HomeMy WebLinkAboutCommunity Greenspace Program
Augusta Richmond GA
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AUGUST A-RICHMOND COUNTY
COMMUNITY GREENSP ACE PROGRAM
NOVEMBER, 2002
PREPARED BY
AUGUSTA-RICHMOND COUNTY PLANNING COMMISSION
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CONTENTS
1.
EXECUTIVE SUMMARY
PAGE
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3
6
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9
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12
15
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6. BARRIERS TO ACHIEVING THE GOAL FOR GREENSP ACE PROTECTION
a) Legal Barriers 18
b) Structural Barriers 18
2.
INTRODUCTION
3.
COUNTY DESCRIPTION
a) Physical Characteristic
b) Rapid Growth Areas
c) Population
d) Future Land Use Plan
4.
STATEMENT OF VISION AND GOALS
a) Required Statement
b) Calculation
c) Proposed Areas for Greenspace Protection
5.
EXISTING TOOLS
a) Listing of Tools
b) Required Statement
c) Required Table
d) Publicly Owned but Unprotected Greenspace
e) Land in Private Ownership to be Permanently Protected
f) Summary
7.
TEN YEARS STRATEGY TO REMOVE OR MITIGATE LEGAL AND
STRUCTURAL BARRIERS
a) Legal Barriers
b) Structural Barriers
c) Barriers, Strategies, and Timetable for Accomplishment
8.
FUNDING
a) Allocations of Greenspace Funds
b) Sources and Uses of Funds
c) Planning
d) Improvement of Greenspace Properties
e) Other Costs
9.
SUMMARY OF IMPLEMENTATION STRA TEIGES AND SCHEDULES
a) Required Statement
b) Permanent Protection Acreage Summary
c) Permanent Protection of City Owned Land
d) Strategy for Acquiring New Lands
e) Use of Development Regulations
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APPENDIXES PAGE
A. Letter of Intent 28
B. Augusta Community Greenspace Program Public Hearing Minutes 32
C. Resolution 41
D. Hephzibah and Blythe 42
E. Future Land Use Plan Map 45
F. Greenspace Program Vision Map 46
G. Summary of Policies, Rules, and Regulations Used to Protect Greenspace 47
H. Copies of Ordinances Cited in Appendix G 49
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1. EXECUTIVE SUMMARY
This Community Greenspace program is a long range plan for the permanent protection
of greenspace within Augusta-Richmond County. It provides policies and specific
proposals for long term and short term greenspace preservation. The community
greenspace program serves as the basis for the expenditure of grant funds from the
Georgia Greenspace Commission, donated funds, and local funds toward the ultimate
goal of preserving twenty percent of Augusta-Richmond County's land area as
permanently protected Greenspace. The program also includes specific
recommendations as to ordinance and rule changes which will promote greenspace
preservation. This Community Program is essentially a continuation of the original
Community Program adopted in November 2000.
Augusta-Richmond County consists of 210,029 acres including the former City of
Augusta, the former unincorporated Richmond County, Fort Gordon, and the
incorporated towns of Hephzibah and Blythe which have elected not participate in the
Greenspace Program. Excluding Fort Gordon, the base acreage for the Greenspace
program is 166,346 and Augusta-Richmond County's goal for permanently protected
greenspace is 20 percent of the base, or 33,269 acres. Augusta-Richmond County
expects to achieve the acreage goal by 2052.
This Community Program continues the effort to protect the most environmentally
sensitive lands in Augusta-Richmond County which are the floodplains and surrounding
areas of the Savannah River, the major tributary streams, and the Phinizy Swamp. It
also targets land around the Augusta Canal. Since the adoption of the original
Community Program Augusta-Richmond County has permanently protected 650 acres
of greenspace. Of that total, 225 acres were City owned land around the Augusta Canal
and Savannah River, and 155 acres are on Butler Creek, which was identified as the first
priority area by the Augusta-Richmond County Commission. The Community Program
proposes a continuous greenbelt around the developed portion of Augusta-Richmond
County. It would begin on the Savannah River at the Columbia County line, linking to
their trail system, extend along the levee system through the Augusta COB linking with
North Augusta, South Carolins's trail system, then extend along the levee to the Phinizy
Swamp and finally along Butler Creek to Fort Gordon.
Augusta-Richmond County will revise its Zoning Ordinance to promote methods of
development that result in the creation of permanently protected greenspace. We will
receive donations of greenspace when appropriate, we will purchase fee simple
ownership of greenspace properties or conservation easements over such properties
where it is compatible with the Community Program, and we will place conservation
easement over additional County owned properties. There will be a greenspace element
in the Comprehensive Plan which will be adopted in 2003 so that our greenspace effort
is compatible with other aspects of physical development.
There are numerous barriers to the achievement of the program goal. The primary
barriers will likely be lack of. funding. Augusta-Richmond County has contributed
$55,000 per year to a local land trust to facilitate the implementation of the program, and
we realize that other funds, probably SPLOST and general funds, will be needed to
achieve the 50 year goal.
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2. INTRODUCTION
Augusta-Richmond County, Georgia has been known as the Garden City because of the
beauty of its public open spaces and private yards and gardens. As the community has
grown, however, land deve,lop,ment has reduced the ~mount of open space within the
urban area. With this growth nas come shopping centers and subdivisions where there
were once woods and fields, and outside the central city very few new areas have been
created as permanent open space.
The establishment of the Georgia Greenspace program was extremely timely, as the
disappearance of greenspace from Augusta-Richmond County has emerged as an issue
as part of the new interest in growth management. It is now widely recognized that
measures must be taken for the community to start to reverse the urban sprawl that has
characterized the development of the past 40 years. The preservation of open space is
clearly one of those measures. There is broad support for the preservation of
greenspace as evidenced by the public input received at a public meeting held on
September 4, 2000 and on September 10, 2002 (Appendixes A & B).
Augusta-Richmond County's Greenspace Program provides a plan for creating new
greenspaces within the currently developed area and preserving substantial
greenspaces during the course of future development. This Community Greenspace
Program is administered by the Augusta-Richmond County Planning Commission.
Executive Director George A. Patty is responsible for coordinating the program. The
address of the Planning Commission is 525 Telfair Street, Augusta, Georgia 30901. The
telephone number is 706-821-1796, the Facsimile number is 706-821-1806, and Mr.
Patty's E-mail addressisgpatty@co.richmond.ga.us. The FEI Number for the County is
582204274.
Richmond County includes Augusta-Richmond County and the incorporated towns of
Blythe and Hephzibah. Augusta-Richmond County is a consolidated government
including the former unincorporated portion of Richmond County, and the former City of
Augusta. It has the powers of a municipality and also those of a County under Georgia
Law.
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3. COUNTY DESCRIPTION
a) Physical Characteristics
Augusta-Richmond County is located in east central.,G~orgia. It is a typical medium-
sized fall line City, being located at the shoals cif the Savannah River. Physio-
graphically it is dominated by the sand hills, but the northern part of the county is
representative of the piedmont and the southern part is on the coastal plain. Figure A is
, a map of Augusta-Richmond County. The northern part of the county characterized by
rolling topography, clay or loamy soils, and relatively steeply defined streams. The sand
hills providence is characterized by deep sandy soils often lacking tributary streams, and
gently rolling topography. The extreme southern part of Augusta-Richmond County is
relatively flat with a wide variety of soil types, and it is dominated by floodplains in many
areas.
The Savannah River and its tributaries drain the entire county. The river separates the
eastern edge of the county from South Carolina and generally flows southeasterly. The
major tributary streams are Rock, Raes, Rocky, Butler, Spirit, and McBean Creeks.
They all flow generally from west to east and forms a well deferred trellis pattern
throughout Augusta-Richmond County. About 25 percent of Augusta-Richmond County
;s located within floodplains and stream terraces. The elevation along the Savannah
River ranges from 100 feet to 140 feet, above mean sea level. The elevation at
Hephzibah, in the southern part of Augusta-Richmond County, is 435 feet. The
elevation of some high ridges on Fort Gordon Military Reservation is 500 feet or more.
