DEVELOPING SPACES
BUILDING BUSINESSES
ENJOYING PLACES
LIVING DOWNTOWN
Board of directors
William D. Underwood
Chair of the Board of Directors Juanita T. Jordan
It’s now been twenty years since NewTown Macon was birthed by community leaders who dreamed of a revitalized downtown—community leaders who understood that without a vibrant urban core, our entire community was in peril. Since I arrived in Central Georgia in 2006, I’ve witnessed remarkable progress— improvements that were hardly more than dreams on sketchpads a few years ago. It’s been a great privilege to be a part of our combined efforts to create a brighter future for downtown, for Macon, and for Mercer. NewTown Macon continues to lead these efforts by believing in the visionaries, by implementing critically important strategic initiatives, and by collaborating with partners throughout our community to ensure that downtown reaches her full potential. Though two decades in the making, a genuine sense of enthusiasm and anticipation flourishes throughout our community. This enthusiasm is evident as investors flock to downtown development opportunities, as people young in age and spirit relocate to downtown lofts each year, as entrepreneurs launch new businesses downtown, and as people throughout our community and beyond take advantage of entertainment, dining, shopping, and recreational opportunities increasingly available downtown. As you will see from this report, by any measure, a renaissance is underway in our urban core. This renaissance would not have been possible without NewTown’s leadership. There’s much to be excited about. I’m excited about NewTown relocating its offices to space that communicates to others that Macon is a cool place that’s on the move. I’m excited to see Uber come to Macon and its likely impact on downtown business activity in the evenings. I’m excited to see bulldozers moving on the first new multifamily construction downtown in 40 years. And I’m especially excited about plans to resurrect the home of Southern Rock with plans to put the historic Capricorn Studio back into service, as a recording studio as well as an incubator for young musicians in Middle Georgia. But much remains to be done. There are businesses to recruit, entrepreneurs to inspire and support, treasured historical structures to redevelop, residents to attract, partnerships to form, and momentum that must continue building. Together, we can get this done.
Vice Chair Dan Forrester
Treasurer Tony Rojas
Secretary Blake Lisenby
Of Counsel Chris R. Sheridan
Chair of the Ocmulgee Heritage Trail Committee Dan Speight
Campaign Chair Thomas Wicker
Past Chair Virgil Adams Christopher Blake Jean Bragg Connie Broun Jim Daws Mike Dyer Carl Garofalo Corrie Hall Bob Hatcher Bill Kilburg Lester Miller Emily Myers Bryan Nichols Frank Patterson Rhonda Perry Robert Reichert John Rhea Larry Schlesinger Scott Seigel ron shipman dan speight brother stewart Joey Stuckey Scott Thompson
staff
Michael Wright Josh Rogers
President & CEO gail b. mansfield
Chief Financial Officer ERIN KELLER
Vice President for Development hal baskin
Director of Business & Real Estate Development Erika Conleay
Director of Place
William D. Underwood
DAVID MOORE
Chair of the Board of Directors
Project Manager mark thompson
Corporate Photographer
2014 ANNUAL REPORT
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2016 REPORT OF PROGRESS
Capricorn Development This year, Downtown Macon reached a watershed moment with the announcement of the first multifamily development to be built in Downtown Macon in nearly forty years. Sierra Development and Southern Pines Plantation officially announced that they had purchased the Capricorn Studio and much of the three-acre site from NewTown’s Transitional Properties Fund. This mixed-use development will include 137 apartments, a clubhouse, a fitness center, ground floor retail, as well as gated parking. Saved in 2011 with a donation from the Peyton Anderson Foundation, this development also comes with the most ideal plan for the restoration. The developers have donated the Capricorn building to Mercer University along with a significant amount of money towards restoring the building to a fully functioning music incubator. Construction is expected to be completed by February of 2018. Vacant for nearly twelve years, music will once again reverberate within these walls.
450
DOWNTOWN LOFTS
% 92 AT MARKET RATE
LOFT OCCUPANCY
80
AS OF SEPTEMBER 2016
LOFT UNITS BUILT
DURING FISCAL YEAR 2015–2016
Capricorn Studio, present day photo overlay with development concept rendering.
