Augusta
DOWNTOWN VISIONING AND DESIGN 2024
A component of the Georgia Downtown Renaissance Partnership, the Georgia Downtown Renaissance Fellowship pairs emerging design professionals from the University of Georgia College of Environment and Design with local governments to enhance downtown development in communities across Georgia. Following a competitive selection process, graduate-level student fellows are selected for their design and communication skills as well as overall commitment to community design. Throughout the 12-week program, Renaissance Fellows work directly with their partner city, producing renderings and plans collaboratively in a studio environment at UGA’s Carl Vinson Institute of Government. Fellows hone their designs and planning expertise under the direction of six full-time design and planning staff. With backgrounds ranging from historic preservation and landscape architecture to graphic design, these experts help guide the creation of professional-level plans and renderings produced by student fellows during the program.
Since 2013, 30 Georgia Downtown Renaissance Fellowship plans have been created for communities throughout the state. With the assistance of the Georgia Municipal Association and the Georgia Cities Foundation, the City of Augusta was selected as one of two communities to take part in the 2024 Georgia Downtown Renaissance Fellowship. Partner cities are selected based on the criteria of strong local leadership, community commitment, and fiscal readiness to act on projects.
Garrison Taylor, a Master of Landscape Architecture (MLA) student at the UGA College of Environment and Design, worked directly with Margaret Woodard and the Downtown Development Authority of Augusta to address specific design opportunities in Augusta. Taylor incorporated local priorities to create design solutions and develop a vision for several key locations downtown.
The primary goals of this project were to enhance walkability in downtown Augusta by improving access across Reynolds Street; to provide design options to local property owners rejuvenating downtown buildings and parcels; to explore options relating to repurposing and further contextualizing the Confederate memorial on Broad Street; and to provide the city with tools to address blighted properties within the downtown area.
DOWNTOWN VISIONING AND DESIGN 2024
PURPOSE OF THIS DOCUMENT
In the summer of 2024, local leaders and staff members from Augusta Downtown Development Authority (DDA) partnered with the University of Georgia Carl Vinson Institute of Government to create a guiding vision for future development in downtown Augusta.
Design assistance was made available to Augusta through the Georgia Downtown Renaissance Fellowship, a planning program supported by the Georgia Municipal Association (GMA), the Georgia Cities Foundation, the UGA College of Environment and Design, and the UGA Institute of Government.
This planning document is intended to help local leaders and citizens visualize options for the future growth of downtown. The designs that follow respond to unique challenges and opportunities found in downtown Augusta and include streetscape and façade improvements to improve pedestrian connectivity, address chronic vacancy, and help encourage economic development throughout the area. Developed with the assistance and oversight of Augusta DDA Executive Director Margaret Woodard, the proposed designs rethink downtown’s streets, buildings, and public spaces. Together, these designs are intended to spur community development to enhance downtown Augusta for all of the community’s residents.
the QR code to access the digital report. This document was produced by the University of Georgia Carl Vinson Institute of Government.
Margaret Woodard, Executive Director
Jack Evans, Chairman of the DDA Augusta Board of Directors
Tara Wood, Media and Communications Coordinator
Corbin Freeman, Retail Coordinator
Downtown Augusta dates back to the city’s founding along the banks of the Savannah River in 1736 by James Edward Oglethorpe, who established the grid system still used to this day. The Augusta Downtown Development Authority was created in 1974 when Richmond County asked the Georgia General Assembly to create a statutory authority to manage downtown redevelopment. The catalyst for the request was the rapid development of suburban shopping centers and office parks in West Augusta and South Augusta, which drew shoppers and working professionals away from Downtown. Today, the authority collaborates with downtown residents, business owners, major stakeholders and partner agencies, such as the Augusta Convention & Visitors Bureau and Augusta Metro Chamber of Commerce, to advance revitalization through marketing programs, survey and research assistance, public/private partnerships, and advocacy.
Downtown Augusta’s outlook is brighter than it has been in decades, with an influx of new investment and a new generation of visitors and residents who seek the vitality, culture, and walkability that can only be found in downtown areas.
THE GEORGIA MUNICIPAL ASSOCIATION
Cindy Eidson, Director of Economic and Community Development
Chris Higdon, Community Development Manager
Created in 1933, the Georgia Municipal Association (GMA) is the only state organization that represents municipal governments in Georgia. Based in Atlanta, GMA is a voluntary, nonprofit organization that provides legislative advocacy, educational, employee benefit, and technical consulting services to its members. GMA’s mission is to anticipate and influence the forces shaping Georgia’s cities and to provide leadership, tools, and services that assist municipal governments in becoming more innovative, effective, and responsive.
THE GEORGIA CITIES FOUNDATION
Pam Sessions, President
The Georgia Cities Foundation was originally established in 1999 by the Georgia Municipal Association as a 501(c)(3) organization. In December 2010, the foundation was designated as a community development financial institution (CDFI) by the US Department of the Treasury’s CDFI Fund. The foundation’s mission is to assist cities in their community and economic development efforts to revitalize and enhance underserved downtown areas by acting as a partner and facilitator in funding capital projects and by providing training and technical assistance.
UGA CARL VINSON INSTITUTE OF GOVERNMENT
T. Clark Stancil, Creative Design Specialist & Fellowship Coordinator
Danny Bivins, Senior Public Service Associate
Kaitlin Messich, Public Service Associate
Eleonora Machado, Creative Design Specialist
Rhiannon Eades, Editor
Garrison Taylor, Downtown Renaissance Fellow, Summer 2024
The University of Georgia Carl Vinson Institute of Government is committed to promoting excellence in government through technical assistance, training programs, applied research, evaluation, data, and technology solutions. As a Public Service and Outreach unit of the University of Georgia, the institute shares in the university’s overarching public service mission of connecting communities with professional knowledge, expertise, and resources to help improve quality of life. The Institute of Government informs, inspires, and innovates so that governments, large and small, can be more efficient and responsive to citizens, address current and emerging challenges, and serve the public with excellence.
UGA COLLEGE OF ENVIRONMENT + DESIGN
The University of Georgia’s College of Environment+ Design (CED) has been consistently ranked among the top schools in the nation for both undergraduate- and graduate-level landscape architecture. CED also provides nationally accredited, innovative, and demanding programs in historic preservation, urban planning and design, and environmental ethics. Students are challenged to explore their unique, individual interests and creatively problem-solve community issues in design charrettes. They also interact with clients, community organizations, and planning agencies. CED aims to connect its students with a large and accomplished alumni network as much as possible. Visiting professors, professionals, and lecturers provide frequent opportunities for students to network with and learn from renowned designers in a broad range of career options.
INTRODUCTION
As one of Georgia’s oldest and largest cities, Augusta boasts a rich and diverse history that has shaped the city’s downtown core over nearly three centuries.
Established in 1736 by General James Oglethorpe, Augusta was originally founded as a defensive and trading outpost for the colony of Georgia. Oglethorpe ordered Georgia’s colonial surveyor Noble Jones to lay out a new town on Georgia’s rugged northern frontier. Early planners strategically positioned the city on a bluff overlooking the Savannah River just south of the Fall Line. Jones and other colonial-era planners developed the city’s distinctive gridiron layout that remains today. Augusta served as a hotbed of military and political activity in Georgia during the American Revolution. Two major battles were fought over control of the city. Georgia’s first constitution was drafted in Augusta and the city served as Georgia’s Revolutionary capital after the capture of Savannah. Augusta was also home to one of Georgia’s signers of the Declaration of Independence, George Walton, and one of the signers of the US Constitution, William Few. Walton is interred beneath the Signers Monument, a granite obelisk in the center of Greene Street. Walton’s home, Meadow Garden, is now a public historic site and Augusta’s oldest building.
Augusta experienced economic decline and stagnation in the early 1800s. The city’s forward-thinking leaders devised a major public project to revitalize the local economy. The Augusta Canal was completed in 1847 to harness the power of the Savannah River for manufacturing. By the mid-19th century, Augusta had become the second-largest inland cotton market in the world, fueling an explosion of growth. Along with the
arrival of the city’s first railroad in 1845, the canal gave rise to a collection of bustling mills, warehouses, and manufacturing facilities. Augusta’s prosperous antebellum years saw the development of grand homes and commercial buildings, some of which continue to contribute to the city’s historical fabric. At the outbreak of the Civil War, Augusta ranked as one of the South’s few manufacturing centers. During this period, Augusta was selected as the site of the Confederate Powderworks, a gunpowder factory and the only permanent structure completed by the government of the Confederacy.
Manufacturing growth continued to fuel the local economy in the late 19th and early 20th centuries. Textile mills like Sibley Mill, King Mill, Enterprise Mill, and Sutherland Mill served as the economic engine of the community. Downtown Augusta blossomed in this era with new businesses, hotels, theaters, and civic buildings constructed throughout the area. Many of the commercial buildings from this era still stand, contributing to the historic character of downtown today. Many of the city’s former mills have since been repurposed into mixed-use developments. This blend of old and new reflects Augusta’s ongoing efforts to preserve its past while fostering revitalization and growth.
