Project

Downtown Fayetteville Livable Centers Initiative Master Plan 

Bridging History and Future Through Community-Driven Design 

Fayetteville, Georgia, USA

The Challenge

The Downtown Fayetteville Livable Centers Initiative (LCI) sought to transform Fayetteville, GA into a vibrant, walkable community that enhances mobility, promotes healthy lifestyles, and improves access to jobs and services. HKS was challenged with creating a city-scale master plan for its downtown that balances new development with preserving the city’s historic charm and high quality of life. The project spans approximately 900 acres, including Main Street and surrounding areas. 

The Design Solution

HKS’ approach involved crafting a comprehensive master plan that bridges past efforts with future potential. Recognizing the significance of community input and working closely with the City’s planning department, the team employed diverse outreach strategies including an online scavenger hunt, surveys, interactive activities, and a hands-on community design charette. Designers worked with local artists to brand the engagements to increase participation, and the initiatives built awareness and gathered insights on what to preserve or enhance in Fayetteville’s downtown.  

Feedback from 1,037 residents across a diverse spectrum shaped the project’s guiding principles to prioritize walkability, respect nature, revitalize economy, and enhance social aspects. The initiative’s creative branding was developed to encourage decision makers to be selective yet bold in the investments and public-private partnerships that will “move Fayetteville forward.” 

Leveraging geospatial analysis, the HKS team explored an extensive set of patterns and background information, reviewing everything from land use and physical design characteristics to transportation systems and environmental features. By examining parks, open spaces, city needs, and historic resources, key demographics and health information, the team was able to create a solid foundation for the project’s design strategy. The team also collaborated with partners at local organizations and companies such as Blue Cypress Consulting, PEC plus, NV5, Noell Consulting Group and Office of Design. 

The multifaceted master plan includes character themes for various downtown areas each have their own unique identity and purpose. Focal points of activity and development called nodes enhance downtown’s vibrancy and functionality, and thoughtful links ensure seamless movement, accessibility, walkability and connectivity. 

The plan consolidates the existing 24-zone district to eight zones that aim to help the local economy flourish. A time-based implementation matrix outlined phased development based on priority and potential funding sources. As the mix of uses in the Downtown district becomes more diverse the economic resilience of the community will thrive. 

The Design Impact

The master plan showcases the power of community collaboration in creating a vibrant and sustainable downtown that honors Fayetteville’s unique character and history while embracing growth and innovation. It transforms the city’s downtown into a pedestrian-friendly environment with wide, shaded sidewalks, multi-use trails, a unified streetscape, and a bike network. By creating spaces for interaction and social activities including four new parks within walkable distance of residents, the plan strengthens community cohesion, well-being and a sense of belonging. 

The new master plan for Fayetteville aims to create diverse housing, employment, recreational and cultural amenities in a 200-year-old historic city by providing a framework that is integrated, innovative and achievable. Ultimately, the plan positions the city for smart, managed growth, ensuring a high quality of life for residents and visitors alike. 

Feedback from residents who live, work, and play in Fayetteville shaped the project’s guiding principles—Prioritize Walkability, Respect Nature, Revitalize Economy, and Enhance Social Aspects. Key priorities identified included expanding the multi-use path network, enhancing patios and outdoor cafe dining, and keeping downtown authentic. Residents also emphasized the need for more shops and restaurants, recreational activities, greenspace, and affordable housing options for young professionals.

Project Features

  • 900-acre master plan 
  • Community engagement and design charettes 
  • Geospatial and historical analysis 
  • Multimodal transit connections 
  • Four proposed new parks 
  • Branding for community outreach and overall project
  • Re-write of zoning 
  • Design and development guidelines 
  • Near term and long term implementation strategy 

Awards

  • Atlanta Regional Commission – 2023 Visionary Planning Award 
The Historic core preserves the city’s architectural and cultural heritage, while the Mixed-use core serves as a vibrant hub of civic and commercial activity. An appealing entry point acts as a gateway to the revitalized downtown district, offering a mix of uses that support thriving communities. Neighborhood nodes maintain residential character while introducing diverse housing options. Open spaces enhance green areas and recreational facilities, promoting community interaction and leisure.
The illustrative guide identifies the sub-districts that are established for development within downtown areas collectively called the Downtown Mixed Use Zoning Code. These sub-districts achieve the purpose of consolidation of 24 zoning districts to 8 while also maintaining the characteristic features of the different areas. This provides a comprehensive guide to both public officials and private developers to ensure that all new development is cohesive and represents the vision of the livable centers initiative both in the built environment and the public realm.

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