CASE STUDIES Suwanee Sugar Hill Gainesville Dublin
Toolkit for
DOWNTOWN GROWTH
The Institute of Government would like to thank the contributors of this document. They gave their time and expertise to complete in-depth questionnaires, participate in interviews, provide photos and documentation, and review and edit final documents.
| A DA M E D G E , S U WA N E E
Credits
Beginning his career with the Association County Commissioners of Georgia (ACCG), transitioning to the Atlanta
Regional Commission (ARC), and currently working with the City of Suwanee, Edge truly enjoys public work and assisting communities in implementing their plans and ultimately realizing their vision.
Edge holds a Bachelor’s Degree in Political Science and Master’s Degree in Public Administration from Georgia
College and State University.
| PA U L R A D F O R D , S U G A R H I L L
Radford was named City Manager of Sugar Hill in November 2013 after serving for twelve years as the Deputy Executive
Director of the Georgia Municipal Association (GMA). Previously, he worked under four governors and helped craft, design and implement most of the major programs, services and policy requirements related to local government.
Paul received his BA from Roanoke College in Salem, Virginia and his Masters in Urban Affairs from Virginia Tech.
| M E R CY M O N TG O M E RY, S U G A R H I L L
Montgomery serves as Economic Development Director for the City of Sugar Hill. Prior to her time in Sugar Hill, she
managed workforce development projects across the state of Georgia as a Workforce Development Analyst at the University of Georgia’s Carl Vinson Institute of Government.
Mercy holds a BA in Education, Master of Public Administration, and certificate in Non-Profit Management, all from
the University of Georgia.
| RUSTY LIGON, GAINESVILLE
Ligon is the Community Development Director with the City of Gainesville. He began working with the City of Gainesville
in 2003. He oversees planning, code enforcement, building inspections, and Housing and Special Projects Divisions. Ligon is a native of Jasper, Georgia and graduated from the University of Alabama, receiving degrees in Geography and Regional and Urban Development.
| JESSICA TULLAR, GAINESVILLE
Tullar received her Master of Public Administration (Local Goverment Specialization) from the University of Georgia.
She began working with the City of Gainesville in 2001, and since has continued to serve the City of Gainesville as one of its urban planners. She provides support in planning and assists in the development of special and neighborhood development projects, including the city’s Midtown redevelopment and grant-funded initiatives.
| TA R A B R A D S H AW, D U B L I N
Bradshaw was named the Dublin DDA Executive Director in 2017. Previously, she served as the Main Street Dublin
Director. Her work has entailed creating and organizing many of downtown's banner events, managing four landmark facilities, promoting historic preservation, and working tirelessly to recruit and retain downtown businesses. She also assists in managing downtown investment projects. Bradshaw is a graduate of Valdosta State University.
An Economic Toolkit for Downtown Development
Clockwise from top left: Flowers at the weekly farmer's market in Suwanee | A concert at "The Bowl" — Sugar Hill's event venue A Martin Luther King, Jr. mural in Dublin | The historic downtown Gainesville Square
| ONCE AGAIN, DOWNTOWNS ARE THE "IT" PLACE TO BE. Since the Great Recession, downtowns all across Georgia
While growth and development is the result of community-wide commitment and effort, public investment and local leadership make a huge difference.
have experienced a renaissance. While many historic downtowns are being redeveloped, other communities are constructing completely new downtowns. There is a
Montgomery, and their City Manager, Paul Radford, to
strong demand for vibrant entertainment centers that act
understand their ingredients for success. Through a long-
as a community’s heart and soul. Downtowns are quickly
term commitment to public engagement, city leadership
seen as a community’s brand — its sense of place. After all,
and staff have successfully taken public input and created
downtowns are the ideal destination locations for living,
the new “E-Center”.
working, playing, praying, and educating.
Local leaders and downtown professionals work
updated their historic downtowns into vibrant and beau-
every day to improve Georgia’s downtowns. While growth
tiful destinations. Both cities have utilized tax incentives
and development is the result of community-wide
and built coalitions to promote redevelopment in their
commitment and effort, public investment and local lead-
downtown areas. Institute of Government staff inter-
ership make a huge difference. To learn more about the
viewed Gainesville’s Community Development Director
kinds of economic development incentives and programs
Rusty Ligon and Special Projects Manager Jessica Tullar.
being used in Georgia, staff at the Carl Vinson Institute
According to Tullar and Ligon, Gainesville utilized public
of Government interviewed some of the state’s best and
infrastructure and greenspace investments along with
brightest downtown experts to learn more about commu-
state and local tax incentives to incentivize businesses to
nity growth.
locate into downtown.
