Tad One Resolution Amended 2010 With Highlights

AUGUSTA GEORGIA
A RESOLUTION
RESOLUTION
AMENDING
AND THE
RESTATING AUGUSTA
AREA
RESOLUTIONS
RICHMOND
CREATING
COUNTY SO AS
REDEVELOPMENT
AND TAX ALLOCATION DISTRICT NUMBER ONE
AUGUSTA
MAKE
TO
ADOPT
FOR
AN THE
AMENDED
REDEVELOPMENT
PLAN
AREA TO
TAXES
CERTAIN
TO
FINDINGS
FINANCE
REGARDING
PLEDGED
REDEVELOPMENT
COSTS REESTABLISHING THE TAX ALLOCATION

INCREMENT BASE FOR THE TAX ALLOCATION
DISTRICT
ADOPTING
PLAN
AN
AMENDED
REDEVELOPMENT
FOR
THE
AREA
ESTABLISHING THE INTENT TO ISSUE AND SELL
TAX ALLOCATION
BONDS OR OBTAIN OTHER
FINANCING NECESSARY TO EFFECTUATE THE
REDEVELOPMENT OF THE AREA AUTHORIZING

THE
AUGUSTA
RICHMOND
COUNTY
COMMISSION TO ACT AS THE REDEVELOPMENT AGENCY TO IMPLEMENT THE REDEVELOPMENT

PLAN
PURSUANT
TO
THE
REDEVELOPMENT CONFLICTING
OF THE EXTENT
POWERS
LAW
TO TO
RESCIND THE
RESOLUTIONS
CONFLICT AND FOR OTHER PURPOSES
WHEREAS the Augusta Richmond County Commission the Commission adopted a Resolution on October 7 2008 adopting the Augusta Richmond County Redevelopment Plan and creating Tax Allocation District Number One Augusta which was amended by Resolution adopted on May 5 2009 and
digest for Tax Allocation District Number One Augusta was certified by the Georgia Department of Revenue as of December 24 2008 and WHEREAS additional analysis has been undertaken relative to the most prudent manner in which to undertake redevelopment in the TAD and
WHEREAS
the base
WHEREAS a 2010 Amended Redevelopment Plan has been prepared for the Augusta Richmond County Redevelopment Area in accordance with O A 36443 G C 9 to further refine the redevelopment plans and to specifically
2 5266933 ATLANTA
determine that positive tax increments deposited in the Augusta TAD special fund would be insufficient to pay principal and interest on bonds to be issued to finance redevelopment costs for the redevelopment described in the amended redevelopment plan and identify the property proposed to be pledged for payment or security for
payment of tax allocation bonds which property includes positive tax allocation increments derived from the Augusta TAD as well as all or part of general funds that are related to local option sales taxes collected within the Augusta TAD and
WHEREAS adoption and implementation of the 2010 Amended Redevelopment Plan will not cause additional redevelopment costs and
WHEREAS the Commission has advertised and held a public hearing on the 2010 Amended Redevelopment Plan and advertised the proposed adoption of this Resolution as required by the Redevelopment Powers Law and
WHEREAS the Commission now desires to adopt the Augusta Richmond County Redevelopment Plan for Tax Allocation District Number One Augusta and make certain findings in connection therewith
2010 Amended
THEREFORE THE BOARD OF COMMISSIONERS OF AUGUSTA RICHMOND COUNTY GEORGIA HEREBY RESOLVES AND BY
NOW
THE AUTHORITY OF SAME IT IS HEREBY RESOLVED AS FOLLOWS
Section 1
That that Sections One Two Four Five Eight and Ten of that
Resolution adopted by the Augusta Richmond County Commission on October 7 2008 adopting the Augusta Richmond County Amended Redevelopment Plan and creating Tax Allocation District Number One Augusta attached as Exhibit A are hereby reaffirmed
and ratified
The Augusta Richmond County Commission adopts and incorporates herein by reference the 2010 Amended Redevelopment Plan attached as Exhibit B as the Redevelopment Plan for the Augusta TAD pursuant to the Redevelopment Powers Law The Augusta Richmond County Commission finds and declares that the ad valorem tax increments pledged will be insufficient to pay the principal and interest on Tax Allocation Bonds to be issued to finance the redevelopment costs identified in the Amended Redevelopment Plan
Augusta Richmond County hereby redetermines the estimated Tax Allocation Increment Base of 336 00 for the Augusta Richmond County Tax 740 394 Allocation District Number One Augusta The real property taxes to be used for
Section 4 Section 3
Section 2
2 5266933 ATLANTA
computing tax allocation increments are specified in the attached Appendix to the Amended Redevelopment Plan and incorporated herein by reference
The property proposed to be pledged for payment or as security for payment of tax allocation bonds will include the positive tax allocation increments from ad valorem taxes levied on all taxable real property within the boundaries of Tax Allocation District Number One Augusta In addition pursuant to O A 36 G C F 36 3 8 44 44 e 364414 and 364420 the property pledged for payment and as security for payment 9 of Tax Allocation Bonds may also include the portion of general fund revenues that are related to certain local option sales taxes collected within the TAD The Augusta Richmond County Commission is hereby designated as the redevelopment agency to exercise redevelopment powers as necessary to implement the provisions of the Redevelopment Plan and effectuate the redevelopment of the Augusta Richmond County Redevelopment Area in accordance with O A 36443 G C 6
Section 7 Section 6 Section 5
This amendment to the reaffirmed and ratified October 7 2008
Resolution and May 5 2009 Resolution does not cause additional redevelopment costs for which tax allocation increments may be received
To the extent any Resolution or part of any Resolution is in conflict herewith the provisions of this Resolution shall control
Georgia
Section 8
Adopteddnd approved by the Commission of Augusta Richmond County this f

day of December 2010
AUGUSTA RICHMOND COUNTY COMMISSION
BY
e
Mayor
ATTEST
wit
4W o j
islit3
a
e r
2 5266933 ATLANTA
AI d
4s
EXHIBIT A
October 7 2008 Resolution
2 5266933 ATLANTA
EXHIBIT B
2010 AMENDED AUGUSTA REDEVELOPMENT PLAN

TAX ALLOCATION DISTRICT 1 and
AUGUSTA
APPENDIX B PARCEL LIST
2 5266933 ATLANTA
AUGUSTARICHMOND COUNTY GEORGIA

A RESOLUTION
A RESOLUTION CREATING THE AUGUSTARICHMOND

COUNTY
REDEVELOPMENT
AREA
AND
TAX
ALLOCATION DISTRICT NUMBER ONE AUGUSTA

THE OF THE DESIGNATING BOUNDARIES REDEVELOPMENT AREA AND TAX ALLOCATION
DISTRICT ESTABLISHING THE TAX ALLOCATION

INCREMENT BASE
FOR
THE
TAX
ALLOCATION
DISTRICT ADOPTING A REDEVELOPMENT PLAN FOR THE AREA ESTABLISHING THE INTENT TO ISSUE
AND SELL TAX ALLOCATION BONDS OR OBTAIN OTHER FINANCING NECESSARY TO EFFECTUATE THE
REDEVELOPMENT OF THE AREA AUTHORIZING THE

DEVELOPMENT AUTHORITY OF RICHMOND COUNTY TO ACT AS THE REDEVELOPMENT AGENCY TO IMPLEMENT THE REDEVELOPMENT PLAN PURSUANT TO THE REDEVELOPMENT POWERS LAW AND FOR
OTHER PURPOSES
WHEREAS O A 36441 et seq is Down and may be cited as the G C

Redevelopment Powers Law and
WHEREAS the Redevelopment Powers Law O A 36441 et seq provides for G C the exercise of redevelopment powers the adoption of redevelopment plans and the creation tax
allocation districts by counties and municipalities in the State of Georgia and
WHEREAS the purpose of the Redevelopment Powers Law is to improve economic and social conditions within substantially underutilized as well as economically and socially
depressed urban areas that contribute to or cause unemployment limit the tax resources of
counties municipalities and consolidated governments while creating a greater demand for
governmental services have a deleterious effect upon the public health safety morals and
welfare and impair or arrest the sound growth of the comrnunity and
WHEREAS pursuant to House Bill 773 2006 GA LAWS p 4507 et seq as approved
by a majority of the voters in a referendum held on November 7 2006 Augusta Richmond

County is authorized to exercise the redevelopment powers as delineated by the Redevelopment
Powers Law and
WHEREAS it is in the public interest of Augusta Richmond County that the
Redevelopment Powers Law be exercised to improve economic and social conditions of the AugustaRichmond County Redevelopment Area in order to abate or eliminate deleterious
effects of its current depressed and underutilized state and
2 5038456 ATLANTA
WHEREAS the AugustaRichmond County Commission finds that the Augusta
rt
Redevelopment Area suffers from blighted parcels and underdeveloped land characteristics that
contribute to or cause unemployment limit the tax resources of AugustaRichmond County while creating a greater demand for government services and in general has a deleterious effect
on the public health safety and welfare and
WHEREAS the Augusta Richmond County Commission finds that the Redevelopment Area is substantially underutilized by containing a substantial number of open or vacant parcels and structures and buildings of relatively low value compared to the value of other structures and buildings in the vicinity and that the Current condition of the area is less desirable than the redevelopment of the area for new commercial residential governmental and other uses and WHEREAS adoption of the Augusta Richmond County Redevelopment Plan and Augusta is necessary to redevelop and revitalize these area through the use of targeted financing and publicprivate partnerships and
creation of Tax Allocation District Number One
WHEREAS the Augusta Richmond County Commission has specifically identified neighborhoods in the West Augusta Downtown Old City East Augusta and South Augusta areas as specifically in need of a targeted plan of redevelopment and revitalization and
WHEREAS the Augusta TAD can provide incentives and funding to catalyze redevelopment of these identified TAD nodes and
1
WHEREAS it is in the public interest of Augusta Richmond County that the

Redevelopment Powers Law be exercised to improve the economic and social conditions of the Augusta Redevelopment Area in order to remedy the detrimental effects of its current depressed
and underutilized state and
WHEREAS a Redevelopment Plan has been prepared for the Augusta Richmond County Redevelopment Area in accordance with O A 36443 G C 9 and
WHEREAS the Commission has held a public hearing on the Redevelopment Plan and TAD Resolution as required by the Redevelopment Powers Law and
WHEREAS the Augusta Richmond County Commission now desires to adopt the AugustaRichmond County Redevelopment Plan and create Tax Allocation District Number
One Augusta
NOW THEREFORE THE BOARD OF COMMISSIONERS OF AUGUSTA

RICHMOND COUNTY GEORGIA HEREBY RESOLVES AND BY THE AUTHORITY
OF SAME IT IS HEREBY RESOLVED AS FOLLOWS
The Augusta Richmond County Commission finds and declares that the AugustaRichmond County Redevelopment Area has not been subject to growth and development through private enterprise and would not reasonably be anticipated to be developed without the approval of the Augusta Richmond County Redevelopment Plan hereinafter
Redevelopment Plan
Section 1
2 5038456 ATLANTA
The Augusta Richmond County Commission finds and declares that improvement of the Augusta Richmond County Redevelopment Area as defined in the Redevelopment Plan is likely to enhance the value of a substantial portion of other real property
in the district
3
Section 2
Section 3
The AugustaRiclunond County Commission adopts and incorporates
herein by reference the Redevelopment Plan attached as Exhibit A as the Redevelopment Plan for the aforesaid area pursuant to the Redevelopment Powers Law
Section 4
Augusta Richmond County creates Tax Allocation District Number One
Augusta pursuant to the Redevelopment Plan and the Redevelopment Powers Law
The Augusta Richmond County Tax Allocation District Ntunber One Augusta is hereby created as of December 31 2008 and shall continue in existence until all redevelopment costs including financing costs and debt service on tax allocation bonds are paid
in full
Section 5
County hereby establishes the estimated Tax Allocation Increment Base of 347 00 for the Augusta Richmond County Tax 546 100
Allocation District Number One
Section 6
Augusta Richmond
Augusta The real property taxes to be used for computing tax allocation increments are specified in the attached Redevelopment Plan and incorporated herein
by reference
The Augusta Richmond County Commission hereby designates the Development Authority of Richmond County as its redevelopment agency to exercise redevelopment powers as necessary to implement the provisions of the Redevelopment Plan and effectuate the redevelopment of the Augusta Richmond County Redevelopment Area in accordance with O A 36443 G C 6 The AugustaRichmond County Commission hereby expresses its intent to authorize issuance of tax allocation bonds and or obtain commercial bank financing and to use the proceeds of any tax allocation bonds or financing for any and all eligible uses including without limitation costs of issuance of the tax allocation bonds or commercial financing capital costs of public and private improvements including but not limited to greenspace parks and trails streets traffic control devices bridges and parking facilities utilities drinking water storm and sanitary sewers sidewalks lighting and streetscapes restoration of historic facilities environmental remediation professional services costs including fees for architectural legal engineering and environmental services real estate assembly and such other uses deemed necessary pursuant to provisions of the Redevelopment Plan and the Redevelopment Powers Law as it has been or hereafter may be amended The property proposed to be pledged for payment or as security for payment of tax allocation bonds will include the positive ad valorem tax allocation increments from ad valorem taxes levied on all taxable real property within the boundaries of Tax Allocation District Number One Augusta
Section 9 Section 8
Section 7
2 5038456 ATLANTA
Section 10 The Augusta Richmond County Commission hereby instructs and authorizes the Tax Commissioner Tax Assessor and Finance Director to take all appropriate measures to identify tax parcels within the Augusta TAD upon the tax digest to allocate all positive tax allocation increments and to establish a Special Fund for the accrual of tax allocation increments as provided by the Redevelopment Powers Law as it has been or hereafter
may be amended
g
All resolutions and parts of resolutions in conflict with this resolution are hereby repealed to the extent of such conflict
Section 11
Adopted and approved by the Commission of Augusta Richmond County Georgia

z i
11
this
day of October 2008
1i
BY
AUGUSTA RICHMOND COUNTY COMMISSION
0
Mayor
1
l
ATTEST
BY
iv
OA
Jerk of CS 7
lI i FiLI w
is
fi
7 1
I
I
CERTIFICATION
and correct copy of aResolution adopted by the Augusta Richmond County Commission In meeting October 7 2008
I Lena J Bonner Clerk of Commission hereby certify that the above is a true
A
r
va
le
140 4
o
AtKa
r 10 11
on
2 5038456 ATLANTA
a
w v
fy
rt
AMENDED 2010
Augusta Redevelopment Plan

and Tax Allocation District 1
Richmond County Georgia
Prepared for the Government of
of Augusta Richmond County

