Warner Robins [RE]energized:A Corridor Revitalization Study

by

Elizabeth Brighton

A Senior Design ProjectPresented to the College of Environment and Design

University of GeorgiaUnder the Direction of:

Professor Scott S. Weinberg, FASLAIn partial fulfillment of the requirements for the degree of

Bachelor of Landscape Architecture

Athens, GeorgiaSpring, 2011

warner robins [RE]energized:a corridor revitalization study

senior capstone project. elizabeth brighton. spring 2011

[table of contents]introduction: six to ten

analysis: eleven to thirty

conceptual stage: thirty-one to thirty-six

finished plans and details: thirty-seven to fifty-six

closing thoughts: fifty-seven to sixty-one

[welcome to warner robins] home of the museum of aviation, 1,005 hotel rooms, and over 100 restaurants

brief historyIt was announced in June of 1940 that Wellston, Ga (soon to be renamed Warner Robins) was set to become the site of a new Army Air Corps Repair Depot. The groundbreaking took place on September 1, 1941 and was almost immediately followed with the United States’ entrance into World War II sparked by the bombing of Pearl Harbor on December 7, 1941. The construction contract detailed the base being completed in thirty months, but with the pressing needs of the war the project was done in 12 months. This cycle of quick growth with little time for planning continued with the Berlin Airlift, the Korean War, and the Cold War Conflict. In the 1940 census, Wellston numbered only 52 persons. By the end of 1941, it had swelled to 10,000 persons. According to the 2000 census, today, the city of Warner Robins holds 48,804 citizens. To some, the city is known as the home of the strip mall and the poster child of suburban sprawl with its copious vacant/ neglected lots abandoned by companies that then built their business two miles down the road as the city continues to grow outward.

map above denotes the location of Houston County, Georgia.

map to right denotes in red the city limits of Warner Robins.

6

[purpose] of this plan

Warner Robins currently has no start or end point. There is not a place in Warner Robins that citizens would be able to call the lively center of their town. This project will bring back life to the oldest part of the city, where it all began with the Commercial Circle. The following excerpt was stated by an engineer and was printed in a 1941 Macon News paper:

“Wellston’s great model village, construction of which is to begin within the next week, probably will be the world’s largest and best planned city. Designed over several months to be a perfect example of city planning, the town will be built in the shape of a great wheel with the principal streets running out like the long spokes from a hub framed by a large and luxurious central park.”

This plan will hearken back to this engineer’s statement and explore ways in which a city’s center struggling with a lack of building occupants, non-military jobs, walkability, and a sense of identity, can rebuild and be revived.

commerce To increase the number of jobs, to decrease commute lengths, and to strengthen the local economy

residences To create housing options for every budget and to encourage safe corridors with parks, services that provide for basic needs, and retail

public spaceTo create places for people to interact and to stitch parks and plazas into the fabric of the community

transportation To provide a variety of transportation options; to build a successful and lively town center that would enhanceconnectivity and create a stronger community

7

PRO

DU

CED

BY

AN

AU

TOD

ESK

ED

UC

ATI

ON

AL

PRO

DU

CT

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

PRO

DU

CED

BY A

N A

UTO

DESK

EDU

CA

TION

AL PR

OD

UC

T

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

[study boundaries]8

[study boundaries] why [re]develop here?

list of services currently available in this corridor:

city gas, water, and sewage infrastructurebank school (elementary, high school, and college)places of worship public librarycity hallcivic centersenior care facilityrecreation departmentpolice stationfire stationmuseum of aviationbeauty salonshardware storerestaurants

it has the basics: can we re-energize them and bring people

back to the center of town?

9

current [comp]rehensive planbuilding on existing planThis revitalization study will show visualizations of the kind of growth written about within the city’s current comprehensive plan. The aforementioned plan was developed with insight gained from a study completed by the D.C.A. Quality Growth Resource Team. The different parts are as follows:

Commercial Circle Redevelopment Concept: “Promote redevelopment of the Commercial Circle area as Warner Robin’s “downtown” – an active hub of pedestrian activity with interesting shops, restaurants and entertainment options surrounding a central civic greenspace.”

Civic Corridor Redevelopment Concept: “Watson Boulevard between Robins Air Force Base and Commercial Circle should be developed as the hub of governmental and cultural activities in Warner Robins. The existing City Hall complex and Macon State College campus provide a strong foundation on which to build a governmental/cultural hub. All new government offices or expansions (including county, state, or federal facilities) should be strongly encouraged to locate along this corridor, as should any new cultural facilities such as performance halls, auditoriums, libraries, museums, or galleries.”

