Quality Growth Resource Team report, Camden County, Georgia : September 20-24, 2004

Quality Growth Resource Team Report
Camden County, Georgia
September 20-24, 2004

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 & Training
@ Toolkit i Other Resources
& 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/camdencounty.html
CDs are available upon request. Contact: Julie Brown jbrown@dca.state.ga.us phone: 404.679.0614

Table of Contents
Chapter 1 - Introduction ................................................................................................................. 5
What is Quality Growth?...............................................................5 Quality Community Objectives ...................................................5 Does Quality Growth Matter? ......................................................7 What is a Quality Growth Resource Team Visit? ...................9 Why Have a Quality Growth Resource Team Visit? ..............9 What Resources Are Available to Implement Quality Growth Resource Team Recommendations?......................................10 Meet the Quality Growth Resource Team ..............................12 Georgia Quality Growth Partnership .......................................14
Chapter 2 - Recommendations.................................................................................................... 15
Overall Development Concept ..................................................15 Appropriate Economic Development ......................................18 Compact Development................................................................24 Effective Development Process................................................27 Environmental Protection and Open Space ..........................33 Housing Choices...........................................................................48 Sense of Place ...............................................................................54 Transportation Alternatives .......................................................60 Mixed Use and Walkability .........................................................67
Chapter 3 - Illustrations................................................................................................................ 70

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.
i 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.
5

EDUCATIONAL OPPORTUNITIES
Educational and training opportunities should be readily available in each commu nity 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.
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.
6

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 commu nity focal points should be encouraged. These community focal points should be attractive, mixed-use, pedestrianfriendly 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.
7

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 storm water 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.
8

What is a Quality Growth Resource Team Visit?
The Quality Growth Resource Team for Camden County was brought together in September 2004 through collaboration with Camden County, the Cities of Kingsland, St. Marys and Woodbine, 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 the entire county and municipalities: Kingsland, St. Marys, and Woodbine. 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 for the local officials on Thursday, September 23rd. The team's recommendations were then passed to DCA staff for formatting into this final report. The team would like to thank the county and city staffs, elected officials and citizens for making us feel so welcome in the area. The ideas and solutions proposed here is only a beginning intended to stimulate interest in redeveloping Camden 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.
9

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 implementatio n 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
(Quality Growth Technical Assistance and 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 .
10

i 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.dca.state.ga.us/housing/HOUSING_at_DCA.pdf
11

Meet the Quality Growth Resource Team

Casey Anglin Property Systems Land Applications
Leigh Askew Georgia Department of Community Affairs
Casey Bray Georgia Department of Community Affairs
Sarah Brockenbrough Georgia Department of Community Affairs
Julie Brown Georgia Department of Community Affairs
Lynn Cobb Georgia Department of Community Affairs
Jan Coyne The University of Georgia
Dave Cranford Georgia Department of Community Affairs
Susan R. Crow The University of Georgia
Steve Dempsey The University of Georgia
Shaun Dodson The University of Georgia

Glenn Dowling City of Hiawassee
Kate Edwards Georgia Department of Community Affairs
Jennifer Fordham Georgia Department of Community Affairs
Fred Freyer St. Simon's Land Trust
Jim Frederick Georgia Department of Community Affairs
Leah Gardner Georgia Department of Community Affairs
Steve Gavigan Georgia Department of Community Affairs
Kirby Glaze 4PM, Inc.
Denise R. Grabowski Lott + Barber Architects
Darren Harper The Bryan-Lang Historical Library
Ellen I. Harris Lominack Kilman Smith Architects

12

Tanya M. Hedgepeth Georgia Department of Community Affairs
Jo Hickson Coastal Georgia Greenway Steering Committee
Hsu-Jen Huang Savannah College of Art and Design
Jill C. Huntington Georgia Department of Natural Resources
Gaile Jennings Dalton-Whitfield County
Art Johnson Millen Better Home Town Manager
Joseph Krewer Georgia Department of Community Affairs
David Kyler Center for Sustainable Coast
Ed Lindsey Georgia Tech Economic Development Institute
Chrissy Marlowe Georgia Department of Community Affairs
Patricia McIntosh The Georgia Conservancy

Karen Moore Darien Better Home Town Manager Tyler Newman Home Builders Association of Georgia
Sam Noel Georgia Department of Community Affairs
Dee Dee Quinnelly Georgia Department of Community Affairs
David Rutherford Effingham County
Iris M. Scheff Coastal Georgia Regional Development Center
John Brandon Setchel University of Georgia
Lee Sutton University of Georgia
Sandy White Washington Better Home Town/Main Street Manager
Cathy Williams Columbus Housing Initiative
Adriane Wood Georgia Department of Community Affairs
13

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.
14

Chapter
2
Recommendations
i Overall Development Concept The Resource Team identified six separate character areas within the county and recommends unique development strategies for each of these areas. The character areas are described below and mapped in Illustration 1:
- Conservation Areas consisting primarily of flood plains, wetlands, marshlands, back barrier islands, and other sensitive areas not suitable for development of any kind.
- Rural Areas where a substantial proportion of rural land is likely to face development pressures for lower density (one unit per two+ acres) residential development.
- In-town Neighborhoods consisting primarily of the residential areas within the municipalities, where there is significant potential for redevelopment and new infill development.
- Existing and Emerging/Potential Town Centers corresponding with the city limits of Camden County's existing municipalities; the unincorporated areas of Colesburg, White Oak and Waverly; and potential areas of growth: 1) John Bailey Mill and Bailey Mill Roads; 2) Ella Park Church and Tarflower Roads; 3) Interstate 95 and State Road 25 Spur; 4) east of Interstate 95, just south of Woodbine; and 5) west of U.S. Highway 17; south of Woodbine and midway between U.S. Highway 17 and Old National Highway.
- Suburban Areas consisting primarily of areas adjacent to the city limits of municipalities, where pressures for the typical types of suburban residential subdivision development are greatest (due to availability of water and sewer service).
15

- Major Highway Corridors including U.S. Highway 17 and Interstate 95, which face the prospect of uncontrolled strip development if growth is not properly managed.

The Resource Team recommends that the county and the cities work together to protect and conserve the many environmental resources (river, freshwater wetlands, marshlands, back barrier islands, tidal creeks, estuaries) within the county. In order to do this, the Resource Team recommends that new development, both residential and commercial, in the county a nd cities be concentrated in and around the existing Town Centers (Colesburg, Kingsland, St. Marys, Waverly, White Oak, and Woodbine) and potential Town Centers (which would be well-designed new town centers at suggested roadway intersections). Each of the Town Centers should strive to manage new development so that it enhances the existing charm, walkability, and livability of these communities. The Town Centers should be linked by attractive rural highways (perhaps protected as Scenic Byways) and a county-wide 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 Camden County a desirable place to live and a unique tourist destination.

Recommended specific development strategies for each character area are summarized in the following table:

Character Area Conservation Areas Rural Areas
In-town Neighborhoods

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 environmental and visual impact. Promote these areas as passive-use tourism and recreation destinations. These areas can be protected by agricultural zoning maintaining large lot sizes of 10 to 25 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. Maintain scenic rural character while accommodating new residential development as "conservation subdivisions" that incorporate significant amounts of open space. 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. Neighborhoods should remain primarily single-family residential, but offer some mixed income/multi-family residences as well, and the cities should offer assistance where needed to ensure that the more economically-distressed neighborhoods become more stable, mixed-income communities with a larger percentage of owner-occupied housing. This will mean developing a

16

Town Centersexisting, emerging, and potential Major Highway Corridors
Suburban Areas

customized revitalization strategy for each of these neighborhoods (and residents should participate in developing the strategy). Vacant properties in each of the cities' neighborhoods offer an opportunity for infill development. These infill sites should be redeveloped for new, architecturally compatible, owner-occupied housing. The neighborhoods should, however, also include welldesigned new neighborhood centers at appropriate locations, which would provide a focal point for each neighborhood, while also providing a suitable location for a grocery store, hardware store, and similar appropriately-scaled retail establishments serving neighborhood residents. Each Town Center should include relatively high-density mix of retail, office, services, and employment to serve a local and/or regional market area and each has its own niche that should be pursued. 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 multi-family 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 greenspaces and trail networks. Maintain a natural vegetation buffer (at least 50 feet in width) along major corridors. All new development should be concentrated in nodes at major intersections and 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. Protect scenic quality and public safety from excessive billboards.
2 Appendix: "Sign Control on Rural Corridors: Model Provisions and Guidance; and Additional Guidance," by the University of Georgia Land Use Clinic, School of Law and College of Environment & Design. June, 2003. 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.