By McKenna Long
and PBR Writing
Aldridge LLP
NEW
August
2008
REVISED March 2009
AMENDED November 2010
REVISED Augusta Redevelopment Plan and Tax Allocation District 1
Contents
Executive Summary
What is
Voters
a
2 2
Tax Allocation District
Grounds for Exercise of Redevelopment Powers in Augusta TAD 1
4
4
Support the Redevelopment of Augusta TAD 1 Augusta Redevelopment Plan and Tax Allocation District
Introduction
8 8
8
Geographic
Boundaries
The Redevelopment Area in Profile What is a Tax Allocation District The Proposal Grounds for Exercise of Redevelopment Powers The Augusta Redevelopment Area Qualifies as a TAD
8
9
18
18
19
20 22 25
Challenges
to
Redevelopment
Market Conditions Community Vision for the Redevelopment Area Redevelopment Plan Vision and Goals Proposed Land Uses After Redevelopment
26
27
Proposed Redevelopment Projects Additional Improvement Initiatives Historic Properties within TAD Boundaries Zoning Land Use Compatibility
Relocation Plans Method of Financing Proposed Public Investments Contractual Relationships Assessed Valuation of Redevelopment Area Tax Allocation Increment Base Value
27
32 33
34 37 37
40 40 41
Property Taxes for Computing
Tax Allocation Increments
43
45
45 45
Creation Termination Dates for TAD Tax Allocation Bond Issues Amount of Bond Issue
Term of the Bond Issue
or
Issues
45
45
Rate of Bond Issue Positive Tax Allocation Increments Property to be Pledged for Payment of the Bonds
45 45 46
Appendices
NOTE Amendments made to this plan will be identified by page number in the appendices
Information required per the Redevelopment Powers Law found in the Official Code of Georgia
Chanter 36 Title 44
Cover Photo wattbud on Google Earth and at www comphoto panoramio 5695331
Another Tool
Helping
to Build One
Augusta
Page

Y 4
As
our
economic
development
and
job creation efforts have
propelled this community forward so too has our renewed and
strengthened commitment to community redevelopment as we have now dedicated the necessary resources to ensure that the needs of the lowest income areas of our city will go unmet no
longer
Mayor Deke Copenhaver 2008 State of the City address February 7 2008
Executive Summary
The Redevelopment Area Defined
s geography and history have guided its physical development The importance of both are Augusta
mirrored in the
finely
constructed
classical office and industrial
buildings that
remain
intact
if
downtown near the Savannah River As Augusta s early economic cultural and political influence grew the center of the city grew farther away from the river and deeper into Richmond County The postwar boom fueled suburban growth and land use patterns that mirror those found in
every major U S city as do the issues these patterns have created
deteriorating
More than halfa million people now live work and enjoy an enviable quality of life in Augusta and Richmond County Recent improvements and redevelopments promise to attract more residents and businesses to this regional powerhouse However Augusta s downtown and a number of its older
outlying neighborhoods are not attracting development and other economic activity at the same healthy rate In fact there are communities targeted for redevelopment in which population and
economic investment continue to decline
Key departments within the Augusta Richmond County government have been working in concert with a number of influential and committed business and civic associations to create planning
documents and strategic economic development incentives that can be used to reverse this examples of investment in and uses of new construction while the citys historic structures are
decline The overall vision is to set the stage for a built environment that generates the finest maintained and improved via preservation and adaptive reuse Stabilizing the physical community developing more open space and parks attracting mixed use development and
improving mobility
or
access
and
linkages
roads
whether via pedestrian or bikeways waterways
have been identified as important redevelopment components within these
areas
In support of this effort the Augusta Richmond County government proposes the creation of
the Augusta Redevelopment Plan and Tax Allocation District 1
What is a Tax Allocation District
declined In response local governments have found a way to invest in infrastructure and other
Over the last few decades federal and state support for local infrastructure projects has
which is known as a tax allocation district in Georgia
necessary public improvements with a public finance tool called tax increment financing
Another Tool
Helping
to Build One
Augusta
Page
SED Augusta Redevelopment Plan and Tax Allocation District 1

Nationally tax increment financing is the most popular form of public finance for economic development projects according to the Council of Development Finance
Agencies Local governments
cities and
counties
have successfully used tax increment
financing in some form in all 50 states including Georgia to support public infrastructure
improvements necessary to encourage private investment
In Georgia a tax allocation district is a local legislatively created redevelopment area that qualifies for tax increment financing This popular public finance mechanism works by
capturing the redevelopment
millions
of
future
area
tax benefits of the TAD increment
private
real
estate
investment
in
to pay the present costs of the public

in
areas
improvements that make the redevelopment possible TADs have been used to support
dollars
in
private
investment
that
would
otherwise
not
attract
redevelopment resulting in positive economic change for many formerly underdeveloped and
blighted communities
In Georgia tax allocation districts are established by local governments to stimulate major new
construction renovations or rehabilitation in areas that suffer economically as a result of
conditions that may contain
Substantially underutilized properties Defective or inadequate transportation infrastructure or facilities
Conditions that are less desirable at present than they would be if redeveloped with
new uses expanded green spaces and transportation improvements
Incompatible land uses
Environmental topographical or similar challenges to redevelopment
Substandard deteriorated obsolete or otherwise distressed properties all of which are

considered blighted conditions
A TAD offers local governments the opportunity to promote redevelopment projects in areas
that would otherwise not receive investment
TADs offer a flexible alternative to financing economic development without the need
to use
general funds
way
to
excellent
LOST or SPLOST revenues or to raise taxes TADs can be an finance economic development in cities Georgia Municipal
Association www com gmanet

Why a TAD in Augusta
A tax allocation district designation is proposed Augusta Redevelopment Area which includes a portion of West Augusta all of Downtown and Old City Augusta and portions of South Augusta This TAD will enhance the private development community s perception of the City s desire to
generate economic development activity in easily accessible areas
When the TAD is implemented the redevelopment area is projected to attract significant private investment in the short term that will enable Augusta to meet many of its Tong term
economic development goals The area s redevelopment into a mix of uses will refocus market attention to targeted areas of the county by offering a better mix of retail dining entertainment residential commercial and recreational development Economic growth will
Another Tool Helping to Build One Augusta
Page
n DEVISED Augusta Redevelopment Plan and Tax Allocation District 1
flow into and around formerly neglected and underserved communities that will be redeveloped
as a result of the investment of a tax allocation district
allocation districts
Creek
A TAD would bring Augusta additional economic advantages as well Other Georgia tax
redevelopment areas like Atlantic Station Midtown Atlanta and Camp
share redevelopment and investment traits found in other
Marketplace East Point
S cities that support tax increment financing such as U

A stronger economic base Private development that would not have occurred without the
TAD designation often follows this incentive Several Georgia TADs have generated strong redevelopment activity in areas surrounding the TAD as well as within the tax allocation
districts
Promoting effective redevelopment without tapping into existing general governmental

revenues or levying special assessments on property owners
Successfully attracting private development and new industry creating more jobs and
ultimately expanding an area s tax base Municipalities and counties that support TADs make their communities more attractive for
advantages found in surrounding states and localities that offer cash or other incentives for
economic development
residential and commercial redevelopment when measured against the many competitive
Georgia TADs have been shown to bring investment to areas that would not otherwise see it s resulting in greater long term economic benefits to those local governments as well as the
areas in which TADs are formed
Grounds for the Exercise of Redevelopment Powers in Augusta s local governments have the authority to create tax allocation districts as set forth in The Georgia Redevelopment Powers Law which was initially adopted by the Georgia General Assembly in 1985 and has
been amended from year to year
OCGA
36 441 et seq
Voters Support the Redevelopment of Augusta s First TAD
The General Assembly authorized Augusta Richmond County to exercise redevelopment powers subject to voter approval as provided by 2006 Ga Laws p 4507 The citizens of Augusta Richmond County have formally approved the use of TADs locally In November 2006 voters gave the consolidated Augusta Richmond County government the authority to exercise all redevelopment and other powers authorized or granted municipalities pursuant to the
Redevelopment Powers Law
To create a TAD the local government must adopt legislation finding that the area meets the definition of
redevelopment area under state law The law now defines redevelopment area as blighted
substandard deteriorated and distressed areas that contribute to or cause unemployment limit the tax resources of counties and municipalities while creating a greater demand for governmental services OCGA 36 442 Other characteristics may include poorly planned lowdensity development inadequate infrastructure that substantially impairs or arrests the sound growth of the community retards the
the predominance of defective or inadequate roadways
provision of housing accommodations or employment opportunities or constitutes an economic or social liability These conditions may include
Page
ra
EUISED Augusta Redevelopment Plan and Tax Allocation District 1
faulty lot layout in relation to size adequacy accessibility or usefulness unsanitary or unsafe
conditions
deterioration of former site or other improvements
the diversity of ownership tax or special assessment delinquency exceeding the fair value of the land or unusual conditions of title which prevent or encumber the property
conditions which endanger life or property by fire and other causes
The proposed Augusta Tax Allocation District 1 qualifies as a Redevelopment Area under this statute
Augusta Redevelopment Area Qualifies as a TAD
The property within the proposed Augusta Redevelopment Area has not attracted significant
private investment for office industrial residential retail or other commercial or recreational uses for the very reasons it qualifies for the proposed TAD This area which covers more than
000 7
acres
much of it within the urban
core
of the county
holds a substantial number of
underutilized properties with aged deteriorating poorly maintained and lowvalue structures vacant andor underutilized properties poorly sited surface parking and other low end uses that are less desirable now than if redeveloped obsolete housing and commercial buildings defective obsolete and inadequate street layout aging and poorly designed transportation infrastructure and obtrusive utilities that are obstacles to redevelopment
Additionally within each of the five redevelopment nodes that form the proposed Tax Allocation District are a number of unique conditions that have long served as barriers to
private redevelopment
Property Values Grow Slower and Plummet Faster Inside the Augusta Redevelopment Area TAD 1
8
p
c
CD
E cn
Richmond County
TAD Parcels
i aa
2
4
C
2005 2006
2006 2007
2 2008
Source Augusta Richmond County Board of Assessors and Georgia Dept of Revenue
Page
Proposed Private Redevelopment Projects and Investment
Private redevelopment projects that are planned under construction or have been announced for parcels within the redevelopment area are projected to add almost 400 million to the current market
value of the proposed Augusta Redevelopment Area and TAD 1 Of this amount 378 000 200
qualifies
to be used to calculate the
Augusta TAD
increment
NOTE All redevelopment projects
planned and underway as of the date of this report August 2008 are located in Urban Services
District Tax District 1
Projects Planned and Underway

Value at
Development
Watermark Hotel at the Commons Sibley Mill
Completion 000 200

50 000 000 200 103 000 7 000
Sutherland Mill
JB White s
Doris Doris
Bldgs Bldgs
condos
JB
000 10 000 8 000
White s retailoffice
$353 Million out of $378 Million of these Projects are not submitted, designed, or approved
TOTAL
000 200 378
Proposed Public Projects
Significant private redevelopment investment will help Augusta Richmond County support an ambitious work program of more than a dozen major targeted improvements and private nonprofit
projects that are planned or underway within the proposed TAD The list includes street extensions and park expansions and improvements streetscaping and improvements to the downtown canal and
parkways Major potential new facility investments include a baseball stadium trade center judicial center a multi million dollar community and nonprofit center a public safety administration and training facility expansion of the medical center and redevelopment of residences in the Laney
WalkerBethlehem and Underwood Homes communities
TAD proceeds may be used to supplement funding by public and private sources for public improvements that spur private redevelopment activity As estimated in this redevelopment plan the amount of TAD support may range from 19 6 million to 80 9 million Public investment at this level promises a return on investment in the form of private development ranging from six to 25 times the
initial
public investment
and higher taxable property values at the end of the day
The transforming power of a TAD often unlocks the development potential of surrounding areas along with that potential within the redevelopment area This result often referred to as the halo effect can have a significant impact on revenue collections in AugustaRichmond County
Page

3
Zoning and Land Use are Compatible with Community Vision The zoning and land uses as described in this redevelopment plan reflect the vision and goals of the citizens of Augusta and Richmond County as expressed in public meetings and presented in key planning documents that include the Augusta Richmond County Comprehensive Development Pan the Community Assessment created for the 2008 CDP update and other public documents as referenced elsewhere in this redevelopment plan
How can a TAD help fund the redevelopment of the Augusta Redevelopment Area
A TAD as created by Augusta Richmond County will offer the consolidated government another way to finance significant redevelopment improvements within the TAD boundaries As taxable property is developed and therefore improved any property tax revenue increase above the 2008 base value that is collected within the TAD is deposited into a special fund to pay for
redevelopment costs within the TAD
Tax exempt bonds may be issued to pay for infrastructure and other eligible redevelopment
costs in partnership with private developers As the TAD area is redeveloped the tax increment
resulting from these redevelopment projects is used to retire any bonds issued to fund eligible redevelopment costs No general fund dollars are used to repay TAD bonds Why is the TAD a good policy decision for Augusta Richmond County
Using TAD financing to fund infrastructure construction will enable Augusta Richmond County to leverage from between 3 2 million to more than 7 2 million in positive property tax
increments
depending
on
whether the Richmond County Board of Education contributes
to
provide the infrastructure necessary to support more than 378 million in private sector investment in the TAD without tapping into current tax revenues and without adding
new taxes
This investment will generate many new jobs and new sales tax revenues It will increase
income opportunities for local residents and raise sales revenues for area businesses The
redevelopment will provide Augusta Richmond County a positive mix of new living office shopping entertainment public use and recreational facilities on properties within the TAD that are currently underdeveloped Property values in the surrounding areas are also expected to increase further enhancing the property tax base for the Consolidated County and the local
Board of Education
Approval of the Augusta Redevelopment Plan and Tax Allocation District is a good economic development decision and a good policy decision for Augusta Richmond
County
Page 7
A EVISED Augusta Redevelopment Plan and Tax Allocation District 1 x
Augusta Redevelopment Plan and Tax Allocation District 1
The ability to use the Redevelopment Powers act will be a powerful tool for our community to spur redevelopment of our
city
Augusta Metro Chamber of Commerce www com newsletter oct2006 TAD augustagausa shtml
Introduction
The proposal to create Augusta s first Tax Allocation District follows decades of planning to attract private investment into some of the most historically rich yet economically marginal urban and older suburban communities in Augusta Richmond County
Consent to the creation of a tax allocation district within the area proposed will mark another important action towards improving the quality of life and ensuring economic benefits for all residents of Augusta and Richmond County Geographic Boundaries
The proposed Augusta Redevelopment Area and Tax Allocation District 1 lies within an area generally described as stretching approximately 13 miles from an interstate interchange in the northwest corner of the city to Diamond Lakes Regional Park in south Augusta This area includes the Augusta Canal National Heritage Area downtown Augusta several older city neighborhoods a large medical educational complex suburban style commercial corridors a vacant regional shopping mall potential infill development sites and aging suburban
subdivisions and strip commercial centers
For
a
map
of the
Redevelopment
Plan
proposed district see Appendix A AMENDED 11 2010 Boundary Map Close up of Area 1
See Map 2
For a boundary description of the proposed redevelopment area and TAD see Appendix B AMENDED 11 2010 Tax Parcel Identification numbers for properties included within the TAD are listed in a separate file titled Appendix B TAD parcel IDs 7 31 08 which is included with this report 2010 See cover page for Appendix B 1 List of Tax Parces with ID Numbers AMENDED 11 Properties within TAD for changes to tax parces in the TAD 1 The Redevelopment Area in Profile
s development has been shaped by a mix of land uses that follow its history as an Augusta
urban riverfront center whose growth fanned out to suburban and semi rural areas
As described in the 2004 Comprehensive Development Plan Land use within the old city limits includes neighborhoods of varying ages a central business district concentrations of publicinstitutional uses commercial uses in shopping
centers and on individual sites and industrial uses on scattered sites These uses are connected by a series of streets and highways most of which are laid out on a grid pattern In many cases residential commercial and industrial uses are in close proximity to one
Page
EVISED Augusta Redevelopment Plan and Tax Allocation District 1
another reflecting development that occurred prior to enactment of the local zoning
ordinance
In contrast it describes the portion of Augusta now located in what was formerly unincorporated Richmond County as characterized by land uses that reflect postWorld War II
development patterns
Major urban land uses residential commercial industrial and institutional are separated from one another Detached single family residences in subdivisions apartment complexes
and
manufactured
homes
are
the
predominant
residential
uses
Strip
commercial
development is prevalent along all of the major arterial highways and consists of shopping
centers office complexes and businesses on individual sites Major manufacturing plants are situated in industrial parks or on individual sites in close proximity to highways and
railroad lines At the fringe of the urbanized part of the city development becomes sparse and gives way to more open space some farms residences on larger lots and woodlands
As Augusta s population followed housing commercial and retail development away from its
central core it left several areas in a state of distress These areas and others farther out are
suffering the downside consequences of single use development and have been unable to attract new investment If left in their current state they promise no nearterm economic
growth and in fact may demand greater public spending on public works and public safety
The Augusta Richmond County government dedicated housing and community nonprofits and leading business groups like Augusta Tomorrow recognize that Augusta s future redevelopment
must include
linkages
to the best
examples
of its
historic architectural past
with twentyfirst
century improvements They are working to attract redevelopment to core areas of the city like Downtown and Old City and to struggling older suburban areas that long ago lost their
attractiveness and sustainability like the Regency Mall site
In support of this work the Augusta Richmond County government proposes the creation of a
tax allocation district
What is a Tax Allocation District
A Tax Allocation District also known as tax increment financing or TIF district is simply a public finance tool used by local governments to attract private redevelopment to substandard deteriorated distressed obsolete defective or otherwise blighted property Created in response to the many challenging conditions that face local governments attempting to revitalize such areas TADs are often the best choice among the
selection of public financing options available
Nationally tax increment financing is the most popular form of public finance for economic development projects according to the Council of Development Finance Agencies A Tax Allocation District finances public and other strategic improvements within the TAD that attract private investment As investment occurs and property values within the TAD begin to rise any property tax revenues that are generated above the TAD s original certified property tax revenue base called the TAD increment are used to pay for these public improvements
How a TAD Works
Tax increment financing captures the future tax benefits of real estate improvements
to pay the present cost of those improvements
Council of Development Finance Agencies
Page 9