The first Europeans to visit Augusta-Richmond County were the expedition of Hernando
Desoto around 1540. The area was settled by English fur traders just prior to 1736
when General Oglethorpe planned and laid out the City of Augusta. Richmond County
was formed from St. Paul's parish in 1777. After the Revolutionary War Augusta briefly
served as the Capital of Georgia. By 1820 Augusta was the thriving terminus for
riverboats, barges, and wagon trains carrying staples and produce to be shipped to
overseas markets. In the 1830's industries were established and by 1850 the Augusta
Canal was completed and flour and textile mills were using it as a power source. After
the Civil War the canal was enlarged and the resulting industrial explosion led to the
designation of Augusta as the "Lowell of the South.
There is a rich collection of remnants from Augusta-Richmond County's early history.
There are few buildings from the colonial period, but there are many that predate the
dawn of the 19th Century. These include commercial buildings, churches, and homes in
the older parts of the City. The Augusta Canal and the mills located on it are perhaps
our greatest historical treasures. They are still relatively in tact, and the Augusta Canal
Authority was formed to assure their preservation and promote their use and
improvement.
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The Savannah River and the Augusta Canal are Augusta-Richmond County's dominant
recreational resources. The River that the Canal offer boating, fishing and other passive
recreational opportunities. There are numerous access points and areas reserved or
developed for use of the River and the Canal. The tributary creeks, however, are
generally inaccessible, and there are few developed recreational areas on them. Fort
Gordon offers some recreational opportunities to civilian and military residents of
Augusta-Richmond County. There are also numerous city parks and three regional
parks located within Augusta-Richmond County. The Phinizy Swamp is an 8,000 acre
area east of downtown Augusta that offers numerous recreational opportunities for
public and private use. Included within this area are the Phinizy Swamp WMA and the
Phinizy Swamp Nature Park.
Because of Augusta-Richmond County's location, climate, and physiography it offers a
unique natural environment, combining temperate seasonal weather, rolling topography,
lush vegetation, and abundant surface water resources. Augusta began to grow as an
urban area over a century ago, and during the 1940-1960 period it grew numerically by
leaps and bounds. Until about the 1970's, however, land was used relatively
conservatively, and the geographic size of the urban area changed slowly. After 1970,
however, the area of Augusta-Richmond County has increased at an increasing rate,
and this sprawling development threatens to overwhelm the natural environmental
features that were the original attraction of the area.
Augusta-Richmond County consists of 210,029 acres, or 329 square miles. Included
within these boundaries are the incorporated towns of Blythe and Hephzibah with 695
and 11,976 acres respectively. Both are located in the southwestern part of the county
in what were formerly rural settings, and both have experienced growth of population
and land development in recent years. Also is included is the Fort Gordon Military
Reservation at 44,286 acres (within Augusta-Richmond County). Fort Gordon is the
home of the Military Signal School and the Eisenhower Medical Center. The reservation
is sparsely developed and much of it is available for limited public access and use. The
remainder of the land area was formerly divided between the City of Augusta (13,108
acres) and the Unincorporated County (139,964) until they were consolidated in 1996.
Countywide, excluding Fort Gordon, it was estimated in 1992 that 14 percent of the land
area was in residential use, 3 percent was in commercial use, 3 percent was in industrial
use and 16 percent was in other developed uses. The remaining 70 percent was either
in farming or forestry, or it was undeveloped. These numbers are currently being
updated as part of the process of creating a new Comprehensive Plan that will be
completed in 2003.
Arguably, there is a lot of land in recreational or conservation use in Augusta-Richmond
County. The actual areas will be covered elsewhere in this Community Program, but if
Fort Gordon is counted then the area is large. Lands owned by Augusta-Richmond
County along the canal and riverfront, regional parks, and State owned lands would put
the total between 48,000 and 50,000 acres, roughly 24 percent of the land area of
Augusta-Richmond County. This acreage is misleading, however, because Fort Gordon
offers only limited recreational opportunities and some of State-owned facilities also offer
only limited opportunities. A more realistic percentage of the land within Augusta-
Richmond County that is readily available for public recreation is 2 percent. The amount
of land that is permanently protected for conservation is much less that 2 percent, as will
be covered elsewhere in this Community Program.
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Growth occurred in a rather compact form during the first 220 years of the City's
existence, so the area occupied by the former City of Augusta and its environs is
relatively densely developed, with the typical concentric pattern of central business
district, manufacturing/warehouse district, and residential/commercial districts. There
are two regional parks within this area and abundant open space along the river and the
canal, most of which is owned by Augusta-Richmond County. After 1960, however, the
nature of growth and development changed drastically. With increased ownership of
automobiles came suburbanization, and the density of development decreases as you
move out from the former city. Unfortunately as this sprawling development has
occurred, attention has not been given to preserving recreational opportunities and open
space until recently.
b. Rapid Growth Areas
Overall, there have only been moderate increases in population, housing, and
employment in Augusta-Richmond County as evidenced by the .05 percent annual rate
of population increase over the 1990-2000 census period. There are, however, areas of
significant growth as a result of redistribution from older areas to peripheral areas,
resurrection of some inner city and downtown locations, and suburban developments
related to infrastructure and highway improvements.
Beginning about 1970, the area between Butler Creek and Tobacco Road began to
develop. There were several large subdivisions initiated that now contain over 1,000
homes. In the 1980's that area began to become saturated and the area south of
Tobacco Road began to develop. Between 1980 and 1990, over 3,000 housing units
were constructed in the' area south of Tobacco Road in Richmond County, and the
population increased 58 percent, almost twice the rate of increase of any other area. In
1995 it was estimated that there were 67,643 acres of undeveloped land in south
Augusta-Richmond County. Accounting for floodplains, wetlands and other
environmentally restrictive areas, that represented an estimated 76 percent of the
remaining developable land in Richmond County. The current Comprehensive Plan,
which is being updated, projects that south Richmond County will see an additional
2,900 acres developed between 1996 and 2015. Most of this development was
projected to be residential, including 7,000 new homes.
A second relatively rapid growth area is known as Bel Air, which is located west of the
Bobby Jones Expressway, north of the Gordon Highway, and south of Columbia County.
Columbia County is one of the State's fastest growing counties, but that growth has only
recently spilled over into the Bel Air area of Richmond County due to the lack of public
sewerage. Between 1980 and 1990 the growth of population in Bel Air was 54 percent.
During that period just under 1,000 housing units were constructed in Bel Air. That is
almost half of all housing units that now exist in the area. It was projected that 2,652
acres would be developed between 1996 and 2015, most of it residential,
accommodating 6,350 housing units.
There is also projected to be substantial commercial and professional development in
the Bel Air area, especially at the new intersection of 1-20 and Wheeler Road and along
the newly constructed Dyess Parkway which connects 1-20 and Fort Gordon. There are
extensive development plans for these areas and it represents the last expanse of
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developable land remaining in Augusta-Richmond County with the exception of the area
of south of Tobacco Road.
There are redevelopment activities in the inner city and downtown areas which are
uplifting those areas, although they fall short of the numerous changes in the other fast
growth areas. Several faith based non-profit groups and the state supported Augusta
Neighborhood Improvement Corporation have begun to construct meaningful numbers
of new homes in some of the dilapidated inner cities neighborhoods. Although they
probably number less than 100 units collectively, they have been successful and the
numbers should continue to climb. In the downtown area, housing has been built on the
riverfront in various locations, and loft residential development in the CBD is probably
the most popular new housing in Augusta-Richmond County. Several large abandoned
buildings have been renovated for high-end housing and other projects are being
planned.
c. Population
The following table summarizes the 2000 Census population of the various components
of Richmond County:
JURISDICTION*
2000 CENSUS
% COUNTY
AUGUSTA-RICHMOND COUNTY
BLYTHE
HEPHZIBAH
199,775
713
3,880
100%
.3%
1.9%
d. Future Land Use Plan
The City of Augusta and unincorporated Richmond County adopted a joint
Comprehensive Plan in 1992 to replace a plan that was woefully out of date and to
conform to the Georgia Planning Act of 1989. As a result Augusta and Richmond
County achieved status as Qualified Local Governments. In 1993 and 1994 the political
climate changed and an effort to draft a new land use element was initiated. As a result
Richmond County adopted a Comprehensive Land Use Plan in August 1995 which has
served as a general long-term guide for development of the' Unincorporated County.