The City of Suwanee and the City of Sugar Hill are
The City of Gainesville and the City of Dublin have
Tara Bradshaw, Dublin’s Idea Guru and Downtown
rapidly growing cities who answered their publics’ calls for
Development Authority Executive Director, discussed
a new downtown destination while preserving their histo-
Dublin’s progress and success with economic incentives
ries. Both cities have made large public investments in their
to promote redevelopment in downtown. Dublin has
downtowns that have led to enhanced private investment.
utilized a vibrant network of community partnerships to
The City of Suwanee was one of the first cities to create
save historic structures while building new public spaces.
a Town Center in its downtown. Suwanee’s Downtown
The city has utilized public investments by emphasizing
and Business Development Manager, Adam Edge shared
the history of the city and several downtown structures.
the community’s story of growth and development. Edge
credits charrette activities, community engagement and
Georgia cities that have taken the initiative in redevelop-
master planning for paving the way for Suwanee’s Town
ing their downtowns as active, functioning areas that serve
Center and public enhancements in Old Town Suwanee.
their citizens in a myriad of ways. By creating multi-faceted
downtown destinations, Suwanee, Sugar Hill, Gainesville,
Like Suwanee, Sugar Hill has also created a new
town center. Institute of Government staff interviewed Sugar Hill’s Economic Development Director, Mercy
These four cities are just a small representation of
and Dublin have set up their communities for success.
6
Suwanee
GEORGIA
ECONOMIC DEVELOPMENT TOOLKIT
ECONOMIC DEVELOPMENT TOOLKIT
7 SUWANEE, GEORGIA has leveraged strategic public investment to spur downtown development and create a vibrant destination for locals and tourists alike. Master planning efforts, charrettes and citizen engagement have been used to clearly def ine a desired physical identity and specif ic types of development in downtown Suwanee. Inspired by those efforts, Suwanee made a commitment to publicly fund and develop remarkable green space and activated, interesting public spaces and streetscapes. Suwanee’s approach to its downtown has paid off as private developers have seen the city’s investment and are responding with their own. New developments and funding opportunities will further enhance Suwanee.
ECONOMIC DEVELOPMENT TOOLKIT
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The Big Splash Interactive Fountain is one of the largest in Gwinnett County and uses up to 1,400 gallons of recycled water per minute.
Suwanee Town Center | OVERVIEW • The Suwanee Town Center is an award winning mixed use development in downtown Suwanee, which includes a ten acre urban park and contains a vibrant mixture of offices, retail space, and restaurants. It provides commercial, residential and public spaces, in addition to Suwanee’s new city hall.
• Development of the Suwanee Town Center is a product of many planning efforts over the course of three plus years with specific goals attached to each effort.
DEVELOPMENT STAGES • Town Master Plan/Public Hearings
• 2000 Comprehensive Plan
• Recreation and Open Space Needs
• Market Analysis
Assessment/Public Hearings • Old Town Master Plan (Urban Redevelopment Plan) and Public Hearings • Design Charrette
• Master Planned Adjoining Neighborhood • Designed Town Center (Suwanee Town Center Master Plan)
FUNDING • General Obligation Bonds
• Private Investment
• Revenue Bonds (Urban Redevelopment Authority)
• SPLOST
• Public Investment
• LCI Program Grant Funds
outcome + impact • A public-private partnership provided for a 60+ acre mixed use and master planned development. • Suwanee Town Center is an award winning development complete with multi-family residential units, 130,000 square feet of office, commercial and civic uses, and Suwanee’s new city hall.
• Suwanee gained its desired community identity and was named one of America’s Best Places to Live by Money Magazine.
• Shadowbrook Community, master planned along with Suwanee Town Center, was developed. It includes • Suwanee Town Center caught the attention of the private market and spurred further investment in Downtown Suwanee.
ECONOMIC DEVELOPMENT TOOLKIT
over 200 residential units and public green space.
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Downtown development has helped foster many community events, such as festivals and a weekly farmer’s market.
Adjacent to the Town Center, Solis Suwanee is a mixed-use development that features apartments, townhomes, and retail space.
ECONOMIC DEVELOPMENT TOOLKIT
Private Development
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| S O L I S S U WA N E E • Solis Suwanee is a nearly $50 million development which will enhance the structure, feel and connectivity of downtown Suwanee.
• Solis Suwanee is a public-private partnership that includes 240 high-end apartment units, 12,000 square feet of city-owned retail space, 70 townhomes, 4 stories of structured parking and reconstruction of a detention pond into a walkable downtown amenity.
