{"683545":{"#nid":"683545","#data":{"type":"news","title":"Georgia Tech Helps Towns Plan for Explosive Growth","body":[{"value":"\u003Cdiv\u003E\u003Cp\u003E\u003Cstrong\u003EPEMBROKE, GA \u2014\u003C\/strong\u003E For more than two decades, Ray Butler has run Butler\u2019s Tire \u0026amp; Lube in the heart of Pembroke. He\u2019s seen the town evolve, shrink, and now, rapidly grow \u2014 all during the time of his life as a local here.\u0026nbsp;\u003C\/p\u003E\u003C\/div\u003E\u003Cdiv\u003E\u003Cp\u003E\u201cWe had three grocery stores once a long time ago. That went away and for a while things felt pretty empty,\u201d Butler recalled. \u201cNow, it\u2019s housing ... housing going up everywhere. That\u2019s just in the last six to eight months.\u201d\u0026nbsp;\u003C\/p\u003E\u003C\/div\u003E\u003Cdiv\u003E\u003Cp\u003EThat burst of activity isn\u2019t random. Just 10 miles down the road, Hyundai Motor Company has built a $5.5 billion Metaplant \u2014 a sprawling electric vehicle and battery complex expected to create more than 10,000 direct jobs, with thousands more in supporting industries.\u0026nbsp;\u003C\/p\u003E\u003C\/div\u003E\u003Cdiv\u003E\u003Cp\u003EFor towns like Pembroke, a 40-minute drive west of Savannah with a population of 2,800, the arrival of a global manufacturing powerhouse brings both promise and pressure. How do you preserve the feel of a small town while preparing for massive new demands on housing, infrastructure, and services?\u0026nbsp;\u003C\/p\u003E\u003C\/div\u003E\u003Cdiv\u003E\u003Cp lang=\u0022EN-US\u0022\u003EThe \u003Ca href=\u0022https:\/\/cedr.gatech.edu\/\u0022\u003ECenter for Economic Development Research\u003C\/a\u003E (CEDR) at Georgia Tech\u2019s \u003Ca href=\u0022https:\/\/innovate.gatech.edu\/\u0022\u003EEnterprise Innovation Institute\u003C\/a\u003E is hoping to help with that question \u2014 not just for Pembroke, but for any community facing sudden economic acceleration.\u0026nbsp;\u003C\/p\u003E\u003C\/div\u003E\u003Cdiv\u003E\u003Cp lang=\u0022EN-US\u0022\u003E\u201cWe built a tool that predicts where and when growth will happen,\u201d said Betsy McGriff, a project manager at CEDR. The tool, CEDRC\u2122, is an economic development certification program that assists communities in planning for workforce infrastructure. \u201cIt looks beyond one county or one city line and focuses on commuting patterns \u2014 where people actually live, shop, go to school. That\u2019s what gives you a truer sense of regional impact.\u201d\u0026nbsp;\u003C\/p\u003E\u003C\/div\u003E\u003Cdiv\u003E\u003Cp lang=\u0022EN-US\u0022\u003ECEDRC\u2122 was developed with coastal Georgia in mind, specifically the unprecedented scale of the Hyundai investment. But its applications are broader \u2014 a way for cities and counties to model real-world impact and plan accordingly. It translates job growth into practical numbers: how many households, how many students, how much more demand on water, roads, or emergency services.\u0026nbsp;\u003C\/p\u003E\u003C\/div\u003E\u003Cdiv\u003E\u003Cp lang=\u0022EN-US\u0022\u003EFor Pembroke Community Development Director Derek Cathcart, that modeling is critical.\u0026nbsp;\u003C\/p\u003E\u003C\/div\u003E\u003Cdiv\u003E\u003Cp\u003E\u201cThere\u2019s a tension between keeping the small-town charm people value, and the growth pressures we\u2019re seeing,\u201d Cathcart said. \u201cYou have to plan for that middle ground. We\u2019re doing infrastructure studies, housing studies, transportation planning \u2014 and this tool helps us make those decisions with real data.\u201d\u0026nbsp;\u003C\/p\u003E\u003C\/div\u003E\u003Cdiv\u003E\u003Cp\u003EMcGriff, who grew up not far from Pembroke and has worked extensively with rural communities, understands that language matters.