The future land use plan map is listed as Appendix E. After the completion of the 1992
Comprehensive Plan, the, neighborhood plans for most of the former City's
neighborhoods were updated. -These neighborhood plans serve collectively as the guide
to development in the former City.
*Richmond County is a consolidated government which includes the former City of
Augusta, former Unincorporated Richmond County, Fort Gordon, and the municipalities
of Blythe and Hephzibah. Neither Blythe nor Hephzibah wish to participate in the
Greenspace Program.
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In 1999 the Augusta-Richmond County, Planning Commission initiated the process of
updating the 1992 Comprehensive Plan. To date two series of ten public hearings have
been held, and meetings with stakeholders have been held toward the development of
the new Comprehensive Plan. The staff is now finalizing data collecting and policy
development toward completion of the Plan in mid 2003.
The Neighborhood Plans for the former City all provide strategies for revitalization of
depressed areas and encourage development programs to create new energy for those
areas. The "Augusta 2000 City Center Master Plan" provides an aggressive plan for the
downtown area to follow up on the $25 million in improvements that have recently been
made in that area. It is largely devoted to making downtown Augusta a tourist attraction
and a local activity center.
The 1995 Comprehensive Plan for Unincorporated Richmond County was in many ways
a turning point in local land use policy. It included many growth management-oriented
initiatives that were somewhat radical in 1995, but most have been or are being
implemented. It is anticipated that the new Comprehensive Plan when completed, will
be heavily growth management-oriented, expanding on the policies of the 1995 plan.
The 1995 plan sought to slow the outward expansion of the urban area in several ways;
o It called for the rezoning of three large areas totaling 17,000 acres to a residential
classification that does not permit manufactured homes. Manufactured homes are
widely recognized as agents of sprawl;
o It called for preferential treatment for developers in infill areas relative to sewerage
and other services;
o It called for higher density infill development;
o It sought to limit commercial development to areas where it is already established
and to nodes at major intersections;
o It called for industrial development to be limited to several planned areas, and it
sought to limit all spot zoning; and
o It sought to limit the extension of utilities to those areas where substantial growth
was planned.
The 1995 plan also made recommendations relative to environmental and recreational
issues. Among them was essentially that many additional recreation areas are needed
in a hierarchy ranging from small neighborhood parks to a few large passive recreational
areas. The future land use map which was part of the Plan showed all of the areas
proposed for greenspace in the Community Program as undeveloped land, but there
were no specific recommendations made relative to Greenspace or conservation of open
space. The new Comprehensive Plan, when completed, will be compatible with this
Community Greenspace Program.
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4. STATEMENT OF VISION AND GOALS
a. Required Statement.
Through the actions described in this program submittal, Augusta-Richmond County
commits to promote the permanent protection of 33,269 acres of greenspace, which
constitutes 20 percent of the geographic area of the County. Augusta-Richmond County
proposes to achieve this goal by 2052.
b. Calculation.
Following is a calculation of Augusta-Richmond County's Greenspace Goal:
FACTOR
ACRES
Total County Area
Less Fort Gordon
Equals Base Acreage
20% of Base: County's Goal
210,632
44,286
166,346
33,269
c. Proposed Areas for Greenspace Protection.
Augusta-Richmond County's vision for the Greenspace Program is that it will result in a
community where developed areas are interspersed with permanently protected natural
open spaces where many' of the remaining significant natural areas have been
protected, and where the Savannah River/Augusta Canal/Phinizy Swamp/Butler Creek
, form a seamless greenbelt with passive recreational/trail areas surrounding the heavily
urbanized portion of the area. Appendix F is a map of Augusta-Richmond County which
illustrates the areas where permanent protection has been achieved and where it is
proposed.
The Savannah River frontage and the surrounding area are a world class natural
resource owned primarily by the Augusta-Richmond County. In 2002 we began the
process of permanently protecting the Riverfront properties by placing perpetual
conservation easements over the northernmost 225 acres. During the next few years
the rest of the Riverfront (that has not been developed) will be scrutinized for the
possibility of permanent protection. The lands around the River, including the Levee
south of downtown area are proposed for possible future protection. The portion of the
Riverfront above downtown is traversed by a pedestrian/bike trail that we would
eventually link to the Lock and Dam Park south of the downtown area and the Phinizy
Swamp Nature park, a distance of 20 miles. This trail system is planned to link to
Columbia County's system (6 miles) and North Augusta, South Carolina's system (6
miles).
In addition to placing easements over land that is owned by Augusta-Richmond County,
easements may be purchased, or fee simple ownership may be purchased for lands that
are adjacent to the River. Land purchases would 'only occur when it is necessary to
prevent development of riverfront or surrounding purposes. For the purpose of this
Community Program the Augusta Canal will be considered as part of the City's
Riverfront Lands. It lies parallel to the river above Augusta. In the downtown area it is
an engineered structure that would not qualify as Greenspace under the Program
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definition. The properties to be protected that are located on or adjacent to the
Savannah River and the Augusta Canal are a mixture of floodplains and other lands that
would serve as a river buffer. Included would be numerous scenic vistas, river and canal
access points, historic resources, pedestrian trails, and passive recreational areas.
The Phinizy Swamp is an area of approximately 8,000 acres that occupies the eastern
portion of Augusta-Richmond County. It is a landform created by the changing path of
the Savannah River over time. Some of it is farmed, some of it has been (or is being)
mined, and most of it has been timbered. It is crossed by an expressway and it is
surrounded on two sides by industry and on one side by the Savannah River. Within the
area, however, is a system of natural areas that is unique and wonderful. The Phinizy
Swamp includes several large properties that we will seek to permanently protect. Most
of it is within the floodplain of the Savannah River or its tributary streams. Some of the
lands to be protected within the Phinizy Swamp are owned by Governments - Augusta-
Richmond County and the State of Georgia - and we will continue to pursue easements
over those areas. We will also pursue easements over privately owned properties but if
necessary to prevent development of inappropriate properties then we will purchase
properties fee simple.
Butler Creek traverses Augusta-Richmond County from west to east as a major tributary
of the Savannah River. We have aggressively pursued easements and fee simple
ownership of this floodplain and buffer area as the first priority of the Greenspace
Program. This pursuit will continue until we have completed a greenbelt from Fort
Gordon on the west to the Phinizy Swamp on the east. Our first choice is to achieve
protection through easements, but the experience thus far is that fee simple purchase is
the landowner's preference.
Raes Creek is predominantly a piedmont stream, and the lands surrounding the lower
portion are heavily urbanized. Ideally we would protect the remaining floodplain and
natural buffer areas but the cost of land and easements in this area has proven to be
prohibitive. If the opportunities present themselves to reasonably protect such lands
then they will be seized. We may also use Greenspace funds, if appropriate, to
participate in the purchase of repetitive flood loss properties along Rae's Creek. The
upper reaches of Rae's Creek lie within the Bel Air area, which has been documented as
a fast growing area. The area around the Creek is relatively undeveloped and we will
attempt to protect this area by easements and fee simple ownership.
The other main tributary streams in Augusta-Richmond County are Rock, Rocky, Spirit
and McBean. We will accept donations of easements or property on any of these
streams, or their minor tributaries where there are significant environmental resources or
where there is an opportunity to achieve some sort of connectivity with other resources
or public area in the future. We may consider purchasing land or easements in these
areas if the. environmental quality is significant enough to merit expenditures of
Greenspace or other funds.
The following table illustrates the estimated acreage by land type that we purpose to
protect to achieve the 20 percent goal and the vision that has been expressed. It must
be pointed out that our program is oriented toward river and stream floodplain and
buffers, but within those areas that will be protected are numerous stream access points,
corridors for pedestrian trails or wildlife movement, scenic vistas, steep slopes, wetlands,
erodable soils, passive recreational areas and possibly commercial forest lands.
