2011 North Smyrna Urban Redevelopment Plan: (Amended - 2013)

2011 North Smyrna Urban Redevelopment Plan
(Amended ______ 2013)
Community Development Department 3180 Atlanta Rd Smyrna, GA 30080
FINAL PROPOSED - Urban Redevelopment Plan 2
Table of Contents
Introduction ......................................................................................................................................3 Objectives History of the Urban Redevelopment Act Definition of Slum and Blight Designated Urban Redevelopment Agency Boundaries of the URA ....................................................................................................................5 Assessment of the URA ...................................................................................................................5 Method for Conducting the Windshield Survey Windshield Survey Results Other Indicators of Slum and Blight Consistency with Other Planning Documents .................................................................................8 Comprehensive Plan 2005-2030 Corridor Design Districts Smyrna Town Center Livable Centers Initiative Land Use Objectives ......................................................................................................................10 Improvement Opportunities ...........................................................................................................11 The Crossings at Four Corners (South Cobb Drive / Concord Road) South Cobb Festival (South Cobb Drive / Windy Hill Road) Cobb Center (South Cobb Drive / Pat Mell Road) Belmont Hills (Windy Hill Road / Atlanta Road) Windy Hill Corridor Five Points at Roswell St Jonquil Village Spring Road at Jonquil Drive Tax Allocation District Multi-use Trail Extensions Other Public Infrastructure to be Provided Parcels to be Acquired ...................................................................................................................18 New Covenants and Restrictions ...................................................................................................19 Financial Strategy for Implementing the Plan ...............................................................................20 Special Purpose Local Option Sales Tax Development Fees and User Charges Community Development Block Grant Funds GDOT Transportation Enhancement Program Leveraging Private Resources for Redevelopment ........................................................................21 Fee Waivers for Eligible Businesses Public/Private Partnerships Land Assembly and Build to Suit RFPs Low-interest Loans through Tax-exempt Revenue Bonds Tax Credits Density Increase Implementation Strategy ................................................................................................................23 Appendices .....................................................................................................................................24
Introduction
The City of Smyrna has a reputation for successfully executing visionary redevelopment projects. The Market Village and Village Green developments, completed in the early 2000s, gave Smyrna a proper City center. These projects also placed the City of 50,000 residents squarely in line with modern planning practices that emphasize walkability, mixed-use zoning, and shared public spaces. At least three other transformational projects at key intersections are currently in various stages of redevelopment. In keeping with City leaderships intent to offer a business-friendly climate with a small-town feel, the Community Development department has produced this 2011 North Smyrna Urban Redevelopment Plan to facilitate revitalization in a specific area of the City. Generally defined as the commercial corridors of North Smyrna, these target areas are ripe for redevelopment consistent with 21st century planning principles. The intent of this Urban Redevelopment Plan is to provide citizens, landowners, and potential developers and investors with the local governments vision for the targeted redevelopment area. In the sections that follow, this Plan will specify the boundaries of the Urban Redevelopment Area, provide relevant data supporting this designation, assess the Plans consistency with other relevant planning documents, and outline the vision and development strategies for this area. Objectives This Urban Redevelopment Plan (URP) is a vital planning document for the redevelopment goals and strategies it establishes for North Smyrnas major commercial corridors. The objectives of this document are as follows: Assess the current condition of properties and structures located along Windy Hill Road, South Cobb Drive, Atlanta Road, and on other targeted commercial properties Rely on relevant indicators and data analysis to strengthen the assessment of property conditions Identify underperforming properties and target these for potential redevelopment in a planning area to be named the Urban Redevelopment Area (URA) Ensure consistency of URP goals and anticipated land uses with other planning documents Identify potential parcels to be acquired and/or assembled by the Smyrna DDA and marketed for redevelopment consistent with land use goals Determine how to accommodate displaced residents, if applicable Establish regulations and restrictions for redevelopment initiatives proposed within the URA Suggest and prioritize public infrastructure improvements complementary to desired redevelopments Formulate a feasible financial strategy for implementing the URP Identify opportunities for leveraging private resources and stimulating economic development Upon URP approval, seek an Opportunity Zone designation by the Georgia Department of Community Affairs in order to secure state tax credits for eligible businesses Use the URP as a prerequisite for accessing other state programs and incentives
FINAL PROPOSED - Urban Redevelopment Plan 4 History of the Urban Redevelopment Act In 1955, the Georgia General Assembly adopted the Urban Redevelopment Act (O.C.G.A. 3661-1). The legislation was passed at that time to gain access to federal funds for community renewal and revitalization. The Act provided guidelines for local governments use of eminent domain, bond financing, and public/private partnerships. While some of the ideas and verbiage in the Act might now be considered outdated, it remains a powerful redevelopment tool. State legislators and agencies have been encouraging local governments to seek creative combinations of legislative, programmatic, and funding tools for community revitalization. The powers granted to local governments via the Urban Redevelopment Act may be used in isolation or in conjunction with Georgias other legislative redevelopment tools. In fact, the adoption of an Urban Redevelopment Plan is now a prerequisite for accessing some important development incentives. For a Georgia city or county intending to rehabilitate or redevelop properties under the authority of the Urban Redevelopment Act, the requirements are three-fold. First, a single public hearing must be held to discuss the proposed Urban Redevelopment Plan and to solicit feedback from the community. Second, the governing body of the local jurisdiction must approve a resolution that acknowledges a defined geographical area as a slum area, designates an authorized entity to manage the URP, and commits the City to the development of the Plan. Finally, the governing body must adopt the URP in order to implement the desired initiatives. Definition of Slum and Blight By definition, an Urban Redevelopment Plan is a blueprint for redeveloping properties that could be classified as slum areas. Likely target areas include underutilized downtowns, brownfields, old industrial districts, declining commercial corridors, deteriorating neighborhoods, and other substandard or obsolescent properties. In Georgias Urban Redevelopment Act (O.C.G.A. 3661-1), a slum area is defined in part as: An area which by reason of the presence of a substantial number of slum, deteriorated, or deteriorating structures; predominance of defective or inadequate street layout; faulty lot layout in relation to size, adequacy, accessibility, or usefulness; unsanitary or unsafe conditions; deterioration of site or other improvements; tax or special assessment delinquency exceeding the fair value of the land; the existence of conditions which endanger life or property by fire and other causes; by having development impaired by airport or transportation noise or by other environmental hazards; or any combination of such factors substantially impairs or arrests the sound growth of a municipality or county, retards the provisions of housing accommodations, or constitutes an economic or social liability and is a menace to the public health, safety, morals, or welfare in its present condition and use. In Smyrnas Urban Redevelopment Area, findings of slum and blight have been documented by windshield survey results and other relevant indicators such as poverty level, frequency of code violations, and higher-than-average crime statistics.
FINAL PROPOSED - Urban Redevelopment Plan 5 Designated Urban Redevelopment Agency The Smyrna Downtown Development Authority (DDA) is a constitutionally created public corporation with broad powers, including the ability to levy a tax of up to 5 mills on the assessed value of commercial and industrial properties throughout the City. Other notable powers include the following: Make and execute contracts Buy, acquire, develop, improve, own, operate, maintain, sell, lease, and mortgage land, buildings, and property within the corporate City limits Borrow money and issue notes, obligations, and revenue bonds Receive and administer gifts, grants, and donations Finance the acquisition or management of property by loan, grant, or lease; and support the cost of any project from proceeds of revenue bonds, notes, or other funds of the Authority
For its existing powers and history of facilitating economic development, the Smyrna DDA will also oversee implementation of the URP. It will be able to exercise any powers outlined in Chapter 61 of the Georgia Code of Laws entitled Urban Redevelopment Law.
Boundaries of the URA

Parcels eligible for inclusion in the Urban Redevelopment Area must be located within census block groups of 15% or greater poverty levels, or census block groups adjacent to these. The 543 parcels in Smyrnas Urban Redevelopment Area total 693.8 acres. They include primarily the commercial properties along South Cobb Drive, Windy Hill Road, and Atlanta Road north of Windy Hill. A 2013 amendment to this document includes additional properties from Wards 2 and 3. These properties total 59 parcels and 41.8 acres. Maps of the URA are included in Appendix A. The presence of an individual property within the URA does not necessarily imply that it is a slum or blighted property. However, when a substantial number of surrounding structures are blighted, redevelopment on a larger scale should be pursued. The boundaries for the URA were set with this approach in mind.
Assessment of the URA