om
Tax allocation districts use the increased property tax generated by new development to finance capital and other costs related to the redevelopment such as public infrastructure land acquisition relocation demolition utilities debt service and planning
The full array of improvement costs a TAD may support includes

Sewer
Storm
expansion drainage
and repair
Street construction and
expansion
Landscaping Property acquisition Building acquisition

Demolition and clearance work
Water
supply Parks paths and green spaces Bridge construction and repair
Parking structures
Environmental remediation
Curbs and sidewalks Traffic control
Historic preservation and

remediation
Street lighting
How a TAD Works
1 Step
Local
9 f
Government Creates a Tax Gi 1
Local Government
Pledges to Fund Public

Improvements within TAD TAD Attracts
Private Investment
Allocation District
N
04
Redeveloped TAD Generates Jobs Housing New Sales and
Other Tax and Economic
As Private
Development Benefits Higher Property Values Bring

Additional Revenues into Local
Government
Local Government
Development and Public Improvements Are Built Property Values Begin to Rise
Captures Increase in Property Tax Revenues to Pay

for TAD
Improvements
While Base Revenues
Continue to Fund
General Budget
Page 10
5 may
Ya
Cities and counties may also target excess TAD revenue growth new sales and use taxes alcohol taxes and business license revenues generated within tax allocation districts to finance capital improvements for public facilities like schools and
community centers
A TAD does not create a new tax or tax rate increase for a community Tax increment financing
a TAD is not subsidized by taxes from other areas it is a self sufficient financing tool funded by increased property values and corresponding increases in tax revenues from new
development within the district
In other words A TAD IS NOT A PROPERTY TAX INCREASE nor is it a tax break for developers Rather a TAD offers a way for local governments to capture future tax revenues that result from new development as taxes collected on the new development in the designated tax allocation district go to repay TAD bonds A TAD provides a community with a
financing mechanism for public investments that will attract private redevelopment
Tax allocation districts are a great deal for everyone because a developer might
not
normally
risk
building
in
a run down
part of
town
After the development is
built the value of property around the TAD project is increased

Neely Young Tools for Revitalization Georgia Trend June 2008
Georgia TADs Deliver on Their Promise
Many Georgia governments have used TADs to encourage redevelopment in areas that for many well documented reasons have not been able to compete against other development sites
In less than a decade Georgia s TADs have
Produced than 900 million in new taxable digest value

Created thousands of jobs
Raised property values within redevelopment areas by more than 14 percent per year on average
As of March 2007 there were 27 Tax Allocation Districts in place in Georgia with 17 outside the City of Atlanta according to a study conducted in 2007 by the Livable Communities Coalition These TADs encompassed more than 18 700 acres and nearly 1 9 billion in base property tax value the years they
were created
The redevelopment plans used to create these TADs forecast substantial positive economic impacts on
their host communities Statewide as of 2007 a total public investment of 3 billion created and invested within the TADs was being used to leverage more than 17 6 billion in direct private investment that is
projected
to result in
an
increase of
governments that approved the TADs
6 billion in the property tax digests within the 1 upon the completion of all projects as planned
TADs
for the
As reported by the same study the total combined tax digest within Georgia TADs at 40 of the appraised value had increase by almost 908 million from 1998 to 2007 rising at an annual compounded
rate of 14 7
percent
per year
well above the overall rate of digest growth in their host communities For
those tax allocation districts that have been fully implemented the annual rate of tax digest growth
increased more than 300 percent approximately following their TAD certification
Page
11
I Augusta Redevelopment Plan and Tax Allocation District 1 tE
TAD Impacts on the City of Atlanta 2007

As the City s redevelopment agent ADA has managed six TAD bond issues totaling 410 million since
2001 The underlying 24 projects leveraged private direct investment in excess of 2 8 billion and
resulted in
2 million square feet of office space 2 million square feet of retail and entertainment space
8 0 00 residential units 23 affordable 300 estimated construction jobs 3
680 hotel rooms
Redevelopment of three historic properties First new Auburn Avenue development in 30 years Redevelopment of former AHA housing project Establishing a Public Purpose fund for the Westside TAD
Source Atlanta Development Authority TAD report posted online Yearend 2007
When is a TAD the Best Choice to Finance Redevelopment
When compared against other areas in a city or county the proposed Redevelopment Area is consistently found to be underdeveloped underutilized and often abandoned Many of the structures within a TAD are
run down and poorly maintained Others have deteriorated or consistently fail to meet code Buildings and roads or other infrastructure are obsolete outdated and underperforming Utilities are not capable of
supporting future development
Redevelopment Areas that DO NOT Implement

theirTADs Continue to Underperform Their Respective Taxing Jurisdictions
0 30 0 25 0 20 0 15 0 10 0 5
d
0
v
Cfi
w
1
pp U
x 0
I
a
3
0
O
h
F
S
sts
Indicates the average annual
increase compounded in total tax digest within each TAD from
certification through 2006 compared to the annual percentage growth in citywide digest
Data Source Livable Communities Coalition Survey andAnalysis of Tax Allocation Districts in Georgia 2007
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Augusta
Page
12
Existing land uses are incompatible with the community s vision and have often impeded redevelopment Often demographics in the area fall into the lower quartiles for income education employment and housing and public service needs are high Environmental remediation may be required These areas have not attracted private investment on their own nor are they expected to do so in the future
TADs are created to eliminate these and other adverse or blighted conditions that impair growth and
damage the economic viability of an area A TAD improves the prevailing character of these areas by
reversing or arresting the factors that prevent its redevelopment
Georgia communities have created TADs to
Encourage commercial development in largely undeveloped or under developed commercial

locations
Develop new town centers redeveloping downtowns or revitalizing areas Replace existing lowervalued development with new urbanist and mixed use projects Replace aging shopping centers apartment complexes and free standing commercial and
residential properties with more desirable and efficient uses
Because TAD directed revenues are restricted to only 10 percent or less of a government s total property tax digest cities and counties that create TADs do so only when and where the need is greatest where
redevelopment would not otherwise occur
TAD or No TAD
Some critics have suggested that TADs are used to redevelop an area just ahead of naturally occurring growth A recent survey of existing TADs shows that where TAD implementation was delayed the tax digests within the TADs grew at a slower rate than the rest of the total tax digests for their cities and counties
These trends suggest that the initial fiscal justification for forming these districts was
probably valid and that those TADs that have outperformed their host communities would not have done so without public sector action in initiating and implementing
redevelopment projects
Livable Communities Coalition Survey and Analysis of Tax Allocation Districts in Georgia 2007 Governments GAIN New Tax Revenues with TADs
Critics of TADs commonly accuse local governments of losing or giving up tax revenue The fact is tax allocation districts have been proven to generate significantly more in local revenues than their redevelopment areas would have had the city or county done nothing
Setting
aside the
s City of Atlanta
success
with TADs
and its latest population count of over a halfa
million for the first time in its
history
three communities outside of Atlanta that have issued TAD bonds
also serve as examples of how this tool benefits communities The diagram that follows shows how their
tax revenues are projected to increase New revenues are gained rather than lost to local governments
that approve a well planned TAD The impact of successful redevelopment can be so great that
additional
revenues are
created ahead of the TAD s end date
revenues that can be directed
back into general operations among other uses
Page 13
The Revenue Impact of TADs on Three Georgia Cities
Marietta East Point
Acworth TADs issue TAD bonds
valued at 36 000 400
Bonds support pr i nvestment est at 527 000
Pr Investment
creates additional tax digest value of

000 219
Higher Tax Digest ra new tax revenues every year

est at 000 000 7
New Revenues
leave an annual surplus after paying debt service on bonds
of 000 600 which can go to the taxing jurisdictions 3 even while the bonds are being paid off
Source Livable Communities Coalition Survey andAnalysis of Tax Allocation Districts 2007
Calling for a Better Understanding of this Popular Finance Tool
Some critics have stated that TADs are a form of corporate welfare That is a myth TAD proceeds are managed and monitored by development authorities andor local officials within the jurisdictions that create the TADs Any payments that go to a developer on a reimbursement basis may be used to finance the development of public infrastructure supporting the development
Economic factors tend to discourage misuse of TADs Local governments won t
authorize TADs in areas that are thriving because the addition development
t have as much impact on tax revenue wouldn
If it s an area that doesn t need a TAD the math is not going to work The market takes care of it Sen Curt Thompson Norcross as quoted by Dave Williams in the Atlanta
Business Chronicle Gwinnett to vote on TADs for unincorporated areas 711 2008
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Augusta
Page
14
w itE IISED Augusta Redevelopment Plan and Tax Allocation District 1
Taxpayer Responsibilities Inside the TAD Boundaries
Unlike Enterprise Zones or other tax abatement programs private property owners in a Tax Allocation District pay their full share of property taxes every year They pay the full millage on their property s real
assessed value just as those who live outside the TAD do
EXAMPLE Kim lives outside of a TAD in an 1 800 sq ft townhome with a Fair Market Value
FMV of 200 000 and an assessed value of 80 000 40 of FMV She pays 16 21 in city
and county taxes for every 1 000 of the assessed value of her home
James lives in the same city in a TAD that was approved to be effective in the following year He also lives in an 1 800 sq ft townhome with a FMV of 200 000 and an assessed value of 000 and he pays 16 80 21 for very 1 000 in assessed value
Kim and James both pay 80 296 in city and county taxes all of which is used by the city 1 and county The following year city and county tax rates stay the same but the value of both Kim s and James homes has increased from 200 000 FMV to 210 000 FMV and tax
bills have increased from
296 1 80
to
361 1 64
a difference of 64 84
Where doTAD Property Taxes Go

400 1 200 1 000 1
1 r
800 600
11
0
III
I
U
1
0 0
c
a
400 200
sec
o ea
sts
at e
5
ea
ea
es
c se
TAD bonds or payments
0 CityCounty General Fund
Although Kim and James pay exactly the same amount the difference is where their property taxes go While property taxes outside of TADs are directed into a city and county s general fund the
revenues
generated in
TAD
are
directed two ways
one
portion
the original or base portion
finance the TAD
goes into the general budget and continues to fund city and county services and the remainder helps
the TAD pay
In other words persons and businesses within a TAD pay for city and county services AND for the capital improvements that made the revitalized neighborhood possible while those who live outside
only
for the
city and county
services
NOT for TAD improvements
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Augusta
Page
15
Of the new tax bill of 64 361 all of Kim 1 s taxes go to the city and the county For James all of the taxes that he paid in the year prior to the TAD 80 296 continue to go to the city and the county 1 Only the increment of 64 84 goes to pay for the TAD improvements
When Redevelopment Occurs Where Do Revenues

Generated within the TAD Go
Q y
c
t o o
500 3 000
000 3 000 500 2 000

r
r r
000 0 2 00 r r c rr rrrrr rr rr x 500 1 000 g

rr
rr
rrrrr
r rOIAIwMA rrrrrrrrrr
rrrr
rrrrr
rrr
r
r
rr
t
CD a
000 1 000
500
rr
rr
rrrrr
rr
rrr rr
rirr
rrrrr rrrrr
r
rrrrr
rrr
rrrrrrrrr
rre
rrr
rrr
rr
Base Year
Year5
Year10
Year15
Year20
Year25
Year30
Year31
Year32
and
El Share to
pay
Redevelopment Costs
beyond
D City County and School Share
NOTE Most TADs are designed to end before 30 years and TAD financing can be paid off even earlier as
represented by the change in shading after years 20 and 25 These tax proceeds are returned to local governments The 30year final maturity of TAD financings is generally based on underlying values that experience no inflation Typically a 34 percent rate of inflation will retire bonds in about 15 years with all increment thereafter reverting to the taxing authorities
When there is no significant improvement in a distressed area and no TAD or other incentive is targeted
at its revitalization property and other tax revenues generally follow their historic trend or decline Often the area shows no significant improvement or potential to generate new revenue
Page
16
Redevelopment Goes Elsewhere if TAD Is Not Approved

