Quality Growth Resource Team report, Walker County, Georgia : September 22-26, 2003

Walker County, Georgia
September 22 26, 2003
Quality Growth Resource Team Report

How to Use This Report This report has been formatted for use as a workbook by your community to assist with implementing quality growth projects. Use the icon key below to find specific information as described:
ICON KEY
! Funding Sources
! Technical Assistance
# Tools $ Valuable Information
# Workbook
Community Resource Team visits and final presentation reports are coordinated and produced by the Georgia Department of Community Affairs. The electronic version of this publication (PDF) may be found online at: www.dca.state.ga.us/publications/walkercounty.html
CDs are available upon request. Contact: Julie Brown jbrown@dca.state.ga.us phone: 404.679.0614

Table of Contents

Chapter 1 Introduction

1

What is Quality Growth?....................................................................1 Quality Community Objectives........................................................... 1 Does Quality Growth Matter? ............................................................2 What is a Quality Growth Resource Team Visit?...............................4 Why Have a Quality Growth Resource Team Visit? ..........................4 What Resources Are Available to Implement Quality
Growth Resource Team Recommendations?........................4 Meet the Quality Growth Resource Team .........................................6 Georgia Quality Growth Partnership..................................................7

Chapter 2 Recommendations

8

Overall Development Concept...........................................................8 Leadership & Organization ................................................................10 Economic Development.....................................................................12 Tourism .............................................................................................14 Greenspace, Trails, & Natural Resources .........................................18 Corridor Management........................................................................21 Housing .............................................................................................25 Historic Preservation .........................................................................26 Development Regulations .................................................................28

Chapter 3 - Illustrations

33

WALKER COUNTY

WALKER COUNTY

Chapter
1

Introduction
What is Quality Growth?
Q uality Growth, in many ways, means returning to the way we used to build our communities and neighborhoods: places where people could walk to school or the corner drugstore, pursue recreational activities at a nearby park, or just sit on the front porch and get to know their neighbors. The following principles, adopted by DCA, embody the ideals that quality growth practices are intended to promote.
Quality Community Objectives
REGIONAL IDENTITY
Regions should promote and preserve an "identity," defined in terms of traditional regional architecture, common economic linkages that bind the region together, or other shared characteristics.
GROWTH PREPAREDNESS
Each community should identify and put in place the prerequisites for the type of growth it seeks to achieve. These might include housing and infrastructure (roads, water, sewer and telecommunications) to support new growth, appropriate training of the workforce, ordinances to direct growth as desired, or leadership capable of responding to growth opportunities.
APPROPRIATE BUSINESSES
The businesses and industries encouraged to develop or expand in a community should be suitable for the community in terms of job skills required, linkages to other economic activities in the region, impact on the resources of the area, and future prospects for expansion and creation of higher-skill job opportunities.
EDUCATIONAL OPPORTUNITIES
Educational and training opportunities should be readily available in each community to permit community residents to improve their job skills, adapt to technological advances, or to pursue entrepreneurial ambitions.
EMPLOYMENT OPTIONS
A range of job types should be provided in each community to meet the diverse needs of the local workforce.
HERITAGE PRESERVATION
The traditional character of the community should be maintained through preserving and revitalizing historic areas of the community, encouraging new development that is compatible with the traditional features of the community, and protecting other scenic or natural features that are important to defining the community's character.
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WALKER COUNTY
OPEN SPACE PRESERVATION
New development should be designed to minimize the amount of land consumed, and open space should be set aside from development for use as public parks or as greenbelts/wildlife corridors.
ENVIRONMENTAL PROTECTION
Environmentally sensitive areas should be protected from negative impacts of development, particularly when they are important for maintaining traditional character or quality of life of the community or region. Whenever possible, the natural terrain, drainage, and vegetation of an area should be preserved.
REGIONAL COOPERATION
Regional cooperation should be encouraged in setting priorities, identifying shared needs, and finding collaborative solutions, particularly where it is critical to success of a venture, such as protection of shared natural resources.
TRANSPORTATION ALTERNATIVES
Alternatives to transportation by automobile, including mass transit, bicycle routes, and pedestrian facilities, should be made available in each community. Greater use of alternate transportation should be encouraged.
SHARED SOLUTIONS
Regional solutions to needs shared by more than one local jurisdiction are preferable to separate local approaches, particularly where this will result in greater efficiency and less cost to the taxpayer.
HOUSING OPPORTUNITIES
Quality housing and a range of housing size, cost, and density should be provided in each community, to make it possible for all who work in the community to also live in the community.
TRADITIONAL NEIGHBORHOODS
Traditional neighborhood development patterns should be encouraged, including use of more human scale development, mixing of uses within easy walking distance of one another, and facilitating pedestrian activity.
INFILL DEVELOPMENT
Communities should maximize the use of existing infrastructure and minimize the conversion of undeveloped land at the urban periphery by encouraging development or redevelopment of sites closer to the downtown or traditional urban core of the community.
SENSE OF PLACE
Traditional downtown areas should be maintained as the focal point of the community or, for newer areas where this is not possible, the development of activity centers that serve as community focal points should be encouraged. These community focal points should be attractive, mixed-use, pedestrian-friendly places where people choose to gather for shopping, dining, socializing, and entertainment.
Does Quality Growth Matter?
Quality growth can yield a number of benefits for your community:
Residents will enjoy an improved quality of life, more affordable housing, cleaner water and air, more
walkable neighborhoods, and reduced commuting times.
Developers will experience reduced infrastructure and land costs and more predictability in the
development approval process.
Your local government will benefit from reduced service delivery costs, increased tax revenues, and
enhanced economic development potential.
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WALKER COUNTY
COST SAVINGS
Studies show that sprawling development costs government in terms of provision of public services like water and sewer, emergency services and transportation. Research by the Real Estate Research Corp. shows that compact growth can be as much as 70 percent cheaper for governments than in areas with more dispersed growth patterns. Comparing the costs for governments in 10 counties, the University of Kentucky found that police, fire, and school services cost less in those counties where growth was concentrated and highest in those with scattered growth. In South Carolina, a study concluded that planned development could save 12 percent in infrastructure costs that would be spent providing the same infrastructure under sprawling growth projections. The development community saves costs as well through reduced per-unit costs for power and telephone lines, small streets, and more efficient service delivery.
PROTECTING THE ENVIRONMENT
Implementing quality growth principles like compact development, greenspace protection, better street connectivity, and greater opportunities for using alternative transportation lead to less urban runoff into streams to pollute our waters and less traffic exhaust to pollute our air. A 2000 study by the Natural Resources Defense Council (NRDC) and the Environmental Protection Agency (EPA) of three California neighborhoods suggested that the environmental benefits of quality growth are real and can be measured. A more recent study by NRDC and EPA in Nashville corroborates this study and further suggests that the combination of better transportation accessibility and a modest increase in land-use density can produce measurable benefits even in automobile-oriented suburban communities. These studies are the first to evaluate actual neighborhoods rather than conceptual models. In the Nashville study, a more densely populated neighborhood closer to downtown Nashville out performed a suburban, lower density neighborhood in terms of land consumption, water consumption, air pollutant emissions, greenhouse gas emissions, and stormwater runoff.
ECONOMIC DEVELOPMENT
The quality of life offered by quality growth development is important to residents, and contributes to economic development. Corporations are more mobile than ever, and quality of life is a big location factor for business. A case in point is Hewlett Packard's decision not to construct a second office tower in the Atlanta region because of its traffic congestion and air quality. Research also shows that perceived decline in quality of life leads to lower retention of skilled workers. Recent surveys in Austin, Texas show that the more educated residents are, the more likely they are to perceive decline, and skilled residents who do perceive decline are more likely to leave the area.
PUBLIC HEALTH BENEFITS
Quality growth is an emerging issue in the public health field where significant research is starting to focus on the relationship between sprawl and obesity related diseases like diabetes and heart problems. Such research is underway now at the Centers for Disease Control and at Boston University's School of Public Health and is expected to demonstrate that better development patterns improve health on community residents. Active Living by Design, a joint program of the University of North Carolina at Chapel Hill and the Robert Wood Johnson Foundation is devoted to issues of public health and the built environment, financing both research on the issue, and actual projects testing the impact of community design that fosters daily activity.
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WALKER COUNTY
What is a Quality Growth Resource Team Visit?
The Quality Growth Resource Team for Walker County was brought together in September 2003 through a collaboration with Walker County, the Georgia Department of Community Affairs (DCA) and the Georgia Quality Growth Partnership (GQGP), a state-wide coalition of government agencies, universities, non-profits and business groups working to provide technical assistance on "smart growth" issues to Georgia communities. The resource team focused their study on a project area that included all of Walker County.
The multidisciplinary team was made up of specialists in city planning, real estate development, urban design, historic preservation, architecture, resource conservation, and housing. Team members were chosen with the area's particular concerns in mind, which were initially defined in a meeting with the local officials held weeks in advance of the actual team visit.
The team spent approximately a week in the project area. The visit began with a facilitated meeting involving a broad cross section of community representatives, designed to give the team members a deeper understanding of development issues and needs of the project area. During the week the team toured the project area by bus, visited area buildings, spoke with local officials, reviewed local ordinances, conducted field surveys, prepared schematic design solutions, and formulated policy recommendations. The visit culminated with a review of the team's recommendations to the local officials on Thursday, September 26th. The team's recommendations were then passed to DCA staff for formatting into this final report.
The team would like to thank the Walker County staff, elected officials and citizens for making us feel so welcome in the area. The ideas and solutions proposed here are only a beginning intended to stimulate interest in redeveloping Walker County so that residents may enjoy living in a vibrant and beautiful area.
Why Have a Quality Growth Resource Team Visit?
A Quality Growth Resource Team Visit is an important first step toward achieving more desirable development patterns in your community. If your community is experiencing symptoms of unplanned development, a Quality Growth Resource Team can help determine why, and what factors are under your control to change. Planning commissions, other local officials, community leaders, citizens, civic organizations, and the media can use the results of this report to guide planning and decision-making that will promote more quality growth in the community.
What Resources Are Available to Implement Quality Growth Resource Team Recommendations?
Quality Growth Funding Sources A variety of funding sources are available to assist with the implementation of quality growth best practices on the Georgia Quality Growth Partnership (GQGP) website. The link below will take you directly to the GQGP website Financial Sources Directory.
http://www.dca.state.ga.us/toolkit/FinancialSources.asp
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WALKER COUNTY
!Quality Growth Technical Assistance & Training Opportunities A variety of resources are available to assist with the implementation of quality growth best practices on the Georgia Quality Growth Partnership (GQGP) website. The links below will take you directly to the GQGP website Technical Assistance Directory and Training Opportunities page. Technical Assistance - http://www.dca.state.ga.us/toolkit/directory.asp Training Opportunities - http://www.dca.state.ga.us/toolkit/training.asp
Quality Growth Toolkit The Quality Growth Toolkit provides advice to local governments on tools that may be used to put quality growth principles into practice at the local level. The link below will take you directly to the Georgia Quality Growth Partnership (GQGP) website Toolkit page. http://www.dca.state.ga.us/toolkit/toolkit.asp .
Other Resources
Georgia's Urban Redevelopment Law http://www.legis.state.ga.us/cgi-bin/gl_codes_detail.pl?code=36-61-1 Georgia's Housing Source http://www/housing/HOUSING_at_DCA.pdf
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WALKER COUNTY