Windy Hill Road and South Cobb Drive are two of Smyrnas major transportation corridors. Windy Hill Road became an important east-west artery through North Smyrna in the 1950s when the four-lane U.S. 41 was completed just east of Smyrna. The rise of the Belmont Plaza shopping center at the intersection with Atlanta Road also added traffic to the Windy Hill corridor. In the 1960s, brick ranch homes sprang up on - acre lots along this street. South Cobb Drive was constructed in the early 1960s as an entirely new multi-lane thoroughfare. Cobb Center, one of Atlantas first shopping malls, opened at this time. The street quickly became commercialized as traffic volumes increased along the corridor.
FINAL PROPOSED - Urban Redevelopment Plan 6 Today, structures along these corridors include older shopping centers, single-family homes converted to commercial and class C office space, and apartment complexes now past their prime. In many areas, the parcel geometry, building setbacks, vehicle access, signage and landscaping are obsolete. These legacies represent the technologies and economic activities of past decades. Redevelopment offers the possibility of correcting features of the streetscape that are no longer appropriate, while contributing to the general economic development and sustainability of the City. The City has already targeted these corridors for future redevelopment, as detailed in Smyrnas Comprehensive Plan and zoning ordinance. In order to determine which parcels should be included within the Urban Redevelopment Area, staff physically noted the parcels that other indicators suggested might be suitable for redevelopment. This windshield survey, conducted over multiple outings, enabled staff to document the existence of substandard conditions. Method for Conducting the Windshield Survey Staff from Smyrnas Community Development Department conducted the windshield survey to assess property conditions in the potential URA, verify land use and occupancy, and identify parcels in greatest need of redevelopment. The collection of this data also fulfills a requirement of Georgias Opportunity Zone application, to be submitted at a later date. The assessment of property conditions were based on staffs subjective observations. For each parcel along the subject corridors, the condition of the structure(s) and the condition of the infrastructure were recorded. Empty lots were recorded as such. Structures (buildings and signs) and infrastructure (parking lots, curbs, sidewalks, and utility poles) were each classified as standard, deteriorating, or dilapidated. Staff used the following definitions in their assessment of property conditions: Standard: Building or infrastructure is in good, stable condition; no obvious repairs needed Deteriorating: Building or infrastructure is in need of maintenance and/or minor repairs Dilapidated: Building or infrastructure is in need of major repairs and/or structurally unstable Another element of the property assessment included the documentation of likely brownfields and greyfields. Georgias brownfields law now offers two types of incentives to prospective purchasers of brownfield sites: reduced liability and tax incentives to offset cleanup costs. When greyfield sites are redeveloped, the infill development restores tax revenue, creates jobs, and brings an underutilized property back to full functionality. The following definitions were used to guide staffs assessment of such sites: Brownfield: Land that has the potential to be contaminated by hazardous substances due to its previous industrial or commercial use Greyfield: A previously developed site containing a large expanse of paving that is currently underused
FINAL PROPOSED - Urban Redevelopment Plan 7 Land uses for the observed parcels were also noted during the survey. Categories included Commercial, Industrial, Single-Family Residential, Multi-Family Residential, Public/Institutional, and Vacant Lot. This was done to verify existing land use data, provided by the Citys GIS technician. Finally, staff also noted whether or not the buildings appeared to be occupied. To provide a visual representation of negative conditions, staff took photographs with a digital camera and recorded their locations with a GPS device. A sample set of photographs documenting the negative conditions in the URA is provided in Appendix B. Windshield Survey Results Approximately one quarter of the 543 total parcels were found to have deteriorating or dilapidated infrastructure (i.e. sidewalks, curb cuts, and parking lots). Of the parcels with structures on them, about one third were found to be deteriorating or dilapidated. While two thirds of the parcels with structures were found to be in standard condition, many of these are older construction on small commercial lots. The City does enforce the International Property Maintenance Code through its fire safety and building inspections, while the Code Enforcement division upholds local government ordinances related to cleanliness and nuisance abatement. However, every development experiences change throughout its life cycle. Deteriorating or dilapidated conditions observed in the survey are most commonly a product of age, rather than violations of City ordinance. No brownfield sites were readily identifiable. Greyfields, however, with their large asphalt expanses, are particularly relevant to Smyrnas designation of an Urban Redevelopment Area. In front of an old shopping center, a greyfield is an unsightly reminder of outdated design standards. The existing lots at such locations do not conform to City code that now requires landscaping throughout parking lots. The impermeable surfaces also contribute to pollutantladen storm-water runoff. Since one indicator of a slum area is faulty lot layout in relation to size, adequacy, accessibility, or usefulness, greyfields represent some of the most demanding candidates for redevelopment. Staff identified a total of 4 parcels totaling 53.9 acres as greyfields. A second windshield survey was conducted in 2012 to assess the properties that would be included in this amended document. Of the parcels with structures on them, two thirds were found to be deteriorating or dilapidated. One quarter of all parcels are empty lots, including a stalled 12 acre redevelopment project. No brownfield or greyfield sites were identified. Other Indicators of Slum and Blight Census block group data shows that all of the parcels in the URA are located 1) in block groups where at least 15% of the population lives in poverty, or 2) in block groups adjacent to these. Poverty data for the original URA parcels comes from the 2000 U.S. Census, while poverty data for the 2012 URA expansion comes from the 2006-2010 American Community Survey estimates. From year to year, a disproportionate amount of reported 911 incidents and code violations occur in these areas of the City. A stagnating business climate is also evidenced by the limited number of building permits issued in the URA and a higher rate of property tax delinquencies. It is not surprising to find these negative indicators present, given the number of deteriorating and dilapidated structures and overall visual blight in the URA.
Consistency with Other Planning Documents