\u0026nbsp;\u003C\/p\u003E\u003C\/div\u003E\u003Cdiv\u003E\u003Cp\u003E\u201cSometimes planners talk in units per acre, in zoning codes \u2014 but people don\u2019t live in codes. They live in places that feel right to them,\u201d she said. \u201cSo I ask: Does this feel like the town you want?\u201d\u0026nbsp;\u003C\/p\u003E\u003C\/div\u003E\u003Cdiv\u003E\u003Cp\u003EIn April, McGriff and her team hosted a public listening session in Pembroke, where residents gathered to view street designs, development options, and housing styles. Rather than presenting a one-size-fits-all plan, the team asked locals what they liked, what felt right, and what kind of community they wanted to build.\u0026nbsp;\u003C\/p\u003E\u003C\/div\u003E\u003Cdiv\u003E\u003Cp\u003E\u201cIt\u2019s not about imposing a vision,\u201d McGriff said. \u201cIt\u2019s about helping people shape their own.\u201d\u0026nbsp;\u003C\/p\u003E\u003C\/div\u003E\u003Cdiv\u003E\u003Cp\u003EThe feedback gathered from that session will be shared with city leaders and used to help guide updates to zoning codes and ordinances \u2014 giving Pembroke the regulatory tools it needs to make its residents\u2019 vision a reality.\u0026nbsp;\u003C\/p\u003E\u003C\/div\u003E\u003Cdiv\u003E\u003Cp\u003EThe new model lets communities visualize the future they want \u2014 whether that\u2019s historic preservation and thoughtful infill development or room for newer commercial corridors. And it emphasizes that decisions made today shape what becomes permanent.\u0026nbsp;\u003C\/p\u003E\u003C\/div\u003E\u003Cdiv\u003E\u003Cp\u003E\u201cYou\u2019ve got one bite at the apple,\u201d McGriff said. \u201cOnce it\u2019s built, it\u2019s built.\u201d\u0026nbsp;\u003C\/p\u003E\u003C\/div\u003E\u003Cdiv\u003E\u003Cp\u003EBack at Butler\u2019s Tire \u0026amp; Lube, business is good. New faces are walking in the door, and Butler enjoys chatting with folks about where they came from and why they chose Pembroke.\u0026nbsp;\u003C\/p\u003E\u003C\/div\u003E\u003Cdiv\u003E\u003Cp\u003E\u201cI\u2019d never live anywhere but a small town,\u201d he said. \u201cIt\u2019s different now \u2014 a big change to get used to \u2014 but it\u2019s exciting too.\u201d\u0026nbsp;\u003C\/p\u003E\u003C\/div\u003E\u003Cdiv\u003E\u003Cp\u003EFor Pembroke and so many other towns that are neighbors to big development projects, growth is inevitable. With tools like Georgia Tech\u2019s model in hand, communities may have a better shot at shaping that growth \u2014 rather than being overwhelmed by it.\u003C\/p\u003E\u003C\/div\u003E","summary":"","format":"limited_html"}],"field_subtitle":"","field_summary":[{"value":"\u003Cp\u003EAs Pembroke, Georgia, braces for explosive growth spurred by Hyundai Motor Company\u2019s\u0026nbsp;$5.5 billion Metaplant, Georgia Tech\u2019s Center for Economic Development Research is helping the small town \u2014 and others like it \u2014 plan smarter with a data-driven tool that turns job projections into real-world impacts on housing, infrastructure, and community identity.\u0026nbsp;\u003C\/p\u003E","format":"limited_html"}],"field_summary_sentence":[{"value":"Pembroke, Georgia, is bracing for growth from Hyundai\u2019s $5.5B Metaplant. Georgia Tech\u2019s Center for Economic Development Research is helping towns like it plan smarter with a tool that helps translate projections into real impact on community identity."}],"uid":"36174","created_gmt":"2025-08-05 17:21:24","changed_gmt":"2025-08-26 00:31:15","author":"Blair Meeks","boilerplate_text":"","field_publication":"","field_article_url":"","location":"Atlanta, GA","dateline":{"date":"2025-08-25T00:00:00-04:00","iso_date":"2025-08-25T00:00:00-04:00","tz":"America\/New_York"},"extras":[],"hg_media":{"677789":{"id":"677789","type":"video","title":" Georgia Tech Helps Towns Plan for Explosive Growth","body":"\u003Cp\u003EAs Pembroke, Georgia, braces for explosive growth spurred by Hyundai Motor Company\u2019s\u0026nbsp; $5.5 billion Metaplant, Georgia Tech\u0027s Center for Economic Development Research is helping the small town \u2014 and others like it \u2014 plan smarter with a data-driven tool that turns job projections into real-world impacts on housing, infrastructure, and community identity.