• The Suwanee City Council recently rezoned the property for a second development phase. This addition will include additional residential and retail space and further enhance downtown Suwanee.
Public Investment | B U F O R D H I G H W AY • The project is a $16 million reconstruction of Suwanee’s section of Buford Highway from McGinnis Ferry Road to Lawrenceville Suwanee Road.
• The development creates further pedestrian and vehicle connectivity between Town Center and Old
• Town Suwanee. The project will include a roundabout, streetscaping, wide sidewalks, parklets, dedicated lanes for cyclists, and parallel parking.
ECONOMIC DEVELOPMENT TOOLKIT
| T O W N C E N T E R PA R K E X PA N S I O N • Located in historic Old Town Suwanee, this park extension will provide for further connectivity, walkability and vibrancy in downtown Suwanee.
• The city council unanimously approved a masterplan for this 25 acre extension of Suwanee Town Center to include a signature bridge, sand pit volleyball courts, a water feature, and a large plaza.
• The land was acquired in 2002 as an early acquisition of the community-driven open space initiative, which also provided funds for Town Center Park. Public investment for the grading and improvements to this previously purchased land will total about $16 million.
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ECONOMIC DEVELOPMENT TOOLKIT
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Sugar Hill GEORGIA THE CITY OF SUGAR HILL has created and nurtured downtown growth by listening to its citizens and following through on their desire for a vibrant downtown with extensive planning and development. Now, local calls for a new downtown destination have been answered through the construction of the E Center. Local developers took note and have invested over $160 million in Sugar Hill’s future. Sugar Hill demonstrates the importance of coalition building and illustrates how private investment can follow public initiative.
ECONOMIC DEVELOPMENT TOOLKIT
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The splash pad behind City Hall is a kid-f riendly downtown attraction. It also includes a Family Plaza and several shaded picnic tables for family members.
ECONOMIC DEVELOPMENT TOOLKIT
The E Center includes a stormwater detention facility for downtown developments and an amphitheater known as “The Bowl” that hosts several concerts and community events each year.
Master Planning
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The City of Sugar Hill invested in a master planning process that was firmly grounded in public input.
• The City of Sugar Hill engages with private consultants to conduct wide ranging public input processes.
• They utilize social media to communicate effectively. • The city is tapped into a network of community groups that provide critical feedback to the planning process.
The city’s strategic investments were built on the need to create a vibrant, desination space that was
identified as early as the original 2005 planning process which led to the city’s first master plan and ever-evolving and living compass for development. Building a coalition created the support needed to make a sizable investment in downtown and allowed people to become invested in the success of the Bowl, community plaza, and the new E Center because it was their idea.
Economic Tools | INVESTMENT
| ALCOHOL ORDINANCES
• Land has been used to attract proper investment that aligns with the city’s overall development goals.
• The city has an open container ordinance in their entertainment district with Sunday to Sunday consumption sales. This is critical to vibrancy and is important to the success of
| INCENTIVES
many restaurants.
• Adequate planning and existing infrastructure break down many barriers to new developments and serve
| TA D s
as incentives. The city ensured that downtown has
• The city is authorized for TADs (Tax Allocation
adequate water and sewer capacity, gas access, and
Districts), but does not use them due to lack
access to land that is able to be developed.
of school board involvement.
Regional stormwater detention facility The facility drains 18 acres of downtown. Developers do not have to build storm water detention and can instead pipe to a regional facility, saving them millions of dollars.
Cost: Part of $17 million City Hall, community plaza, and Bowl development.
Streetscape and Greenspace Improvements
| STREETSCAPING
Cost: $5-6 million in splost + general fund cash • The streetscape improvements and utility upgrades that occurred in 2011 created a walkable, connected, and beautiful area that included the required utility upgrades for future investment.
| S U G A R H I L L G R E E N W AY
Cost: $1 MILLION PER MILE • The Sugar Hill Greenway is a 16 mile loop connecting parks and other amenities, such as picnic shelters and bike repair stations. By 2019, the first five mile segment will connect downtown to nearby parks.
ECONOMIC DEVELOPMENT TOOLKIT
Highlight
15
Public Investments city hall | C O S T : $11 million
City hall sits at the heart of downtown beside the E Center and The Bowl at Sugar Hill. It houses the community plaza and city offices and provides an attractive anchor to Sugar HIll.