Meet the Quality Growth Resource Team

Becky Basset Georgia Department of Industry, Trade & Tourism
Danny Bivins The University of Georgia
Mary Jo Bragan US Environmental Protection Agency
Julie Brown Georgia Department of Community Affairs
Alice D. Carson Georgia Department of Industry, Trade & Tourism
Janet Cochran Dalton Convention & Visitors Bureau
Jan Coyne The University of Georgia
Steve Dempsey The University of Georgia
Carmine Fischetti Georgia Department of Community Affairs
Jim Frederick Georgia Department of Community Affairs
David Gjertson W.K. Dickson Group
Mike Gleaton Georgia Department of Community Affairs
Linda B. Harris Tennessee Valley Authority

Nancy Johnston Georgia Department of Community Affairs
Kent Kirbow Georgia Department of Community Affairs
Greg Laudeman Georgia Tech Economic Development Institute
Becky Morris Georgia Department of Industry, Trade & Tourism
Tyler Newman Home Builders Association of Georgia
M. von Nkosi Atlanta Neighborhood Development Partnership
Dee Dee Quinnelly Georgia Department of Community Affairs
Martha Reimann Georgia Department of Community Affairs
Richard Rothman Richard Rothman, Architect
William P. (Bill) Russell The University of Georgia
Leamon Scott Georgia Department of Community Affairs
Bruce Warrington Georgia Department of Community Affairs
Adriane Wood Georgia Department of Community Affairs

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WALKER COUNTY
Georgia Quality Growth Partnership
The Georgia Quality Growth Partnership (GQGP) is collaboration among diverse public and private organizations formed out of the desire to coordinate their efforts at promoting "quality growth" approaches throughout the State of Georgia. The primary purpose of the GQGP is to facilitate local government implementation of quality growth approaches by: 1. Disseminating objective information on the various approaches. 2. Developing tools for implementing these approaches. 3. Sharing of best practices learned from other places, times, and cultures. 4. Promoting acceptance of quality growth by the general public and community leaders.
Founded in March 2000, the GQGP has grown to more than forty organizations, each contributing time, in kind services, or financial resources to fostering Partnership efforts.
GUIDING PRINCIPLES
The GQGP members believe that fostering livable communities requires innovative solutions that: 1. Ensure equitable access for all citizens to a range of options for education, transportation, housing, employment, human services, culture, and recreation. 2. Create opportunities for citizens to learn more about community planning and actively encourage their involvement in public decision-making. 3. Respect and protect our natural resources wildlife, land, water, air and trees. 4. Shape appealing physical environments that enhance walkability and positive social interaction. 5. Recognize that community decisions have an impact on neighboring jurisdictions and, therefore, must be made from a responsible regional and statewide perspective. 6. Incorporate practices learned from our local experience as well as from other communities and cultures. 7. Preserve and enhance our cultural and historic places for future generations. 8. Provide for the efficient and economical use of public infrastructure. 9. Employ the principles of sustainability and balance to ensure the economic viability of all communities and to enhance the state's economic competitiveness.
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WALKER COUNTY 8

WALKER COUNTY

Chapter
2

Recommendations
Overall Development Concept
The Resource Team identified six separate development focus areas within the county and recommends unique development strategies for each of these areas. The focus areas are described below and mapped in Illustration 1:
Conservation Areas consisting primarily of flood plains, wetlands, wildlife management areas and other sensitive areas not suitable for development of any kind.
Agricultural Areas reserved exclusively for agricultural and forestry uses. These areas are not recommended for large-scale or even minor residential subdivision development.
Rural Residential Areas where a substantial proportion of land is likely to face development pressures for lower density (one unit per two or more acres) residential development.
Suburban Areas consisting primarily of the extreme northern portion of the county and areas adjacent to the city limits of Walker County's municipalities, where pressures for the typical types of suburban residential subdivision development are greatest (due to availability of water and sewer service).
Town Centers corresponding to Walker County's existing municipalities and a few major highway intersections. Each of these areas should be considered a "node" of higher intensity development.
Major Highway Corridors including U.S. Hwy. 27 and Ga. Hwy. 193, which face the prospect of uncontrolled strip development if growth is not properly managed.
The Resource Team recommends that new residential and commercial development in the county be concentrated in and around the Town Centers (which include well-designed new town centers at major highway intersections). New industries or other major employers should be directed to the existing abandoned industrial sites in the county or to well planned new sites along the Major Highway Corridors as near as possible to Town Centers. The Town Centers should be linked by attractive highways (perhaps protected as Scenic Byways) and a countywide network of greenspace and trails, available to pedestrians, bicyclists, and equestrians for both tourism and recreation purposes. Outside the Town Centers, every effort should be made to encourage and maintain the existing rural and scenic
character of the County. This does not mean that no development would occur outside the Town Centers but
any new development should be designed to blend with the rural landscape that makes Walker County a desirable place to live and a unique tourist destination.
Recommended specific development strategies for each focus area are summarized in the following table:
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WALKER COUNTY