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LAND TYPE
Floodplain (100 yr)
Other River/Stream
Buffers
TOTAL
LANDS TO RECEIVE PERMANENT PROTECTION
ACRES
20,000
13,269
33,269
STATUTORY GOALS TOOLS FOR PROTECTION
A-B-C-D-E-F-G-H
A-C-D-E-F-G-H
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· Conservation Easement
. Permanent Restrictive
Covenant
· Fee Simple Acquisition
. Conservation Easement
. Permanent Restrictive
Covenant
· Fee Simple Acquisition
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5. EXISTING TOOLS
a. Listing of Tools.
Augusta-Richmond County has an aggressive Greenspace Program directed by the
Augusta-Richmond County Planning Commission. The purpose of the program is to
permanently protect as much land as possible in a manner consistent with the
Community Greenspace Program. Augusta-Richmond County has utilized local funds to
contract with a local land trust to market the program and to do the negotiations for the
acquisitions, whether easements or fee simple purchases. We have overcome some
initial problems and we are steadily progressing toward our goals. It is anticipated that
the relationship with the Land Trust will continue as long as funding is available.
Augusta-Richmond County is assessing all of the properties it owns to determine
whether permanent protection is warranted and possible. While many locations are
being debated we have already placed easements over a substantial number of acres,
and we will continue to do so in the priority areas.
Augusta-Richmond County accepts donations of properties that warrant acquisition
based on a rating scheme that is included as Figure 8. It was necessary to develop this
rating process because there were numerous efforts to dedicate small unconnected
undevelopable properties to Augusta-Richmond County which would have collectively
become maintenance and enforcement nightmares.
Another tool that is being used to pursue the goals of the Greenspace Program is the
community outreach effort which is the responsibility of the Central Savannah River
Land Trust as part of their contract with Augusta-Richmond County. The Land Trust has
published and circulated high quality brochures advocating the dedication of
conservation easements, and they speak to individual and civic groups in an effort to
promote permanent protection of greenspace. They have held a symposium of
conservation easements and will continue to promote the program.
There are numerous tools that temporarily protect lands described in the Greenspace
Program. Many of these tools will permanently protect greenspace as long as they are
in effect, although the fail to meet the statutory definition of permanent protection. The
current Zoning Ordinance utilizes prescriptive zoning as a basis for regulating land use.
It currently includes several provisions that further the protection of Greenspace. One
such provision is the Planned Unit Development (PUD) Section of the Ordinance which
allows flexibility, including mixture of land uses, within a development in exchange for at
least 25 percent open space. A second provision of the Zoning Ordinance is similar to
the PUD section except that it does not permit non-residential land use. This section,
classified as R-1 E, promotes flexibility in mixture of housing types and densities in
exchange for 25 percent open space. It has proven to be much more popular than PUD.
The Zoning Ordinance also provides overlay zoning over the lands surrounding the
Savannah River. This overlay zone does not include a specific greenspace set aside,
but it sets standards for development and limits land uses along the River.
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Several ordinances and amendments to existing ordinances were added in response to
the Title V Environmental Planning Criteria included in the Georgia Planning Act, which
will have an impact on future greenspace. They include the following:
o Groundwater Recharge Area Protection Ordinance - set new minimum lot
area standards for areas where public sewer is not present, thus promoting
development in presently sewered areas and discouraging development
where sewer is not present.
o Savannah River Corridor Protection District - an amendment to the
Comprehensive Zoning Ordinance which preserved a 100 foot natural buffer
along the Savannah River.
o Water Supply Watershed Ordinance - provided for additional land use
regulation within area above the City's raw water intake on the Savannah
River. This Ordinance will be expanded in 2003 to cover the area above Fort
Gordon's intake per agreement with DCA. This will require a buffer and limit
development in the upper part of the Butler Creek Watershed.
o Amendments to the Site Plan Regulations and the Subdivision Regulations
requiring proof of federal approval to impact wetlands shown on the National
Wetland Inventory Map. This assures the protection of such wetland areas
consistent with Federal regulations.
Augusta's Flood Damage, Prevention Ordinance was recently amended to make it very
difficult to develop property lying within the 1 DO-year floodplains, thereby temporarily
protecting this area as Greenspace. Among provisions of the new ordinance are:
o Limitations on grading in floodplain, no fill to be brought into floodplain;
o Lower half of f100dway fringe to be treated like floodway;
o Limitation beyond FEMA standard regarding how no rise certification may be
done; and
o Three foot freeboard for finished floors within the 1 DO-year floodplain.
This strengthening of the Flood Ordinance has impacted greenspace in two ways. First,
it has meant that some properties cannot be developed. Second, it should encourage
the owner~ of those properties to consider granting easements to permanently protect
their greenspace or to gift it to the City or another conservation group. It is estimated
that 18 percent of the land area of Augusta (excluding Fort Gordon) lies within 100-year
floodplains. Appendix G includes attachments of the pertinent section of the Flood
Ordinance, Zoning Ordinance, and other Ordinances.
A 1540 acre tract owned by the Georgia Department of Transportation and leased for 50
years to the Georgia Department of Natural Resources to manage and operate as a
wildlife management area constitutes greenspace that is temporarily protected. This
tract is in the heart of the Phinizy Swamp area. It was acquired by DOT to' mitigate the
impact on wetlands of the Bobby Jones Expressway. DOT pledged to attach restrictive
covenants to the property as permanent protection but they have not done so to date.
Augusta-Richmond County will work with both parties to assure that permanent
protection is achieved.
As stated previously, Augusta-Richmond County is in the process of amending the
current Comprehensive Plan which does not specifically provide for the Community
14
:
Greenspace Program, although the future land use plan does show the priority
greenspace areas as undeveloped land. A new Comprehensive Plan which is
consistent with the Community Greenspace Program will be adopted no later than
December, 2003.
b. Required Statement
Augusta-Richmond County hereby commits to use existing tools described in this
Community Greenspace Program to give permanent protection to greenspace within its
jurisdictional boundaries to the best of its ability.
c. Required Table
The following properties have been permanently protected as greenspace:
PUBLIC
PROPERTY OWNERSHIP ACREAGE ACCESS
Phinizy Swamp Nature Park
Butler Creek - Boy Scout Tract
Butler Creek - Parham Tract
Butler Creek - Sibley Tract
Butler Creek - Spence Tract
Spirit Creek - S Specialties Tract
Savannah River/Augusta Canal
Savannah River Islands
City of Augusta
City of Augusta
City of Augusta
City of Augusta
City of Augusta
City of Augusta
City of Augusta
City of Augusta
TOTAL
234,0
75.0
3.5
50.0
25.5
36.0
215.0
10.0
649.0
d. Publicly Owned but Unprotected Greenspace
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
There are several large tracts that are publicly owned by various bodies that are not
currently permanently protected that we are working on to achieve permanent protection.
Preceding the required table is some explanation which is necessary. The first tract is
the 1540 acre tract owned by the Georgia Department of Transportation and leased to
the Georgia Department of Natural Resources via a 50 year management agreement.
DOT agreed to put restrictive covenants over the property to mitigate the impact of
Bobby Jones Expressway, but never did. We will continue to pursue the protection of
this tract, which is in the heart of the Phinizy Swamp, but no commitment can be made
that it will happen.
The second large tract is the 570 acre "Spirit Creek Educational Forest" owned by the
Georgia Forestry Commission. There are apparently statutory reasons that the Forestry
Commission cannot "permanently" entail properties that it owns. We are working with
them and DNR to solve this problem, but once again, no commitment can be made.
Augusta-Richmond County owns 479 acres, more or less, located between downtown
Augusta and the New Savannah Lock and Dam. Some of this tract would not qualify
due to the existing land use, and some of it maybe needed for future development. The
City will evaluate the tract in 2003 and if enough of it appears to warrant permanent
protection, then surveys or GPS based mapping will be initiated. There are currently no
known plats or surveys of these properties.
15
The City owns almost 1,500 acres on the Savannah River near the New Savannah Lock
and Dam in the Phinizy Swamp area that will be considered for permanent protection. It
includes approximately 650 acres used and proposed for sewerage treatment facilities
and 234 acres included in the Phinizy Swamp Nature Park. Of the remaining 616 acres,
most can probably be protected, but surveys or GPS based mapping must be done to
delineate the eligible area as there are no current plats or surveys. These studies will be
initiated in 2003. The actual amount to be protected cannot be determined without the
geographic information.