17

&Appropriate Economic Development

Character Area

Recommendation

Benefits

Conduct Cost of Community Services

Gives information regarding how much

study to determine impact of becoming residential development costs the local

bedroom community on overall tax base governments for services shows need to

and services provided by jurisdiction.

diversity tax base.

1

County-wide

Contact Jeff Dorfman at University of

Information and education for local officials

Georgia Department of Agriculture and on how residential development effects tax

Applied Economics: 706/542.0754 or

base and how to allocate and raise tax

jdorfman@agecon.uga.edu.

monies.

All development entities in the county

Establishes communication among

2

County-wide need to meet on a regular basis.

development entities to foster an overall

development concept for the county.

Utilize Joint Development Authority and Establishes communication among

other county and city development

development entities to foster an overall

3

County-wide

entities to determine site and location for new airport.

development concept for the county.

$ Illustrations 1-3, 18

Status

Responsible Party

18

Character Area

Recommendation

Benefits

Conduct and implement niche marketing Communities would be in a better position

studies to identify types of businesses

to attract merchants to downtown districts

that could succeed in revitalized

buildings downtown.

Improves marketability of downtowns

4

Town Centers Contact Georgia Institute of Technology

and University of Georgia Business

Successful businesses are necessary to

Outreach Services to conduct studies.

sustain the revitalization effort.

$ Illustrations 4, 8, 10, 11, 13-16

Recruit more downtown retail

Increased tax base, more shopping

businesses.

opportunities for locals and tourists, would

5

Town Centers

$ Illustrations 4, 8, 10, 11, 13-16

contribute to making downtown district a true shopping destination.

Makes downtown more marketable and appealing.

Begin entrepreneur support/cottage

Provides opportunities for local

6

Kingsland Town Center

industry program through Chamber of Commerce.

entrepreneurial development and development of cottage industries.

$ Illustration 4

Ensure zoning allows for home-based

7

Kingsland Town businesses or cottage industries. Center

Diversifies economic base.

Provide incentives such as lower water Encourages retail development and success.

8

Kingsland Town Center

rates for specified (sunset) time-frame to encourage local retail development.

$ Illustration 4

Status

Responsible Party

19

Character Area

Recommendation

Benefits

Contract with Joint Development

Improves impression of city and county to

Authority to provide upkeep to industrial prospects.

9

Kingsland Town park. Center

Its appearance reflects more on Kingsland than other county jurisdictions.

Work with county trails group to establish Provides identity to trail and greenway

trailhead at Kingsland Depot.

through city.

10

Kingsland Town Center

Easily accessible from Interstate 95 as well as other primary routes.

Apply to Georgia Department of

Transportation for Transportation

11

Kingsland Town Enhancement funding to rehabilitate

Center

Kingsland Depot.

Gives a place for information to tourists. Will be new destination activity for tourists. Eco-tourism important to overall tax base.

Consider annexation and land use

Provides access to river for Kingsland.

regulations to St. Marys River with access

12

Kingsland Town for eco-tourism activities, i.e. kayaking,

Center

bird-watching.

Ties into trailhead at Kingsland depot. Increases influx of tourist dollars.

Protects sensitive environmental areas .

Utilize Downtown Development Authority Downtown Development Authority can bring

to prepare downtown development

business owners and elected officials

strategy.

together to prepare downtown

13

St. Marys Town Center

$ Illustrations 9-13

development strategy. The community and business owners need

to a focus and the Downtown Development

Authority can provide such.

Status

Responsible Party

20

Character Area

Recommendation

Benefits

Prepare Capital Improvement Plan to

Assists the city in setting priorities for

identify infrastructure and community

future infrastructure investment; therefore

14

St. Marys Town Center

facility needs to promote tourism

setting priorities for location of future

development and affect overall economic development.

growth.

Tourism requires infrastructure to provide

$ Illustrations 9 - 13

desired services.

Create a tourism recruitment package.

Assists in promoting the city as a

15

St. Marys Town Center

destination point. Makes investment and recruitment for

tourism development easier and more

thorough.

Utilize Downtown Development Authority Ferry service with Fernandina can create

to investigate the potential for ferry

16

St. Marys Town service to Fernandina. Center

day trips and economic opportunities for local businesses .

A study on development of ferry service

can determine economic feasibility.

Pursue waterfront development, by

Allows the city to control waterfront

creating a development plan and seeking development to insure compatibility with

control of waterfront properties within the image and character of Woodbine.

the city and annexing property across the Satilla. The city should find a suitable

Protects coastal resources through planning

partner for development and also utilize and appropriate development.

17

Woodbine Town Center

the existing waterfront docks and riverwalk as amenities.

$ Illustrations 14 -16

Get sample plan from Darien for information on how to develop a publicprivate partnership and secure appropriate funding sources.

Status

Responsible Party

21

Character Area

Recommendation

Benefits

Seek assistance from Georgia Department Protects coastal resources from intensive

of Natural Resources Coastal Management and insensitive development.

18

Woodbine Town Center

Specialists for appropriate waterfront development practices.

$ Illustrations 14 - 16

Draft and implement an overlay district Protects viewshed.

and design guidelines for waterfront

19

Woodbine Town Center

parcels. Include 300 ft. septic setbacks from river or marsh edges (see county ordinance for St. Marys River).
$ Illustrations 14 - 16

Encourages appropriate types of development along the waterfront. Maintains the pristine character of the waterfront.

No guidelines for waterfront development in place.

Identify and delineate waterfront

parcels.

20

Woodbine Town Center

$ Illustrations 14 - 16

Adopt business district market study already contracted for by the city.

21

Woodbine Town Center

Determine development status and zoning. Identify ownership of lots. Need to be able to develop a waterfront plan to provide community access and amenities. This document deals with many of the issues that need to be addressed in the central business district.
Central business district does not fulfill the needs of current or future residents. Business mix also needs to be compatible with future retail development along the waterfront.

Status

Responsible Party

22

Character Area

Recommendation

Identify Brownfield areas and seek assistance to redevelop those areas.

22

Woodbine

$ Illustration 6

Benefits Cleans up un-used and contaminated property. Puts land back into productive use. Provides infill development opportunities .

Status

Responsible Party

23

&Compact Development

Character Area

Recommendation

Benefits

Develop a long-range land use plan

Camden has the opportunity to learn from

consistent with the Overall Development other growth areas (like Gwinnett County

Concept of this report.

and North Fulton county) to truly have

$ Illustrations 1 - 3, 18

smart growth via careful planning and "partnering" with land owners and

developers. This would result in a

23

County-wide

beautiful, high quality of life community that could take advantage of the beauty

and amenities of the county including

waterways

The leaders of Camden County have an obligation to preserve the coastal characteristics of the county.

Develop a phased sewer and water plan Directs growth to areas identified as

to support recommended development appropriate for development and away

patterns in the Overall Development

from areas unsuitable for development by

Concept of this report.

its provision of infrastructure to

24

County-wide

$ Illustrations 1-3, 18

determined growth areas. Private water and sewer providers have no accountability to customers.

A large percentage of the county's soil is not suitable for septic tank use. Septic tanks frequently fail, leading to groundwater contamination.

Developers and builders will be more

Status

Responsible Party

24

Character Area

Recommendation

Benefits

interested in doing upscale and mixed-use developments including clustered housing if county sewer and water are available.

Identify and promote nodal

Increases connectivity, sense of place, and

development--new development to occur preserves community character.

at existing crossroads. Appropriate areas for new nodal development based on existing recognized crossroad communities, environmental resources

Protects rural character and produces more efficient development patterns .

(floodplains, wetlands, soils) and location Strip development along roads transforms a

of infrastructure and transit service availability.

pleasant scenic road into a placeless agglomeration of low-quality development.

25

County-wide

$ Illustration 1-3, 18

Keeps development out of the floodplain to the maximum extent possible and minimize

costs of services.

Allows for a county-wide transit system that could make stops at each node, rather than having to provide more stops at more locations across the county.

Develop a conservation subdivision ordinance.