Augusta’s economy began to shift in the mid-1900s. The founding of Fort Eisenhower, originally Fort Gordon, marked an important turning point for the region in 1941. The fort become a central hub for military training and an important driver in to Augusta’s economic growth. Fort Eisenhower’s mission has since expanded to cybersecurity. Fort Eisenhower is the proud home of the US Army Cyber Command, positioning Augusta as a critical player in the technology and defense sectors. At the same time, the Medical College of Georgia (MCG), first established in 1828, grew in prominence during the 1950s and beyond, expanding its facilities and influence in the local economy. Today a part of the larger Augusta University, MCG serves as Georgia’s only public medical school and is a leader in medical education and research, contributing significantly to the local economy and workforce development. In 1934, the inaugural Masters Tournament took place at Augusta National Golf Club, quickly making the word “Augusta” synonymous with green jackets, vibrant azaleas, and the pinnacle of professional golf. The annual event puts Augusta on the world stage, attracting tens of thousands of visitors and millions in revenue each year. The continued expansion of defense, healthcare, technology, and tourism has forever reshaped Augusta’s economy. While the postwar era has brought new opportunities and economic growth to the region, this era also prompted a long decline downtown. As seen in many other communities, the widespread availability of the automobile transformed Augusta’s surroundings. Chaotic
sprawl forever sacrificed the farms, fields, and woodlands that once encircled the city’s historic core. From the 1950s onward, suburban growth lured ever more residents and businesses from downtown, syphoning activity from the heart of the city. The opening of Interstate 20 (1967), the Interstate 520 bypass (1980), closure and demolition of the city’s Union Station (1968), and opening of Regency and Augusta Malls (1968) all had disastrous implications for downtown. In 1950, Augusta had a population of 71,508. By 1990, the city’s population had fallen by almost 40% to 44,639.
Forward-thinking local elected and business leaders began planning downtown revitalization projects as early as 1968. In the early 1970s, a special tax district was created to fund downtown revitalization. Augusta’s redevelopment efforts attracted the attention of renowned architect I.M. Pei, who spearheaded a major overhaul of Broad Street, downtown’s signature commercial corridor. Pei’s plan for Broad Street included mid-street parking areas sunken beneath the surrounding grade. Despite Pei’s innovative designs, downtown continued to decline throughout the 1970s. To help stem the tide of decline, local leaders unveiled a new downtown revitalization plan in 1982. Key elements of this plan, including the creation of the Augusta Riverwalk along the Savannah River, brought new attention, investment, and energy to downtown’s overlooked waterfront. Today the Augusta Riverwalk, Morris Museum, Augusta Convention Center, and other civic projects anchor Augusta’s vibrant riverfront. These hubs of activity have revitalized the riverfront and continue to play a crucial role in the city’s ongoing transformation.
After a long era of decline and millions of dollars in public investment, downtown Augusta is experiencing a resurgence. New businesses, investment, and construction are breathing life into the city’s historic spaces. Major adaptive reuse projects like The Lofts at King Mill have transformed long-shuttered mills surrounding downtown into vibrant mixed-use developments. New developments including The Augustan and The Lenox are helping to bring roughly 1,200 units of new housing units to downtown, dramatically increasing the downtown population and contributing to the area’s growth. Along Broad Street, Augusta’s principal commercial street and one of the nation’s widest avenues, a $42 million streetscaping project will soon enhance pedestrian walkability, improve on-street parking, and create inviting public spaces. These initiatives signal a bright future for downtown Augusta. Building by building, the city’s diverse citizens, forward-thinking leaders, active business community, and strong institutions are creating a stronger future for downtown. Augusta, Georgia’s revolutionary city, is once again marching forward.
SCOPE OF WORK
Downtown Streetscape and Pedestrian Improvements
REYNOLDS STREET STREETSCAPE
Create a streetscaping plan for Reynolds Street showing improved pedestrian connections, on-street parking, and other amenities.
REYNOLDS STREET AND 10th STREET INTERSECTION
• Create one rendering of intersection improvements that enhance pedestrian access and safety.
AUGUSTA COMMON EXTENSION
• Create two to three renderings of crosswalk and streetscape improvements that improve the connection between Augusta Common and the Savannah River.
HISTORIC TRAIN DEPOT
• Create a landscape and streetscape plan for Reynolds Street and the historic depot property.
• Create one to two renderings of depot and streetscape improvements.
Addressing Chronic Vacancy and Blight
FAÇADE RENDERINGS FOR DOWNTOWN PROPERTIES
• Develop façade renderings and design concepts for vacant or underutilized commercial properties including: 1051 Broad Street, 905 Broad Street, and the historic Kress Building at 834 Broad Street.
• Create one to two façade renderings of each selected property emphasizing ground floor retail and upper story housing opportunities.
VACANT PROPERTY REGISTRY
• Include information on vacant property registries and ordinances in other Georgia cities.
AUGUSTA UNIVERSITY MARKETING CONCEPTS
• Include marketing concepts developed by Augusta University students that address chronic vacancy.
Broad Street Confederate Monument Repurposing
• Compile a list of precedent studies on monument repurposing.
• Create one to two renderings showing contextualization and repurposing of existing monument.
DOWNTOWN STREETSCAPE AND PEDESTRIAN IMPROVEMENTS
REYNOLDS STREET STREETSCAPING
As development takes shape in downtown Augusta, leaders at the city’s DDA are examining downtown corridors to enhance pedestrian safety and create a greener and more walkable downtown.
The city is already moving forward with a major $42 million improvement project that will bring attractive landscaping, accessible sidewalks, enhanced stormwater infrastructure, and more to Augusta’s iconic Broad Street. This project will remove Broad Street’s 1970s-era recessed parking wells and replace these outdated features with on-street parking, bike lanes, lush medians, and more.
Just north of Broad Street, Reynolds Street offers another opportunity to enhance the pedestrian experience downtown. With an average daily traffic count of 4,810 to 6,370 in the downtown
area, this four-lane corridor is far larger than it needs to be. Oversized corridors like Reynolds Street encourage drivers to travel at unsafe speeds. Currently, vehicles routinely travel through the area at close to highway speeds of 40 to 55 miles per hour. Oversized corridors, wide travel lanes, and speeding vehicles have no place in a dense, walkable downtown area. These conditions significantly threaten pedestrian safety. Compounding these issues, Reynolds Street’s wide expanse of paving creates a distinct divide between downtown and the Augusta Riverwalk. Although the river side of Reynolds Street is home to the fabulous Augusta Riverwalk, a hotel and convention center, the Morris Museum of Art, and numerous other attractions, there is a feeling of exiting downtown as one crosses Reynolds Street toward the river. Existing public buildings and properties in this area could be enhanced by street-level changes that help extend the feeling of downtown and make pedestrians safer and more comfortable. Small changes like shrinking travel lanes and restriping the corridor with parallel parking would go a long way toward creating a cohesive, walkable corridor along Reynolds Street.
Augusta Downtown Renaissance Fellow Garrison Taylor developed a number of concepts to help local leaders envision a more walkable and inviting Reynolds Street corridor.
The plans and renderings on the following pages highlight unique opportunities to bring onstreet parking, pedestrian infrastructure, street trees, and mixed-use development to this overlooked area. These designs could help inform decision-making and attract development that forever unites downtown Augusta with the Savannah River.
As vehicle speeds rise from 20 mph to 40 mph, the likelihood of pedestrian fatality in the event of a collision rises from 5% to 85% (National Highway Traffic Safety Administration, 1999).
DOWNTOWN STREETSCAPE AND PEDESTRIAN IMPROVEMENTS
REYNOLDS STREET AND 10th STREET GATEWAY
Although 10th Street serves as the main gateway to the Augusta Convention Center, Morris Museum of Art, and the Augusta Riverwalk beyond, the existing area is not particularly pedestrian friendly. Street trees and shade are limited in the area, no street parking exists to protect pedestrians from passing vehicles, and traffic on Reynolds Street generally travels dangerously fast. Large parking areas and vacant lots front the two corners of the intersection pictured, limiting activity and creating a void in the downtown fabric. In order to reach the Riverwalk from downtown, pedestrians must cross Reynolds Street’s four lanes of rapidly moving traffic.
The proposed design on the opposite page shows changes that could make this intersection safer and more attractive to pedestrians. Parallel parking is shown in the outer lanes on both sides of Reynolds Street, narrowing this corridor to one lane in each direction. Shade trees line both sides of the street to make exploring the area on foot more comfortable. Landscaped bump-outs and clearly marked crosswalks help improve pedestrian safety and reduce crossing distances. The colorful crosswalks pictured on the opposite page emphasize that downtown is a creative and artistic community while signaling that this corridor is an important gateway. The designs shown here are borrowed from existing crosswalks in Denver, Colorado. The city could encourage local artists to develop unique crosswalk patterns for downtown. The existing chain-link fence in the background does not communicate that the area is vibrant or safe. Instead, this utilitarian feature could also be used to emphasize Augusta’s unique character. The concept on the left shows an art installation on the fence that contributes to downtown’s eclectic, funky vibe.
EXISTING CONDITIONS | REYNOLDS STREET
PROPOSED
This image shows existing conditions at the corner of Reynolds and 10th Streets, including large surface parking areas and the wide expanse of Reynolds Street separating downtown from the riverfront.
