local historic district.

• Cultural Arts Center. In collaboration with the Cultural Arts Council of Douglasville/Douglas County and Douglasville DDA, conduct a study to identify an appropriate downtown location based on desired programing.

• Historic District Overlay Audit: Update overlay to ensure appropriate redevelopment of properties and contributing structures. Incorporate a ‘period of significance’ with update to better focus regulations and guidelines to specific urban design and architectural elements.

ECONOMIC DEVELOPMENT

Policies

• Continue to provide support for downtown businesses and offer incentives to attract and grow new local retail and businesses along Church Street.

• Institute tax abatements, rental registry, and homeownership incentives to increase access and long-term affordability.

• Evaluate potential tax abatement for rental multi-family development to create an advantage for a downtown Douglasville rental community.

• Assess the potential to provide pop-up shops in vacant or underutilized storefronts.

• Continue to invest in stronger infrastructure to help encourage walking in the study area, including stronger sidewalks, safer street crossings, small pocket parks, and tie-ins to area greenways and trail systems.

Projects

• Create Greater Certainty in Entitlement & Development Process: (1) Align zoning and planning processes to encourage the types of development desired and eliminating potential challenges to potential redevelopment efforts; (2) Create a program to fasttrack entitlement and permitting zone for projects in the targeted study area.

• Hotel Entitlement: Provide fast-tracking of entitlements and permits.

• Continue to Host/Market Public Events: Coordinate events that further emphasize and familiarize area residents with downtown Douglasville, its retail and dining offerings, new residential offerings, and overall quality of life and walkability.

Greystone Amphitheater and Town Green

Historic Marker in Norcross, GA

Gateway Feature in Carmel, IN

Douglasville Downtown Master Plan

TRANSPORTATION

MULTIMODAL LOOP – EQUITABLE TRANSPORTATION OPTIONS

A key recommendation under transportation is to create a network of equitable active transportation facilities. Equitable transportation options refer to systems and services designed to ensure fair and inclusive access for all individuals, regardless of socioeconomic status, physical abilities, age, or geographic location. The recommended multimodal network will create a safe, intuitive, and enjoyable way to walk and bike throughout downtown Douglasville. Developed by identifying concentric routes linking key downtown destinations including Connect Douglas bus stops (reference appendix for route locations), Mill Park, O’Neal Plaza, Town Green, City Hall, residential areas, and susceptible sites for redevelopment. An additional study should be conducted to confirm proposed improvements. As part of a supplemental study, spur trails linking to nearby community resources such as Douglas County Public Library, Douglas County High School, Cultural Arts Council of Douglasville/ Douglas County, and regional trail systems should also be evaluated.

Within the study area, there is an incomplete network of sidewalks and pedestrian facilities, including ADA ramps and crosswalks. The proposed multimodal network improves pedestrian circulation within downtown by retrofitting existing facilities to accommodate a variety of appropriate transportation modes.

The following pages illustrate proposed improvements developed by this study. First looking at typical improvements that may be implemented along Club Drive, Selman Drive, Church Street, and Campbellton Street followed by more strategic improvements for specific locations of Church Street and Veterans Memorial Highway, and the complete stretch of Fairburn Road within the study area.

The sections to the right illustrate recommended improvements along Club Drive, Selman Drive, and Campbellton Street. An overview of each is provided below.

Club Drive. The portion of Club Drive from Selman Drive to the Town Green is mostly residential in nature. Housing along the corridor have large front yards with buildings setback anywhere from 45-60 feet from the edge of curb. Currently a ~5’ sidewalk exists to one side of the travel lanes. The planning team recommends this be expanded to provide a shared use path, an extension of the one implemented at the Town Green. Should widening of this sidewalk not be feasible, the project team recommends implementation of a sharrow as illustrated in the proposed section.

Selman Drive. At the time of this study, separated bike lanes exist to both sides of Selman Drive. It is the recommendation of this study that the unprotected bike lanes be removed, allowing for implementation of a shared use path providing a more family friendly option linking the Douglas County Public Library to Douglas County High School. Additionally, due to the community resources just outside the study area- Douglas County Public Library, Cobb & Douglas Public Health building, and Douglas County High School - the existing sidewalk at Highland Park Senior Village should be extended east along Selman Drive to the high school.

Campbellton Street. Lined with some of Douglasville’s historic residential properties, the corridor is primarily residential in nature, transitioning to commercial properties north of Spring Street. The planning team recommends expanding the existing sidewalk from 5’ to 10’ allowing for a shared use path, accommodating both bike and pedestrian circulation. To reduce impact on the historic resources and maintain the rural nature of the corridor, the planning team does not recommend the addition of a sidewalk along the western side.

COMPLETE STREETS // CHURCH STREET

Multimodal (continued from previous section)

The sidewalks along Church Street are cracked, uneven, and lack proper ADA accommodations, limiting access to pedestrians. Traffic becomes congested during the peak hours, particularly around intersections and traffic signals such as the intersection at Church Street and Campbellton Street. Adding to the congestion is the lack of transportation options, incomplete sidewalks, lack of bike facilities, and less than desirable bus stops. Overall, Church Street needs infrastructural improvements to enhance safety, accessibility, aesthetics, and the overall user experience.

