⬚ figure

2050 MACON-BIBB COUNTY COMPREHENSIVE PLAN UPDATE

ACKNOWLEDGEMENTS

Macon-Bibb County Mayor/Board of Commissioners

Lester Miller, Mayor Valerie Wynn, Commissioner-District 1 Paul Bronson, Commissioner-District 2 Elaine Lucas, Commissioner-District 3 Mallory Jones, III., Commissioner-District 4 Seth Clark, Mayor Pro Tem, Commissioner-District 5 Raymond Wilder, Commissioner-District 6 Bill Howell, Commissioner-District 7 Virgil Watkins, Jr., Commissioner-District 8 Al Tillman, Commissioner-District 9

Macon-Bibb County Planning & Zoning Commissioners

Jeane H. Easom, Chair Bryan W. Scott, Vice-Chair Gary Bechtel Tim Jones Josh Rogers

Macon-Bibb County Planning & Zoning Design Review Board

Chris Clark, Chair Carrie Robinson George Thomas Lauren Mauldin Will Stanford

2022 Year of the Plan - Comprehensive Plan Update Steering Committee

Stephen Adams, Macon-Bibb County Industrial Authority Jaime Arnold, Eisenhower Business Improvement District Michael T. Austin, Macon Housing Authority Carla Beasley, Ocmulgee Mounds National Historic Park Greg Boike, Middle Georgia Regional Commission Paul Bronson, Macon-Bibb County Commission, District 2 Deborah J. Burks, Central Georgia Technical College Brenda Claiborne, Century 21 Crowe Realty Seth Clark, Macon-Bibb County Commission, District 5 Verda M. Colvin, Supreme Court of Georgia, One-Macon Jeane Easom, Macon-Bibb County Planning & Zoning Commissioner Thomas C. Ellington, Wesleyan College Ethiel Garlington, Historic Macon Foundation Jami Gaudet, Macon-Bibb County Transit Authority Lisa Golphin, Macon Water Authority

Judy A. Gordon, Bibb County Sheriff’s Office Neighborhood Watch Myrtle S. Habersham, AARP Georgia Ivey Hall, Macon Area Habitat for Humanity Cass Hatcher, River Edge Behavioral Health Center Bill Howell, Macon-Bibb County Commission, District 7 Wanzina N. Jackson, Macon-Bibb Economic & Community Development Department Mallory Jones, III., Macon-Bibb County Commission, District 4 Sam Kitchens, Bibb County School District Karen J. Lambert, Peyton Anderson Foundation Joey S. Leverette, Macon Water Authority Elaine Lucas, Macon-Bibb County Commission, District 3 Caitlin Mee, Vineville Neighborhood Association Lester Miller, Mayor, Macon-Bibb County Alex Morrison, Urban Development Authority Josh Rogers, NewTown Macon Ron Shipman, Greater Macon Chamber of Commerce David S. Sims, Middle Georgia State University WyKesia Stafford, Stafford Builders & Consultants, Inc. David D. Thompson, Piedmont Construction Group, LLC., One-Macon Al Tillman, Macon-Bibb County Commission, District 9 Louis F. Tompkins, Macon-Bibb Age-Friendly Council Everett Verner, Macon-Bibb County Land Bank Authority Robert Walker, Macon-Bibb County Parks and Recreation Virgil Watkins, Jr., Macon-Bibb County Commission, District 8 Raymond Wilder, Macon-Bibb County Commission, District 6 Julie Wilkerson, Macon Arts Alliance Valerie Wynn, Macon-Bibb County Commission, District 1

Macon-Bibb County Planning & Zoning Staff Assistance

Jeffrey C. Ruggieri, Executive Director, AICP Michael Greenwald, Planning Director, AICP Gregory L. Brown, Assistant Planning Director Ken North, Senior Planner Habibat Idris, GIS Manager Mark Strozier, Communications Manager

Stakeholders and Community Partners

Macon-Bibb County City Hall Macon-Bibb Transit Authority (Transfer Station) Kingdom Life Church Lundy Chapel Baptist Church Elaine H. Lucas Senior Center Delores A. Brooks Recreation Center Rosa Jackson Community Center Porter-Ellis Community Center

Macon Mall Bibb County Neighborhood Watch Association Mulberry Market @ Tattnall Square Park Georgia Department of Driver Services (Macon)

Local Media and Print Media

13WMAZ WGXA News (Fox24/ABC16) 41WMGT The Telegraph Middle Georgia Informer The Macon Newsroom Middle Georgia CEO eNewsletter MBPZ Comprehensive Plan eNewsletter Middle Georgia Times

LESTER M. MILLER MAYOR

OFFICE OF THE MAYOR Macon-Bibb County

700 POPLAR STREET P.O. BOX 247 MACON, GEORGIA 31202-0247 (478) 751-7170 FAX (478) 751-7931

August 19, 2022

Greg Boike Director of Public Administration Middle Georgia Regional Commission 175 Emery Highway, Suite C Macon, GA 31217

RE: 2022 Comprehensive Plan Submittal

Dear Mr. Boike:

Macon-Bibb County has completed an update of its comprehensive plan and is submitting it via this letter for review by the Middle Georgia Regional Commission and the Department of Community Affairs.

I certify that we have held the required public hearings and have involved the public in development of the plan in a manner appropriate to our community’s dynamics and resources. Evidence of this has been included with our submittal.

I certify that appropriate staff and decision-makers have reviewed both the Regional Water Plan covering our area and the Rules for Environmental Planning Criteria (O.C.G.A. 12-2-8) and taken them into consideration in formulating our plan.

If you have any questions concerning our submittal, please contact me at.

Sincerely,

Lester M. Miller Mayor, Macon-Bibb County

Cc: Jeff Ruggieri, Executive Director, Macon-Bibb County Planning and Zoning

⬚ figure

LEGISLATIVE SPONSORS

☑ MAYOR LESTER M. MILLER ☐ COMMISSIONER VALERIE WYNN ☐ COMMISSIONER ELAINE LUCAS ☐ COMMISSIONER RAYMOND WILDER ☐ COMMISSIONER VIRGIL WATKINS, JR.

☐ MAYOR PRO TEMPORE SETH CLARK ☐ COMMISSIONER PAUL BRONSON ☐ COMMISSIONER MALLORY C. JONES, III ☐ COMMISSIONER BILL HOWELL ☐ COMMISSIONER AL TILLMAN

A RESOLUTION OF THE MACON-BIBB COUNTY COMMISSION APPROVING THE UPDATE TO THE MACON-BIBB COUNTY COMPREHENSIVE PLAN AS REQUIRED BY THE GEORGIA DEPARTMENT OF COMMUNITY AFFAIRS; AND FOR OTHER LAWFUL PURPOSES.

WHEREAS, comprehensive planning is an important management tool for promoting a strong, healthy, and vibrant community in Macon-Bibb County, Georgia; and

WHEREAS, comprehensive plans are guides that determine how communities shape their growth and development in the future and act as a management tool to guide the decision-making process for land use, housing, transportation, the environment, and public facilities including public parks, community and recreation centers, and trails; and

WHEREAS, the Georgia Department of Community Affairs (“DCA”) Rule 110-12-1-.02 states that “[i]n order to maintain qualified local government certification, and thereby remain eligible for selected state funding and permitting programs, each local government must prepare, adopt, maintain, and implement a comprehensive plan as specified in these standards [provided in the DCA rules]”; and

WHEREAS, DCA Rule 110-12-1-.02(5) states that “[DCA] maintains and makes available on its website a recertification schedule identifying the deadlines for comprehensive plan updates, and the specific plan elements that must be included in each update, for all counties and municipalities in Georgia”; and

WHEREAS, the 2030 Comprehensive Plan was adopted by the former Bibb County Government and the former City of Macon in February of 2006, with updates required every five (5) years, pursuant to DCA Rule 110-12-1; and

v

WHEREAS, the Macon-Bibb County Comprehensive Plan was last updated in October of 2017; and

WHEREAS, in light of the new rule, the Macon-Bibb County Comprehensive Plan Update is due to the State by October 31, 2022; and

WHEREAS, a copy of the Macon-Bibb County Comprehensive Plan Update is available upon request in the Office of the Clerk of Commission; and

NOW, THEREFORE, BE IT RESOLVED by the Macon-Bibb County Commission, and it is hereby so resolved by the authority of the same, that the Macon-Bibb County Commission approves the updates to the Macon-Bibb County Comprehensive Plan, available in the Office of the Clerk of Commission, as required by the Georgia Department of Community Affairs.

BE IT FURTHER RESOLVED the Macon-Bibb County Commission hereby declares that the foregoing preamble and whereas provisions set forth hereinabove constitute, and shall be considered to be, substantive provisions of this Resolution and are hereby incorporated by reference into this provision.

BE IT FURTHER RESOLVED that in the event scrivener's errors shall be discovered in this Resolution or in the Exhibits hereto after the adoption hereof, the Macon-Bibb County Commission hereby authorizes and directs that each such scrivener's error shall be corrected in all multiple counterparts of this Resolution.

BE IT FURTHER RESOLVED the Macon-Bibb County Commission grants the Mayor the authority to take any and all further actions necessary to carry out the intents and purposes of this Resolution.

BE IT FURTHER RESOLVED that except as specifically provided herein, any and all ordinances or resolutions or parts of ordinances or resolutions in conflict with this Resolution shall be and the same hereby are repealed, and this Resolution shall be in full force and effect from and after its adoption.