26

County-wide

$ Illustrations 1-3, 18

Protects county's abundant natural resources, preserves quality of life, protects water quality (important for fishing, recreation, seafood industry), and promotes eco-tourism (low-impact economic development). Sprawl development degrades quality of life and natural resources.

Status

Responsible Party

25

Character Area

Recommendation

Benefits

Allow for flexibility in lot sizes and

Allows for protection of natural resources

dimensions; use zoning to look at

and environmentally sensitive areas in

27

County-wide

OVERALL density (units/acre) rather than designing lots. mandating lot sizes i.e., four units per

acre rather than quarter -acre lot sizes. Avoids cookie-cutter subdivisions,

encouraging sense of place.

Create Transfer of Development Rights program (TDR).
$ Illustrations 1-3, 18

Allows for all property owners to achieve financial return on their property while promoting development in the appropriate locations.

28

County-wide

Typical development patterns encourage individual property owners to develop their property independently without regard to whether or not development is appropriate in that area see Chattahoochee Hill Country Alliance for example case study: www.chatthillcountry.org.

Allow for smaller lot sizes in exchange for Preserves of rural character through the

conservation of natural areas and/or park formation of hamlets/villages.

29

Town Centers

space surrounding nodes of development. Large lot development consumes land at a

$ Illustrations 1-3, 18

much faster rate, therefore degrading rural character.

Require new development to conform to Retains the "small town" character of the

the existing grid patterns in the cities.

community and provides connectivity and

30

Town Center s

walkability.

Provides consistency of design and traffic calming.

Status

Responsible Party

26

&Effective Development Process

Character Area

Recommendation

Benefits

Improve intergovernmental

More effective and efficient plans and

communications by holding monthly

programs.

31

County-wide meetings of mayors, county commission

chair to discuss issues and ways to work

together.

Use existing intergovernmental

More effective and efficient governmental

agreements (parks and recreation

services in order to save taxpayer money

32

County-wide maintenance) as template for

and give impression to prospects of well-

consolidation of other services --water

managed community.

and sewer, housing, etc.

Conduct audit of all development

Development regulations do not allow for

regulations to eliminate barriers to

quality development, protection of

quality growth and quality development. environmentally sensitive areas or

33

County-wide

$ Illustrations 1-3, 18

conservation of natural resources. The county's natural resources are its

number one strength. Development

regulations that do not recognize their

sensitivity and significance are not

appropriate.

Adopt a site plan review procedure that Ensures that development review includes

ensures application of natural resource consideration of required resource

34

County-wide protection requirements.

protection measures; consolidates decision making.

These processes are conducted separately, which can create conflicts in decision-

Status

Responsible Party

27

Character Area

Recommendation

Benefits making and unintended damage to natural resources.

Status

Responsible Party

Create a staff position for natural

Better protection for natural resources.

resources development review that

35

County-wide would be tasked with ensuring that

proposed development meets all natural

resources requirements.

Adopt and apply a procedure for

Better protection for natural resources.

36

County-wide

evaluating cumulative impacts of development during site plan review and

approval.

Evaluate city and county development

Good development patterns will stabilize.

regulations for consistency and make revisions as necessary

Consistency in development regulations will bring more rationality to growth and

37

County-wide

$ Illustrations 1-3, 18

development in the municipalities and county and reduce the tendency of

developers to locate projects in the

jurisdiction with the most favorable

development requirements.

Consolidate planning, plan review and

Provides consistency in quality of

code enforcement with joint

developments and protection and

development regulations.

conservation of environmental and natural

resources. Enhances staff capacity to work

38

County-wide

effectively. More effective and efficient.

Easier to manage existing and future housing stock.

Makes planning, zoning and code

28

Character Area

Recommendation

Benefits

enforcement strategies proactive as opposed to current reactive strategy.

Adopt and enforce building codes that

Improves the quality of new construction.

address the site, condemnation, demolition, and abandoned and

Helps to recycle existing housing stock.

dilapidated structures.

39

County-wide

Removes substandard properties that affect the health and safety of the

community.

Improves the overall quality of the housing stock.

Review zoning procedures and ensure

Prevents legal challenges to planning and

40

County-wide

compliance with Zoning Procedures Act.

zoning procedures and insures public opportunity to comment.

Begin Comprehensive Plan Update

Sets overall direction for county and cities

process and use Resource Team Overall and define the future and vision to plan

Development Concept and

towards.

41

County-wide

Recommendations as basis for plan and future land use map.

Provides a decision-making structure, incorporating a participatory public

$ Illustrations 1-3, 18

involvement process to plan and prioritize improvements.

Create a Vision for county through public Sets overall direction for county and cities

participation and involvement.

and defines the future and vision to plan

towards.

42

County-wide

Provides a framework to prioritize

expenditures based on policy goals and

objectives.

Status

Responsible Party

29

Character Area

Recommendation

Benefits

Determine redevelopment ideas for

Provides redevelopment incentives and

major sites and consider developing

allows local government to participate

43

County-wide

Urban Redevelopment Plan, including but actively in development future. not limited to Durango and the St. Marys

Airport.

Conduct field trip for elected officials

Elected officials and staff can see tangible

and staff to see model characteristics of examples of good development regulations.

44

County-wide

nearby communities: Hilton Head, Bluffton, Savannah.

New development regulations need to be implemented to direct the type and quality

of development

Review zoning for inappropriate uses and The commercial area will benefit from the

intrusions into commercial area.

removal of storefront churches (for safety

reasons, churches should be located in

free-standing structures) and mobile homes

45

Kingsland Town Center

and other non-commercial enterprises from the area.

Without adequate and enforced zoning, revitalization efforts are undermined.

Analyze the challenges and opportunities Provides opportunity to enhance the

of redeveloping major part of St. Marys gateway into the community.

Airport site as neo-traditional village-

styled community to include a portion of the Coastal Georgia Greenway Trail.

Provides sites for high paying jobs within close proximity to downtown.

46

St. Marys Town Center

$ Illustrations 2, 3

Provides excellent opportunity to link

critical segments of the East Coast

Greenway from Kingsland to St. Marys.

If the city chooses to adopt an urban redevelopment plan Incorporate site into

Status

Responsible Party

30

Character Area

Recommendation

Benefits the urban redevelopment plan boundary.

Status

Responsible Party

Utilize Downtown Development Authority Allows city participation and identification

to prepare a Request for Proposals for St. of desired project.

47

St. Marys Town Marys Airport site re-development. Center

The airport site has some limiting factors that must be determined and considered

early in process.

Utilize Downtown Development Authority A Request for Proposals for the Durango

to prepare Request for Proposals for

site will allow city and county participation

48

St. Marys Town Durango site. Center

and identification of desired projects The Durango site offers many opportunities

for St. Marys and the county for major

economic redevelopment.

Hire full-time executive director of Downtown Development Authority.

49

St. Marys Town Center

$ Illustrations 9-13

Would be a meaningful way to carry out the day-to-day operations and work plan of DDA; also would help to market the downtown district to potential investors. To create strategic economic development and quality investment within the contex t of historic preservation.

Establish a downtown faade grant

program and use other financial

incentives to encourage revitalization

50

St. Marys Town and reuse of underutilized downtown

Center

buildings.

$ Illustrations 9-13

Increased tax base, increased quality of life, employment opportunities for local folks. To gain more investment in downtown areas and to match public and private sector funds.

31

Character Area

Recommendation

Benefits

Status

Responsible Party

Develop an Urban Redevelopment Plan St. Marys needs to be involved because this

for the paper mill site in order for city to will re-shape the community.

have an active involvement in

51

St. Marys Town Center

negotiations and to ensure that proper and desirable development takes place.

To ensure that the community has a voice in the development that takes place at this site.

Plan would provide redevelopment incentives and allow city to determine the city's future.

Revisit zoning ordinance and subdivision Will ensure more environmentally, socially,

regulations to ensure provisions for Low and economically viable development.

Impact Development and quality growth

best practices are included.

Easier for development community to

employ smart growth principles if they do

not need to seek variances from Planning

52

Woodbine

Commission and City Council.

Existing regulations require that a developer wishing to employ LID or smart growth principles into a development plan seek variances to ordinances. This is a deterrent to those wishing to do that type of development.

32

&Environmental Protection and Open Space

Character Area

Recommendation

Benefits

Develop and adopt appropriate

Provides protection for these vital areas

ordinances to meet the Part V

and help meet comprehensive planning

Environmental Planning Criteria for the requirements.