Two streetscape concepts were developed for Church Street that utilize the existing +/-60-foot right-of-way. Option A is reflective of a traditional street found in a revitalized downtown area with onstreet parking and shared travel lanes (bike and vehicular). Option

B separates the bike and vehicular users, providing a separated cycle track facility. Due to the availability of existing right-of-way, on-street parking can not be provided with Option B, limiting the availability of convenience parking adjacent to existing and future commercial uses along the corridor.

Based on community feedback related to parking concerns as the corridor is developed and the promotion of additional downtown events it is the recommendation of this study that Option A be utilized as the typical streetscape option for Church Street.

Example of a shared street

SHARED STREET

As reviewed on page 56, a portion of Church Street (between Price Avenue and Courthouse Square West) is proposed as a shared street, acting as an extension of O’Neal Plaza in the heart of downtown Douglasville.

What is a shared street?

A shared street (or “Festival Street”) refers to a roadway design that prioritizes the equal use of space by pedestrians, cyclists, and vehicles. The idea of mixing modes may seem counter to the goal of pedestrian safety but designating the street as a shared place for pedestrians, cyclists, and vehicles elevates the awareness of each user creating a safe environment. This concept is inspired by the Dutch “woonerf” street, which translates directly to “living street.” Its key characteristics include:

• Intended for local traffic, including cyclists;

• Vehicular and pedestrian zones are delineated by paving patterns, street furniture, and tree placement;

• Traffic modes intermingle and negotiate between one another;

• Visual and physical traffic calming treatments, such as narrow passageway, trees, bollards, and pavers, maintain low speeds to protect those walking or biking in the street.

Sample perspective of a shared street.

Proposed Church Street

Existing Church Street

Shared Street, Asheville, NC

Shared Street, Ball Street, Seattle, WA

COMPLETE STREET // VETERANS MEMORIAL HWY/HWY 78

Improvements along a portion of Veterans Memorial Highway (between Courthouse Square East and Duncan Street) have been identified with the intent of improving the pedestrian experience adjacent to the historic downtown commercial buildings. Today the sidewalks space adjacent to existing storefronts is narrow (typical width is 8 feet) limiting the activity that can occur beyond pedestrian circulation. To provide opportunity for a more active and engaging pedestrian realm, the planning team recommends extending the sidewalk to 13’ and up to 15’ where feasible. Doing so provides greater ability to utilize spaces adjacent to storefronts for sidewalk sales, café seating, and general gathering space that invite noticeable activity ultimately drawing interest to the commercial uses from people passing by.

To accommodate a more appropriate commercial sidewalk, the planning team recommends replacing existing angled parking spaces with parallel parking spaces. By doing so a more efficient streetscape is provided that prioritizes the pedestrian experience. Additionally, it should be noted this change does not reduce the availability of on-street parking.

Based on this analysis, the amount of on-street parking provided is maintained with no reduction. Additionally, it should be noted, through the public engagement process, residents voiced dislike of existing angled parking due to safety concerns related to backing into oncoming traffic when backing out of the angled parking spaces.

VETERANS MEMORIAL HIGHWAY IMPROVEMENT

Narrow sidewalk and angled parking along Veterans Memorial Highway

Existing Veterans Memorial Hwy/Hwy 78

Proposed Veterans Memorial Hwy/Hwy 78

COMPLETE STREET // FAIRBURN ROAD

A Complete Street ensures that streets are accessible and safe for all users, regardless of their mode of transportation, age or ability. Fairburn Road is currently a 5 and 6 lane section, with limited pedestrian facilities, an abundance of curb cuts, and a posted speed limit of 35 mph. The recommendation for Fairburn Road is to convert the existing 5 lane section to a 2 to 3 lane section that includes streetscape improvements and the addition of equitable active transportation facilities, also known as a Complete Street. Once completed, Fairburn Road will be the signature street for Douglasville. Recommendations include:

• Incorporate equitable active transportation facilities.

• Promote raised intersection and 4-way stops.

• Provide new streetscape elements.

• Promote health and wellness.

• Serve as catalyst for redevelopment opportunities.

• Provide environmental benefits such as improving air quality and reducing heat island effects.

CHURCHSTREET

What is a Complete Street?

A Complete Street safely accommodates all users— pedestrians, cyclists, transit riders, and motorists— regardless of age or ability. It features bike lanes, sidewalks, accessible transit stops, and safe crossings. Unlike traditional streets prioritizing vehicles, complete streets ensure equal safety and accessibility for everyone, promoting a more inclusive, efficient, and sustainable transportation environment.

FAIRBURN ROAD

Existing Fairburn Rd

Proposed Fairburn Rd

POLICIES

• Coordinate new multimodal trail and streetscapes to connect with destinations suggested in this study.

• Provide balanced public and private investments to address the needs of pedestrians and cyclists.

