Hutcheson Medical Center Redevelopment Vision

Reimagine

Hutcheson

Preface

This redevelopment plan for the former Hutcheson Medical Center in the heart of historic Fort Oglethorpe, Georgia, emerged from more than three years of productive collaboration between Catoosa County, the Catoosa County Public Facilities Authority, the City of Fort Oglethorpe, the Lyndhurst Foundation, and the University of Georgia.

With support from the Lyndhurst Foundation, the University of Georgia Carl Vinson Institute of Government began assisting Fort Oglethorpe in 2021. These efforts elicited the input of hundreds of citizens to develop a master plan for historic Fort Oglethorpe, a district and citywide community brand, and a detailed set of policy recommendations to help Fort Oglethorpe realize the vision of local residents.

Soon after delivering the final master plan for Fort Oglethorpe, the UGA Institute of Government began assisting Catoosa County with plans and studies to determine a future for the Hutcheson Medical Center site. Institute faculty and staff collaborated with Catoosa County and the Lyndhurst Foundation to develop a detailed market study, fiscal analysis, and community input survey. These efforts were intended to guide sustainable, quality redevelopment of the Hutcheson Medical Center site and directly informed this master planning effort.

In 2024, the UGA Institute of Government, College of Environment and Design (CED) and Lamar Dodd School of Art came together to assist Catoosa County with a new vision for this publicly owned resource. Partners and stakeholders collaborated on plans and concepts that transform the underperforming 33-acre former hospital property into a vibrant and economically sustainable asset for Fort Oglethorpe and Catoosa County. This master plan is intended to ensure that redevelopment is consistent with the community’s input, financially sustainable, and complementary to the surrounding neighborhood. The desired outcome is a model community that enhances the economic and social fabric for all of Catoosa County.

Catoosa County leaders are committed to finding a development partner who shares the community’s vision for this prominent site and can bring this project to fruition. By working together, project partners and stakeholders aim to create a lasting, positive impact in Fort Oglethorpe, Catoosa County, and the surrounding region.

INTRODUCTION

Straddling the Catoosa and Walker County line, the former Hutcheson Medical Center towers over the historic heart of Fort Oglethorpe, Georgia.

The facility operated as a community-funded, non-profit hospital for over six decades. Countless Northwest Georgia residents have marked life’s keystone events within the brick and glass walls of Hutcheson’s imposing façade. Growing from the original 1904 hospital that once served the 6th Cavalry stationed at Fort Oglethorpe, the hospital that exists today stands as a memorial to those residents who invested in the lives of their neighbors and families, the devoted nurses and caregivers who brought comfort to the sick, the lives mourned and welcomed to the world in this place.

Seeing the dire need for local healthcare options, the textile workers that once populated this region began saving bits of every paycheck to make a better life for the next generation of Catoosa, Walker, and Dade County residents. The hard-earned pennies of these sons and daughters of the Great Depression eventually amounted to nearly $1.5 million, enough to attract federal matching funding for a state-of-the-art hospital. On November 8, 1953, the John L. Hutcheson Memorial Tri-County Hospital opened its doors to the people of Northwest Georgia. Named for the founder of Peerless Woolen Mills and the Catoosa, Walker, and Dade County region it served, Hutcheson Medical Center originated from the investment of thousands of local residents and taxpayers. For the great bulk of Hutcheson’s history, it served as a public institution. In Fort Oglethorpe and the surrounding counties, “I was born at Tri-County” carries meaning; an inthe-know declaration of belonging, community, and lifelong Northwest Georgia residency.

Following a crippling series of administrative changes, ownership restructuring, multimillion-dollar debts, bankruptcy, and three name changes in four years, Hutcheson Medical Center has spent much of the past two decades on life support.

After acquiring the hospital in 2017, CHI Memorial Hospital retained a portion of the vast hospital for vital emergency room services, imaging, surgery, a laboratory, and pharmacy. However, much of the 300,000-square-foot facility remains vacant. In 2021, CHI Memorial announced its intentions to develop a new hospital facility five miles east along Battlefield Parkway. After spending seven years under private ownership, the Hutcheson Medical Center property returned to the public in 2021.

Deeded to the Catoosa County Public Facilities Authority (PFA), the Hutcheson Medical Center and surrounding 33-acre property represent both an unparalleled opportunity and a unique challenge to local leaders. County officials recognize the outsized role the hospital and surrounding grounds occupy in the community. In the physical environment and in the hearts and minds of residents, the Hutcheson Medical Center looms large. From the birthplace of generations of residents to the countless nurses, doctors, and staff who dedicated their working lives there, this

site occupies a special place worthy of sensitive treatment. As a large, developable hilltop steps from historic Barnhardt Circle and the sacred ground of Chickamauga Battlefield, the community must ensure the highest and best use of this signature property.

Had the 33-acre site been simply sold off to the highest bidder, incompatible uses like a fulfillment warehouse or data center could easily have taken over this significant site, forever sacrificing the spirit and stories of this local landmark and creating an unwelcome eyesore for both historic district residents and the nearly one million annual visitors to Chickamauga Battlefield. Temporarily returning the property to the public realm protects this important resource and the legacy of those generous forebearers that brought modern healthcare to this corner of Northwest Georgia.

While local leaders have every intention of recruiting a private firm to redevelop the Hutcheson Medical Center, whatever takes shape at this site must be community supported and economically sustainable. Further, a development of this size within the compact area of Fort Oglethorpe’s historic district represents a generational opportunity to grow in a way that complements the historic Barnhardt Circle neighborhood, re-centering community life in Fort Oglethorpe’s historic heart and creating new amenities and housing options within easy walking or biking distance of America’s oldest and largest military park.

To help assist and inform what takes shape at the Hutcheson Medical Center site, the Catoosa County PFA reached out to professionals at the Lyndhurst Foundation and the UGA Institute of Government. With the financial assistance from the Lyndhurst Foundation, these partners developed a comprehensive market study and fiscal analysis, gathered community input from over 1,200 residents, and engaged in a master planning process with two UGA design studio courses to help guide the future of this community resource.

By requiring due diligence and a thorough examination of the Hutcheson Medical Center site, and by seeking funding and support from foundation and institutional partners, the leaders of the Catoosa County PFA have exhibited a commitment to good

governance. These leaders recognize that what takes shape at this key location represents a generational opportunity to grow in a way that celebrates Fort Oglethorpe’s past while creating new opportunities for regional economic development, much needed housing, and amenities desired by local residents. These leaders recognize that what takes shape at this site will impact not only current residents but their children and grandchildren.

This signature site represents a transformational opportunity to set a model for redevelopment in Fort Oglethorpe and the surrounding region. A growing community 15 minutes from downtown Chattanooga, Fort Oglethorpe and Catoosa County are poised for continued economic development and population growth. These local governments have invested in key services, such as an impressive school system, and quality-of-life amenities, including a five-mile greenway trail system, well-appointed parks, and the new Stable 41 community event venue and farmer’s market. Guided by a Lyndhurst Foundation-supported Renaissance Strategic Vision and Plan (RSVP), local leaders in Fort Oglethorpe are bringing renewed attention and public investment to the historic area around Barnhardt Circle.

Beginning in the 1950s, development radiated from Barnhardt Circle northward along Lafayette Road. In recent decades, development has extended farther eastward along Battlefield Parkway toward I-75, blighting areas around the historic heart of Fort Oglethorpe and consuming miles of farms, fields, and woodlands. While many celebrate the new retail outlets, restaurants, and other entities developing farther and farther afield, this type of sprawling growth is slowly sacrificing the qualities that make this county so special.

The 33-acre Hutcheson Medical Center property could set a new standard for sustainable, place-based redevelopment. The historic context of the Hutcheson Medical Center site and neighboring Barnhardt Circle makes this location a prime candidate for traditional neighborhood development. Drawing from traditional town planning principles from the 1920s and before, traditional neighborhood developments are walkable neighborhoods

that feature a mix of uses including housing options, markets, restaurants, green spaces, and other amenities. The compact, walkable nature of these developments helps foster a strong sense of community and connection among residents, as seen in the traditional neighborhood around Barnhardt Circle.

This strategically located site includes an abundance of existing infrastructure to support redevelopment without sacrificing the fields and open spaces that help define the region. Insurance valuations indicate that the existing facilities at the Hutcheson Medical Center are worth approximately $75 million. Prioritizing adaptive reuse of many of the existing buildings could preserve this important community landmark and allow for federal historic preservation tax incentives to help entice responsible redevelopment.

Created by two student design studios at the UGA College of Environment and Design and the Lamar Dodd School of Art, the concepts that follow help reimagine the Hutcheson Medical Center site. Further refined and finalized by planning professionals at the UGA Institute of Government, these plans and designs draw on the special history of the site as well as the surrounding context of Barnhardt Circle to provide a guiding design vision for the 33-acre Hutcheson Medical Center complex.