500 3 000 000 3 000
g 000 500 2
m
I
cc
ai
000 2 000
500 1 000
000 1 000
000 500
t
r
Base Year
Year 5
Year 10
Year 15
Year 20
Year 26
Year 30
Year 31
Year 32
and
City County
School Share
beyond
A Final Word about TADs in Georgia

TADs that have been fully implemented in Georgia are proving successful as a public financing tool Atlantic Station Camp Creek Marketplace and the former Avondale Mall site are a few of the betterknown TADs but several redevelopment areas are showing significant economic gains Several more will seek
approval for new TADs before the year is out

Almost every city and county contains areas that for one reason or another will not be the first or best
place
for revenues
private investment These areas and their ability to attract new investment that generates new new jobs and economic vibrancy will not improve unless they offer creative strategic solutions
to the formidable redevelopment challenges they face today

Areas that apply for TADs have suffered decades of neglect as the market and developers moved their dollars farther and farther away Taxpayers often pick up more of the additional costs for public safety public works social services and other needs generated within these areas Georgia lawmakers who understood that there are many valid reasons to implement TADs have amended the Redevelopment Powers Law as needed to allow cities and counties to better address their redevelopment needs
Local officials and civic leaders who decide they need a tax allocation district do so only after carefully evaluating this tool in relation to other redevelopment tools available Those involved in putting a TAD together know something about the rising costs of public infrastructure successful economic development incentives and the advantages of public private partnerships They understand the tactical importance of TAD financing and will not stand idly by as competing cities counties and states generate an ROI that can
produce double and tripledigit returns within their TADs
Governments work to create tax allocation districts when their citizens have told them that their focus on
the redevelopment area is exactly where it should be Citizen vision mission and goals for the redevelopment area must be stated in every TAD redevelopment plan And the government retains control
of the use of TAD revenues
Local developer George Rohrig plans to add restaurants shops offices and possibly live theater to a rapidly gentrifying stretch of Edgewood Avenue in sO Atlanta d Fourth Ward neighborhood
Page
17
ttEVISED Augusta Redevelopment Plan and Tax AllocationDistrict 1

q q
The status of the project may hinge on whether Rohrig is able to receive tax subsidies from the city to defray the estimated 9 million cost of building a 600 space parking deck The property sits in Atlanta s Eastside Tax Allocation District
or TAD a special zone set up by the city to spur economic development Rohrig said he won t be able to make the numbers work without TAD money
Officials with the Atlanta Development Authority which oversees the city s TADs
said they don t plan on taking applications from projects in the Eastside TAD this
calendar year
The Edgewood area once filled with industrial facilities is changing fast with trendy lofts restaurants and boutiques sharing space with aging auto shops and
warehouses
Paul Donsky Retail restaurants for Old Fourth Ward Atlanta JournalConstitution
6 22 2008
Local governments create tax allocation districts to generate growth and they also continue to manage that growth A TAD merely ensures that the proposed redevelopment area is better outfitted and able to
compete in the race to attract private investment
The Proposal
The Augusta Tax Allocation District 1 will foster the publicprivate partnerships
necessary to provide for major infrastructure and other public improvements that make redevelopment investment possible in many significant if declining areas in
Augusta It will help promote a mix of land uses that promotes sustainable growth
while protecting the area s established residential areas and natural resources
As established in this redevelopment plan the Augusta Tax Allocation District will
stimulate redevelopment and significant economic growth throughout Augusta by making it economically viable for others to revitalize portions of West Augusta Downtown O d City and South Augusta and improve their connections to adjacent
neighborhoods
old and new
Grounds for Exercise of Redevelopment Powers
Local governments in Georgia are given the authority to create tax allocation districts as set forth in The Redevelopment Powers Law Chapter 44 of Title 36 adopted by the Georgia General Assembly in 1985
To create a TAD the local government must adopt legislation finding that the area meets the definition of
redevelopment area under the state law Originally the law defined redevelopment area narrowly to
include only blighted substandard deteriorated and distressed areas
T h ese areas contribute to or cause unemployment limit the tax resources of counties and municipalities while creating a greater demand for governmental services OCGA36442
However in 2001 the General Assembly expanded the definition of redevelopment area considerably recognizing that many areas in need of TAD redevelopment assistance aren t slums but have poorly planned lowdensity development and inadequate infrastructure House Bill 409 2001 and subsequent amendments to the Redevelopment Powers Law have expanded the characteristics of areas eligible for designation as redevelopment areas Georgia s TAD definition today
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Augusta
Page
18
ISED Augusta Redevelopment Plan and Tax Allocation District 1 rRp
includes several categories that dovetail with the current conditions in the proposed redevelopment area to include Any urbanized or developed area which by reason of the presence of a predominant number of
substandard slum deteriorated or deteriorating structures because of
the predominance of defective or inadequate street layout inadequate parking roadways bridges or
public transportation facilities
conditions
either at present or following proposed redevelopment
the faulty lot layout in relation to size adequacy accessibility or usefulness unsanitary or unsafe
deterioration of site or other improvements
the diversity of ownership tax or special assessment delinquency exceeding the fair value of the land
diversity of ownership on defective or unusual conditions of title which prevent or encumber the free
alienability of land or
the existence of conditions which endanger life or property by fire and other causes or
any combination of the foregoing substantially impairs or arrests the sound growth of the community
retards the provision of housing accommodations or employment opportunities or constitutes an

economic or social liability
Additional conditions that apply to TADS are
Any area located within an urbanized or developed area which is substantially underutilized by containing open lots or parcels of and or by containing a substantial number of buildings or structures
which are 40 years old or older
Any developed area in which the current condition of the area is less desirable than the
redevelopment of area for new commercial residential industrial office or other uses or a combination of uses including the provision of open space or pedestrian and transit improvements
Any urbanized or developed area that has been subject to some development but which has inadequate roadways bridges or public transportation or transit facilities incapable of handling the volume of traffic or passenger flow in or through the area in a safe and efficient manner either at
present or following proposed redevelopment
The proposed Augusta Tax Allocation District 1 qualifies as a Redevelopment Area under this statute
The Augusta Redevelopment Area Qualifies as a TAD Augusta Richmond County has the authority to exercise all redevelopment and other powers authorized or granted municipalities pursuant to the Redevelopment Powers Law as now or hereafter amended provided for by Chapter 44 of Title 36 of the O A G C
This
authority
was
granted
by
House
Bill
773
in
2005
uslegis ga state legis www
06fulltexthb773 2005 htm as approved by a majority of the voters of Augusta Richmond

County in a referendum held in 2006
The section that follows will show that the Augusta Redevelopment Area as proposed contains characteristics of decline distress and disinvestment that meet the definition of redevelopment area
under Georgia law
Page
19
1SED Augusta Redevelopment Plan and Tax Allocation District 1

Y
Challenges to Redevelopment
The proposed Augusta Redevelopment Area contains five interconnected redevelopment nodes that have not attracted significant private investment for office industrial residential retail or other commercial or recreational uses for the very reasons the area qualifies for the proposed
TAD
Substantial number of underutilized properties with aged deteriorating poorly

maintained and low value structures
Vacant and or underutilized properties poorly sited surface parking and other low end uses that are less desirable now than if redeveloped
Obsolete housing and commercial buildings Defective obsolete and inadequate street layout aging and poorly designed
transportation infrastructure and
Obtrusive utilities that are obstacles to redevelopment
Additionally each of the five redevelopment nodes within the proposed Tax Allocation District hosts a number of unique conditions that are constraints to redevelopment
Redevelopment
o
Node 1
West Augusta
Defective and inadequate pedestrian and greenway connections

Limited public transit
TJhe municipality is in the process of gearing up and strengthening its efforts towards
administering and managing effective developed a specialized sub committee
revitalization
activities
The
Commission
has
to create streamlined policies and procedures to
effectively create positive change within blighted communities Through this effort two 2 communities have been selected Rocky CreekDover Street and Bethlehem as communities which will serve as test cases for future redevelopment activities in other communities
City of Augusta 2007 Annual Action Pan 11 9 2006
Redevelopment
o
Node 2
Downtown Old City and East Augusta
A levee prevents direct access from Augusta to Downtown
Rail lines bisect Downtown and run through historic areas

An expressway and busy thoroughfares carrying heavy traffic volumes create
psychological barriers between downtown and adjacent neighborhoods prevent

expansion
o
Interchange prevents easy and logical access
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Numerous underutilized and abandoned commercial and residential properties and vacant storefronts cover a significant area
Multiple ownership that serves as a barrier to assembling larger parcels for

redevelopment
Large areas of empty surface parking
Underused land is a constraint to pedestrianoriented development

resulted
in
Several inner city neighborhoods experienced problems similar to downtown Declining

population
deterioration
and abandonment of
housing
in
some
neighborhoods Dilapidated housing was torn down leaving vacant lots to sit idle and collect trash and debris As the population declined neighborhood businesses closed up giving the impression that the market for private investment was weak and that the
remaining residents could not support business Industrial facilities were abandoned as
manufacturing operations ceased or relocated Investment in new public facilities was limited and general property maintenance was sporadic The general impression was that certain neighborhoods were not safe and healthy places to live and work
AugustaRichmond Planning Commission 2004 CDP
Redevelopment
o
Nodes 3 4 and 5
South Augusta
The vacant 800 000 square foot Regency Mall shuttered since the early 1990s
Presence of regional roads the scale and design of parking and dated commercial structures separate surrounding neighborhoods from retail and each
other
Floodplain along Rocky Creek
Physical blight and the presence of many vacant storefronts

Inadequate street layout and lighting
Multiple ownership that serves as a barrier to assembling larger parcels for

redevelopment
Lack of maintenance of buildings infrastructure and public spaces that lead to

public safety concerns
ome of the older suburban shopping centers and first ring suburbs in Augusta are now S
experiencing some of the same problems as the inner city In recent years both anchor
tenants and small retailers have left some of the strip shopping centers located on major highways The result has been the blight caused by abandoned storefronts e g boarded up display windows empty parking lots and a decrease in services available to adjoining suburban neighborhoods Some of these same suburban neighborhoods are experiencing a decline in resident population These neighborhoods are experiencing the effects of an
aging population and are competing for residents with newer subdivisions
Augusta Richmond Planning Commission 2004 CDP
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Page 21
y REVISED Augusta Redevelopment Plan and Tax Allocation District 1
Areas in Need of Redevelopment

Downtown Augusta
The Central Business District has been the focus of a significant amount of redevelopment and revitalization over the last 25 years Now that the majority of projects from the 1982 downtown development plan are complete a consultant is being hired to prepare a plan to include a second generation of projects
Inner City
Neighborhoods
Several innercity neighborhoods have been the focus of
redevelopment projects for a number of years Public private and non profit entities have
all played a role in redevelopment efforts Declining population and the presence of many dilapidated structures and vacant lots are just some of the indicators that much remains to be done to improve these neighborhoods Additional neighborhood level planning projects are underway at the present time and the public and private sectors continue to work together on projects of mutual interest The targeted neighborhoods include East Augusta Olde Town May Park Laney Walker Bethlehem Turpin Hill Harrisburg including West
End and Sand Hills
Older Suburban
Shopping
Centers
Several older suburban shopping centers have been
successfully rehabilitated in recent years Some are being adaptively reused as office buildings call centers fitness centers and churches Others have been upgraded for
continued use as commercial centers Some remain vacant and the result has been the
blight caused by abandoned storefronts e g boarded up display windows empty parking lots and a decrease in services available to adjoining neighborhoods The most visible example is the vacant 800 000 squarefoot former Regency Mall located at the intersection of Deans Bridge Road and Gordon Highway
Source ARC Planning Commission 2008 Comprehensive Development Plan Community Assessment
gov departments planning augustaga ww zoning docspdfcompCommunityAssessmentComplete pdf
Market Conditions
The development challenges located within the proposed Augusta Redevelopment Area have had a deleterious effect on the property values and citizens who continue to live and work in
these communities
Property Values
This area includes a large area of the Laney Walker neighborhood including a district which has been designated on the National Register of Historic Places The northern and eastern ends of the project area largely consist of vacant and underutilzed commercial and industrial properties Augusta Third Level Canal Laney Walker Neighborhood Charrette Report Strategic Concepts and
Recommendations May 2006
Property Values within the TAD
Decline and disinvestment in one neighborhood generally produce a dramatic impact on those that surround it The redevelopment nodes and linkages that make up the proposed Augusta
Redevelopment
Area and Tax Allocation District 1
cover more
than 7 000
acres
nearly seven
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22
percent of the 47 775 acres in Richmond County TAD property values are lower and have grown at a slower rate than those throughout the rest of the county bringing the total value
and
growth
rate
of the county down with them
Property Values Grow Slower and Plummet Faster Inside the Augusta Redevelopment Area TAD 1
8
6
S
c
c
2 0
Richmond Co unty
1eTAD Parcels
To
2 K
as
20052006
2006 2007
20
2008
6
8
Source Augusta Richmond Count Board of Assessors and Georgia Dept of Revenue
Residential
Cost burdened households are defined as those households paying 30 percent or more of their income for housing Households with Tess than 20 000 annual income are most likely to be cost burdened The data indicate that an estimated 27 8 percent of Augusta homeowners and 4 percent of renters are cost burdened ARC Planning Commission 2008 Community Assessment 43 There is a particulary high concentration of oder substandard housing units within some innercity neighborhoods Where dilapidated units have been removed the resulting vacant lots have become blighting influences on neighborhoods
ARC Planning Commission 2008 Community Assessment
Building Conditions
The 3 500 parcels in the Laney Walker and Bethlehem neighborhoods comprise nearly 40 percent of the
total parcels included in the proposed Augusta Redevelopment Area and TAD As such their condition is indicative of the property conditions found in many of the areas targeted for redevelopment A recent windshield survey of the housing commercial and industrial buildings in these two neighborhoods was conducted by APD for the Laney WalkerBethlehem Neighborhood Pan City of
Augusta Housing Community Development Department The survey revealed that less than half of the buildings in Laney Walker 44 percent and only 8 percent in Bethlehem are in good or sound condition
More than a third of the buildings in Laney Walker and almost three quarters of the Bethlehem buildings
are
in poor condition
requiring repair
dilapidated or deteriorated
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Page 23
Approximately 22 percent of the buildings in Laney Walker and 87 percent in Bethlehem are vacant for a total of 1 069 empty buildings in these two neighborhoods alone
Area Demographics Population
Population growth in Augusta Richmond County is not keeping pace with that of the larger
metropolitan area
While these population growth trends show that the MSA has had stable growth over the
Last seventeen years they also show that some counties within the MSA have been more
competitive than others for that growth While Columbia County Georgia Aiken County South Carolina and Edgefield County South Carolina have seen tremendous growth during
the
period the growth
rates in Richmond
County
have been modest at best
It is therefore clear that the northern portion of the region s urban core North Augusta is effectively competing for its fair share of the regional growth but that the southern portion
The City
of Augusta
Richmond must further expand its efforts to compete for population

ICON Architectore A Shared Vision AugustaNorth Augusta 2008 Master Plan
growth within the region

