Frequently Asked Questions
How did this process begin?
In 2005, the Newnan City Council sent out a request for proposals for the development of the former Hannah Homes property. Five proposals were submitted and the Council chose the concept presented by Kip Oldham, of K.A. Oldham Design. His was a comprehensive, long range plan that included a vision for a broad area encompassing most of the east and south side of downtown Newnan and included various underutilized properties. The City Council then assigned the project to the Downtown Development Authority (DDA) and Oldham created TownWorks, LLC, to manage the creation of a Master Plan for the proposed area. The DDA and TownWorks then formed a public/private joint venture, Newnan Central Park Partners, to develop the Master Plan together and put the building blocks in place to encourage the plan's implementation.
Who is creating the actual plan?
The Downtown Development Authority is overseeing the planning process. TownWorks is managing the creation of the plan with the expertise and assistance of various consultants. These include Alycen Whiddon & Associates for urban planning, The Bleakley Group for market feasibility and identification of funding mechanisms, Horizon Engineering for assessment of infrastructure, and K.A. Oldham Design for the development of the architectural standards.
How was the Master Plan funded?
It is funded from the city's unallocated tax surplus and approved by the City Council.
What is the City Council's role in the project?
The City Council has selected this project as their preferred course of action. They have directed the DDA to facilitate the creation of this master plan project and approved the funding sources based on budgeted tax dollars. The Downtown Development Authority (DDA) is a joint partner, along with TownWorks, in the development of this plan. Once the plan is completed, the Newnan Central Park Partners, will present the plan to the City Council for final approval.
We look forward to your input and hope you will participate throughout the planning process. We will invite you to attend public meetings and participate in the public design charettes. To stay informed, please visit our web site on a regular basis.
How can I learn more about the public meetings?
We will post the public meeting dates on this web site, at City Hall and in The Times-Herald.
What is my role as a citizen in the redevelopment?
Your role is to ask questions, attend public meetings and to provide input and ideas in the development of the plan.
How long will it take to complete the plan?
The agreement calls for a one year planning period, however, the goal is to complete it by late summer, 2007.
With plan approval, how long could it take for the area to be developed?
Development could be a 5 – 15 year process. This is completely based on private interest in executing various portions of the proposed plan and the City’s interest in promoting its success.
How will the plan be implemented?
Newnan Central Park Partners will present the plan to the City Council for approval. Once the plan is approved by the City Council, Newnan Central Park Partners would manage the planning, clean-up, stabilization and redevelopment of the area.
If I want to invest in property within the study area now, how do I know which property would be best to purchase?
It is premature to anticipate which properties present the best opportunity today. Once the plan is complete, it will be shared with the public. You will then have more details about the project area and the recommended development plan. This should provide you with the information you need to make decisions about property investments.
Are there plans for anyone to take my property from me?
There are no plans to consider eminent domain in the development of the Master Plan.
I have heard mention of environmental reparation and Brownfield program guidelines being included in the plan. What is a Brownfield?
A Brownfield designation is applied by the Environmental Protection Agency (EPA) to property where the expansion, redevelopment or reuse may be complicated by the presence of a hazardous substance, pollutant or contaminant. Cleaning up and reinvesting in these properties increases local tax bases, facilitates job growth, utilizes existing infrastructure, takes development pressures off undeveloped open land and improves and protects the environment. If a property is designated as a Brownfield reclamation area, it could receive funding from the EPA for clean up.
How would the designation of a Brownfield property impact me as a property owner?
Only properties that actually meet the above criteria can be considered in a program such as this. Property that you own may or may not qualify. The final plan will present a system to current property owners by which their property can be included with other properties in a larger cleanup effort and significantly reduce or eliminate their liability for contamination. This process cannot be executed without the property owner’s cooperation and can be managed as part of an overall project development.
Are you sending someone to inspect my property?
The proposed plan must be accepted by the City before any execution of the processes can be started. The City will be interested in obtaining property owner consent and cooperation before even preliminary investigations can begin.
What is a land bank and how would it impact me?
In this instance the concept of a Land Bank refers to neighboring properties being joined together to encourage certain projects to be conducted on them. The goal of this land bank concept is to create greater property value by joining smaller parcels of property into a larger parcel and making them more appropriate for the execution of specific end uses. This concept can also benefit currently environmentally contaminated properties by modifying ownership and making them a part of a larger project.
How would the development of the area impact my property values?
Response coming soon
What is a tax allocation district (TAD) and how would it affect me?
Response coming soon
What would the city do for the people who would need to find new housing if the area is redeveloped?
One of the assertions of the overall master plan will be to encourage the location and planning of housing opportunities for those that might be dislocated by the execution of some portion of the plan. In addition, the State of Georgia requires that an Urban Re-Development plan address this issue to qualify as a URP. This is an important issue to the Newnan City Government and must be included in the comprehensive solution.
Are you considering housing for retirees?
Yes, we will assess the housing potential for retirees along with other demographic populations.
Will the plan include new retail stores?
Part of the planning process is to study the current retail environment, assess the potential support for additional retail and commercial businesses, and then identify the optimal mix and location.
How would new retail stores impact the current downtown merchants?
It is imperative to create a plan that does not cannibalize the existing business success of downtown Newnan. You will note that in the process described above part of the process is to identify how to promote additional opportunities without allowing degradation of current businesses. One of the reasons this will be possible is that the plan will promote the development of projects that bring new and different economic influences to the downtown districts. Appropriately adding more retail stores to our area will enhance the consumer shopping experience. There is a positive result when retail inventory is added to a community because it broadens the variety of products and services, attracts new customers and increases the traffic by current customers.
How will the project impact our public safety?
One of the byproducts of this successful plan will be to reduce areas that are currently known as blighted whether it is from substandard living conditions, crime or environmental challenges. The project will also promote future road, greenspace and infrastructure improvements that will allow better traffic and pedestrian travel throughout downtown as the population increases and the demand for circulation increases.
Do we see place a for county government offices downtown?
Municipal functions and office whether they are City or County related are a critical part of downtown commerce and success. This plan will promote the retention and even eventual potential expansion of these public service locations. In addition possible improvement and expansion of public safety facilities must be included in the comprehensive overview of the plan so that they can serve the growing public need effectively.
Will you plan for more green space?
Yes, we are planning for green space including walking trails and parks to not only enhance the projects that are proposed but to regain links between the historic neighborhoods and the downtown business district.
Will you address parking in the plan?
Yes, we will provide a plan for parking based on the proposed development concepts.
Is a university center being considered in the plan?
Yes, a university center is being evaluated. Generally, universities create stable use and add a positive dimension to community life.
What is the process to begin development in the area after the plan is approved?
Once the plan is complete it will be submitted, through the DDA, to the City Council for their evaluation and acceptance. The plan can be accepted in part or in whole but this is a decision that will be determined by the City leadership. Execution of many of the individual portions of the project will require significant private investment. The plan will propose a process by which current property owners within a land bank entity and the Newnan Central Park joint venture can determine the best course of action for individual projects. Additionally we will encourage the City to participate in certain aspects of the project that only a municipal entity can. These areas may include infrastructure improvements, public private joint ventures for educational or recreation facilities and establishment of beneficial financial mechanisms.
What will happen to my business if it is in the proposed project area and the plan is approved?
A primary goal of the Master Plan is to enhance the area where you currently do business, not change your business or its location. However, the plan will include recommendations for new businesses and guidelines for new building design.