Comprehensive Plan. This includes

53

County-wide

wetlands protection, ground water recharge area protection, and river

corridor protection.

Part V requirements must be met by June 30, 2006, but would provide more protection if addressed now.

$ Illustrations 1, 3

Develop a natural resources and infrastructure inventory working with University of Georgia Geospatial Technology Laboratory.

Provides up-to-date data, pre-planning alternatives, and options for land-use. Vital for land use decisions, environmental protection and future development planning.

54

County-wide

Identifies low-lying areas, jurisdictional and isolated wetlands, marshlands, rivers, streams, endangered species, etc.

Identifies all resources available for greenspace, habitat, development of residential and commercial/industrial areas .

Status

Responsible Party

33

Character Area

Recommendation

Benefits

Lands not deemed not suitable for development will be justified by inventory.

Increase public education and awareness Reduces costs and liability to local

of environmental issues by hosting

governments resulting from pollution

environmental planning workshops for

sources and environmental impacts (for

local government officials, citizens and example, 303d list of impaired waters,

developers. Topics should include: non- permit violations, public health issues,

point source pollution,(fertilizer,

etc.).

pesticide, petroleum products, sediment,

and pet waste), marina pollution prevention, septic tank maintenance, back yard buffer protection, water conservation, illegal dumping, and

Public involvement and cooperation in pollution prevention is critical for sustainable economic development.

recycling.

55

County-wide

Can draw upon assistance from University of Georgia Geospatial Technologies Laboratory, the Georgia Conservancy, and the Georgia Coastal Management Program,

Augments and supports joint water and sewer planning, code enforcement (to include judges, law enforcement and code enforcement officers) recycling efforts, quality growth development tools, etc.

as well as other regional planning agencies.

Raises awareness, effectiveness and efficiency of public officials in protecting

the environment.

Encourages developers to employ lowimpact development and smart growth development techniques.

Initiate recycling program to create

Reduction in solid waste costs and litter in

synergy between the county and cities to the community.

56

County-wide create regional results.

No existing comprehensive recycling program.

Status

Responsible Party

34

Character Area

Recommendation

Benefits

Adopt a unified natural resource protection ordinance that incorporates protection measures for the following:
- Land clearing and tree protection - Soil erosion and sediment control,
including land disturbing activities and post-construction runoff management

Strengthens individual protection measures, eliminates duplication, makes administration of ordinances more efficient, and provides developers with all environmental protection requirements in one place. Some of these resources are not currently protected at all by ordinance; also, a unified approach is not currently available--which makes more work for the county.

- Storm-water management

- Flood damage prevention

57

County-wide

- Wellhead protection

- Marsh protection

Development in coastal areas, particularly along waterfronts typically involves review by a number of agencies at the local, state and federal level. A coordinated development and permit review process would better ensure protection of natural resources and local planning goals.

- Back barrier island (marsh hammocks) standards

- Water supply watershed protection

- Greenspace standards

- Lighting regulations

- Litter regulations

- Water supply (allocation and conservation).

Status

Responsible Party

35

Character Area

Recommendation

Benefits

Obtain and permanently protect county- Protects critical habitat areas and

owned greenspace and repetitively

provides recreational amenities for

flooded land through easement and land community residents and tourists.

acquisition made possible by Federal

58

County-wide

Emergency Management Agency, grant funding, and Special Local Option Sales Tax. Where appropriate, make acquired and protected land available for passive

Protects properties from flood damage and protects natural hydrological (flood protection) capacity.

recreation.

Adopt a county flood ordinance that

Protects properties from flood damage

requires all development impacts within and protects natural hydrological (flood

59

County-wide

the floodplain to be mitigated and provide protection) capacity. for "no net loss" of floodplain capacity.

Flooding currently occurs in many parts of the county.

Adopt zoning regulations that require special review and application of appropriate standards to back barrier islands:

Protects habitat and scenic value of these critical resources as well as their storm protection value.

Georgia Department of Natural Resources

- Create a back barrier island (marsh

appointed a stakeholder group to make

hammock) zoning classification with recommendations for protection back

development standards that protect barrier islands. No local protection for

60

County-wide

back barrier islands and surrounding back barrier islands is currently available. marsh ecosystems.

- Coordinate review of proposed marsh front and back barrier island development with Georgia Department of Natural Resources permit review process for bridges, docks and marinas.

Encourage the preservation of back barrier islands (hammocks) in their natural, undisturbed state.

- Work with the Georgia Department of

Status

Responsible Party

36

Character Area

Recommendation

Benefits

Natural Resource Coastal Resources Division to compile an inventory of back barrier islands in the county, including location, size, habitat characteristics and ownership.

- Permanently protect all back barrier islands under Camden County ownership through conservation easements or restrictive covenants. Allow for daylight passive recreation on preserved back barrier islands.

- Prioritize privately owned back barrier islands for purchase with greenspace funding using criteria recommended by the DNR Wildlife Resources Division.

- Encourage and provide incentives (e.g., property tax reduction) to private back barrier island owners to permanently protect their property through conservation easements.

Create policies and incentives that encourage new development to protect naturally forested uplands as community greenspace:

Trees provide scenic, erosion prevention, habitat and cooling benefits, all of which add value to property.

61

County-wide

- Prioritize naturally forested uplands

Canopy roads are a unique asset to Camden County and help establish its

for acquisition with greenspace

sense of place.

funding

- Strengthen county regulations to improve tree preservation and

Strong citizen interest in tree protection; existing trees often damaged in site preparation; clearing of trees often occurs

Status

Responsible Party

37

Character Area

Recommendation

Benefits

replanting during development

in new developments.

- Adopt incentives for leaving established trees undisturbed, protecting established trees during construction, and ensuring that new trees will remain healthy or be replanted

- Provide education to homeowners on native and drought tolerant plants and appropriate maintenance

- Develop a canopy roads program. Identify potential conflicts between scenic tree canopy and the requirement for utility easements and public road right-of-way; explore alternatives to preserve the canopy.

Create policies and incentives to require Development pressure is strong in Camden

and encourage preservation of

and opportunities for capturing open

greenspace and environmentally sensitive space are dwindling rapidly.

areas in all new development and

redevelopment projects. Incentives may

62

County-wide include decreased lot area minimums,

allowances for zero lot lines, and

decreased front setback minimums,

property tax reductions for conservation

easements, Transfer of Development

Rights, etc.

Adopt a countywide storm-water

Protects waterways; protects value of

63

County-wide

ordinance to include post-construction

downstream properties. Creates funding

run-off provisions requiring storm-water mechanism and improves administration

Best Management Practices as outlined in of storm-water management system.

the Georgia Storm-water Manual to treat

Status

38

Responsible Party

Character Area

Recommendation

Benefits

water quality as well as water quantity. - Amend county engineering policies and development review criteria to encourage on-site solutions to stormwater issues through incentives and credits.

Coastal estuaries are among the most productive ecosystems in the world and need to be kept healthy to support commercial and recreational fisheries and protect property values.

- Research funding mechanisms to finance an expanded storm-water management program.

- Develop riparian buffer regulations that are effective for storm-water control and pollutant removal and that are based on best management practices.

- Encourage the use of buffers with vegetation native to coastal Georgia as a best management practice for storm-water quality control. Establish minimum vegetative standards for riparian buffers and allow selective clearing in the view corridor provided that all healthy trees over 4 inches DBH (diameter at breast height) are preserved.

- Discourage variances that would allow intrusion into the established buffer.

Survey septic tank systems and assess

Determines parcels not yet on city sewer.

64

County-wide their functionality.

Locates septic tank systems that are failing and potentially discharging waste

Status

Responsible Party

39

Character Area

Recommendation

Benefits

into nearby waterways.

Uncertainty as to whether septic tank systems in use within the city have been maintained.

Adopt regulations that require the regular maintenance of septic systems, including periodic inspection; certification of septic system inspector(s), requiring a current septic tank inspection letter for sale of property:

Septic tanks frequently fail without the homeowner's knowledge, leading to contamination of groundwater. Private water and sewer providers have no accountability to the customers.

- Prohibit septic systems within the 100-year floodplain.

A large percentage of the county's soil is not suitable for septic tank use.

65

County-wide

- Require connection to county sewer

system for all new subdivisions with

lots of less than one acre.