Focus Area Conservation Areas Agricultural Areas
Rural Residential Areas Suburban Areas
Town Centers
Major Highway Corridors

Development Strategy
Maintain rural character by not allowing any new development. Widen roadways in these areas only when absolutely necessary and carefully design the roadway alterations to minimize visual impact. Promote these areas as passive-use tourism and recreation destinations.
Maintain scenic rural character by strictly limiting new development and protecting farmland and open space. These areas can be protected by maintaining large lot sizes (at least 10 acres) and promoting use of conservation easements by land owners. Residential subdivisions should be severely limited, but if minor exceptions are made, they should be required to follow conservation subdivision design requirements. Any new development should be required to use compatible architecture styles that maintain the regional rural character, and should not include "franchise" or "corporate" architecture. Widen roadways only when absolutely necessary and carefully design the roadway alterations to minimize visual impact. Promote these areas as passive-use tourism and recreation destinations.
Maintain rural atmosphere while accommodating new residential development as "conservation subdivisions" that incorporate significant amounts of open space. Encourage compatible architecture styles that maintain the regional rural character, and should not include "franchise" or "corporate" architecture.
Promote moderate density, traditional neighborhood development (TND) style residential subdivisions. Each new development should be a master-planned community with mixed-uses, blending residential development with schools, parks, recreation, retail businesses and services, linked in a compact pattern that encourages walking and minimizes the need for auto trips within the subdivision. Encourage compatible architecture styles that maintain the regional character, and should not include "franchise" or "corporate" architecture.
Each Town Center should include relatively high-density mix of retail, office, services, and employment to serve a local market area. Tourist facilities (hotels, visitor centers, etc.) should be concentrated in the Town Centers. Residential Development should be targeted to a broad range of income levels, including multifamily town homes, apartments and condominiums. Design for each Town Center should be very pedestrian-oriented, with strong, walkable connections between different uses. Road edges should be clearly defined by locating buildings at roadside with parking in the rear. Include direct connections to the proposed countywide greenspace and trail network.
Maintain a natural vegetation buffer (at least 50 feet in width) along major corridors. All new development should be set-back behind this buffer, with access roads, shared driveways or inter-parcel road connections providing alternate access to these developments and reducing curb cuts and traffic on the main highways. Ban all new billboards to protect scenic quality.

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WALKER COUNTY
#Leadership & Organization

Recommendation

Why Necessary

Status

Responsible Party

Form an advisory board to

There is a need for a coordinated

focus on issues and set policy effort among key leaders in Walker

for quality growth. (see

County. This board would determine

Illustration 2)

the issues facing Walker County and

1

set the recommended policy for

resolution. This board would cover a

broad spectrum of issues pertaining to

issues not directly related to, but

relevant to, quality growth.

Hire a consultant to identify To enable Walker County to more

best practices, examples, and easily implement the various quality

model processes for selling to growth recommendations of this

citizens and neighborhood

report.

2 groups on quality growth

concepts. Preferably these

should have proven

effectiveness and be relatively

simple to implement.

Create a non-profit, 501c(3), A non profit foundation could provide

foundation for coordination of additional sources of funding and be

Quality Growth Advisory

used as the primary tool of the

Board policy. (see Illustration advisory board to disseminate its

3 2)

policy. The board of the foundation

would be comprised of the

chairpersons, presidents, and directors

of all entities involved in economic

development.

Hire an executive director for Coordinates and advises ongoing

the non-profit entity. (see

project information and policy

Illustration 2)

recommendations of the non-profit

board of directors. Funded by

4

contributions from activities engaged in by the non-profit and pro rata share

of all development authorities,

Chamber of Commerce, and

Convention and Visitors Bureau

(CVB).

Activate and invigorate all

These entities are the primary conduit

statutory development

for current state funding programs.

authorities. (see Illustration 2) DCA's Downtown Development

5

Revolving Loan Fund and the parallel

Georgia Cities Foundation funds

require development authority

involvement.

Notes

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WALKER COUNTY

Recommendation
Maintain the existing Constitutional Development Authority. (see Illustration 2) 6
Organize a Downtown Development Authority (DDA) in Chickamauga to work with merchants to enhance commercial vitality 7 on the downtown while protecting the historic resources. Activate DDAs in other cities if existing; if not, create.
Raise the community level of interest in education.
8

Why Necessary
This authority has powers that surpass statutory development authorities and cannot be recreated once dissolved. Statutory development authorities can be activated in addition to the constitutional authority if boundaries are an issues, or for any other reason. DDAs can accept property as well as grants and provide for continuous, viable uses in the area. An organized program of downtown support enhances the retail/commercial base, which in turn increases tax revenues. Downtown Chickamauga has a golden opportunity to draw the visitors from the battlefield into downtown to eat, shop and sleep, but needs an organization set up to guide. From primary through secondary education levels, all students, parents and guardians should be taught the value of education as a tool for personal and community growth.

Status

Responsible Party

Notes

Support existing and create
new, innovative programs to
drastically reduce the drop9 out rate.

The work force needs to advance their level of core competencies to at least the basic level. Currently drop-outs are eligible for entry level jobs only. The requirements for these jobs are growing.

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WALKER COUNTY
#Economic Development

Recommendation

Why Necessary

Define economic development strategy based on identified 10 community values.

Provide basis/rational for future economic development investments and a plan of action to make these investments. Use an open and public process to develop the strategy.

Status

Responsible Party

Expand definition of economic Recognize the positive job and tax

11

development to include services for existing industry,

benefits of all forms of economic development while preserving historic

entrepreneurs, and tourism. and cultural resources.

Leverage unique local assets (historical/cultural/natural) 12 for value-added activities that create job opportunities for county residents. Economic Development organizations should work closely with businesses to enhance their productivity.
13

Take advantage of local resources while preserving them.
Businesses that are focused on productivity will remain competitive and have the best opportunity to grow, thereby creating jobs in Walker County. Economic development organizations can provide valuable education and create effective regional networks to allow local industries to maximize productivity and profitability.

Use existing industry as a 14 springboard to target new
industry.

Existing industry suppliers and customers are a natural target market for future business locations.

Take full advantage of Development Authority capabilities.
15

Development Authority can provide creative financing opportunities that can spur private investment and job creation. Currently the Joint Development Authority is not authorized to the full extent allowed by state law. Additionally, local Development Authorities exist on paper but are not intimately involved with efforts at development.

Notes

13

WALKER COUNTY

Recommendation

Why Necessary

Status

Responsible Party

Create financing mechanism A Revolving Loan Fund targeted

to address small business

towards specific industry sectors will

needs, existing business needs, incentivize development of businesses

and to re-use existing sites.

reflecting community's character and

16

values. For example: a micro-

enterprise program could be used to

develop tourism related and eco-

tourism businesses which leverage

local natural/historical assets.

Develop strategy to reuse empty industrial buildings. 17 (see Illustrations 3 & 4)

The county has a number of existing sites that may provide locations for new businesses or for adaptive reuse: incubator, mixed-use development, office-space, and retail.

Develop new industrial sites as To generate tax revenue and job

needed, based on critical

growth, thereby offsetting the costs of

analysis of available sites and residential development. New

market potential. (see 18 Illustrations 3 & 4)

industrial sites should be developed after the county has a clear view of

what kinds of industry it hopes to

attract and how it will attract these

kinds of industries.

Make decisions related to

Decisions made unilaterally will

economic development in

mitigate future opportunities for

coordination with all

economic development and will

19 economic development parties diminish value of public investments.

and stakeholders.

Notes

Complete a labor study of

High-skill residents seem to be out-

Walker County residents;

commuters, in-commuters appear to

incrementally raise the bar for be low skill; industry will inevitably

workforce.

require higher skill workers, and

recommendations would involve

accelerating this requirement.