This report is intended to help inform decision-making on the part of local leaders, Catoosa County PFA members, and potential developers. Further, this document will serve as the basis of a request for qualifications (RFQ), allowing the Catoosa County PFA to attract comparable redevelopment to this important property. The creative solutions and community vision embodied in these concepts offer a roadmap toward a revitalized future for the Hutcheson Medical Center site. These concepts help to build on the enduring legacy of this community resource, creating a generational redevelopment opportunity in the historic heart of Fort Oglethorpe.

About this PROCESS

To help navigate the challenge of redeveloping the Hutcheson Medical Center site, members of the Catoosa County Public Facilities Authority (PFA) requested the assistance of the Lyndhurst Foundation and University of Georgia Carl Vinson Institute of Government.

With support from the Lyndhurst Foundation, a team of economists and fiscal analysts at the UGA Institute of Government assisted the Catoosa County PFA in 2023. These professionals studied potential uses for the site that would be compatible with the local vision for the surrounding community. The first step of this process involved the development of a comprehensive market study detailing the current population profile, demographic projections, an inventory of local assets and needs, and an analysis of prevailing economic conditions including local income, primary industries, commuting patterns, household income, cost of living, and the housing market in Catoosa County and the surrounding region.

The research team evaluated repurposing the main campus of the Hutcheson Medical Center as either a senior living development or a continuous care retirement community with aging and memory care. Following a detailed fiscal analysis, the research team determined that at current interest rates, only a traditional senior living development presented a financially viable use for the medical tower.

Researchers also evaluated two alternative uses for the undeveloped half of the property. Options studied included a mixed-use multifamily housing development and a single-family housing development. This analysis determined that up to 200-home single-family development would generate the highest economic impact on the site, followed by senior living options and a mixed-use multifamily development.

Following the delivery of the market study and fiscal analysis, PFA board members and partners identified the need for a community survey to gather local input on development options at the Hutcheson Medical Complex. The Institute of Government’s Survey Research and Evaluation unit conducted a community survey to gauge local opinion on what should take shape at this prominent site. A total of 1,221 participants shared their thoughts on potential redevelopment at the Hutcheson Medical Complex. This input helped guide the site master planning effort featured in this report.

With the Lyndhurst Foundation’s support, planners and designers at the UGA Institute of Government partnered with the UGA College of Environment and Design and the Lamar Dodd School of Art in 2024 to help bring the community’s vision of Hutcheson Medical Center site to life. Two parallel studios conducted under the direction of James Schulte and Catherine Trugman engaged 47 student designers to help tackle the challenges of redeveloping an approximately 300,000-square-foot building on a 33-acre site.

These efforts began with a group site visit to Madison, Georgia, in January 2024, for students, staff, and Catoosa County PFA members to witness and learn from successful neotraditional development in that city. Following an immersive two-day site visit and design charrette at the Hutcheson Medical Center site, both studio courses spent the remainder of the spring semester refining design and development concepts.

survey participants

CATHERINE TRUGMAN’S STUDIO

Trugman’s interior design studio at the Lamar Dodd School of Art focused on the adaptive reuse of the site’s existing facilities, including transforming the 1950s-era medical building and historic 1904 Post Hospital into vibrant living, lodging, and commercial spaces. The interior design team collaborated to develop workable floorplan concepts and supporting graphics that illustrate the conversion of hospital rooms and service areas into residences, businesses, and amenity areas for future residents.

JAMES SCHULTE’S STUDIO

The parallel studio at the College of Environment and Design led by Schulte created a conceptual plan for mixed-use and traditional neighborhood development at the Hutcheson Medical Center site. Concepts created include a variety of housing types, retail, lodging, and connections to historic Fort Oglethorpe’s Barnhardt Circle. The plans draw on case studies of traditional neighborhood redevelopment in Madison, Georgia, to extend traditional, pedestrian-scaled development to the site.

James Schulte, Lecturer

STUDENTS:

LAMAR DODD SCHOOL OF ART

Catherine Trugman, Lecturer

STUDENTS: Olivia

Faye

COLLEGE OF ENVIRONMENT & DESIGN

Sara Andrews, Tristan Avera, Myia Bray, Emma Brock, Rachel Chizner, Maddie Conn, Daniel Ford, Maci Gillespie, Breanna Griselda, Courtney Homer, Dailey Jackson, Sophie Konrath, Grace Lombardo, Kelly Littleton, Molly Mclendon, Anne Marie Powell, Kylie Rincon, Julia Rothermel, and Elisabeth Bell Sides.

Bassett,

Decker, Zoe Dillmon, Stephany Gomez-Romero, Jordyn Gossett, Kayla Harris, Razeen Kanjiani, Leah Kartsonakis, Christine Keyser, MacKenzie Knapp, Maheen Lakhani, Eva Legaspi, Julius Levine, Desirae Linn, Brady Meese, Emma Mujezin, Addie Nichols, Sheridan Parham, C.J. Phillips, Kate Ramsey, Romina Recalo, Maria Rodriguez, Jessica Spires, Grace Thompson, Samaa Varyani, Bella Vikranos, Isabella Valone, and Zoey Wier.

BOTH STUDIO TEAMS presented their final Hutcheson Medical Center design and planning concepts to community partners and stakeholders at the University of Georgia campus on April 29, 2024. Following the development of the final student designs, UGA Institute of Government planning professionals further honed and finalized site plans and design concepts in close consultation with the Catoosa County PFA. The end result of this partnership builds on the previous market study and the input of local citizens to create a conceptual master plan and guiding vision for the medical center property, informing local decisionmaking and influencing future redevelopment.

Hutcheson Medical Center Redevelopment

PROJECT TIMELINE

120 YEARS

1904 | The original Fort Oglethorpe Post Hospital was constructed on a hill overlooking Barnhardt Circle parade grounds.

August 13, 1946 | President Harry Truman signed the Hospital Survey and Construction Act of 1946. Known as the Hill-Burton Act, this legislation provided matching federal funding for rural and small-town hospital construction and development.

December 31, 1946 | Fort Oglethorpe was declared surplus and decommissioned by the US Army.

Late 1940s | The Army sold surplus post buildings and properties to local residents.

February 1949 | The City of Fort Oglethorpe was incorporated following a citizen petition to the Georgia legislature.

Early 1950s | Employees of Rossville’s Peerless Woolen Mills and Chickamauga’s Crystal Springs Bleachery raised nearly $1.5 million to provide local matching funding for Tri-County Hospital construction.

Early 1950s | The Hospital Authority of Walker, Dade, and Catoosa Counties was formed to administer hospital.

November 8, 1953 | John L. Hutcheson Memorial Tri-County Hospital opened in Fort Oglethorpe. The complex included 90 acres of land formerly belonging to the US Army.

1995 | Hospital operations shifted from the Hospital Authority of Walker, Dade, and Catoosa Counties to a new nonprofit organization, Hutcheson Medical Center.

October 2010 | After incurring $34.4 million debt, Hutcheson Medical Center entered a partnership with Erlanger Health System. The hospital campus was rebranded as Erlanger at Hutcheson.

August 2013 | The hospital board terminated partnership with Erlanger.

June 2013 | Catoosa and Walker counties guaranteed a $3.5 million loan for the hospital.

November 2013 | Walker County guaranteed a $1 million loan to hospital.

May 2014 | Walker County issued an additional $1 million promissory note to the hospital.

November 20, 2014 | Hutcheson Medical Center filed for bankruptcy.

September-November, 2015 | The hospital laid off 133 staff.

December 4, 2015 | Hutcheson Medical Center closed.

December 22, 2015 | ApolloMD acquired Hutcheson Medical Center for $4.2 million. The hospital reopened and was renamed Cornerstone Medical Center.

2015-2016 | Various properties included in original Hutcheson Medical Center site were sold to Parkside Nursing Home and neighboring property owners.

December 29, 2017 | CHI Memorial acquired the main hospital campus and Hutcheson on the Parkway complex from

ApolloMD. The hospital was renamed CHI Memorial Hospital – Georgia.

May 2021 The Catoosa County Public Facilities Authority (PFA) was formed.

May 2021 | Representatives from the UGA Institute of Government began working with Fort Oglethorpe on the Lyndhurst Foundation-supported Fort Oglethorpe Renaissance Strategic Vision and Plan (RSVP). Approximately 900 residents shared their input during step one of the Fort Oglethorpe RSVP process.

June 22, 2021 | CHI Memorial announced plans to develop a new hospital at the Battlefield Parkway medical office.