Real Estate Development Loan Fund Increasing the number of residents in the downtown area benefits the entire community. Since 2012, NewTown Macon has been providing gap financing through the Real Estate Development Loan Fund for developers who focus their efforts within the Central Business District [CBD]. This fund directly aids in converting vacant spaces into residential or commercial units, increasing tax revenue, creating construction jobs, and improving downtown aesthetics. Last year we reported a number of loft projects that were under construction and this year we are elated to announce that 80 more lofts are now completed and on the market. Three of the aforementioned projects took advantage of the Real Estate Development Loan Fund to assist in fully funding the project. Thus far, the Loan Fund has allowed NewTown to invest $5,353,142 in seven downtown projects equating to a total of 176 loft units delivered to market. Even more exciting, nearly all of the units are occupied. A few of these projects are: Lamar Lofts (552 Cherry Street), Johnson Lofts (555 Poplar Street), and the Lofts at Silvers (450 Third Street). As the momentum continues to roll on, be sure to stroll our downtown streets to see on-going projects in person.
290K SQUARE FEET
REDEVELOPED DOWNTOWN FROM NEWTOWN LOANS
400 block of Poplar Street
2014 ANNUAL REPORT 2016 REPORT OF PROGRESS
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Renovated façade of 555 Poplar Street.
Developer’s Academy, 2016 class
THE poplar street project Nearly two years ago the opportunity presented itself for NewTown Macon to purchase the historic structure at 555 Poplar Street. In May 2016, NewTown completed this rehabilitation which now serves as a comprehensive exhibition of our mission in action! The once vacant and lifeless building, has been transformed into a vibrant and functional space. The building now houses NewTown Macon’s corporate offices on the first floor, along with The Office—a modern, shared work space. The top two floors are home to twelve luxury apartments, known as the Johnson Lofts, a nod to the first tenant in the building, Johnson Brothers Furniture.
developer’s academy For the second consecutive year, NewTown Macon hosted the Developer’s Academy. Presented by BB&T, this six-part course is designed to teach interested individuals the basic skills necessary to develop real estate in Downtown Macon. Academy graduates are equipped with more knowledge and confidence to undertake downtown revitalization projects. This NewTown initiative is very popular and successful in recruiting new local developers to smaller projects throughout downtown. As a result of the inaugural class, three properties with six storefronts and 26 loft apartments are already in the process of redevelopment. Congrats to this year’s graduates. We are excited to see what you do!
476 Third Street
Terminal Station
2014 ANNUAL REPORT 400 block of Poplar Street
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2016 REPORT OF PROGRESS
O
ON
W
AC
Dr. r. kirby godsey Founding Chair of NewTown Macon
OF PR ARS O YE
ESS GR
TWENTY
recreate along the banks of the Ocmulgee every year on the Ocmulgee Heritage Trail. More than 450 new lofts have already been constructed, rented, or sold in the Central Business District, with more on the way. Today, our question is no longer whether we can revitalize downtown. The questions are how much, how fast, and how far? On behalf of NewTown’s founders, I want to express our gratitude to the community for your willingness to dream with us and to invest in this remaking of our urban landscape. But challenges remain. Not all the problems have been solved and some of the best ideas have yet to come to light. There are new days yet to dawn and new dreams yet to be dreamed. Our challenge is to conceive an even better downtown where more people are living and more businesses are flourishing. Each of you is the fuel of the future, creating new ideas and challenging all of us with bolder expectations. As we all join in saluting 20 years of historic achievements, let this celebration create within us a renewed commitment to support and engage in a new era for NewTown Macon and downtown renaissance. NewTown can continue to be a catalyst for rethinking what is possible. It can also continue to serve as a resource bank for ideas and a forum for collaborations that will bring to life the dreams of a new generation. Thanks for joining in to make Macon a better place to work, to live, and to play.