This concept shows improvements to the intersection of Reynolds Street and 10th Street that make this space feel more vibrant and inviting. This design shows Reynolds Street reduced to two travel lanes. This concept extends new sidewalks, bump-outs, and parallel parking into the former drive lanes, improving pedestrian safety. New art installations and inviting lighting further transform the look of the area.
DOWNTOWN STREETSCAPE AND PEDESTRIAN IMPROVEMENTS
CHAIN-LINK FENCE ART
Unattractive chain-link fences are often associated with vacant lots and industrial areas. These features signal that a community does not value the appearance of the city’s public realm. Chain-link fencing also contributes to the perception that an area is neglected and unsafe. By incorporating art into the grid of squares created by chain-link fencing, local artists can reclaim these features as a medium for colorful patterns that enhance the downtown experience and showcase the community’s talent and culture. By attaching colored materials such as plastic cups, fabric squares, or specially designed panels to the individual links, artists can create dynamic and functional works of large-scale public art. This type of fencing provides the perfect medium for striking geometric patterns, traditional cross-stitch motifs, or even nostalgically pixilated images reminiscent of early video game graphics.
Shown in the image on the right, Cayce Lee’s Woven Lace Fence in Raleigh, North Carolina, features an oak leaf design reminiscent of lace patterns to turn a construction fence into a work of art. Lee uses inexpensive materials like iridescent plastic and zip ties to create these custom works of art.
Graffiti artist Eric Rieger, known as Hot Tea, also uses fences as a medium for street art, often using the angle of the fence lines to his advantage in his designs including the example pictured on the top left. Rieger uses yarn and flagging tape in these unique creations. Lambchop is another Southern artist who uses flagging and caution tape to make typography word art on fences.
Purpose-made materials including Put-In-Cups can be used to quickly transform fencing. Available in 23 colors, these cups are made to snap into the gaps in a chain-link fence to create logos, text, and designs. Put-In-Cups are a popular feature on school campuses, athletic fields, and in other institutional uses.
Eric Reiger uses yarn to create graffiti-inspired artwork on a chain-link fence.
Cayce Lee turned a construction fence into public art for this installation in Raleigh, North Carolina.
Lambchop uses flagging tape to create typographical artworks on fences.
DOWNTOWN STREETSCAPE AND PEDESTRIAN IMPROVEMENTS REYNOLDS STREET
STREETSCAPING AND AUGUSTA COMMON EXTENSION
Reynolds Street features four approximately 12-foot east-west travel lanes. This roughly 48-foot corridor divides downtown Augusta from the Savannah River to the north. Oversized paving, shabby surface parking lots, and a general lack of shade trees further discourage exploring this area on foot.
PROPOSED | OPTION I
This shorter-term design concept shows the outer lanes of Reynolds Street converted to parallel on-street parking. This traffic calming measure creates more downtown parking, narrows the road, and extends a downtown atmosphere to Reynolds Street. While the plan view includes amenities like landscaped bumpouts, simply restriping Reynolds Street to incorporate parallel parking and crosswalks could quickly help reduce dangerous speeding and enhance the area. This concept includes an improved connection between the Augusta Common and the Riverwalk across Reynolds Street. An attractive brick path links these public spaces under the shade of an allée of large-canopy oak trees.
A second axis connects this path to James Brown Boulevard, creating a park-like, pedestrian-friendly atmosphere. This design also shows a conceptual redesign of one of the surface lots that exist in the area. Properties between downtown and the Riverwalk should be prioritized for redevelopment to extend downtown’s footprint toward the Riverwalk. Where surface lots are necessary, local leaders and planners should ensure these lots incorporate features like street trees, landscape beds, and accessible sidewalks. Surface lots would ideally be located behind buildings to encourage a more vibrant and walkable Reynolds Street corridor.
DOWNTOWN STREETSCAPE AND PEDESTRIAN IMPROVEMENTS
This longer-term vision for Reynolds Street shows mixed-use infill development occupying the underutilized properties between downtown and the Savannah River. Highlighting this area for redevelopment could bring more people, economic activity, and energy to this section of downtown. This design concept includes many improvements pictured in the previous concept, including Reynolds Street traffic calming, on-street parking, landscaped bump-outs, crosswalks, and a multiuse pathway connecting Augusta Common to the Riverwalk.
DOWNTOWN STREETSCAPE AND PEDESTRIAN IMPROVEMENTS
REYNOLDS STREET AND AUGUSTA COMMON
Augusta Common opened in 2003 as a multipurpose central public green space for downtown events. Augusta Common was developed as part of a larger, multi-million-dollar downtown revitalization effort that included projects such as the Augusta Riverwalk. Augusta Common includes features like an open lawn area, an inviting canopy of willow oak trees, lush landscape beds, public art, and a statue of Georgia founder James Oglethorpe. Augusta Common extends two blocks from Broad Street before terminating abruptly at Reynolds Street. The wide expanse of Reynolds Street and a collection of vacant lots and surface parking separate Augusta Common from the vibrant Riverwalk two blocks to the north. Both Augusta Common and the Augusta Riverwalk beyond serve as prime examples of major public investments in downtown over the past few decades. These attractive civic spaces have brought new life and energy to an area that was over half vacant in the 1980s and 90s. Today, new businesses, crowded restaurants, and thousands of new housing units speak to the revival of the downtown area. Local leaders should see the underutilized blocks just north of Augusta Common as the ideal site to continue downtown’s forward march.
The rendering shown on the opposite page shows improvements to Reynolds Street including on-street parking, street trees, and landscaped bump-outs.
This concept shows the central axis of Augusta Common extended with a prominent mid-block crosswalk. Beyond Reynolds Street, a brick accented multiuse pathway and an allée of oak trees lead directly to the Riverwalk. The allée of trees creates a welcoming, shaded pathway and provides a sense of enclosure to the area. In the shorter-term concept pictured at the top of the following page, vacant lots remain on either side of the allée. A longerterm vision, illustrated on the lower half of the page, shows this area transformed with attractive, historically-sensitive mixed-use infill development. Similar development could extend the footprint of downtown all the way to the Riverwalk, creating a cohesive and attractive pedestrian district.
The view from Augusta Common shows Reynolds Street and a collection of underutilized vacant lots and parking areas between downtown and the Riverwalk.
This initial concept shows improvements to Reynolds Street including on-street parking, landscaped bump-outs, and more. A clear midblock crosswalk and multiuse path connect Augusta Common and downtown to the Riverwalk beyond.
Prioritizing redevelopment of the vacant and underutilized properties in this area could extend a vibrant downtown ambiance all the way to the Savannah River.
DOWNTOWN STREETSCAPE AND PEDESTRIAN IMPROVEMENTS
REYNOLDS STREET AND AUGUSTA COMMON
This image shows attractive planting beds, street trees, and public art at Augusta Common. The plywoodcovered windows of a large historic building in the background show opportunities for additional adaptive reuse and redevelopment in the area.
This concept shows the historic building given new life as downtown living and mixed-use space. This concept shows window openings filled with period-appropriate windows. Enforcing property maintenance codes could prevent property owners from boarding over windows in unoccupied buildings.
DOWNTOWN STREETSCAPE AND PEDESTRIAN IMPROVEMENTS
REYNOLDS STREET AND THE HISTORIC DEPOT
Augusta’s historic depot spans most of the block between 5th and 6th Streets at the eastern end of Reynolds Street. The depot was originally constructed in the 1850s and expanded considerably in the early 1900s. Once used for freight rail including transporting the cotton that powered the regional economy, the former depot features a solid masonry construction with dozens of individual arched bay openings. While the city’s acquisition of this important historic building preserved it for posterity, the depot has remained largely vacant for over 40 years. The former rail yard between the depot and the Riverwalk was developed into a paved parking area in 2016. The massive, unshaded parking area was created for a proposed redevelopment that never took shape. Today, this large expanse of public property sits virtually empty. Anchored by an important and readily adaptable historic structure, this riverfront property should be prime downtown real estate ripe for redevelopment. As in other areas of the corridor, this section of Reynolds Street is vastly oversized for current vehicular demand. Vehicles traversing in this section of Reynolds Street frequently travel at highway-equivalent rates of speed. These dangerous travel speeds are inappropriate in a dense, pedestrian-friendly downtown area. This formerly industrial section of Reynolds Street is less densely developed than the blocks to the west. Many of the former warehouse and industrial spaces on the southern side of the street sit unoccupied or underutilized.
Downtown Renaissance Fellow Garrison Taylor developed a number of concepts for the historic depot property and
the surrounding streetscape. Illustrated on the following page, the conceptual plan for the area dedicates the periphery of the parking area to a public pickleball complex. This concept was inspired by a site visit to Macon by Augusta DDA members, GMA representatives, and Institute of Government staff. One surprising lesson from this site visit was the growing importance of pickleball in Macon’s rise as a tourist destination. In addition to supporting the revival of Macon’s thriving downtown, the city has been prioritizing the redevelopment of more far-flung development including the area around Macon Mall. Rhythm & Rally, a major pickleball venue, was developed in the revitalized Macon Mall earlier this year. This facility is the largest indoor pickleball venue in the
This aerial image shows existing conditions at the historic depot on Reynolds Street. The massive parking area was developed for a concept that never took shape, leaving much of the area unused. The lack of shade trees and abundance of pavement make this area very hot and uninviting.
world, boasting 32 indoor, climate-controlled courts. Rhythm & Rally has quickly become a regional attraction for pickleball enthusiasts, hosting events like the USA Pickleball Golden Ticket tournament and drawing players from across the Southeast. This single venue includes only six fewer courts than in the entirety of Augusta and the surrounding area. As a public property immediately adjacent to the fitness-friendly Augusta Riverwalk, the historic depot property could serve as an ideal location for a recreational hub. Pickleball has quickly become one of the fastest-growing sports in the country. Incorporating pickleball courts into the downtown area could draw a wider and broader base of visitors to explore and enjoy downtown. The 13 new pickleball courts proposed in this location would make this site the region’s largest pickleball venue by far.