September 2021 | The City of Fort Oglethorpe acquired a warehouse complex along First Street one block from the Hutcheson Medical Center complex.

YEARS 1904-2024

December 2021 | Enots, LLC transferred ownership of the former Hutcheson Medical Center complex to the Catoosa County Economic Development Authority (EDA).

May 2022 | Inspired by a design concept created as part of the city’s RSVP plan, Fort Oglethorpe opened the Stable 41 community event venue one block from the hospital complex.

October 1, 2022 | The Catoosa County EDA transferred the hospital property to the PFA.

October 2022 | The final Fort Oglethorpe RSVP was presented to local officials.

November 2022 | The Lyndhurst Foundation announced approval of a grant to support a market study for the Hutcheson Medical Center complex. The UGA Institute of Government conducted the study in partnership with the Catoosa County PFA.

December 2022 | CHI Memorial received a certificate of need to develop a new hospital along Battlefield Parkway. CHI Memorial announced plans to phase out the former Hutcheson Medical Center.

May 2023 | Representatives from the UGA Institute of Government presented the market study of the Hutcheson Medical Center complex to the Catoosa County PFA. The study determined that renovating the Hutcheson Building for senior living without aging care was the only feasible option at current interest rates.

August 2023 | The Catoosa County PFA and the UGA Institute of Government released a

community survey to gauge local opinions on what kind of development should occur at the Hutcheson Medical Center property.

October 2023 | The community survey concluded with 1,221 participants. Residents voiced support for senior living, single-family housing, and mixed-use development at the Hutcheson property, with support for amenities like indoor recreation, restaurants, and green space.

November 17, 2023 | The Lyndhurst Foundation announced an additional grant to assist the Catoosa County PFA with the development of a conceptual master plan and guiding vision for the Hutcheson Medical Center site.

January 22, 2024 | Catoosa County PFA representatives, UGA Institute of Government staff, and UGA interior design and landscape architecture teams conducted a site visit to Madison, Georgia. Madison Downtown Development Authority Director Monica Callahan presented on the city’s efforts to attract historicallysensitive residential infill, senior housing, and neotraditional development.

February 15, 2024 | Students, faculty, and staff conducted an initial site visit to the Hutcheson Medical Center site.

February 16, 2024 | Landscape architecture and interior design studio participants presented their initial findings to PFA members.

March 18, 2024 | Student designers presented their initial interior concepts to Catoosa County Public Facilities Authority members.

March 29, 2024 | UGA College of Environment and Design studio members conducted an additional site visit and presented their initial designs to Catoosa County PFA members.

April 29, 2024 | Students presented final design concepts to Catoosa County PFA members, local officials, and partners.

Sept. 2024

The UGA Institute of Government published the student redevelopment concepts in a final report.

Student Introduction Project Overview

The Hutcheson Medical Center site, a 33-acre property and 300,000-square-foot former hospital complex, offers a transformative opportunity for the residents of Fort Oglethorpe, Catoosa County, and the surrounding region. A team of students from the University of Georgia College of Environment and Design and the Lamar Dodd School of Art assisted local leaders with revitalization plans that embody the ideals of New Urbanism.

These plans, renderings, and concepts could bring new life and economic development to a significant local landmark. The site sits in a prime location for development adjacent to Fort Oglethorpe’s historic Barnhardt Circle and less than 10 miles from downtown Chattanooga, Tennessee. With a growing desire for community spaces and ways to implement the community’s vision of the future; the Hutcheson Medical Center site is the perfect candidate for sensitive redevelopment that will bring muchneeded housing, retail and dining options, and a true community hub to historic Fort Oglethorpe.

A team of students from the University of Georgia College of Environment and Design and the Lamar Dodd School of Art assisted local leaders with revitalization plans that embody the ideals of New Urbanism.

Case Study

Madison, Georgia

To gain a broader understanding of small-town redevelopment relevant to the Hutcheson Medical Center site, Catoosa County leaders and student teams from the UGA College of Environment and Design and Lamar Dodd School of Art traveled to Madison, Georgia. Located roughly 30 miles south of Athens, Madison is known for its historic buildings and antebellum charm. New developments surrounding the city’s historic downtown make Madison a leader in downtown revitalization.

Catoosa County leadership and studio teams met with local officials in Madison, including the city’s Downtown Development Authority Director Monica Callahan, to learn firsthand how the city continues to grow in a way that celebrates and enhances Madison’s historic charm. Through guided tours of revitalized areas and discussions with key stakeholders, studio members witnessed the tangible outcomes of ongoing redevelopment efforts. Students and Catoosa County leaders observed how once-abandoned buildings can be transformed into vibrant community hubs and learned how Madison’s commitment to historical preservation principles and a high design standard are bringing the retail, dining, and residential options desired by the community downtown. By immersing themselves in the local context and engaging in dialogue with diverse voices, participants gained a nuanced understanding of the roles preservation, innovation, and community engagement play in shaping the community’s vision for this historic downtown.

Madison Town Park

Madison Town Park offers a perfect case study on the impact revitalizing an underperforming area can bring to an established small-town downtown. Anchored by a large public green, this project features one- to two-story masonry infill buildings that include a mix of retail, offices, housing, and more. Although these buildings were constructed within the past two decades, their materials, scale, and style allow them to blend in seamlessly with the remainder of historic downtown Madison. Crafted from two underutilized city blocks and vacant parking areas, this innovative project injected new life in the center of town and extended the economic footprint of the downtown area. With a blend of modern amenities and timeless design, the development offers attractive retail, dining, and cultural experiences and fosters both community engagement and economic growth.

CASE STUDY

Walker Rose Lane

Madison’s Downtown Development Authority created the pocket neighborhood found on Walker Rose Lane to bring historically-sensitive workforce housing to an established residential neighborhood. Located on a surplus piece of city property, the seven residences foster a sense of intimacy and connection among residents. These single-family homes embrace the city’s historic district guidelines, allowing this development to seamlessly integrate into the surrounding neighborhood. Originally sold for around $115,000 each, these homes have since doubled in value, increasing city tax rolls by $1.2 million. With a thoughtful layout and attention to detail, Walker Rose Lane embodies the essence of small-town community living while preserving the charm and character of Madison’s historic neighborhoods.

Drawing inspiration from successful redevelopment in downtown Madison, student teams applied similar principles to redevelopment they envisioned at the Hutcheson Medical Center site in Fort Oglethorpe. Madison Town Park directly influenced student concepts for a vibrant, pedestrian-friendly mixed-use village center. The compact and inviting residential area along Walker Rose Lane served as inspiration for proposed residences at the medical center site. The opportunity to see transformative examples of human-scaled and inviting redevelopment in the small-town setting of Madison guided the vision of student teams to honor the historic character of Fort Oglethorpe while creating new venues and opportunities for economic growth at the Hutcheson Medical Center site.

DADE WALKER CATOOSA WHITFIELD MURRAY

Site Context

Nestled within the scenic landscape of Northwest Georgia, the Hutcheson Medical Center property sits above the heart of historic Fort Oglethorpe, a former military post constructed in the early 1900s for the 6th Cavalry. Barnhardt Circle, just down the hill from the Hutcheson Medical Center property, served as the center of the old cavalry post. Handsome historic barracks and officers’ housing line the public green that once served as Fort Oglethorpe’s parade grounds.

The Hutcheson property lies just 500 yards from Chickamauga & Chattanooga National Military Park, site of the Battle of Chickamauga and America’s oldest and largest preserved battlefield. Chickamauga Battlefield attracts roughly one million annual visitors to Fort Oglethorpe and the surrounding region. Visitors are drawn to the rich history of the site, miles of scenic walking and biking trails, and bucolic preserved landscapes. Just nine miles from downtown Chattanooga, the Hutcheson property offers easy access to major transportation arteries, including nearby Interstate 75 and US Highway 27.

Downtown Zoning Map

SITE CONTEXT SUMMARY

The Hutcheson property in Fort Oglethorpe, Georgia, boasts a diverse geography characterized by rolling hills, verdant valleys, and pockets of dense woodland. Nestled within the scenic landscape of Northwest Georgia, the property enjoys proximity to major transportation arteries, including Interstate 75 and US Highway 27, facilitating convenient access to nearby cities such as Chattanooga, Tennessee, just a short drive to the north. This strategic location not only provides ease of travel for residents and visitors but also offers opportunities for economic development and regional connectivity.