D
Communities are built and the promise of downtowns are rediscovered through the power of imagination. In 1996, a small cadre of community leaders came together committed to the recovery of the energy and centrality of downtown Macon to our community’s progress. After visiting and learning from other communities around the country, we founded NewTown Macon to serve as the vehicle for Macon’s renaissance. In order to accomplish our goals, we recognized that we needed to form partnerships among private and public stakeholders. A community either thrives or dies from the inside out. Downtown has been and remains the heartbeat of Macon and the health of our entire community relies upon sustaining that heartbeat. Conceiving how we could reclaim the importance of downtown, we realized that we could not be trapped by the way things have been. Our thoughts and our ambitions had to be focused on dreaming of what downtown could become. So, we set goals that seemed for many to be out of reach. After generations had turned their backs on the Ocmulgee River, we dreamt of families walking along her banks. Though decades of homebuyers fled to the suburbs, we imagined the development of lofts that would be filled with young professionals. We even envisioned that “mom and pop” shops could spring up and succeed in reviving downtown dining, entertainment, and retail, to complement professional and corporate endeavors. Today those early visions are stirring to life. Dreams are taking on flesh and form. New initiatives are taking shape. More than 300,000 people now
NTO W N M
As of 2016, NewTown’s Real Estate Development Loan Fund has rehabilitated nearly 290,000 square feet of residential and business space, delivered 185 living units (bringing more than 100 new residents to downtown) with 11 projects, produced more than 500 jobs, and increased the property tax revenue by more than $300,000.
2014 ANNUAL REPORT 562 Cherry Streeet, courtyard 2016 REPORT OF PROGRESS
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“Living in downtown Macon offers freedom from the responsibility that comes with suburban living. We are able to walk to restaurants and events thereby living a healthier lifestyle. There is a cool vibe downtown. Urban living has a heartbeat. We feel like pioneers, and what we are experiencing is only going to get better.” — Joe and Evelyn Adams
target blo cks, 2016
target blo cks, 2012 The occupancy within our target blocks has increased from 52% in 2012 to 69% in 2016. Our goal is to reach 75% by 2017. Occupied Under Construction Vacant
BUSINESS IMPROVEMENT DISTRICT Thanks to the generosity of the Downtown Challenge, NewTown Macon received a $30,000 grant to campaign for a critical aspect of the Macon Action Plan [MAP]: a Business Improvement District [BID]. Forming a BID offers the downtown community the opportunity to secure additional resources exclusively for downtown. The primary benefit of having a BID is to provide additional funds that are dedicated for use in the district. Property owners within the BID control and manage the funding. With increasing residents, businesses and visitors, property and business owners have a higher expectation for public service than what is currently delivered. The only strategy to proactively guarantee cleanliness and safety is to allow property owners the ability to allocate funds by creating a self-taxing district to fund sanitation and public safety needs. A BID grants building owners the direct control over property tax dollars and to ensure the revenue is spent only in their district. Consequently, the BID will increase building values, occupancy, retail sales, and rent rates to produce better cash flow and returns for owners and investors. The revenue generated from the BID would be approximately $300,000 per year and could be used for safety, streetscapes, sidewalks, planning design, and sanitation throughout downtown. The BID would be managed by an elected board who will develop the annual budget. With a BID in place, we are able to leverage the proceeds to implement ideas from the Macon Action Plan that coincide with the priorities of the property owners.
“ Downtown Macon is unrecognizable in comparison to twenty years ago and our community is stronger because of it. At State Bank, this community and the people within it are why we do what we do. We are honored to partner and contribute to the progression of a better community for generations to come.”