Comprehensive Plan 2005-2030 The City of Smyrnas 25-year Comprehensive Plan was last revised in 2012. It outlines future development areas, issues and opportunities, and goals and policies for Smyrnas future growth. Any relevant changes to the Plan will be reflected in an amendment to this portion of the URP as well. According to the Comprehensive Plan, future development patterns and land uses will be classified into eleven distinct character areas. The URA contains seven of these character areas, and they are consistent with the redevelopment this Urban Redevelopment Plan is intended to facilitate. A summary description for each of the included character areas is provided in this section for quick reference. A copy of the Future Development Map, as depicted in the Comprehensive Plan, is provided in Appendix C. Suburban Residential: The lowest density residential category, with typically less than 3 units per acre. Small civic and public buildings are compatible uses as well. These neighborhoods feature a high degree of building separation, pedestrian amenities, curvilinear street patterns, and other traffic calming devices. Development Strategy: Carefully regulate infill development so as to protect Suburban Residential neighborhoods from the encroachment of traffic and incompatible uses. Do permit small-scale civic and public uses which are supportive of a cohesive residential community. Include parks and recreational facilities where appropriate. Medium Density Residential: Between 4.5 and 5.99 units/acre, this character area is more dense than Suburban and Moderate Residential, but less dense than Urban Residential. It allows a mixture of housing types and provides opportunities for master-planned communities. It may serve as a transition area between low-density neighborhoods and activity centers. Development Strategy: Encourage the use of flexible developments such as Planned-Unit Developments and Conservation Subdivisions. Make convenience shopping, recreational facilities, and other amenities accessible to nearby residents. Urban Residential: High density attached housing of both owner-occupied and rental tenure. Includes townhomes, condominiums, and apartments of 6 units per acre and higher. This type of development is highly compatible with adjacent Mixed Use development. Development Strategy: Provide a transitional area between Community Activity Centers and surrounding lower density residential neighborhoods. Encourage pedestrian accessibility to Activity Centers and Mixed Use districts. Encourage redevelopment of older multi-family housing into condominiums and townhomes. Neighborhood Activity Center: Neighborhood focal points with a concentration of small, commercial, civic, and public activities. Retail and services are local-serving. Neighborhood Activity Centers are commonly found at the intersections of collector streets serving residential areas.
FINAL PROPOSED - Urban Redevelopment Plan 9 Development Strategy: Development should facilitate pedestrian traffic and exclude auto-oriented land uses such as gas stations, car washes, and drive-through windows. Limit size and height of office and retail uses. Buildings with minimal front setbacks should be oriented toward the street for easy pedestrian access. Parking and vehicle drives should be located away from building entrances. Community Activity Center: Regional focal points containing a mix of commercial, professional, civic, and public uses. Community Activity Centers are designed to accommodate commercial uses serving several adjacent neighborhoods. They have been established along major arterials and at key intersections. Development Strategy: A transition in building scale and land use type should be provided between higher intensity uses and suburban residential areas. Urban Residential areas may be used as an appropriate buffer. The most intense uses should be sited on properties in the center of the Community Activity Center, away from existing residential development. Mixed Use: Provides a vibrant mix of uses that embodies the live/work/play model. Seen as a promising redevelopment opportunity for aging commercial centers, Mixed Use areas provide focal points for civic activities and traditional main street retail. These areas are designed as pedestrian-oriented nodes, rather than auto-oriented strip corridors. Development Strategy: In the Urban Redevelopment Area, Mixed Use developments are planned for four of the major intersections. Project areas include the shopping centers and redevelopment projects known as Belmont Hills, Cobb Center, The Crossings at Four Corners, and Jonquil Village. Each Mixed Use center should contain higher density housing supportive of main street style retail. Public/Institutional: Consists of government and civic nodes that provide services to surrounding neighborhoods. These properties often serve as the anchors for Neighborhood Activity Centers. Development Strategy: Public/Institutional areas are compatible with both residential neighborhoods and activity centers. Smaller-scale churches and schools are often located within or adjacent to residential neighborhoods. Intensive public uses, however, should be sited within Community Activity Centers and Mixed Use districts. Industrial Area: Allows for more intensive commercial uses, such as light manufacturing, warehousing, and distribution. Office uses may also be integrated into light industrial areas. These properties diversify the economic base and provide additional employment options. Development Strategy: Clean light industrial uses that are compatible with the residential nature of the city will be encouraged. Buffers and screening between industrial and residential uses may be required as needed, and designated freight routes will be enforced.
FINAL PROPOSED - Urban Redevelopment Plan 10 Corridor Design Districts For every major transportation corridor in Smyrna, including South Cobb Drive, Windy Hill Road, and Atlanta Road, a corridor design district (CDD) has been established. The CDDs are overlay districts which set forth specific design standards for each of Smyrnas five key corridors. The background, boundaries, and development standards for each of these are located in the current zoning ordinance, last amended in 1995. The intent behind the CDD overlay districts, as stated in the ordinance, is: To promote orderly development of urban transportation corridors into mixed, but compatible uses, which implement the urban design concepts of the City of Smyrna Comprehensive Plan; complement the current development of the Central Business District; promote economic development of the City; promote high quality residential neighborhood development; enhance existing neighborhoods; minimize safety hazards to vehicles and pedestrians; and enhance the quality of life for Smyrnas citizens. The design standards in the CDDs help to govern the implementation of improvements within these overlay districts. Any improvements in the Urban Redevelopment Area which coincide with a CDD will be tailored to fit the corresponding standards. Smyrna Town Center Livable Centers Initiative The Urban Redevelopment Area is also consistent with the Smyrna Town Center Livable Centers Initiative (LCI). An initiative of the Atlanta Regional Commission, the LCI program encourages diversity of land uses, access to a range of travel modes, and community involvement in the planning process. After a series of public meetings, Smyrnas LCI study was adopted in 2004, and a five-year update was later passed in 2009. Another update is being considered for 2014. The LCI boundaries overlap the URA between South Cobb Dr and Cobb Pkwy, south of Windy Hill Rd, and north of Spring Rd. The consulting team developed a Concept Plan for identifying the goals and initiatives of the LCI study. The transportation goals focus on encouraging the use of public transit and creating a pedestrian oriented environment. The recommended land uses include mixed use and residential neighborhoods of mixed types and values. The activity centers at Belmont Hills, Four Corners, and Jonquil Village are identified as promising redevelopment opportunities. The implementation plan points out the need to build to proven market strengths. The 2009 update noted that, while financial constraints have slowed both public and private investment, many of the action items from the original LCI had been implemented. The City reiterated its commitment to the plan, which is highly consistent with the objectives set forth in this document. This consistency is important for conveying to potential developers the desired character of redevelopment in the City as a whole.
Land Use Objectives