CATOOSA COUNTY FORT OGLETHORPE

SITE INVENTORY

Circulation

The existing site includes extensive vehicular and pedestrian corridors. The large dark red arrows indicate primary vehicular circulation around the perimeter of the complex. The smaller red arrows indicate the secondary vehicular circulation throughout the site, including entrances and circulation through parking areas. The blue arrows show pedestrian circulation. These sidewalks and pathways typically hug the façades of the hospital complex and provide access to nearby parking areas. Pedestrian pathways lead to all major entrances to the building, which are evenly dispersed around the complex. The large number of entry points makes the complex highly accessible for guests and visitors and could be beneficial when repurposing the complex for alternative uses. Multiple entry points mean visitors have an easier experience reaching their respective destinations within the complex.

SITE INVENTORY

Hardscape

As shown in the graphic (right), the site includes an abundance of impervious surfaces. These hardscape areas include parking lots, walkways, and roads that cut through the site. The existing vegetation exists primarily at the property’s perimeter. This area includes forested areas, lawns, and planting beds scattered among the parking areas.

= Main entrances/exits KEY

= Primary vehicular circulation

= Secondary vehicular circulation

= Pedestrian circulation

KEY

= Hardscape

= Softscape

= Highpoint

= Direction of water movement

= Lowpoint

SITE INVENTORY

Hydrology

The site’s hilltop location and effective grading provide efficient drainage. Although the highest elevation point on the property is in an impervious parking lot on the western corner of the site, precipitation that falls in this area runs freely downhill without pooling near the existing complex. The only problematic location lies west of the hospital’s shipping and receiving area, where stormwater runs downhill into one of the building’s courtyards. Although most of the water runs off the steep banks along the perimeter of the site, a substantial amount of stormwater runs to the southern edge of the site. A small creek in this area catches and retains this runoff after storm events. This area could potentially serve as the best way to move water offsite and integrate this function into future designs.

KEY

= View points

= View sheds

SITE INVENTORY

Views/Vistas

This hilltop site above historic Barnhardt Circle features attractive views throughout much of the property. The first notable view exists at the high point of the site in the west parking lot, which offers a panoramic view of the hospital grounds. The front of the historic hospital offers another prominent viewpoint. Historically, an allée of impressive trees set up a vista to view the original 1904 Post Hospital. Although the trees in this area now are in declining health, this area of the site could be renovated to restore the original vista. A viewpoint in front of the main hospital in the east parking lot overlooks the stately homes of Barnhardt Circle and surrounding buildings to the east.

SITE INVENTORY

Exposure

As the property generally lacks large shade trees, much of the site experiences full sun exposure throughout the day. A few areas experience full shade, including the forest floors in the southwest corner of the site and along the building façades as the sun rises and sets. The interior courtyards of the building are also primarily shaded. These spaces receive full sun only during midday when the sun lies directly overhead.

SITE INVENTORY

Demolition Plan

After evaluating existing site conditions and inventory, the studio team determined that demolition of buildings highlighted in red would be best for the changed function of the proposed site. These highlighted buildings are located to the south of the property and include utility buildings, storage buildings, garages, and offices. Although utility buildings serve an important function, this collection of buildings is largely vacant and in disrepair. Demolition and relocation of on-site utilities is encouraged for the highest and best use of the site.

= Full shade = Partial shade = Full sun

KEY

= Buildings to remain = Buildings to be demolished = Lots to be demolished

The 1904 Historic Post Hospital could be given new life as the Old Post Inn, a 29room boutique hotel and event venue.

Master Plan

The Spur

The master plan for the former Hutcheson Medical Center emerged from a collaborative, multidisciplinary design studio conducted at the University of Georgia College of Environment and Design and the Lamar Dodd School of Art. The master plan (left) reimagines the former hospital as The Spur, a dynamic, mixed-use community that draws on the principles of New Urbanism and neotraditional development. The name references both the looping main boulevard, a spur off Thomas Road, and Fort Oglethorpe’s storied history as home of the 6th Cavalry. This crowing jewel of Fort Oglethorpe could bring new residential, commercial, and entertainment options to the city’s historic core.

As proposed in the master plan, the redeveloped complex is anchored by Tower Suites, a mix of 50 luxury and market rate residential units that offer high-end amenities and panoramic views. A dedicated senior living community at Tower Suites could add an additional 55 accessible units with lush courtyards and deluxe amenities. A distinctive proposed community, The Residences at The Spur, includes a mix of 58 detached single-family residences and townhomes nestled

within the existing woodlands in the southeastern corner of the site. These fine homes were designed to reflect and complement Barnhardt Circle’s historic charm.

The 1904 Historic Post Hospital could be given new life as the Old Post Inn, a 29-room boutique hotel and event venue. The Old Post Inn would feature a lush and inviting central lawn with pedestrian pathways that link the development to Barnhardt Circle and the Chickamauga Battlefield beyond. The plan also envisions a lively and walkable commercial village center taking shape on the underutilized parking area to the east of the existing complex. Anchored by a terraced grand event lawn, this elegantly designed village center could bring desired retail and dining options to the area.

Lush and verdant grounds, a new treelined grand boulevard, a network of accessible pathways and an impressive canopy of shade trees would give every corner of The Spur an inviting and park-like atmosphere. Through careful planning, a diverse mix of uses, and a pedestrian-centered design, The Spur could set a new standard for community-focused development in the heart of Fort Oglethorpe.

THE SPUR Streetscapes

Proposed Commercial Zone

A dedicated team of emerging designers at the UGA College of Environment and Design developed detailed streetscaping concepts for proposed redevelopment at the Hutcheson property. Redesigned streets and sidewalks within the development were meticulously planned to enhance the visitor experience and prioritize pedestrian safety and accessibility. Thoughtful streetscape designs include generously appointed sidewalks, tree-lined medians, high-quality paving materials, and an impressive canopy of street trees. Abundant on-street parking along the main corridors could minimize the need for unattractive surface parking lots, maximizing use of the 33-acre property. Quality site furniture elements, from lampposts to benches and bike racks, were selected to complement the historic portions of the site and potential future development. The team chose durable, timeless materials to help ensure a long-lasting and attractive master-planned community. Together, these features foster a welcoming and appealing pedestrian-friendly development.

Existing Hospital Building

THE SPUR Tower Suites

After a thorough site visit, research, and study of the economic and fiscal analysis of the Hutcheson Medical Center property, a team of interior design students proposed dedicating much of the main 1953 complex and the former Women’s Center to new housing units. Design teams developed a diverse array of housing types within the complex, from spacious luxury suites and standard one- and two-bedroom units to market rate studios and efficiency suites.

Rechristened Tower Suites, the proposed prime housing units feature commanding views of historic Barnhardt Circle and outward to Missionary Ridge with banks of floor-to-ceiling windows to showcase expansive views of the surrounding scenery. Tenant amenities in the main tower could include a rooftop pool, outdoor kitchen, fire pit, covered outdoor seating area, billiard room, common kitchen, co-working space, resident lounge, mailroom, and more.

Sixteen additional one- and two-bedroom units in the former Women’s Center were designed as more compact and efficient market rate units. These easily accessible first and second story apartments offer residents an intentionally efficient design, personalized amenities, and versatile unit floor plans. Units vary in size from 625 to 1,000 square feet. Ground floor amenities could include a coffee bar, lobby, reception area, and gym.

These level-by-level floor plans show the arrangement of units and amenities in the luxury tower at Tower Suites. The 34 one- and twobedroom units and an array of generous amenities bring new life to historic Fort Oglethorpe.

Interior design teams incorporated a variety of well-appointed community amenity areas into the concept for Tower Suites. From the elegant, soaring mezzanine to the inviting outdoor area and rooftop pool, luxurious amenities throughout Tower Suites could create an enviable resident experience. Each of the amenities pictured demonstrate a deliberate attention to detail designed to enhance the resident experience and help create a sense of community.

The elegant lobby and reception area would set an inviting first impression for visitors. An on-site leasing office, dedicated co-working space, resident mailroom, and other amenities would be located on the well-appointed lobby floor. Additional ground floor amenities could include a coffee bar and a fully equipped gym that caters to all fitness levels. Proposed upper floor amenities include an elegant mezzanine lounge spanning the second and third floors with a common kitchen area and a range of seating for resident gatherings and events. The generous outdoor area could include amenities like a cozy firepit, outdoor kitchen, covered seating area, and deluxe rooftop pool that offers panoramic views of the surrounding historic area. These amenities would make the fourth floor of Tower Suites the place to be in Fort Oglethorpe.

Entering the lobby at the luxury tower sets the tone for the Tower Suites experience. A reception area, on-site leasing office, dedicated co-working space, resident mailroom, and other amenities are all located in the well-appointed lobby floor.

Ground floor amenities at the former Women’s Center include a coffee bar, lobby, reception area, and gym.

Spanning the second and third floors of Tower Suites, the elegant mezzanine offers residents an ideal location to unwind and socialize with neighbors and friends.