In addition to creating a regional recreation destination, the plan on the opposite page also incorporates a variety of street trees, on-street parking, and traffic calming measures. The addition of parallel parking and street trees along Reynolds Street would help slow dangerous travel speeds along Reynolds Street while creating more bump-outs and sidewalk extensions for street trees and shade. A total of 45 parallel parking spaces are shown on Reynolds Street, along with 41 large-canopy trees, 21 medium-canopy trees, and 38 small-canopy trees. The addition of shade trees would significantly lower temperatures in the parking lot, making users more comfortable. Street trees and planting beds could also help mitigate stormwater runoff from the many impervious surfaces in the area.
This design concept includes features like traffic calming along Reynolds Avenue, 45 new on-street parallel parking spaces, 41 large-canopy trees, 21 medium-canopy trees, and 38 small-canopy trees throughout the property. The 13 proposed pickleball courts near the Riverwalk could create an important regional recreation destination.
DOWNTOWN STREETSCAPE AND PEDESTRIAN IMPROVEMENTS
REYNOLDS STREET AND THE HISTORIC DEPOT
Reynolds Street acts as a kind of barrier that blocks pedestrian access between downtown and the river. The wide road, high travel speeds, sparse buildings, and abundance of paving and parking lots make this area feel more industrial than the rest of downtown. Reynolds Street’s excessive width and lack of crosswalks limit pedestrian connectivity between downtown and the river. With the exception of a few declining street trees, this area of Reynolds Street also lacks shade, making the area uncomfortable to explore on foot. There are existing tree wells on both sides of Reynolds Street, but most are empty. With a few changes, Reynolds Street could become more integrated with the rest of downtown.
Narrowing the road by adding parallel parking on either side helps remind drivers to go slower and makes the street feel more urban. A mid-block crosswalk would also help increase access to the long stretch of Reynolds taken up by the depot building. Part of the parking lane could also be used for bump-outs with shade trees. Shade trees can reduce the temperature by several degrees and help absorb stormwater. Pierced curbing can also help divert runoff away from storm drains and allow stormwater to infiltrate back into the soil more slowly.
This rendering shows the outer lanes along Reynolds Street converted to on-street parallel parking with landscaped bump-outs and street trees. These features could help slow dangerous travel speeds and bring pedestrians to this end of Reynolds Street. This concept includes pierced curbs that allow stormwater runoff to enter tree wells. These openings allow runoff to slowly infiltrate back into the ground, minimizing the impact on downtown stormwater infrastructure.
This view of Reynolds Street and the depot shows the corridor’s excessive width and four travel lanes. The weedy sidewalk planting beds and lack of shade do not send an inviting signal to pedestrians.
DOWNTOWN STREETSCAPE AND PEDESTRIAN IMPROVEMENTS REYNOLDS STREET AND THE HISTORIC DEPOT
The corner of Reynolds Street and 6th Street is not particularly inviting to pedestrians. The area generally lacks trees and shade. The long crossing distances and high vehicle speeds limit connectivity across Reynolds Street. Few visible destinations exist to draw pedestrians to the north side of Reynolds Street and the Augusta Riverwalk beyond.
The rendering on the right shows improvements to Reynolds Street and the depot property that would make this overlooked area a downtown destination. Pickleball courts line the edge of the parking lot, creating a regional recreation destination. The concept shows Reynolds Street narrowed to two lanes with parallel parking lines both sides of the street. Attractive street trees encourage pedestrian activity and help reduce the temperature on the sidewalks. Rain gardens with perforated curbs allow runoff to filter slowly back into the ground instead of being piped into the city’s stormwater infrastructure.
Pickleball courts in this prominent corner adjacent to the Augusta Riverwalk could bring some activity and a temporary use to this underutilized property. This concept shows Reynolds Street narrowed to two travel lanes with on-street parallel parking, landscaped bump-outs, and street trees.
This image from the intersection of 6th Street and Reynolds Street shows existing conditions of the parking area behind the historic depot.
DOWNTOWN STREETSCAPE AND PEDESTRIAN IMPROVEMENTS REYNOLDS STREET AND THE HISTORIC DEPOT
Augusta’s historic freight depot on Reynolds Street speaks to the industrial heritage of this section of downtown. Reynolds Street was among the first areas of the city to develop. This area became a hub of cotton trading in the 1800s, with immense warehouses and the freight depot serving the industry. Augusta’s nearly block-long freight depot remains one of the few relics of this bygone era. Forward-thinking local leaders purchased this historic structure several decades ago. Unfortunately, this historic resource has remained vacant for more than 40 years. A development proposal several years ago envisioned developing much of the former rail yard into a dynamic mixed-use infill development, with the historic depot redeveloped as a food hall similar to Atlanta’s Ponce City Market. While this proposal was never realized, the depot building itself could still serve as a vibrant downtown destination. The large open area within the depot could incorporate any number of exciting businesses. The proposed design on the opposite page takes advantage of the structure’s historic arched bay openings. This concept reimagines each bay as open-air market storefronts similar to City Market in Charleston, South Carolina. Farmer’s market stands, pop-up retail outlets, specialty shops, and more could all be incorporated into this community market. Individual bays could be leased as small business incubators to grow the type and variety of businesses in the downtown area.
historic depot building features distinctive arched wooden freight bays.
Located across the street from the historic depot, this shuttered building speaks to the industrial character of this area of downtown.
Augusta’s
The more than two dozen bay openings at the historic depot could become ideal small retail spaces for farmer’s market stands, micro retailers, and specialty shops.
Improvements such as enhanced streetscaping and dedicated on-street parking could encourage more redevelopment along Reynolds Street. This design shows restored historic door and window openings. Open industrial buildings such as this property can accommodate any number of uses, including the brewery concept pictured.
Downtown Augusta has witnessed an influx of investment in recent years. In 2023 alone, the Augusta DDA reported a net gain of 56 new businesses in the downtown area, representing over $90 million in private investment in Augusta’s burgeoning downtown core.
The city has also nurtured a growing number of minority- and women-owned businesses. Over 40% of new businesses downtown were minority-owned in 2023. Major developments and adaptive reuse projects including The Augustan, The Lofts at King Mill, and The Lenox are bringing roughly 1,200 units of new housing units to downtown, creating a true live, work, and play destination downtown one building at a time.
While downtown Augusta is an altogether more vibrant destination than it was a decade ago, too many of the city’s signature historic properties remain vacant or underutilized. Many downtown
properties are controlled by a handful of absentee landlords that have neglected to maintain or actively market their properties, contributing to long-term vacancy and neglect. The city and the Augusta DDA are committed to combatting blight and chronic vacancy in the downtown area. With American Relief Fund assistance and grants from partners including Georgia Power and GMA, the Augusta DDA has raised nearly $300,000 since 2023 to address the issue. The DDA has further partnered with outside groups including Augusta University and Nextsite to help tackle blighted properties in the downtown area. The DDA and city partners are also interested in exploring innovative tools, including a potential Revolving Loan Fund (RLF) and a vacant building registry, to further incentivize the rehabilitation of key downtown properties.
As part of the city’s 2024 fellowship plan, leaders from the Augusta DDA sought design assistance from the UGA Institute of Government to reimagine a number of vacant and underutilized downtown properties. The design concepts that follow are intended to inspire property owners and potential investors to transform chronically vacant buildings into vibrant properties that contribute to the economic vitality of downtown Augusta.
ADDRESSING CHRONIC VACANCY AND BLIGHT
1051 BROAD STREET FAÇADE
This corner building located at 1051 Broad Street sits on at the prominent intersection of Broad Street and 11th Street. While the bare second story lacks interesting architectural detail, this property does include distinctive midcentury design elements worthy of preservation.
EXISTING CONDITIONS
PROPOSED
This design concept reimagines the existing building as a mixed-use development with upper story housing. Period-appropriate windows are shown incorporated into the brick façade for apartments on the upper levels. On the ground floor, the large retail space is divided into smaller storefronts. These spaces could serve as small business incubators or offices. The distinctive midcentury awning is also extended down the length of the building.
ADDRESSING CHRONIC VACANCY AND BLIGHT
905 BROAD STREET FAÇADE
This vacant property at 905 Broad Street served as the long-time home of WAGT, the local NBC affiliate. The building dates from the 1920s but features many midcentury design elements.
EXISTING CONDITIONS
PROPOSED | OPTION I
PROPOSED | OPTION II
This initial design concept shows a fresh layer of stucco above the repainted storefront façade. Metallic lettering in a midcentury style helps elevate the appearance of the storefront.