- Establish minimum setback from wetlands and waterways for septic systems on lots larger than one acre.

- Educate homeowners about proper septic system maintenance.

Establish an impervious coverage limit on Reduces flooding and storm-water

new development and redevelopment and impacts.

allow additional coverage if Best

66

County-wide Management Practices (e.g. pervious

materials, green roofs, rain gardens, rain

barrels) are employed to reduce run-off

quantity and/or improve quality.

Status

Responsible Party

40

Character Area

Recommendation

Benefits

Adopt county freshwater wetlands

Protects water quality.

protection regulations, including isolated

67

County-wide

wetlands. Provide incentives for protection, including smaller lot sizes, increased density, reduced setbacks and

tax relief.

Establish an Environmental Court.

Places nuisance, litter and substandard housing hearings into one court.

68

County-wide

Lessens environmental issue hearings to once a month (based on caseload).

Increases effectiveness of environmental protection measures .

Survey Camden County for protected

Identify endangered species and their

species habitat as identified by the Non - habitat to provide adequate information

69

County-wide Game and Natural Heritage Section of

for developing protection measures.

Georgia Department of Natural Resource's

Wildlife Resources Division.

Acquire and permanently protect land

Protects endangered species and their

identified as containing protected

habitats.

species' habitat through grants, the

70

County-wide

Governor's Greenspace program, and SPLOST. Protection should include

regulations requiring special review and

mitigation for any impacting

development.

Develop a large (1000 acre minimum)

Reintroduces natural settings of the more

wilderness park, probably fronting U.S. pristine undeveloped barrier islands.

71

County-wide Highway 17.

Develops appreciation for native

$ Illustrations 1, 2

vegetation of county.

Status

Responsible Party

41

Character Area

Recommendation

Benefits

Hire staff and begin certification process Educates citizens and local elected

to become Keep Georgia Beautiful

officials of benefits of a clean and

Affiliate and participate in the Great

beautiful community.

72

County-wide

American Clean Up and Bring One for the Chipper.

County has illegal dump sites and no recycling program.

Contact Lynn Cobb, Georgia Department

of Community Affairs, 404-679-4910 or

lcobb@dca.state.ga.us.

Develop and implement regulations that Reduces intrusion of commercial lighting

establish acceptable light levels for

into residential areas and onto roadways

specific uses; prevent up-lighting, glare, where safety can be an issue.

light trespass, and excessive light levels

emanating from commercial development; and prohibit excess and disturbing lighting in environmentally sensitive areas:

Existing commercial lighting is invasive and can create hazardous driving conditions on roadways abutting commercial corridors.

73

County

- Encourage use of lower, pedestrian

friendly lighting and discourage use

of cobra lighting.

- Provide incentives to developers to offset the cost of installing cutoff and/or pole top lighting in residential developments.

74

County

Create natural vegetated marsh-edge buffers.

Protects the viewshed of the water.

New regional park north of Woodbine

Protects Satilla River floodplain and

along Satilla River .

enhances greenway corridor along U.S.

75

County

Highway 17.

$ Illustrations 2, 3

Protects properties from flood damage and protects natural hydrology (flood

42

Status

Responsible Party

Character Area

Recommendation

Benefits protection).

Status

Responsible Party

Work with Woodbine to further develop Increase alternative trans portation

the proposed trail along Highway 110

options in the county.

between Woodbine and State Road 40

76

County

west to Folkston.

Provide visitor's with a new bicycle route

$ Illustrations 2, 3

to an es tablished tourism destination: the Okeefeenokee Swamp.

Adopt the proposed 6- mile abandoned

Requires acquisition of the abandoned rail

rail corridor greenway trail between the corridor, and Bessie Road for use as a

Sugar Mill Site off of Charlie Smith Road greenway trail. Links St. Marys Middle

and Laurel Parkway.

School and Camden County High School

77

County

$ Illustrations 2, 3

and recreation complex.

Can be funded through Transportation Enhancement "Safe Routes to School" program.

Work with CSX railroad to allow rail with Will provide two connections to Florida

trail between Seals and Florida, utilize

for the Coastal Georgia Greenway Trail

the depot in Kingsland as a trail head.

system. Alternative is to provide trail

78

County

$ Illustrations 2, 3

access on US 17 AND provide passive park improvements within the rail corridor in Kingsland.

Will enhance sense of place and provide alternative transportation link to Florida.

Work with Department of Natural

Allow passive recreation, water access,

Resources to create a new regional park new recreational site for residents and

79

County

off of U.S. Highway 17 north of

tourists.

Woodbine.

Will enhance Camden County as an eco-

43

Character Area

Recommendation

Benefits

$ Illustrations 2, 3

tourism destination (in conjunction with Cumberland Island National Park, and Crooked River State Park).

Hold amnesty day for the recycling of

Reduces the illegal dumping of these

white goods (appliances).

items, and the potential health and safety

hazard that they can create;

80

Kingsland

beautification of the community.

Eliminates illegal dump sites in community.

Adopt ordinances to preserve green

Green areas with trees decrease storm

space, existing trees, (replace crepe

water runoff, provide shade for

myrtles with more substantial shade-

businesses, pedestrians, parking lots and

producing trees), and pocket parks. Add provide attractive buffers between

additional natural parks and better

businesses, parking lots and the street.

81

Kingsland

maintain existing ones.

$ Illustrations 5, 7

Preservation and planting of vegetation needs to regulated to ensure that adequate green space is part of the revitalization plan.

Adopt requirements for rain sensors on Eliminates irrigation during periods of rain

82

Kingsland

new irrigation systems and recommend

retrofit of existing systems.

Helps conserve water.

Ensure public access to scenic views and Preserves these amenities for residents

water use areas after development and and visitors .

83

St. Marys

redevelopment.

Views and water access is important to character of town.

Status

Responsible Party

44

Character Area

Recommendation

Benefits

Focus on acquisition of low lying lots,

Provides environmental services to more

vacant lots and abandoned houses for

usable/developable areas as well as public

public uses, greenspace, pocket parks,

access and use of greenspace.

84

St. Marys

storm water management and utility.

To increase greenspace that provides more than one function for the community.

Participate in existing and future

Provides linkage to greenway activities of

Greenway Master planning, i.e., Coastal the county and other cities .

85

St. Marys

Georgia Alternatives.

Ensuring consistent connectivity via

$ Illustration 3

recreational pathways .

Identify lands suitable for development. Avoids development in wetlands.

86

Woodbine

Buffers streams, rivers, and river edges . Maintains and protects natural resources.

Minimizes the potential for flooding.

Define buffers along waterways that are Maintains the pristine character of the

greater than 25 feet in width.

waterfront.

87

Woodbine

No guidelines for waterfront development in place.

Consider regulating the density of private Maintains the pristine character of the

recreational docks.

waterfront.

88

Woodbine

No guidelines for waterfront development currently in place.

Status

Responsible Party

45

Character Area

Recommendation

Benefits

Ensure public access to waterfront in perpetuity.

Public can utilize the waterfront.

89

Woodbine

$ Illustrations 14-16

Attracts visitors to the waterfront. Many waterfront areas are privately held, so access is currently limited.

Create public greenspaces, or pocket

Community/neighborhood amenity.

parks, particularly at low-lying or vacant

lots.

Serves as areas of natural drainage.

90

Woodbine

$ Illustration 14

Infill lots and vacant lands that have

wetlands, or are too small to develop

make good pocket parks.

Place permanent protections (conservation easement or deed restriction) on city greenspaces, particularly on land on North side of Satilla River.

Maintains connectivity in pedestrian corridor. Protects view shed across river from public waterfront.

91

Woodbine

$ Illustration 14

Controls development on north river bank . Ensures public access to the river.

Creates permanent parks for residents .

Greenspaces without permanent protection may be converted to private uses .

92

Woodbine

Address drainage issues according to the 1996 engineering report for the city's

Fixes current drainage problems .

Minimizes future drainage issues .

Status

Responsible Party

46

Character Area

Recommendation

Benefits

storm drainage system. Focus on area between Satilla Bluff Road, Brewster Avenue, and Crestview Drive.

Implements existing plans . Ensures clean storm water enters the Satilla River Flooding currently pervasive throughout 3 quadrants of the city. Many lots available for development are wet, and their conversion will result in more significant drainage issues . City must take action to address drainage in problem areas before it becomes heavily developed.