• Develop Street Design Standards that encourage or mandate road designs that are safe and convenient for pedestrians and cyclists.

• Provide safe, equitable multi-modal transportation facilities such as sidewalks, ADA compliant pedestrian upgrades and bike facilities within the study area.

• Promote health and wellness through equitable active transportation facilities, create multi-modal loops within the study area.

PROJECTS

• Raised Intersections (Gateways): As part of the recommended Gateway project, evaluate feasibility of raised intersections at recommended locations shown on the Framework Plan.

• Church Street Complete Street: Reconstruct Church Street as a multi-use, flush, shared street connecting O’Neal Plaza to the Town Green as recommended by this study.

• Veterans Memorial Hwy: Redesign to focus on the pedestrian experience by increasing the sidewalk widths and implementation of ADA-compliant pedestrian crossings as recommended by this study.

• Railroad Upgrades: Railroad management, signal timing, quiet zones, and use of 100 ft buffer around the tracks.

• Pedestrian Tunnel - Railroad Crossing: Construct a pedestrian crossing, with landscape improvements, under the railroad as recommended on the Framework Plan.

• Multimodal Loop: Implement a pedestrian and bicycle network including sidewalk connectivity, bicycle facilities, and trails as recommended by this study.

• Fairburn Road Complete Streets: Construct a complete street from Hospital Drive to Veterans Memorial Hwy as the “Doorway to the City”, as recommended by this study.

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Shared path with improved bus shelter

IMPLEMENTATION PROGRAM

ACTION MATRIX

OVERVIEW

This study represents a continued effort to build upon and implement an established vision for the future of Downtown Douglasville that requires the continued cooperation of the public and private sectors to come to fruition. The Action Matrix on the following pages lists every project described in this plan, along with responsible parties, potential funding sources, and general implementation timeline. Guiding policies in the plan do not appear in the Action Matrix because they are more general in nature.

Some projects, such as beautification and continued branding efforts, can be implemented immediately. Other efforts are longer term. The Action Matrix gives an approximate start date for each project. Given the longer timeline for parts of the plan, it is important that citizens continue to be involved and that the City of Douglasville regularly review and update the plan as necessary. To help with this effort, this study should be made easily available to the public; the plan and imagery proposed in this document should be displayed prominently both online and within the appropriate departments, especially within the Community Development and Economic Development Departments.

The Action Matrix, starting on page 88, organizes recommendations to help readers understand appropriate next steps and available resources. The matrix identifies the time frame of each project along with potential funding sources and parties responsible for implementation.

REGULATIONS

Zoning regulations are most likely to be influential in implementing the recommendations. In cases where projects do not meet the criteria set forth in the City of Douglasville’s regulations, staff should evaluate feasibility for regulatory amendments.

ELECTED OFFICIALS

Local elected officials vote to adopt local plans and are important to the timeline and implementation of public and private projects.

CITY STAFF AND AGENCIES

Most public projects will be managed by the City of Douglasville staff in various departments including Community Development, Economic Development, Parks and Recreation, and the Downtown Development Authority.

COMMUNITY PARTNERS

Community partners can include agencies outside of Douglasville, non-profits, special interest groups, and advocacy groups. Not every project will require their participation, but every effort should be made to involve the applicable group when necessary. Community partners may include, but are not limited to, the following:

• Georgia Department of Transportation

• Norfolk Southern

• Douglas County Public Library

• Cultural Arts Council of Douglasville/Douglas County

• Churches and civic organizations/groups

PRIVATE SECTOR

Some of the projects and concepts in this Master Plan will require involvement from the private sector, which mainly include real estate developers.

HOW WILL THESE RECOMMENDATIONS BE IMPLEMENTED?

Implementing these recommendations will involve many actors working both independently and together to fulfill the City’s vision and goals.

ACTION PLAN

It is important to continue building on the momentum created through this planning effort by implementing high-impact projects. This section provides guidance on the applicable steps and partnerships to execute the recommendations described in Chapter 4.

The identified implementation projects will make an impact in achieving the goals and recommendations of this study. The proposed projects are organized into four categories, as reviewed in Chapter 4 on pages 64-67, and 80. The matrix provides estimated cost, time frames, responsible parties, and potential funding sources.

COST ESTIMATE RANGES

Downtown revitalization projects typically range from inexpensive efforts that can be led by staff, to complex construction projects that require design expertise by outside consultants and partners. For this action plan, the cost estimate ranges are divided into six categories (Figure 1, page 87).

PHASING TIME RANGE

While downtown revitalization can be a long process overall, there are actions that leaders can undertake in the near-term. These include those identified under Priority Projects, as well as some underlying audits to regulatory guidelines, marketing, and supporting planning efforts that achieve the goals on this study. Other projects will take more effort from the public and private sectors. These are projects that require significant funding, cultivating community partnerships, or require additional study. The action matrix breaks out the phasing time ranges into four categories (Figure 2, page 87).

FUNDING SOURCE - GENERAL OPTIONS

General Fund. Funds available to Douglasville by way of property taxes, sales tax, business taxes, business licenses, permit fees, and other sources.