CITY HALL UPGRADES
LAND ACQUISITION
| C O S T : $3.5 million in SPLOST and cash funding • Construction included an upgraded and attrac-
| COST: • Land for E Center: $1,025,000 | 1.81 acres • JW Trucks Facility: $1.5 million | 2.8 acres
tive plaza that serves as a public programming space. The stormwater utility system that drains ECONOMIC DEVELOPMENT TOOLKIT
the E Center and other downtown properties is incorporated as a water feature.
> Critical to access E Center and downtown landscape
• Atlas Auto: $1.1 million > Provides road frontage on Highway 20 with view of the Bowl, E Center, and downtown
> Additional parcels of land that are central to downtown Sugar Hill have also been purchased over time, which allows the City of Sugar Hill to control future development on the land beside and near City Hall.
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City Hall is home to many administrative offices and public meeting spaces. It also includes two-story parking deck.
E CENTER | C O S T : $42 million in taxable and exempt revenue bonds
E stands for everything — excitement, engagement, eating, and everything you can imagine! What began as an idea for a gymnasium became an additional 40,000 square feet of retail and restaurant space with a performing arts center and other amenities. Designed to draw in investment, the E Center is focused on attracting retail and restaurants that reflect the community and uniqueness of downtown.
| D E TA I LS • Currently sixty percent leased • Housing study informed planning • Required master planning, intensive community engagement, and coalition building
| I M PA C T • Creates vibrant, walkable destination • Causes a “halo effect” on surrounding areas which motivates investment
ECONOMIC DEVELOPMENT TOOLKIT
Construction for the E Center is nearing completion and will provide several opportunities for restaurants, retail, offices, and entertainment spaces, including a community theater.
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Private Investments | B R OA D STO N E AT S U G A R H I L L
Cost: $75 million private investment • Broadstone includes 315 urban apartments and 10 carriage houses. Construction will begin in late 2018.
• A developer purchased an elementary school and the surrounding parcel of land from the ECONOMIC DEVELOPMENT TOOLKIT
city, which helps to control overall development. It included a town green; however, they are
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required by the city to build more green space.
| PRESTWICK
Cost: private investment • Prestwick will bring mixed use development space and 200 residential housing units to the downtown area. The development will be integrated into the landscape architecturally with sculptures and water features. Construction is expected to begin in 2019.
• The project will include a brewpub, despite its proximity to a neighboring church. For years, the city has included local churches in the planning process critical to the success of future projects.
| DOGWOOD FOREST
Cost: $45 MILLION private investment • Dogwood Forest is a 150,000 square foot assisted living facility with 82 assisted living units and approximately 25 specialized memory care units. The development is expected to break ground in 2019.
• The property was sold to a developer for a profit. The Downtown Development Authority (DDA) issued phantom bonds and the city provided an eight-year tax abatement to the developer.
BROADSTONE
PRESTWICK ECONOMIC DEVELOPMENT TOOLKIT
DOGWOOD FOREST
IMPACT
Multiple community needs met > The Broadstone and Prestwick developments will provide luxury urban apartments that enhance the tax base, activate downtown, and address diverse housing needs within the community. > Dogwood Forest fulfills the need for housing for an aging population.
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ECONOMIC DEVELOPMENT TOOLKIT
Gainesville
GEORGIA
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By utilizing state and local tax credits, GAINESVILLE, GEORGIA’S
strategic public investments have supercharged redevelopment and growth in its Downtown and Midtown areas. At the local level, TADs are a powerful economic incentive that reinvests property taxes f rom a new development back into the project to attract redevelopment. Local incentives have allowed developers to pursue projects that were economically unattainable and have encouraged quality development and business expansion.
Private development has followed public investment. The city
has heavily invested in its public areas, greenspaces, buildings, and streetscapes. Gainesville is growing, but that growth could not have happened on its own. Gainesville’s engine of economic growth has benef itted f rom a steady flow of strategic public investments made by dedicated public servants.
| T H E E N C L AVE
Cost: $769,058 tad + $3.925 million private investment • Four acres of 13 dilapidated homes with numerous code violations were replaced with 45 townhouse-style rentals.
• The city utilizes a private consultant to review TAD proposals. • Without TAD assistance, the The Enclave developer only receives a four percent return on investment (ROI). With assistance, the developer receives a six percent ROI.
| TA D s
• PURPOSE: TADs allow tax increment dollars to be reinvested into a property in order to attract redevelopment that encourages future growth throughout the area.
• CRITERIA: The city looks for financially stable private partners whose redevelopment plans align with the city’s goals. Developers prepare applications that include detailed costs of construction and why TAD funding for the project is necessary for the completion of the project.