Augusta Tomorrow
From 1990 tO 2000 the last Census count population in the four Census tracts that make up the Bethlehem and Laney Walker neighborhoods 7 14 and 15 declined approximately 10 9
percent while growing 20 percent in the Augusta MSA More than 80 percent of these
households
are
low to
moderate
APD
Inc
for
City of Augusta
Housing
Community
Development Department
Household Income
Low and low to moderate income households are disproportionably clustered in areas within
the proposed redevelopment area
1FIC3iURE 2 CONCENTRATION OF LOW MOO PERSQN5

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Poverty is rising in Richmond County poverty that is concentrated in the areas targeted for redevelopment In 1989 the Census shows that 20 6 percent of the county more s population
a
than
fifth
lived in poverty The percentage in 2005 was 22 7 percent
The target area master plan encompasses the neighborhoods of Laney Walker Bethlehem
Turpin Hill and a portion of Uptown which offer opportunities for residential revitalization publicprivate partnerships and employment possibilities The overall goal of the plan is to create a sustainable economically diverse neighborhood that contains housing jobs
educational and workforce development opportunities The main components of the pan include parks and open space new and renovated housing canal improvements
commercial and mixeduse areas removal of the CSX railroad tracks a biomedical park
and street
improvements
CRSA Regional Development Center The Augusta Area Diversification
Initiative November 2006
Households that rely on Section 8 vouchers to provide affordable housing are also concentrated
in the proposed Redevelopment Area
Si
11
ire
tI r
TI
rt
azP
i
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x
iy
sue
Community Vision for the Redevelopment Area

In its 2008 Comprehensive Development Plan update the Augusta Richmond County Planning
Commission has designated new Preliminary Character Areas specific geographic areas within
the community that will serve as planning subareas within the city The preliminary character
areas that have been chosen
have unique or special characteristics that are important to preserve or enhance

have the potential to evolve into unique areas given proper planning and development
guidance and
require special attention due to challenging development patterns or issues
Page
25
As part of its planning process the Commission during the writing of this redevelopment plan was conducting an online survey of Augusta s citizens to determine their vision for development objectives in each of these character areas Each area is described in greater detail in the Zoning and Land Use Compatibility section that follows later in this plan
Redevelopment Plan Vision and Goals

Historic preservation and adaptive reuse stabilizing the physical community developing more
open space and parks attracting mixed use development and improving mobility access and
linkages
whether pedestrian
or
bikeways waterways
or
roads
are seen as important
redevelopment components for the areas proposed
The development objectives as described in the Planning Commission s survey offer the means to realizing the vision and goals for a vital city and county as described in the CDP and other planning documents produced by Augusta Richmond County and the many business and civic associations that work to support healthy balanced economic growth for the area
Quoting from the survey following is a baseline vision by character area for redevelopment that will draw together the entire proposed redevelopment area into one interconnected whole
DOWNTOWN Downtown Augusta will continue to reflect the predominant characteristics of a historic central business district while at the same time adapting to the changing environment around it Underutilized parcels will be redeveloped in a manner consistent with the overall vision for downtown and with respect for existing development patterns and the historic architecture in the area Redevelopment will include new medium and high density housing additional commercial and office development new civic and institutional facilities and
shopping and entertainment facilities Adaptive reuse of historic buildings will be a key
component
OLD CITY NEIGHBORHOODS Maintain lowdensity single family residential development in areas where it is already the predominant land use Inf ll residential development at densities compatible with the surrounding area Site design reflects traditional neighborhood patterns and existing architectural styles Redevelopment projects housing and economic development in neighborhoods targeted for such activities Neighborhood activity centers provide a focal point for community services and location for appropriatelyscaled retail establishments
SOUTH AUGUSTA
Promote a mix of housing types at owtomedium densities while
preserving the single family residential character that is predominant in the area New private development shoud complement the existing in style appearance and location Public
investment should strengthen existing neighborhoods and create a climate conducive to
additional private investment
WEST AUGUSTA Promote limited development of the remaining vacant tracts while preserving the single family residential character that is predominant in the area Commercial development will be confined to existing locations and any additional redevelopment of commercial sites will be buffered from adjoining residential areas Mixeduse development will be encouraged on sites being redeveloped
s Augusta
citizens will
further
refine
the
vision
for
redevelopment
of
the
proposed
redevelopment area with their response to this Planning Commission survey and their
participation in planning and other public forums
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W I SED Augusta Redevelopment Plan and Tax Allocation District 1

Proposed Land Uses After Redevelopment
The Augusta Tax Allocation District 1 is designed to stimulate the creation of an interconnected series of economically vibrant livework play clusters with significant new private and public investments that spur material improvement in important communities that
have long experienced disinvestment These clusters are targeted for redevelopment nodes that track from West Augusta to East Augusta and Downtown Old City to South Augusta connected by linkages that run along improved waterways and roadways
Redevelopment policies and investment will be tailored to emphasize the strengths of each redevelopment node while introducing to each a greater variety of land uses that may include new mixes of residential commercial entertainment cultural and recreational development
Improved road connections sidewalks bike paths and greenways will better connect neighbors and businesses transforming a number of disconnected difficultto access and underdeveloped
land uses into several attractive economically re invigorated pedestrian and visitor friendly
communities that will attract new residents employers and workers to Augusta s core areas
and better serve the entire county
Proposed Redevelopment Projects

Private redevelopment projects that have been announced and are planned or under construction are projected to add nearly 400 million to the current market value of the proposed Augusta Redevelopment Area and TAD 1 Of is amount 513 000 qualify when calculating the TAD 200 increment NOTE All redevelopment projects planned and underway as of the date of this report
August 2008 are located in Urban Services District Tax District 1
Projects Planned and Underway
Value at
Development
Watermark
Completion
200 000 000 50 000 200 103 000 7 000
Hotel at the Commons Sibley Mill
Sutherland Mill
JB White s Doris Doris
Bldgs Bldgs
condos
JB White s
000 10
000 8 000
retailofc
TOTAL
000 200 378
within the
Descriptions of major public andor private projects underway or planned within the boundaries of the proposed Augusta Redevelopment Area and Tax Allocation District 1 follow The projects are grouped
redevelopment
nodes
as
indicated
by
number
of the TAD
Page
27
11EVISED Augusta Redevelopment Plan and Tax Allocation District 1
There are a significant number of tenants we re toking to that want to be in a Bass Pro Shop shopping center said Frank Mu ins Collett s Augusta point man This brings men into the center which don t normally come M They stay most of the day They travel a distance That creates the need for hotels in close proximity It creates the need for food and other retail for family members
that might not want to go to the Bass Pro
Tim Bausch Augusta Chronicle April 17 2008 http chronicle comstories041708 bus 195356 auausta shtml
West Augusta TAD Redevelopment Node 1 Proposed Public Investment

Augusta Canal National Heritage Area
Design in progress for extending the
Augusta Canal Multi Use trail along the route of the former Bartram Trail Project will
create a loop configuration for the trail
Riverwatch Parkway Construct median barrier on Riverwatch Parkway from TAD 2 to Jones Street in downtown Augusta and install lighting at I 20 Riverwatch
boundary
Parkway interchange Project designed to improve safety and drainage Current

estimate is 12 0 million Funding not available at present Project is in long range
Downtown Old City and East Augusta TAD Redevelopment Node 2
Proposed Private Redevelopment
Watermark
A 100 million condo office hotel retail project slated for development on a 6 acre
tract of riverfront land bordered by 5ht St 6 St and Reynolds Street in downtown Augusta Overall plans call for a 62 000squarefoot office building a 150room hotel the Reynolds Street
train depot renovated into retail space a fourstory parking garage and 100 condos priced from 000 to 400 350 000 Developers want to build the office building first followed by the hotel The goal is to prelease at least 50 of the office space before starting construction A firm timetable has yet to be announced though the project has been delayed until at least early 2009
Parcel 047 2003 00 0
B White 3 s
Building
Project involves conversion of former department store at 936 Broad
Street into condominium and commercial space The 80 000 squarefoot 4story main building is being renovated and the first tenant moved in late July 2008 The White Azalea restaurant and Casablanca Cafe coffee shop are scheduled to open in early August Renovations continue on the upper floors Horizon Group Investments out of Atlanta is the developer When finished with the main building work will begin on a separate but connected 50 000squarefoot building on Ellis
Street The residential
commercial development scheme will be repeated in this building A total
of 80 condo units will be available in the two buildings Parcel s 0373 153 000 0471
115 01 0
Sibley
Mill
Vacant textile mill located on the banks of the Augusta Canal in the Harrisburg
neighborhood Currently owned by Avondale Mills but Augusta Capital LLC anticipated closing on the purchase by the end of 2008 Concept is to turn the 516 000squarefoot mill
into a mixed use facility with office retail and residential space Estimated investment when
completed
is
50 million
Parcel
027 4 096 00 0
Project that is ongoing involves the rehabilitation of a 50 000 square foot former textile mill ca 1887 for use as customized medical office space Property is located off Greene Street near the former Enterprise Mill The property will have access to the St Sebastian Way Greene Street Extension road improvement project Medical center is 5 minutes away
Project represents
an
Sutherland Mill
investment of
0 million Parcel 7
0363 214 00 0
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cz
REVISED Augusta
Redevelopment Plan and Tax Allocation District 1
The
Commons
on
Broad
Street
Eightstory
50 million
hotelretailloft apartment
development proposed for a multi parcel site at the intersection of James Brown Blvd and Reynolds Street adjacent to the Augusta Common Site is across Reynolds Street from the
proposed location of the TEE Center Concept plan received approval of Augusta Historic
Preservation Commission subject to submission and approval of a site plan for the project within 12 months by March 2009 No firm timetable for project implementation Parcel s 037 3 0 0373100000 0373 103 000 037 3 104000 037 3 105 010 00 089
The
Enclaves
on
James
Brown
Blvd
28 unit townhouse development under

Augusta
at
construction on a 1 3 acere site at the corner of Ninth Street and D Antignac Street
Prices start at 139 900 The project developer is the Improvement Corporation Value upon completion is estimated
Neighborhood
Parcel
6 4
million
s 046 4 242 01 0 046 4 251 00 0 046 4 250 00 0 046 4 249 00 0 046 4 248 00 0 046 4 247 00 0 046 4 246 00 0 046 4 245 00 0 046 4 244
00 0
Downtown Old City and East Augusta TAD Redevelopment Node 2

Proposed Public Investment
St Sebastian Greene Street Extension Project 30 3 million road improvement extension project that will connect the medical complex with Riverwatch Parkway Construction on the project started in June 2008 and the contract completion date is July 31 2010
Trade Exhibit and Event Center The TEE Center is under construction on a site at the
northwest comer of Reynolds and James Brown Blvd 9 St adjacent to the Marriott Hotel and
Suites The center will contain about 115 000 120 000 square feet of space including 40 000 square feet of exhibit space and another 27 000 square feet of public circulation space The center is designed to attract trade and exhibition shows to Augusta that need large amounts of flat open space for displays e g boat shows car shows business expositions 20 million in SPLOST funds have been allocated to the project
Laney Walker Bethlehem Redevelopment Dedicated
Public
Financing
On March 1
2008 a new city ordinance went into effect imposing a Transportation and Tourism Fee of 1 00 per room night on hotel and motel rooms in Augusta The room tax proceeds estimated at 1 million per year or more are to be deposited in a Transportation Fund for distribution in the
following manner
000 per year for 50 years for planning and development projects Tourism 750 Enhancement in the Historic Heritage District with priority assigned to projects in LaneyWalker and Bethlehem 2 000 per year for 50 years for management and operations of the TEE Center 350 3 Any additional funds collected to be allocated to the Augusta Transit Department
Judicial Center New judicial center to be built on property bounded by Walton Way 10 St the CSX railroad and James Brown Blvd in downtown Augusta Center will house court functions now in the Municipal Building Estimated cost likely to exceed 50 million Expect to break ground
in early 2009
Public
Library
New 90 000 squarefoot main library to be built on a site on the corner of
Telfair and James Brown Blvd Construction cost will be 16 4 million Total investment e g land acquisition clearance and demolition relocation expenses construction and furnishings in the
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or
complete
REVISED Augusta Redevelopment Plan and Tax Allocation District 1 4
20 22 million range Construction to start late summer 2008 and take about 24 months to
Downtown Baseball Stadium
seat
multiuse facility on vacant riverfront property 10 7 acres located at 11 and Reynolds Streets A phase 1 feasibility study concluded that a multiuse project represents the
baseball
Project as proposed would involve the construction of a 6 500
stadium
highest and best use of the property Constraints include the fact that the property is currently
owned by the State of Georgia and whoever develops would have to pay 9 5 million 6 million to the city to reimburse sales tax investments and 3 5 million for bond indebtedness
Construction
cost in estimated the 30 www bringbaseballdowntown comdefault http asD
million
range
Project
website
James Brown Blvd
9 St Streetscape Project Transportation Enhancement grant award of 200 000 made in December 2007 Grant award has to be matched at
least 20 by local sponsor Likely improvements to include pedestrian and landscaping improvements on James Brown Blvd No timeline for implementation set though likely
will be implemented within 24 months
Redevelopment
of Underwood Homes
East Augusta
The Augusta Affordable Housing
Corporation and the Augusta Housing Authority are currently soliciting developer interest in a multiphase mixed income housing project that would replace Underwood Homes Underwood is a ca 1972 250unit apartment complex located off Sand Bar Ferry Road in east Augusta Low income tax credits expected to finance part of the project costs The plan calls for the
development to be built in phases The fi rst phase is a 50 to 55unit complex built on an empty 2acre tract in front of Underwood About 30 percent of the units will be set aside for public 31 housing 60 percent for working families eligible for rent reductions with incomes from 26 300 to 560 and 10 percent at market rate Construction of first phase not anticipated until late 2010 31
The Ray and Joan Kroc Corps
Community
Center
Project involves the construction of an
111 squarefoot multi purpose center on a 26acre site adjacent to the Augusta Canal in the 000 Harrisburg neighborhood Estimated investment will include 30 million acquisition and
construction 30 million operating endowment
30 million local fundraising goal for a
90 million total Project timeline has doors opening by late 2010 or early 2011
Over 25 non profit service offices will provide a continuum of social services in a single onsite service center Facilities will also include full facilities for the United Way of the CSRA Recreation facilities will include a full sized fitness center with a gym aerobic weight and fitness training
equipment and facilities and an aquatics center
The art education and worship center will include The Salvation Army chapel and administrative offices skills training facilities a 500 seat performing arts center with extensive support area and full scenery fly space a senior lounge computer labs adult education classrooms art classrooms music rehearsal and teaching classrooms dance rooms dropoff child care and an indoor playground In addition it will feature a 400 seat Banquet Center with teaching kitchen for job skills training and an outdoor cafe overlooking an outdoor amphitheater on the banks of the
Augusta Canal
Expansion of Medical College
Manor
of
Georgia
The
S U
MCG is updating campus master plan to