BE IT FURTHER RESOLVED that in the event that this Resolution or part thereof is found by any court of competent jurisdiction to be substantively more appropriately denominated an act of ordinance by the Macon-Bibb County Commission, it is the intent of this Commission that this Resolution or such portion thereof shall be considered to have been adopted as an ordinance of the Macon-Bibb County Commission. Where any law bearing on the subject matter of this Resolution calls for the taking of any legislative action by the governing authority of Macon-

Bibb County, and such law specifies for such action to be taken by resolution or by ordinance, it is the intent of this Commission that this Resolution satisfy such requirement, and that this Resolution be construed accordingly.

BE IT FURTHER RESOLVED this Resolution shall become effective immediately upon its approval by the Mayor or upon its adoption into law without such approval.

APPROVED AND ADOPTED this 1 day of November, 2022.

By: [Signature] LESTER M. MILLER, Mayor

Attest: [Signature] JANICE S. ROSS, Clerk of Commission

⬚ figure

Q:\RES MACON-BIBB\2022 Miller Accepting Required 5 Year Updates To MBC Comprehensive Plan - 10-7-22.Docx

vii

TABLE OF CONTENTS

Chapter 1: Introduction......................................................................................1 Location Purpose of Planning Planning History Planning Process Steering Committee Organization

Chapter 2: Community Goals..............................................................................10 Vision Statement List of Community Goals

Chapter 3: Needs and Opportunities.................................................................16 SWOT Analysis

Chapter 4: Sociodemographic and Forecasting................................................26

Chapter 5: Land Use...........................................................................................60 Existing Land Use Future Land Use

Chapter 6: Housing.............................................................................................76

Chapter 7: Community Work Program..............................................................85 Community Facilities Report of Accomplishments

Chapter 8: Transportation................................................................................132

Chapter 9: Natural and Cultural Resources.....................................................138

Chapter 10: Broadband.....................................................................................159

Chapter 11: Economic Development................................................................183

Appendices Appendix A: Public Involvement Documentation..................................................185 Appendix B: Media/Social Media Outreach..........................................................302 Appendix C: Community Survey Results.............................................................327 Appendix D: Comments received during draft plan review period......................352 Appendix E: Walnut Creek Village Amendment to Macon-Bibb Urban Redevelopment Plan (10/31/2012).................................................................358

MAPS

Map 1-1: | Macon-Bibb and Neighboring Counties....................................................................3 Map 4-1: | MATS MPO Future Land Use......................................................................................55 Map 4-2: | MATS Area Anticipated 2050 Population Growth Distribution, by County..................58 Map 5-1: | Distribution of Existing Land Uses in Bibb County (by Georgia Dept. of | Revenue Classification), As of 17 May 2017.......................................................................65 Map 5-2: | Updated 2050 Future Land Use Map for Macon-Bibb County........................................72 Map 5-3: | Changes in Macon-Bibb County Future Land Use Designations from | 2040 to 2050 Planning Horizon Year.................................................................................74 Map 8-1: | Overview of Macon Bibb Downtown Parking Managed by | Lanier Parking Group........................................................................................................134 Map 8-2: | MATS MPO Service Area..............................................................................................136 Map 9-1: | Lamar Mounds Addition Property (Future Expansion of OMNHP).rk.........................144 Map 9-2: | Macon-Bibb Historic District Locations.........................................................................149 Map 9-3: | Napier Heights Proposed Historic District....................................................................154 Map 9-4: | Preserving Historic and Cultural Resources..................................................................155 Map 9-5: | Conserving Key Scenic and Land Conservation areas..................................................156 Map 9-6: | Increasing Recreational Opportunities..........................................................................157 Map 9-7: | Overall Priorities...........................................................................................................158 Map 10-1: | Distribution of Bibb County Households Without Broadband Service..........................167 Map 10-2: | Historic Redlining of Macon Neighborhoods.................................................................176 Map 11-1: | Georgia 2022 Job Tax Credit Tiers...............................................................................183

TABLES

Table 1-1: | Public Involvement Schedule..........................................................................................5 Table 1-2: | Steering Committee.........................................................................................................6 Table 4-1: | Total Population, by Race of Bibb County for 2010, 2015 (estimated), | And 2020...........................................................................................................................27 Table 4-2: | Marginal Percentages of Educational Attainment in 2019 for the | Macon-Bibb County Population Age 25 and Over............................................................34 Table 4-3: | Distribution of Employment by NAICS Category and GDOT Travel Demand | Modeling Category, by County, across the MATS Area...................................................46 Table 4-4: | Largest Employers in Macon-Bibb County in 2015, Per NAICS Industry | Group..................................................................................................................................47 Table 4-5: | MATS Area Future Land Use Net Acreage, by County, by Category.............................54 Table 4-6: | Anticipated Population Growth in Bibb County MATS Area Portions.............................56 Table 4-7: | Breakdown of Anticipated Population Growth in Bibb County by Age Group...........56 Table 5-1: | Summary of Existing Land Use in Bibb County (by Georgia Dept. of Revenue | Classification), As of 17 May 2017..................................................................................66 Table 5-2: | Summary of Vacant Parcel Acreage in Bibb County, by Existing Land Use | (by Georgia Dept. of Revenue Classification) and Water & Sewer Availability, | As of 17 May 2017............................................................................................................67 Table 5-3: | Summary of 2050 Future Land Use Acres, By Category, | for Macon-Bibb County.....................................................................................................71 Table 5-4: | Change to 2050 Future Land Use...................................................................................73 Table 6-1: | Housing Occupancy Rate, 2020 ACS 5-Year Estimates Data Profile..............................77 Table 6-2: | Housing Stock (Mix), 2020 ACS 5-Year Estimates Data Profile....................................78

Table 6-3: Housing Age and Condition, 2020 ACS 5-Year Estimates Data Profile..................................79 Table 6-4: Housing Tenure: Owner and Renter Occupied, 2020 ACS 5-Year Estimates Data Profile..................................................................................................................80 Table 6-5: Housing Cost, 2020 ACS 5-Year Estimates Data Profile......................................................81 Table 9-1: List of Impaired Waterways in Macon-Bibb County, As Identified by Georgia EPD................................................................................................................................147 Table 10-1: Residential Broadband Availability by Macon-Bibb County Commission District....................................................................................................................168 Table 10-2: Coverage of Internet Service Providers in Macon-Bibb County Providing CONSUMER/RESIDENTIAL Service, by Technology Type........................................................169 Table 10-3: Coverage of Internet Service Providers in Macon-Bibb County Providing BUSINESS CLASS Service, by Technology Type........................................................................170 Table 10-4: Coverage of Internet Service Providers in Macon-Bibb County Providing BOTH RESIDENTIAL/CONSUMER And BUSINESS CLASS Service, by Technology Type........171 Table 10-5: Commercially Available Transmission Rate Maximums, by Technology Type (in Megabits per Second), With Macon-Bibb Observed Comparison Values for Consumer/Residential Accounts.................................................................................................172 Table 10-6: Summary of ISP Technologies Available in HOLC Neighborhoods...................................178 Table 10-7: Minimum, Maximum and Average of Highest Reported ISP Upload and Download Speeds in HOLC Neighborhoods, by Technology Type..........................................179

FIGURES

Figure 4-1: Bibb County Population Trends, 1960-2050.......................................................................26 Figure 4-2: Bibb County Median Age Profile, by Race...........................................................................28 Figure 4-3: Median Household income (In 2019 Inflation Adjusted Dollars) by MATS Sub Area and Race (where available)........................................................................30 Figure 4-4: Housing Occupancy in Bibb County....................................................................................32 Figure 4-5: Bibb County Housing Tenure, by Race................................................................................33 Figure 4-6: Educational Attainment for Population in Macon-Bibb County Age 25 Years and Over................................................................................................................36 Figure 4-7: Summary of Non-English Speaking Households, by Language Group, In Macon-Bibb County................................................................................................................37 Figure 4-8: Summary of Capacity for English among Non-Native English Speaking Population in Macon-Bibb County, by Language Group...........................................................38 Figure 4-9: Workers by Place of Work-State and County Level...........................................................40 Figure 4-10: Mode of Travel to Work........................................................................................................41 Figure 4-11: Distribution of Work Commute Times in Bibb County for Persons Age 16 and Over Who Drive Alone....................................................................................................42 Figure 4-12: Distribution of Work Commute Times in Bibb County for Persons Age 16 and Over Who Carpooled......................................................................................................43 Figure 4-13: Distribution of Work Commute Times in Bibb County for Persons Age 16 and Over Who Used Public Transportation..........................................................................44 Figure 4-14: Employment by GDOT Modeling Category for MATS MPO Consolidated Area and Bibb County (2015 Base Year, and 2050 Projected)................................................53 Figure 6-1: Trends in Household Tenure by Ethnic Group, 2010 – 2015...............................................80 Figure 9-1: Ocmulgee River, Below Spring Street Bridge, at Flood Stage, 28 December 2015.....................................................................................................................142

Chapter 1 | Introduction

Macon-Bibb County Commission adopted the 2017 Macon-Bibb County Comprehensive Plan Update on October 17, 2017, for the purpose of outlining the vision and forecasting the community’s long-range planning needs for the next ten years and beyond. The Georgia Planning Act of 1989 articulates the requirement that every local government in Georgia develop a comprehensive plan meeting the minimum established standards to maintain qualified local government certification.