LCI Funds. Some transportation improvements may be available through competitive grants from the Livable Centers Initiative, with local government contributions of 20% of the cost.

SPLOST. Special Purpose Local Option Sales Taxes are used in Georgia to pay for a variety of projects within a municipality or county as approved by voters.

Norfolk Southern Railway Grant Programs. Norfolk Southern Railway offers many community grants focused on safety, sustainability, workforce development, and thriving communities.

Transportation Improvement Program (TIP). The TIP allocates funds for use in the construction of the highest priority projects in the Regional Transportation Plan (RTP). The long-term transportation vision for the ARC’s 20-county region. Projects in the TIP must be fully funded to be included.

Transportation Alternatives Program (TAP). GDOT partners with the Federal Highway Administration (FHWA) in facilitation and providing opportunities for the local governments to pursue nontraditional transportation activities, such as sidewalks, bicycle facilities, and streetscape projects.

State Revolving Fund (SRF). Initially funded with federal and state money, and continued by funds generated by repayment of earlier loans, SRFs provide low interest loans for local governments to fund water pollution control and water supply related projects including many watershed management activities.

PRIORITY PROJECTS

While the recommendations of this plan reflect a variety of phasing time ranges, Priority Projects are identified to narrow the project list with the specific intent of continuing the momentum established by the recent implementation of the Douglasville Town Green. Below are projects identified as priority.

Downtown Hotel (LU.1). Continue to encourage the development of a new hotel downtown. Location should be within an easy walking distance to both the Douglasville Conference Center and recently completed Town Green. Encourage a shared parking agreement between the Convention Center and potential hotel.

Town Green Development Opportunity (LU.2). Continue to pursue developers to implement a mixed-use development as identified in the current Framework Plan.

Development Opportunity - Heirway Academy & Public Works Property (LU.9 ). Encourage redevelopment of properties for new housing and evaluate opportunity to retrofit existing building at 6768 Spring Street for unique commercial as proposed by this study.

Fairburn Road Complete Street (T.1). Construct a complete street from Hospital Drive to Veterans Memorial Hwy as the “Doorway to the City”.

Church Street Complete Street (T.2). Reconstruct Church Street as a multi-use, flush, shared street connecting O’Neal Plaza to the Town Green as recommended by this study.

Silent Crossing - Railroad Crossing Upgrades (T.4). Railroad management, signal timing, silent crossing, and use of 100 ft buffer around the tracks.

Figure 1: Cost Estimate Ranges

Figure 2: Phasing Time Ranges

92

Fairburn Road Complete Streets.

See pages 48-51, 78-80

T.2 Raised Intersections.

See pages 48-51, 80

See pages 56-57, 72-80

Veterans Memorial Hwy.

See pages 76-77, 80

T.5 Railroad Crossing Upgrades.

See page 80

T.6

Pedestrian Tunnel - Railroad Crossing.

See pages 56-57, 80

See pagse 70-80

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APPENDIX

INTRODUCTION

TSW - CITY OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

1

Summary of Key Conclusions Relating to Existing Conditions in the Downtown Douglasville Study Area

TSW - CITY OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

Exhibit 2

Key Considerations for Community Development

Site Location Regional

Site Location Local

Demographics

Site lies off of I-20 West outside of Executive Housing cores and more proximate to logistics, industrial, office cores

Study area is located away from I-20 and has limited regional access. Site is proximate to Wellstar and County offices. Best access is to the east along the new Hwy 92. Connectivity in Downtown challenging.

Demographics of Douglasville and the Downtown study area are somewhat challenging today, although tempered by lack of newer product. Most area residents are renters, have modest incomes, or are older and aging in place.

Jobs/Employment

For-Sale Residential

Rental Residential

Retail

Office

SOURCE:

Study area relates most heavily to logistics, manufacturing and retail uses, with government being the dominant employment within the area.

Very limited new for-sale housing product around Downtown with most being developed south of I20. Very little attached product being delivered in the corridor.

Development of new, market-rate rental product gaining momentum after respite in the 2010s.

Some Build-To-Rent (BRT) delivering in the area.

Moderate performance for study area retail, with a few restaurants attracting from further afield, although most demand is locally-driven.

Very limited demand for office in the study area, with most demand related to government functions. Some coworking being offered, but office market is limited overall.

Location on west side likely tempers demand for office and ability to provide structured parking in multifamily or mixed-use product.

Retail likely to be more local-serving and smaller in scale, similar to office potential. Strongest redevelopment likely east of Downtown toward Hwy 92.

Lack of newer product has limited Downtown's appeal to move-down audiences, younger singles & couples. Demographics of local market are inferior to most other smaller downtowns where redevelopment has occurred.

Jobs in the area are more moderate-paying, so keeping rents and home prices in check will be important. Lack of office jobs tempers office opps in the study market.

Opportunities for townhouse product will rely heavily on value creation within the submarket. Locations and opportunities for detached are quite limited.