Village at Town Center Redevelopment Concept: “With its close proximity to the “downtown” area and Robins Air Force Base, this high-tech light industrial park could have even greater impact on the in-town area, and perhaps be more attractive to prospective tenants, if redesigned slightly for stronger street and pedestrian connections to neighboring areas. This would enable employees in the park to live in surrounding neighborhoods and walk to work or, alternatively, walk to nearby amenities (such as the shops at Commercial Circle, city recreation facilities, or classes at Macon State College).”

First Street Redevelopment Concept: “Redevelopment of First Street will focus on promoting the area as an attractive, pedestrian-friendly commercial street with interesting shops, restaurants and entertainment options. This area could be viewed as the “off-campus” commercial and entertainment area serving Robins Air Force Base. But this area need not limit its scope or market just to the Base population. It should include shopping, dining, and entertainment options unique enough to attract customers from throughout the Warner Robins area. Higher density multi-family housing should abut the west side of this district, both to provide a captive market for its commercial establishments and to offer a gradual transition to the lower density residential neighborhood further west.”

10

population change 1990-2000

For the purpose of this census analysis, census tract 204 shall be known as the “study area” as it contains

90% of the corridor.

Data from the 2000 Census shows the study area population grew almost 12% from its 1990 population of 3,146 to 3,514 in 2000, a slightly lower rate of increase than Macon, which grew over 12% between 1990 and 2000 from 43,276 to 48.885 people. The county population, in comparison, doubled the city’s with a growth rate of 24% between 1990 and 2000, from 89,208 to 110, 765.

a [demographic look] at warner robins

11

[age]The study area has both a

higher percentage of young people, age nine and below and

a higher percentage of people above age 65. An important

part of the population is missing from the study area:

the 21-44 year olds.

The high percentage of senior citizens within the study area can most likely be attributed

to the senior citizen dedicated housing within the study area.

citystudy area

Each dot represents .5% of the population.

12

[race]2000 Census data shows that the study area is more diverse than the county or city. How do we revitalize this corridor but take care to avoid a complete gentrification of the area thereby taking away this unique population mixing? How do we involve all of the pieces that make up the population, giving everyone a chance to be a proud component of positive change in their community?

13

[housing]The median household income for the county is $43,638, almost double the study area’s median household income of $23,371. While just 3.6% of the county’s population lives below the poverty level, 10% of the study area’spopulation lives below the poverty level. The study area’s home ownership is more than 20% lower that the county’s home ownership rate.

14

[figure-ground] of buildingsThe figure ground map shows only building footprints (in black) to show the current density of the study area. The white

space indicates roadways, parking lots, and vacant or unused land.

15

Existing dense single-family neighborhoods (the one depicted was originally called Warner Robins Defense Homes) shows that infill density will not be out character with the existing densities in the corridor.

Where is the grid? Infill is needed here.

16

[existing] site photos

commercial circle in its current state

17

city

county

[existing] parcel ownershipApproximately fifty parcels in the corridor are government owned. This is a huge positive factor- the city ‘s decisions made with citizen input can make a positive impact to this area.

18

city [existing] zoning map19

[existing] uses20

types of [institutional] uses civic

county owned service

church

school

exceptional citizen housing

wellston center

sacred heart catholic church and schoolwarner

robins high school

methodistchurch

salvation army

baptist church

macon state warner robins campus

maconstate

public library

city hall

welcome center

police and fire depts.

21

[institutional] site photos

Is this welcome center the first impression that we want to give visitors of our city?

The Recreation Department pictured below is in need of a change. Instead of tearing it down, how can we renovate the existing building and grounds to best serve people of all ages in the area?

22

[future] macon state campus planOnly three of the fifteen proposed buildings in this masterplan currently exist. In this plan, the college is set in a sea of parking lots. Warner Robins must

require a better plan from Macon State. The city needs a plan that will not make the college an island unto itself, but instead one that will connect to the existing street grid and positively contribute to the city’s walkability factor.

23

[existing] tree canopyThe existing tree canopy covers approximately 23% of the study area.

This percentage is lower than the recommended average (30%) for tree cover in a metropolitan areas.

24

[existing] park spaceThe city’s recreation department with its surrounding baseball fields, tennis courts and sand volleyball court, is the only open space alloted for recreation within the corridor.

25

[existing] impervious surfacesSometimes a picture really is worth a thousand words.

26

[current] parking solutions

27

existing [ped]estrian connections28

would [you] want to walk around here?

29

[sum]mary30

a [new] visionHide parking from street view- including residential areas- using alleys.

Improve walkability by improving and adding more sidewalks with adequate lighting and street trees where utilities allow

Create design guidelines that would ensure quality, sustainable new low impact development

Encourage green building practices to minimize impact to city water quality from impervious surfaces

Site buildings with zero setback from sidewalk in commercial areas to increase street appeal

Encourage re-use of buildings wherever possible

Plan and provide for other modes of transportation (create bike lane/path network)

Protect the community against complete gentrification wtih designated affordable housing held by a land trust

31

concept [one]

multi-family/townhomessingle family residentialmixed-usecommercialexisting institutional

In the following three concepts, I explored different densities, different road layouts, and new land uses.