Establish voluntary minimums for

20

education, reward creativity, quality

and dedication in the workplace and

classroom, enhance school-work

connections, promote literacy,

adult/continuing education, and

General Education Diploma (GED).

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WALKER COUNTY
#Tourism

Recommendation

Why Necessary

Status

Responsible Party

Investigate the potential

Walker County Chamber does not

benefits of forming a tri-

have enough staff to focus on tourism

county Convention and

at the required level of detail.

Visitors Bureau (CVB) with Operating expenses could be shared in

Catoosa and Dade Counties. a cost effective manner and working

21

regionally. The CVB would have a

critical mass of attractions to attract

many callers and internet inquiries. A

regional CVB would be the first in

Georgia and could receive state

support for being an innovative

model.

Get professional assistance in People have no mental image of the

creating a "brand" for

county and its attractions.

Walker County - a memorable 22 idea or image that can be used

as a basis for logos, tag lines,

and coordinated ad

campaigns.

Hiking is important to region Can't tell how they connect; can't tell

from Economic Development what is available.

tourism perspective. Trails

need to be on one map for

easy use. Development of

additional trails needs to be 23 encouraged, or even

sponsored by local

government. These need to

show connectivity to adjacent

jurisdictions as well

(Cloudland Canyon, Pinhoti

Trail continuance, etc.).

Develop lodging types for a

Having a variety of choices will help

variety of visitors from

keep the visitors overnight in the

24 camping to hotels which serve county rather than having them drive

upper end market, including back into Chattanooga or other nearby

hike-in facilities.

counties.

Maintain a focus on

The public has identified this as a

preserving the rural character high priority with whatever

25 of Walker County's resources development and growth occurs. as tourism-oriented

development and linkages

occur.

Notes

15

WALKER COUNTY

Recommendation

Why Necessary

Focus on attracting

Government funding alone will be

entrepreneurs and private

inadequate to accomplish the county's

capital for tourism to the

tourism goals; however, private

26 county.

investors would be easily attracted if the county marketed existing

resources and the 6000+ annual

visitor base generated by the

battlefield.

Hire a top notch tourism and These two themes encompass the

marketing firm to develop a main tourism-oriented strengths of

comprehensive Tourism

Walker County.

27 Development Plan around two

major themes, nature-based

tourism and heritage-based

tourism.

Request that the Chamber's Having this inventory completed will

new tourism specialist

help cut the cost of the Tourism

develop/update a

Development Plan.

comprehensive inventory of

all existing natural and 28 historic resources with

potential tourism interest.

Use this inventory to generate

a variety of thematic tour

packages/maps for county

visitors. (see Illustration 5)

Nature-based tourism will

The high adventure activities listed

include high adventure

are already present in the county and

activities such as hang-gliding, can be expanded and enhanced to 29 ATV trail-riding, rappelling attract new tourist dollars.

and rock climbing, and

caving.

Nature-based tourism will also include family oriented activities such as walking, 30 hiking, horseback riding, camping, biking, hunting and fishing, canoeing, nature programs and activities, and eco-agriculture.
Heritage-based tourism will focus on sites relating to 31 native Americans, early settlers, Civil War, and the heritage of Walker County communities.
Plan for linkages to regional trail systems, using existing trails or building trail 32 connectors whenever possible to link sites and expand recreational venues. (see Illustration 6)

Will support tourism while, at the same time, promoting preservation of cultural traditions and resources in Walker County.
This will encourage trail users to explore and enjoy more of Walker County's amenities.

Status

Responsible Party

Notes

16

WALKER COUNTY

Recommendation

Why Necessary

Status

Responsible Party

Review

Will help visitors create a mental map

directional/destinational

of the county, create more distinct

signage throughout county. identities and increase visitation to

Develop a coordinated

historic downtowns and encourage

wayfinding scheme for

preservation and maintenance of out-

33 directing visitors to downtown of-the-way but important heritage

areas and major attractions. resources. Currently, many sites are

(see Illustration 7)

difficult to locate due to lack of

signage or improperly placed signs.

Visitors get frustrated when they can't

find what they want to see.

Encourage preservation of the Helping visitors understand that their

natural resources by those

actions have an impact, either positive

who are using them through or negative, on the natural resources

34 appropriate educational

and offering them positive ways to

signage at facilities and

help will help minimize thoughtless

trailheads.

degradation.

Review a list of existing festivals and special events to identify seasonal gaps and 35 themes that could potentially be the focus of new tourist oriented events.

Consider the feasibility of new
36 attractions such as music and folklore venues.

Coordinate with

approximately 47 organized

camp facilities in Walker

37

County to explore possibility of special event outings

around themes such as art,

native crafts, music, and

family reunions.

Plan for creation of an Eco-

Retreat facility which will

become the hub of outdoor

recreational activities,

38 offering a site for corporate retreats and organized

adventure opportunities.

These expanded opportunities for our visitors will bring benefits to Walker County's tourism development efforts and to the participating Camps as well.
An Eco-Retreat could incorporate an upscale hotel with corporate meeting rooms, performance spaces, a new age health spa, native animal and bird preserve and also serve as a trailhead for adventure tours. This facility could become a revenue generator, serving as a weekend and extended stay site in Walker County.

Request assistance from the

GA Council for the Arts in

setting up an organizational

39

structure to support all sorts of fine arts in the tri county

area.

The arts are a missing link in the county's tourism strategy. Arts could fill vacant downtown with galleries, theaters and lively street activity. Encouraging local artists could help attract arts, crafts and musical attractions and events. Arts activities appeal to all ages.

Notes

17

WALKER COUNTY

Recommendation

Use blank walls on buildings

for art works and murals

depicting scenes from Walker

40

County's history or unique scenery. (see Illustration 8)

Why Necessary
Art work can be used as points-ofinterest to bring people into a community. Also can be showcased in advertising and marketing information. Artwork on blank walls beautifies local areas and provides opportunities for local artists, children, etc. to showcase their talent.

Status

Responsible Party

Notes

18

WALKER COUNTY
#Greenspace, Trails, & Natural Resources

Recommendation

Why Necessary

Status

Responsible Party

Protect the natural resources Development destroys natural

and viewsheds with such

resources while answering other

mechanisms as easement

needs. People who will spend money

41 programs, greenspace

in the county don't come to the county

minimums in regulations, etc. to see development, so resources must

(see Illustrations 9 & 10)

be enhanced and protected, but NOT

improved.

Connect all important historic This is an opportunity for

resources (Coke ovens, Ross development of an extensive trail

House, Chattooga School,

system to attract visitors who will eat

Chickamauga Battlefield,

and stay in Walker County (spend

42 Villanow, McLemore Cove) by trails for hiking, biking

money).

and possibly horseback riding.

Don't forget Villanow is there.

(see Illustrations 6, 11, 12 &

13)

Abandoned rail beds need to This would provide connectivity to

be purchased/granted through trails system; could provide county-

43 easements for use as trails for wide loops as well as connect to rails-to-trails program. (see adjacent jurisdiction programs; would

Illustrations 6, 11, 12 & 13) be good way to conserve greenspace

for public use.

Add crosswalk between

Because there is no safe way to cross

Gordon Lee House and

from one to the other.

44 Crawfish Springs so

pedestrians can safely cross.

Enhance signage at Springs.

Work with Chickamauga Battlefield/National Park Service to identify bike routes 45 through park or encourage use by bikes. (see Illustrations 6, 11, 12 & 13)
Connect sidewalks to trails leading from communities. 46

There is bike activity in the park, but no specific bike lanes delineated. Road is narrow and needs to stay that way, with 35 mph speed limit which can be used for Share-the-Road biking. Signs can be small and attached to speed limit signs. To provide connectivity with trails throughout the county. This will also help to connect schools to neighborhoods allowing students to bike or walk to school via the trail system.

Notes

19

WALKER COUNTY

Recommendation

Why Necessary

Status

Responsible Party

Work with local health

Obesity rates are climbing throughout

officials to evaluate the health the country and primarily in the rural

impacts of planning decisions. and fast developing areas of the

Use health and medical

Southeast. CDC now considers this to

47 officials to help encourage

be one of the fastest growing

walkable neighborhoods and epidemics. Children are especially

retail areas.

vulnerable due to inability to walk or

ride bikes to school or in their

neighborhoods.