There are other tracts owned by Augusta-Richmond County that could be converted to
greenspace. These properties are being investigated to determine whether permanent
protection would be appropriate, and some will be protected. A commitment cannot be
made at this time to protect all of them because the information necessary to make
those decisions is lacking.
PUBLlCY OWNED GREENSPACE TO RECEIVE PERMANENT PROTECTION
Date to
Achieve Public
Facilitv Name Ownership Acreaoe Protection Access
Phinizy Swamp WMA GOOT 1,540 2052 Yes
Spirit Creek Forest GA Forestry Comm. 570 2052 Yes
River/Levee Augusta-Richmond 479 2052 Yes
River/Phinizy Swamp Augusta:"Richmond 616 2052 Some
Gordon Hwy. Ponds Augusta-Richmond 35 2003 Yes
Boy Scout Pond ET AL Augusta-Richmond 35 2004 Yes
Skinner Mill Retention Augusta-Richmond 28 2004 No
Butler CreekIWoodlake Augusta-Richmond ~ 2003 No
TOTAL 3,353
e. Land in Private Ownership to be Permanently Protected
The remainder of the goal (aside from c and d) to protect 33,269 acres by 2052 will be
achieved as a result of Augusta-Richmond County accepting and purchasing
conservation easements and fee simple ownership of private properties, and restrictive
covenants or conservation easements placed on private property as a result of private
initiative or in response to land development ordinances. The following table projects
the amount of land currently in private ownership that Augusta-Richmond County will
protect.
16
.:'
PRIVATE LAND TO BE PROTECTED
Estimated
Acreaae
Protection*
Methods
Juris-
diction
Date to
Achieve
100-Year Floodplain 15,000
Floodplain (>100 Year) 5,266
Other River & Stream Buffer 3,000
Non Riparian Wetlands 2,000
Groundwater Recharge Areas 2,000
Commercial Forest Lands 2,000
1,2,3,4
1,2,3,4
1,2,3,4
1,2,3,4
1,2,3,4
1,2,3,4
A-RC
A-RC
A-RC
A- RC
A-RC
A-RC
2052
2052
2052
2052
2052
2052
TOTAL
29,266
f. Summary of c, d, and e
The following table summarizes the current and proposed protection methods and
acreage from subparagraphs c, d, and e:
*Methods are:
1) fee simple acquisition 2) conservation easement acquisition 3) restrictive covenant
4) negotiated or privately initiated easements/covenants
**This includes land now in private ownership which may be purchased by Augusta-
Richmond County as part of the Greenspace Program.
***Tracts in priority area of Butler Creek.
17
~
6. BARRIERS TO ACHIEVING THE GOAL FOR GREENSPACE PROTECTION
This section discusses the obstacles that Augusta-Richmond County has encountered
and expects to encounter in the implementation of this plan to protect 33,269 acres of
greenspace.
a. Legal Barriers
There are some legal barriers to achievement of the goal, some of which are
solvable and some of which are not. Our evaluation of these legal barriers is as
follows:
1) The original Community Greenspace Program proposed the creation of a
"Greenspace Mitigation Bank" to be funded by extractions from the
developers of large projects. It is the City Attorney's opinion that statutes
do not exist to support this proposal and that it would be illegal to proceed
with it.
2) The Spirit Creek Educational Forest, owned by the Georgia Forestry
Commission cannot be counted as greenspace because of a prohibition
in Georgia Law or their rules regarding permanently entailing properties.
3) :The Georgia Greenspace Statue and Administrative Rules could provide
greater flexibility regarding what qualifies as greenspace. Greenspace is
simply too narrowly defined to reasonably hope to attain the goal. Many
properties that Augusta-Richmond County owns cannot be counted due
to technicalities. Examples are the City's constructed wastewater
wetlands, and numerous properties that serve as retention ponds,
cemeteries, various types of rights-of-ways that will never be developed
but fail to qualify.
4) Augusta-Richmond County's Zoning Ordinance contains provisions for
planned unit developments and infill developments that we feel are
flexible and user friendly, but we need to incorporate other concepts into
the Zoning Ordinance that would promote the permanent protection of
greenspace.
5) Augusta-Richmond County's Zoning Ordinance allows essentially urban
residential development to occur in agricultural zones. This has been a
facilitator of urban sprawl.
6) The tax-shelter incentives in Federal and State law are insufficient to
cause significant numbers of landowners, especially the owners of large
important tracts, to donate or sell conservation easements over their
properties. There are no provisions in Georgia Law for income tax credits
or any other incentive like there are in North Carolina and other states.
b. Structural Barriers
Following is a listing of structural barriers to achieving the Greenspace protection
goal:
1) The primary obstacle. to achieving the Greenspace Goal is and will be
money. We estimate the absolute minimum cost of achieving the goal to
be in excess of $39 million, and that would require substantial donations
and private actions. State funding at the current levels won't be enough,
18
"
and taxpayers dissatisfaction with locai government spending appears to
be at an all time high.
2) Within the most urban areas the cost of land is high, even where
regulations currently preclude development. This makes any permanent
protection difficult, and it makes continuously protected areas nearly
impossible to achieve.
3) There have been many requests to gift or sell small tracts of land to
Augusta-Richmond County. Most of these tracts have been undesirable
tracts in the middle of subdivisions or other developments. Initially, we
wanted to facilitate the gifting of these type properties, but we quickly
realized that owning a myriad of scattered, small tracts with no continuity
and no appeal would become a maintenance and enforcement nightmare
for Augusta-Richmond County.
4) In spite of our outreach efforts there is still confusion about the Local and
Georgia Greenspace Programs and very little understanding of
conservation easements and their advantages on the part of the general
public.
5) To date we have promoted easements over fee simple acquisition with no
success. All landowners with one exception have wanted to sell their
properties outright. There have been several reasons given, but the tax
deduction incentive is insufficient, and many property owners simply want
to dispose of the property if it has no development potential.
19
~
7. TEN YEAR STRATEGY TO REMOVE OR MITIGATE LEGAL AND
STRUCTURAL BARRIERS
This section describes the activities that Augusta-Richmond County is committed to
taking to overcome the obstacles identified in the preceding section, and also activities
that would have to be taken by others to overcome the obstacles.
a. Legal Barriers
1) The proposals in the original Community Greenspace program relating to
extractions from developers cannot be achieved because there is no
State enabling legislation. Instead, Augusta-Richmond County will modify
the Zoning Ordinance to encourage voluntary preservation of greenspace
in new developments. If the Georgia Code is amended, then the
extractions will be reconsidered.
2) The Law or rule that prohibits the Georgia Forestry Commission from
permanently protecting their properties needs to be modified to provide a
procedure under which it can be done. We suggest that the Greenspace
Commission initiate the appropriate action.
3. We suggest that the Greenspace Commission provide more flexibility in
defining greenspace. We have reviewed the proposed rule changes in
this regard and feel that the definitions are still too restrictive when
compared to the program goals.
4) Augusta-Richmond County will amend the Zoning Ordinance and
Subdivision Regulations to provide for Conservation Subdivisions.
Whether such uses would be allowed within any single-family zone based
on overall density by right of by special exception will have to be debated.
Allowing them by right would make the concept much more attractive to
developers and the staff favors that method.
5) We will amend the Zoning Ordinance to increase the minimum lot size in
agricultural zones from 1/3 acre to 2 acres or more. This will slow the
conversion of land in rural areas from agriculture and forestry to urban
uses, and it might make permanent protection more attractive if low cost
development is not an option.