This secondary design concept draws inspiration from NBC’s iconic peacock logo to honor the history of this downtown building and bring some color to this stretch of Broad Street.
ADDRESSING CHRONIC VACANCY AND BLIGHT
834 BROAD STREET
KRESS BUILDING
The Kress department store chain famously valued the architectural design of each of its stores. Kress founder Samuel Kress saw his stores as works of art that added a touch of elegance and modernity to cities across the country.
834 BROAD STREET (ca. 1935)
1935. https://www.augustamuseum.org/Collections/item2997
Credit: Photograph by Frank Christian, ca.
Donated by Frank Christian Jr., the son and grand-nephew of the photographers of the Frank Christian Collection.
EXISTING CONDITIONS
The former Kress building at 834 Broad Street features many fine elements of mid-20th century architecture. Unfortunately, this landmark has fallen into disrepair. The first floor boasts high ceilings, large windows, and distinctive Kress logo door handles. The upper windows are rusted and open, and the painted brick on the top story is peeling. This building also sits behind the James Brown statue, a popular destination for visitors.
This concept shows improvements to the Kress Building façade that preserve the historic integrity of the building while also enhancing the appearance of the building. With a few cosmetic updates, this façade could be an asset to downtown. The upper windows and brick are shown restored. The tile at the cornice is pictured cleaned and repaired. This design returns an iconic Kress sign to this downtown landmark.
PROPOSED
ADDRESSING CHRONIC VACANCY AND BLIGHT
AUGUSTA UNIVERSITY CREATIVE MARKETING
As part of ongoing efforts to fight chronic vacancy and blight, the Augusta DDA recently partnered with a team of marketing students from Augusta University to develop creative strategies for raising public awareness around vacant properties. Two cohorts of students took on the challenge, creating unique, monster-themed designs that could be displayed in vacant storefront windows. These vibrant, playful images of monsters were intentionally crafted to be inviting rather than intimidating. The friendly and approachable characters could invite downtown visitors to change their perception about downtown and begin to see the potential of the area’s vacant spaces. Students also suggested pairing monster-themed murals and signage with interactive displays that incorporate QR codes and a dedicated hashtag displayed alongside the monster designs. With the click of a smartphone, these codes could direct onlookers to a mobile-friendly website outlining key issues related to blight and chronic vacancy, as well as local efforts to address these challenges.
To further engage the community, the students proposed various taglines to accompany the custom designed artwork. Examples including “Hiding in an empty building near you,” and “Vacant spaces, hidden faces” could be featured alongside the colorful designs to pique the curiosity of downtown visitors and encourage residents to think about the potential of downtown’s underutilized spaces. The project was part of a broader strategy to highlight downtown Augusta’s vacant properties and encourage their creative adaptive reuse. These concepts blend local art, whimsy, and technology to create a cohesive marketing campaign to tackle vacancy and invite future development. The collaboration between students and the DDA demonstrates how innovative marketing can be used as part of a comprehensive strategy to transform chronically vacant buildings into vibrant and productive downtown assets.
Augusta University marketing students developed a selection of potential color schemes to maintain a cohesive appearance in marketing materials.
Incorporating a QR code on marketing materials could direct visitors to a mobile website with information about chronic vacancy.
Playfully designed monster graphics could bring new life to vacant storefronts as part of a campaign to raise awareness about chronic vacancy. Created by Augusta University marketing students, these whimsical characters could encourage visitors to reimagine the potential of underutilized properties.
ADDRESSING CHRONIC VACANCY AND BLIGHT
POLICY TOOL: VACANT BUILDING REGISTRY
Vacant building registries have become an effective tool for Georgia cities seeking to address long-term vacancy and blight. These tools are particularly relevant in historic downtown areas like Augusta. Vacant building registries typically require property owners to register vacant buildings with the city. Property owners are then required to pay an annual fee and ensure their property meets basic maintenance and safety standards. Vacant building registries help municipalities track and manage vacant properties and encourage owners to either sell, lease, or renovate them for future use. Fees applied to vacant buildings provide a strong financial incentive for building owners to return properties to productive use. Successful vacant property ordinances often increase this fee annually to further encourage redevelopment. Many communities require 24-hour contact information for building owners to address the challenge of tracking down absentee landowners. Successful vacancy ordinances should also be coupled with effective code enforcement to ensure that vacant and blighted buildings do not adversely affect the health, safety, and welfare of the surrounding community. Some registry programs include additional requirements to enforce obligations such as performing routine maintenance, securing the property, and maintaining building insurance. Stringent registration programs can also compel property owners to develop actionable plans to rehabilitate or repurpose the properties, ensuring they are brought back into productive use.
Vacant property registries have been a particularly popular tool in Metro Atlanta communities. Often these ordinances help communities tackle the challenges of unmotivated or absentee landowners who resist renovating or maintaining properties in otherwise successful downtown areas. Powder Springs in Cobb County developed a vacant property registration process that has since been incorporated by a number of cities across the state. Powder Springs’ ordinance can be found at Georgia Main Street’s website: [https://georgiamainstreet. org/resources/vacant-building-registry/]. The Georgia Municipal Authority features a model foreclosure and vacant real property registry ordinance that can be adopted by cites across the state. This model ordinance is available at GMA’s website: [https://www.gacities.com/Resources/Sample-Documents/ Ordinances-Agreements/Model-Foreclosure-and-Vacant-Real-PropertyRegistr.aspx]. Both of these model ordinances are available in the digital appendix of this document.
Augusta leaders should carefully study and explore these and other resources to determine if a vacant property registry could align with broader goals to revitalize the city’s historic core by providing an effective tool to address chronic vacancy. This approach has proven effective at spurring redevelopment in other areas across the state.
ORDINANCE BY THE MAYOR AND CITY COUNCIL FOR THE CITY OF _____________________ RELATING TO MORTGAGES, CONVEYANCES TO SECURE DEBT, AND LIENS; TO PROVIDE FOR VACANT AND FORECLOSED PROPERTY REGISTRIES; TO PROVIDE FOR DEFINITIONS; TO PROVIDE FOR GUIDELINES FOR VACANT AND FORECLOSED PROPERTY REGISTRIES; TO PROVIDE FOR EXEMPTIONS; TO PROVIDE FOR MAXIMUM FEES AND PENALITES FOR REGISTRATION AND FAILURE TO REGISTER; TO PROVIDE FOR APPELLATE RIGHTS; TO PROVIDE FOR SEVERABILITY; TO PROVIDE AN EFFECTIVE DATE; TO REPEAL ALL ORDINANCES AND PARTS OF ORDINANCES IN CONFLICT HEREWITH; AND FOR OTHER PURPOSES.
CONFEDERATE MONUMENT
BROAD STREET CONFEDERATE MONUMENT
Located in the center of Broad Street, Augusta’s Confederate Monument has occupied a place of prominence in downtown Augusta since 1878. At 76 feet tall, the monument has loomed over the surrounding area for generations. Public monuments and memorials speak to the values of a society. The location, size, materials, and other attributes of our public memorials all convey meaning. The location of this monument, in a place of honor on Augusta’s prime downtown corridor, speaks to the priorities and prejudices of previous generations. Its intimidating height asserts an imposing influence over the surrounding landscape. Many societies’ tallest monuments are associated with figures of reverence and even divinity. Inscriptions found on Augusta’s Confederate Memorial unrepentantly declare, “No nation rose so white and fair/ None fell so pure of crime.” Such language can only be seen as a perverse and offensive today. A monument aggrandizing the “purity” of the Confederacy surely has no place the modern and diverse heart of Augusta. Following the murder of George Floyd and widespread calls for racial justice and healing in the summer of 2020, Augusta leaders formed a task force to address the city’s Confederate monuments, street names, and landmarks. This panel recommended the permanent removal of Augusta’s Confederate Memorial to either Magnolia Cemetery or Westview Cemetery. Removal is expected to cost in excess of $1 million, and no immediate plans have been announced.
Across the South, communities large and small are grappling with how to address the presence of Confederate memorials and navigate the complex issues surrounding their future. The question of what to do with our remaining Confederate monuments plagues academics and public officials alike. Harriet Senie, an art historian at The City College of New York specializing in public memorials, told NPR, “I think it’s important that we own our history. We can take down all the Confederate monuments in this country, but that will not end racism if we can’t learn from them.”
The South is not the first region to navigate this challenge. Other countries with dark and troubling histories and problematic monuments to them have chosen a variety of approaches to handle them. In the immediate aftermath of World War II, occupying Allied powers unilaterally banned “any monument, memorial, poster, statue, edifice, street or highway name marker, emblem, tablet, or insignia” honoring Nazi Germany. To this day no public monuments or memorials recognize fallen German World War II veterans. After his death in 1953, thousands of monuments to Stalin were taken down and destroyed in a deliberate policy of De-Stalinization by the Kremlin to subvert Stalin’s cult of personality. Since the fall of the Soviet Union, some Russian communities have chosen to sequester Soviet-era monuments in special parks dedicated to fallen statues, like Muzeon Park in Moscow. Visitors can engage with the monuments and the history they represent, but regular citizens aren’t forced to see daily reminders of a painful past. In Italy, fascist architecture and monuments remain largely intact, since there was no removal campaign like what was seen in Germany after World War II. These structures are often seen as just another era of Italian history alongside the Roman and Renaissance buildings that are still in use. Some controversial monuments are allowed to evolve overtime, with their presence and meaning shifting with each new generation. A Soviet monument in Sofia, Bulgaria, still stands, but is often spray-painted by citizens to draw attention to social issues or protest movements.