The City maintains an unofficial map of existing land uses throughout the City. Land uses within the URA were confirmed by staff during the windshield survey. Observed land use
FINAL PROPOSED - Urban Redevelopment Plan 11 categories included the following: Commercial, Industrial, Single-Family Residential, MultiFamily Residential, Public/Institutional, and Vacant Lot. Knowledge of both existing and anticipated land uses will be necessary to inform strategic redevelopment. In the prior section, a list of the applicable character areas was provided. These land uses and the corresponding Future Development Map will serve as the default guide for all redevelopment projects within the URA. Together, these documents represent the Citys best projections of desired redevelopment, though they are not meant to definitively exclude other uses. Other factors can influence specific development opportunities; these include market demand, building life cycles, and site-specific factors such as storm water issues, environmental concerns, and easements. Where unforeseen opportunities arise that challenge predicted uses, the City leadership will exercise its judgment in the context of the Comprehensive Plan and in the best interest of residents present and future.
Improvement Opportunities
For the benefit of residents, future investors, and interested developers, it may be useful to address in greater detail the land use objectives for a few specific target areas within the URA. The most obvious target areas include the URAs major intersections as well as the Windy Hill corridor. These high visibility locations represent unique opportunities for projects that could propel Smyrna into a standout position among municipalities in the northwest corner of metro Atlanta. Some projects in these key target areas are already underway. Others are planned but pending. In the paragraphs that follow, this Plan will highlight some of these improvement opportunities. The City expects these individual projects will serve as catalysts for additional growth throughout the URA. This growth will be measured by monitoring a prioritized list of parcels in need of redevelopment, to be completed by staff in a later phase of this Plans implementation. The Crossings at Four Corners (South Cobb Drive / Concord Road) The Crossings is a redeveloped shopping center located at the northwest corner of the intersection of South Cobb Drive and Concord Road (aka Four Corners). The shopping center is the result of a selective demolition and redevelopment of the dilapidated shopping center which had existed on this site. The grocery store chain Kroger purchased land for a new 93,000 square foot store and celebrated its grand opening in January 2012. Most of the other in-line retail suites are still vacant one year later. Smaller out-buildings with office and retail tenants are planned for the front of the property along South Cobb Drive. The developer anticipates the completed project will reach 230,000 square feet. A rendering of the project is included in Appendix D. The Kroger store was previously located in the Concord Square shopping center at the southeast corner of this intersection. The relocation is a welcome expansion for Kroger, but the resulting 40,000 square feet vacancy added yet another challenge for the area. Fortunately, as of April 2013, a new tenant had signed a lease to fill the anchor suite at Concord Square.
FINAL PROPOSED - Urban Redevelopment Plan 12 Land use objectives. As described above, the land use at the northwest corner of the Four Corners intersection will be retail only. The project represents one quadrant of the mixed use environment envisioned for this key intersection. At the southwest corner is Dickson Square, a small but well-performing and attractive shopping center. A small strip mall on the northeast corner of the intersection received a faade renovation in 2012 but is still struggling to gain tenants. Just north of this is a large shopping center with major tenants including Goodwill and a Food Depot grocery. While mixed use is projected for this area, it is likely to continue to serve effectively for some time as below market commercial space. To make these older commercial areas attractive for reinvestment and redevelopment, new sources of demand need to be established. By integrating new residential units, working with developers, and implementing initiatives such as this Urban Redevelopment Plan, the City hopes to attract quality growth in this part of the City. South Cobb Festival (South Cobb Drive / Windy Hill Road) At the intersection of South Cobb Drive and Windy Hill, another aging shopping center and key redevelopment opportunity exists. The South Cobb Festival shopping center is located in the southwest corner, and its large asphalt parking lot is in need of an update. A Smyrna retailer is more than tripling its square footage by relocating to the largest building on the site, but an empty lot and 12,000 square foot redevelopment opportunity await a willing tenant. Immediately west of the shopping center is a 48-acre tract of land which was formerly the site of a deteriorating apartment complex. The City acquired this property in 2011 and razed the site for the purpose of reselling it to a developer who will change the use of the property. The property serves as a gateway to Smyrna, and the City expects to attract a use that will raise nearby property values and spur additional investment. Land use objectives. The Future Development Map shows mixed use redevelopment for each of the intersections corners. The apartment complex was projected to remain Urban Residential, but the Citys acquisition and demolition of the complex gives it greater control over the future use of the property. Because parcels larger than 20 acres are rare both in Smyrna and in this part of Cobb County, the City prefers to have a large employer located here. Other ideas for the site include a new elementary school, hospital, data center, or light industrial use compatible with the surrounding land uses. Cobb Center (South Cobb Drive / Pat Mell Road) The mixed use environment at South Cobb Plaza is projected to extend north along South Cobb Drive to the edge of Smyrna City limits. South Cobb Drives intersection with Pat Mell Road marks the northernmost portion of Smyrna and the northern boundary of the URA as well. In the southwest corner of this intersection is yet another shopping center past its prime. Cobb Center currently houses a fourteen-year-old Publix grocery and recently added Imagine International Academy, a charter school. Both are well-performing businesses, but the shopping center also has three vacant buildings awaiting reuse or redevelopment. A vacant automotive business and deteriorating restaurant are directly across on South Cobb. A fairly new Rite Aid occupies the
FINAL PROPOSED - Urban Redevelopment Plan 13 southeast corner of the intersection. On the unincorporated corners north of Pat Mell are an older strip shopping center and a few small commercial structures. Land use objectives. Private developers have approached the City with a number of different proposals for Cobb Center. One popular suggestion has been to make it an entertainment district, featuring attractions such as a new movie gallery, big box arcade, or indoor aquatic facility. Other conversations have focused on the sites potential for a public or institutional use. At this time, however, no developer has put together a financially feasible plan, and for now the vacant structures remain. Belmont Hills (Windy Hill Road / Atlanta Road) Another key intersection in the Urban Redevelopment Area is Windy Hill Road and Atlanta Road. When the Belmont Plaza shopping center was built in the southwest corner of this intersection in the 1950s, it was a destination retail location that sparked additional development in south Cobb County. By the early 1990s, however, the aging shopping center had fallen into disrepair. In 2009, owner and developer Halpern Enterprises demolished the obsolete shopping center with plans to redevelop it into a 48 acre mixed use project. A rendering of the site plan is included in Appendix E. According to the citys Future Development map, the land use at the northwest corner of the intersection is projected to be a Community Activity Center. The current uses an automotive repair center, two restaurants, and a liquor store already reflect that projection. At the northeast corner is a church with future land use projected to be Medium Density Residential. The fourth corner is mostly unincorporated, though another church on this corner represents an annexation opportunity for the City. Land use objectives. Assisted by $23,692,500 in tax allocation financing, Halpern Enterprises is planning to build Urban Residential homes with additional units available for office and commercial uses. The first piece of the redevelopment will be a new elementary school, opening fall 2013. A multi-family development of 274 luxury apartments is scheduled to be constructed in 2013. Construction of the other mid-rise components will commence when economic and market conditions warrant. Upon completion, Belmont Hills is designed to be a $250 million project with 128,000 square feet of commercial space, senior housing, condominiums, and feesimple residential. The developer and the City agree that class-A residential development will be a critical piece in attracting top-tier employment opportunities and retail establishments to the community. Two new interior roads will be constructed as a component of the Belmont Hills redevelopment. One road will run north-south, from Windy Hill Road to Fleming Street. The second road will run east-west, connecting Ward Street to Atlanta Road; this project is nearing completion as of early 2013. The roads will be necessary due to the higher density and increased traffic volume resulting from the Belmont Hills improvements. Construction of the east-west road with two lanes and a landscaped median is projected to cost $2,137,000.00. It will be funded by a 1% county-wide sales tax known as the 2011 SPLOST (special purpose local option sales tax).
FINAL PROPOSED - Urban Redevelopment Plan 14 Windy Hill Corridor Windy Hill Road itself is scheduled for a capacity expansion in the next 10-15 years. Cobb County is currently in the first phase of a multi-phase transportation improvement that will link West Cobb to Interstate 75. The Countys portion of the road, known informally as the WindyMac Connector, opened August 2011. Funded solely by Cobb Countys 2005 SPLOST, the project added an immediate 10% increase in traffic volume passing through Smyrna. The 2.1 mile roadway stretches from Macland Road in West Cobb to the existing intersection of Windy Hill Road and Austell Road just west of Smyrna. The redevelopment of Smyrnas portion of Windy Hill Road between South Cobb Drive and Atlanta Road is considered Phase II of the Countys project. A total of $2,000,000.00 will be appropriated from the 2011 SPLOST to fund engineering and right of way acquisitions for this project. The design and construction of the improved road will impact the character of redeveloped properties along both sides of the road. A rendering of the Windy Hill boulevard concept is included in Appendix F. Land use objectives. The Windy Hill corridor constitutes a significant portion of the Urban Redevelopment Area, and as such, receives an extended discussion here regarding projected land uses. Many of the existing structures are single-family homes which have been converted to commercial office space. Other structures are similarly free-standing, low-density buildings. Still others are aging, low-rent apartment complexes. In the next twenty years, the City expects to be looking for higher-intensity development along this key Smyrna corridor. Corridor design. In regards to future land use, the most critical, and as yet unresolved, piece of the Windy Hill puzzle is the design of the improved road. The proposal currently being considered is a 4-lane boulevard concept with 2 local access lanes. The nature of the improvement will define the compatible uses for the adjacent properties. In one scenario, parcels might be assembled to create an office park or all-in-one health care complex. In an alternate scenario, high density structures with zero front setbacks and wide sidewalks might abut oneway local access roads. The pace of redevelopment along this road will also be determined by the intensity and duration of the road construction. Between the major intersections. At Windy Hills major intersections with South Cobb Drive and Atlanta Road, the Future Development Map shows Mixed Use redevelopments. The Windy Hill corridor will gain momentum with the Belmont Hills redevelopment. However, more amenities are needed to encourage redevelopment along the western portions of the corridor. In discussions with various developers, the primary redevelopment opportunities between the major intersections are neighborhood-serving retail and office space, complemented by residential. The most successful commercial developments will be neighborhood-oriented. This will especially be the case if the Windy Hill Road capacity expansion results in a 4-lane limited access thoroughfare with 2 local access lanes. These uses are consistent with the Future Development Maps projection for Neighborhood Activity Centers in this area. Aging apartment complexes. The Future Development Map calls for Urban Residential to be located at the existing multi-family locations. Redevelopment of aging apartments will be an