6) We suggest that the Greenspace Commission promote a bill to allow
State income tax credits for donated conservation easements. We have
found that the present tax deductions are simply not attractive enough to
entice owners of significant properties to make a donation.
b. Structural Barriers
1) Local governments will have to seek funding other than Georgia
. Greenspace funds if they hope to achieve the 20 percent goal. In
Augusta-Richmond County we will seek Federal grants and other funding
where it is available. We will continue to provide funds for the activities of
the Central Savannah River Land Trust from general funds so long as the
financial ability exists to do so. We will include significant funding in the
next two phases of the SPLOST program for support of the Community
Greenspace Program. This funding will be used to acquire land and
easements, and also to improve the greenway that is being acquired for
trails, minimal parking and access improvements and passive recreational
20
facilities. In addition, we would like to see Georgia follow some of the
other states like Florida that have spent tremendous amounts of money to
protect greenspace.
2) The solution to the problem of the high cost of land and easements in the
most developed areas lies in the ability to spend more money and in the
passage of Federal and State laws which would provide better incentives
for donations and the sale of easements. There is no apparent action
that Augusta-Richmond County can take in the next few years to achieve
better results in the urban sections of Raes Creek and Rock Creek, and in
some cases on the Augusta Canal.
3) Augusta-Richmond county will continue to determine which tracts are
desirable for the Greenspace Program by evaluation of each donation
proposal against the ranking scheme that is illustrated in Figure B. This
will assure that we do not become responsible for vacant lots that would
be high maintenance and enforcement problems, but that we do continue
to receive donations of properties that have possibilities for connectivity
and also properties that have significant greenspace value on their own.
4) We will continue to provide outreach through the Central Savannah River
Land Trust using the same methods that we have used, and we will also
review methods used by other Greenspace Communities and Land Trusts
for new ideas in regard to community outreach.
5. The difficulty we have experienced in acquiring easements could be
cured by more attractive incentives such as tax credits, which would have
to be initiated at the State level. To some extent, our outreach efforts
cited above should help educate and persuade landowners to donate or
sell easements. We will continue to review methods used by other
Greenspace Communities and Land Trusts for new ideas in regard to this
problem.
c. Barriers, Strategies, and Timeline for Accomplishment
The following table is a summary of the barriers and strategies described in
subparagraph (a) and (b) above.
21
BARRIERS, STRATEGIES, AND TIMETABLE FOR ACCOMPLISHMENT
BARRIERS
STRATEGY TO
REMOVE BARRIER
JURISDICTION
DATE TO
IMPLEMENT
L-1 Extractions proposed in a) enactment of enabling State 2003
original CGP are not supported law,
by State enabling legislation, b) changes in Zoning Aug-Richmond
therefore probably illegal Ordinance to promote
voluntarv contributions
L-2 Can't convert Georgia Changes to the law or rule State ?
Forest Commission land to
permanent protection
L-3 Lack of flexibility in Change law and rules to
Greenspace law and rules re: liberalize the definition State ?
definition of Greensoace
L-4 New provisions are Amend the Zoning
needed in the Zoning Ordinance to provide for Aug-Richmond 2004
Ordinance to promote Conservation Subdivisions
Greenspace protection
L-5 New provisions are Amend the Zoning Aug-Richmond
needed in the Zoning Ordinance to require 2004
Ordinance to deter urban large lots in Agricultural
development of agricultural districts
land
L-6 Tax-shelter provisions of Change Federal and
Federal and Georgia law are Georgia Tax Codes to Federal ?
insufficient to encourage provide for Tax Credits State
permanent protection by
easement or deed restriction
S-1 Lack of funds a) seek Federal Grants Aug-Richmond 2003-2013
b) continue to fund Land Aug-Richmond 2003-201 3
Trust
c) fund Greenspace Aug-Richmond 2005 and 2010
Program with SPLOST #5
and #6
d) increase State fundino State ?
S-2 High cost of urban land a) more funding per S-1 State/Aug-RC . 2003-2013
b) provide better Federal/State ?
incentives per L-6
S-3 Selection of appropriate a) continue to evaluate Aug-Richmond 2003-2013
tracts for Augusta-Richmond against rating formula
County to accept as donations
S-4 Lack of public under- a) outreach through the Aug-Richmond 2003-2013
standing and cooperation with Land Trust
the Greenspace Program b) research for better Aug-Richmond 2003-2013
methods
S-5 Landowners favor fee a) provide better Federal/State ?
simple transaction instead of incentives per L-6
easements b) outreach through the Aug-Richmond 2003-2013
Land Trust
c) research for better Aug-Richmond 2003-2013
methods
22
8. FUNDING*
a. Allocation of Greenspace Funds
No municipality within Augusta-Richmond County has elected to establish a separate
greenspace trust fund. Augusta-Richmond County will receive the entire greenspace
grant award for FY-03.
b. Sources and Use of Funds
The proposed use of funds for Augusta-Richmond County's Community Greenspace
Program has been described in Sections 3-7. As previously stated, the overall program
goal is to permanently protect 33,269 acres of Greenspace by 2052. The vast
majority of cost of the Greenspace program would be incurred in acquisition of
properties. Acquisition will be done through fee simple ownership purchases, easement
purchases, donations of properties and easements, and actions to protect properties
through easements and covenants that are privately initiated or initiated by developers in
response to regulations and/or incentives.
The additional acreage to be acquired was calculated by deducting the acreage already
protected and the tracts identified for protection that are publicly owned from the overall
goal. This indicates that the acreage that is now in private ownership to be protected
over the 50 year period is 29,266. If one-third of this acreage must be protected through
fee simple purchase and the $2040 average cost per acre for the land acquired to date
through the greenspace program is applied, then the cost of acquisition of fee simple
ownership would be $19,900,89. If one-third of this acreage must be protected by
purchasing easements at a cost of $1000 per acre, which is a reasonable amount for
which to acquire development rights to land that has no present development potential,
then the cost of acquiring such easements would be $9,755,333. This community
program assumes that the remaining one-third of the land to be protected will be
donated to Augusta-Richmond County or privately subjected to conservation easements
or restrictive covenants. The acquisition costs of donated land, easements, and
purchasing protected properties includes the cost of appraisals and surveys and other
eligible costs may be increased. The cost of acquisition services is projected to
be$500,OOO.
* For the purpose of this section and throughout the community program, funding is
expressed in constant 2002 dollars
23
The following table summarized the projected cost of ~cquiring the property interests
that are necessary to permanently protect Augusta-Richmond County's Greenspace
goal.
ESTIMATED TOTAL COSTS TO ACQUIRE
PROPERTY INTERESTS
Fee Simple Purchases
Easement Purchases
Acquisition Services (appraisals, surveys, title
Work, closing and closing fees for donated
Land)
$19,900.879
9,755,333
500,000
TOTAL
$30,156,212
The source of funding for implementing the entire acquisition Greenspace as outlined
above is illustrated in the following table. This table does not include the projected value
of dedicated or gifted land and easements. We project that value to average $1500 per
acre for a total of $14,632,999. This would bring the total value of the acquisition to
$44,789,211.
ESTIMATED TOTAL SOURCE OF FUNDS
(2003-2052)
State Government Funds
Greenspace
Governor's Discretionary Grant Fund
$25,000,000
1,000,000
Local Government Funds
General Revenue
SPLOST
o
3,556,212
Federal Grant Funds
Hazard Mitigation Grant Program
Omnibus Parks and Public Lands Management
Act of 1996
$ 100,000
500,000
TOTAL ACQUISITION COSTS
$30,156,212
24
c. Planning
Planning for the Greenspace program includes staff time related to management of the
program, preparation and submission of reports, record keeping, and public relations.
This activity is estimated to cost $10,000 annually. Augusta-Richmond County will
continue the relationship that has been established with the Land Trust as long as
funding permits. The cost of this service, which include acquisition, public relations and
stewardship is $55,000 per year. This means the total cost over the 50 years of
planning, management, and administration of the program will be $3,250,000, and it will
most likely be done by Augusta-Richmond County through general funds.
d. Improvement of Greenspace Properties
Improvement of Greenspace Properties will be the responsibility of Augusta-Richmond
County, although there are possibilities for grant assistance from sources such as the
National Heritage Area program (Canal) and Enhancement Funding. We estimate the
total cost of improvements to greenspace properties for trails, passive recreational
facilities, and support facilities to be $5,000,000. This will be covered primarily from
SPLOST funding, but some general funds may be used.
e. Other Costs
The costs of operations, maintenance and security for the Greenspace properties will be
substantial. The cost will increase over the 50 year period as properties are added to
the inventory. These costs will be funded from Augusta-Richmond County's general
fund and services will be provided through the Parks and Recreation Department, the
Public Works Department, and the Sheriff's Department. The total cost of these services
over the 50 years is projected to be $1,000,000. Stewardship activities, which would
ensure that the conditions for permanent protection are not violated, have been included
in Subparagraph c.