Land lot Parking Lot
— Spencer Strickland, Regional President, State Bank and Trust Company 518, 522, 530 Cherry Street
2014 ANNUAL REPORT
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400 Block of Martin Luther King, Jr. Boulevard 2016 REPORT OF PROGRESS
gifts of more than $50,000 Anonymous Donor Community Foundation of Central Georgia R. Kirby Godsey John S. and James L. Knight Foundation The Peyton Anderson Foundation Piedmont Construction Group
$10,000 – $49,999 Atlanta Gas Light Resources BB&T Bibb Distributing Company Bragg Jam Chris R. Sheridan Jr. Fund of Community Foundation of Central Georgia E. J. Grassmann Trust Georgia Power James H. Porter Charitable Trust Macon-Bibb County Macon Water Authority Mr. and Mrs. Bill Thompson Navicent Health Robins Financial Credit Union State Bank & Trust Company $1,000 – $9,999 Adams, Hemingway & Wilson Adams, Jordan & Herrington Anonymous Burgess Pigment Company Coca-Cola Bottling Refreshments Company Cox Communications Dozier Law Firm Dr. Michael Wright and Dr. Bridget Wright Georgia Pine Level Foundation Graphic Packaging Greater Macon Chamber of Commerce Infinity Network Solutions James-Bates-Brannan-Groover KaMin Ken’s Stereo Junction Knight Foundation Fund of the Community Foundation of Central Georgia
L. E. Schwartz & Son Lisenby and Associates Lowe Aviation Macon Impact Macon Magazine McNair, McLemore, Middlebrooks & Co. Metro Power Middle Georgia State University Mr. Blake Lisenby and Mr. Shane Rogers Mr. Curtis Hertwig Mr. David Thompson and Dr. Madalyn Davidoff Mr. Lester Miller, Attorney at Law Raleigh Alexis Hamlin Fund at Rhode Island Foundation Sheridan Construction Sierra Development Group SunTrust Bank Tech Systems TEGNA Foundation, 13WMAZ Travis Jean YKK Corporation of America $500 – $999 Apparel Authority Dr. Carol Bokros Forrest B. Johnson and Associates Mr. Duke Groover Mr. and Mrs. Gregory Lee Macon-Bibb Convention & Visitors Bureau Josh and Meaghan Rogers State Farm Insurance Mr. and Mrs. Talmadge Stuckey The Neal Foundation Dr. and Mrs. Jerome P. Tift
List of donors who contributed between July 2015–June 2016
focused on the future 5 Year campaign update
$1 – $499 Joe and Evelyn Adams Ampersand Arts Mrs. Megan Allen L. E. Ashurst Mr. John Atkinson Ms. Mindy Attaway Mr. Adam Bailey Mr. Patrick Barry Mr. and Mrs. Hal Baskin Mr. and Mrs. Rob Betzel Blair Furniture Co. Mr. Al Bond Mrs. Becky Bowdre Mrs. Kay Bronstein Mr. Taylor Broun Jim and Mary-Frances Burt Mr. Brian Butler Mr. Brent Collins Mrs. Amanda Carls Ms. Maya Creecy Mrs. Glenda Davis Mrs. Sheknita Davis Ms. Dina Deason Mr. and Mrs. Jason Elkins Georgia Water and Environmental Services Mrs. Kay Gerhardt Mr. Denny Grimes Mrs. Corrie Hall Ms. Janis Haley Ms. Cami Hamlin Mr. and Mrs. Jeffery Harvey Mrs. Donna Hemphill Ms. Mary Beth Hand Ms. Sally Heard Ms. Elizabeth Holcomb Mrs. Kelly Holloway Hometown Yoga Mr. Willliam Horkan Ms. Carrie Ingoldsby Dr. Harriet R. Jardine Just Tap’d Ms. Erin Keller Ms. Kara Keller Mr. and Mrs. Todd Keller Ms. Alice Knierim Knight Fund for Georgia Gives Day of Community Foundation of Central Georgia Ms. Betty Sweet Ladson Mr. Matthew Long Ms. Autumn Lucas Mr. Rick Maier
Ms. Gail Mansfield Margaritas at Mercer Village Ms. Amanda Marsh Mr. and Mrs. J. Patrick Meyer, Jr. Mr. Ernest Mixon Mr. and Mrs. Burke Murph J. Davis & Associates Mr. John Newsom Jerry and Deb Newton Ms. Shannon Piland Ms. Alex Papadapolous Mrs. Karla Redding-Andrews Bebe and Albert Reichert Mr. Stephen Reichert Mr. and Mrs. Donald Rhodes Mrs. Quanita Rhodes Mr. Creighton Rostenal Ms. Deborah Russ Sam Hall and Sons Mr. and Mrs. Ben Sapp Schmacher Forestry Bobby and Elizabeth Schorr Mr. Jay Siegelman Mrs. LaToya Smith Mr. William Simmons Mr. and Mrs. Hugh Sosebee Ms. Cindy Strowbridge Ms. Monica Swanye Ms. Ruth Sykes Ms. Ellen Terrell Thad E. Murphey Family Fund of Community Foundation of Central Georgia Todd and Mary Kay Smith Town and Country Garden Club Mark and Jill Vanderhoek Mrs. Kris Vaughn Ms. Allie Ware Dr. Cassandra Washington Mr. Mark Weathersby Mr. Joey Wozniak Youmans Chevrolet IN-KIND DONATIONS 11th Hour Armory Ballroom Georgia Public Broadcasting Guitar Center Howard Moore McDuffie Macon Magazine Middle Georgia State University Mr. Chris R. Sheridan Shadow Sound Studio The Telegraph