FINAL PROPOSED - Urban Redevelopment Plan 15 important factor in the overall success of the corridor. This area needs to have more mixedincome housing in order to attract more retail and commercial development. Most developers have expressed that Smyrna has strong residential fundamentals in the long-term, in both singlefamily and multi-family housing development. But currently, aging multi-family dominates the housing available in the area. In 2011, there were seven older apartment complexes along this corridor, totaling more than 1,300 units (approximately 17% of all apartments in the City). These numbers are down to 520 units (7% of total) as a result of the Citys acquisition and demolition of two complexes. The average age of the five remaining complexes is 43 years. Though some are in better condition than others, all are experiencing difficult and expensive maintenance issues as a result of their age. In addition, these complexes do not have the amenities that are attractive to tenants today, lowering the lease rates that can be charged. Owners have not been willing to invest large amounts of money in projects where the return on investment is negative. This has resulted in the properties being less and less attractive to tenants over time. When apartment complexes reach the end of their useful lives, they will ideally be torn down and rebuilt to modern standards or redeveloped into other uses. Since some properties may be better utilized for redevelopments other than multi-family, project proposals should allow for mixed use redevelopment of the existing apartments and nearby shopping centers. Prices for underlying assets, however, are often cost-prohibitive to redeveloping apartments into other uses. Therefore, the City may consider incentives for encouraging redevelopment of older complexes. Five Points at Roswell Street Five Points at Roswell Street is the intersection of three neighborhood collector streets in Wards 2 and 3 Roswell Street, Hawthorne Avenue, and Mathews Street. A special education school is located at the northwest corner of the intersection. The east side of the intersection is being redeveloped into a small strip shopping center. Adjacent to this parcel is a storage facility. A six building industrial center is located in the southeast corner of the intersection. A 44,000 SF business center with office and flex space is located in the southwest corner. In addition to the new strip shopping center, there are a few other likely candidates for redevelopment at this key intersection. An aging strip shopping center is located in the northeast corner. Just north of the shopping center is Megans Pointe Apartments, a 52 unit complex built in 1966. At the southeast corner of the intersection is a 23,000 SF flex building built in 1987. A car wash sits on the west side of the intersection. Land use objectives. The Future Development Map proposes a Neighborhood Activity Center land use for all parcels immediately adjacent to the intersection. Most current uses are consistent with the future land use, although the apartment complex is one notable exception. The less intensive commercial zoning designation places a priority on neighborhood-oriented retail and pedestrian-friendly infrastructure. The new shopping center on the east side of the intersection is partially complete as of summer 2012. The owner of Cayce Foods grocery leveraged his savings to build a new 9,000 square foot
FINAL PROPOSED - Urban Redevelopment Plan 16 building and relocate his business here from a smaller store across the street. Phase II of the project will be an additional 6,000 square feet of retail space that will help bring new life to this aging commercial area. Jonquil Village The property at the northwest corner of Spring Road and Atlanta Road is known as Jonquil Village. The stalled, mixed use redevelopment project has been sitting empty since 2008 as credit markets tightened and economic conditions worsened. The primary owner is now looking to sell the 12 acre property, although multiple parcels and tax liens present some challenges to the process. The property is currently under contract with a closing anticipated by the end of 2013. Land use objectives. When the original plans were approved for this redevelopment project, proposed uses included multi-family housing, office and retail spaces, and a grocery store anchor. At this time, the high costs associated with underground parking now appear to make the high-density, mixed-use ideal unlikely. This property is a key gateway to the downtown Smyrna area, and a residential or retail development here would provide an economic boost to the intersection itself and the nearby Market Village as well. Spring Road at Jonquil Drive One half mile east of Jonquil Village is another intersection with redevelopment potential. This intersection is anchored by a building in the southeast corner which houses two well-performing businesses: a coffee store and an auto repair shop. The southwest corner has a small, seasonallyoccupied building on it. The northeast corner has two vacant buildings on it, but the owners intent is to demolish the dilapidated structures and redevelop the 1.5 acres. At the northwest intersection is a package store with vacant restaurant space attached to it. A dilapidated car wash is here as well. Land use objectives. The north side of this intersection is the key redevelopment opportunity. The Future Development Map projects this area to be a Community Activity Center. The existing package store and the office use being marketed by the owner of the 1.5 acres are consistent with this character area. The restaurant space is also an appropriate use, although past occupants have struggled with low visibility and limited parking. A significant redevelopment may be required for a restaurant concept to become successful at this location. Tax Allocation District The Georgia Redevelopment Powers Law, enacted in 1985, gave local governments heightened powers to facilitate the redevelopment of blighted or substandard areas. One resulting and highly useful tool allows local governments to issue tax allocation bonds to fund infrastructure and other redevelopment costs within a designated district. The designation of a Tax Allocation District (TAD) means public dollars can be used to finance a portion of the redevelopment costs. Traditionally, TADs have been used only when redevelopment would not have otherwise occurred. For a specified period of time, the designation freezes the annual tax revenue that the
FINAL PROPOSED - Urban Redevelopment Plan 17 various taxing authorities receive from the affected properties. As the property is redeveloped and assessed values begin to rise, the incremental increases in property tax revenues are used to pay debt service on the tax allocation bond. Smyrnas first experience with mixed use redevelopment resulted in the successful creation of its downtown district. Following that project, the City began looking to expand the mixed use concept along Atlanta Road, a major north-south corridor that runs parallel to South Cobb Drive and Cobb Parkway. To spur redevelopment in this area, City officials approved the creation of a 140-acre TAD with broad public support. A portion of the Urban Redevelopment Area, including the Belmont Hills and Jonquil Village projects, is included within the TAD. This financing mechanism is expected to play a key role in the redevelopment of the Windy Hill and Atlanta Road intersection. While the presence of the TAD has generated interest from area developers, the economic downturn has to this point delayed proposed projects. Multi-use Trail Extensions Extra wide 10-foot paved sidewalks are designed for use by both pedestrians and cyclists. These multi-use trails give residents an alternative transportation mode to amenities offered at Mixed Use developments and Community Activity Centers. Integrating such paths into new development continues to be a priority for the Community Development Department. The citys Bicycle and Pedestrian Trails Map, as included in the Comprehensive Plan, depicts existing, programmed, and proposed trails through Smyrna. The Concord Road trail extension, funded by the 2005 SPLOST, stretches from Hurt Road to South Cobb Drive. With the installation of this multi-use trail segment, there is now an uninterrupted path between South Cobb Drive and the Silver Comet Trail. Completed in August of 2010, the extension will provide improved access to the redeveloped Crossings at Four Corners shopping center. The Concord Road trail is programmed to continue east, connecting South Cobb Drive to Atlanta Road and eventually linking up with the Kennesaw Mountain to Chattahoochee River Trail just east of Smyrna City limits. The additional connectivity will enhance the vitality of the South Cobb Drive corridor and improve pedestrian traffic along Concord/Spring Road. The first section of the Atlanta Road Trail started at the intersection with Windy Hill Road and continued north up to the City of Marietta. The rest of this multi-use trail, from Windy Hill Road down to the southern city limits at Ridge Road, was completed by 2013. The connectivity will enhance pedestrian and cyclist access to the future redevelopments at Belmont Hills and Jonquil Village. Other Public Infrastructure to be Provided Project-specific incentives. On an individual project basis, the City will consider offering incentives related to site preparation and/or infrastructure through the existing economic incentives program. Any such terms would be stated in an agreement with a private developer
FINAL PROPOSED - Urban Redevelopment Plan 18 for the purpose of facilitating development or redevelopment. The City could provide any number of streetscape improvements, for example: refurbished streets and sidewalks, bicycle lanes and multi-use trails, traffic calming devices, decorative street lights, street trees, benches, trash receptacles, signage, or landscaped buffers. The public investment would reduce the cost to the developer and ensure that desired amenities are provided. Ward Street improvements. Ward Street will see some improvements as a result of $1,500,000 from the 2011 SPLOST. The City is planning to modify Ward Street from a four lane road to a two lane road with a landscaped median. Various SPLOST projects. The 2011 SPLOST will fund various other city-wide improvements, including intersection improvements, congestion relief projects, multi-use paths and sidewalks, resurfacing, pavement markings, and curbs and guttering for storm water management.
Parcels to be Acquired
Future parcel acquisition deemed necessary to implement this Plan will be conducted by the Smyrna Downtown Development Authority in accordance with the policies outlined in the Urban Redevelopment Act and any other applicable state and federal regulations. At this time, parcels north of Windy Hill Road and parcels with aging garden apartments are of key interest to City leadership. In the event of parcel acquisition, any existing structures would be demolished or rehabilitated for redevelopment purposes. Parcels North of Windy Hill Road As noted earlier, Windy Hill Road will be undergoing a significant reconstruction. This road represents the Citys portion of a major east-west arterial corridor that is being constructed in partnership with Cobb County. While the exact design of the improved road is still being finalized, it will likely require an expansion of the roads current width. The City will need to acquire numerous parcels on the north side of Windy Hill Road. These may be assembled to provide interested developers access to larger parcels. The 2011 SPLOST will provide funding for right of way acquisition. Acquisition of Aging Garden Apartments One key question driving Smyrnas strategic planning process is: What housing types and amenities will future generations require? Baby Boomers are looking to age in place, and younger families seem to prefer convenient access to amenities. Therefore, a mix of housing types will be necessary, though both age groups are emphasizing the need for walkable and wellconnected neighborhoods. Because deteriorating garden apartments are located on large lots, these offer developers some of the easiest routes to redevelopment. The City has an interest in seeing its aging stock of garden apartments redeveloped into modern residential or mixed use developments designed to meet the needs of future residents. To this end, the City will consider the creation of an apartment redevelopment district and the purchase of apartment complexes when the private sector fails to achieve the Citys redevelopment goals. Such acquisition allows local government leaders to exert greater influence on a purchased
FINAL PROPOSED - Urban Redevelopment Plan 19 propertys future use. The Citys Comprehensive Plan affirms the use of parcel acquisition and assemblage as effective and appropriate economic development tools. The City has, in fact, already exercised this economic development strategy twice in recent history. In 2008, the Smyrna Housing Authority bought the former Ward Street Apartments. The 7.5-acre complex is adjacent to Belmont Hills, a future mixed use development at the corner of Windy Hill Road and Atlanta Road. The strategic purchase secured right-of-way for a future access road into the proposed redevelopment. After renovating and re-branding the complex as Smyrna Commons, the City hired a management company to handle its day-to-day operations. The intent was for leased units to pay off the bonds used to purchase the property. In February 2011, the Cobb County School District approved the purchase of Smyrna Commons along with 9 acres from the adjacent Belmont Hills redevelopment. The combined land will be used for a new elementary school and park/field space. A map of this future redevelopment is included in Appendix E. In December 2010, the City closed on its purchase of Hickory Lake Apartments near the southwest corner of South Cobb Drive and Windy Hill Road. Unlike its approach with Smyrna Commons, the City did not continue to keep this complex operational. The residents were successfully relocated, and the aging units have been cleared to facilitate new development. While the specific end use for this property has not yet been determined, the City is determined to find an appropriate and economically sound project. Although similar acquisition opportunities exist along the Windy Hill and South Cobb corridors, the City recognizes that its capacity to finance these large acquisitions is limited. Redevelopment incentives for private investors will be considered. Strategy for Relocating Displaced Residents Smyrnas URP focuses primarily on commercial properties, so occasions for relocating displaced residents should be few. Since the acquisition and demolition of a deteriorating apartment complex is currently underway, however, a relocation strategy is appropriate. Components of the strategy include: providing tenants ample notice, transferring leases and deposits to other comparable apartments, and facilitating access to relocation resources such as moving services, realtors, and lenders. During the Hickory Lake resident relocation process, inspectors from the Smyrna Fire Department were consulted for referrals to other well-managed properties. City staff members attempted to minimize disruptions for school-age children by recommending residential units within the same school district.
New Covenants and Restrictions