Protect steep slopes from

Keep sediment out of waterways and

erosion with stricter

aquifer. Lessening sediment in

48 enforcement of Soil, Erosion, waterways will protect water quality

and Sedimentation regulations and habitat for fish. This will enable

and storm water regulations. fishing and keep utility costs down.

County should seriously limit

inappropriate grading and

implement best practices for

49 hillside development.

Notes

Add vegetative buffers along waterways. Encourage wetland protection/enhancements.
50

Buffering and wetlands slow down waterflows reducing erosion and filters pollutants and sediments out of runoff. This is an issue that is important in both agricultural and urbanizing areas. Increases in impervious surfaces (roofs, parking lots, and roadways) create more water runoff and greater pollution and sediment loads. Also ties into stormwater Phase 2 program.

20

WALKER COUNTY

Recommendation

Why Necessary

Status

Responsible Party

The county should

The county should provide developers

aggressively promote

with a host of tax incentives (e.g.,

public/private partnerships to land assemblage, demolition, seed

revitalize and improve the

money for preliminary design fees,

appearance of the gateways to access to state & federal Brownfield

battlefield park.

redevelopment funds, Community

Development Block Grant (CDBG),

wave sewer and water tap fees, etc.)

to redevelop existing

commercial/residential areas currently

encroaching on battlefields.

Requirements for these incentives

should require the developer to

51

remove any existing structures on the

subject property; create Traditional

Neighborhood Developments (TND)

(see standards under Nodal

Development) and increase the buffer

between the developer's new project

and the battlefield. Additionally,

developers willing to redevelop these

existing encroaching commercial

areas should have their project "fast-

tracked" through the permitting

process (i.e., move to the head of the

review line and fast reviews by each

department).

Notes

21

WALKER COUNTY
#Corridor Management

Recommendation

Why Necessary

Status

Responsible Party

Corridor management is

The public has identified scenic

critical to preserving the rural resource protection as a high priority

character of Walker County's with whatever development and

resources and growing

growth occurs. Corridor management

tourism-oriented

is also the key to downtown economic

development. Equal attention revitalization in the county. Water

52 should be given to guiding the quality is of particular concern. See

appearance of new growth,

environmental recommendations for

retrofitting unattractive parts reducing silt run-off and improving

of older corridors and putting fishing opportunities.

special controls in place on

defined scenic routes. (see

Illustrations 9 & 14)

Institute county wide sign

Billboards are not a good marketing

regulations to protect

tool in tourist areas. Current billboard

mountain scenery. Sign

proliferation is a serious threat to the

standards should be

long-term goal of promoting Walker

coordinated with zoning

county's scenic roadways. Current

districts and based on traffic sign regulations should be reviewed

speed and volume and type of cooperatively by all jurisdictions to 53 road (parkway versus urban create a level playing field. Attention

commercial, for example). (see should also be paid to light pollution

Illustration 14)

issues and to ensuring on premise

signs are of reasonable size and

attractive materials. Size bonuses

might be given for rustic or hand

crafted signs over conventional

plastic.

Utilities (i.e., electrical, gas

Utilities (i.e., electrical, gas lines)

lines) should be located

should be located underground or at

54 underground or at the rear of the rear of the properties. Loading

the properties. Phone and

dock areas should be located at the

electrical lines should be

rear of the property and should be

buried in new subdivisions. able to be secured during off-hours.

Notes

22

WALKER COUNTY

Recommendation

Why Necessary

Status

Responsible Party

Encourage nodal development To make goods and services more

at crossroads over

accessible to patrons while

conventional strip

minimizing commercial sprawl.

development patterns. (see

Nodal development will provide for

Illustrations 15 - 21)

more one-stop shopping and a

positive walking environment for

patrons. Incorporating Traditional

Neighborhood Development (TND)

principles will allow for a more

aesthetically appealing environment

that will help to encourage more use;

in turn, providing for more revenue

for retailers in the node. Additionally,

providing for the mixed-use (i.e.,

residential above business) provides

two key benefits. The first is that it

creates a captured patron base for the

businesses located in the node. The

55

second key benefit is that it provides

for a more safe physical location by

creating more of a 24-hour

environment. This method of urban

planning/design creates a natural

"eyes on the street" method of safety.

Cluster commercial development

around the four or five intersections of

existing major intersections versus

creating endless strips of commercial

development along corridors. These

commercial nodes should have

complimentary signage on the

buildings and the signs at the property

edge should be low profile verses

pylon style. These properties should

include buffering landscaped berms

(slope max. 4:1) including

street/ornamental trees.

Create a new zoning category As development occurs along rural

called "Rural Commercial" roadways it should be clustered at

or "Scenic Roadside

two- or three-mile intervals preferably

Commercial" to ensure

at existing crossroads, leaving natural

attractive neighborhood-scale area in between - not a steady stream

commercial nodes along

of sprawl. The standard range of

scenic route and avoid sprawl commercial activities can be

and visual clutter. (see

accommodated if rustic design

Illustrations 15 - 21) 56

materials are required in building design, signage, etc. This district

should control total square footage

and that of individual uses. In

addition, land uses should be limited

providing conveniences to nearby

neighborhoods or tourist specialty

businesses. Regulations should

include signage and material

guidelines. Some design review

process would be helpful. Use

Notes

23

WALKER COUNTY

Recommendation

Why Necessary

Status

Responsible Party

Richard Rothman's visual preference survey data to set design standards.

Provide legal support for

Officially declaring corridor

corridor management in the management as a major focus of the

county's Comprehensive Plan county's economic development

update and define specifically strategy in the plan will increase 57 how development regulations eligibility for many grants.

need to be updated and what

development incentives should

be provided to accomplish

corridor goals.

Existing strip commercial

These buffers should incorporate

should have a buffer added

sidewalk and landscaping (low shrubs

between the property &

max. ht. of 30 inches) that doesn't

adjacent road(s). (see

obstruct views to and from the

Illustration 22)

commercial businesses and trees on

58

the property side of the strip. This

maintains parking on the front of the

strip commercial, however, the

parking lot to street edge boundary is

softened and made more pedestrian

friendly.

Some existing parking lots

In cases where the front of the parking

should be relocated to rear or lot is within 100 feet of the building

side of buildings. (see

and where space is available behind

Illustration 23)

the buildings, existing parking lots

59

should be moved to the rear of

existing strip commercial. The former

parking lot should be reconfigured to

become a landscaped buffer and

functional space for the retail shops.

Existing commercial area

Creating a more attractive physical

should be retrofitted with

environment for pedestrians, visitors,

defined outdoor amenity areas and merchants. Allows for a stronger

(sidewalk dining areas, kiosks, pedestrian friendly shopping

60

sidewalk seating areas, pedestrian walkways and

environment by allowing patrons to visit multiple shops without walking

enhanced plantings). (see

out into a parking lot area. The buffer

Illustrations 24 & 25)

area also allows for socializing

space(s) in front of the shop for

eating, drinking coffee, reading, etc.

Special attention should be

Configuring parking lots - subdivide

given to redeveloping "big

existing parking lot into city size

box" sites for more productive blocks (300ft x 600 ft. +/-) with

uses - especially on the

interior streets. Subdivided (if

outskirts of cities and at

necessary) these newly formed blocks

gateways to the battlefield

into smaller parcels for infill mixed-

61 park.

use (commercial, retail, & residential) buildings inside existing parking lots

with wider setbacks for buffers to

accommodate landscaping and

pedestrians and bicycle movement.

Newly created internal streets should

allow for on-street parking on one

side and sidewalks on each side.

Notes

24

WALKER COUNTY

Recommendation

Why Necessary

Status

Responsible Party

Promote conversion of older Subdivide existing parking lot into

shopping centers to a more

city size blocks (300ft x 600 ft. +/-)

town center type environment with interior streets. Subdivided (if

that has more pedestrian

necessary) these newly formed blocks

friendly blocks and to provide into smaller parcels for infill mixed-

more mixed use development use (commercial, retail, & residential)

62 space to increase economic

buildings inside existing parking lots

opportunities and revenue for with wider setbacks for buffers to

the county. (see Illustration accommodate landscaping and

26)

pedestrians and bicycle movement.