\u003C\/p\u003E","created":"1756149813","gmt_created":"2025-08-25 19:23:33","changed":"1756150920","gmt_changed":"2025-08-25 19:42:00","video":{"youtube_id":"SVoRAzzLF_k","video_url":"https:\/\/youtu.be\/SVoRAzzLF_k"}},"677572":{"id":"677572","type":"image","title":"Aerial view of downtown Pembroke, Georgia","body":"\u003Cp\u003EThe main street of Pembroke, Georgia is about 10 miles from the new Hyundai auto plant and 35 miles west of Savannah.\u003C\/p\u003E","created":"1754408497","gmt_created":"2025-08-05 15:41:37","changed":"1754408686","gmt_changed":"2025-08-05 15:44:46","alt":"This image shows a bird\u0027s eye view of downtown Pembroke, Georgia","file":{"fid":"261485","name":"Pembroke-aerial-2025.jpg","image_path":"\/sites\/default\/files\/2025\/08\/05\/Pembroke-aerial-2025.jpg","image_full_path":"http:\/\/hg.gatech.edu\/\/sites\/default\/files\/2025\/08\/05\/Pembroke-aerial-2025.jpg","mime":"image\/jpeg","size":3004172,"path_740":"http:\/\/hg.gatech.edu\/sites\/default\/files\/styles\/740xx_scale\/public\/2025\/08\/05\/Pembroke-aerial-2025.jpg?itok=v60ZS2A7"}},"677574":{"id":"677574","type":"image","title":"Downtown Pembroke, Georgia","body":"\u003Cp\u003ECrossing one of the main streets of downtown Pembroke, Georgia\u003C\/p\u003E","created":"1754408711","gmt_created":"2025-08-05 15:45:11","changed":"1754408892","gmt_changed":"2025-08-05 15:48:12","alt":"This image shows two people crossing one of the main streets of downtown Pembroke","file":{"fid":"261486","name":"Pembroke-crossing-street-2025.jpg","image_path":"\/sites\/default\/files\/2025\/08\/05\/Pembroke-crossing-street-2025.jpg","image_full_path":"http:\/\/hg.gatech.edu\/\/sites\/default\/files\/2025\/08\/05\/Pembroke-crossing-street-2025.jpg","mime":"image\/jpeg","size":2059793,"path_740":"http:\/\/hg.gatech.edu\/sites\/default\/files\/styles\/740xx_scale\/public\/2025\/08\/05\/Pembroke-crossing-street-2025.jpg?itok=YvcIxVvQ"}},"677571":{"id":"677571","type":"image","title":"Pembroke community meeting on housing forecast","body":"\u003Cp\u003EBetsy McGriff and her team from Georgia Tech\u0027s Center for Economic Development Research lead a community meeting in Pembroke, Georgia, seeking input on housing and development options to plan for growth due to the nearby Hyundai auto plant.\u003C\/p\u003E","created":"1754407732","gmt_created":"2025-08-05 15:28:52","changed":"1754408470","gmt_changed":"2025-08-05 15:41:10","alt":"This picture shows Betsy McGriff of Georgia Tech\u0027s Center for Economic Development Research  speaking to residents in Pembroke, Georgia, about expected housing growth due to the nearby Hyundai auto plant","file":{"fid":"261483","name":"Pembroke-City-Hall-medium-2025.jpg","image_path":"\/sites\/default\/files\/2025\/08\/05\/Pembroke-City-Hall-medium-2025.jpg","image_full_path":"http:\/\/hg.gatech.edu\/\/sites\/default\/files\/2025\/08\/05\/Pembroke-City-Hall-medium-2025.jpg","mime":"image\/jpeg","size":1067227,"path_740":"http:\/\/hg.gatech.edu\/sites\/default\/files\/styles\/740xx_scale\/public\/2025\/08\/05\/Pembroke-City-Hall-medium-2025.jpg?itok=-1cseCLp"}},"677577":{"id":"677577","type":"image","title":"Construction for housing in Pembroke is booming","body":"\u003Cp\u003EConstruction for housing in and around Pembroke, Georgia, is booming. This drainage work is helping prepare sites in one of several new subdivisions being built to accommodate auto plant growth.