25
9. SUMMARY OF IMPLEMENTATION STRATEGIES AND SCHEDULE
a. Required Statement
Augusta-Richmond County expects to achieve its goal of greenspace protection in 2052
b. Permanent Protection Acreage Summary
The following table summarizes the acreage expected to be under permanent protection
when Augusta-Richmond County attains its goal of 20% permanently protected
greenspace.
SUMMARY OF GREENSPACE PROTECTION UPON
ATTAINING THE GOAL
Ownership
Acreage
% of A-RC
Federal
State
Local
Private*
TOTAL
o
2,110
1,893
29.266
33,269
o
1%
1%
18%
20%
c. Permanent Protection of City Owned Land
The following table summarizes the acreage which Augusta-Richmond
County currently owns that is currently protected or will be permanently
protected.
PERMANENT PROTECTION OF LAND CURRENTLY
OWNED BY LOCAL GOVERNMENTS
Tools for Protection
Acreage
. Year to
Provide
Protection
Permanent Conservation
Easements
1,883
2050
*This includes land now in private ownership that may be purchased by Augusta-
Richmond County as'part of the Greenspace Plan
26
d. Strategy for Acquiring New Lands
This table summarizes the Augusta-Richmond County's stategy for acquiring new lands
to protect as greenspace.
ACQUIRING OF NEW LANDS BY AUGUSTA-RICHMOND COUNTY
Tools for Protection
Acreage
Year to
Provide
Protection
Fee Simple Acquisition
Purchase
Donations
9,755
4,878
2052
2052
Conservation Easements
Purchase
Donations
TOTAL
9,755
4.878
29,266
2052
2052
e. Use of Local Development Regulations
This table describes changes to local zoning and development regulations that Augusta-
Richmond County will use to encourage the permanent protection of greenspace.
USE OF ZONING AND DEVELOPMENT REGULATIONS
FOR GREENSPACE PROTECTION
Tool for Protection
Year to
Implement
Incorporate the Community Greenspace Program
into the Comprehensive Plan
2003
Amend Zoning Ordinance and Development Regulations
to provide for Conservation Subdivision
2004
Amend Zoning Ordinance to require 2 acre minimum
Lot size in agriculture zones
2004
27
Office of ,th.e Mayor
Bob Young, Mayor
Room 806, Municipal Building
530 Greene Street, Augusta, GA 30911
(706) 821-1831 - FAX (706) 821-1835
E-mail: mayoryoung@co.richmond.ga.us
August 12, 2002
TO WHOM IT MAY CONCERN:
Augusta-Richmond County is beginning the process of reviewing and considering revision of its
Community Greenspace Program to seek re-approval from the Georgia Greenspace Commission.
We have scheduled a public I1?-eeiing for Tuesday, September 10 at 7:00 P.M. in Room 803 of the
Augusta-Richniond County Municipal Building, 530 Greene Street to discuss the development of
the revised Community Program.
You are hereby invited to attend this meeting and t3.ke part in Lhe deliberations regarding the
revision of the Community Program. For additional infonnation please contact George Patty at
(706) 821-1796 or E-mail at gpatty@co.rjchmof1E~ls.
,.., II
A fP8\llJ 1 X A 2-
.M TOM IRVIN RANDY CARDOZA CONfM J TOM COLEMAN JR CONfM
. < DEPT OF AGRICULTURE GA DEPT OF INDUSTRY DEPT OF TRANSPORTATION ~
19MLKlNGJRDR SW 285 PEACHTREE CTR AVE NE #2 CAPITAL SQUARE RM 102
SUITE 1100
ATLANTA GA 30334 ATLANTA GA 30303-1230 ATLANTA GA 30334
CATHERINE ROSS EXEC DR
GA REGIONAL TRANS AUTH MR EARL COSBY BUILDERS ASSOC OF METRO
245 PEACHTREE CENTER A VB NATURAL RES CONS SVC AUGUSTA
SUITE 900 FEDERAL BLDG, STOP 207 POBOX 211685
A TLANT A GA 30303 355 E HANCOCK AVE AUGUSTA GA 30917
ATHENS GA 30601
JIM HIGDON COMM T JERRY JACKSON COMM FRANK WILLIAMS MAYOR
GA DEPT OF COMM AFFAIRS GA DEPT OF REVENUE HEPHZIBAH CITY OF
60 EXECUTIVE PARK S NE. 270 WASHINGTON ST POBOX 85
ATLANTA GA 30329 ATLANTA GA 30334 HEPHZIBAH GA 30815
JERRY BELSON DIRECTOR BG J RICHARD CAPKA SAM HAMIL TON
NATIONAL PARK SERVICE US ARMY CORPS OF ENG US FISH & WILDLIFE SVC
1 00 ALABAMA ST SW SOUTH ATLANTIC DIY 1875 CENTURY BLVD
1924 BUILDING 60 FORSYTH ST SW RMlOM12 SUITE 400
A TLANT A GA 30303 ATLANTA GA 30303-8801 ATLANTA GA 30345-3319
GEORGIA FORESTRY COMMISSION DR CHARLES LARKE GARDNER HOBBS
5645 RIGGINS MILL DR . RICHMOND COUNTY BD OF ED JEFFERSON COUNTY COMMISSION
DRY BRANCH GA 31020 2083 HECKLE ST POBOX 658
AUGUSTA GA 30904 LOUISVILLE GA 30434
JACKIE MARYAK JERRY DYE JAMES M DIXON
S E NATIONAL SCIENCE RICHMOND CO DEV AUTH BURKE COUNTY COMMISSION
540 B TELFAIR STREET 801 BROAD ST SUITE 404 POBOX 89
AUGUSTA GA 30901 AUGUSTA GA 30901 W A YNESBORO GA 30830
NATURE CONSERV OF GA MR JIM WHITEHEAD COLUMBIA CO
1330 W PEACHTREE ST GEORGIA LAND TRUST
SUITE 410 380 MEIGS ST BD OF COMM
ATLANTA GA 30309-2904 ATHENS GA 30601 POBOX 498
ATIN: MS TAZIA MCCUEN A TIN: MR HANS NEUHAUSER EVANS GA 30809
ENVIRONMENTAL PROTECTION AG CARL TON SHUFORD ANDY CROSSLAND
SAM NUNN-A TLANT A FED CENTER DIR OF INSTALLATION SUPPORT DIRECTOR OF PLANNING
6] FORSYTH ST SW PUBLIC WORKS POBOX 2800
A TLANT A GA 30303-3104 ATZH-DIC BLDG 2141 AUGUSTA GA 30904
FORT GORDON 30905-5040
CHAMBER OF COMMERCE DA YTON SHERROUSE STEVE WILLARD
600 BROAD ST PLAZA AUGUSTA CANAL AUTH CHIEF ENV & NAT DIR
AUGUSTA GA 30901 POBOX 2367 PUBLIC WORKS ATZH-DIC BLDG 2141
AUGUSTA GA 30903-2367 FORT GORDON GA 30905-5040
DEKE COPENHA VER MRS ADDIE POWELL PAM BRAGG PRESIDENT
CENTRAL SA V ANNAH RIVER
LAND TRUST BETHELEHM NGHB BOARD OF REAL TORS
POBOX 148 1561 TWIGGS ST 699 BROAD ST SUITE 400
AUGUSTA GA 30903 AUGUSTA GA 30901 AUGUSTA GA 30901
",e;
AfP~D\)(A~
{ BOHLER
,,&.EST HILLS NGHB
..--.0. BOX 7
" !' AUGUSTA GA 30903
SAM BOOHER
SIERRA CLUB
4387 ROSWELL RD
MARTINEZ GA 30907
REVEREND MCKNIGHT
HARRlSBRG WESTEND
1902 FENWICK STREET
AUGUSTA GA 30904
BELLE CLARK
TURPIN' HILL NGHB.