At the midpoint of this plan, part of maintaining the plan is for each government to complete a five-year update. This update includes a Report of Accomplishments toward fulfilling the previous five-year Community Work Program and developing a new Community Work Program for the remainder of the ten-year plan. Staff with Macon-Bibb County Planning and Zoning Commission have collaborated with staff for Macon-Bibb County to develop this 2021-2026 Report of Accomplishments and Community Work Program 2022-2027 for this scheduled plan update. According to state regulations, this must be adopted by Macon-Bibb County Government prior to October 31, 2022.

Comprehensive plans are guides that determine how communities shape their growth and development in the future. Used by local governments, comprehensive plans function as a management tool to guide the decision-making process for land use, housing, transportation, the environment, and public facilities including public parks, community and recreation centers, and trails. Members of the Macon – Bibb County community and its leadership have come together to determine which direction the County is headed in the future and what its overarching vision for that future is. This plan update is written to guide Macon – Bibb County’s vision that includes neighborhoods, businesses, industries, investments, redevelopment, recreation, and quality of life.

This plan update documents the overarching community goals for Macon – Bibb County over the long term while placing particular attention on the priorities and action items for the short term. The plan update should serve as a policy guide for County staff and elected officials to utilize on a regular basis and be utilized in helping to make annual budgeting, capital funding, grant application and land use decisions.

This plan has been prepared to comply with the rules of the Georgia Department of Community Affairs, Chapter 110-12-1, “Minimum Standards and Procedures for Local Comprehensive Planning,” effective October 1, 2018. This rule requires local governments to draft a 20-year comprehensive plan every 5-years to achieve and maintain a “Qualified Local Government” (QLG) status. The QLG designation is required for local governments to be eligible for state funding and permitting.

The new standards for local plan preparation as outlined by the Georgia Department of Community Affairs (DCA), have made the plans simpler, more flexible, customized, and provide for continuity. The planning process sets the priorities for community goals, needs and

opportunities and community work program. Public participation from the rules calls for each element of the comprehensive plan to be prepared with opportunity for involvement and input from the stakeholders and the general public, in order to ensure that the plan reflects the full range of the community needs and values.

The Comprehensive Plan addresses three simple questions: (1). Where are we now?; (2). Where do we plan to be?; and (3). How will we get there?

Local businesses, community leaders and county officials will use the updated Comprehensive Plan by: (1). Referencing the future land use map in making rezoning and capital investment decisions (It provides a representation of the community’s vision helping to guide development based on community preferences and indicates areas where diverse types of land uses should be permitted). (2). Reviewing policies that help guide day-to-day decisions (These policies are reflections of community values identified through public outreach efforts that will be used as guidelines in the analysis of rezoning decisions and other capital investment decisions); and (3). Developing an implementation program that will direct public investment and private initiative (Plan implementation is carried out through the adoption and revision of regulations, including zoning and development codes, and through the completion of projects and programs outlined in the Community Goals and Community Work Program).

Location Macon-Bibb County is in Middle Georgia, approximately 70 miles south of Atlanta and 150 miles northwest of Savannah. Mostly urban in nature, Macon-Bibb County encompasses 255 square miles and has a population of 157,346, according to the 2020 U.S. Census. The county is home to nine institutions of higher education and three major hospitals that provide world-class care, including the area’s only Level One trauma center. Macon-Bibb County is also the cultural center for the Middle Georgia region with the Museum of Arts and Sciences, Tubman African American Museum, Macon Symphony Orchestra, and Georgia Sports Hall of Fame. In addition, Macon-Bibb County has a strong presence of historic resources, such as the Ocmulgee National Monument, Fort Hawkins, the Ocmulgee River, 14 historic districts and numerous structures listed on the National Register of Historic Places. The county is also home to six annual festivals and a multitude of events, including the Macon Cherry Blossom Festival, Ocmulgee Indian Festival, Tubman Pan African Festival, Mid-Summer Macon, Arrowhead Indian Festival, and many others. The county once relied on the textile industry for its economic foundation. These industries have not only left the area, but have left the country. This shift resulted in the county scrambling to replace lost jobs, maintain current jobs, and create new opportunities for residents. Because of these economic hardships, the county now has a lower income level and higher crime rates than both the State of Georgia and national averages. As of April 2020, the per capita income for the county is $25,519, while Georgia has a per capita income of $32,427. As Georgia has a poverty rate of 14.0%, Macon-Bibb County greatly exceeds the state’s, with a poverty rate of 25.0%.¹ Like many urban centers, the area is plagued with depressed incomes and high poverty rates, thus unemployment, crime, and most of all, blight continues to expand.² See map 1-1 for Macon-Bibb and Neighboring Counties.

Map 1-1: Macon-Bibb and Neighboring Counties

Macon-Bibb and Neighboring Counties

⬚ figure

Published by Habibat Idris

1 cm = 1 mile

Legend

	Macon-Bibb		Twiggs County
	Crawford County		Jones County
	Peach County		Monroe County
	Houston County

⬚ figure

The Macon-Bibb County's Infrastructure records, drawings, and other documents have been gathered over many years, using differing standards for quality control, documentation, and verification. All of the data provided represents current information in a readily available format. While the data provided is generally believed to accurate, occasionally it proves to be incorrect; thus its accuracy is not warranted. Prior to making any property purchases or other investments based in full or in part upon the material provided, it is specifically advised that you independently field verify the information contained within our records. Date: 7/21/2022

3

Purpose of Planning Comprehensive planning is an important management tool for promoting a strong, healthy, and vibrant community. A comprehensive plan is a significant policy document that guides the physical development of a community; it can be used to promote orderly and rational development so the County can remain physically attractive and economically viable while preserving important natural and historic resources. The comprehensive plan allows the community to become more certain about where development will occur, what it will be like, when it will happen, and how the costs of development will be met. It helps the County invest its money wisely in infrastructure such as roads, water and sewer service, parks and green space, and other facilities to maintain and improve residents’ quality of life as well as economic development prospects. A comprehensive plan has value in terms of transparency. In adopting a comprehensive plan, the local government is offering information on intentions and likely future conditions. The plan provides an “environment of predictability” for businesses, institutions, industries, investors, property owners, and residents. Communities that engage in planning are more likely to be better prepared to attract new growth in a highly competitive global market. Local planning can help the community reinforce its strengths, overcome its weaknesses, capitalize on opportunities, and minimize or mitigate threats. The 2050 comprehensive plan update represents these and additional ideas discussed during the public participation process. It lists county-specific needs and opportunities, supporting goals and strategies, desired development patterns and land uses, and 5-year prioritized work program to implement the plan.

Planning History In February 1995, the Macon-Bibb County Planning and Zoning Commission began the task of developing the community’s first 2015 Comprehensive Land Use Plan that consisted of five (5) elements: Economic Development, Natural and Historic Resources, Community Facilities and Services, Housing and Land Use. In 2006, the Commission updated and adopted the new 2030 Comprehensive Plan entitled “Shared Visions – Planning Smart Choices”. This comprehensive plan update consisted of three (3) separate documents: Community Assessment, Community Agenda and Community Participation Program document. These documents were approved in compliance with the rules of the Georgia Department of Community Affairs (DCA). The 2017 comprehensive plan update marked the first time a comprehensive plan be developed and approved under the new Macon-Bibb County Consolidated government based on DCA rules, effective March 1, 2014. This rule implied that comprehensive plans be updated every five (5) years, as opposed to every ten (10) years. As we move to the current 2022-2027 Comprehensive Plan update, this plan was prepared in accordance with DCA rules that went into effect on October 1, 2018.

Planning Process Effective public outreach provides ample opportunity for citizens to be involved in the plan development process. It educates citizens about the purpose of the planning effort and the important role they play in developing the plan. As part of the Comprehensive Plan update, a public involvement schedule was developed, see table 1-1, and steering committee members and community stakeholders were engaged in several different ways throughout the planning process to actively voice their opinions about Macon – Bibb County’s future. The process began

in March 2022 with identifying community stakeholders to serve on the Comprehensive Plan Steering Committee. The committee, made up of interested citizens, elected, and appointed officials, neighborhood organizations, special interest groups, local government staff, and business owners, helps guide the preparation of the Comprehensive Plan, and provide technical assistance. On May 11, 2022, a kick-off meeting (first required public hearing) was held to brief the community on the process to be used to develop the plan, opportunities for public participation in development of the plan, and to obtain input on the proposed planning process. During each public involvement workshop, as outlined on the following schedule, presentations were given on specific topics. Workshop attendees also participated in visioning and SWOT (Strengths, Weaknesses, Opportunities, and Threats) analysis exercises to provide feedback about the prioritization of funds to improve community facilities, and 20 years from now, Macon – Bibb would be a better place to live because.... These exercises helped to develop and refine concerns that are specific to the community.

Outside of the scheduled public outreach workshops, planning staff were able to attend Neighborhood Watch meetings, and be present at outdoor events such as The Mulberry Market at Tattnall Square Park.

Table 1-1: Public Involvement Schedule

The seven (7) month planning process also included the creation of an online community survey via Microsoft forms. Paper copies were available upon request. A total of 200 surveys were completed online, and 2 completed via hardcopy. Appendix A includes information received from the public participation process.