Newly created internal streets should

allow for on street parking on one side

and sidewalks on each side.

As a demonstration project in The actual existing (abandoned) big

corridor retrofitting,

box retail building should be

redevelop a declining strip

rehabilitated and reused for family

center as a family fun center orientated entertainment functions

63 that would serve both

(e.g., Run & Shoot, bowling, US Play,

overnight visitors and local

movie theaters). An alternate function

population. (see Illustration is to convert the newly created big

26)

box site into a liberal arts college

campus.

Notes

25

WALKER COUNTY
#Housing

Recommendation Conduct a countywide housing inventory and assessment. 64
Encourage housing rehabilitation and home ownership.
65

Why Necessary
The 2000 Census identified 67% of all housing units in Walker County (including all municipalities) are in excess of 20 years old. 33% were identified as being older than 40 years. This indicates an aging housing inventory that will need to be addressed in order to maintain these properties as safe and sanitary housing units.
The county and cities should take advantage of state and federal programs to encourage housing rehabilitation and home ownership. Encourage the local housing authority to: (1) directly access funding for affordable housing programs itself; or (2) establish a Community Housing Development Corporation (CHDO) to access these funds. Possibilities include: improving the existing housing stock to provide more affordable housing; maintaining the traditional character and appearance of each community. A cohesive decision-making body should be created to address economic development issues to ensure public investments have a high return-ofinvestment.

Status

Responsible Party

Notes

26

WALKER COUNTY
#Historic Preservation

Recommendation

Why Necessary

Status

Responsible Party

Adopt county wide historic

This ensures that all resources are

preservation ordinance to

protected equitably.

protect resources and

66

designate local districts throughout the county.

Empower Historic

Preservation Commission.

(see Illustration 27)

Create design guidelines

There are many different ages of

appropriate for the differing 67 contexts of the historic

historic resources here and many different themes, i.e., rural and Civil

resources throughout the

War. They must be treated differently

county.

in rehab, development, etc.

Adopt historic preservation

ordinances for each

municipality and create

locally designated districts in

68 their historic areas, particularly in the downtowns

to protect resources.

Empower Historic

Preservation Commission.

(see Illustration 27)

Expand listing of Civil War These resources throughout the

sites historic resources on

county are of state and national

National Register of Historic importance and should be recorded

Places. This could be a

and honored by listing in the National

thematic/multi-property 69 nomination.

Register of Historic Places. Additionally, the county should

provide protection for these sites

through historic zoning oversight.

This doesn't limit use or property nor

does it require that the property be

open to the public.

Create historic districts in

This will allow for protection and

downtown Chickamauga,

enhancement of these areas to attract

Lafayette, and Rossville with visitors and increase tax revenues.

70 design guidelines for development, rehabilitation

National Register of Historic Places listing also enables owners of income

and infill construction. (see

producing properties to receive

Illustration 27)

federal tax credits for rehabilitation of

these properties.

Notes

27

WALKER COUNTY

Recommendation

Why Necessary

Status

Responsible Party

Provide protection for the

Increases interest and appreciation for

historic barns scattered

the fabulous historic barns scattered

71 throughout the county. Provide information and

throughout the county on historic farmsteads. Preserving rural character

education on Barn Again!

of the county is an overarching theme.

program. (see Illustration 27)

Do thematic/multi listing for Increases interest and appreciation for

historic barns located

the fabulous historic barns scattered

72

throughout the county. Do driving tour of barns,

throughout the county on historic farmsteads. This is a great tourism

complete with educational

attractor. Preserving rural character of

materials. (see Illustration 5) the county is an overarching theme.

Create historic preservation This very important historic resource

commission oversight for

needs to be protected from being

McLemore Cove Historic

over-developed. Rural character is an

District with zoning overlay essential part of the importance of the

73 district and design controls to Cove. Additionally, McLemore's

ensure maintenance of the

Cove can be a very important tourism

historic and scenic character attractor, with proper controls and

of the area. (see Illustration marketing, like Cade's Cove.

27)

Continue update to historic This is a valuable way to ensure

resources survey. With

protection of these resources as well

information, create driving

as educate the local and visiting

74 tour/educational materials for public to their importance on the

historic resources throughout local, state and national scene.

the county. (see Illustrations 5

& 27)

Ross House needs to be

Ideally, house would be in public

protected, yet used to full

ownership or given to the Georgia

potential as tourism

Trust for Historic Preservation with

attraction. Stop the

an endowment for maintenance,

encroachment of

protection, and operations. This site

75 contemporary development is much too valuable to be kept in

around house; remove if

hiding or only open on sporadic

possible to present house in occasions. The view needs to be

more of a historic context. (see opened up both to and from the

Illustrations 28 - 31)

House, with removal of the fencing

and cleaning up of landscaping.

Notes

28

WALKER COUNTY
#Development Regulations

Recommendation

Why Necessary

Status

Responsible Party

Utilize the update of the

The comprehensive planning process

Comprehensive Plans for

provides and excellent opportunity for

Walker County and its cities the county and its cities to 'formalize'

(due for completion in late

a vision, and related development

2005) to crystallize a vision

goals and policies, for the whole

and related development goals county. The process of updating the

and policies for the county.

plan should become the vehicle to

engage stakeholders throughout the

county in defining local preferences

on the type and style of growth and

development that is desired. The

updated plan should target sub-areas

throughout the county and identify the

specific type(s) of development (e.g.,

76

low density residential, mixed use,

clustered commercial, etc.) that is

desired for these areas. In this way

the updated plan can be used as a

reference in evaluating the

appropriateness of future development

proposals The county and cities

should then assess local development

controls (e.g., capital improvement

budgets, zoning ordinances,

subdivision regulations, etc.] and

modify these items as needed to

ensure they promote/support the

desired type/style of development as

identified in the updated plan.

Proposed Conservation

Incentives might include density

Subdivision regulations are bonuses for conserving over 60% of

good but should be revised to site. Assistance with infrastructure

be mandatory in ecologically costs, relaxation of curb and gutter

sensitive areas. Development requirements, streamlined permitting

77

incentives must be provided in areas of the county where

process, assistance with up front design costs and other measures.

conservation subdivisions are These should be developed as part of

voluntary or they will not be the comprehensive planning process.

an effective rural character

preservation tool. (see

Illustration 32)

Notes

29

WALKER COUNTY

Recommendation

Why Necessary

Status

Responsible Party

Encourage larger lots in the While a large portion of

rural areas of the County. (see unincorporated Walker County has

Illustration 1)

zoning that allows 1 housing unit per

acre, the county should encourage

developers to use deed restrictions

78

and covenants to establish larger minimum lot sizes [10 - 20 acres] to

preserve the rural character in targeted

areas. This is an appropriate method

for protecting farmland, undeveloped

forested areas, and critical riparian

areas from development pressures.

Adopt tree preservation

Site clearance restrictions should be

requirements for new

included in a general tree preservation

developments.

ordinance [or coupled with existing

79

zoning provisions] designed to save

the maximum possible number of

mature native trees on all new

development sites.

The county should revisit

The county has experienced a huge

existing tree ordinance and

net tree loss over the last five years.

require developers to provide Development practices must be

80

a 1 to 1 tree replacement policy. Incentive should be

changed to avoid clear cutting development sites.

provided for maintaining

native vegetation, even in

conventional subdivisions.

Revise existing County

Appropriate subdivision regulations

Subdivision regulations to

will be needed to ensure that new

promote more innovative

developments follow the principles of

design.

conservation subdivisions and

traditional neighborhood

81

developments recommended

throughout this report. These include

elements such as connective grid

street patterns, mixing of uses, smaller

street widths, smaller lot sizes and

reduced building setbacks.