• FUNCTION: The base tax amount collected goes to the city and schools in the city and county. Only tax above the increment is leveraged or reinvested.
• SUCCESS: Beginning with smaller projects, ten projects have been awarded TAD financing since 2010 with the most occurring in the last two – three years, including multi-million dollar redevelopments.
| C H A STA I N JA N I TO R I A L S U P P LY C O .
Cost: $192,000 (TAD) and $1.3 million PRIVATE INVESTMENT • The original site was covered in concrete and rebar. With TAD financing, it was redeveloped with quality construction. The Enclave (above) and Chastain Janitorial Supply (right) are just two of several sites that have utilized TAD financing.
ECONOMIC DEVELOPMENT TOOLKIT
THE ENCLAVE
Recurring Incentives
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ECONOMIC DEVELOPMENT TOOLKIT
HISTORIC GAINESVILLE SQUARE
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IMPACT
Business is booming > The tax incentive attracted a substantial
| OPPORTUNITY ZONE
number of new businesses and encouraged existing businesses to expand.
BUSINESS TAX INCENTIVE • The opportunity zone is a powerful tax incentive for business expansion in an area focused on redevelopment. Any new or existing business that adds and maintains two or more new positions can qualify for a $3,500 tax credit per job for up to five years.
• FUNCTION: The Department of Community Affairs (DCA) Program is administered under Georgia’s Redevelopment Powers law. The resolution declared slum and blight in Downtown and Midtown. The city then hired a private consultant to draft a redevelopment plan for the designated area and to assist the city in navigating the administrative process.
Above: Rotary Clubs in Gainesville and Hall County teamed up with the city and county to update the park and honor public safety workers. A 16 ton water feature monument and an eternal flame are two main focus points of the tribute.
| R O O S E V E LT S Q U A R E Cost: $747,000 (CITY), $50,000 (COUNTY), $29,000 (ROTARIANS) • Roosevelt Square is a tribute to safety personnel and became an opportunity to redesign the park. It features updated landscaping, a water feature, and an eternal flame monument.
• IMPACT: The tribute brings groups across Gainesville together and also functions as an ideal greenspace for programming. It has already hosted a summer concert series and other festivals/events.
| OLD COUNTY JAIL Cost: $7 MILLION (BOUGHT FROM COUNTY) • DETAILS: In 2000, the Hall County jail property was identified as a transformational site for the Midtown area. The four-acre full city block was comprised of a 1970s era detention facility and was demolished in 2017. The goal is that the site will become a mixed use development.
• FUNDING: The city utilized bonded debt. Demolition costs were $500,000 paid out of the general capital improvement budget. Right: The former Hall County Jail site is a key section for Midtown Gainesville’s redevelopment.
ECONOMIC DEVELOPMENT TOOLKIT
Public Investments & Redevelopment Projects
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| W A LT O N S U M M I T A PA R T M E N T S
Cost: $14,000,000 in federal tax credits + $1,000,000 contributed from city in community development block grants and permit fees • FUNDING: Wells Fargo purchased the tax credits and the influx of funds was utilized to improve the site. The Housing Authority and the developer also provided funds.
• BACKGROUND: The Green Hunter Homes (aka Atlanta Street Homes) were Gainesville’s oldest public housing and contained 131 units that were built in the 1950s. Due to their age, it would have cost more money to rehabilitate and repair them than to rebuild. Housing and Urban Development authorized their demolition and disposition.
• IMPACT: Dilapidated housing was a deterrent of redevelopment by the private sector. The new development will
ECONOMIC DEVELOPMENT TOOLKIT
reduce crime and improve aesthetics, boosting owner confidence to reinvest in the Midtown area.
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WALTON SUMMIT APARTMENTS
Details
252 new apartment units > The Green Hunter Homes were replaced with 252 high quality apartments in phased Low Income Tax Credit redevelopment project. Two of three phases consist of family apartments, while the third phase is referred to as Walton Summit’s “Legacy” Development which targets residents aged 55 and older. > The units are a mix of public, affordable, and market rates. The first phase of 84 units are completely leased; construction of Phase Three is schedued to begin in early 2019.
Situated on a former railroad line, the Midtown Greenway links Downtown with Midtown and surrounding neighborhoods. A regional retention facility serves as a community ammenity.
Cost: $4 + million + $100,00 RECREATIONAL TRAILS GRANt To date, the City of Gainesville has invested over $4 million in trails, the park, the regional retention pond, streetscape, and stream restoration.