Steering Committee An official letter was composed in March 2022 to invite local elected officials, community residents, business owners, and other key community stakeholders to serve as steering committee members for the comprehensive plan update. The goal was to identify individuals who possess a genuine commitment to our community, has a thorough knowledge of Macon-Bibb County, and who had the time and talent needed to make the project a success. This committee was tasked with overseeing the development of the comprehensive plan and assisted the planning staff in promoting the plan during the planning process to obtain significant public input. Including the Mayor and all nine (9) Macon-Bibb County Commissioners, 51 invitations were extended to form the steering committee. As a result, the following individuals below made up the comprehensive plan update steering committee in table 1-2:

Table 1-2: Steering Committee

Organization

This comprehensive plan update is developed into eleven (11) chapters. Chapter 1 provides general information and introduces the comprehensive plan document. Chapter 2 includes the vision statement and lists the community goals for they identify the community’s direction for the future and are intended to generate local pride and enthusiasm about the future of the community. Chapter 3 analyzes and describes all “needs and opportunities” which were identified and refined during the community participation process. Chapter 4 provides a snapshot of the community demographic profile and describes the anticipated population projection through 2050. Chapter 5 provides an overview of land use that will include a character areas map and defining narrative or a future land use map and narrative. Chapter 6 provides an overview of the housing which evaluates the adequacy and suitability of the existing housing stock to serve current and future community needs. Chapter 7 provides an overview of community facilities and service. Chapter 8 provides an overview of transportation. Chapter 9 provides an overview of natural, cultural, and historic resources. Chapter 10 is a new element that provides an overview of broadband services throughout the county. Chapter 11 provides an overview of the economic prosperity of Macon-Bibb County.

The appendix section of the document provides public notices and meeting agendas from the public participation process, as well as references to additional supporting documents which have informed this analysis.

Chapter 2 | Community Goals

The Community Goals are the foundation of the Comprehensive Plan and a requirement of the state's planning statutes, for they identify the community's direction for the future, and are intended to generate local pride and enthusiasm about the future of the community. The goals lay out a road map for the community's future, developed through a public engagement process of involving community leaders and stakeholders. The plan will build upon the Community Goals by establishing a list of needs and opportunities the community intends to address and including action items to address these needs and opportunities in the Community Work Program. The goals list consists of broad statements of understanding and intent regarding the community's long-term growth and development. In addition to the list of needs and opportunities, the Georgia Department of Community Affairs' "Quality Community Objectives" were reviewed to form these topic-specific goals which guide the implementation strategies contained in the Community Work Program.

The Community Goals outlined in this section provide the following elements:

• General Vision Statement
• List of Community Goals

What is a Vision Statement? Visioning is the process of developing consensus about what future the community wants, and then deciding what is needed to achieve it. A vision statement captures what community members value most and provides a shared image of what they want their community to become. It inspires community members to work together to achieve common goals. A thoughtful vision statement is a key element needed to make rational and informed decisions on issues as they arise.

Revised Vision Statement Macon-Bibb County endeavors to be a diverse welcoming community growing sustainably with pride, prosperity, and a high quality of life for everyone.

List of Community Goals The following list represents recommended community goals and objectives for Macon-Bibb County. Many of the goals and objectives are carried over from the 2017 update, and some were identified during this 2022 update at public involvement workshops. The public and steering committee members engaged in a SWOT (strengths, weaknesses, opportunities, and threats) analysis to help formulate goals and objectives. Additionally, goals and objectives were developed by referencing other community plans such as the Forward Together Strategic Plan, Mayoral Transition Team Report 2020, Macon-Bibb Urban Redevelopment Plan 2018, Macon Action Plan 2015, A Thriving Middle Georgia Plan 2015, On the Table 2019, Macon Cultural Plan, One Macon Plan 2.0, Macon-Bibb County Consolidated Plan, Macon Georgia's Saving Places Index 2022, and the 2050 Metropolitan Transportation Plan. The SWOT exercises were done in general, but with various topics in mind to include, community facilities, economic development, housing, land use, natural, cultural & historic resources, transportation, education, governmental coordination, and neighborhoods.

Revised Land Use Goal: Maximize the use of existing infrastructure ensuring the most desirable and efficient use of land.

Objectives:

1. Manage land use and infrastructure efficiently and sensitively
2. Encourage development or redevelopment of sites closer to the traditional core of the community
3. Design new development to minimize the amount of land consumed
4. Carefully plan expansion of public infrastructure
5. Maintain open space in agricultural, forestry, or conservation uses
6. Establish Macon – Bibb County as a sustainable and green community
7. Incentivize redevelopment over new greenfield
8. Promote adaptive re-use of older structures including old schools and vacant buildings
9. Encourage the rehabilitation of historic structures
10. Protect natural & cultural environmental resources
11. Prioritize economic growth over Green & Sustainable developments
12. Create a vibrant, urban core in downtown area surrounded by neighborhoods
13. Further the development of small public spaces such as squares and passive parks throughout our community to enhance identity and attractiveness of neighborhoods
14. Focus on Form Base Codes in terms of redevelopment of vacant land, brownfield sites, multi-purpose/mixed-use areas where artists/artisans can live, sell merchandise, and fabricate artwork
15. Coordinate with the development community to ensure that growth is compatible with long-term goals of Macon-Bibb County
16. Incorporate multi-modal transportation options including walking, bicycling, and transit, into land use patterns
17. Employ principles of Transit Oriented Design in land use plan
18. Designate more areas for mixed use to include the central business district (downtown) and adjoining neighborhoods
19. Identify tax allocation districts on the future land use map as mixed use (Second Street Corridor)
20. Prioritize and then develop neighborhood level plans by involving the neighborhood residents in the process to improve their community
21. Address necessary updates to the County’s Zoning Resolution and Future Land Use Map to ensure code enforcement activities to address blight and community appearances
22. Regulate land use densities at an ideal level to prevent overloading of public facilities
23. Incorporate Inclusionary Zoning into the code of regulations
24. Maintain natural green buffers on both sides of the Ocmulgee River to protect the Ocmulgee Mounds National Historic Park
25. Increase commercial activity surrounding the OMNHP (Campgrounds, businesses)

Revised Transportation Goal: Prioritize safe mobility and address transportation needs for all community residents.

Objectives:

1. Achieve greater walkability, bikeability, and overall mobility for day-to-day activities through transportation and land use coordination.
2. Foster alternatives to transportation by automobile, including walking, cycling, and public transit
3. Employ traffic calming measures throughout the community to allow for all modes of transportation
4. Require adequate connectivity between adjoining developments
5. Expand public transit opportunities to essential services (jobs, education, and other important destinations)
6. Coordinate transportation and land-use decision making within the community by reaching out to the public for participation
7. Careful development of walkable commercial districts at appropriate locations. (Example: Ingleside Village)
8. Work with public and private governmental partners to further multi-use trail development along rivers and other corridors and strategic routes within the county
9. Develop plan to limit delivery hours in urban core
10. Incorporate roundabouts at appropriate locations to improve overall safety for pedestrians, cyclists, and traffic movement
11. Pedestrian grid for biking & walking connecting to the heritage trail
12. Incorporate “smart car”, i.e., Tesla auto-pilot into long range planning and how it will affect parking and driving
13. Encourage an active community by providing good urban design that allows for connectivity among people and neighborhoods
14. Ensure that sidewalks are included as a part of public improvements associated with new development activity, i.e., complete streets
15. Ensure equity as part of the complete streets concept to ensure that transportation needs are met for all populations (especially the aging and youth, economically disadvantaged, mobility impaired, and minorities), i.e., 8/80 model development
16. Address pedestrian and bicycle safety regionally; affordability as it relates to transportation; Regionalism as it relates to transportation and to also consider rail connections
17. Re-route truck traffic out of downtown (Martin Luther King, Jr./Broadway & residential areas) by using Seventh Street and existing bridge to Eisenhower Parkway
18. Implement and sustain Vision Zero
19. Engage the Planning and Zoning Commission into the Metropolitan Planning Organization (MPO) process
20. Coordinate GDOT’s political action around goals
21. Capitalize on regional air, rail, and cargo opportunities

Housing Goals: Promote an adequate range of diverse, safe, affordable, inclusive, and resource efficient housing in the community.

Objectives:

1. Encourage development of a variety of housing types, sizes, costs, and densities in each neighborhood
2. Institute diversity programs to provide housing for residents of all socio-economic backgrounds
3. Coordinate with local economic development programs to ensure availability of adequate workforce housing in the community
4. Increase density in areas to promote more walking and preserving greenspace
5. Encourage a wide variety of housing types to accommodate a range of income levels for current and future residents.
6. Provide affordable housing for all levels of income within the community, including the homeless, disabled & elderly
7. Promote appropriate infill housing and development through planning, infrastructure placement, and regulations
8. Create neighborhoods when “tiny houses” and “tiny house neighborhoods” are allowed with shared green space/lawn
9. Encourage mixed-use developments
10. Increase the number of affordable housing units (homeowner & rental opportunities)
11. Expand senior housing options to support Macon-Bibb County’s designation as an Age-Friendly community

Economic Development Goals: Encourage development or expansion of businesses and industries that are suitable for the community. Factors to consider when determining suitability include job skills required; long-term sustainability; linkages to other economic activities in the region; impact on the resources of the area; or prospects for creating job opportunities that meet the needs of a diverse local workforce.