Rental apartments represent a logical use for the study area, given access to moderately-paying jobs. Also a typical leading use for other downtown revitalization efforts.

Limited access and lack of visibility for much of study area, along with lack of walkable major demand drivers, tempers retail potential.

Office is unlikely to be a significant use in the study area, although some opportunities may emerge with strong placemaking.

• Demand for local-serving office.

• Ability to provide more dense residential product onsite.

Retail capture potential based on modest accessibility

• Creating value proposition in eastern portion of study area

• Product feasibility for various construction types.

• Value creation to create buying proposition and renting proposition in study area.

• Strategies to facilitate redevelopment to accommodate new residential.

• Maximizing demand potential for more moderate-income audiences while allowing feasible development. Tapping into medical employment nearby.

Identifying key target locations for attached for-sale housing--adjacency to amphitheater may be a solid target location.

• Understanding what products may be most feasible.

• Understanding product feasibility will be a big factor.

• Sites to the east may have greater potential-understanding strategies to make these happen critical.

• Creating greater local demand and identifying strategies to draw traffic from larger area.

• Strategies to create a "two sides of the street" feel within the study area for placemaking.

• Identifying demand potential for smaller, local-serving uses.

• Securing smaller office spaces in the corridor, likely in freestanding properties.

and architecture, particularly along Broad Street/ Veterans Memorial Highway.

• New amphitheater and park on east end of study area provides

Source: Noell Consulting Group, GoogleEarth

TSW - CITY OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

Exhibit 4

Conventional For-Sale Product Matrix for the Southeast US - Excludes Condominiums (2023 $)

housing.

TSW - CITY OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

Conventional Commercial Product Matrix for the Southeast US (2023 $)

SOURCE: Noell Consulting Group

TSW - CITY OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

The subject site is located in Douglas County, among the smaller counties in the Atlanta metro in terms of land size and the third-smallest in terms of population among the 10-County ARC Core. The Atlanta-Sandy Springs-Roswell MSA includes 29 counties, the ten central counties are members of the Atlanta Regional Commission and form the core of the MSA. Nearly 75% of the population in the Atlanta MSA lives within this ten-county core.

Atlanta's core counties have seen stronger growth in the last 12 years than in the decade prior, capturing about 74% of all MSA population growth since 2010 (compared to just 66% from 2000 to 2010).

Douglas County has seen its population growth slow significantly from the 2000s to the 2010s, with its capture of population growth dropping significantly from around 4% in the 2000s to only 1.5% since 2010. Higher home prices and rents in Atlanta's core have increased opportunities for Douglas to build on its capture, with home prices and rents being moderate relative to core and northside areas.

SOURCE: Noell Consulting Group, U.S. Census Bureau

Atlanta-Sandy Springs-Roswell, GA MSA

TSW - CITY OF DOUGLASVILLE

CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

11

Over 55

The City of Douglasville has a median household income of $72,753 which is slightly below the Douglas County average at $76,930. All of the surrounding areas have seen positive growth since 2012 including Douglasville with a considerable increase of more than 50%.

The increase in median incomes has largely been driven by young families and middle income families moving into local neighborhoods, particularly those south of -20 along the Chattahoochee River.

The Census Tract that includes Downtown Douglasville has continued to trail the city and larger area, with incomes growing around 19%, a reflection both of the lack of new housing delivered in the area as well as more moderate income households who have stayed in place over the years.

Total Population: More than 55 Years, 2022 (5 Year ACS)

Even more telling, in the block group that fairly closely matches the downtown study area, 52.1% of residents are over the age of 55 in 2022. Attracting younger populations and accommodating these more mature persons in the study area will be important to its long-term sustainability.

Source: NCG, SocialExplorer, US Census Bureau

Median Household Income, 2022 (5 Year ACS)

Smyrna

Marietta

Villa Rica

Powder Springs

Lithia

Marietta

Villa Rica

Powder Springs

Lithia Springs

Douglasville

Atlanta Smyrna

3/4/2024

TSW - CITY OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

12 Population Under 35

TSW - CITY OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

Exhibit 13

Households with Children

Within the census tract containing Downtown Douglasville, residents have also become younger, indicating more families appear to have moved into the general area. This trend is counter to Douglasville overall, likely due to more mature families and couples moving in around Tributary and areas closer to the river.

Downtown Douglasville itself lacks younger residents overall, with only 44% of residents in the area in 2022 being below 35 years of age and 29% being between 18 and 35. This both reflects the aging-in-place phenomena occurring in downtown as well as the lack of newer, modern product developed in downtown.

This latter issue should be seen as a significant opportunity, given younger singles and couples have been key renters and buyers in other regional suburban downtowns

Households with One or More Children Under 18, 2022 (5 Year ACS)

of households in 2022 having a child present. A lack of newer housing product and perhaps the perception of a

location for children is likely the issue here. While new park investments in the area will likely increase the downtown area's share of families with children, we believe most renters and buyers of new product downtown will be childless singles and couples.