• FUNDING: The city utilized the Georgia Brownf ield • DETAILS: In 2006, the city purchased land from Parker Program; city public works crews (in-kind labor) built
Street to Industrial Boulevard and a five acre mainte-
three sections of the trail. A private contractor was hired
nance area from CSX Transportation. Under the Georgia
to complete the fourth section and stream restoration,
Brownfields Program, CSX cleaned up environmental
which utilized the Recreational Trails Grant, community
contamination on the property. City Public Works Streets
block grants, Environmental Protection Division (EPD) 319
Division crews began construction in 2010. In 2010, the city
Funding, and local utilities enterprise funds.
received a Limitation of Liability letter which allowed it to be redeveloped into a park and restored an impaired stream. The trail opened in April 2012.
IMPACT > The cIean up and replacement of the old railroad bed improved environmental health and increased surrounding property values.
> A beautiful park replaced a dilapidated rail yard RETENTION FACILITY
and abandoned rail line.
ECONOMIC DEVELOPMENT TOOLKIT
| M I D T O W N G R E E N W AY
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| PUBLIC SAFETY COMPLEX
Cost: $30,000,000 • FUNDING: Primarily SPLOST, some general fund • DETAILS: The complex provided a new and muchneeded space for police headquarters, a fire station, and the municipal court. It replaced several city blocks of dilapidated housing.
• IMPACT: The new development increased workspace and improved the functionality of Fire Station #1 and the department's headquarters, as well as the and police department. A reduction in crime has also ECONOMIC DEVELOPMENT TOOLKIT
been seen in the area.
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The Public Safety Complex opened in 2010 and spans across 13 acres.
| STREETSCAPE AND CONNECTIVITY IMPROVEMENTS “Greening the Moat” • DETAILS: Landscaped medians replaced striped asphalt gore areas.
• FUNDING: $48,000 from National Fish & Wildlife
"The moat" > Downtown is separated from in-town neighborhoods and the Midtown area by three roads,
Foundation, a Wells Fargo Foundation Grant,
E.E. Butler Parkway, Jesse Jewell Parkway, and
and local general funds
Academy Street creating a moat-like effect.
Midtown Streetscape
• DETAILS: The city replaced old water lines and storm drains.
• FUNDING: • Streetscape: $350,000 in Community Development Block Grant funds • New water line and storm drain: $460,000 from the Department of Water Resources
• IMPACT: Updated streetscaping not only contributes to beautification, it improves water lines and increases stormwater capacity. Right: Streetscaping throughout the city has improved sidewalk connectivity between the Gainesville Square and Midtown.
Private Investments | PA R K S I D E A T T H E S Q U A R E
Cost: $112,000 midtown TAD FUNDING + EASEMENTS FROM THE CITY • DETAILS: Parkside at the Square provides 32 high-end residential condos ($400,000+ each) with ground floor parking deck that is being expanded by two levels. The development is located on the “fourth side” of the square near Roosevelt Square and is within two miles of Lake Lanier by walking trails.
• IMPACT: The mixed use space will become a destination that will improve downtown by adding a new demographic and more foot traffic. Construction is currently underway at the parking deck downtown to prepare for the addition of Parkside at the square.
| S O UT H E R N STAT I O N
ECONOMIC DEVELOPMENT TOOLKIT
retail space. Parking will be located in the adjacent city
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• DETAILS: Located between the square and Jesse Jewell Parkway, Southern Station provides 150-200 1-2 bedroom apartments with a parking deck nested into the development and potential for a grocery store.
• IMPACT: The development provides attractive apartments for students, working professionals, or empty nesters while bolstering business on the Square. Southern Station will be located on Jesse Jewell Parkway.
ECONOMIC DEVELOPMENT TOOLKIT
Dublin
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GEORGIA
DUBLIN, GEORGIA’S longtime commitment to downtown improvement has allowed the city to reimagine and redevelop itself into a historic destination. Dublin utilizes ongoing tax incentives, public-private partnerships, and local funding programs to continually motivate growth.
One way Dublin has achieved downtown growth is by maintaining historic
districts and underwriting historic tax credit applications, which encourages the right kind of development. A Downtown Loan Fund in partnership with the Bank of Dudley and Morris Bank also provides small businesses with an opportunity to make capital investments. The city also hosts frequent events to draw people downtown. Dublin has used grant and own source funding to steadily invest in its downtown. Streetscaping improvements, greenspaces, and utility investments paved the way for the redevelopment of key properties including “The Skyscraper” and the Fred Roberts Building. Today, investments continue with plans for the Jackson Street Plaza. The following sections review the details of Dublin’s most important programs and projects.