Objectives:

1. Focus on existing and small businesses, particularly in the core of Macon – Bibb County
2. Encourage development, expansion and recruitment of businesses and industries
3. Incentivize key corridors in relation to brownfield sites (Old downtown industrial district) to encourage new growth
4. Develop and expand partnerships to attract new industry
5. Nurture/Redevelop existing commercial areas such as Westgate, Eisenhower, Hartley Bridge, Baconsfield, Bibb Mill and downtown sites for revitalized commercial activity
6. Market the community’s assets to support new business development.
7. Develop sites and infrastructure supporting job creation in target business sectors.
8. Retain existing businesses and enable their growth.
9. Support efforts to improve the entrepreneurial climate and small business support system.
10. Establish the Middle Georgia Logistics Council to promote the region as a premier destination for distribution in the Southeast and host an annual Logistics Summit
11. Establish other cluster councils to support target sector development efforts

12. Conduct targeted existing business visits to companies headquartered outside of Macon-Bibb to support retention and expansion of major employers
13. Advance the implementation of critical transportation infrastructure projects that improve the viability and competitiveness of Macon-Bibb as a logistics hub and inland port
14. Invest in site-specific improvements to the community’s industrial parks to increase their attractiveness to prospective new investments
15. Optimize Macon-Bibb’s general economic development marketing, communications, and public relations efforts
16. Form a coalition of Innovation and Entrepreneurship partners to ensure coordination and completeness of efforts to foster new business formation. Through this partnership, improve basic resources for small businesses and more aggressive and innovative improvements to the entrepreneurial ecosystem.
17. Pursue joint-use designation for Robins Air Force Base
18. Support the implementation of the Middle Georgia Regional Airport master plan

Revised Education Goal: To make affordable educational and training opportunities readily available for citizens in support of innovation and workforce readiness.

Objectives:

1. Expand and improve local educational institutions or programs
2. Provide access to other institutions in the region
3. Coordinate with local economic development programs to ensure an adequately trained and skilled workforce
4. Include higher education (lifelong learning process and partnering with workforce development)
5. Expanded dual enrollment programs (Central Georgia Technical College)
6. Partnership with Goodwill, and Miller – Mote Technical College
7. Significantly elevate graduation rates from our community’s public schools
8. Prepare secondary and post-secondary students for careers in target business sectors
9. Implement best practice programs that provide student choices and new learning models
10. Engage parents to best support student learning
11. Elevate adult educational attainment levels
12. Establish a Business Education Partnership (BEP) in Macon-Bibb
13. Work with colleges and universities to develop new certificate and degree programs that support target sectors
14. Business Internships – Work with the Great Promise Partnership and all other internship programs to challenge the business community to develop summer internships and apprenticeships that expose high school and college students to career opportunities in target sectors
15. Implement the “Leader in Me” program in all elementary schools in Macon-Bibb
16. Establish and improve community partnerships with our schools
17. Evaluate voucher-based system
18. Research, develop and implement programs to support and improve family engagement in the public schools

Revised Natural and Cultural Resources Goal: Promote sustainable growth while protecting the environment and preserving our cultural resources.

Objectives:

1. Promote energy efficiency and renewable energy generation
2. Encourage green building construction and renovation
3. Utilize appropriate waste management techniques
4. Foster water conservation and reuse
5. Preserve environmentally sensitive areas as green space or conservation reserves
6. Preserve, protect, and celebrate the historic heritage in predominately African American communities (Fort Hill, Pleasant Hill, Bloomfield, Unionville, etc.); Create historic districts for these neighborhoods.
7. Protect these areas from neighborhood or commercial zoning

Chapter 3 | Needs and Opportunities

To achieve Macon–Bibb County’s vision and goals for the future, the comprehensive plan must identify a list of needs and opportunities and provide workable strategies that will be used to address them over a period of five (5) years. A need can be identified as a condition of something that a community requires or wants, while an opportunity is a possibility for progress and improvement. As specified in the State’s Minimum Standards and Procedures for Local Comprehensive Planning, this locally agreed upon list of needs and opportunities will address the future needs of the community, while also creating new opportunities to enhance its quality of life.

Needs and opportunities identified in this chapter, originates from a list, developed during the 2017 and 2022 update, through public involvement workshops, steering committee meetings and a community survey. During these public outreach opportunities, participants were able to engage in S.W.O.T. (Strengths, Weaknesses, Opportunities, and Threats) Analysis exercises to identify community issues and assist in developing strategies for future growth and sustainability. Additionally, the SWOT analysis was designed to identify countywide priorities for the County’s long term (5+ years) and short-term (-5 years) future. The goal was to determine what the perceived needs and opportunities are for each overarching goal. In general, the following two questions were asked:

1. What are the strengths and opportunities? To achieve the goals presented, what assets does the County already have or could have in the near future to help accomplish them?
2. What are the weaknesses and threats? What obstacles stand in the way of taking advantage of these strengths and opportunities that the County should proactively address?

By framing the discussion around each of the questions, participants were able to grasp the comprehensive nature of the needs and opportunities, and how most of the needs and opportunities related to more than one goal. Because each of the needs or opportunities that Macon–Bibb County identifies as high priority from the SWOT analysis, must be (per state planning rules) followed-up with corresponding implementation measures in the community work program of the comprehensive plan. The needs and opportunities serve as the basis for the goals and policies included within the Comprehensive Plan. A list has been compiled to provide an uncensored assessment of the public’s vision of the Community. This list is compiled from “in-person” public involvement workshops. Additional SWOT analysis feedback was capture via the online survey found in the appendix.

Below is a representation of the responses provided by workshop participants when asked to list the strengths of Macon–Bibb County.

STRENGTHS:

• Parks
• Heritage
• Downtown
• Ambiance
• Hospitals
• Leadership
• Restaurants
• Accessibility
• Affordability
• Old buildings

• Cost of living

• Culture & History

• Highways & Byways

• Historical Landmarks

• Structures of streets

• Philanthropic community

• Developers with a vision

• Walkable neighborhoods

• Geographic location***

• Rivers and Natural Resources

• Higher education institutions (Universities)**

• Private financial resources

• Improvement of jobs around airport

• Blight (as a means to provide better housing)

• Business & industry coming to the area

• Infrastructure (streets and past planning efforts)

• Cultural entertainment (Grand Opera House, GA Sports Hall of Fame)

• Abundance of Historic Housing stock

• Resourceful organizations in place (Habitat for Humanity, Macon Housing Authority, etc.)

• Historic Macon’s Educational classes

Below is a representation of the responses provided by workshop participants when asked to list the weaknesses of Macon–Bibb County. WEAKNESSES:

• Jobs

• Crime**

• Apathy

• Roads

• Poverty

• Racism

• Segregation

• Job training

• Family Values

• Resident Apathy

• Income Disparity**

• Potholes in roads

• Perception of Safety

• Negative Perception

• Need better schools****

• Economic Inequality

• Bad roads in the hood

• Poor sidewalks (for safety)

• Lack of Neighborhood Planning

• Abandoned houses and buildings

• Interstates dividing neighborhoods

• Sidewalks uprooting historical areas

• Education needs more improvement

• Poorly planned development (Greenfield)

• Preserve historical areas after reconstruction

• Dangerous Roads (speed/pedestrian crossings)

• Mobility limitations (poor transportation choices)

• Blight/Neighborhood abandonment (commercial & residential)**

• Motivating segments of the population through outreach efforts

• Public transit (need to get rid of cut-away bus/need more bus shelters)

• Outreach to significant segments of the community especially young people involvement

• Poor housing stock

Below is a representation of the responses provided by workshop participants when asked to list the opportunities of Macon–Bibb County. OPPORTUNITIES:

• Airport

• History

• Housing

• Tourism

• Location

• Logistics

• Workforce

• Downtown

• Universities

• Fort Hawkins

• Economic Hub

• Housing stock

• External funding

• Medical Services

• Mercer University

• Leverage the assets

• Highlight Successes

• Job Development

• Local School System

• Tourism in older areas

• Industrial development

• Logistics (Warner Robins)

• Job creation for youth/adults

• Community building projects

• Training for local industry (jobs)

• Atrium Health Navicent Hospital

• Green buildings/solar opportunities

• Movies (Filming in Macon – Bibb)

• Grant funds for neighborhood improvements

• Utilizing community partners to help do the work

• Creation of community plans for neighborhoods

• Dedicated workforce (willing to work for low wages)

• Ocmulgee National Monument becoming National Park

• Wetlands/river/floodplains as a natural resource amenity

• Creation of neighborhood associations throughout the county

• Need to apply for more grant funding for more neighborhood development

• Need more energy efficient housing

• More partnerships

• GICH (Georgia Initiative for Community Housing) Community

• Additional Macon Ambassadors

• Mixed-income neighborhoods

Below is a representation of the responses provided by workshop participants when asked to list the threats of Macon–Bibb County.

THREATS:

• Blight

• Flooding

• Homelessness

• Court System

• Gentrification

• Control Growth

• Income Disparity

• Pedestrian Safety

• High crime rates****

• Loss of population

• Economic Inequality

• Local School System***

• Base Realignment and Closure (BRAC)

• Police protection/Public Safety

• Changes in administration

• Education success of youth

• Not reassessing past plans

• Lack of community planning

• Political representation from leaders

• Inadequate labor force development

• Economic job loss (Brown & Williamson)

• Poorly planned development (Greenfield)

• Job training in vacant downtown buildings/spaces

• Disconnect between Planning and Zoning and the community

• 6,000 historic structures on demolition list
• Absentee landlords
• Real estate racism

The following list represents the final locally agreed upon list of Needs and opportunities the County intends to address during the 2022-2027 planning period. The following needs and opportunities list is organized according to various areas or “elements” identified within the comprehensive plan: population, economic development, natural and cultural resources, community facilities and services, housing, land use, transportation, and intergovernmental coordination.

Priority Needs and Opportunities

Population Macon-Bibb County experienced very little growth from 2010 to 2020 according to the 2020 U.S. Census. Trends suggest that the population for Macon-Bibb County will increase slightly by the year 2050. It is extremely important to be aware of the trends when attempting to understand the community and how to address with the issues that the community is faced with no and in the future. This portion of the Comprehensive Plan will identify population needs and opportunities identified during the public engagement process.