Department
of
include expansion on the property occupied until recently by residents of the Gilbert
Public
Housing
Complex
Housing
and
Urban
Development has approved the sale of the property and the City of Augusta has agreed to finance the purchase at a cost of 10 million to be repaid with future SPLOST MCG plans call for over 200 million investment in new buildings and support facilities on the
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Gilbert Manor property Implementation time frame contingent in part on funding from the University System of Georgia Board of Regents
South Augusta TAD Redevelopment Nodes 3 4 and 5
Proposed Private Redevelopment

Former
Regency Mall Site
no specific plans in place at present
NOTE Located at the geographic center of Augusta Richmond County Regency Mall opened in 1979 with 800 000 square feet of retail and dining space on 75 acres The mall structure stands vacant now its buildings boarded The idea of its use as government offices or park space have been proposed but the proposals for redevelopment most often pointed to are contained in the report The Redevelopment Strategy for Regency Mall and Surrounding Area as prepared by Winward Properties
LLC and associates
with public involvement
for Greater Atlanta Progress Inc
4T
From The Redevelopment Strategy for Regency Mall and Surrounding Area
The proposal calls for redevelopment of this area as a town center mixeduse project that could
include
000 s 200 f of large office space for a back office tenant like a call center
300 f 000 s of general office space for small and mediumsized businesses 000 s 110 f of retail space geared to sports and entertainment
000 s 100 f of retail space geared to outlet or valueoriented retail New multi family residential
New and rehabilitated single family residential in established neighborhoods

South Augusta TAD Redevelopment Nodes 3 4 and 5 Proposed Public
Investment
Fire Administration and
Training Facilities
City of August project involving rehabilitation of
former auto dealership near Deans Bridge Road and I520 into Fire Department training facility
Former bank building to be rehabilitated for use as Fire Department administrative offices
Jones
Bobby
Expressway I520 Widening
Planned project to widen I520 from 46 lanes
between Gordon Highway and Deans Bridge Road 3 2 miles including upgrades to the
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SED Augusta Redevelopment Plan and Tax Allocation District 1 I
interchanges Funds currently allocated 8 9 million Currently programmed for construction start in year 2010 but likely will be delayed due in part to need for additional funds Project to widen Windsor Spring Road from 24 lanes with raised median from Tobacco Road south to Willis Foremen Road Includes widening of bridge over Spirit Creek Preliminary Plans are 95 complete and rightofway plans submitted to GDOT for review 17 4 million currently earmarked for rightofway acquisition Construction funds current estimate is 27 4 million not available at present
Diamond Lakes Park Expansion
Windsor Spring Road Widening Phase IV
This regional park is the focus of ongoing investment in
accordance with a park master plan Next scheduled improvements include the construction of a
tennis complex
Additional Improvement Initiatives
AugustaRichmond County Target Area Master Plan
i s YYI
ry d
raP
44
ff
rw I
Fes
Developed by EDAW Trinity Plus One Consultants this report proposed that Augusta Richmond County develop public private partnerships with major Augusta employers including the Medical College of Georgia the Georgia Medical Center Authority Paine College the AugustaRichmond County Housing Authority the Richmond County Board of Education and the State of Georgia to ensure the success of a redevelopment strategy for the neighborhoods of Laney Walker Bethlehem Turpin Hill Harrisburg Academy Baker the Central Business District Olde Town May Park East Augusta and a portion of Uptown
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1 REVISED Augusta Redevelopment Plan and Tax Allocation District 1

V
Projects as proposed in the Target Area Master Plan lay the framework for future redevelopment in this area of Augusta They include the proposed baseball stadium infill housing mixed use developments that include multi family housing and retail canal improvements park and recreation areas and the removal of CSX lines that run through the area all of which is mentioned elsewhere in this redevelopment plan A Shared Vision Augusta North Augusta 2008 Master Plan
This plan will update the earlier City Center Master Plan produced by Augusta Tomorrow an association of business and civic leaders whose mission is To serve the community at large by planning promoting and implementing the development of Augusta with particular emphasis on the city center For the new plan which is not scheduled for release until the
end of the year ICON Architecture has
produced
an
initial report
Report
Findings and
in which the firm compiles data and citizen interviews and analyzes its findings to develop a framework on which it will develop a final plan Available in this first report are a definition of the study area a look a recent developments summaries of the downtown area s attributes and obstacles to revitalization It also contains proposed focus areas for redevelopment as well as potential strategies initiatives projects and next steps Several of the findings in this study are reported in the Augusta Redevelopment Plan and TAD 1 Laney Walker Housing Market Analysis
Directions
Conducted by Dale Henson Associates with Bleakly Advisory Group this 2004 plan examines the initial round of revitalization in Laney WalkerBethlehem neighborhoods and identifies more than 229 million that has or will be invested including 25 million in ANIC housing and commercial projects 30 million in Board of Education projects and 2 5 million in road and streetscape improvements The report projects that these public investments will result in 125
units of new housing for the area
Laney WalkerBethlehem Neighborhood Plan Paving a New Trail on a Historic Road
This 2008 report a strategic plan to guide revitalization and sustainability of the Laney Walker and Bethlehem communities was recently presented by APD Inc to The City of Augusta Housing Community Development Department It examines and analyzes the two earlier reports on this area and provides new information as well as specific project area
recommendations and a community driven vision of what these areas could look like It also outlines action steps designed to encourage reinvestment
Recommendations for improvements and investment are presented in a set of area profiles for 27 Proposed Project Areas in Laney Walker and 17 in Bethlehem They include restoring
and building new infill mixed use multi family and senior housing commercial and retail spaces restoring the Laney Walker Museum building a new Heritage Trail and a number of projects that improve and support the economic and rich historic and cultural health of
s core communities Augusta
Historic Properties within TAD Boundaries
s many rich contributions to American history are reflected in its many national and Augusta
local historic districts and properties
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Augusta eight National Register Historic Districts encompass approximately 6 s 200 properties 34 of which are listed individually on the National Register These districts and properties
represent many aspects of Augusta s history of development the central business district
industrial facilities urban neighborhoods institutional buildings and rural resources Three
areas
Downtown Summerville and Olde Town
have also been designated as local historic
districts under the city s historic preservation ordinance according to the ARC Planning
Commission
Although Augusta s historic past is centered in its Downtown and Old City areas other areas may include architecturally and historically significant structures that could be targeted for
preservation at a later date
National Register Historic Districts
Local Historic Districts

Summerville
Olde Town
Downtown
Augusta Canal
Industrial
Bethlehem
Downtown
Harrisburg
West End
Woodlawn
Laney Walker
Sand Hills
Pinch Gut
Summerville
TAD proceeds can be used towards the rehabilitation of historic structures that have public
uses If public funds are used to alter any historic property within the City s proposed
guidelines and requirements
redevelopment area and TAD such alterations will follow relevant federal state and local
Zoning
Land Use Compatibility
The redevelopment nodes within the proposed Augusta Redevelopment Area and Tax Allocation District 1 comprise more than 7 000 acres that include a broad range of zoning and land use classifications as described in the Augusta Richmond County 2004 Comprehensive Development
Pan
Land Use Compatibility
The boundaries of the Augusta TAD fall within five of eight new character areas as designated by the AugustaRichmond Planning Commission These character areas have been designated based on their unique or special characteristics that are important to preserve or enhance and their potential to evolve into unique areas given proper planning and development guidance They also require special attention due to their challenging development patterns or issues
The character areas within the proposed Augusta Redevelopment Area and TAD 1 and their current land uses are described in the commission s report Premnary Character Areas in
Augusta as follows
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West Augusta TAD Redevelopment Node 1 Predominantly suburban residential and commercial regional activity centers canal environmentally sensitive areas greenspace major transportation
corridors quarry
West Augusta is an area reflecting the suburban development patterns of the last 50 60 years Low density residential subdivisions and commercial development dating from the s 1980s are predominant in the area Apartment complexes of varying ages are 1950 scattered throughout the area Developable land has become scarcer in recent years
resulting in the development of more attached townhouse and condominium complexes

Transit service is more limited than in the old city neighborhoods
Old City Neighborhoods TAD Redevelopment Nodes 1 and 2 Historic districts and properties traditional and suburban residential neighborhood and regional retail civic and institutional regional
activity centers medical education canal
Most of these neighborhoods developed prior to World War II and reflect the major
characteristics of socalled traditional neighborhoods They include Olde Town May Park Uptown Laney Walker Bethlehem Turpin Hill Harrisburg including the area formerly known as West End Academy Baker Pendleton King Summerville Sand Hills Highland
Park
Forest
Hills Albion Acres
Forest Acres
Downtown TAD Redevelopment Node 2 Historic districts and properties historic central business district mix of uses expressway riverfront recreational and entertainment canal Downtown Augusta is where the city was founded and first developed Downtown has the major characteristics of a traditional central business district including a wide variety of land uses retail office cultural entertainment financial government open space industrial and institutional high level of access for vehicles pedestrians and transit a mix of architectural styles medium to highdensity residential development and commercial
buildings with no front or side setbacks
East Augusta TAD Redevelopment Node 2 Suburban and multi family residential light
and heavy industrial major transportation corridor and airport environmentally sensitive areas
conservation areas and greenspace
East Augusta is characterized by a mix of natural resource areas industrial uses and limited residential and commercial land uses Residential development includes some conventional
subdivisions
dating
from
the
1950s
1970s
some apartment complexes
and
newer
townhouse and condominium development some of which is located along the Savannah Riverfront The conventional subdivisions are concentrated in the northeast e g Hornsby Eastview and Marion Homes central e g Hyde Park Aragon Park Lombardy and Virginia Heights and south central e g Apple Valley parts of East Augusta All of these conventional subdivisions are located in relatively close proximity to industrial land uses
South Augusta TAD Redevelopment Nodes 3 4 and 5 Suburban residential and commercial light and heavy industrial major transportation corridor institutional regional
sensitive areas
retail educational and recreational conservation area and green space environmentally
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tlIISED Augusta Redevelopment Plan and Tax Allocation District 1
South Augusta is also largely characterized by a suburban pattern of development Residential development is characterized by low density subdivisions with mostly single
family
detached
units
on
uniform
lots
approximately
acre 4 1
in
size
Subdivision
development started in this area as early as the 1940s and continues to the present day
Apartment complexes are scattered throughout the area and usually located in close proximity to employment centers shopping and major roads Curvilinear street patterns
predominate
There
are
generally
few
amenities
for
pedestrians
e i
sidewalks
crosswalks and transit service is more limited than in the old city neighborhoods
Zoning
With few exceptions according to the Augusta Richmond County Planning Commission
Augusta traditional zoning ordinance has separated residential commercial industrial and s institutional uses from one another Although an example of every land use exists in the total area of the proposed TAD each redevelopment node is zoned for different sets of uses that define its character as distinctly separate from the others
West Augusta TAD Redevelopment Node 1 Predominantly light industrial but includes some heavy industrial general business and agricultural zoning Old City Downtown and East Augusta TAD Redevelopment Node 2 Predominantly general business and industrial zoning heavy and light along the river with the industrial
areas
in West
single family
and
Augusta further away from the multi family with some
river the
neighborhood
both zoning is heavily residential and general business and
professional office There s an area along the river zoned for planned unit development
South Augusta TAD Redevelopment Nodes 3 4 and 5 Includes heavy and light
industrial
in the redevelopment area nearest Augusta s downtown with general and neighborhood business and residential single and multi family covering more area as one
moves away from the center of town Area 5 is predominantly single family and mobile home residential with some neighborhood business and agricultural zoning
It has been recommended that the government create and use special zoning district guidelines and planning strategies that can be applied to redevelopment projects as they are proposed in areas within the Augusta TAD These strategies may include rezoning with particular guidelines
attached or a design review system as well as
Overlay districts that encourage infill and or mixed use development Zoning that permits residential development in commercial zones Zoning that allows conservation subdivisions to be developed requiring a minimum of 40 of the subdivision to be permanently protected greenspace
The zoning and land uses as described reflect the vision and goals of the citizens of Augusta and Richmond County as expressed in public meetings and presented in key planning
documents that include the AugustaRichmond County Comprehensive Development Pan the Community Assessment created for the 2008 CDP update and other public documents as referenced elsewhere in this redevelopment plan
Changes to traditional zoning classifications will be recommended for project areas within the TAD as necessary to reflect the future vision and redevelopment goals for the TAD When
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redevelopment may require more of an urban than suburban code the City will work with the developer and the neighborhoods in which the proposal is made to develop the appropriate
code
Relocation Plans
As is currently foreseen no relocation of tenants from private homes or businesses is anticipated within the proposed Augusta Redevelopment Area and Tax Allocation District 1 In cases where public funds are used for property acquisition and there may be a relocation of existing private homes or businesses such relocation expenses will be provided for under all applicable federal state and local guidelines Such sources of funds require relocation benefits
to be offered to tenants and users for relocation
In any case where there is relocation of existing public housing or other public facilities such relocation expenses may be provided for under all applicable federal state and local guidelines
Method of
Financing
Proposed Public Investments
TAD proceeds may be used to supplement funding by public and private sources for public improvements
that spur private redevelopment activity As estimated in this Redevelopment Plan this amount of TAD
support may range from 19 6 million to 80 9 million These costs can fluctuate based on costs for
labor equipment and materials and as such are estimated as a percent of the total projected
private investment Cost estimates follow
PROPOSED PUBLIC IMPROVEMENT COSTS within
the AUGUSTA TAD 1
Item Water and Sewer
All Funding Sources

Estimated Costs
244 1 000
000 369 10
which may include Transportation roads sidewalks curbs streetscapes lighting traffic control gateways etc
147 4 000
000 369 10
Parking
structures
green spaces
275 1 000
000 415
539 9 000 726 3 000

051 7 000 000 198 11
903 2 000 515 5 000
Parks pathways and
Environmental remediation
Land
866 1 400
318 3 000
125 1 000
acquisition and development
Professional Services
Misc TAD expenses
342 1 000
TAD 1
Estimated
Augusta
Budget
14 400 732 000 670 60
NOTE
These
categories
and
cost allocations
are
estimates
presented in constant 2008 dollars and as such are subject to

revision as this Redevelopment Plan is implemented
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11 I Augusta Redevelopment Plan and Tax Allocation District 1 91 r 1 7 4 0047
As of the date of this plan August 2008 private investment activity for projects that fall within the Augusta Redevelopment Area and TAD 1 add up to more than 378 million
A NOTE ABOUT BOND PROCEEDS Based on the value of new developments totaling approximately 503 2 million the annual increment generated from city and county millage of 3 2 million supports gross bond proceeds of 31 6 million and net proceeds after
adjusting for issuance costs and capitalized interest and debt reserves of 25 2 million If the November referendum is successful and the Richmond county school board agrees to contribute its millage to the TAD the annual increment projected based on the stabilized value of new developments of 7 2 million supports gross TAD bonds of 69 5 million and
net proceeds of approximately 55 4 million These numbers do not net out the current
property taxes produced by the parcels
assessed value of real
on
which the
new
development
will
occur
Bond
calculations are based on a 25 year final maturity assuming zero percent inflation on the
property within the TAD and
a
percent coupon
Actual
bond
proceeds will be determined by a variety of factors including general market conditions in affect at the time of issuance bond underwriter requirements and the assessed value of real property within the TAD as determined by the county assessor s office
The redevelopment costs for all public and private improvements will be funded by public and private sources as identified prior to and during redevelopment These sources may include
but are not limited to
Existing federal and state funding agencies and programs for transportation improvements community redevelopment and other uses as they apply
Proceeds of tax allocation bonds commercial financing and or tax allocation
increment
County capital improvement funds such as those generated by the County s Special 1 Sales Tax SPLOST Urban SPLOST and Hotel Motel Room Tax
currently in place
Community Improvement Districts