An Urban Redevelopment Plan allows a municipality to adopt a special set of covenants and restrictions to help implement the Plan in the defined Urban Redevelopment Area. At this time, however, the City considers its Comprehensive Plan, Future Development Map, and current zoning regulations to be sufficient for guiding the desired redevelopment. Consequently, the City will place no additional covenants or restrictions on the properties in the Urban Redevelopment Area. Should they become necessary or desirable in the future, these covenants and restrictions may be added to this Plan by amendment.
Financial Strategy for Implementing the Plan

As funds allow, the DDA will work with City departments to encourage the inclusion of URA infrastructure improvements into capital projects budgeting within the annual budget process. Special Purpose Local Option Sales Tax In 2005, Cobb County residents approved a referendum to enact a 1% special purpose local option sales tax (SPLOST) for funding public infrastructure improvements throughout the County. By the time that SPLOST expired in December 2011, Smyrna had received close to $43 million. Since 2005, the City has applied these funds toward numerous improvements to roads, medians, trails, bridges, and more. To extend the life of this important revenue source, Cobb County officials sought voters approval for a 2011 SPLOST that would activate upon the expiration of the 2005 tax. The County hosted a series of public meetings and identified a project list of essential needs. On March 15, 2011, Cobb County voters approved the SPLOST extension for four more years, with funds from this source to be used for transportation improvements throughout Cobb County, including Smyrna and the Urban Redevelopment Area. Development Fees and User Charges The City collects revenue from a number of development-related sources, including impact fees, plan review fees, water/sewer hookup fees, occupational tax certificates, sign permits, and building permit fees. Other revenues come from a water/sewer fund which is supported by user charges. Together, these revenues help the City to provide essential services and make basic infrastructure improvements. Community Development Block Grant Funds The U.S. Department of Housing and Urban Development (HUD) administers CDBG funds to local counties and municipalities for the improvement of low- to moderate-income areas. CDBG funds can be used for affordable housing, public facilities, and other resources designed to raise the standard of living. This Urban Redevelopment Plan can be used as a first step toward a Revitalization Area designation, which could make Smyrnas CDBG applications more competitive. GDOT Transportation Enhancement Program Transportation Enhancement (TE) projects are federally subsidized, community-based projects that expand travel choices and enhance the cultural, historic, aesthetic and environmental aspects of our transportation infrastructure. TE funds can be used to provide safe bicycle and pedestrian facilities, scenic routes, beautification, and other investments that increase recreation opportunity and access. In the state of Georgia, the local match is typically 20% of project costs. URA projects such as the Windy Hill Road improvement could benefit from this program, pending a successful application to the state program office. Public Sector Limitations While the City recognizes that its financial ability to demolish aging structures and replace them with new and profitable ones is limited, local government can acquire and assemble properties, attach restrictions to deeds, install public infrastructure, provide incentives, and guide the overall character of redevelopment. The public sector can facilitate change, but the private sector must
FINAL PROPOSED - Urban Redevelopment Plan 21 bring it to fruition. The next section outlines Smyrnas strategies for leveraging private resources.
Leveraging Private Resources for Redevelopment

The development incentives employed by Smyrna to attract new construction projects will change as new tactics and opportunities are discovered. The City is already using some initiatives. Others will become available to the City upon the Councils designation of an Urban Redevelopment Area. In each of these possible approaches, the City will balance its probusiness stance with its responsible stewardship of taxpayer dollars. Fee Waivers for Eligible Businesses By existing City ordinance, eligible businesses may apply to have various fees, charges, and occupational taxes waived or deferred. The goals of the incentives ordinance are to attract new businesses to Smyrna and help retain existing and expanding businesses. A committee of local business representatives has been appointed by the Smyrna City Council and charged with advising the City on its incentives policy. Any amendments to the policy will be made by the Council with the input of this committee. Public/Private Partnerships A popular view of 21st century economic development holds that public and private sectors can often accomplish in partnership what they are unable to do separately. The integration of private investment and public resources makes sense especially for mixed use developments incorporating commercial, residential, and civic uses. In a sale/leaseback agreement, for example, a private developer might construct a new civic building as part of a larger redevelopment. A municipality, having saved the cost of financing the new structure, would agree to execute a long-term lease on the facility. Another example of a mutually beneficial public/private partnership is a tax allocation district. To facilitate redevelopment, a municipality will commit public funds to help cover a developers costs associated with infrastructure improvements. In Smyrna, public/private partnerships are more than empty rhetoric. The practical live-work units of the Market Village and the combination of civic buildings and traditional style housing on the Village Green are products of Smyrnas successful collaboration with private investors. This development gave Smyrna more than just a true town center; it gave the City a new image and a promising future. From Smyrnas own experience, it is clear that public/private partnerships can effectively serve taxpayers by facilitating new growth opportunities and enhancing a communitys collective quality of life. Land Assembly and Build to Suit RFPs The City recognizes that in some cases, for private developers to achieve a profitable project scale, they may require a larger parcel than is currently available. Since parcel assembly can be a substantial and expensive barrier to redevelopment, the City will consider acquiring and assembling land for the purpose of reselling a larger parcel to a developer. In a build to suit RFP, the City would solicit competitive proposals from interested developers for a pre-
FINAL PROPOSED - Urban Redevelopment Plan 22 assembled property. In this case, the goal would not necessarily be to find the highest bidder, but to secure a developer who is willing to develop the property in the manner proposed by the City. Such a strategy can be useful for restricting uses and incorporating site amenities such as public greenspace or civic buildings. Low-interest Loans through Tax-exempt Revenue Bonds As a constitutionally-established development authority, the Smyrna DDA has the ability to issue tax-exempt bonds for development and redevelopment purposes throughout the City. Most bonds issued by the DDA will be revenue bonds. Unlike general obligation bonds, revenue bonds are not secured by the full faith and credit (taxing power) of the local government. Nor can they be supported by the Citys general fund. Instead, they are typically retired by revenues of the project(s) they are issued to finance, or by the funds collected from a specially designated tax or taxing district. The Urban Redevelopment Act adds that revenue bonds may be further secured by a pledge of any loan, grant, or contribution from the federal government or other source. There is no limitation on the amount of revenue bonds, notes, or other obligations that the DDA may issue. The power to sell tax-exempt revenue bonds is a powerful tool which allows communities to complete projects quickly and pay for them from long term revenue streams generated as economic conditions in the target area improve. The DDA can leverage private resources by issuing such bonds and offering low-interest loans to developers interested in the target properties. The taxing authority of the DDA provides an extra layer of security to a bondholder. If a developer defaults on its bond payments, the DDA could theoretically levy a tax of up to 5 mills on commercial properties City-wide to support the payments. A lesser risk to the bondholder means the DDA can get a lower interest rate on the bonds it sells. Tax Credits Businesses within the URA will be encouraged to take advantage of any and all applicable state and federal tax credits. In Georgia, tax credits may be available for new job creation, lowincome housing, renewable energy, conservation easements, and other business-related initiatives. Regional demographics as determined by the U.S. Census Bureau will determine in part what tax credits may be offered in certain areas. Some tax credits may be stacked for greater returns. Upon the adoption of the Urban Redevelopment Plan, the City will seek an Opportunity Zone designation within the URA. If approved, all business owners within this designated area will become eligible for an additional incentive, namely a job tax credit in the amount of $3,500.00 per new job created (minimum two new jobs). The Opportunity Zone application will be prepared and promptly submitted to the Georgia Department of Community Affairs for approval. Density Increase The City recently created an RM-15 Redevelopment District to incentivize redevelopment of aging apartment complexes. The district permits developers to increase the maximum allowable development on multi-family residential properties in exchange for helping the community achieve its land use goals. The higher revenues from increased density can offset the typically high acquisition cost of an existing apartment complex. Another reason to offer a density
FINAL PROPOSED - Urban Redevelopment Plan 23 increase is to concentrate redevelopment in one portion of a parcel, preserving the remainder as open greenspace. A density incentive will normally increase the number of units by permitting taller building heights. This is one approach the City could consider.
Implementation Strategy
This Urban Redevelopment Plan will be implemented over a series of three phases, as detailed below. Phase I The proposed Urban Redevelopment Plan will be discussed with Smyrna residents and business owners at a single public hearing. Citizen questions and concerns will be addressed and the draft modified as necessary. At a regular Smyrna City Council meeting, the Citys governing body will formally adopt this Urban Redevelopment Plan by resolution. Such resolution will: 1) find that redevelopment of the targeted area is needed, 2) adopt the final draft of this Urban Redevelopment Plan, 3) and authorize the Smyrna Downtown Development Authority (DDA) to serve as the implementation entity for the URP. Phase II The City of Smyrna will then apply for an Opportunity Zone designation through the Georgia Department of Community Affairs. The review process is expected to take between 30-90 days. Upon receiving this designation, the City will be able to offer qualifying businesses the maximum job tax credit with the minimum eligibility requirement as prescribed by Georgia law. To promote this new economic incentive, the City will develop an informational package to be distributed to existing and prospective businesses. The message will be further reinforced via the Citys official website and various social media outlets. The DDA will partner with the Community Development Department and Community Relations Department to implement these marketing initiatives. Phase III The City currently maintains a database of available retail, office, and industrial space throughout Smyrna. As a product of this URP, the City will also prepare a detailed and prioritized list of properties to be redeveloped. Such properties may include empty or vacant lots, as well as deteriorating and dilapidated structures. Redevelopment does not always follow a pre-defined path. When the Citys elected leadership has an opportunity to select among multiple redevelopment opportunities, however, such a list can inform and guide their decisions. Amendments to this URP may become necessary over time. Updates to other key planning documents such as the Comprehensive Plan or zoning ordinance may trigger the need for an update to the URP. Any substantial change to this Plan will require an additional public hearing and resolution by the Smyrna City Council. An amendment worksheet is provided in Appendix I.
Appendix A
These two maps depict parcels included in the North Smyrna Urban Redevelopment Area.
Appendix B
The photographs included here are representative of the blighted conditions commonly found throughout the Urban Redevelopment Area.
Appendix C
Future Development Map from the Comprehensive Plan
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Sp ri ng Rd SE
l vd dB
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n d Rd SE
Br o o
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Mar cia D r SE
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Alp in e D r SE
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ll P on
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Wil lo wb r oo k Dr SE
es
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Lak e Ct SESt y i r le Sh
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len
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Gann Rd SE
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Co
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Pin ehu r st D r SE
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Col li er Dr SE
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M ar t in
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Wil so n Way SE
Cro we Dr SE
DU
N Ch u r ch Ln SE
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Future Developm ent
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SE
BU CK Gl an d or Dr SE N
ER
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Kit ch en s Rd SW
Allen Rd
Rd
SE
Garn er Rd SW
ale
Oa
kd
Dod g en Rd SW
Tu r n er Rd SE
Rd
kn
Hi g hvi ew Dr SE
Bu c
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Rd
SE
Rd NW
SE
Al
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on
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Peb b l eb r oo k Cir SE
Rd
SE
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A N IA SYLV r Rd
bb Co n lto u F
N Al len Rd
mm Co D R SE
Ri d g e
Clu b Rd SW
Lak esh or e Dr SE
un
it y
D r SE
Dr
SE
NW am es Jack so n Pk wy J
Ali ce Ln
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Ni cho ls Dr NW
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NW Ho ll ywo od Rd
Rd
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0
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on
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Smyrna Comprehensive Plan 2005-2030