Population Needs:

• There is a need to continue the efforts of providing housing options to attract and accommodate existing and new residents
• There is a need for better paying jobs to retain and attract millennials to Macon – Bibb County
• There is a need for additional and improved recreational activities for the community
• There is a need for the County to develop and encourage a greater “live, work, learn and play” community to retain the young population and attract new population
• There is a need to reduce overall crime
• There is a need to improve economic inequality and income disparity in Macon-Bibb County
• There is a lack of community planning
• There is a need for improved political representation from leaders
• There is a need to expand job training opportunities
• There is a need to improve education success of our youth and reduce drop-out rates

Opportunities:

• The opportunity to attract senior population because of Macon – Bibb County’s designation as an Age-Friendly community
• The opportunity to build on the momentum of Macon-Bibb County Consolidated government
• The opportunity to increase graduation rates
• The opportunity to encourage growth provides an opportunity for the County to attract affluent new residents

• The opportunity to expand water and sewer to attract new businesses and future residents

Economic Development

Needs:

• There is a need for better opportunities for job training
• There is a need for economic equality
• There is a need for job creations for youth and adults
• There is a need for secondary education opportunities for residents of Macon-Bibb County
• There is a need for better wages within the services sector
• There is a need to continue the promotion of Macon-Bibb County’s economic development landscape
• There is a need to continue promoting tourism
• There is a need to establish a business retention and expansion program
• There is a need to create a committee to address redlining and gentrification in each commission district
• There is a need to develop small neighborhood plans to help eliminate blight

Opportunities:

• There is an opportunity for increased revitalization and residential downtown development
• There is an opportunity to continue marketing movie filming industry in Macon-Bibb County
• There is an opportunity to extend runways at the Middle Georgia Regional airport that can provide economic benefits for Macon – Bibb County
• The buildout of I-75 South Industrial Park will aid in the designation of Macon – Bibb County being an economic hub to attract industry
• The County can attract light industrial, distribution, and logistics industries because of its location centrally located within the state
• The County should focus on attracting growth industries and employers that provide high-paying jobs
• There is an opportunity for joint use of Middle Georgia Regional Airport and Warner Robins Air Force Base
• There is an opportunity to expand the Ocmulgee National Monument to become a National Park
• There is an opportunity to train the dedicated workforce of those willing to work for low wages
• There is an opportunity to develop a unified approach to market Macon-Bibb County in the areas of leadership training and technology
• There is an opportunity to develop strategies for utilizing key growth areas of the County, such as the I-16/I-75 corridors

• The Sardis Church Road project provides an opportunity to improve truck traffic to industrial districts near the Middle Georgia Regional airport
• There are opportunities for future development to convert property along water ways for mixed use developments (Eat, Sleep, Shop)

Natural and Cultural Resources

Needs:

• There is a need for regulations to limit development in the water supply watershed areas
• There is a need for floodplain and Ocmulgee River Corridor Protection
• There is a need for wetland protection
• There is a need for scenic view protection
• There is a need for tree protection
• There is a need to protect and promote open space in new developments
• There is a need for development and coordination of nature based recreational resources
• There is a need to protect groundwater recharge areas threaten by development
• There is a need to improve air quality
• There is a need for programs to preserve agricultural and forest land
• There is a need to create historic preservation and design requirements to protect the county’s historic resources
• There is a need for cooperation to address water quality needs

Opportunities:

• Environmental overlay zones may be an opportunity to help protect sensitive natural resources
• SPLOST funding may be opportunity protect and acquire greenspace
• Preserve wetlands/river/floodplain corridors as natural resource amenities
• Expand areas for passive recreation near the river corridor, lakes and streams throughout the county

Housing

Needs:

• There is need to address the insufficient mix of housing sizes, types, and income levels within (most) neighborhoods in our community
• There is a need to continue addressing residential blight
• There is a need to address the lack of special needs housing in the community (disabled, group homes, homelessness, veterans, women’s shelters, etc.)
• There is a need to address the lack of diversity in its housing supply
• There is a need to address senior housing options in order to accommodate elderly residents
• There is a need to continue code enforcement county-wide
• There is a need for quality and affordable housing options

Opportunities:

• Homeowner programs such as maintenance, enhancement, and rehabilitation assistance may help stabilize declining neighborhoods
• Home buyer education programs may increase the rate of home ownership and inform the public about needs such as credit and maintenance, especially in economically depressed areas
• Creation of additional neighborhood associations throughout the county
• Grant funding for neighborhood improvements
• Opportunity to provide a wide range of housing types
• An opportunity to foster redevelopment and infill
• Encourage neo-traditional neighborhoods
• Encourage conservation subdivisions
• Consult the Macon – Bibb County Consolidated Plan and Urban Redevelopment Plan
• Utilize vacant commercial and multi-family buildings to provide housing for the homeless (Macon Housing Authority as a partner)
• Macon-Bibb County can become a GICH (Georgia Initiative for Community Housing) Community
• Research other GICH communities, i.e., Eatonton, Georgia

Land Use Needs:

• There is a need for development or redevelopment along major roadways to be aesthetically pleasing to include landscaping and features that compliments the existing area
• There is a need for residential and commercial to be located where public facilities and infrastructure already exist
• There is a need for gateways into the community to be attractive and welcoming to visitors
• There is a need for compact development to allow for higher density and greater greenspace
• There is a need to control growth pressures along the periphery of the county in an effort to maintain greenspace
• There is a need to create more mixed-uses at appropriate locations
• There is a need to increase mixed uses (such as corner groceries or drugstores) within neighborhoods.
• There is a need for increased and additional public spaces designed for gathering and social interaction.

Opportunities:

• Design guidelines may ensure that new infill development is appropriate and compliments the established character of the community.

• Well-planned, mixed-use nodes of development may allow for greater rural land preservation, while attracting high-end development.
• A checklist for site plan review of proposed developments has expedited the permitting process

Transportation Needs:

• There is considerable need for more infrastructure improvements (sidewalks, roads)
• There is a need to reduce pedestrian fatalities
• There is a need to employ traffic calming measures throughout the community
• There is a need for improved alternative modes of transportation (transit, biking, walking, multi-purpose trails)
• There is a need to link trail network to neighboring communities, i.e., rail-to-trail
• There is a need to link public transportation to major industries
• There is a need for transportation options access to housing, jobs, services, goods, health care and recreation for our senior residents and special needs population
• There is a need for streetscape improvements along corridors and gateways into the community
• There is a need to address traffic congestion along major thoroughfares
• There is a need to improve truck traffic throughout the community

Opportunities:

• There is an opportunity for joint use of runways at Middle Georgia Regional Airport and the WRAFB
• There is an opportunity for joint coordination and improved communication between local, regional and state officials
• There is an opportunity for communication with local committees and advocacy groups (Pedestrian Safety Review Board, Bike Walk Macon)
• There is an opportunity for passenger rail from Macon to Atlanta
• There is an opportunity for the Middle Georgia Regional Airport to contribute to the economic development activities in the County

Community Facilities and Services Needs:

• There is a need for more recreational facilities/parks (particularly for the seniors and the disabled)
• There is a need for more shelters for the homeless/women
• There is a need for improvements to community buildings such as the auditorium, the coliseum/convention center and public libraries
• There is a need for the entire community to be served by public facilities and services, particularly water, sewer services and broadband.
• There is a need for fire department/fire protection expansion throughout the county

• There is a need to expand public spaces and recreational opportunities throughout the County especially multi-use trails
• There is a need for improved recreational venues (football, baseball, softball, basketball, tennis, skating, etc.)
• There is a need to improve stormwater and solid waste management, in addition to emergency management
• There is a need for more police protection/law enforcement resources to address crime, i.e, Macon’s MVP program, Late Night Basketball
• There is a need to provide homeless shelters for men
• There is a need to provide a solution for food deserts
• There is a need to update the solid waste plan
• There is a need to have a Planning and Zoning sponsored program for sustainable recycling
• There is a need to assess the mental health of law enforcement

Opportunities:

• Consult the Macon Water and Sewer Authority’s plan as the provision of water and sewer can help guide the county’s growth

Intergovernmental Coordination Needs:

• There is a need for agreements with surrounding counties in order to manage shared resources and the provision of services of the natural resources and infrastructure that cross county boundaries

Opportunities:

• Increased discussion forums between local governmental agencies, regional commission, Board of Education and various developmental authorities could help assure that new development does not overburden the County school system
• Cooperation between various industrial authorities may provide opportunities for regional economic development projects

In summary, by conducting the S.W.O.T. analysis, survey respondents provided feedback and shared that three (3) main Strengths about Macon-Bibb County are: Downtown, Community, and Location; three (3) main Weaknesses are: Crime, Poverty, and Lack of Community Pride, Affordable, etc.,; three (3) main Opportunities are: Macon, Schools, and Community; and three (3) main Threats are: Crime, Lack of Education, Public Safety, etc., and Blight. There were two (2) additional needs, and one (1) additional opportunity identified in the economic development, needs and opportunities. Many of the needs and opportunities listed, carried over from the 2017 comprehensive plan update.

Chapter 4 | Sociodemographic and Forecasting

This chapter addresses changes in population patterns in Macon-Bibb since the 2017 Macon-Bibb Comprehensive Plan Update. The source data and analyses for this discussion were prepared as part of the Macon Area Transportation Study (MATS) 2050 Metropolitan Transportation Plan (2050 MTP). Based on the observed historic population and employment patterns of the 2010 and 2020 U.S. Census, and the predicted trends through the 2050 plan year, the 2050 MTP also addresses anticipated development scenarios for the Macon-Bibb area.