The incomparable outdoor area on the fourthfloor roof of Tower Suites provides residents with panoramic views and an array of luxurious amenities including a rooftop pool, outdoor kitchen, covered seating area, and shuffleboard court.

The residences at Tower Suites blend luxury with efficiency. The spacious 34 luxury units proposed in the main tower range from 1,335 to 1,403 square feet, with a mix of one- and twobedroom floor plans. Within each unit, traditional material selections and thoughtful touches evoke the history of the old cavalry post. Respectful modern elements provide contrast for an updated but timeless appearance. In-unit amenities would include laundry areas, walk-out or Juliette balconies, and luxury materials throughout. The elegantly furnished living areas, inviting bedrooms, richly appointed kitchens, and opulent baths shown highlight the attention to detail and quality.

This attention to detail and high standard extends to the 16 compact and efficient one- and twobedroom market rate units proposed at the former Women’s Center. Varying in size from 625 to 1,000 square feet, each of these units would also include in-demand features like an in-unit laundry and premium materials. These thoughtfully designed spaces maximize comfort and functionality, ensuring a cohesive and luxurious living experience for all residents.

Fine materials used throughout the residences at Tower Suites include highquality ceramic tile, brass fixtures, premium flooring, and shaker cabinetry in a variety of inviting colors.

Elegantly furnished living areas feature premium materials and spacious layouts that seamlessly blend style and comfort.

The opulent baths at Tower Suites are adorned with high-end fixtures, elegant materials, and sophisticated design elements to create a spa-like experience.

The richly appointed kitchens pictured feature custom cabinetry, top-of-the-line appliances, and luxurious countertops.

Inviting bedrooms are designed as serene retreats with high-quality finishes and ample natural light.

SENIOR LIVING AT Tower Suites

With support from the Lyndhurst Foundation, a team of economists and fiscal analysts at the UGA Institute of Government assisted the Catoosa County PFA in 2023 with identifying potential uses for the site that would be compatible with the local vision for the surrounding community. Following a detailed fiscal analysis, the research team determined that a traditional senior living development presented a financially viable use for the medical tower.

Demand for independent senior housing is growing across the Chattanooga region and nationwide. The lack of existing retirement communities in Catoosa County specifically, coupled with the increasing number of seniors, suggests a gap in the market that new development at the Hutcheson Medical Center site could fill.

An interior design team at the UGA Lamar Dodd School of Art designed a concept showing much of the central core of the 1953 hospital building transformed into a vibrant senior living community. The concept pictured on the following pages illustrates 55 one- and two-bedroom units across three floors of the building. With accessibility in mind, the team designed the units to accommodate residents with limited mobility. Each unit features elements like ADA-compliant shower stalls, door handles, grab bars, and floating cabinets for wheelchair access. Ground floor garden apartments boast direct access to two verdant internal courtyards. Second and third floor units include generous balconies overlooking these lush outdoor areas. Amenities dispersed throughout the development could include a ground floor lobby and coffee bar, computer room, fully equipped gym, expansive multifunction room, and rooftop garden with walking trail. Planned as an exclusive 55+ community within the larger Tower Suites development, this exciting new community is a perfect location for luxury multigenerational living, featuring direct access to the neighboring multifamily development and a wealth of desirable amenities.

The floor plan for the senior living community at Tower Suites features 55 airy one- and two-bedroom units across three floors in the central core of the existing building. Each ground floor unit features access to one of two internal courtyards or the lush grounds along Thomas Road. Second and third floor units include balconies for outdoor living.

This floor plan illustrates a typical second or third floor senior living unit at Tower Suites. Spacious one- and two-bedroom units were designed with features like ADA-compliant shower stalls to accommodate aging in place. Upper floor units feature large balconies overlooking two internal courtyards.

Senior living units offer a fresh take on traditional materials, with units featuring sophisticated navy cabinetry, polished nickel fixtures, crisp subway tile, elegant marble, and natural wood.

These renderings highlight the elegant senior living residences at Tower Suites.

This inviting retreat features a spa-like primary bathroom, complete with a curbless shower and opulent finishes.

The gourmet kitchen features top-of-the-line appliances, custom cabinetry, and an island perfect for entertaining.

The proposed amenities thoughtfully integrated on every floor of the development would set a new standard for luxury senior living at Tower Suites.

The inviting lobby includes multiple seating areas and a coffee bar perfect for socializing.

The computer lab includes eight work stations for residents to conduct business and stay connected.

A dedicated main entry and porte-cochere off Thomas Road leads to an elegant ground floor lobby. Just off the lobby, residents could savor a fresh brew at the inviting ground floor coffee bar. An eightstall computer room would allow residents to stay connected. A state-of-the-art, fully equipped gym and expansive multifunction room on the second floor could offer versatile locations for fitness classes, social gatherings, and other activities. Two internal courtyards could become tranquil retreats perfect for relaxation and socialization. A rooftop garden could feature a scenic walking trail with commanding views. Each amenity illustrated is designed to enhance the lifestyle of residents, offering comfort, convenience, and a sense of community.

Residents can maintain their fitness routines in the fully equipped gym on the second floor.

The expansive multifunction room offers an ideal environment for large gatherings and community programs.

INTERIOR COURTYARDS

Northwest Courtyard

The proposed northwest courtyard offers a serene retreat in the center of Tower Suites. Surrounded by the buildings proposed for senior housing, this sophisticated oasis could provide residents an unequaled opportunity for outdoor socializing and relaxation. The northwest courtyard was designed as a series of garden rooms to create a variety of spaces for small gatherings and friendly conversation. Movable seating could allow courtyard patrons the flexibility to bask in the sun or keep cool under the shade of timber pergolas and flowering trees. An inviting firepit and cozy outdoor living area could extend activity to the courtyard long into the winter months. Lush foundation plantings and a trickling water feature could further enhance the northwest courtyard’s calming atmosphere.

Elevated paving and fine materials create a sophisticated retreat at the northwest courtyard. Trickling water features and a cozy firepit enhance the calm atmosphere of this backyard oasis. The design team selected the images on the left to inform the final look and feel of this inviting courtyard.

Seasonal Interest

The elegant stone patio and water feature serve as a centerpiece of the northwest courtyard. The flowering canopy of Yoshino cherry trees and lush plantings provide abundant seasonal interest.

INTERIOR COURTYARDS

Northeast Courtyard

The design for the more compact northeast courtyard draws inspiration from turn-of-the-century English cottage gardens. Lush masses of flowering plantings could provide a changing tapestry of seasonal interest from spring to fall. Continuous organic paths constructed of timeless pea gravel would make a stroll around the garden a soothing tactile experience. Moveable seating would allow courtyard guests to sit in sun or shade depending on the season. A central fountain could enhance the courtyard and provide the refreshing sound of trickling water. The type and variety of plants featured could make the northeast courtyard a haven for butterflies, pollinators, and birds and a natural oasis in the center of the proposed development.

The character images, above left, show the influence of English cottage gardens, which feature masses of flowering plants in a variety of colors, shapes, and textures, in the northeast courtyard design. Crunchy pea gravel paving and relaxed seating further enhance the atmosphere.

Seasonal Interest

The northeast courtyard features a floral-focused planting palette designed for extended seasonal appeal. Many of the species add additional interest by attracting birds and pollinators.

The northeast courtyard at Tower Suites features lush mounds of flowering plantings, organic pea gravel paths, and a central fountain. Shaded seating areas create the ideal setting for outdoor conversations.

Ground Floor

Retail

A team of interior design students at the Lamar Dodd School of Art strategically planned a number of conceptual ground floor restaurant and retail spaces to complement the redevelopment of the Hutcheson property. The retail team selected these commercial spaces based in part on a 2023 survey of local residents to understand their preferences and desires.

The proposed commercial selections listed on the right could enhance historic Fort Oglethorpe by offering amenities that align with the city’s unique character and reference the history of the old post. A collection of specialty dining options and retail outlets catering to both residents and Chickamauga Battlefield visitors could add much needed commercial activity to the heart of Fort Oglethorpe. Focusing on smaller retail spaces could increase the variety of options available to residents and create new opportunities for local entrepreneurs.

Incorporating ground floor retail and commercial spaces into the redevelopment would generate additional economic activity and provide residents with valuable options for convenient dining, shopping, and entertainment. The locations for these potential retail spaces were selected to ensure maximum foot traffic and convenience. Decisions were based on careful analysis and consideration of existing traffic patterns, accessibility, and proximity to key amenities. These prime commercial locations could enhance the overall experience for residents and visitors alike.