Local bonds
Private development funds

Private donations and
Other federal state and local grant and funding sources as appropriate and
available
Page
38
ceSZt
Er SED Augusta Redevelopment Plan and Tax Allocation District 1

Q
A about the Augusta TAD
How can a TAD help fund the redevelopment of the Augusta TAD
A TAD once created by Augusta Richmond County offers consolidated Augusta another way to finance public improvements for redevelopment within the TAD boundaries As this property is
redeveloped and therefore improved any property tax revenue increase within the TAD is
deposited into a special fund to pay for the redevelopment costs within the TAD
Tax exempt bonds may be issued to pay for infrastructure and other eligible redevelopment
costs in partnership with private developers As the TAD area is redeveloped the tax increment
resulting from these redevelopment projects is used to retire any bonds issued to fund eligible redevelopment costs No general fund dollars are used to repay TAD bonds
Why is the TAD a good policy decision
Using TAD financing to fund construction of infrastructure will enable Augusta Richmond County to leverage from 3 8 million to more than 8 million in positive property tax increments to provide the infrastructure necessary to eventually generate more than 378 million in private sector investment in the TAD without tapping into current tax revenues
and without adding new taxes
This investment will generate many new jobs and new sales tax revenues It will increase
income opportunities for local residents and raise more sales revenue for area businesses The
redevelopment will provide Augusta Richmond County a positive mix of new living office shopping entertainment public use and recreational facilities on underdeveloped areas within the TAD Property values in the surrounding areas are also expected to increase further enhancing the Consolidated County s and the local Board of Education s property tax base
If TAD bonds are issued once they are retired the Consolidated County will receive the full property tax increment from the development If no bonds are issued and if property values within the TAD rise faster than projected the Consolidated County will receive the difference between the infrastructure costs earmarked for payments and the increment collected
Can Augusta Richmond County use the new tax revenues for projects outside the
TAD Why do they have to stay in the TAD
Positive tax increments are NOT generated in the redevelopment area unless private developers invest in new construction Without the TAD there are no significant new tax revenues The redevelopment projects as planned for the Augusta Redevelopment Area are
not
financially
viable
without
TAD
financing
for
the
infrastructure
and
other
public
improvements
The purpose of the Augusta TAD as proposed is to use positive tax increments to make private development possible Augusta Richmond citizens will reap the benefits of the private
investment and
public capital improvements planned for the
TAD
without having to use
current tax revenues to pay for necessary infrastructure improvements
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39
00110073
Contractual Relationships
Pursuant to O A 34 443 G C a the Augusta Richmond County Commission ARCC will act as the redevelopment agent and will exercise redevelopment powers as needed to implement this plan In doing so the ARCC may conduct the following activities and enter into the following
contracts
1
Coordinate implementation activities with other major participants in the redevelopment plan and their respective development and planning entities including the Development Authority of Richmond County the Downtown Development Authority of Augusta
Richmond County Board of Education and other stakeholders as well as the Augusta Housing and Community Development Department and other Augusta Richmond County departments involved in implementing this redevelopment plan
2
Conduct either directly or by subcontracting for services standard predevelopment

activities
including
but
not
limited
to
site
analysis
environmental
analysis
development planning market analysis financial feasibility studies preliminary design zoning compliance facilities inspections and overall analysis of compatibility of proposed development projects with the Augusta Richmond County Comprehensive
Plan
3
Enter into development agreements with private developers to construct infrastructure and vertical developments to implement the redevelopment plan Negotiate and enter into public private ventures loans to private enterprise and
intergovernmental agreements as needed
Coordinate
public
improvement
planning
design
and
construction
among
the
Consolidated County and State agencies and departments

6
Prepare either directly or through subcontract to other appropriate entities economic and financial analyses project specific feasibility studies and assessments of tax base increments in support of the issuance of tax allocation bonds by the Consolidated
County
The Consolidated County will enter into contractual relationships with qualified vendors for the provision of professional and other services required in qualifying and issuing the bonds including but not limited to legal underwriting financial analysis and other related services
The Augusta Richmond County Commission will perform other duties as necessary to implement
the redevelopment plan
Assessed Valuation of Redevelopment Area

The redevelopment area defined in this Redevelopment Plan has a current 2008 fair market value of 840 849 for its taxable properties 775 986 780 for its tax exempt parcels and 153 an assessed 40 value of 336 740 that is taxable according to Augusta Richmond 394 County tax records The last few years of assessments show that the tax base of the proposed redevelopment area has not contributed to the overall growth of the county for decades In fact property values within the proposed TAD declined during the last few years while the
overall county assessments increased in value
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40
y
a
ISED Augusta Redevelopment Plan and Tax Allocation District 1
Pursuant to the Redevelopment Powers Law upon adoption of the Redevelopment Plan and the creation of the tax allocation district the Augusta Richmond County Commission will request that the Commissioner of Revenue of the State of Georgia certify the tax base for 2008 the
base year for the tax allocation district
Once this Redevelopment Plan and Augusta TAD are approved and the financing of public improvements is implemented via payas you go or the issuance of tax allocation bonds this area is expected to stimulate private investment that will expand the tax base In addition the redevelopment proposed is intended to create an environment that encourages additional new
development
in the district
a
spillover effect
leading to an overall increase in property
values that further improves revenue generation within the City and County
Upon completion of the redevelopment of the Augusta TAD 1 as presented in this plan the redeveloped acreage in this tax allocation district is projected to include new developments
that will add a fair market value of more than 378 million and an assessed value of more than
151 million
Tax Allocation Increment Base Value
On or before December 30 2008 the Augusta Richmond County Commission will apply to the
Georgia State Revenue Commissioner for a determination of the tax allocation increment base of the proposed tax allocation district
The base assessed value is estimated as follows
Augusta Tax Allocation District Parcel Information 2008 Amended 11 2010

Total Number of Parcels
484 9
includes 822 tax exempt parcels

Total Area
Total Assessed Value
Approximately 7 004 acres
40
of Taxable Parcels in the
Augusta
TAD
740 394 336
District 1 Assessed Value District 2 Assessed Value
District 5 Assessed Value

District 6 Assessed Value
158 483 061 348 201 123 940 414 34

969 716 20
700 3 246 435
1 9
Total Assessed Value of Taxable Parcels in Augusta Richmond County Value of TAD
as a
Percent of the
City of Augusta s Total Tax Digest
Total Property Taxes Collected to Serve as the Increment Base

Base Value with School Board
Base Value Without School Board
Participation
District 1 District 2 District 5
Participation 928 6 5 18 386 3 928 223 1 417

468 736
District 1 District 2
702 5 2 61 003 1 968
District 5 District 6
763 557
760 335
District 6
TOTAL Base Value with Schools
TOTAL Base Value without Schools
741 965 10
459 4 193
Page
41
11
ISED Augusta Redevelopment Plan and Tax Allocat D 1
Property Taxes Collected Within Tax District to Serve as Base with School Board
Participation
Total Assessed Value of Taxable Property 336 740 394
x Usable Millage varies by district see calculations that follow

741 Base Value 965 10
Property Taxes Collected Within Tax District to Serve as Base without School Board Participation

Property Taxes Collected Within each Tax District

District 1 with School Board
Total Assessed Value of Taxable
District 1 without School Board
Property
Total Assessed
483 061 158
Value of Taxable
Property
483 061 158

x
Usable Millage
035549 0
x Usable Millage 0 016207

Includes millage rates for County Incorporated and
Augusta Urban City Service
618 5 928
Base Value
Includes millage rates for County Incorporated Augusta Urban City Service and Richmond County
Board of Education
District 2 with School Board Total Assessed Value of Taxable
Property
348 201 123

x

Includes millage rates for County Incorporated
Usable
Millage 0 027491
Base Value
rates for
386 3 928
Includes
millage
County Incorporated and
Richmond County Board of Education
table continues
Page 42

Property
940 414 34
x

763 Base Value 557
Usable
Millage 0 035549
Base Value
223 1 417
Includes
Augusta
Urban
millage rates for County Incorporated City Service and Richmond County
Board of Education

Property
969 716 20
x

Usable Millage
035549 0
468 736
Base Value
760 Base Value 335

Includes millage rates for County Incorporated and Augusta Urban City Service
Includes millage rates for County Incorporated Augusta Urban City Service and Richmond County
Board of Education
Property Taxes for Computing Tax Allocation Increments AMENDED

As provided in the Redevelopment Powers Law the taxes that will be included in the tax increment base for the tax allocation district are based on the following authorized ad valorem
taxes 2008 MILLAGE RATES
District 1
M O with
M O w out
Bd of Ed
149 8 058 8
Bd of Ed
County Incorporated
Richmond County Bd Of Education
Totals
149 8 058 8 342 19 549 35
207 16
Page
43
1otENISED Augusta Redevelopment Plan and Tax Allocation District 1
2008 MILLAGE RATES
District 2
M O with
M O wout
Bd of Ed
149 8
Bd of Ed
County Incorporated
Totals
149 8 342 19
491 27
149 8
2008 MILLAGE RATES
District 5
M O with Bd of Ed
M O wout
Bd of Ed
149 8 058 8
County Incorporated
Totals
149 8
058 8 342 19 549 35
207 16
2008 MILLAGE RATES
District 6
M O with
M O wout
Bd of Ed
149 8
Bd of Ed
County Incorporated
Richmond
149 8
058 8 342 19
549 35
058 8
County
Bd Of Education
Totals
207 16
Creation of the tax allocation district will not affect any business community improvement districts or enterprise zones that exist or boundaries of the redevelopment area Any additional millage levied business improvement district or community improvement district will
calculation of the tax allocation increment
improvement districts are created within the as a result of a future not be included in the
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44
Creation
Termination Dates for TAD
The Augusta Tax Allocation District will be created effective December 31 2008 The
Redevelopment
Powers
Law
provides
that
the
district
will
be
in
existence
until
all
redevelopment costs including debt service are paid in full The existence of a tax allocation district shall terminate when the local legislative body by resolution dissolves the district but
12 44
no such resolution may be adopted until all redevelopment costs have been paid OCGA 36
Tax Allocation Bond Issues

Amount of Bond Issue
Upon adoption of this Redevelopment Plan Augusta Richmond County proposes to issue tax allocation bonds in one or more bond issues in amounts that will range from 5 million to 25
million
Term of the Bond Issue or Issues
Augusta Richmond County proposes to issue tax allocation bonds for no greater than the
maximum term permitted by law
Rate of Bond Issue
Augusta Richmond County intends to issue fixed rate tax exempt bonds if possible The actual rate however will be determined at the time of issuance based upon general market conditions anticipated development within the redevelopment area assessed taxable property
values and federal tax law considerations
Positive Tax Allocation Increments
The positive tax allocation increment for the period covered by the term of the bonds is estimated to range from between 3 2 to 7 2 million annually at full build out depending on whether the Richmond County Board of Education contributes The actual amount will depend upon the pace at which the Redevelopment Plan is implemented and the impact of the
redevelopment activities and other economic factors on the tax base in the district as a whole Property to be Pledged for Payment of the Bonds
It is anticipated that the bonds will be secured by the positive tax allocation increment from
eligible ad valorem taxes levied by the Consolidated Government of Augusta Richmond County for operating expenses As approved by the Richmond County Board of Education the bonds also may be secured by the positive tax allocation increment from eligible ad valorem taxes
levied by the Richmond County Schools
Page
45
1 REVISED Augusta Redevelopment Plan and Tax Allocation District 1 47
Appendices
Appendix
1 2 3 4
Maps
Plan
Drawings
Boundary Map Boundary Map Boundary Map Boundary Map Boundary Map
Total Area
Area 1
Area 2 Area 3 Area 4 Area 5
Redevelopment
Redevelopment Redevelopment Redevelopment

Redevelopment
Plan Plan Plan Plan
5
6
Redevelopment Plan Boundary Map
7 Current Land Use in Proposed Redevelopment Area

8
Character Areas
Character Areas
East Augusta and West Augusta Downtown and Old City South Augusta
Augusta
Character Areas 10
Zoning Maps 11 Zoning Maps 12
West
Downtown Old City East Augusta
South Augusta
Future Land Use Map 13
Appendix
Tables
Text
1 List of Tax Parcel ID Numbers Properties within TAD 2 Redevelopment Area Boundary Description 3 EXHIBIT A November 2010 Amendments removing Riverwatch parcels
Appendix C Appendix
D
Augusta Richmond County Commission