THE FOLLOWING
The Monument to the Soviet Army in Sofia, Bulgaria has evolved into a popular destination for the city’s youth. Soviet figures are routinely repainted to draw attention to various political movements. This text reads “Bulgaria apologizes”, a reference to Bulgaria’s participation in the occupation of Prague in 1968. Phoro credit: Ignat Ignev CC BY-SA 3.0
CONCEPTS OFFER BOTH SHORT- AND LONG-TERM STRATEGIES FOR ADDRESSING THE CONFEDERATE MONUMENT ON BROAD STREET.
These proposals aim to guide thoughtful decision-making, offering interim solutions while the community works toward a permanent resolution. In the longer term, more substantial actions, such as permanent relocation, selective removal, or repurposing may be identified as the consensus solution by the community. There is no singular correct approach to modifying or contextualizing such a complex symbol, but taking deliberate steps demonstrates the city’s commitment to addressing the issue with care and sensitivity.
CONFEDERATE MONUMENT
The following concepts offer both short- and long-term strategies for addressing the Confederate monument on Broad Street.
THESE PROPOSALS AIM TO GUIDE THOUGHTFUL DECISION-MAKING, OFFERING INTERIM SOLUTIONS WHILE THE COMMUNITY WORKS TOWARD A PERMANENT RESOLUTION AND FUNDING BECOMES AVAILABLE. IN THE LONGER TERM, MORE SUBSTANTIAL ACTIONS, SUCH AS PERMANENT RELOCATION, SELECTIVE REMOVAL, OR REPURPOSING MAY BE IDENTIFIED AS THE CONSENSUS SOLUTION BY THE COMMUNITY. THERE IS NO SINGULAR CORRECT APPROACH TO MODIFYING OR CONTEXTUALIZING SUCH A COMPLEX SYMBOL, BUT TAKING DELIBERATE STEPS DEMONSTRATES THE CITY’S COMMITMENT TO ADDRESSING THE ISSUE WITH CARE AND SENSITIVITY.
EXISTING
EXISTING: This image shows the Confederate Monument as it stands on Broad Street. The monument’s height, material selection, and place of pride convey that this is an important public monument that reflects the values of the community. Bollards and chains surrounding the monument limit direct interaction, signaling a sense of separation from the everyday public sphere, reinforcing its elevated status physically and symbolically.
1. In the short-term, simply removing the bollards and chains surrounding the monument could invite the public to use this space in different ways. Removing this barrier sends the signal that the monument belongs to the people and is not hallowed ground.
2. This image shows the previous changes but with the addition of interpretive signage that contextualizes the monument. This signage could add important historical information about the role of slavery in the Confederacy and inform the public of plans to relocate the monument.
3. Augusta’s Confederate Monument features four prominent statues of Civil War generals and political leaders including Stonewall Jackson, Robert E. Lee, and Georgia natives Thomas R. R. Cobb and William H.T. Walker. A statue of Augusta native Berry Greenwood Benson sits at the top of the column. Unlike conscripts forced to fight against their will, all the men honored willingly took up arms against the United States in defense of the Confederacy and its founding principal of slavery. Removing the individual statues of Confederate leaders and covering over the monument’s offensive inscriptions could strip this monument of its objectionable origins. New Orleans pursued a similar strategy with the city’s Robert E. Lee Monument, now known as Harmony Circle.
4. Encasing the lower pedestal could create an interactive and economical way to involve the public in recontextualizing the monument. Installing a plywood or other surround would cover hateful inscriptions without damaging the marble beneath. Local artists could then use the surround as a canvas for culturally relevant temporary installations.
NoLA statue Simone Leigh photo by Alex Marks
CONFEDERATE MONUMENT: HARMONY CIRCLE NEW ORLEANS
New Orleans’ former Robert E. Lee Monument features a 60’ marble column atop an earthen mound in the center of a busy roundabout. A 16.5” bronze statue of Robert E. Lee stood atop the column until its removal in 2017. Lee Circle was rechristened Harmony Circle following the dismantling of the statue.
After dismantling the statue of Lee, local leaders have used Harmony Circle as a venue to promote local artists. The statue above was a temporary installation by artist Simone Leigh called Sentinel (Mami Wata), inspired by an African deity.
CONCLUSION
Downtown Augusta’s future is brighter than it has been in decades, driven by an influx of new investment and a fresh wave of residents and visitors attracted to this unique city’s blend of culture, history, and opportunity. Recent efforts by the Augusta Downtown Development Authority have spurred significant growth, with over 50 new businesses opening downtown in 2023 alone. Downtown is attracting tens of millions of dollars’ worth of private investment, with $90 million supporting major projects downtown in 2023. Key developments including a $25 million overhaul of Broad Street and the renovation of the Lamar Building, King Mill, and Sibley Mill are slated to bring hundreds of new residents and millions of dollars of economic development to the downtown area. As the downtown area continues to attract new residents, Augusta is poised for a sustained revival, cementing the area as the destination of choice for both businesses and residents alike.
Thank you to Margaret Woodard and the Downtown Development Authority of Augusta for your guidance and leadership during this planning process. Thank you to our partners at the Georgia Municipal Association and the Georgia Cities Foundation for their ongoing support of the Georgia Downtown Renaissance Fellowship.
APPENDICES
I. Powder Springs’ Ordinance (from the Georgia Main Street Website*)
II. Model Foreclosure and Vacant Real Property Registry Ordinance that can be adopted by cites across the state (from the Georgia Municipal Authority Website**)
Scan the QR code to access the digital report with both appendices.
* Georgia Main Street’s website: https://georgiamainstreet.org/resources/vacant-building-registry/
**GMA’s Website: https://www.gacities.com/Resources/Sample-Documents/Ordinances-Agreements/Model-Foreclosureand-Vacant-Real-Property-Registr.aspx
B.
ARTICLE III. - VACANT PROPERTY REGISTRATION[3]
Footnotes: (3)
Editor's note Ord. No. 2012-30, § 1(Exh. A), adopted Aug. 20, 2012, repealed the former Art. III, §§ 21-31 21-36, and enacted a new Art. III as set out herein. The former Art. III pertained to similar subject matter and derived from Ord. No. 2010-54, § 4, adopted Jan. 3, 2011.
Sec. 21-31. - Purpose.
The mayor and council declare and find that within the city limits, there are vacant real properties properties that are in an unsafe, dangerous, or unsecure condition which need to be cured of code violation, made safe, and if determined necessary by the chief of police, and secured. Such properties pose a danger to the health, safety, and welfare of the citizens of Powder Springs by increasing neighborhood blight, creating fire and other hazards to adjoining properties, attracting criminal activities, and creating an attractive nuisance to children. For all of these reasons, it is essential to public health, safety and welfare that such properties be properly maintained, cured of code violationsand secured.
(Ord. No. 2012-30, § 1(Exh. A), 8-20-12)
Sec. 21-32. - Definitions.
The following words, terms and phrases when used in this article shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning:
Agent means an individual with a place of business in this state at which he or she is authorized to accept inquiries, notices, and services of process on behalf of a vacant or foreclosed real property owner.
City means the City of Powder Springs, Georgia.
Code enforcement means the code enforcementor quality of lifedivision of the department charged with ensuring compliance with building code requirements..
Director means the director of the community development or his/her duly authorized appointee.
Owner means any person, mortgagee, agent, operator, service company, property manager, real estate broker, firm, partnership, corporation or trust:
(1) Having a legal or equitable interest in the property;
(2) Having possession of the property;
(3) That holds, owns or controls mortgage loans for mortgage backed securities transactions and has initiated the foreclosure process;
(4) That is recorded in the official records of the state, county or municipality as holding title to the property; or
(5) Otherwise having control of the property, including the guardian of the estate or any such person, and the executor or administrator of the estate of such person if ordered to take possession of real property by a court.
B.
Securing means causing a vacant building or structure to be secured against unauthorized entry in compliance with this article.
Street address means the street or route address but does not mean a post office box.
Structurally sound means free of imperfections which affect the intended use of a building or structure in compliance with applicable building codes.
Vacant real property means real property that:
(1) Is intended for occupancy, has not been lawfully occupied for at least sixty (60) days, and has no evidence of utility usage within the past sixty (60) days; or
(2) Is partially constructed or incomplete, without a valid building permit.
Such term does not include a building or a structure containing multiple units with common ownership that has at least one (1) unit occupied with evidence of utility usage.
(Ord. No. 2012-30, § 1(Exh. A), 8-20-12)
Sec. 21-33. - Maintenance.
All vacant real properties (residential or commercial) within the city shall comply with the following requirements:
(1) All exterior doors and windows shall be kept in sound working condition free of broken glass.
(2) All exterior doors shall be equipped with a workable lock or locking device and shall be kept securely locked during the period of time said building is vacant.
(3) All windows shall be secured by latch, lock or other means so as to prevent easy entry into such structure by children, vagrants, or unauthorized persons.
(4) All exterior walls and roofs shall be kept in good repair and free of holes, cracks, defective materials and structural deterioration.
