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. 1 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. 2 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. 3 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 4 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 5 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 6 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. 7 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: 9 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. 10 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 11 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. 12 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). 14 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. 64 WALKER COUNTY 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). 65 WALKER COUNTY 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. 66 WALKER COUNTY 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 67 WALKER COUNTY 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 68 WALKER COUNTY 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