Status

Responsible Party

47

&Housing Choices

Character Area

Recommendation

Benefits

Conduct a county-wide Housing Inventory and Assessment and create database of information.

Identifies housing challenges and opportunities, such as substandard, dilapidated and infill opportunities.

Establishes consistent definitions of housing condition.

Important component of Affordable Housing Plan.

93

County-wide

Assists county with identification of funding s ources to address the various housing needs.

Locate all vacant housing sites.

Increases management and code enforcement capabilities . Region 12 had a larger percentage of vacant housing units than the state in 2000 (Georgia Department of Community Affairs State of the Housing Report).

Status

Responsible Party

48

Character Area

Recommendation

Benefits

Establish the process to access homebuyer education and federal and state homeownership resources.

Increase homeownership rates and contribute to neighborhood stabilization and revitalization.

Builds pers onal wealth for the home buyer.

94

County-wide

Creates tax benefits for the home purchaser.

Will establish a sense of pride for your local citizens.

Provide multi-family and single family housing alternatives for workforce population.

As of the 2000 Census, Region 12 had the lowest homeownership rate in the state even though they also had lower monthly costs than those statewide. Insures that residents with mixed incomes can continue to co-exist (live and work) in municipalities.

95

County-wide

Without housing options for families with low and moderate incomes, large upscale developments will force higher property values and exclude the county's workforce (teachers, hospitality workers, government employees) to leave the area and commute in. In 2000, Region 12 had fewer single family houses, more mobile homes, and fewer multi-family units than the rest of the state.

Status

Responsible Party

49

Character Area

Recommendation

Encourage rehabilitation of dilapidated housing stock.

Benefits Increases the tax base. Assists with provision of safe, sanitary and stable housing conditions for citizens.

Increases housing occupancy percentages.

96

County-wide

Eligible for various funding opportunities such as Community Development Block Grants, Community HOME Investment Program, Single Family Development Subsidy, United States Department of Agriculture, and other state and federal programs.

Create Camden County Land Bank Authority with all three municipalities.

Increases the county's housing options and therefore, its quality of life. Provides legal entity to transfer property to non-profit housing agencies.

Provides opportunity to forgive tax arrearage if so desired.

97

County-wide

Increases inter-jurisdiction cooperation in housing efforts.

Insures equal representation through required Inter-local Agreement.

A collaborative effort to put non-revenue producing property to a productive use.

Amend current zoning ordinance to

These types of practices are designed to

address: subdivision standards,

increase the affordability and diversity of

98

County-wide inclusionary-zoning, infill development, the housing stock. Affordability is

conservation subdivisions, planned -unit promoted for everyone, but particularly

developments and nodal development

those with moderate, low and very low

Status

Responsible Party

50

Character Area

Recommendation

along with other quality growth elements.
$ Illustrations 1, 2, 18

Benefits
incomes; for them, documented housing shortages exist. Subdivision Standards to implement walkability strategies and storm-water management (streets, vegetated runoff channels , sidewalks, etc.). Conservation Subdivisions preserve greenspace and provide recreational opportunities and natural characteristics of the area while addressing housing needs. Inclusionary Zoning requires that 20% of all newly platted lots be set aside to accommodate affordability for 15 years. Planned Unit Development allows for mixed income, increased density and mixed-use. Nodal development develops around existing crossroads with a focus on infill. Saves transportation costs, enables public transportation, saves cost to provide services, and takes advantage of existing infrastructure. Infill development utilizes existing infrastructure and assists with neighborhood revitalization.

Consider creating a non-profit

Offers programs and services unavailable

Community Development Corporation

to local government.

99

County-wide

(CDC).

Serves as a non-profit developer.

Bridges the gap between the public and the private sector. Upon implementation

Status

Responsible Party

51

Character Area

Recommendation

Benefits budget and services can be equally divided by four.

Jointly apply for Community

Equalizes funds based on documented

Development Block Grant and Community need and improves quality of housing

HOME Investment Program funds with all stock in existing neighborhoods. Shows

municipalities to address dilapidated

state funding agencies cooperation

100

County-wide housing. Base dollar allocation to each

between all local governments.

local government on their percentage of very low-, low- and moderate-income residents.

Increases the chances of being awarded funds because of a collaborative housing effort.

Interface with state and local

Provides additional options to elderly and

homebuilders association to utilize

disabled populations.

101

County-wide

programs that will enhance accessibility and environmentally friendly construction (e.g. Easy Living Homes, EarthCraft Homes).

Reduces energy consumption. Energy efficient construction saves costs long term, providing workforce, aging,

and disabled populations with additional

housing choices .

Accommodate need for new housing by Preserves small-town fabric and

incorporating appropriate infill and new atmosphere.

construction in and around city centers. Enables higher density in an unobtrusive,

In-Town

102

Neighborhoods and Town

Centers

$ Illustrations 1, 2, 18

comfortable way. Historic resources and existing fabric do not allow for second story loft additions in cities' downtowns, but additional

residential development will help insure

viability of existing downtowns as city

centers.

Status

Responsible Party

52

Character Area

Recommendation

Benefits

Create incentives to develop around

Encourages sustainable development

existing, emerging, and potential nodes based on smart-growth principles.

103

Kingsland

incorporating mixed-use, mixed -income development.

Development adjacent to the historic city

center must occur in a traditional pattern

$ Illustrations 1, 2, 18

to maintain small town feel.

Implement housing strategy proposed by Plan addresses issues associated with

University of Georgia College of

historic and environmental resources, in

Environment and Design 2001 Woodbine particular the Ralph Bunch Community.

104

Woodbine

Charrette Report.

New development in the area has created

a distinct need for housing options in the

city. The report provides a completed

strategy for the town to implement.

Status

Responsible Party

53

&Sense of Place

Character Area

Recommendation

Benefits

Appoint a representative to the Southern This ongoing tri-state effort promotes

Passages: The Atlantic Heritage Coast--an heritage tourism in coastal Georgia.

organization that markets the history,

105

County-wide

culture and natural history of the backroads of the southeaster seaboard coastline -www.southernpassages.com.

Unified marketing of heritage tourism sites, increased visitation to county and a positive economic impact.

$ Illustration 2

Adopt and implement the "Design

This resource offers specific guidelines for

Guideline Manual For Coastal

implementing the recommendations.

106

County-wide

Communities Located on the US 17 Corridor," sponsored by Coastal Georgia Regional Development Center and prepared by WK Dickson, June 2002.

There is no reason to replicate quality work already completed.

Adopt and implement "The Coastal

Recommends a through-corridor trail that

Georgia Alternative: Developing Heritage will link to Glynn County and Florida, by

and Eco-tourism on the Coast," prepared means of a proposed ferry from St. Marys

by Hinsley-Hickson, December 2003 and to Fernandina Beach, Florida.

participate in all future and existing

greenway master-planning.

107

County-wide

$ Illustration 2, 3

Recommends a means to implement the trail system: county should work with Woodbine, Kingsland and St. Marys and

with other coastal towns and counties to

enact state legislation to create the

Coastal Georgia Greenway Regional

Development Authority to implement the

trail plan, work to foster increased

Status

Responsible Party

54

Character Area

Recommendation

Benefits heritage and eco-tourism in coastal Georgia.

The economic impact the Coastal Georgia Greenway Trail is estimated at $15 million per year, upon completion of the trail system, expected to be generated by 500,000 new tourists to Georgia's coast.

Acquire vacant and rundown properties Expedites the revitalization process. and offer for redevelopment.

108

County-wide

It will not be necessary to wait for owners of neglected properties to enhance property.

Institute Historic Preservation protection Historic Preservation Ordinance Allows

tools: ordinance, historic district(s),

protection of historic resources including

guidelines and architectural review.

historic housing inventory.

109

County-wide

2 Appendix: Secretary of Interior's
Standards for Preservation

Historic District Allows placement on federal and state historic registers and access to federal and state financial incentives for rehabilitation.

Design Guidelines (illustrated) - Provide the proper framework for rehabilitation and new construction to promote compatible design (particularly important for infill development).

Design/re-design shopping centers and Foster attractive communities, aesthetics

retail structures along major arterials, and functionality.

110

County-wide

particularly State Road 40, and add rear parking.

Provide street connectivity to strengthen and direct development.