Source: NCG, SocialExplorer, US Census Bureau

Total Population: Less than 35 Years, 2022 (5 Year ACS) Marietta

Marietta

Villa Rica

Powder Springs

Lithia Springs

Douglasville

Atlanta Smyrna

3/4/2024

TSW - CITY OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

Exhibit 14

Educated Households

TSW - CITY OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

Concentrations of highly educated households are attractive to employers desiring proximity to a highly educated workforce and retailers using educational attainment level metrics as a key metric when determining site location. Additionally, households with high educational attainment levels are strong indicators of neighborhood stability.

The highest concentrations of highly educated populations are found mostly closer in to Atlanta and in Atlanta's northern suburbs.

Douglasville itself has seen solid growth in those with a Bachelor's Degree or higher, with most of this growth occurring south of -20. The tract containing downtown has remained below average with little to no change over the last decade and now existing at less than half the rate of the county, Powder Springs, and other nearby suburbs.

When isolating for the downtown area itself, the numbers are worse, with only 16% of Downtown census tract and 7.4% of study area residents having a bachelor's degree or higher level of education. New product and enhancing the area's lifestyle will be critical to improve these low numbers.

new residential growth will be critical to the long-term success of the downtown study area, with prices, even for attached product, likely being well north of $275,000, allowing downtown incomes to increase and creating greater opportunity for rental product.

Marietta

Villa Rica

Powder Springs

Lithia Springs

Douglasville

Atlanta

Smyrna

3/4/2024

TSW - CITY OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA Exhibit 16

in Median Gross Rent

TSW - CITY OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

While the city of Douglasville has seen rent increases and median gross rents in line with those of surrounding communities and the county overall, areas closer to Downtown Douglasville have failed to keep up. While the city saw increases in median gross rents of 44.3% over the last decade, areas closer to downtown saw less significant growth (27.7%), a reflection of the area being typified by older rental product. Of note: adjacent Fulton showed increases of 59% during the period, showing this whole western area has failed to keep pace with more walkable and vibrant areas of the metro.

Indeed, the Downtown study area has rents even lower than those of the larger downtown area, city, and county, averaging around $1,042 in 2022, well below these other areas. Again, a lack of new, more modern product has been the primary challenge here. Creating an environment more conducive to new product, and potentially assisting the creation of this new product in the study area, will be the challenge for the City.

The Downtown study area itself has an even lower homeownership rate of around 25.9%, something that should be addressed relative to new housing being planned in the area.

Owner Occupied Housing Units, 2022 (5 Year ACS)

Marietta

Villa Rica

Powder Springs

Lithia Springs

Douglasville

Atlanta

Smyrna

3/4/2024

TSW - CITY OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

TSW - CITY

OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

Exhibit 19

Age and Income Analysis of the Douglasville PMA and Comparison to Outlying West ATL 2023 - 2028 (estimates)

From 2023 to 2028 the City of

The City of Douglasville is projected to outpace the rest of the outlying West Atlanta area (pictured above) in all

categories above

years

with

increases projected in the

range. It is additionally projected to outpace the rest of outlying West Atlanta in all higher income ranges ($100K+ annually), as well as those earning $50K - $75K annually. Overall this strong growth, especially among higher income groups, presents a positive opportunity for the area.

Growth By Age (HHs $50k+ Only)

Source: NCG, US Census Bureau, Spotlight by Environics Analytics

of Renter Households in the City of Douglasville, 2023

TSW - CITY OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

21

of Owner Households in the City of Douglasville, 2023

Food & Beverage Heat Map

3/4/2024

TSW - CITY OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

26

Proximity to Retail and Entertainment Source: NCG, Yelp

Similar to restaurant offerings, presence of local retail is a major consideration for the typical resident. People desire to be near major retailers for necessity, entertainment, and recreational shopping. The heat map shows the location and relative density of hundreds of retailers near the subject site.

The primary grocery store is the Kroger located off of Dallas Highway. A majority of grocery options in Douglasville will be found off of Interstate 20, which gives locals access to a variety of grocery stores including Publix, Target, Aldi, and more.

The bulk of shopping options can be found at the Arbor Place Shopping Mall with multiple well -known retailers like Macy's, Dillard's, and Belk. The Arbor Place Mall is also home to Douglasville's only movie theater. There are a small number of additional retailers along -20, such as Marshall's and Ross.

Brandywine

TSW - CITY OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

Douglasville Home Sales Trends

3/4/2024

The office market nationally, regionally, and locally, is still going through massive changes, with remote working/Work From Home (WFH), which was accelerated by Covid, now being balanced out with companies moving to higherquality, more lifestyle-driven locations.

This could, and does, include some suburban downtown/ town centers, such as Downtown Alpharetta, Halcyon, Downtown Suwanee, Trillith, etc.; areas that have created a strong sense of lifestyle that can attract smaller and midsized companies.

The -20 West Corridor (Outlying West ATL) has a limited office market, largely due to the lack of executive housing in the corridor, which is dominated by logistics and industrial uses. In this corridor office functions more as a localserving use than as a corporate location.