References and Other Resources
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Augusta
Page
46
t Augusta Redevelopment Plan and Tax Allocation District 1
Appendix
1
Maps
Plan
Drawings
Boundary Map
TOTAL AREA
Redevelopment
i
I
v
8
s
a te
J
Page 47
fi
f VISED Augusta Redevelopment Plan and Tax Allocat D 1
Appendix
2
Maps
Drawings
Close up of Area 1

i
e
n
f j l 10E1C
091 4 1i
ic
a
l
fir
il
li
14
i
8
s F 8
Ii
I
11
Another Tool
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Page
48
fiSED Augusta Redevelopment Plan and Tax Allocation District 1 4

t
Appendix A
3
Maps
Drawings
Close up of Area 2
I
l
I
440
ii
1
t
xp
Page 49
EVISED Augusta Redevelopment Plan and Tax Allocation District 1 R
Appen
4
Maps
Drawings
Close up of Area 3
1
ice
VA
447 R
wk
kleAre 4 okst
V
rt
t
ArvxNy
n
tl
fie
1 if
Another Tool
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to Build One
Augusta
Page
50
Appendix
5
Maps
Plan
Drawings
Boundary Map
Redevelopment
Close up of Area 4
t
y
II
Page 51
TZ
REVISED Augusta Redevelopment Plan and Tax Allocation District 1 t
Appendix
6
Maps
Drawings
up of Area 5 Close
Ili
lli
Ci
Page 52
REVISED Augusta Redevelopment Plan and Tax Allocation Distric 1
Appendix
Maps
Draw
7 Current Land Uses in Proposed Redevelopment Area
1I
r
psi i
1i I 1
tl I tq ill t
I li
1
i
yip
Fes
le
1 4
It
40
4
04
NviL t r444 4 tr
f
0
1
1 1
pop 4 vit 1 i 2 y 77
gi r llti
N 4
z
a or
iIIl
I
i 6
al
A
i
0 i
f
k
t Ce
P
ti
its
elt
t 4
et n s
r
gip
EL
Another Too
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to Build One
gusta Au
Page 53
Appendix A
8
Maps
Drawings
Character Areas
LAMB USE
1
V xIMILl
4i
e t i
NT
axz a H
vf e y
k r T
Land Use
West Augusta
Corresponds to TAD redevelopment node 1
LAN1D USE
4
Land Use
East Augusta
Corresponds to portion of TAD Redevelopment Node 2
Page 54
5 v
EVISED Augusta Redevelopment Plan an Tax Allocation District 1
endix App
9
Maps
Draw
Character A reas
L ND USE
y
4 A
illir t
7
4
ti
aC1
Land Use
Downtown
Corresponds to portion of TAD elopment edev Node 2 R
as
7s
t
At
I Q
t a
A m
rscrnxuicnc
u r i cewa
L s
i rte
li
Land Use O ld City Neighborhoods
Corresponds to portions of TAD Redevelopment Nodes 1 and 2
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Page
55
Appendix
10
Maps
Drawings
Character Areas
LAND USE
N ry
rsui tvuti ira
3 I
1
Land Use
South Augusta
Corresponds to TAD Redevelopment Nodes 3 4 and 5
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Page 56
rtRIISED Augusta Redevelopment Plan and Tax Allocation District 1
Appendix
Maps 8 t Drawings
11 Zoning Maps
West Augusta
thi
e
m ar
a
r Y
y
a
Lege nd
1
r
i 14
Tax Nl0000nDistrict
A ge
i
s
4
Downtown Old City
ii
East Augusta
14 0 i t
eta
R
or
ea
oa
aq
y
v
Legend
f1 Zoning
7axAllacatlan
om
RN
0
ill
c
i8 r
441r
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Page 57
RE ISED Augus Redevelopment Plan and Tax Allocation District 1
Appendix
Maps
Drawings
12 Zo ning Maps
South Aug usta

i
a
Legeno
rt
4
1
egeae t
7
Ltri
Page 58
Augusta Redevelopment Plan and Tax Allocation District i
Appendix A
Maps
Drawings
13 Futu Land Use Map
r E
a
p
tee
4
ge a
1
t
1
I
4f
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Page 59
R Augusta Redevelopment Plan and Tax Allocation District 1
Appendix
Tables
Text
1 List of Tax Parcels with ID Numbers Properties within TAD
Appendix B 1 is a separate file attachment
NOTE The November 2010 Amendment makes the following changes to the parcels included in the TAD and this Appendix as follows
Add Parcels
Parcel Number 2008 TAXABLE Assessed Acres
40
008 0 003 03 0
Value
93 18
716 22
Not Taxable
008 0 003 06 0
GA DOT
63 34
Remove Parcels
Parcel Number
2008 TAXABLE Assessed
Acres
40
008 0 010 8 0 008 0 010 10 0
Value
55 89 7 28
831 6 297 692 2 008 159 1 785
008 3 076 00 0
65 5
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60
EVISED Augusta Redevelopment Plan and Tax Allocation District 1 i
Appendix B
Tables
Text
2 Redevelopment Area Boundary Description

The area encompassing the proposed Augusta Redevelopment Area and Tax Allocation District 1
stretches approximately 13 miles from an interstate interchange in the northwest corner of the city to Diamond Lakes Regional Park in south Augusta At five redevelopment nodes the area expands to include neighborhoods and property as indicated on the TAD maps and parcel ID list
I20 Riverwatch Parkway Interchange
The TAD begins at the interchange of Riverwatch Parkway and Interstate 20 and includes parcels north and south of I20 and running southsoutheast along the Augusta Canal AMENDED November2010
Downtown Augusta and City Neighborhoods
Land at the interchange is connected to downtown Augusta via the Augusta Canal National Heritage Area A channel of the canal stretches approximately 8 miles to a TAD redevelopment node that includes downtown Augusta and the adjacent inner city neighborhoods of Harrisburg LaneyWalker Bethlehem Turpin Hill and part of East Augusta Also included is Augusta s
medical education complex
Deans Bridge Road Gordon Highway Corridors
From the medicaleducation center the TAD extends in a southwest direction along Martin Luther King Jr Blvd and Deans Bridge Road Georgia SR 4 US 1 The Deans Bridge Road part of the TAD is a 7mile long corridor that leads to a TAD redevelopment node at the intersection of Deans Bridge Road and Gordon Highway Georgia SR 10 US 78 US 278 Here the TAD boundaries expand to include a number of
properties on and near Gordon Highway between Tubman Home Road on the east and Wheeless
the interstate
RoadHighland Avenue on the west Near the Deans Bridge RoadI 520 interchange the TAD boundaries extend approximately 1 5 miles to the southeast to incorporate a group of vacant tracts with frontage on
Tobacco Road Windsor Spring Road Corridors
From the Deans Bridge Road Tobacco Road interchange the TAD extends in an easterly direction along Tobacco Road for 2 85 miles to its intersection with Windsor Spring Road It includes properties fronting
this part of the Tobacco Road corridor and The TAD extends a few hundred feet east of the intersection
From Tobacco Road the TAD extends in a southerly direction on Windsor Spring Road for approximately 2 miles to the intersection of Willis Foreman Road The TAD takes in both old and new suburban style 7 subdivisions flanking Windsor Spring Road and 286acre cityowned Diamond Lakes Park located off the west rightofway of Windsor Spring Road The intersection of Windsor Spring Road and Willis Foreman
Road marks the southern terminus of the TAD
Page
61
Appendix
Tables
Text
4 EXHIBIT A November 2010 Amendments removing Riverwatch parcels

Front Cover
REVISED changed to AMENDED 2010
Added NOTE Amendments made to this plan will be identified by page number in the appendices
Page Page 6 In first paragraph changed more than 500 to nearly 400 and 503 changed to 378 000 200 000 in paragraph and table In table remove 200 Village at Riverwatch and 000 and Bass Pro Shops 25 million not 125
included in this total
Page 7
In paragraph that begins Using TAD financing 503 changed to 378
Page
27
In paragraph that begins Private redevelopment projects changed more
than 500 to nearly 400 and 503 000 changed to 378 200 000 in 200 paragraph and table In table remove Village at Riverwatch and 000 and 125
Bass Pro Shops 25 million not included in this total
Page 28 Page 38 Page 39
Contents on page deleted

All estimated costs and totals reduced
Figure in first sentence changed from 503 to 378
Page
40
In paragraph that begins Using TAD financing 503 changed to 378
Page 41 In last paragraph values in line that begins value of 867 364 for its 751 taxable properties 770 160 for its tax exempt parcels and an assessed 40 076 value of 347 546 changed to value of 840 100 849 for its taxable properties 986 780 for its tax exempt parcels and an assessed 40 153 775 value of 336 740 394
Changed figures in last line before Tax Allocation Increment Base Value title to 378 and more than 151 respectively
Page
42
In first table Total number of parcels changed to 9 484 Total area changed to 7 004 acres Total Assessed Value of Taxable Parcels changed to 336 740 District 1 394 Assessed Value changed to 158 483 Value of TAD as a Percent of the City of 061 Augusta Total Tax Digest changed to 9 1 continues
Page 62
AMSED Augusta Redevelopment Plan and Tax Allocation District 1
In second table Base Value and TOTAL Base Value changed to values as indicated in following chart
Base Value with School Board
Base Value Without School Board
Participation
District 1
Participation 999 928 5 508 618 5

District 1
735 702 2 211 561 2
TOTAL Base Value with Schools
TOTAL Base Value without Schools
17 10 1 346732 741 965

PAGE 43
1 632
T
459 4 193
Charts changed as indicated below
Property Taxes Collected Within Tax District to Serve as Base with School Board
Participation
Total Assessed Value of Taxable Property 317 516 336 100 740 394

321 10 316 11 741 Base Value 965
Property Taxes Collected Within Tax District to Serve as Base without School Board Participation
Total Assessed Value of Taxable Property 317 516 336 100 740 394
632 193 1 702 459 Base Value 4
District 1 without School Board Property
288 158 767 168 483 061

x
Total Assessed Value of Taxable 288 158 767 168 483 061
735 702 2 211 561 Base Value 2
Property
Usable
Millage 0 035549
Base Value
999 928 5 508 618 5

Includes
millage
rates for
County Incorporated
Augusta Urban City Service and Richmond County

Board of Education

Page 46 All text and tables related to AMENDMENT March 2009 removed
Page 48 and following EXHIBIT A removed Amendment March 2009 and replaced with EXHIBIT
A November 2010 Amendments changing West Augusta portion of TAD
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63
WISED Augusta Redevelopment Plan and Tax Allocation District 1

Augusta Richmond County Commission
Appendix C
Deke S
Copenhaver Mayor
District 1
Betty Beard Mayor Pro

Tem
Corey Johnson
District 2
df
Joe Bowles
District 3
Alvin Mason District 4
Calvin Holland Sr District 5
Joe Jackson District 6

1
Jerry Brigham
District 7
Jimmy Smith
District 8
asp
q
z
y
R J
Hatney
Don A Grantham
District 10
District 9
Source City of Augusta website www 00vcommission home auaustaga asp retrieved 7 18 2008
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64
RE VISED Augusta Redevelop Redevelopment Plan and Tax Allocation District 1
Appendix
References and Resources
APD Asset Property Disposition Inc Laney WalkerBethlehem Neighborhood Plan Paving a New Trail on a Historic Road City of Augusta Housing
Community Development Department 2008 Augusta Richmond County Planning Commission 2004 Comprehensive
Development Plan
www govdepartments augustaga planning zoning comp plan asp Augusta Richmond County Planning Commission AugustaRichmond County Comprehensive Pan Update Community Assessment govdepartments planninq zoninq comp plan update augustaga www asp Augusta Richmond County Planning Commission Special 1 Sales Tax PRECONSTRUCTION Project Status Report February 2008 govdepartments enaineerinq docs Preconstruction Feb08 augustaga www pdf Augusta Richmond County Planning Commission Various maps and plans govdepartments planning zoning home augustaga www asp Augusta Richmond County Finance Department 2007 budget http www gov departments financedocs 2007recap274 797 augustaga pdf Augusta Tomorrow Various reports www com auqustatomorrow City of Augusta Housing and Community Development Department 2007
ANNUAL ACTION PLAN
govdepartments planninq zoning docs pdfcomp2008 Commu augustaga www

pdf nityAssessment
CSRA Regional Development Center The Augusta Area Initiative A Brighter

Tomorrow
http www org csra docs planninq SpecialProjects AugustaAreaDiversifi csrardc

pdf cationInitiative
Dale Henson Associates Bleakly Advisory Group The Laney Walker

Neighborhood Housing Market Analysis 2004 Development Authority of Richmond County Augusta Economic Development
com commdata augustaeda www
Downtown Development Authority of Augusta

myaugustadowntown com mission www shtml
EDAW Plus One Consultants AugustaRichmond County Target Area Trinity Master Plan www govdepartmentshousing deveco dev augustaga asp
Historic Augusta www org historicaugusta MACTEC Engineering and Consulting Inc Augusta Third Level Canal Laney Walker Neighborhood Charrette Report Strategic Concepts and Recommendations Augusta Canal Authority May 2006 augustacanal com CharretteReport 3rd Level www pdf
South Augusta Business www southaugustabusiness com development html West Augusta Alliance http westaugustaalliance augustaneeds com Winward Properties Inc Redevelopment Strategy for Regency Mall Greater
Augusta Progress
govdepartmentsplanning zoning docs pdfRegencyMall Janua augustaga www

pdf ry
Page 65

Tad One Resolution Amended 2010 With Highlights

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Tad One Resolution Amended 2010 With Highlights

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AUGUSTA GEORGIA

AND TAX ALLOCATION DISTRICT NUMBER ONE

COSTS REESTABLISHING THE TAX ALLOCATION

ESTABLISHING THE INTENT TO ISSUE AND SELL

BONDS OR OBTAIN OTHER

FINANCING NECESSARY TO EFFECTUATE THE

REDEVELOPMENT OF THE AREA AUTHORIZING

COMMISSION TO ACT AS THE REDEVELOPMENT AGENCY TO IMPLEMENT THE REDEVELOPMENT

CONFLICT AND FOR OTHER PURPOSES

This amendment to the reaffirmed and ratified October 7 2008

Adopteddnd approved by the Commission of Augusta Richmond County this f

AUGUSTA RICHMOND COUNTY COMMISSION

October 7 2008 Resolution

2010 AMENDED AUGUSTA REDEVELOPMENT PLAN

APPENDIX B PARCEL LIST

AUGUSTARICHMOND COUNTY GEORGIA

A RESOLUTION CREATING THE AUGUSTARICHMOND

ALLOCATION DISTRICT NUMBER ONE AUGUSTA

DISTRICT ESTABLISHING THE TAX ALLOCATION

REDEVELOPMENT OF THE AREA AUTHORIZING THE

WHEREAS O A 36441 et seq is Down and may be cited as the G C

by a majority of the voters in a referendum held on November 7 2006 Augusta Richmond

WHEREAS it is in the public interest of Augusta Richmond County that the

WHEREAS the AugustaRichmond County Commission finds that the Augusta

WHEREAS it is in the public interest of Augusta Richmond County that the

NOW THEREFORE THE BOARD OF COMMISSIONERS OF AUGUSTA

The AugustaRiclunond County Commission adopts and incorporates

Augusta Richmond County creates Tax Allocation District Number One

Adopted and approved by the Commission of Augusta Richmond County Georgia

day of October 2008

AUGUSTA RICHMOND COUNTY COMMISSION

Augusta Redevelopment Plan

Prepared for the Government of

of Augusta Richmond County

REVISED March 2009

AMENDED November 2010

REVISED Augusta Redevelopment Plan and Tax Allocation District 1

Tax Allocation District

Grounds for Exercise of Redevelopment Powers in Augusta TAD 1

Property Taxes for Computing

Tax Allocation Increments

REVISED Augusta Redevelopment Plan and Tax Allocation District 1

job creation efforts have

propelled this community forward so too has our renewed and

classical office and industrial

whether via pedestrian or bikeways waterways

have been identified as important redevelopment components within these

which is known as a tax allocation district in Georgia

SED Augusta Redevelopment Plan and Tax Allocation District 1

have successfully used tax increment

tax benefits of the TAD increment

to pay the present costs of the public

Substantially underutilized properties Defective or inadequate transportation infrastructure or facilities

Environmental topographical or similar challenges to redevelopment

Substandard deteriorated obsolete or otherwise distressed properties all of which are

Association www com gmanet

Another Tool Helping to Build One Augusta

n DEVISED Augusta Redevelopment Plan and Tax Allocation District 1

S cities that support tax increment financing such as U

Promoting effective redevelopment without tapping into existing general governmental

Voters Support the Redevelopment of Augusta s First TAD

Another Tool Helping to Build One Augusta

EUISED Augusta Redevelopment Plan and Tax Allocation District 1