Adopted August 20, 2007
Robert and Company

Engineers, Architect s, Planners
htt p:/ / www.robertandcom pany.com
Appendix D
Rendering of The Crossings at Four Corners
At 96,000 square feet, the new Kroger grocery store is one of the largest in metro Atlanta. Amenities at the new store include a fuel station, bakery and deli products, floral department, wine shop, and drive-thru pharmacy. The design of the out-buildings along South Cobb Drive will be four-sided architecture, with customer entrances facing the parking lot. The developers demolished portions of the existing structure and rehabilitated another 60,000 square feet of retail space.
Appendix E
Rendering of the approved Belmont Hills redevelopment
FINAL PROPOSED - Urban Redevelopment Plan 33 The approved site plan for the Belmont Hills redevelopment consists of six pods. Pod A at the corner of Atlanta Road and Windy Hill Road (pictured at left) is designed to be a mixture of office and retail space. Pod B on Atlanta Road is planned for multi-family residential. The zoning plan depicts a parking deck, although this design is subject to change. While Pods C and D currently have no specific plans in place, the City placed certain use restrictions on them when the site plan was approved. In February of 2011, the Cobb County School District purchased 18 acres on the southwest corner of the Belmont Hills property for the construction of a new elementary school. This purchase included a 7.45 acre city-owned apartment complex, which was demolished and will be redeveloped as park space. Smyrna Elementary School will open on Pod E in fall 2013. The developer plans to begin construction of 274 luxury multi-family units on Pod F in 2013.
Appendix F
Rendering of the Windy Hill boulevard concept
Appendix G
Appendix H
As required by state statute, a public hearing was held July 18, 2011, to introduce the proposed Urban Redevelopment Plan and receive public comment. In addition to the legal notice, property owners and business owners within the proposed Urban Redevelopment Area received mailed notification of the hearing. Recorded in this section are the minutes from the public hearing and the minutes from the meeting to adopt the URP.
Mayor and Council Meeting

July 18, 2011 6. FORMAL BUSINESS: (A) Public Hearing - 2011 North Smyrna Urban Redevelopment Plan with intent to secure an Opportunity Zone designation (RN) Mayor Bacon recognized Mr. Taylor, who stated this was a public hearing for the purposes of developing a redevelopment plan with the intent to secure an Opportunity Zone designation. He explained that an Urban Redevelopment Plan was a planning document that gave local government broad powers to revitalize or redevelop distressed properties. He elaborated that an Opportunity Zone is an incentive offered by the State of Georgia, administered by the Department of Community Affairs and provides business owners inside the designated area with the States maximum Job Tax Credit ($3,500.00 per job for 5 years) at its lowest job creation threshold (2 new jobs). An Opportunity Zone must be located in either an Urban Redevelopment Area or an Enterprise Zone. Mr. Taylor recognized Andrea Hall of Community Development and Mayor Bacon explained that he would open the floor to public comments following Ms. Halls presentation. Ms. Hall delivered a presentation with the details of the North Smyrna Urban Redevelopment and shared with all present that the draft document was available online on the Citys website. She reviewed the areas to be included in the proposed Opportunity Zone and the criteria considered. She discussed the Citys existing projects and key target areas including the four corners areas, South Cobb Plaza/Hickory Lakes area, Cobb Center, Belmont Hills, Ward St. connector and Windy Hill connector. She mentioned the Citys past purchases of property, stating that the capacity of the City to do that is limited and that private development is encouraged. She made know that, if approved, staff could proceed with the application process that would take approximately 60-90 days and provided the website address where the plan was publicly available. Councilman Lnenicka asked Ms. Hall how long staff had been working on the Opportunity Zone plan and she responded that it had been nearly a year. The Councilman expressed his concern that some might have the impression that this action was in response to the Spring Rd. item just discussed. He noted that this plan had been under consideration and development for a long time
FINAL PROPOSED - Urban Redevelopment Plan 37 and Ms. Hall clarified that Spring Rd. was not in the proposed plan because it did not fit the States criteria. Mayor Bacon recognized Councilman McNabb, who wanted to address potential citizen concerns. He inquired if the City would be able to force a business to convert or move if they were located in a structure originally built as a residence. Ms. Hall responded that the program was simply an opportunity for businesses wishing to take advantage of a state tax credit for job creation. Councilman McNabb clarified it was an opt-in program and it was made known that the only role of the City would be to certify that a business was located within the zone. Councilman McNabb referred to earlier citizen comments about bad zoning and asked if the Council could collectively vote to rezone a business out of existence. Ms. Hall responded in the negative. She explained that the proposed plan dealt only with existing plans, zoning and approved future land use plans. The Councilman referred to an earlier discussion about property adjacent to distressed structures and asked if a closure could be enacted due to an owners lack of re-investment and improvements. Ms. Hall stated that the City could not take action not provided for in the ordinances unless the Fire Department declared there were health or safety issues. Councilwoman Anulewicz asked where, on the website, the draft plan was available and Ms. Hall replied that a direct link would be available on the homepage. Councilman Newcomb stated that it was a public hearing and encouraged interested parties to utilize the resources at the City to answer their questions regarding this plan. He commented that the state designation would provide a valuable opportunity for those in the zone, elaborating that there was no secret clause or hidden agenda. He assured all present that it was not a rezoning, didnt set up a rezoning or allow the government the ability to take action greater than that it could currently exercise. He made clear that it didnt change future land use plans and provided an incentive to create jobs, receive a tax credit and possibly be a positive feature for those interested in selling their properties. Ms. Hall also stated that there were no hidden agendas and that, if approved by the State, the zone would be in place for ten years. Mayor Bacon stated that this was a public hearing and that all those wishing to be heard approach and be sworn in. The owner of 865 Cherokee Trail expressed concern that the proposed map appeared to include the adjacent property and perhaps a portion of his and inquired if the creation of an opportunity zone could take the neighboring property and what that would mean for him. Ms. Hall responded that the opportunity zone would not affect what could be done with his property and they agreed to discuss further after the meeting. Michael Farkas, of Carrolton, and owner of three commercial properties on Windy Hill inquired about the proposed expansion of Windy Hill Rd., how it would affect his road frontage and access. Mayor Bacon noted that several public hearings had already taken place regarding the Windy Hill Rd. improvement and touched on the scope of that project. Councilman Newcomb clarified that the letter sent out by the City identified designated zones of properties eligible to qualify for the tax incentive program and was independent of the Windy Hill Rd expansion project. He went on to explain that there was a reference to the Windy Hill
FINAL PROPOSED - Urban Redevelopment Plan 38 project in the letter because the City had to outline its plan for the redevelopment of Smyrna. However, support and enactment of an opportunity zone in no way obligated the City to pursue the Windy Hill project. Mayor Bacon introduced a representative of Croy engineering, which had been instrumental in preparing the Windy Hill conceptual design, extending an offer for that the representative to meet and answer questions after adjournment. He also encouraged all present to contact either himself, Andrea Hall at Community Development or the City Administrator with questions or concerns. Councilman Newcomb shared that this topic would be on the August 1, 2011 agenda as well.
Mayor and Council Meeting