Nominate the historic residential district National Register listing creates interest

111

County

of White Oak for National Register of

in historic preservation.

Status

Responsible Party

55

Character Area

Recommendation

Benefits

Historic Places designation.
2 Appendix: Secretary of Interior's
Standards for Preservation

National Register designation helps gives validity to revitalization efforts, offers tax incentives for rehabilitation, and helps reinforce the historic nature of the town.

Map vacant or under-utilized parcels

Identifies opportunities for infill and

112

Town Centers city-wide.

redevelopment.

Helps guide development.

Establish an organized group to envision Impetus needed to start the downtown

the desired look for the town and to

revitalization program.

implement the vision; i.e., Downtown

113

Kingsland Town Center

Development Authority, Main Street Board of Directors, or a locally organized non-profit.

Provides responsible entity for implementing the vision of downtown revitalization; downtown revitalization is

often beyond the scope of city

government.

Nominate the historic residential district Creates interest in historic preservation.

for National Register of Historic Places

114

Kingsland Town Center

designation.
2 Appendix: Secretary of Interior's
Standards for Preservation

Offers tax incentives for rehabilitation, gives validity to revitalization efforts, and helps reinforce the historic nature of the town.

Develop design guidelines for

Insures integrity of the historic district

rehabilitation of existing historic

and that new downtown development is

structures, infill construction and

compatible with existing historic

115

Kingsland Town signage that incorporate Secretary of the architecture.

Center

Interior's Standards for Rehabilitation .

2 Appendix: Secretary of Interior's
Standards for Rehabilitation

Status

Responsible Party

56

Character Area

Recommendation

Benefits

Implement financial incentives for

Financial incentives encourage

116

Kingsland Town Center

rehabilitation such as a faade grant program, a low-interest loan program, and historic tax incentive programs.

revitalization and re-use of properties .

Initiate Mobile Home Recycling Effort

Eliminates unsafe, unsightly mobile

(See Keep Liberty Beautiful as an

homes, allows scrap metal to be

example).

recovered and reused. Creates areas for

the addition of "pocket parks" in existing

117

Kingsland

neighborhoods.

Improves overall look of community, eliminates a public health and safety hazard.

Develop a wayfinding system using a

Adds to the appeal of the town.

hierarchical system of signs using a

118

Kingsland

consistent logo. Graphically coordinated variations would include major welcome signs for scenic entry routes and individual attraction signs pointing out

Helps visitors find downtown from any entryway, and directs tourists to the best of Kingsland.

individual businesses and attractions.

Route visitors and tourists to downtown

via these routes using the wayfinding

system of attractive, appropriately

scaled signage.

Relocate city vehicle fleet to Refuse

Provides for a much more attractive

Road from gateway entrance of city and entrance into Kingsland.

create a community park in the existing

119

Kingsland

lot.

Provides greenspace for local residents to

enjoy.

$ Illustration 5

Provides a much better community image.

Status

Responsible Party

57

Character Area

Recommendation

Benefits

Improve the entrances and gateways into Reinforces that one is entering a special

120

St. Marys Town Center

downtown-need good quality signage at the curve (close to the Gilman site).

place.

$ Illustration 9-12

Develops an image.

Improve the landscaping, street-scaping, Creates a better entrance into the historic

parking, and walkability in the following district, creates a better sense of place,

areas:

and provides more green space.

- Welcome Center and City Hall - Add landscaping to medians on Wheeler and Ready Streets.

Creates a better sense of walkability, improves pedestrian safety, and slows traffic speeds.

- Extend medians on Osborne Street out to Durango site; and in both directions down Conyers Street.

Surplus of parking along St. Marys Street making the street unattractive and unfriendly to pedestrians.

121

St. Marys Town Center

- Create landscaped medians along St Marys Road and parking lot in middle of

The currently parking lot in the middle of

Wheeler Street.

Wheeler Street is both unattractive and

- Widen, landscape, and maintain sidewalk along St. Marys Street, opposite the waterfront. - Establish and clearly mark a bike path from waterfront to the cemetery.

dangerous to pedestrians as well as other cars. Currently there is no linkage from the waterfront to the cemetery.

- Find alternatives to the gigantic parking spaces along St. Marys Road.

Encourages business to put out attractive street furniture, more attractive.

$ Illustrations 9-12

Establish and enforce clear guidelines for Creates a better sense of place,

development outside the historic district continuity, more pedestrian friendly,

122

St Marys Town Center

which include maximum setbacks, parking behind the buildings, limited

more greenspace, more attractive.

curb cuts, minimum percentages of greenspace on a lot, etc.

The sprawling development outside the historic district creates a sense of

Status

58

Responsible Party

Character Area

Recommendation

Benefits

$ Illustrations 8-13

discontinuity and randomness.

St Marys Town Use appropriate infill on vacant and

Maintains community character.

123

Center

underutilized sites (especially beside First Baptist Church, corner of Weed and

Osborne Streets and the old post office.

Status

Responsible Party

59

&Transportation Alternatives

Character Area

Recommendation

Benefits

Maintain communications with CSX

Provides transportation alternatives and

concerning the excursion train and

tourist attraction along with

potential extension and expansion of

transportation to Kingsland and St. Marys .

routes in the future.

124

County-wide

Moves tourists around the county; supports trailhead at Kingsland Depot.

Provides connectivity.

Decrease cost of ride of St. Marys Railroad.

Has potential for use as transit to job centers.

125

County-wide

Expands use of railroad and, therefore, increased financial support.

Helps get people out of single-occupancy vehicles and lessens traffic on roadways.

Encourage development outside the

Creates a better sense of place, more

historic districts and town centers to

attractive.

continue the grid pattern of the historic

126

County-wide district.

The sprawling development outside the

$ Illustration 18

town centers creates a sense of discontinuity and randomness.

Adopt a Best Management Practices

Reduces erosion, maintenance needs and

127

County-wide program for existing dirt roads; require costs and protects of water quality.

Status

Responsible Party

60

Character Area

Recommendation all new roads to be paved .

Benefits

Require connections between adjacent Reduces traffic on arterials and increases

128

County-wide

developments.

connectivity; more efficient service delivery.

Provide incentives and/or regulations for Provides better connectivity.

grid street patterns instead of cul-de-sac

129

County

developments as well as redundant road systems for commercial centers.

Decrease demand on arterial roads, allows for pedestrians/cyclists to easily and

safely transition from one development to

the next. More available routes for traffic

disbursement.

Require dedication of new roads to the county.

More sustainable long-term service delivery; increased connectivity and longterm higher level of services .

130

County

Even though keeping new roads private may be an immediate cost savings to the county, the long-term consequences may lead to more expense and citizen dissatisfaction. Once a development is completed, the developer is no longer involved and no one is accountable for maintenance (homeowner associations are a questionable mechanism for maintenance and frequently homeowner associations do not form).

Private roads are not accessible to the public at large and therefore discourage connectivity, increasing the demands on existing county roads .

Status

Responsible Party

61

Character Area

Recommendation

Benefits

Adopt a curb cut policy on county roads. Maintains higher levels of service on

roads, and enhances pedestrian safety

(fewer conflict points between

pedestrian/automobile).

131

County

Multiple curb cuts lead to traffic congestion and degrade community character.

Prepare, adopt, and implement corridor Appropriate corridor management helps

management plans for the following road attract higher quality industry and higher

systems:

paying jobs.

-Laurel Island Parkway / Colerain Road* -U.S. Highway 17/Southern Passages* -State Road 110*

Corridors are important gateways into county and cities and currently make poor impression on visitors and citizens.

-State Road 40*

-Charlie Smith Highway

132

Corridors

-St. Marys Road

-State Road Spur 40

-Dover Bluff

-Harriet's Bluff

Enhance the visual appearance of routes frequently traveled by residents and tourists, to generate a greater positive feeling about the experience of residing in and visiting Camden County. Sprawling development along corridors is unattractive, visually distracting, and a poor representation of county's beauty.

-Horse Stamp Road
$ Illustrations 1, 2, 9-12, 17
(*highest priorities)

A lack of regulation creates an economic environment in which developments vie for the brightest, highest and most visible signs .

Create and implement corridor overlay New development will be constructed

133

Corridors

districts and design guidelines (both for new construction and retrofitting of

closer to the street with sidewalks, street trees, parking in rear for more pedestrian-

existing buildings.)