(5) The exterior of said building and the premises thereon shall be kept free of any accumulation of flammable or combustible rubbish or waste materials of sufficient quantity to constitute a danger to said building or any other building or premises in the event that such waste materials shall become ignited.
(6) The exterior of the premises shall be kept free of weeds and/or grass in excess of eight (8) inches, any accumulation of trash, garbage, rubbish or any waste material of such quantity as to constitute an unsanitary condition.
(7) Any existing fence shall be maintained in good repair with gates locked at all times.
(8) All buildings existing on said property shall be structurally sound.
(Ord. No. 2012-30, § 1(Exh. A), 8-20-12)
Sec. 21-34. - Permit to correct code violations.
Within 30 days after issuance of a notice of violation by code enforcement, the owner of the vacant real property shall submit to the building permit office an application for building permit that includes a detailed plan for correction, repair or rehabilitation of violation of state or local building codes. Corrective action to bring a vacant structure into full compliance with minimum building code shall begin within 30 days of after issuance of the building permit. Failure to timely begin or complete corrective action shall constitute a violation of this article.
Sec. 21-35. - Permit to secure vacant structure.
(a) Permit to secure.
(1) If the owner or the city determines that a vacant structure is or has become unsecure, within ten (10) days of such determination, the owner shall apply for, allow necessary inspections by the city and obtain a permit to secure the vacant structure ("permit to secure"). The permit to secure application shall contain sufficient information for the department to confirm that the securing is in compliance with this section. The permit to secure expires after six (6) months.
(2) The issuance of a permit to secure shall also be subject to all of the following conditions:
a. The owner shall submit a detailed plan for correction, repair or rehabilitation of violations of state or local building and housing standards and for the securing of the doors, windows and other openings by the conventional method used in the original construction and design of the building or structure;
b. The owner shall submit a timeline for applying for appropriate permits for such work and for completing such work prior to the expiration of the permit to secure;
c. The permit to secure may be revoked by written notice of the director if the owner fails to comply with the plan for such work or fails to comport to the timeline submitted; and
d. A letter of written consent by the owner granting permission for city officials to enter and inspect the property and all structures upon it during the period of time in which the permit to secure is in effect.
(3) Corrective action to bring the vacant structure into full compliance with the plan for correction shall begin within thirty (30) days after issuance of the permit to secure and shall be completed prior to the expiration of the permit to secure. Failure to have timely begun and/or completed the corrective action shall constitute a violation of this article.
(4) The city will not consider a new application for a permit to secure for the same property.
(b) Non-conforming structures. If the city determines that an owner of a vacant structure has, prior to the passage of this article, secured the structure in a manner inconsistent with the provisions of this section, the city shall notify the owner of same and give the owner sixty (60) days from issuance of the notice to properly secure the structure and obtain the required permit.
(c) Exceptions to permit requirements. Neither registration nor a permit to secure are required in the following circumstances:
(1) Temporary emergency situations, not to exceed sixty (60) days in length, including but not limited to damage caused by vandalism, theft or weather or hurricane preparation; or
(2) Seasonal residences in which the owner lives at least six (6) months out of the year in the residence.
(d) Standards for securing vacant structures.
(1) Unless an alternative plan is accepted by the department, the securing of the doors, windows or other openings of any building or structure, other than by the conventional method used in the original construction and design, shall comply with the following minimum standards:
a. Windows and similar openings. Windows and similar openings shall be secured with opaque material ("material") of a minimum thickness of five-eighths-inch nominal or its equivalent. Vent holes may be required, as deemed necessary by the city. The material shall be secured in place in a manner approved by the department.
b. Exterior doors. Exterior doors shall be boarded with opaque material ("material") of a minimum thickness of five-eighths-inch nominal or its equivalent, fitted to the entry doorjamb with maximum one-eighth-inch clearance for each edge. The existing door
should be removed and stored inside the building. The material shall be attached in a manner approved by the department.
c. Fencing. The following requirements shall be followed when securing a building by fencing:
1. Fencing shall consist of a metal chain link fence six (6) feet in height. The fence shall be installed to withstand a fifty-pound lateral force applied to the top of the fence.
2. The fence shall completely encircle the property and not be directly attached to the structure as to provide a climbable surface for accessing the structure's upper floor or roof.
3. The fencing must comply with all other city codes.
d. All work shall be done in a neat and workmanlike fashion.
(2) In addition to the requirements set forth above, the owner shall also comply with the following requirements:
a. The interior of the structure shall be cleaned of all trash, junk, garbage, debris and solid waste and personal possessions shall be removed from the interior of the structure so as to eliminate any fire or health hazard and prevent hindrance to firefighting equipment or personnel in the event of a fire. Disposal of trash, etc. must comply with any and all provisions of this Code;
b. All garbage, trash, and debris shall be removed from the exterior of the property; and
c. All weeds or grass in excess of eight (8) inches shall be removed from the exterior of the property.
(e) Fees. Applications for a permit to secure shall be accomplished by the required fee, set forth in the fee schedule adopted by mayor/council.
(Ord. No. 2012-30,§ 1(Exh. A), 8-20-12)
Sec. 21-36. - Penalties for violation of this article.
(a) Should the owner and/or responsible party fail to respond to the city's notice, register or renew registration pursuant to the terms hereof, allow inspections, pay all associated fees or obtain all required permits, the department may issue a citation setting a hearing in municipal court. All persons found in violation are subject to the penalties set forth in section 1-8. Each day of violation may be considered a separate violation.
(b) A person who believes the provisions of this article have been applied in error may appeal in the following manner:
(1) Within ten (10) days of an adverse decision, an appeal must be filed in writing with the city manager. The city manager shall respond to the appeal in writing within thirty (30) days.
(2) The decision of the city manager may be further appealed by filing a written notice of appeal to the municipal court within thirty (30) days of the decision. Notice of the appeal shall be delivered to the municipal court, stating the grounds for further appeal. Upon the filing of the notice of appeal, the city manager shall transmit all documentation constituting the record upon with the decision appealed from was taken.
(3) The municipal court shall fix a reasonable time, notto exceed ninety (90) days, for hearing the appeal and give written notice to the appellant at least ten (10) days prior to the hearing date. The notice shall indicate the place, date and time of the hearing.
(4) A person aggrieved by the decision of the municipal court may appeal that decision to the Superior Court of Cobb County within thirty (30) days of the decision.
APPENDIX
I: Powder Springs’ Ordinance (Page 5 of 5)
(Ord. No. 2012-30, § 1(Exh. A), 8-20-12)
EXHIBIT B. Page 5
This model vacant and foreclosed real property ordinance is provided only for general informational purposes and to assist Georgia cities in identifying issues to address in a local vacant and foreclosed real property ordinance. The ordinance is not and should not be treated as legal advice. You should consult with your legal counsel before drafting or adopting any ordinance and before taking any action based on this model. This model ordinance has been developed to help cities protect property values within the city and to protect the health, safety and welfare of the citizens of the city. This model ordinance is specifically allowed by the provisions of O.C.G.A. § 44-14-14.
Model Foreclosure and Vacant Real Property Registry Ordinance
ORDINANCE NO. ______
AN ORDINANCE BY THE MAYOR AND CITY COUNCIL FOR THE CITY OF _____________________ RELATING TO MORTGAGES, CONVEYANCES TO SECURE DEBT, AND LIENS; TO PROVIDE FOR VACANT AND FORECLOSED PROPERTY REGISTRIES; TO PROVIDE FOR DEFINITIONS; TO PROVIDE FOR GUIDELINES FOR VACANT AND FORECLOSED PROPERTY REGISTRIES; TO PROVIDE FOR EXEMPTIONS; TO PROVIDE FOR MAXIMUM FEES AND PENALITES FOR REGISTRATION AND FAILURE TO REGISTER; TO PROVIDE FOR APPELLATE RIGHTS; TO PROVIDE FOR SEVERABILITY; TO PROVIDE AN EFFECTIVE DATE; TO REPEAL ALL ORDINANCES AND PARTS OF ORDINANCES IN CONFLICT HEREWITH; AND FOR OTHER PURPOSES.
SECTION ONE
Chapter ______ of the Municipal Code of the City of ________________________ is amended by adding a new Article, to be numbered Article ________, which shall include the following language:
Article ______
Sec. _________. Short Title.
This Article shall be known as the “____________________ Vacant and Foreclosed Property Ordinance.”
Sec. _________. Findings and Intent.
This ordinance is adopted to address the interest of public safety.
(a) The governing authority finds that there is a need to establish a foreclosure and vacant real property as a mechanism to protect property values in neighborhoods for all property owners.
(b) Due to the lack of adequate maintenance and security of properties that are foreclosed or where ownership has been transferred after foreclosure, the property values and quality of life of neighboring properties are negatively impacted.
(c) Improperly maintained and secured foreclosed properties can become a hazard to the health and safety of persons who may come on or near the property and can adversely affect the aesthetic and economic attributes of communities. Difficulties also often arise in locating the person responsible for the condition of foreclosed real property. The governing authority finds that there is a substantial need directly related to the public health, safety and welfare to comprehensively address these concerns through the adoption of the provisions in this article.