NewTown Macon is grateful for the pledges and donations made to our five-year campaign. We would like to thank those who have already fulfilled their commitment: Mr. and Mrs. Hal Baskin, Elliot Machine Shop, Mike and Nancy Ford, Geotechnical & Environmental Consultants, Laura and Shane Schofield, Secure Health, Mr. Ed Sell, III, (from his discretionary fund with The Peyton Anderson Foundation), The Medical 2014 ANNUAL REPORT Center, Navicent Health, and W. L. Amos Sr. Foundation. 2016 REPORT OF PROGRESS
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MACON CONNECTS In collaboration with several community partners and by way of the generous support of the Knight Cities Challenge at the John S. and James L. Knight Foundation, NewTown launched Macon Connects—empowering citizens to transform the way the community traverses throughout the city. This past June, a 3-day, city-wide ideaS festival took place. This event excited and engaged residents about the possibilities for improved mobility in Macon. Attendees gained a greater knowledge about mobility and were invited to submit ideas on improving connectivity in Macon. The second event was a street makeover. This exhibition was a prototype of residents’ ideas and solutions. During September 16–17, the Macon Connects team, and willing and enthusiastic volunteers, installed the largest pop-up bike lane grid in the world along with other temporary public space improvements. We intend that the ideas and conversations spurred from hosting Macon Connects will continue to shape how our community builds infrastructure to accommodate walking, biking, and automobiles on every street.
Riders roll out to tour downtown’s pop-up bike lane system.
first friday Presented by Robins Financial Credit Union, First Friday is a monthly event that draws the community to Downtown Macon. Downtown businesses extend their hours and provide specials and entertainment for patrons. This year the Macon CVB partnered with First Friday to provide Soul Spots—sidewalk performances by local artists throughout downtown. This initiative has helped further brand First Fridays, bringing soul and music to the downtown streets. MACON MUSIC, VOLUME 2 Macon Music, a compilation album featuring Macon’s musical talent, is in its second year. Volume 2 features ten local artists that were selected by a panel of judges in the music industry. The winning artists received a professional recording session from Joey Stuckey of Shadow Sound Studio, professional photography and videography sessions, and promotional CDs. Volume 2 will be released at the upcoming concert in November, hosted by Friends of Macon Music. After the concert, Volume 2 will be available for download at NewTownMacon.com/music. TOAST to MACON This year NewTown hosted the inaugural Toast to Macon event. It was a joyous celebration in which the community gathered with pride, while enjoying the finest cocktails Downtown Macon has to offer. Eight Downtown Macon restaurants and bars crafted specialty cocktails to compete for the bragging rights of being named the best. NewTown awarded Bourbon Bar with Toast of the Town, Bearfoot Tavern with Spirit of Macon, and Recess as People’s Choice. Toasts were made throughout the night in honor of Macon and her renaissance.
“ Bike Walk Macon is Macon-Bibb’s first grassroots bike and pedestrian advocacy group. I’m proud of the change this group is leading to create a happier, healthier city that embraces biking and walking as an essential form of transportation.”