ECONOMIC DEVELOPMENT TOOLKIT
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HISTORIC THEATRE DUBLIN
Operating Funds | TOTA L O F $ 2 7 9, 5 0 0
FUNDING SOURCES • LAURENS COUNTY: $50,000 in capital projects, $5,000 • THEATRE SALES: $20,000 in revenue in operating funds
• CITY OF DUBLIN: $86,500 in annual operating funds
• CORPORATE SPONSORSHIPS: $20,000 in revenue (e.g.: Donation from a local retailer)
• HOTEL-MOTEL TAX: $98,000 in restricted funds for
ECONOMIC DEVELOPMENT TOOLKIT
Theatre Dublin operation
Recurring Incentive Programs | EVENTS • Local events are an important recurring incentive that help drive downtown sales and demonstrate potential for downtown economic activity. They attract over 50,000 visitors to downtown annually.
• COST: The yearly budget as high as $30,000 for annual events and includes First Friday concerts, a six month weekly farmers market, Jingle & Mingle at Christmas, the New Year’s Eve Shamrock Drop, BBQ festivals, pop-up boutiques, and more. Business partnerships provided $20,000 in cash donations to the DDA.
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Right: "Jingle and Mingle" is just one example of the many successful events that downtown Dublin hosts each year.
| UNDERWRITING HISTORIC TAX C R E D I T A PPL I CAT I O N S • DETAILS: Dublin’s DDA underwrites pre-development costs for historic tax credits. Applying for historic tax plans and hiring tax credit consultants.
• HOW IT WORKS: If the historic tax credit is approved, the developer agrees to pay back the full cost of the application. If it is not approved, the developer will pay back half.
• COST: The DDA has used this incentive four times with underwriting costs between $5,000 and $50,000. In every case, they have been paid back.
• CURRENT PROJECTS: 1898 Corker Building (10,000 square feet); 1904 Kingfisher Building (5,400 square feet); 1902 Henry Building (14,000 square feet) Above: Many historic Dublin landmarks, such as Dublin Carnegie, can be seen from the balcony of The Fred Roberts Building.
| DOWNTOWN LOAN FUND • DETAILS: The downtown loan fund provides low interest loans funding business owners' capital investments. • PARTNERS: The DDA reviews loan applications; Bank of Dudley or Morris Bank provide the loans. • CRITERIA: Small businesses located in the downtown historic district that make capital investments can qualify for a loan.
• COST: Banks offer loans of $5,000 — $20,000 at PRIME +.5% interest rates over terms of 5-20 years.
ECONOMIC DEVELOPMENT TOOLKIT
credits is expensive because it requires architectural
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Historic Districts | FEDERAL HISTORIC DISTRICTS • Stubbs Park-Stonewall Street Historic District • Dublin Commercial Historic District
ECONOMIC DEVELOPMENT TOOLKIT
| LOCAL HISTORIC P R E S E R VAT I O N D I S T R I C T
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• Dublin’s historic district is one of their biggest assets and they have expanded it to include all of its commercial downtown.
HIGHLIGHT
Federal Historic District benef its
• Architecture is a key part of the city identity and preservation helps retain its character. The city has also worked to adopt historic guidelines for design so that buildings will look historically appropriate and protect surrounding property values.
• COA application and Historic Review Board are administered through the City Building & Inspections Department, with the DDA offering technical assistance to applicants.
> Once an area is classified as a Federal Historic District, it is listed on the National Register of Historic Places through the National Park Service (NPS). Benefits of being registered include:
• Consideration in planning for federally assisted projects • Eligibility for certain tax provisions, especially when working to rehabilitate structures
• An increase in property value
Public Projects | T H E F R E D R O B E RT S B U I L D I N G • DETAILS: Once a lively hotel, The Fred Roberts building has been reimagined. It now includes condo-style lofts, office space, and retail capacity. It has been fully occupied since 2014.
• COST: Dublin partnered with a private developer to secure a $400,000 community development block grant that then invested $3.5 million in property. The original developer went bankrupt, but the Morris Bank created a holding association which sold off the pieces, saving the building from failure.
Left: "The Skyscraper," originally home to First National Bank of Dublin in downtown Dublin, is now the Dublin campus for Georgia Military College. Its grand opening celebration occured in 2015.