Indeed, as the bottom chart shows at left, deliveries in Douglasville have been very limited over the last decade, with less than 5,000 SF delivering since 2011 and absorption being quite modest since then. Rents in the area reflect this lack of demand and the age of product offered, with Douglasville and Outlying West ATL lease rates hovering around $20-$22/SF, a significant discount to Metro ATL average lease rates of around $32/SF.

A positive side to the more neighborhood-serving focus in the local office market is the lower vacancy rates, which are attributable to the smaller firms and steady market support for industries such as Realtors, dentists and doctors, lawyers, accountants, and other smaller local users. Vacancy rates in the area today are below 4%, less than one-third of those seen currently at the metro level.

TSW - CITY OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

Exhibit 34

Market, Submarket, and Douglasville Retail Market Trends

Retail has struggled nationally over the last decade, hit first by rising online sales and then by Covid. Since Covid, however, retail has made a steady comeback, with a lack of new supply and growing demand resulting in declining vacancy rates. Today, vacancy rates in Douglasville, the20 West corridor, and the ATL metro all falling below 3% overall (recognizing some dark big box spots aren't available for lease for competitive reasons).

Falling vacancies have resulted in steadily improving lease rates as well, with all three areas posting solid gains since 2020, with local areas being somewhat discounted (again, due to the age of the space) and averaging around $16/SF (Metro ATL is closer to $20/SF).

Finally, as can be seen at the bottom of the page deliveries have been very limited, with less than 100,000 SF delivering annually every year since 2008, with absorption largely outpacing new product, resulting in the declining vacancy rates.

The Douglasville rental apartment market has been quiet through the 2010s but has come back to life following Covid in 2020/2021.

Indeed, markets throughout the US saw strong apartment absorption in the 2010s and into the 2020s, with much of that demand focused on more urban locations inside or along the Perimeter; areas with strong convenience and greater walkability. Rising lease rates, however, have resulted in absorption pushing into more moderately-priced areas such as the I-20 corridor east and west of the city, and areas of south Atlanta. These areas typically support more garden or urban garden product that is less expensive to deliver.

This can be seen in deliveries in Douglasville in 2021 through 2023, with additional product delivering in 2024. Indeed, areas like the -20 West corridor (Outlying West ATL) and Douglasville are catching back up to the Metro ATL average in terms of rents over the last couple of years.

Oversupply is occurring locally and nationally (see top chart at left) due heavily to a massive wave of supply delivering in 2023 and 2024; a wave that will satiate demand for a few years and allow the markets to recover.

Creating strong locations, including those benefiting both from lifestyle and convenience, is a significant opportunity for Downtown Douglasville, which offers multiple dining and entertainment options, and potentially greater walkability than other areas in the20 West corridor.

TSW - CITY OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

Exhibit 36

Downtown Development Case Study - Duluth

In the late 90's the town of Duluth, Georgia was facing a struggle as increased traffic due to the northward encroachment of Atlanta's growth led to the widening of Buford Highway, pulling attention and attraction away from Duluth's historic core. Buildings began to fall into disrepair as rental demand was dropping, and repair/industrial businesses began to take over formerly vibrant shops and change Downtown's Duluth's character. This led to a new Downtown revitalization plan, centered on a new Town Green, complete with the Pavilion amphitheater which can seat up to 1,500, along with the Green itself which can accommodate up to 15,000 people for events. Completed in 2002, the Duluth Town Green had these goals in mind: meet the needs of citizens, accommodate festivals, and spark residential and commercial development.

Source: NCG, CoStar

Not only has Suwanee Town Center created an enjoyable, vibrant atmosphere, it has also had several knock-on effects. Since 2002 when the Old Town Master Plan was adopted, office square footage and retail square footage near Town Center (here considered a .75mi. radius of Suwanee Town Center Park) has increased by 69% and 93%, respectively. The Town Center area has also added 749 new units of marketrate multifamily rental units, whose average $/SF has increased by 36%. Since 2005, 556 homes have been sold near Suwanee Town Center, with their sales value/SF increasing by 74% from 2005-2021, reaching an average 2021 sales value of $452K. (Note that sales data without price or SF included has been discarded.)

TSW - CITY OF DOUGLASVILLE EXISTING CONDITIONS ASSESSMENT FOR THE DOWNTOWN DOUGLASVILLE STUDY AREA

Exhibit 38

Downtown Development Case Study - Powder Springs Source: NCG, CoStar

CONNECT DOUGLAS

The information on this speard was displayed at each of the public engagement events for this study. The intent in sharing this information was to not only illus trate the bus routes that engage with the study area, but also the lack of shelter, ADA, and general safety measures taken at typical bus stops in the study area.

EXAMPLE OF BUS SHELTER

MULTIMODAL TRANSPORTATION TYPES

The following overview of Multimodal transportation types was provided as a resource at each public meeting to help attendees/participants better understand the various types that may be incorporated with a recommendation.