— Rachel Hollar, Bike Walk Macon
2014 ANNUAL REPORT
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698 Martin Luther King, Jr. Boulevard 2016 REPORT OF PROGRESS
Dues
$1.4M
FINANCIAL OVERVIEW
2015 The social benefits of recreational trails and greenways are enormous and the Ocmulgee Heritage Trail [OHT] greatly enhances INCOME SOURCES our quality of life. Envisioned by NewTown Macon’s founders in 4% 2% 1996, the OHT has grown to thanInvestments eleven miles. The trail 6%more In-Kind Rentals 6% runs on both the east and west sides of the Ocmulgee River, with Other Income 2% Amerson RiverSponsorships Park as the northernmost portion and Ocmulgee 4% 8%at its southern end. Donations National Monument Membership As we celebrate our twenty year anniversary, it is fitting Dues to announce that a critical piece of the master plan is under construction! Because of the great support of Community Foundation of Central Georgia, E.J. Grassmann Trust, James H. Porter Charitable trust, along with Macon Water Authority’s commitment to Macon, we are now fully funded to construct the trail that will connect Amerson River Park to Riverside Cemetery. 68% Grants (Restricted) The gravel connector will be approximately two miles in length along an easement owned by the Macon Water Authority. SOURCES Construction has begunINCOME and completion is slated for January 2017. The Ocmulgee Heritage Trail creates a more attractive community providing safer travel routes for bicyclists and pedestrians. There are many ways to take advantage the Trail: walking, running, jogging, biking, picnicking, canoeing, kayaking, roller blading or just enjoying the outdoors with your friends, family, or pet. Help us continue expanding the Ocmulgee Heritage Trail. Donate online at NewTownMacon.com/donate.
$1.4M
2016 68%
Grants (Restricted)
RESOURCE ALLO CATION INCOME SOURCES 17%
OHT
9%
Admin & Overhead
8%
Fundraising
4%
Advocating Progress
$1.3M 23%
28%
Sense of Place
11%
Increasing Residents
Growing Jobs
RESOURCE ALLO CATION
“ The Trail is both a transportation and communication system. People using the trail seem more willing to nod and speak to strangers, and the Trail provides us the opportunity to open parts of Macon giving all the chance to explore our Ocmulgee River.”
— Bill Causey President & CEO, Causey Construction Consulting 552 Poplar Street
2014 ANNUAL REPORT Ocmulgee Heritage Trail 2016 REPORT OF PROGRESS
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2014 ANNUAL REPORT 2016 REPORT OF PROGRESS 555 Poplar Street
Macon, Georgia 31201
NewTownMacon.com
(478) 722-9909
Growing Jobs
Continue to rehabilitate vacant buildings and empty lots
Train new and existing entrepreneurs to open and expand their business
Create more downtown lofts by issuing new loans with the NewTown Real Estate Development Loan Fund
Renovate existing commercial storefronts with loans using the Godsey Initiatives Fund
Creating a Sense of Place
Ocmulgee Heritage Trail
Implement the Macon Action Plan
Improve walkability and bikeability in downtown
Improve aesthetics, sanitation, and safety in downtown with a Business Improvement District
Build a better connection between downtown and the Ocmulgee Heritage Trail
Name (as you prefer to be recorded)
Donation $25 $50
Other
You may direct your donation to a specific purpose below:
Address City
$100
State
Zip Code
Where the need is greatest
Phone
Ocmulgee Trail Expansion
Email(s)
Transitional Properties Fund
In Honor/Memory of
Revitalization Loans
Please send notification of this honorarium or memorial to:
NewTown Endowment
Name
Ocmulgee Trail Endowment
Address Card Number Expiration Date
CCV
Zip Code
You can also donate online at newtownmacon.com/donate.
Method of Payment Check Credit Card Please remit to NewTown Macon, 555 Poplar Street, Macon GA 31201
photography credits include: Maryann bates, jim burt, historic macon foundation, macon magazine, matt odom, hart roberts / printing by litho press
Increasing Residents