Enterprise Zone > A portion of the city is recognized as an enterprise zone by the Georgia DCA. Incentives can include local property tax exemption, fee waivers, and property tax abatement.
| T H E S KY S C R A P E R
Cost: $420,000 public funding + HISTORIC TAX CREDITS • DETAILS: "The Skyscraper," a well-known Dublin success story, was built in 1912 and opened as the headquarters of the First National Bank of Dublin. In its heyday, it towered above downtown at seven stories high. It was closed in the 1980s, but reopened in 2015 as the Georgia Military College Dublin Campus. Its restoration included adding space for a bistro on the ground floor, classrooms, and offices on the top floors.
• FUNDING: The DDA contributed $50,000 of underwriting to discover $900,000 in historic tax credits. The City of Dublin completed a $50,000 utility upgrade. There is a long-term lease on the parking lot that includes $270,000 in improvements.
ECONOMIC DEVELOPMENT TOOLKIT
HIGHLIGHT
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ECONOMIC DEVELOPMENT TOOLKIT
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"Dublin Green" lampposts, waste bins, and bicycle racks can be found throughout downtown Dublin.
| E M E R A L D PA T H W AY S
Cost: $1,143,203 • DETAILS: The “Emerald Pathways” projects focuses on beautifying streetscapes downtown by updating sidewalks, incorporating brick pavers, planting trees, and placing power lines underground.
• FUNDING: Georgia Department of Transportation (GDOT) Intermodal Surface Transportation Efficiency Act (ISTEA) Fund Grant provided $871,362. The city matched the funding with $271,841 in infrastructure investments.
| UTILITY UPGRADES
Cost: $1,500,000 • DETAILS: The city has replaced and modernized sewer lines downtown to allow growth and development. New lots that are expected to be high capacity receive line upgrades between two — six inches.
| FARMERS MARKET & FEDERAL COURTHOUSE BUILDING • DETAILS: Three acres were donated to the City of Dublin on West Madison Street, located behind Theatre Dublin. The city built an open-air farmers market pavilion with a stage and lawn for outdoor concerts. The facility is used for weekly farmers markets, civic events, concerts, and private gatherings. The property includes 1/3 mile walking trail that connects to Downtown.
• FUNDING: City funding $350,000 + $50,000 USDA grant ECONOMIC DEVELOPMENT TOOLKIT
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HIGHLIGHT Market on Madison > The Market on Madison hosts several events throughout the week, including the farmer's market, and has become a Dublin staple.
ECONOMIC DEVELOPMENT TOOLKIT
Other Public Projects
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Above: The Bicentennial Plaza is used as a programming space, but it also links downtown together. The Plaza connects Carnegie Library, Theatre Dublin, and Market on Madison.
| BICENTENNIAL PLAZA • DETAILS: Dublin celebrated its Bicentennial in 2014. The Bicentennial Plaza was constructed in order to mark the occasion. An unnecessary road was closed and replaced with a brick walking pathway in the arts district. This transformed the area into a walkable section of town, which has connected several downtown landmarks including Theatre Dublin, Carnegie Library, the Fred Roberts Hotel, and Market on Madison.
• FUNDING: $1,100,000 in SPLOST funding • IMPACT: The Plaza has increased the occupancy of the Fred Roberts Building and has transformed the area into a walkable section of town. It has attracted other investors downtown, including Georgia Military College.
| JACKSON STREET PLAZA A N D PA R K I N G • DETAILS: The City of Dublin and the DDA purchased a building and the adjacent property in a dormant area of downtown. Currently under construction, the structure includes plans for a pocket park and 70+ parking spaces to accommodate downtown growth.
• FUNDING: $2.5 million in SPLOST • IMPACT: The Jackson Street project is a prime example of private investment following public investment. Thirteen residential spaces are planned, in addition to ten commercial spots, and one co-working space. The development has already gained $10,000,000 in private investments. Company Supply Rotisserie Bistro opened in October 2015, expanded in anticipation of public development, and now has 48
Above: A rendering of the Jackson Street Plaza concept
employees.
| PR I VAT E I N VE ST M E N T FO L LOWS PU B L I C I N I T I AT I VE • In every public improvement project completed downtown, the amount of private investment that followed far exceeded the cost of the improvement. Of the nearly $40 million invested in downtown Dublin over the last decade, less than 20 percent accounts for publicly-funded projects. Additionally, every completed project and new business accounts for a significant increase in property and sales tax revenue.
Above: From concerts to movies and festivals, Dublin's events are widely attended throughout the year. Public commitment to programming and development has revitalized Downtown Dublin and made it the heart of the city again.
Clockwise from top left: Town Center Park in Suwanee | The iconic Theatre Dublin The Eagle Theatre in Sugar Hill | A mural of FDR in Gainesville