\u003C\/p\u003E","created":"1754408906","gmt_created":"2025-08-05 15:48:26","changed":"1754409354","gmt_changed":"2025-08-05 15:55:54","alt":"This image shows a worker in a small excavator preparing the area around a drainage pipe","file":{"fid":"261488","name":"Pembroke-road-construction-2025.jpg","image_path":"\/sites\/default\/files\/2025\/08\/05\/Pembroke-road-construction-2025.jpg","image_full_path":"http:\/\/hg.gatech.edu\/\/sites\/default\/files\/2025\/08\/05\/Pembroke-road-construction-2025.jpg","mime":"image\/jpeg","size":3010614,"path_740":"http:\/\/hg.gatech.edu\/sites\/default\/files\/styles\/740xx_scale\/public\/2025\/08\/05\/Pembroke-road-construction-2025.jpg?itok=GpcqOAGU"}},"677580":{"id":"677580","type":"image","title":"Many businesses around Pembroke are growing as a result of the nearby auto plant","body":"\u003Cp\u003ECustomers line up for service at Butler\u0027s Tire \u0026amp; Lube in Pembroke, Georgia. The owner has seen an increase in business and he\u0027s expecting more growth.\u003C\/p\u003E","created":"1754409371","gmt_created":"2025-08-05 15:56:11","changed":"1754409741","gmt_changed":"2025-08-05 16:02:21","alt":"This image shows vehicles outside of Butler\u0027s Tire \u0026 Lube in Pembroke, Georgia","file":{"fid":"261491","name":"Pembroke-auto-shop-wide-2025.jpg","image_path":"\/sites\/default\/files\/2025\/08\/05\/Pembroke-auto-shop-wide-2025.jpg","image_full_path":"http:\/\/hg.gatech.edu\/\/sites\/default\/files\/2025\/08\/05\/Pembroke-auto-shop-wide-2025.jpg","mime":"image\/jpeg","size":2678470,"path_740":"http:\/\/hg.gatech.edu\/sites\/default\/files\/styles\/740xx_scale\/public\/2025\/08\/05\/Pembroke-auto-shop-wide-2025.jpg?itok=ZVIzP1zs"}},"677581":{"id":"677581","type":"image","title":"Ray Butler and an employee at Butler\u0027s Tire \u0026 Lube in Pembroke","body":"\u003Cp\u003ERay Butler of Butler\u0027s Tire \u0026amp; Lube talks with an employee in the shop. The business has experienced some growth as a result of the nearby auto plant, and while Butler would like to see Pembroke keep its small town feel, he knows rapid growth is coming. He\u0027s planning and hoping for the best.\u003C\/p\u003E","created":"1754409763","gmt_created":"2025-08-05 16:02:43","changed":"1754410143","gmt_changed":"2025-08-05 16:09:03","alt":"This image shows Ray Butler and one of the employee\u0027s at Butler\u0027s Tire \u0026 Lube a long-standing business in Pembroke, Georgia","file":{"fid":"261494","name":"Pembroke-auto-shop-2025.jpg","image_path":"\/sites\/default\/files\/2025\/08\/05\/Pembroke-auto-shop-2025.jpg","image_full_path":"http:\/\/hg.gatech.edu\/\/sites\/default\/files\/2025\/08\/05\/Pembroke-auto-shop-2025.jpg","mime":"image\/jpeg","size":1890758,"path_740":"http:\/\/hg.gatech.edu\/sites\/default\/files\/styles\/740xx_scale\/public\/2025\/08\/05\/Pembroke-auto-shop-2025.jpg?itok=c1acwLm-"}}},"media_ids":["677789","677572","677574","677571","677577","677580","677581"],"groups":[{"id":"1214","name":"News Room"}],"categories":[{"id":"139","name":"Business"},{"id":"142","name":"City Planning, Transportation, and Urban Growth"},{"id":"42901","name":"Community"},{"id":"131","name":"Economic Development and Policy"},{"id":"194611","name":"State Impact"}],"keywords":[{"id":"815","name":"economic development"},{"id":"12856","name":"civil infrastructure"}],"core_research_areas":[{"id":"193654","name":"Enterprise Innovation Institute"}],"news_room_topics":[{"id":"106361","name":"Business and Economic Development"}],"event_categories":[],"invited_audience":[],"affiliations":[],"classification":[],"areas_of_expertise":[],"news_and_recent_appearances":[],"phone":[],"contact":[{"value":"\u003Cp\u003EW. Blair Meeks\u003C\/p\u003E\u003Cp\u003E\u003Ca href=\u0022mailto:blair.meeks@gatech.edu\u0022\u003Eblair.meeks@gatech.edu\u003C\/a\u003E\u003C\/p\u003E","format":"limited_html"}],"email":[],"slides":[],"orientation":[],"userdata":""}}}