Due to the unavailability of the 2020 Census results during the development of the 2050 MTP, and the use of the 2015 base year for as per guidance from Georgia Dept. of Transportation, the reference years for the discussion below will either be the 2015 base year or the 2050 planning horizon year, unless specifically otherwise noted.

Historic Population Trends

Figures 4-1 demonstrates the anticipated general countywide population trends in Macon-Bibb, Jones, and Monroe Counties, starting in 1960 and continuing through to the plan year of 2050. The orange and pink columns are projected total population values for each county from the estimates produced by the Governor’s Office of Planning and Budget (GOPB) for the plan horizon year 2015 (Population Projection 2015 – 2050) or 2020 (Population Projection 2020 – 2065). The estimated population for 2020 (in pink) stands in contrast to the actual population value for 2020 from the decennial U.S. Census (in blue).

For years 2025 through 2050, population values are projected based on the annualized growth rate observed between the 2010 and 2020 U.S. Census.

Figure 4-1: Bibb County Population Trends, 1960 – 2050

⬚ figure

Source: Blue Columns: U.S. Census 1960 through U.S. Census 2020 Orange Column: GA Governor's Office of Planning & Budget County Residential Projections, 2015 - 2050 Pink Column: GA Governor's Office of Planning & Budget

Table 4-1: Total Population, by Race of Bibb County for 2010, 2015 (Estimated) and 2020

Source: U.S. Census 2010 SF 1 Dataset, Table P9: Population-Hispanic or Latino, And Not Hispanic or Latino, By Race

• 2015 marginal populations values will not sum to exact population totals, due to double counting of Hispanic/Latino

As of the 2020 U.S. Census, the total population of the Macon-Bibb County area is 157,346. The results of the above chart and table support the following conclusions:

• The population growth in Bibb County was stronger than originally projected. Where Bibb County was anticipated to lose population (GOPB 2020 estimate: 152,549), it actually saw a small, but non-trivial increase from the previous decade (U.S. Census 157,346; +1,799).
• While the majority of population in Macon-Bibb County continues to be either Non-Hispanic White (42.11% in 2010; 36.09% in 2020; -8,707) or African American (51.91% in 2010; 54.17% in 2020; +4,490), the area appears to be reaching a tipping point in becoming more ethnographically diverse.
  • Substantial population increases are evident in the Hispanic/Latino community (2.82% in 2010; 4.28% in 2020; +2,348), the Asian community (1.6% in 2010; 2.04% in 2020; +717), and those persons identifying as belonging to Two or More Races (1.19% in 2010; 2.82% in 2020; +2,602).
  • Without the growth in these communities, the growth in the African American population would not have been able to offset the loss of Non-Hispanic White population.

Base Year Demographic Analyses

This section describes some basic parameters of Macon-Bibb County, using data from the American Community Survey (ACS). Unlike the U.S. Census, the ACS is a sample of a population, rather than a full 100% count. Samples, by definition, contain variability (i.e., mathematically quantified levels of instability) in their estimates. This variability can, in some cases, make it difficult to draw definitive conclusions about differences or patterns between population groups (e.g., Counties) and sub-groups (e.g., ethnic groups, or sub-areas vs. Counties as a whole).¹

The source data for the Macon-Bibb County area comes from the 2019 ACS 1-Year Estimate. The use of the 2015 base year corresponds to the modeling framework applied by Georgia Department of Transportation as part of the MATS 2050 MTP Update.

Age Distribution

Figures 4-2 through 4-7 show the distribution of age by gender for Bibb County and the MATS sub-areas for Jones and Monroe County. All age information values are taken from the American Community Survey, Tables B01002 (for County overall values) and Tables B01002B through B01002I (for values associated with individual ethnic groups).

Figure 4-2: Bibb County Median Age Profile, By Race

⬚ figure

In 2019, the median age for Bibb County population overall is 36.5 years old (Men: 34.7; Women 38.0). Comparing the median ages by racial group in Bibb County, it appears that the median age for both men and women in the African American community (Group Overall: 33.5; Men: 30.4; Women 34.9) are all lower than the County overall. The population and Hispanic/Latino communities (Group Overall: 26.6; Men: 23.4; Women 28.2) and for two or more races is substantially lower (Group Overall: 26.0; Men: 22.9; Women 29.1). The Asian population diverges; it skews slightly younger for women in particular (36.3), but slightly older for overall and men (Group: 37.3; Men 39).

These age distributions would support the argument that the population in Macon-Bibb County is in the middle of their prime years for formation family households, with Hispanic and Latino Households and multi-racial households having the most time available.

Household Income

Figure 4-3 shows the median household incomes in Bibb, Jones, and Monroe counties, both overall and by racial sub-groups (where available). All income values are taken from the American Community Survey 2015, Tables B19013 (for County overall values) and Tables B19013B through B19013I (for values associated with individual ethnic groups).

The results show that in Bibb County, African American households continue to have median incomes well below the county as a whole ($31,785 ± $3,498 vs. $42,140 ± $3,768), while Non- Hispanic White ($66,707 ± $9,267) and Asian households ($56,778 ± $50,823) have household incomes substantially higher than the county median. However, the 90% confidence interval for each estimate (represented by the red error bars) indicates which estimates can be said to be statistically significantly different from each other; where bars overlap between two estimates, they cannot be reliably said to be different from each other.

Figure 4-3: Median Household Income (In 2019 Inflation Adjusted Dollars), by MATS Sub Area and Race (Where Available)

⬚ figure

30

Housing and Household Characteristics

Figures 4-4 and 4-5 show the household and housing stock characteristics for Bibb County, both by housing tenure (owner occupied vs. rental units) and by racial sub-groups. All age information values are taken from the American Community Survey, Tables B25002, B25064, B25077 (for County overall values) and Tables B25003B through B25003I (for values associated with individual ethnic groups).

The data supports the following observations about the general nature of housing tenure in Macon-Bibb for the 2019:

• The median housing value in Macon-Bibb County is $128,000.
• The median gross rents for Macon Bibb County is $857.
• Within Macon-Bibb County, the housing tenure rate overall is roughly 51.05% homeowner and 48.95% renters. However, this general number masks significant variability within different ethnic groups. African American and Hispanic households are more likely to be renters (68.23% and 58.01% renter occupied, respectively) than Non-Hispanic White or Asian (24.92% and 44.39% renter occupied, respectively)

Figure 4-4: Housing Occupancy in Bibb County

⬚ figure

32

Figure 4-5: Bibb County Housing Tenure, by Race

⬚ figure

33

[page 45 could not be transcribed: google/gemini-3.1-flash-lite: incomplete response (finish_reason=error); google/gemini-3-flash-preview: incomplete response (finish_reason=error)]

Educational Attainment

Table 4-2 and Figure 4-6, respectively, show the level of educational achievement and proportions of the population with limited English speaking capacity. Values are based on data from the American Community Survey, Tables B15003.

Table 4-2: Marginal Percentages of Educational Attainment in 2019 for the Macon-Bibb County Population Age 25 and Over

For the population of Macon-Bibb County age 25 and over, in general:

• 13.07% of all persons had not completed high school;
• 30.59% had a high school degree or equivalent;
• 24.32% had some form of college education, but had not yet completed an undergraduate degree;
• 20.70% had either an Associate’s or Bachelor’s degree;
• 11.32% had a graduate or professional degree

Overall, the median level of educational attainment is having had some college training, but not yet having completed a degree.

English Proficiency

Figures 4-7 and 4-8 summarize the proportion of Limited English Proficiency (LEP) population in Macon-Bibb. Accurately describing the LEP population is a significant consideration in determining the scope and methods most appropriate to meet the requirements for public participation, as set forth under Title VI of the Civil Rights Act of 1964, Executive Order 13166, as well as various other State and Federal policies related to transportation, housing, and other public services. The LEP population is defined as those persons who speak English either “Not well” or “Not at all” according to the U.S. Census. Following that definition, the data for figure 4-7 on LEP households for the 2019 Base Year comes from the American Community Survey, Tables C16002.

Under the rules set forth in FTA Circular 4702.1B, if a LEP population of 1,000 persons or 5% of the area population (whichever threshold is lower) exists in a transit service area, then a formal Language Assistance Program (LAP) needs to be established to support the specific LEP population. In Bibb County, although none of the identified language groups meet either the 1,000 person or 5% thresholds, the Spanish speaking population is getting close. The estimated number of Spanish speaking population who spoke English either “Not well” or “Not at all” was 862 in 2015-2019 American Community Survey (i.e., the best information available as of the writing of this report). It is possible that, as a result of the 2020 Census, the 1,000 person threshold may be exceeded. At that point, it may become necessary for additional measures in transportation, as well as a variety of other public services, to make additional outreach efforts to reach out to non-native English speaking groups.

Figure 4-6: Educational Attainment for Population in Macon-Bibb County Age 25 Years and Over

⬚ figure

Figure 4-7: Summary of Non English Speaking Households, by Language Group, in Macon-Bibb County

⬚ figure

37

Figure 4-8: Summary of Capacity for English among Non-Native English Speaking Population in Macon-Bibb County, by Language Group

⬚ figure

38

Means of Travel to Work

Figures 4-9 through 4-13 summarize the commuting behavior observed in Macon-Bibb County. For this particular set of parameters, the data come from the American Community Survey 2019 1- Year Estimates for travel modes, and 2015 – 2019 5 Year dataset for travel times. The reason for the discrepancy (as opposed to standardizing on the 1-Year Estimates datasets), is that the tables in travel time parameter did not exist for the 1-Year Estimate dataset. This discrepancy stems from the privacy and minimum data cell size requirements that must be met before the American Community Survey will produce a dataset on a particular topic.