Status

Responsible Party

62

Character Area

Recommendation
2 Appendix: "Walnut Avenue
Corridor Revitalization: Overlay Ordinance and Menu of Quality Growth Options," by University of Georgia Land Use Clinic, School of Law and College of Environment & Design, 2004.

Benefits friendly and human-scale development. Corridors currently are cluttered with signs and curb cuts and large expanses of paved parking--not attractive gateways to the county or cities. Growth along corridors needs to be managed to ensure new development is not detrimental to tourism and other development efforts.

Designate US 17 as a Scenic/historic byway with corridor management between Glynn and the Florida line.
$ Illustration 6, 17

This route typifies the REAL Camden County. It includes over 20 historic sites, 10 archaeological sites, 8 coastal river viewsheds, mature hardwood forest buffers, adjacent wetlands and marshes.

134

Corridors

This designation requires an active corridor management plan and oversight to carry out the recommendations that can include preserving existing historic and environmental assets, protection of scenic view sheds, sign control, a comprehensive wayfinding and interpretive sign plan.

Construct streetscape and roadway

Provides traffic calming and

improvements through access

beautification.

135

Corridors

management practices (primarily on

State Road 40/Osborne Road).

Work with Woodbine and Kingsland to

Enhances the sense of place of these

136

Corridors

create gateways to these communities on communities in Camden County. U.S. Highway 17.

Should be done as part of overall corridor

Status

Responsible Party

63

Character Area

Recommendation
$ Illustration 6, 17

Benefits management.

Incorporate the historic street grid pattern into newer parts of the city.

$ Illustration 18

137

Town Centers

Traffic calming, consistency of design. Establish street pattern that connects with the historic areas establishes sense of character and identity. Consistency of design, traffic calming.

Establish street pattern that connects with the historic areas establishes sense of character and identity.

Promote the development of an

Provides a variety of transportation

alternative transportation plan that

choices and inter-modal coordination.

includes public transit, bike and

138

St. Marys Town Center

pedestrian amenities in conjunction with other local governments.

Provides a single plan for promoting alternative transportation options.

$ Illustration 3

Establish a public transit system with

Allows for traffic reduction, improves air

handicapped access in conjunction with quality and encourages community and

139

St. Marys Town Center

the other local governments.

stakeholder collaboration.

Connects major activity centers, and

allows access to jobs and services.

Determine the feasibility of a ferry

140

St. Marys Town system from St. Marys to Fernandina,

Center

Florida.

Promotes tourism, connections to the greenways system. Provide a alternative transportation

Status

Responsible Party

64

Character Area

Recommendation

option.

Benefits

Conduct a parking study to determine

Appears to be surplus of parking along St.

141

St Marys Town Center

the city's parking requirements.

Marys Street, making it unattractive and unfriendly to pedestrians.

$ Illustrations 9- 12

Develop a parking masterplan.

142

St Marys Town Center

$ Illustrations 9- 12

Identifies parking needs and allows for pedestrian friendly parking and clearly designated parking areas. Existing lots (such as the wooded lot on St. Marys Street) are not clearly labeled.

143

St. Marys Town Create striped bicycle lanes along

Center

roadways.

Creates a bike-friendly city and a safe, alternative transportation option.

Create informational signage of

consistent design in various locations

throughout the city.

144

St. Marys Town Center

Provides sense of direction and reduces confusion when visiting a new place in attractive, recognizable way. Provides di rection to governmental offices, recreation, commercial, and parking areas.

Complete Laurel Island Parkway extension and provide for buffers.

Provides an alternative to Highway 40. Eliminates visual blight.

145

Kingsland

$ Illustrations 9, 12, 17

Provides an alternative transportation route that is free from visual clutter (see Hilton Head Island's Cross Island Parkway as an example).

Status

Responsible Party

65

Character Area

Recommendation

Benefits

Extend turn lane into Camden County

Reduces back up on roadway.

High School.

146

Kingsland

Provides safer alternative than traffic

stopped in major thoroughfare.

Status

Responsible Party

66

&Mixed Use and Walkability

Character Area

Recommendation

Benefits

Require sidewalks or walking trails in

Provides safe pedestrian routes and

new residential communities.

encourages community interaction.

147

County

$ Illustration 12

New developments should provide adequate services for new residents.

Promote a comprehensive sidewalk network by repairing existing sidewalks and providing new sidewalks (especially connecting churches and schools to neighborhoods).

Improves safety for pedestrians and cyclists. Promotes alternative transportation.

148

Kingsland Town Center

Provides better access to downtown businesses and makes downtown more appealing.

Connects the newer and older parts of the city creating a more unified system and connectivity of transportation modes.

Can help reduce vehicular traffic around schools.

Add street trees that will provide shade. Reduces temperatures on sidewalks,

149

Kingsland Town Center

$ Illustration 4, 7, 10, 11

beautifies community, can add to pedestrian safety.

Current street trees do not provide much

Status

Responsible Party

67

Character Area

Recommendation

Benefits

shade. Does not encourage walking in the heat of the summer.

Promote walkability of downtown

Provides greenspace, connects the

Kingsland along U.S. Highway 17 with a community.

150

Kingsland Town linear path of parks. Center

Promotes downtown activity, provides

runners, walkers, and bikers with a

community trail.

Promote a comprehensive sidewalk network.

Improves safety for pedestrians and cyclists.

151

St. Marys Town Center

$ Illustrations 9,-12

Promotes alternative transportation. Provides better access to downtown businesses and makes downtown more appealing.

Connects the newer and older parts of the city creating a more unified system and connectivity of transportation modes.

Can help reduce vehicular traffic.

Add sidewalks along U.S. Highway 17.

Connects River Walk to U.S. Highway 17

and allows pedestrians and bicyclists to

water park and to continue into existing

152

Woodbine Town Center

downtown. Provides connectivity to and from

downtown, river walk and existing water

front park with boat ramp, shelters, and

facilities.

Status

Responsible Party

68

Character Area

Recommendation

Benefits

Add crosswalk from river park side of

Allows pedestrian and cyclist access to

U.S. Highway 17 to other side. (east to each side of downtown, and again, access

153

Woodbine Town west). Center

$ Illustration 14

to and from river walk, downtown, and river park. Connectivity, tourism for recreation, and

economic benefits to the downtown area.

Widen and lengthen median on southern Slows traffic for pedestrians crossing.

154

Woodbine Town part of U.S. Highway 17 entering into

Center

Woodbine.

Opens access to entire downtown area,

river walk, and river front park.

Install signage and landscaping on

Creates a gateway into Woodbine and

155

Woodbine Town northern entrance of U.S. Highway 17

Center

bridge into Woodbine and crosswalk on

encourages slower traffic speeds which create a more pedestrian-friendly

southern end of U.S. Highway 17.

atmosphere.

Repair sidewalks on city hall side of U.S. Safer for pedestrians and cyclists.

156

Woodbine Town Center

Highway 17 (east), so they are pedestrian- and bicycle-friendly.

Prevents injury and makes the downtown area more attractive along with providing

easy access to downtown businesses.

Status

Responsible Party

69

Illustrations

Chapter
3

2
1 - Camden County Overall Development Concept
70

2 - Camden County Sense of Place
71

3 - Camden County Greenway System
72

4 - Downtown Kingsland Faade Improvements
73

5 - Kingsland Proposed Sanctuary and Parking Lot
74

6 Re-use Concept for Gas Station at U.S. 17 & GA 40 in Kingsland
75

7 Concept for Proposed Kingsland Park
76

8 Rehabilitation & Mixed-use Concept for Historic Building
77

9 Example of Pedestrian-Friendly Corridor Design
78

10 Example of Pedestrian-Friendly Corridor Design
79

11 Example of Pedestrian-Friendly Corridor Design
80

12 Example of Pedestrian-Friendly Corridor Design
81

13 Downtown St. Marys Faade Improvements
82

14-Woodbine Riverfront Development Concept 14 - Woodbine Riverfront Development Concept
83

15 - Woodbine Riverfront Development Concept
84

16 - Woodbine Riverfront Development Concept
85

17 - U.S. Highway 17 Buffer Concept
86

18 - Nodal /Cluster Development Concept
87

Georgia Department of Community Affairs 60 Executive P8a9rk South, NE Atlanta, GA 30329-2231 404-679-4840 800-359-4663 www.dca.state.ga.us