Notes

30

WALKER COUNTY

Recommendation

Why Necessary

Status

Responsible Party

Traditional Neighborhood

Traditional Neighborhood Design

Design (TND) principals

(TND) elements should be

should be integrated into all incorporated into each development.

development regulations

These TND principles should include

including subdivision

pedestrian friendly designs that allow

regulations.

for useable sidewalks not less than 8

feet wide; pedestrian level street lights

should be added, not produce glare

and should be of an "aesthetically

pleasing" design character; building

heights and entryways (doorways)

should be at a human scale; shading

82

devices (e.g. awnings, balconies, colonnades, etc.) should be an integral

part of buildings; uniform building

signage should be provided; mixed

uses (i.e., commercial, residential, and

retail) should be provided with the

residential component located above

shops/storefronts; and territorial

reinforcement through the clear

demarcation of public space (i.e.,

sidewalks & parking lots) and semi-

private spaces (e.g., outdoor seating

cafes for patrons) should also be

provided to allow for added safety.

Instead of eliminating

Conservation subdivisions and rural

Planned Unit Development

village PUDs can be easily

(PUD) regulations, these

intermingled. Some PUDs should be

should be rewritten to embody located on the zoning map based on

neotraditional elements. PUD desired land use pattern and available

districts should be used to

infrastructure (sewer in particular).

83

create livable pedestrian oriented, village centers with

Floating PUD designations could be allowed in non-sewered areas if the

low environmental impact.

county would aggressively pursue

permission to have shared septic tank

fields, especially for neighborhood

commercial elements. Active

recreation and permanent greenspace

should be required in all PUDs.

Encourage agricultural areas Agricultural areas that maintain the

that maintain the county's

county's rural character are an asset.

rural character. (see

The county should use its capital

Illustration 1)

budgeting for infrastructure

improvements and land use

regulations to direct growth away

from valued agriculture areas. In

84

addition, any new development should be required to use compatible

architecture styles that maintain the

regional rural character, and should

not include "franchise" or "corporate"

architecture. Widen roadways only

when absolutely necessary and

carefully design the roadway

alterations to minimize visual impact.

Notes

31

WALKER COUNTY

Recommendation

Why Necessary

Status

Responsible Party

The county and its cites

Public investment in infrastructure

should use utility siting

improvements send strong messages

[particularly future road

to the development community and

improvements and sewer

citizens. The county and its cities

collection lines] as a growth should use the siting of future

guidance tool.

infrastructure improvements as an

85

incentive to encourage growth/development only in desired

areas. In sub-areas where the county

and cities want to protect 'rural

character' (e.g., McClemore Cove,

lands adjacent to the Battlefield, etc.)

the county and cities should withhold

infrastructure improvements.

Walker County should

Impact Fees are used by

evaluate the use of Impact

approximately 30 cities/counties in

Fees as a means to: (1) guide Georgia. By establishing service

growth into desired sub-areas areas and service levels as called for

of the county; and (2) allow under the Impact Fee law, the county

new residents to pay their

can create incentives in certain sub-

share of infrastructure

areas of the county where growth is

86 improvement costs.

desired [and conversely disincentives

in other sub-areas where growth is not

desired]. Additionally, the revenue

generated by the impact fees

themselves allow new residents

moving into the county to pay their

fair share of the infrastructure costs

they consume.

The county should define

This policy would keep taxes and

priority infrastructure

utility rates low and discourage

expansion areas consistent

sprawl without having to totally ban

with its overall economic

rural development.

87 development and preservation

goals. Any other

infrastructure expansions

should be paid for primarily

by the private developer.

As a general policy, new

While school construction costs

development should not create cannot be recovered from impact fees,

an unfair burden on existing many water, sewer, roads, parks, fire,

88

residents. New development should absorb 100% of the

EMS and police expenses can.

infrastructure development

costs that result from creating

sprawl into rural areas.

Implement a differential

Developers should be required to pay

development impact fee

the full cost of greenfield

system that guides growth into development that would include but

areas defined by the county's not be limited to permitting fees for

89

comprehensive plan. The system should reward

water and sewer taps.

developers for locating where

excess infrastructure already

exists and keep county

taxpayers from subsidizing

Notes

32

WALKER COUNTY

Recommendation
the high public costs of extending infrastructure into remote rural areas with environmental limitations.
To prevent leapfrog development, the county should consider requiring conventional greenfield subdivisions developments of 90 over 10 units to be on sewer versus septic system. Only conservation subdivisions should be allowed to use shared community septic fields.

Why Necessary
This requirement should take phasing into account. Sewer requirements should be based on estimated final buildout numbers for all phases of a project.

Status

Responsible Party

Notes

33

WALKER COUNTY 34

WALKER COUNTY
Illustrations

Chapter
3

1 - Overall Development Concept
35

WALKER COUNTY

Quality Growth Council
(Key Leadership)

Forward Walker
(Board = Chairmen of Organizations Below)

Joint Dev. Auth.

Executive Director

Walker County Chamber

North Georgia Technical College

All City and County
Development Authorities

Convention & Visitors
Bureau (proposed)

County Comm., Planning Comm., Other Orgs

2 - Recommended Economic Development Organization Structure
36

LEGEND Vacant Industrial Sites Existing Abandoned Industrial Sites

WALKER COUNTY
3 Existing & Potential Industrial Sites
37

WALKER COUNTY
4 Example of Industrial Site Reuse
38

WALKER COUNTY
5 Example of Thematic Tourist Map
39

WALKER COUNTY
6 Trail System Map
40

LEGEND Railroad Trails Railroad Abandoned Proposed Trail Hiking Trails Bike Trails Proposed Bike Trails

WALKER COUNTY
7 Example of Directional Signage
41

WALKER COUNTY
8 Example of Wall Mural
42

WALKER COUNTY
9 Viewshed Protection with Signage Controls
43

WALKER COUNTY
10 Environmentally Sensitive Areas
44

WALKER COUNTY
11 Concept for Greenway Trail
12 On-Street Bikeway 13 Example of Greenway Trail
45

WALKER COUNTY
14 Corridor Management
46

WALKER COUNTY
15 Recommended Development Nodes
47

LEGEND Targeted Intersections

WALKER COUNTY
16 - Concept for Development at a Typical Node
48

WALKER COUNTY
17 - Concept for Development at a Typical Node
49

WALKER COUNTY
18 - Concept for Development at a Typical Node
50

WALKER COUNTY
19 - Concept for Development at a Typical Node
51

WALKER COUNTY
20 - Concept for Development at a Typical Node
52

WALKER COUNTY
21 - Concept for Development at a Typical Node
53

WALKER COUNTY
22 Proposed Streetscape Improvements
54

WALKER COUNTY
23 Parking at Side or Rear
55

WALKER COUNTY
24 Strip Corridor before
25 Strip Corridor after
56

WALKER COUNTY
26 Example of Big Box Retrofit
57

WALKER COUNTY
27 Historic Resources
58

LEGEND Eligible National Register Sites National Register Sites Civil War Sites

WALKER COUNTY
28 Ross House
29 Concept for Gateway Signage
59

WALKER COUNTY
30 Duck Pond (before)
31 Duck Pond (after)
60

WALKER COUNTY
32 - Conservation Subdivision Design
61

WALKER COUNTY

Chapter
4

Appendix
COMMERCIAL DEVELOPMENT BUCKET
Issue: Retro Fit Commercial (Strip Type)
Method One Maintaining Parking on the Front of Commercial Strip:
Existing strip commercial should have buffer added between the property & adjacent road(s). These buffers should incorporate sidewalk, landscaping (low shrubs max. ht. Of 30 inches) that doesn't obstruct views to and from the commercial businesses, and trees on the property side of the strip. This maintains parking on the front of the strip commercial, however, the parking lot to street edge boundary is softened and made more pedestrian friendly.
Method Two Relocating Parking to the Rear of Commercial Strip:
In cases were the front of the parking lot is within 100 feet of the building and were space is available behind the buildings existing parking lots should be moved to the rear of existing strip commercial. The former parking lot should be reconfigured to become a landscaped buffer and functional space for the retail shops. These buffers should incorporate sidewalk, landscaping (low shrubs) that doesn't obstruct views to and from the commercial, and trees
Reason: Creating a more attractive physical environment for pedestrians, visitors and merchants. Method Two allows for a stronger pedestrian friendly shopping environment by allowing patrons to visit multiple shops without walking out into a parking lot area. The buffer area in Method Two also allows for socializing space(s) in front of the shop for eating, drinking coffee, reading, etc.
Issue: Retro Fit Abandoned Commercial (Big Box "Conner-Type Box")
Reusing Parking Lots
Construct infill mixed-use (i.e., commercial, retail, & residential) buildings inside existing parking lots with setbacks for buffers to accommodate landscaping, pedestrians and bicycle
63