Values for the charts and tables below come from ACS 2019 1 – Year Estimate Tables B08007 (Sex of Workers By Place of Work – State and County Level) Table B08301 (Means of Transportation to Work), and ACS 2015-2019 5 – Year Estimate Tables B08134 (Means of Transportation to Work by Travel Time to Work).

All commute analyses are based on the sample of workers age 16 and older, living within Bibb County.

The data supports the following conclusions for 2019 period:

• 82.88% of persons who work in Bibb County also resided in Bibb County
• The predominant mode for travel to work is single occupancy vehicle (82.73%). Percentages of other modes of travel to work include
  • Carpool – 8.59%;
  • Public Transportation (not including taxicab) – 0.86%
  • Walking – 2.03%
  • Other Travel Modes (Taxis, Motorcycles, Bikes, etc.) – 1.85%
• Working from home accounts for 3.94% of all employment in Bibb County
• In Bibb County, the median commute times (imputed from the distribution of reported travel times by mode) are:
  • Single Occupancy Vehicle – 15.32 minutes
  • Carpool – 15.15 minutes
  • Public Transportation (excluding taxis) – 33.63 minutes
  • Walking – 9.40 minutes
  • Other Travel Modes (Taxis, Motorcycles, Bikes, etc.) – 16.62 minutes

Figure 4-9: Workers By Place of Work – State and County Level

⬚ figure

Bibb County Workers By Place of Work - State and County Level (2019 ACS 1-Year Estimate)

Figure 4-10: Mode of Travel to Work

⬚ figure

41

Figure 4-11: Distribution of Work Commute Times in Bibb County for Persons Age 16 and Over Who Drove Alone

⬚ figure

Figure 4-12: Distribution of Work Commute Times in Bibb County for Persons Age 16 and Over Who Carpooled

⬚ figure

43

Figure 4-13: Distribution of Work Commute Times in Bibb County for Persons Age 16 and Over Who Used Public Transportation

⬚ figure

44

Employment

This section borrows heavily from the recently approved 2050 Metropolitan Transportation Plan Update, adopted by the Macon Area Transit Study on May 3, 2022. That study, developed in cooperation with the Georgia Department of Transportation and the Federal Highway Administration, used 2015 as the base year for developing forecasts. For that reason, the discussion below uses 2015 as a base year for describing employment.

As of 2015, there were approximately 116,592 jobs in Bibb County. All employment data for the 2015 base year are collected from the National Establishment Time-Series Database, 2019 Release (NETS 2019), produced by Walls & Associates. Table 4-3 summarizes the 2015 employment counts by North American Industrial Classification (NAICS) category (2 digit level). Table 4-4 expands on that discussion listing the largest employers in Bibb County in 2015, by NAICS category, along with the detailed description of what types of goods and/or services that industry provides.

In 2015, Macon-Bibb County was a leader in the provision of health care and higher education. In terms of industrial activities, the predominant activities were related to freight forwarding, aircraft construction and maintenance, and industrial cleaning. As a regional center, Bibb County is also home to regional headquarters of major insurance companies and banks. These trends have continued since 2015.

Figure 4-14 aggregates these jobs according to the categories specified in the Georgia MPO Travel Demand Models Socio-Economic Data Development Guides (2018), prepared by HNTB Corporation and adopted by Georgia Dept. of Transportation (GDOT), and projects those categories out to 2050. The results are based on employment projection factors based on REMI forecasts provided through the Georgia Dept. of Transportation. Specific expansion factors were calculated and applied for each GDOT employment category (Agriculture, Mining & Construction, Manufacturing/Transportation/Communications/Warehousing (Manufacturing & TCUW), Retail, and Services). For additional details on how employment projections were applied, see the MATS 2050 MTP (https://www.maconmpo.com/lrtp/).

Table 4-3: Distribution of Employment by NAICS Category and GDOT Travel Demand Modeling Category, by County, across the MATS Ar

Table 4-4: Largest Employers in Macon-Bibb County in 2015, Per NAICS Industry Group

Table 4-4 (Con’t): Largest Employers in Macon-Bibb County in 2015, Per NAICS Industry Group

• Boeing left Macon-Bibb County in 2015, shortly after the data was reported for this dataset. The reason was the retirement of the Boeing 747 aircraft production line. The Boeing hangar facilities were re-occupied by Dean Baldwin Aircraft Painting in 2021

Table 4-4 (Con’t): Largest Employers in Macon-Bibb County in 2015, Per NAICS Industry Group

Table 4-4 (Con’t): Largest Employers in Macon-Bibb County in 2015, Per NAICS Industry Group

Table 4-4 (Con’t): Largest Employers in Macon-Bibb County in 2015, Per NAICS Industry Group

Table 4-4 (Con’t): Largest Employers in Macon-Bibb County in 2015, Per NAICS Industry Group

Figure 4-14: Employment by GDOT Modeling Category for MATS MPO Consolidated Area and Bibb County (2015 Base Year, and 2050 Projected)

⬚ figure

Growth Projections and Future Land Use

The profile established for the 2050 MTP document establishes the assumptions for anticipated growth patterns through the 2050 plan year. The working assumption is that whatever population and employment growth comes about between 2015 and 2050 will follow similar marginal distributions as the 2010 Census. This assumption will need to be re-examined at each new census, or as new data becomes available, to identify population trends and emerging opportunities or challenges.[^p65-4]

Population Growth and Distribution

Table 4-5 and Map 4-1 show the anticipated future land use for the MATS area and the total acreage in each category. Future land use for the 2050 MTP document was obtained by reviewing the Macon-Bibb County 2040 Future Land Use Plan, the Middle Georgia Regional Commission 2017 Comprehensive Plan for Jones County, and the Middle Georgia Regional Commission 2007 Comprehensive Plan for Monroe County.¹ Middle Georgia Regional Commission conducts comprehensive plan updates for Jones and Monroe Counties based on the schedules specified by Georgia Dept. of Community Affairs and uses a 20-year time horizon for future land use planning. Therefore, the Jones and Monroe County future land use time horizons extend only to 2037. All acreage is calculated as net acres, after removing the street right of way and the 100-year floodplain (i.e., areas not available for construction).

Table 4-5: MATS Area Future Land Use Net Acreage, by County, by Category

Map 4-1: MATS MPO Future Land Use

⬚ figure

The Macon-Bibb County's infrastructure records, drawings, and other documents have been gathered over many years, using differing standards for quality control, documentation, and verification. All of the data provided represents current information in a readily available format. While the data provided is generally believed to be accurate, occasionally it proves to be incorrect; thus its accuracy is not warranted. Prior to making any property purchases or other investments based in full or in part upon the material provided, it is specifically advised that you independently field verify the information contained within our records. Date: 1/20/2022

⬚ figure

Table 4-6: Anticipated Population Growth in Bibb County MATS Area Portions

Table 4-7: Breakdown of Anticipated Population Growth in Bibb County, By Age Group

If the trends observed between the 2010 and 2020 Census continue, by 2050 Bibb County is anticipated to grow to a total population of 162,869 (i.e, +3.51%). Map 4-2 shows where all regional growth in the MATS area is anticipated to be distributed throughout the region. These areas were identified and prioritized through consultation with the Zoning Director for Macon-Bibb County Planning & Zoning Commission, the Planning Director for Jones County, and field review of the Monroe County portion of the MATS area. The zone numbers represented on the map correspond to specific Transportation Analysis Zones (TAZs), which are the geographic unit used by GDOT to conduct travel demand modeling. TAZs are comprised of Census Blocks, meaning it is possible to calculate housing attributes for TAZs by aggregating the data from the relevant Census Blocks, assuming the data is available at the Census Block level from the U.S. Census.

While the exact calculations for future residential capacities are detailed in Appendix B of the 2050 MTP, the basic process of assigning population was as follows:

• Using the most recent future land use plans available for each county, the amount of new residential acreage available for development was calculated by subtracting acreage already encumbered in 2015 from the future planned acreage.
• The amount of new acreage was multiplied by existing housing densities per acre in 2010 (using U.S. Census 2010 household counts and 2010 encumbered residential acreage), and adjusting for the observed 2010 housing vacancy rate, to estimate the number of new households in each zone.
• The number of new households was then multiplied by the average household size for each TAZ to estimate the amount of new population in each zone. (Note: TAZ level average household size values were based on weighted sums of 2010 Census household information. This is because Census 2010 was the most current available at the required level of geographic detail).
• A running population growth total is calculated so that it may be measured against the anticipated population growth for the MATS region of each county.

The results from the supporting calculations indicate that Macon-Bibb is capable of absorbing all the anticipated population growth within their MATS areas under existing land use plans; Macon-Bibb has capacity for 12,228 new residents, but is only anticipated to receive 5,523 between 2020 and 2050.

Map 4-2: MATS Area Anticipated 2050 Population Growth Distribution, By County

⬚ figure

The Macon-Bibb County's infrastructure records, drawings, and other documents have been gathered over many years, using differing standards for quality control, documentation, and verification. All of the data provided represents current information in a readily available format. While the data provided is generally believed to be accurate, occasionally it proves to be incorrect; thus its accuracy is not warranted. Prior to making any property purchases or other investments based in full or in part upon the material provided, it is specifically advised that you independently field verify the information contained within our records. Date: 1/17/2022