(d) This foreclosure and vacant real property registry will require owners and agents to provide the city with official information for contacting a party responsible for bringing foreclosed and vacant real property into compliance with applicable provisions of municipal code of __________, Georgia.
Sec. _________. Definitions.
(a) ‘Agent’ means an individual with a place of business in this state in which he or she is authorized to accept inquiries, notices, and service of process on behalf of a vacant or foreclosed real property owner. The definition of ‘agent’ shall have the same meaning as set forth in the Official Code of Georgia Annotated, Section 4414-14 should that definition differ from the definition in this Article.
(b) ‘Foreclosed real property’ means improved or unimproved real property for which a land disturbance permit has been issued by a county or municipal corporation and is held pursuant to a judicial or nonjudicial foreclosure of a mortgage, deed of trust, security deed, or other security instrument securing a debt or obligation owned to a creditor or a deed in lieu of foreclosure in full or partial satisfaction of a debt or obligation owed to a creditor or shall have the same meaning as set forth in the Official Code of Georgia Annotated, Section 44-14-14, should that definition differ.
(c) ‘Street address’ means the street or route address. Such term shall not mean or include a post office box. The definition of ‘street address’ shall have the same meaning as set forth in the Official Code of Georgia Annotated, Section 44-14-14 should that definition differ from the definition in this Article.
(d) ‘Vacant Real Property’ means real property that:
(1) Is intended for habitation, has not been lawfully inhabited for at least 60 days, and has no evidence of utility usage within the past 60 days; or
(2) Is partially constructed or incomplete, without a valid building permit.
Such term shall not include a building or structure containing multiple units with common ownership that has at least one unit occupied with evidence of utility usage. The definition of ‘vacant real property’ shall have the same meaning as set forth in the Official Code of Georgia Annotated, Section 44-14-14 should that definition differ from the definition in this Article.
Sec. ________. Registration of Vacant or Foreclosed Property.
(a) Owner or agents of foreclosed real property or vacant real property, including foreclosed real property and vacant real property which is also residential rental property, are required to register such property with the __(name specifically identified officer or office)___ within thirty (30) days of such property becoming foreclosed or vacant real property by following the provisions of this section unless otherwise exempted by this Article or state law.
(b) Any such owner or agent of foreclosed real property or vacant real property located within the jurisdiction of the city is required to file with the __(name specifically identified officer or office)___ a registration form in (paper/electronic format). If the Georgia Department of Community Affairs has promulgated a standard vacant or foreclosed real property registry form the owner or agent shall use such form and the city shall only require use of such form. If the Georgia Department of Community Affairs has not promulgated such form the city may create its own form, but such form shall only require submission of the following information:
(1) The real property owner’s name, street address, mailing address, phone number, facsimile number, and e-mail address;
(2) The agent’s name, street address, mailing address, phone number, facsimile number, and e-mail address;
(3) The real property’s street address and tax parcel number;
(4) The transfer date of the instrument conveying the real property to the owner; and
(5) At such time as it becomes available, recording information, including deed book and page numbers, of the instrument conveying the real property to the owner.
(c) Registration is required for all vacant or foreclosed real property unless otherwise exempted, pursuant to this Article, but is not required for vacant or foreclosed real property within 90 days of such real property’s transfer:
(1) Pursuant to a deed under power of sale or deed in lieu of foreclosure; or
(2) To the first subsequent transferee after the vacant real property has been acquired by foreclosure under power of sale pursuant to the Official Code of Georgia Annotated, Section 44-14-160, or acquired pursuant to a deed in lieu of foreclosure.
(d) Any owner or agent required to register any vacant or foreclosed real property pursuant to this Article or to Georgia law shall also be required to update the information specified in subsection (a) of this section within 30 days after any change in such required information regardless of whether the information provided to the registry was in the deed under power of sale or deed in lieu of foreclosure.
Sec. ________. Foreclosed and Vacant Real Property Exemptions.
(a) Registration or payment of any administrative fees of foreclosed real property pursuant to this Article and Georgia law is not required of transferees as described in subsection (b) of this section.
(b) Any transferee who acquires any real property by foreclosure under power of sale pursuant to the Official Code of Georgia Annotated, Section 44-14-160 or acquires any real property pursuant to a deed in lieu of foreclosure and:
(1) The deed under power of sale or deed in lieu of foreclosure contains the information specified in subsection (a) of this section;
(2) The deed is filed with the clerk of the superior court within 60 days of the transfer; and
(3) Proof of the following is provided to the office or the officer in charge of the city foreclosed real property registry:
(A) A filing date stamp or receipt showing payment of the applicable filing fees; and
(B) The entire deed under power of sale or entire deed in lieu of foreclosure.
(c) (State law, in O.C.G.A.§ 44-14-14(l) allows the city to provide for further “exemptions from such registration” as those required by state law in this model ordinance. Since any exemptions a city may consider will vary from municipality to municipality no sample is provided for this subsection. However, cities are reminded to take into account constitutional considerations before implementing exemptions to make sure the exemption does not illegally give one group or class an advantage that other similarly situated groups or classes are not given. Any proposed exemption should be reviewed by the city attorney.)
(d) Any owner or agent required to register any vacant or foreclosed real property pursuant to this Article or to Georgia law shall also be required to update the information specified in subsection (a) of this section within 30 days after any change in such required information regardless of whether the information provided to the registry was in the deed under power of sale or deed in lieu of foreclosure.
Sec. ________. Removal from Registry.
(a) Any owner or agent of a vacant or foreclosed real property may apply to the city to remove a vacant or foreclosed real property from the city registry at such time as the real property no longer constitutes a vacant or foreclosed real property.
(b) Any application for removal allowed under subsection (a) of this section shall be granted or denied by the ___(name a specifically identified officer or office)___ within 30 days, and if no such determination is made within 30 days then the application for removal from the registry shall be deemed granted.
Sec. ________. Administrative Fees.
Any owner or agent of a vacant or foreclosed real property which is required to be registered with the city under this Article shall be required to make a payment for administrative fees that reasonably approximate the cost to the city of the establishment, maintenance, operation, and administration of the registry. Such fees shall not exceed ____($100.00 per registration is the maximum allowed under the state law. Alternatively, the city may choose to impose such fees via resolution and state “Such fee amount shall be set via resolution of the city council.”) .
Sec. ________. Appeal Procedures.
(a) Any owner or agent aggrieved of any determination or decision of the __(name specifically identified officer or office)___ or the city in the administration of this Article may appeal to the municipal court of the city. All appeals hereunder must
be taken within thirty (30) days of the decision in question by filing with the __(name specifically identified officer or office)___ a notice of appeal specifying the grounds thereof.
(b) The __(name specifically identified officer or office)___ shall forthwith transmit to the notice of appeal and all the papers constituting the record upon which the action appealed was taken to the municipal court clerk who shall schedule an appeal hearing within sixty (60) days following the date the appealing party submits its completed written appeal with subsection (a) above.
(c) The municipal court judge may call for further information to be provided within the next thirty-five (35) days following the hearing, and may continue the hearing for the purpose of receiving such information or for such other proceedings and reasons as the municipal court judge deems appropriate.
(d) An appeal shall stay all proceedings in furtherance of the action appealed from unless the __(name specifically identified officer or office)___ certifies to the municipal court, after the notice of appeal has been filed with it, that by reason of the facts stated in the certificate a stay would, in his or her opinion, cause imminent peril to life or property. In such case, the proceedings shall not be stayed except by order of the municipal court judge on notice to the __(name specifically identified officer or office)___, and on due cause shown.
(e) The municipal court judge may, in conformity with the provisions of this Article, reverse or affirm, in whole or in part, or modify the decision, requirement, or determination of the __(name specifically identified officer or office)___ appealed from by the owner or agent and may make such decision, requirement, or determination, as may be appropriate under the circumstances.
Sec. ________. Administration.
(a) The foreclosure and vacant real property registry is subject to the Open Records Act of the State of Georgia and the city may make such registry information available online.
(b) Registration information shall be deemed prima facie proof of the statements contained therein in any court proceeding or administrative enforcement proceeding in connection with the enforcement of this chapter.
Sec. ________. Nuisances.
Nothing in this Article shall be construed to impair, limit, or preempt in any way the power of the city to enforce any applicable codes, as defined in state law, or to define or
declare nuisances and to cause their removal or abatement by summary proceedings or otherwise.
Sec. ________. Penalties.
Any owner or agent required to register a vacant or foreclosed real property under this Article who fails to register or fails to update the information specified in subsection (a), of Section ______, of this Article, Registration of Vacant or Foreclosed Property, may be fined up to ___(The maximum allowed under state law is $1,000.00 per occurrence)___ per occurrence.
SECTION TWO
All ordinances or parts of ordinances in conflict with this ordinance are hereby repealed.
SECTION THREE
If any section, clause, sentence or phrase of this ordinance is held to be invalid or unconstitutional by any court of competent jurisdiction, then said holding shall in no way effect the validity of the remaining portions of this ordinance
SECTION FOUR
This ordinance shall become effective immediately upon its adoption by the City Council.
SO ORDAINED, this ____ day of __________________, 2012
ATTEST:
This report was produced by the University of Georgia Carl Vinson Institute of Government for the City of Augusta. Download digital report: https://issuu.com/rsvpstudio/docs/augusta2024