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