Ground floor retail concepts include:

(719.4

CREPES AND GELATO (509.55 square feet)

SUNNY SIDE DINER

(2,720.43 square feet)

PARK PLACE RESTAURANT (5,031.29 square feet)

MINUTE CLINIC

(638.32 square feet)

TOASTED BEANS COFFEE SHOP (1,499.84 square feet)

JJ’S JUICE BAR (664.9 square feet)

BATTLE BIKE (1,772.41 square feet)

LIBRARY

(2,295.8 square feet)

SALON

(2,750.86 Square feet)

ARTISAN PIE

square feet)

This plan view shows the potential arrangement of ground floor retail outlets surrounding the main tower of the Hutcheson building. The retail spaces pictured range from approximately 510 to 2,750 square feet.

Battle Bike

(1,772.41 SQUARE FEET)

Roughly a half mile from this location, Chickamauga Battlefield draws about one million annual visitors. Many park visitors explore the 9,000-acre site by bicycle. The retail interior design team developed several concepts to illustrate a 1,772-square-foot bike rental outlet within the proposed redevelopment. The engaging colors and materials utilized at Battle Bike emphasize that this inviting small business offers a gateway to fun and adventure.

Toasted Beans Coffee Shop

(1,499.84 SQUARE FEET)

Americans consume a total of 400 million cups of coffee daily. For most adults, a good cup of coffee is an essential start to every day. Interior design teams developed a number of concepts to illustrate a 1,500-square-foot café within the former Hutcheson property. Toasted Beans Coffee features a clean, modern design with a muted color palette and modern furnishings.

Crepes and Gelato

(509.55 SQUARE FEET)

The interior design of this 510-square-foot gelato and crepe concept features striking royal blue tiles, warm natural wood, and chic furnishings with bright pink accents, creating a welcoming and stylish atmosphere for a memorable dining experience.

JJ’s Juice Bar

(664.9 SQUARE FEET)

The concept for micro retailer JJ’s Juice Bar (665 square feet) exudes a laid-back California vibe with gently contrasting sage green and cream checkerboard flooring, cheerful yellow tile backsplash, muted pink walls, and natural wood accents. The inviting design creates a fresh and relaxed atmosphere perfect for enjoying healthy and delicious juices and smoothies.

The inviting design creates a fresh and relaxed atmosphere perfect for enjoying healthy and delicious juices and smoothies.

Minute Clinic

(638.32 SQUARE FEET)

The compact 638-square-foot minute clinic and pharmacy concept offers a convenient healthcare option for Tower Suites residents. This serene and welcoming environment features a calm sage green interior complemented by creamy white accents. Natural wood elements and subway tile add a touch of warmth and timeless style. Incorporating a pharmacy and minute clinic on the development’s ground floor could ensure convenient access to medical care and pharmacy services, enhancing the quality of life and well-being of senior housing residents.

Artisan Pie

(719.4 SQUARE FEET)

Artisan Pie, a 719-square-foot take-out brick oven pizza parlor, exudes contemporary charm. This concept features contrasting black and white geometric tile, natural wood accents, and blue accents.

Inspiration board

Park Place Restaurant

(5,031.29 SQUARE FEET)

Interior design teams developed a fullservice restaurant concept envisioned as a second location of Park Place, a popular locally-owned Southern eatery. The design concept for the Tower Suites outpost of Park Place features an inviting traditional interior with intricate wallcoverings reminiscent of fine china. Timeless materials including natural wood and exposed brick add warmth and a sense of character to this exciting restaurant concept.

The design concept for the Tower Suites outpost of Park Place features an inviting traditional interior with intricate wallcoverings reminiscent of fine china.

The Old

Post Inn

Elevated on a hill northwest of Barnhardt Circle, the 1904 Post Hospital is one of Fort Oglethorpe’s most important historic buildings. Army craftsmen and engineers put great care into the siting and construction of this key feature of the cavalry base. A tree-lined gravel pathway from Hedekin Circle originally terminated directly in front of the Post Hospital’s south-facing entry. The front façade was highlighted by a one-story, Neoclassical porch on the ground floor level and three large gabled dormers in the attic. East and west wings featured attractive double porches on the ground and second story floors for convalescence. Simply but carefully detailed, the hospital was one of the original Fort Oglethorpe’s only masonry buildings.

UGA studio teams proposed designs for the 1904 Post Hospital that celebrate the past while adding 21st-century amenities. This vision transforms one of Fort Oglethorpe’s most important historic buildings into a boutique hotel and event space near Chickamauga & Chattanooga National Military Park.

Local leaders and community members see this space as an unparalleled setting for a boutique hotel and event space steps away from Chickamauga & Chattanooga National Military Park. The battlefield draws nearly one million annual visitors to the area. Many of these history-conscious visitors would likely be attracted to nearby lodging in a historic setting. Designs proposed by studio teams at the UGA College of Environment and Design and Lamar Dodd School of Art celebrate the history of the old post while bringing 21st century amenities to this important local landmark.

The floor plan for the Old Post Inn reimagines the historic 1904 Post Hospital and a portion of the 1950s-era Hutcheson Medical Center as an inviting boutique hotel with amenities including a café, bar, and grand ballroom.

Interior design teams developed a conceptual logo package and promotional mockups for the Old Post Inn. The cavalry sabers featured in the logo speak to Fort Oglethorpe’s legacy as the historic home of the 6th cavalry.

Hotel Lobby

A boutique hotel concept, the Old Post Inn, could offer an inviting atmosphere brimming with traditional elegance. Dedicated interior design teams scrutinized every detail of the property to create a signature venue and unforgettable lodging experience. Inspired by the historic 1904 property, the proposed design speaks to the rich cultural heritage of Fort Oglethorpe. Elements including generous wrap-around porches lend this property a graceful and historically-appropriate façade, welcoming visitors with Southern charm and reflecting the appearance of nearby historic homes along Barnhardt Circle.

Understated luxury and warmth would greet visitors to the Old Post Inn from the moment they arrive at the well-appointed reception desk. A blend of natural materials, rich textures, and subtle hues could invite guests to unwind in the seating areas on the north and south wings of the reception area. A proposed café and cozy bar area would further enhance the ground floor. Both the bar and café could feature outdoor seating for guests to enjoy the well-appointed grounds. The Post Market commissary on the ground floor could offer a convenient opportunity to grab snacks and everyday essentials. The Old Post Inn could create a marquee venue that celebrates the unique history of Fort Oglethorpe.

Fine materials, including natural marble, brick, and plush textiles elevate the lobby of the Old Post Inn.

These interior views offer a glimpse of the elegant lobby of the Old Post Inn, with features including a well-appointed reception desk, comfortable waiting area, and convenient ground floor commissary.

Hotel Interior Café

Warm materials like natural wood and rich leather create a cozy and sophisticated atmosphere at the ground floor café.

These interior views illustrate the intimate ground floor café at the Old Post Inn. Warm natural wood and other materials enhance the visitor experience. A generous outdoor area offers an inviting space for al fresco dining.

Located on the northern wing of the ground floor, the bar area at the Old Post Inn features plush velvet seating and elegant materials to create an inviting atmosphere. Polo-themed wallpaper speaks to Fort Oglethorpe’s legacy as home of the 6th Cavalry.

Hotel Ballroom

The Ballroom at the Old Post Inn could offer an ideal event venue for weddings, banquets, corporate events, or other celebrations. As proposed, the nearly 6,800-squarefoot ballroom features an attached commercial kitchen, storage area, and event lobby that could complement a wide range of events. The second-floor primary event space could feature expansive views of the lush courtyards and grounds below. The glass roof construction and floralinspired design elements pictured in the renderings below draw inspiration from London’s famed Crystal Palace.

Materials including checkerboard marble, crystal, fine linen, and gold leaf impart a regal ambiance to the ballroom.

These interior views highlight the soaring glass ceiling and grandeur of the Ballroom at the Old Post Inn.

Hotel Courtyards

The proposed east and west courtyards flanking the Old Post Inn were thoughtfully designed to create inviting and flexible outdoor spaces that complement a mix of new interior uses. The East Enclave, designed to serve a ground floor restaurant space, includes a large brick paved courtyard appropriate for formal events. The vine-covered trellises and lush plantings cultivate a warm, social ambiance for restaurant patrons.

The West Enclave was designed to offer a relaxed and informal atmosphere perfect for more intimate gatherings. The design features a serpentine path winding through the West Enclave, creating several cozy nooks and connecting to a central event lawn. An allée of trees and planting beds would provide definition within the space.

East

West

Landscape design teams developed a custom courtyard design concept to complement the proposed café area and ballroom at the Old Post Inn. Conforming to the existing edges of the building, the generous east courtyard could enhance outdoor programming and incorporate outdoor dining for the ground floor café.

Accessible from the ground floor bar area and hotel ballroom, the west courtyard pictured offers a more informal outdoor gathering area for small groups and conversation.