WALKER COUNTY
movement (see sketch number 2). Buffer should be added between the new infill buildings & any adjacent road(s). These buffers should incorporate sidewalk, landscaping (low shrubs) that doesn't obstruct views to and from the commercial, and trees on the property side of the buffer.
Reason: To create a more town center type environment that has more pedestrian friendly blocks and to provide more mixed use development space to increase economic opportunities and revenue for the county. To also proved existing residents with more access to goods and services.
Issue: Retro Fit Abandoned Commercial (Big Box "Rear-Type Box")
Configuring Parking Lots in to City Blocks:
Subdivide existing parking lot into city size blocks (300ft x 600 ft. +/-) with interior streets. Subdivided (if necessary) these newly formed blocks into smaller parcels for infill mixed-use (commercial, retail, & residential) buildings inside existing parking lots with wider setbacks for buffers to accommodate landscaping and pedestrians and bicycle movement. Newly created internal streets should allow for on street parking on one side and sidewalks on each side.
Adaptive Reuse of Abandoned Big Box Retail:
family orientated entertainment functions (e.g., Run & Shoot, Bowling, US Play, Movie Theaters). An alternate function is to convert the newly created big box site into a liberal arts college campus.
Reason: To create a more town center type environment that has more pedestrian friendly blocks and to provide more mixed use development space to increase economic opportunities and revenue for the county. To also proved existing residents with more access to goods and services.
The conversion/creation of a liberal arts college is to prove alternate educational (technical education) options for local high school graduates in hopes of keeping these young people in this area.
Issue: Nodal Neighborhood Development
Cluster commercial development around the four (five) intersections of existing major intersections verse creating endless strips of commercial development along corridors. These nodal commercial properties should have uniform signage on the buildings and the signs at the property edge should be low profile verses pylon style. These properties should include buffering landscaped berms (slope max. 4:1) including street/ornamental trees.
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Traditional Neighborhood Design (TND) elements should be incorporated into each development. These TND principles should include pedestrian friendly designs that allow for useable sidewalks not less than 8 feet wide; Pedestrian level street lights should be added, not produce glare and should be of an "aesthetically pleasing" design character; Building heights and entryways (doorways) should be at a human scale; shading devices (e.g. awnings, balconies, colonnades, etc.) should be an integral part of buildings; Uniform building signage should be provided; Mixed uses (i.e., commercial, residential, and retail) should be provided with the residential component located above shops/storefronts; and territorial reinforcement through the clear demarcation of public space (i.e., sidewalks & parking lots) and semi-private spaces (e.g., outdoor seating cafes for patrons) should also be provided to allow for added safety.
Utilities (i.e., electrical, gas lines) should be located underground or at the rear of the properties. Loading dock areas should be located at the rear of the property and should be able to be secured during off-hours.
Reason: To make goods and services more accessible to patrons while minimizing commercial sprawl. Nodal development will provide for more one-stop shopping and a positive walking environment for patrons. Incorporating TND principles will allow for a more aesthetically appealing environment that will help to encourage more use in turn providing for more revenue for retailers in the node. Additionally, providing for the mixed-use (i.e., residential above businesses) provides two key benefits. The first is that it creates a captured patron base for the businesses located in the node. The second key benefit is that it provides for a more safety physical by creating more of a 24-hour environment. During the day the residence are at less risk for burglary because the shops in the node are open and active which will deter criminals. During the evening the business are safer because the residential units above the shops and in the node are occupied. This method urban planning/design creates a natural "eyes on the street" method of safety.
Issue: Encroachment of Development on Battlefield Development Incentives for Mixed-Use Development Near Battlefields vs. Impact Fees on Greenfield Developments
The county should provide developers with a host of tax incentives (e.g., land assemblage, demolition, seed money for preliminary design fees, access to state & federal brownfield redevelopment funds, CDBG, wave sewer and water tap fees, etc) to redevelop existing commercial/residential areas currently encroaching on Battlefields. Requirements for these incentives should require the developer to, remove any existing structures on the subject property; create TND developments (see standards under Nodal Development) and increase the buffer between the developers new project and the Battlefield. Additionally, developers willing to redevelop these existing encroaching commercial areas should have thieir project "fasttracked" through the permitting process (i.e., move to the head of the review line and fast reviews by each department).
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GreenField Impact Fees: Developers should be required to pay the full cost of Greenfield development that would include but not limited to permitting fees for water and sewer taps. Additionally, Greenfield developments should be required to be on sewer versus septic system. Reason: To protect the historical character (visual and sound) and integrity of the Battlefield by encouraging developers to redevelop existing encroaching projects first before considering starting a Greenfield development. GENERAL STANDARDS: The County should revisit existing tree ordinance and require developers to provide a 1 to 1 tree replacement policy. The County should keep its Planned Unit Development (PUD) Standards however revise it to focus on mixed use development (MXD), TND and Village Commercial development standards. However the PUD should be limited to sites that are accessible to sewer and water connections.
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Walker County Quality Growth Resource Team Recommendations: Economic Development
As Walker County experiences residential growth, it is necessary for County officials to develop significant economic development efforts that will offset the cost of providing services related to this residential growth. In so doing, the County should embark on a program that is well planned, reflective of community values and has the buy-in of relevant stakeholders. This process should be centered on the following core characteristics:
Flexible, customized Specialized High-quality, NOT low-cost Networked, collaborative Lean, highly productive Locally-oriented Tech-savvy
Key Recommendations:
1. Complete a Strategic Planning Process that helps the community identify its core values, set priorities, and plan actions that will enhance economic development. This process should be one in which stakeholders from all parts of the community are intimately involved. What is "economic development?" What does economic development mean for Walker County, particularly considering its social, economic, and geographic situation?
a. Expand definition of economic development to include existing industry, services, entrepreneurs, and tourism--consider key characteristics b. Specify ED team members, their roles and responsibilities c. Consider an umbrella organization to guide ED efforts applying key characteristics to key recommendations
2. Capitalize on unique local assets for value-added activities that create job opportunities for County residents. a. Create a revolving loan fund to micro-finance value-added activities that use unique local assets such as arts/crafts, natural/historical-tourism, etc. b. Create a network of professional-service firms to provide technical assistance to small and developing businesses.
3. Center ED strategy around quality-based productivity a. Start with firms that fit key characteristics b. Work with other existing firms to develop key characteristics c. Create networks of existing businesses to share information. d. Invest in productivity gains through basic competencies and technology skills that support key characteristics
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e. Create a revolving loan fund for technology investment, process improvement, and new product/service development 4. Make full use of development authorities capabilities a. Look at "global exemplars" that are similar to those in Walker County and fit key characteristics b. Develop capital finance mechanisms for projects that fit key characteristics (i.e., revolving loan funds) 5. Incrementally raise the bar for workforce a. Voluntary minimum educational achievement standards, e.g., high school graduate b. Reward workplace and classroom creativity, quality, and dedication c. Enhance school-work connections d. Promote literacy, adult education, GED, and continuing education programs 6. Conduct a hard-nosed analysis on available and required industrial sites a. Develop a strategy to adaptively re-use available sites b. Conduct an brown-fields inventory c. Create a revolving loan fund for and commercial/industrial site refurbishing d. Establish new industrial site only if it fits with key characteristics
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Georgia Department of Community Affairs 60 Executive Park South, NE Atlanta, GA 30329-2231 404-679-4840 800-3596-94663 www.dca.state.ga.us