32

concept [one] concept [two]

multi-family/townhomessingle family residential

mixed-usecommercial

existing institutional

33

concept [three]

multi-family/townhomessingle family residentialmixed-usecommercialexisting institutional

34

concept [three] conceptual diagram: [environment]

stitching a pattern of greenspace into the community

35

conceptual diagram: [economic]

what the city’s fabric might look like if

only economic development was the goal.

36

master[plan]37

the [plan] broken down:

first street mixed-use site plan

commercial circle site plan

veterans memorial park

residential site plan

38

[commercial circle] site plan

corner grocery

water tower

mixed-use buildings(office/retail/residential)

existing wooded

area

existing church

veterans memorial

park

mixed-use

mixed-use

commercial

mixed-use

existing church school

39

[building] typescommercial. two-story mixed-use. three-story mixed-use.

40

[grading] planThis grading plan directs stormwater runoff to flow into new bioretention areas and away from the current flooding problem areas.

41

Studies have shown that cities with more than 25% of its surface area being impervious surfaces degrades the quality of surface water (all stormwater is currently piped to surface streams and rivers). This pervious parking area would allow stormwater to infiltrate into the ground rather than be sent off in a pipe.

pervious parking area

42

parking lot stormwater

bioretention detail

43

pedestrianzone

bikelane

narrow road widthto calm traffic

narrow road widthto calm traffic

pedestrianzone

bikelane

plantedmedian

building zone

pedestrian zone

curbzone

angled on-streetparking zone

one-way street angled on-streetparking zone

commercial circle roadway section

arterial roadway section44

street treedetail

45

veterans memorial [park]The thirteen granite squares represent the thirteen stripes on the United States flag that servicemen and women have fought to protect earning courage and liberty.

The circular pathway represents unity and the city’s support for the military and would make a wonderful place to host memorial walks and events for veterans using the amphitheater. The brick banding on the pathway could also be special in that each brick could be inscribed with a veteran’s name (possible funding source for park).

This park would be an ideal place for school groups to enjoy picnics in the shade after touring the museum of aviation. Not only great for tour groups, but also for all persons working within the corridor to walk over and enjoy lunch or find that perfect gift at one of commercial circle’s unique shops.

46

[perspectives]

47

granite veneer raised planter detail

48

planting [plan]creating year-round interest

49

[plants]

‘mother lode’ creeping juniper

amsonia sea green juniper forsythia ‘karley rose’oriental fountain grass

evergreen candytuft

yellowwood tree gingko tree japanese maple muhly grass creeping phlox

50

first street [mixed-use] site plan

commercial

commercialtownhomes

multi-family

playgroundarea

mixed-use

mixed-use

commercial

existing freight rail

hwy 247

robins air force base

watson boulevard

first street

second street

This dense mix of uses right across the street from the air force base will cut down commute lengths dramatically as well as encourage bicycle use. With the possibility of future passenger train usage on the existing freight rail line, this could one day be a transit-oriented development.

mixed-use

51

[building] types

mixed-use. duplex. townhomes.

52

mixed-use. duplex. townhomes.

[residential] site plan

alley

townhomes

townhomes

duplex

duplex

Fifteen foot setbacks from residential roads are a good thing. Front porches are what we want. Driveways in front of the house are out, alleys are in. Street trees make walking outside bearable in the hot and humid summer heat. We want a smaller building footprint that grows vertically rather than sprawl horizontally.

53

[housing] types

duplex. two-story homes.detached garages.

54

alleyway section

alleyway with detachedgarages

setback setbackalley withswale

alley row

alley withswale

setbacksetback

55

residential street

section

setback sidewalk plantingstrip

two-lane street plantingstrip

sidewalk setback

56

creating a culture of [re]use We have to draw a line. We cannot allow businesses to continue to close one store and then open another two miles down the road, leaving a vacant storefront and sea of parking. We cannot continue to simply knock down buildings, leave the lot fallow for two years and then build a cheap building on it that then is knocked down ten years later. This is not sustainable. We need to build solid buidings that will last for generations and save the existing character by renovating buildings like this one rather than leveling them.

57

[before] and

[after]

location for future infill park

58

before and

after

[alleyway]

alley behind commercial circle in its current state

59

[how] to implement?

public-private partnerships

design guidelines

mixed-use overlay districts

T.I.F.

community participation via visioning workshops

leadership collaborative

60

design guidelines

[bibliography]Retrofitting Suburbia- Ellen Dunham JonesPlanning and Urban Design Standards- Frederick Steiner and Kent Butlerlowimpactdevelopment.org

[acknowledgements]Special thanks to all of my family, friends, and professors that have supported me these past five years.

61