West

East West

Hotel Guest Rooms

Each guest room and suite at the Old Post Inn concept were thoughtfully designed to offer a haven of comfort and relaxation. A design palette featuring a soft, muted color palette, organic textures, natural lighting, and overstuffed bedding could allow visitors the perfect chance to unwind after a busy day. Five different room designs include single and double bed options, and exclusive suites with living areas, kitchenettes, and access to wrap-around porches. The proposed 29 well-appointed hotel rooms could easily sleep up to 88 guests. Room sizes are nearly 200 square feet larger than average-sized rooms at typical North American hotels. Each floor would include ice and vending machine areas.

The premium view and family suites at the Old Post Inn offer an unparalleled visitor experience. Each spacious suite features a luxury bath and kitchenette as well as an in-suite seating area. Family suites comfortably accommodate up to six guests and include distinctive bunk rooms perfect for children.

The Old Post Inn concept offers the following accommodations:

• Three 527-square-foot premium view king suites

• Three 527-square-foot premium view double suites

• Two 782-square-foot large family suites

• 13 511-square-foot standard king rooms

• Eight 511-square-foot standard double rooms

The 21 standard double and king rooms at the Old Post Inn feature generous amenities like a kitchenette with wet bar and a luxury bath with double vanity and enclosed water closet.

A tranquil palette of premium materials makes each room at

the Old Post Inn a relaxing retreat.

These interior views provide a glimpse of the premium family suite at the Old Post Inn. Inviting textiles and soothing colors make the suite a serene retreat.

A tranquil palette of premium materials makes each room at the Old Post Inn a relaxing sanctuary

RESIDENCES at

The Spur

The striking design for the Residences at The Spur development concept offers amenities including two expansive green spaces, a grand boulevard, communal garden area, and a wooded buffer zone for privacy and topographical constraints. Roofing including diamond-shaped shingles would echo the style of early-1900s Barnhardt Circle residences. Natural wood or elevated fiber cement siding with a historic reveal could further connect the style of these homes to the nearby historic district. A variety of ornamental options would allow these residences to stand out from the crowd while maintaining a cohesive aesthetic.

The Residences at The Spur feature expansive green spaces, a grand boulevard, and historic-inspired design elements, blending modern amenities with timeless charm.

Inspiration

The proposed homes feature a diverse color palette in a range of soft neutrals including gentle yellows, grays, whites, light browns, muted greens, and blues. Vibrant accents in red, navy blue, and salmon could provide pops of color. Each home as designed features wood columns and front porches in keeping with historic properties at Barnhardt Circle. Limiting residences to two stories would preserve a cottage-like ambiance. The residences would feature rear-loaded garages, with most homes fronting an attractive, pedestrian-focused boulevard. Shared common greens would further enhance the community-oriented atmosphere.

THE RESIDENCES AT THE SPUR

Final Plan

The development pictured on page 105 proposes 58 housing units with 31 townhomes and 27 detached single-family houses. Single-family residences vary in size and style, inspired by the historic homes of Barnhardt Circle and the designs of Ross Chapin architects. The single-family homes include:

• Six 2,112-square-foot units

• Six 1,750-square-foot units

• Eight 2,108-square-foot units

• Seven 1,800-square-foot units

Detached garage options would include a 20-by21 foot two-car garage or a 12-by-20 foot one-car garage. Garages could be connected to residences with covered walkways. Siding and other materials used on the garages should coordinate with the proposed residences. Five homes near the linear green space do not include garages but would have access to an on-street parking area.

The plan shown on page 105 includes nine houses around the linear green space, 15 residences facing the pocket park, and five facing the hotel green. One-third of the residences include driveways capable of accommodating additional guest parking. The driveways shown in the plan range from 10 to 30 feet in length.

The proposed design would create a pedestrian-friendly environment with tree-lined medians and large-canopy street trees for shade and aesthetic appeal. High-quality materials and strategically placed site furniture could encourage community interaction and convenience. A central roundabout would serve as a focal point and traffic-calming measure to enhance pedestrian safety. Generous 10-foot setbacks between roads and sidewalks along the main thoroughfare would allow for lush plantings of largecanopy street trees. An allée of willow oaks would soften the surrounding paving and set the tone for this inviting residential community.

The proposed design would create a pedestrian-friendly environment with tree-lined medians and largecanopy street trees for shade and aesthetic appeal.

THE RESIDENCES AT THE SPUR Greenhouse

The design includes a community greenhouse to foster social interaction, local sustainability, and food security.

The community greenhouse concept features seating areas, indoor and outdoor planting boxes, and an outdoor fireplace for year-round enjoyment. Adjacent to the greenhouse, a butterfly garden could attract pollinators, creating a serene neighborhood amenity and learning opportunity.

MASTER PLAN

Commercial Village Center

Following years of sprawling growth that siphoned economic activity farther away from Barnhardt Circle, Fort Oglethorpe has begun to rediscover the city’s historic core over the past few years. The city recently began rehabilitating underperforming properties just north of Barnhardt Circle and adjacent to the former Hutcheson Medical Center. Today, the city’s Stable 41 Market, just down the hill from the Hutcheson property, regularly draws hundreds of locals for a regular farmers market, seasonal events, and more. Fort Oglethorpe leaders and residents see the Hutcheson property as a tremendous opportunity to create a true “downtown” village commercial center. In a community survey launched before this planning effort, most residents noted their support for commercial options like additional restaurants, cafés, retail options, and recreation spaces at the Hutcheson property.

A team of student designers at the UGA College of Environment and Design developed a master plan for a conceptual village center at the Hutcheson property. The vision illustrated on the right shows the commercial center occupying a portion of the underutilized approximately four-acre eastern parking area, preserving more of the open space on site and making best use of this key property. Anchored by a sloping public event lawn, the design team envisioned the village center as an inviting community hub with vibrant local businesses and attractive public spaces that connect to and enhance Barnhardt Circle and the surrounding historic district.

This concept puts the pedestrian first by relocating parking to the perimeter of the site and incorporating inviting features like terraced seating and expansive sidewalks. These features create a welcoming and walkable village center. The elegant terraces pictured in the plan and renderings on page 110-111 are facilitated by the natural topography of the site. These unique features have been artfully designed to provide visual interest and establish a sense of place, enhancing the overall visitor experience.

MASTER PLAN

Commercial Village Center

This retail concept, Two Hills Ice Cream, includes historically-inspired design touches including penny tile, intricate tin ceiling panels, and rich green cabinetry that connect the space to Fort Oglethorpe’s 1920s heyday.

THE SPUR Brewery

Both the interior and landscape design teams proposed a brewery or taproom as a signature destination within the proposed redevelopment of the Hutcheson site. Georgia’s craft brewing industry has been rapidly growing for over a decade. The state is now home to 170 craft breweries, and this number is expected to continue growing steadily. Breweries serve as a space where customers can gather and connect with families, colleagues, and friends. Breweries that serve food, a popular request from community members, are known as brewpubs. These social spaces are often housed in former industrial warehouses or historic buildings, and many feature outdoor dining courtyards or other spaces to offer both indoor and outdoor experiences.

A brewpub in historic Fort Oglethorpe could draw tourists, create an active social space for gathering, and increase dining options in town. The interior design team developed concepts for a brewpub in two locations, either incorporated into the existing building or as a standalone building within the proposed village center. Wherever this concept takes shape, a similar business could bring exciting new flavors to historic Fort Oglethorpe and draw both local residents and battlefield visitors. The following concept envisions an active, family-friendly destination that builds on historic Fort Oglethorpe’s small-town sense of place.

This floor plan envisions a standalone brewpub incorporated within the proposed village center redevelopment. Features like the two-story glass wall and fermentation room make the brewing process part of the visitor experience.

Warm materials including natural wood, exposed brick, and burnished copper lend a cozy atmosphere to the proposed brewpub.

These interior views illustrate an inviting brewpub in the proposed village center development. Large banks of windows take advantage of the hilltop views of historic Barnhardt Circle and the surrounding landscape. Timeless natural materials like wood and brick make this space feel warm and inviting. A range of seating options accommodates groups of all sizes.

An inviting beer garden adjacent to the brewery could bring activity to the proposed village center. This concept includes a mix of comfortable seating, tables and chairs, and attractive string lighting to enhance the evening ambiance. Incorporating a stage in the beer garden programs the space for live music and events.

Plant Palette THE SPUR

A team of landscape designers at the UGA College of Environment and Design collaborated with outside professionals including Chattanooga landscape architect Matt Whitaker to develop a comprehensive planting palette for redevelopment at the Hutcheson property. The landscape planning process began with an intensive site visit alongside outside professionals. Most of the developed portion of the site is dominated by hardscaping. Planted areas in this zone are primarily lawn and are often treeless with sparse shrubs. The property generally lacks large shade trees. However, a few nice specimens are present. These are primarily post oaks and are worthy of preservation. The proposed plant palette emphasizes low maintenance native species that are well suited for tough urban conditions.