TRANSPORTATION EXHIBITS

CID OR BID STRATEGIES

CID & BID FORMATIONS

One of the most effective economic development tools in metro Atlanta has been the development of Community Improvement Districts (CIDs). A CID is formed when a majority of commercial property owners in a given defined geographic area (excluding residential and mixed-use developments) determine to further invest in their business by assessing a “self-tax”. This “self-tax” is an assessment based on a to be determined millage rate. The income generated by this self-tax can be used in various capacities to include beautification, transportation infrastructure and public safety. This further investment in the area, promotes curb-appeal and highlights businesses as a mustsee in the area. Currently, Douglas County’s Community Improvement District Act of 1991 governs the creation of Community Improvement Districts in the City of Douglasville.

Critical CID Formation Challenges

CID Legislation: As mentioned above, Douglas County’s Community Improvement District (CID) Act of 1991 governs the creation of Community Improvement Districts in the City of Douglasville. The county’s legislation, however, is atypical of other jurisdictions However, the county’s legislation is atypical compared to other jurisdictions’ CID acts. These differences in legislation could potentially create challenges in forming a CID effectively. In past formation exercises, legislative action was necessary to facilitate formation of an efficiently functioning CID.

Available Property Inventory: Downtown Douglasville’s existing property inventory was established during a time with development patterns much different from those of today, resembling the small-town “Main Street” commercial districts typical of the Southeast U.S. This inventory is characterized by parcels that are physically constrained and reflect the historic development style of the era. Forming a CID in this environment demands significant legwork due to the need to capture more individual properties to generate the same potential revenue as a more modern commercial district, given comparable geographic footprints.

Establishing an Effective Footprint: Designing a CID boundary and corresponding footprint is critical to creating an efficiently functioning CID. Concentrations of commercial property are the optimal breeding ground for successful CIDs. Large gaps between commercial clusters hinders a CID’s ability to execute projects in a given area. Property owners typically look to see their investment pay off in close proximity to their property. Spreading limited investment dollars across a large geographic area is a recipe for diluted project impact and property owner dissatisfaction.

Limited Property Owner Capacity: Given the property inventory described above, many owners of small properties simply do not have the ability to take on additional financial commitments. For the small property owner, a seemingly trivial dollar amount can be a significant burden to their bottom line. In many instances, even property owners supportive of CIDs in concept tend to decline participation. This may make achieving a critical mass of owner participation difficult to achieve.

Property Owner Identification: As a common practice, commercial property owners often prefer anonymity in record-keeping for various reasons. However, this creates the need for substantial investigative effort to identify and contact the ultimate decision maker for each property. CID formations are beholden to the governing body’s timetable which leaves little time to effectively communicate with the property owner and secure all needed documentation. In other words, a significant portion of the available time is spent locating the right person, leaving little time to educate them on the benefits of CID membership.

Educating the Target Audience: Many people have a passing familiarity with CIDs, but there is significant room for confusion. The name Community Improvement District can be misleading to the target audience. Driving home the basic points that CIDs are composed of commercial properties and focused on projects in the public rights of way is critical to preventing future dissatisfaction and misunderstanding among participants.

Legal Authorization

Purpose Restoring and promoting commercial and other business activity in business districts; can provide supplemental services in the district

Providing governmental services or facilities, including but not limited to parks and recreational areas, street and road construction or maintenance, publice transportation, terminal and parking facilities, storm water and sewage colection/disposal systems, water services, and other (public safety, beautification)

Government Oversight

• All services and Projects implemented must be in approved district plan

• District plans and budgets may be amended or rescinded ar any time by ordinance

• No government representation mandated in state code, though some local legislation requires it

Renewal & Dissolution Renewed by ordinance; terminated no less than five years and no more than 10 years from the date of creation or renewal by ordinance

Governance

• Not specified

• In practice, governed by a board

Administration

Creation

• Not specified but enabled to contract service provision to a nonprofit corporation or DDA

• In practice, administered by a DDA or nonprofit

• Create a district plan, with support from either 51% of municipal taxpayers in the district or taxpayers representing 51% of taxable property

• Adoption of district plan by governing authority

Governing Authority Municipality

Financing Mechanisms

• Self-assessed annual property tax upon real and personal property; no established minimum or maximum

• Surcharges on business licenses and occupation taxes

• All projects must be located within the CID boundary

• Local government representation required on board of directors, though number is not specified in state legislation (some local enabling acts do specify number)

Some local enabling acts do provide dissolution clauses at six (6) years

• Governing authority unless local CID act designtes another entity

• In practice, a board with at least one representative from each governing atuhority

• Not specified

• Most CIDs either contract with a management compant (CID adminsitrator) or directly hire staff

• Georgia General Assembly passes enabling act proposed by county or municipality

• Petition from both a simple majority of real, non-exempt property owners representing 75% property value and 51% of owners

• Adoption of resolution by governing authority(ies)

Municipality or county

• Self-assessed annual propery tax on nonresidential, non-exempt real property; maximum of 25 mills

• Debt financing

Average Millage Rate 1- 7 mills; average = 4.6 mills 3-5 mills; average = 5 mills