August 1 2011 6. FORMAL BUSINESS: (B) Adoption of the 2011 North Smyrna Urban Redevelopment Plan (URP) with intent to secure an Opportunity Zone designation (RN) Mayor Bacon acknowledged Mr. Taylor, who provided the background and explained the opportunity zone designation. Mr. Taylor stated that a public hearing was conducted on July 18 th to discuss this issue and to receive public comment. He shared with all present that the majority of the input related to clarification of the process and the anticipated impact. He remarked that no substantial changes had been made to the draft document and that staff recommended adoption of the URP. Mayor Bacon called upon Ms. Andrea Hall, who delivered a presentation on the URP. She explained that it allowed business owners in the zone to be able to take the maximum tax credit available for creating new jobs and the applicable conditions. Ms. Hall displayed a map of the proposed area and spoke about the proposed plan. She addressed citizen concerns that this plan was a pre-requisite for the City being able to redevelop their property and she gave assurances it was not. She elaborated that residential property included in the zone was due to proximity to a corridor and did not change the zoning classification to commercial. Ms. Pritchett commented on the Spring Rd. corridor not being included in this plan and asked for Ms. Hall to discuss. Ms. Hall stated that Spring Rd. was not a qualifying tract. Councilman McNabb asked, if approved by the state, when the tax eligibility would begin and Ms. Hall replied that it would be applicable to 2011 taxes and retroactive to include the whole year. The Councilman asked if a business opened or relocated to the zone how employees would be counted and Ms. Hall provided details. There was discussion about incentives for commercial property owners that lease out their parcels and the value of this as a tool for attracting tenants.
FINAL PROPOSED - Urban Redevelopment Plan 39 Councilman Newcomb relayed citizen concern about the specific boundaries found on the submitted plan and Ms. Hall shared that the zone was not set in stone but was a representation provided to the State that outlined a plan for a general area. She remarked that all zonings would have to come before Council. Mayor Bacon stated that this was a public hearing and asked for input. There was none. Councilman Newcomb read aloud the resolution. MOTION: Councilman Newcomb moved for adoption of the Resolution of the 2011 North Smyrna Urban Development Plan with intent to secure an Opportunity Zone designation. Councilman Lnenicka commented on the positive direction this represented for the revitalization efforts in the City and Councilwoman Anulewicz lauded the program for increasing economic competitiveness, thanking Community Development for their efforts. Motion passed 7-0.
Appendix I
City of Smyrna Urban Redevelopment Plan AMENDMENT WORKSHEET The following is a checklist of items to be considered by City officials and members of the DDA when amending the Urban Redevelopment Plan. These items represent required plan components as defined in the Official Code of Georgia Annotated Section 36-61-7. Statement that the Urban Redevelopment Plan is consistent with the Comprehensive Plan Clearly defined boundaries of the Urban Redevelopment Area Assessment of the URA and explanation of negative conditions Description of the Citys land use objectives for the area Public infrastructure to be provided Parcels to be acquired and structures to be demolished or rehabilitated Strategy for relocating and displaced residents Description of any new covenants and restrictions Financial strategy for implementing the plan Strategy for leveraging private resources to aid in redevelopment of the area

2011 North Smyrna Urban Redevelopment Plan: (Amended - 2013)

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Community Development Department 3180 Atlanta Rd Smyrna, GA 30080

FINAL PROPOSED - Urban Redevelopment Plan 2

FINAL PROPOSED - Urban Redevelopment Plan 3

Boundaries of the URA

Assessment of the URA

FINAL PROPOSED - Urban Redevelopment Plan 8

Consistency with Other Planning Documents

Land Use Objectives

New Covenants and Restrictions

FINAL PROPOSED - Urban Redevelopment Plan 20

Financial Strategy for Implementing the Plan

Leveraging Private Resources for Redevelopment

FINAL PROPOSED - Urban Redevelopment Plan 24

FINAL PROPOSED - Urban Redevelopment Plan 25

FINAL PROPOSED - Urban Redevelopment Plan 26

FINAL PROPOSED - Urban Redevelopment Plan 27

FINAL PROPOSED - Urban Redevelopment Plan 28

FINAL PROPOSED - Urban Redevelopment Plan 29

FINAL PROPOSED - Urban Redevelopment Plan 30

San d t ow n Rd SW Lyn n Dr SW Ol ive Sp r i ng s Rd SW Qu in t o Dr SW Pan st on e Dr SW

Go b er Ave SE Ben so n Ave SE

Future Development Map - City of Smyrna

Dobbins Air Force Base

Pa rk War d St SE w Belm o nt Ci ray SE D r

Chuck Camp Park

Lar ose Ci r SW J o n es Sh aw Rd SW J o n es Sh aw Rd SE Ba rr et t C ir SE Dor r is Dr SW

od St Elm rat hwo mo or Dr Rd SE SE

Woo d land Ter SE

r d Way Co t t esf o Da v ie SE Cir St Pier ce Ave SE SE ell E S w t os g S Hawt n h o rn e Ave R Ba SE i t es E St SE m t S Fle S Hi ll

Win d y Hi ll Rd SE Belm o nt Ave SE

Fox Creek Golf Course

Ri d g ecrest Ln SE Aft on Way SE

Fa Ant w n Man so n Ave SE l er Ln T r l SE SE Cl o ud

Aust in Dr SE Ro s ed a le Gr een D r SEFor est Dr SE

S Sher wo od Rd SE Ha Con cor d Ln SE v il on Waew Dr SE Pin evi yS E

Weaver St SE Oak dale Rd SE

Shann o n Way SW Wat erf o r d D r SW

Future Developm ent

Smyrna Comprehensive Plan 2005-2030

Robert and Company

FINAL PROPOSED - Urban Redevelopment Plan 31

FINAL PROPOSED - Urban Redevelopment Plan 32

FINAL PROPOSED - Urban Redevelopment Plan 34

FINAL PROPOSED - Urban Redevelopment Plan 35

FINAL PROPOSED - Urban Redevelopment Plan 36

Mayor and Council Meeting

Mayor and Council Meeting

FINAL PROPOSED - Urban Redevelopment Plan 40

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