SHADE TREES

Tulip Poplar (Liriodendron tulipifera)

Black Gum (Nyssa sylvatica)

Overcup Oak (Quercus lyrata)

Willow Oak (Quercus phellos)

Shumard Oak (Quercus shumardii)

SMALL CANOPY TREES

Autumn Brilliance Serviceberry (Amelanchier x grandiflora ‘Autumn Brilliance’)

Eastern Redbud (Cercis canadensis)

Fringe Tree (Chionanthus virginicus)

Flowering Dogwood (Cornus florida)

Sweetbay Magnolia (Magnolia virginiana)

EVERGREEN TREES

Eagleston Holly (Ilex x attenuata ‘Eagleston’)

Yaupon Holly (Ilex vomitoria)

Taylor Cedar (Juniperus virginiana ‘Taylor’)

Carolina Cherry Laurel (Prunus caroliniana ‘Bright ‘N Tight’)

SHRUBS

Low Scape Hedger Black Chokeberry (Aronia melanocarpa ‘Low Scape Hedger’)

Dwarf Yaupon Holly (Ilex vomitoria ‘Nana’)

Yellow Anise (Illicium parviflorum)

Don’s Dwarf Wax Myrtle (Morella cerifera ‘Don’s Dwarf’) Witherod Viburnum (Viburnum nudum)

Mrs. Schiller’s Delight Viburnum (Viburnum obovatum ‘Mrs.Schiller’s Delight’)

GROUNDCOVERS AND GRASSES

Dallas Blues Switchgrass (Panicum virgatum ‘Dallas Blues’)

Suwannee Blue-Eyed Grass (Sisyrinchium nashii ‘Suwannee’)

Blaze Little Bluestem (Schizachyrium scoparium ‘Blaze’)

Storm Cloud Bluestar (Amsonia tabernaemontana ‘Storm Cloud’)

Slender Mountain Mint (Pycnanthemum tenuifolium)

Emerald Blue Moss Phlox (Phlox subulata ‘Emerald Blue’)

Eastern Redbud (Cercis canadensis)

Autumn Brilliance Serviceberry (Amelanchier x grandiflora ‘Autumn Brilliance’)

Tulip Poplar (Liriodendron tulipifera)

Black Gum (Nyssa sylvatica)

Overcup Oak (Quercus lyrata)

Willow Oak (Quercus phellos)

Shumard Oak (Quercus shumardii)

Fringe Tree (Chionanthus virginicus)

Flowering Dogwood (Cornus florida)

Sweetbay Magnolia (Magnolia virginiana)

SHADE TREES

SMALL CANOPY TREES

Eagleston Holly (Ilex x attenuata ‘Eagleston’)

Yaupon Holly (Ilex vomitoria)

Taylor Cedar (Juniperus virginiana ‘Taylor’)

Low Scape Hedger

Black Chokeberry (Aronia melanocarpa ‘Low Scape Hedger’)

Yellow Anise (Illicium parviflorum)

Mrs. Schiller’s Delight Viburnum (Viburnum obovatum

‘Mrs.Schiller’s Delight’)

Dwarf Yaupon Holly (Ilex vomitoria ‘Nana’)

Don’s Dwarf Wax Myrtle (Morella cerifera ‘Don’s Dwarf’)

Witherod Viburnum (Viburnum nudum)

Carolina Cherry Laurel (Prunus caroliniana ‘Bright ‘N Tight’)

EVERGREEN TREES

Dallas Blues Switchgrass (Panicum virgatum ‘Dallas Blues’)

Suwannee Blue-Eyed Grass (Sisyrinchium nashii ‘Suwannee’)

Blaze Little Bluestem (Schizachyrium scoparium ‘Blaze’)

SHURBS

Storm Cloud Bluestar (Amsonia tabernaemontana ‘Storm Cloud’)

Slender Mountain Mint (Pycnanthemum tenuifolium)

Emerald Blue Moss

Phlox (Phlox subulata ‘Emerald Blue’)

GROUNDCOVERS AND GRASSES

Project Phasing Implementationand THE SPUR

The landscape design team developed a proposed project phasing plan to build momentum and incentivize successful redevelopment of the Hutcheson property. The first phase could focus on demolition of accessory buildings and parking areas, grading, and installation of important infrastructure including the main corridors. A second redevelopment phase could include the initial phase of The Residences at The Spur. If the initial development is successful, build-out of the single homes and townhomes in this area could be completed. Following the development of the single-family residences, subsequent phases could include redeveloping the existing complex and the proposed Old Post Inn. The final phase of development could include the commercial village center and finalizing all redevelopment within the existing complex. Full build-out could take decades to be fully realized.

Phase

I: Infrastructure and Initial Development

• Demolition of accessory buildings and parking areas

• Grading and installation of main corridors

• Construction of core streetscaping to connect the entire site

Phase II: Initial Residential Development

• Initiate residential design with townhomes and some single-family homes

• Develop central greenspace in the residential area

Phase III: Completion of Residential Area

• Complete the remainder of the residential area with additional single-family homes

Phase IV: Redevelopment of Existing Complex and Hotel

• Redevelop existing complex and the Old Post Inn property

• Create hotel entrance and green space

• Construct courtyard and amenities

Phase V:

Commercial Village Center and Final Touches

• Complete village center development

• Finalize construction of all zones

PHASE I

Phase I: Infrastructure and Initial Development

• Demolition of accessory buildings and parking areas

• Grading and installation of main corridors

• Construction of core streetscaping to connect the entire site

PHASE II

Phase II: Initial Residential Development

• Initiate residential design with townhomes and some single-family homes

• Develop central greenspace in the residential area

PHASE III

Phase III: Completion of Residential Area

• Complete the remainder of the residential area with additional single-family homes

PHASE IV

Phase IV: Redevelopment of Existing Complex and Hotel

• Redevelop existing complex and the Old Post Inn property

• Create hotel entrance and green space

• Construct courtyard and amenities

PHASE V

Phase V: Commercial Village Center and Final Touches

• Complete village center development

• Finalize construction of all zones

Conclusion

The redevelopment of the former Hutcheson Medical Center will hopefully one day be a beacon of community-driven transformation in historic Fort Oglethorpe. With generous support from the Lyndhurst Foundation, community leaders and citizens have spent the last three years collaborating with the University of Georgia to improve their community.

As Abraham Lincoln famously said, “The best way to predict the future is to create it.” This redevelopment vision reflects the collective aspirations of the local community. These comprehensive efforts, including detailed market studies, fiscal analyses, and extensive community input, have culminated in a plan that seeks to revitalize this significant 33-acre site into a vibrant, economically sustainable community asset.

The aim of this visioning document, alongside the 2023 Hutcheson Property Market Study and Financial Feasibility Redevelopment Report and the 2022 Fort Oglethorpe Renaissance Strategic Vision and Plan (RSVP), is to provide the Catoosa County Public Facilities Authority (PFA) with the tools necessary to attract qualified developers. The goal is to establish a public-private partnership that can bring this redevelopment to life, ensuring that development aligns with the community’s values and enhances the unique character of Fort Oglethorpe. This document serves as a guiding framework for future development, promoting sustainable growth that respects the historic context of the area while creating new economic and social opportunities.

By seeking a development partner who shares this community-focused vision, local leaders are committed to creating a lasting, positive impact on Catoosa County, Fort Oglethorpe, and the surrounding region. The successful redevelopment of the Hutcheson Medical Center site represents a generational opportunity to blend historical preservation with modern innovation, fostering a model community that will benefit current and future residents alike. Through thoughtful planning and collaboration, this project aspires to recenter community life in Fort Oglethorpe, providing much-needed housing, amenities, and green spaces within a walkable, connected neighborhood.

In conclusion, this visioning document is a testament to the community’s dedication and foresight. It offers a roadmap to transforming the Hutcheson Medical Center site into a dynamic, thriving hub that honors its past while embracing the future. The UGA Institute of Government and Catoosa County PFA look forward to the continued partnership and support of all stakeholders in making this vision a reality, ultimately creating a development that serves as a source of pride and prosperity for Fort Oglethorpe and Catoosa County.

PARTNERS:

Scan the QR code to access the digital report .

This product is a result of more than three years of productive collaboration between Catoosa County, the Catoosa County Public Facilities Authority, the City of Fort Oglethorpe, the Lyndhurst Foundation, and the University of Georgia.

This document was produced by the University of Georgia Carl Vinson Institute of Government.

College of Environment + Design

Lamar Dodd School of Art