1103 7TH AVENUE
AUGUSTA GA 30901
AUGUSTA TOMORROW
p, O. BOX 1447
AUGUST A GA 30903
MR SAM CROWDER
NEIGHBORHOOD ALLIANCE
630 AIKEN STREET
AUGUSTA GA 30901
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JTh1MY S1vIITH
PRIDE & PROGRESS
1332 BROWN ROAD
HEPHZIBAH GA 30815
TOM COBB MAYOR
BLYTHE CTIY OF
POBOX 60
BLYTHE GA 30805
A fflfNt)\X A ~
PUBLIC NOTICE
Notice is hereby given that a public meeting will be held for the purpose
of considering revision of Augusta's Community Greenspace Program.
The meeting will be held on Tuesday, September 10 at 7:00 P.M. in Room
803 of the Augusta-Richmond County Municipal Building, 530 Greene
Street. Opportunity will be provided for the public to express opinions
concerning the Community Greenspace Program. NOTE! Any persons
with special needs related to handicapped accessibilitY or foreign language
should contact the Augusta-Richmond County Planning Commission for
assistance. Comments may also be submitted in writing before 5 :00 P.M.
on September 17 regarding this subject.
George A. Patty.
Executive Director
Planning Commission
PUBUC NOTICE
Notice Is hereby given that a pUblic maetlng..
\-.:11I be held for the purpose of con~id8ring revi-
sIon of Augusts's Community Greenspace Pro-
grem. The meeting will be held on Tuesday
September 10 st 7:00 p.m. In Room B03 of the'
Augusta-Richmond County Municipal Building
530 Graene Streat. Opportunity will be provided.
tor the public to exprass opinions concerning the"
Community Greenspace Program. NOTEI Any.
persons with special needs relsted to handi-
capped accessibility or foreign language should
contact the Augusta-Richmond County Planning
Commission lor asslstanca. Comments may also
be submitted In writing betore 5:00 p.m. on Sep-
tember 1 7 regerding this subject.
GEORGE A. PArrY .
Ex9CutNe Director
Aug. 22, 2002 Adv. # 1061565
3/
App@.iD/X Bl
AUGUSTA COMMUNITY GREENSP ACE PROGRAM
PUBLIC HEARING
ROOM 803, AUGUSTA-RICHMOND COUNTY MUNICIPAL BUILDING
TUESDAY, SEPTEMBER 10,2002, 7:00 P.M.
MINUTES
Those present:
George Patty
Deke Copenhaver
Teresa Smith
Nathan Youngblood
Lynn Russell
Oliver Owens
Brenda Youngblood
Donald Bossard
Donna Redd
Ernie Childers
Mr. Patty welcomed everyone to the meeting.
George A. Party, Executive Director of the Augusta-Richmond County Planning Commission and
Coordinator of Richmond County's Greenspace Program gave a brief presentation on the
Greenspace Program. "We are here to talk about preserving some of the remaining natural
environment of Richmond County for future generations. Richmond County's population and
economic growth has been slow, but in spite of this, the urban area has increased at a greater rate
than the increase in population or jobs. We are using up more and more land as time goes on."
"The purpose of this meeting is to talk about the Georgia Greenspace Program, our Community
Greenspace Program, to discuss accomplishments and problems we have encountered in the first
two years, and to get your input on where we go from here. The results of the public meeting will
be taken into account in designing the new Community Greenspace Program, which must be
essentially rewritten ever third year. This has to be submitted to the State before November 30,
2002 to quality for funding for FY 03."
"The Georgia Greenspace Program was introduced in 1999 and became effective July 1, 2000. This
was part of Governor Barnes' smart growth strategy. The program is open to counties with more
than 60,000 inhabitants or with a growth rate of more than 800 persons per year for every year after
the most recent Census. Fifty-eight Georgia Counties quality for the program. The goal of the
program is to achieve within 50 years permanent protection for 20% of land area of each eligible
county as Greenspace. The program makes money available to eligible counties to buy land or buy
.3.:<-
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easements over land to create Greenspace. It's essentially a block grant where they send you the
money every year and you spend it according to the rules and then they monitor you at the end of the
year. If you do what you are supposed to do, you receive more money and if not, they can reccind
the money. There is $30 million available to be distributed among all the eligible counties for FY
03. The source of funds is one fourth of one percent of the real estate taxes collected by the
counties that is sent to the State. Under Gov. Barnes program, this 1/4% is sent back to the
qualifying Counties to use the money for Greenspace."
"Greenspace means permanently protected land and water, including agricultural or forestry land
wh~se development rights have been severed from the property, that is in its undeveloped, natural
state or that has been developed only to the extent consistent with, or is restored to be consistent
with, one or more of the following goals:
(1) Water quality protection for rivers, streams, and lakes;
(2) Flood protection;
(3 ) Wetlands protection;
(4) Reduction of erosion through protection of steep slopes, areas with erodible soils, and stream
banks;
(5) Protection of riparian buffers and other areas such as marsh hammocks that serve as natural
habitat and corridors for native plant and animal species;
(6) Scenic protection;
(7) Protection of archeological and historic resources;
(8) Provision of passive recreation in the form of boating, hiking, campmg, fishing, hunting,
running, jogging, biking, walking, skating, birding, riding horses, observing or photographing
nature, picnicking, playing non-organized sports, or engaging in free plan; and
aa
A fpfND IX ~~
(9) Connection of existing or planned areas contributing to the goals set out in this paragraph.
Public access is not necessary for property to be counted as greenspace. Notwithstanding that
certain uses are permissible on greenspace properties, the owner of such property must comply with
all applicable federal, state and local requirements when determining what uses to allow on the
property. Examples of such requirements are provisions of the federal Clean Water Act, the
Georgia Soil Erosion and Sedimentation Act, and local development ordinances."
"Based on the above definition of greenspace, certain uses will keep open space from being counted
toward the local government's greenspace goal and will make property ineligible for purchase with
moneys from the State Fund. Illustrative examples include, but are not limited to sidewalks along
roads or streets; areas which include fields for competitive sports, golf courses, swimming pools,
amphitheaters, and capital improvements needed to support such facilities, such as parking lots and
buildings; sewer-line rights-of-way, if the county has the right to install and maintain the lines but
does not have the right to protect riparian habitat or allow public recreational access within the
right-of-way; and the surface area of manmade water bodies that are individually larger than 500
acres. Under the Greenspace Program, it's not enough that property can not be developed under
. current rules, it has to be permanently protected by giving away or selling development rights in the
form of restrictive covenants or easements."
"The Legislation created the "Georgia Greenspace Commission" which consists of four or five
appointed members, including the DCA Commissioner, DNR Commissioner and two or three
others. It is staffed by the Department of Natural Resources and Harvey Young is the State
Coordinator. Augusta was eligible for the first round of funding based on the population exceeding
60,000. The first year, FY 01, Augusta received just under $600,000 (July 2000 - June 2001); a
little over $5000,000 iri FY 02 (July 2002 - June 2002); and over $32,000 in supplemented funding
in FY 02 that came from Counties electing notto participate in the Program. Augusta is eligible for
funding in FY 03 for approximately same amount, depending on the State budget. To be eligible
Augusta had to develop a greenspace plan which is known as the "Community Greenspace
Program" that followed the regulations. This plan can be found at Augusta's web site
~4
A-PPt'Nt>\Y 3Lf
www.co.richmond.ga.us. A plan was developed after a public hearing on September 5, 2000 and
other public input. The Plan said that we would do the following to address the 30,000 acres goal:
put conservation easements on some City owned properties; coine up with program to get a
mandatory developer contribution; accept gifts of easements and land; pursue easements on other
government lands; purchase easements; and as a last resort, purchase land."
"The Plan suggested a possible private/public partnership between the City and the Southeastern
Natural Sciences Academy to act as the acquisition agent. Deke Copenhaver works for the Land
Trust that was formerly the Southeastern Natural Sciences Academy and is now known as the
Central Savannah River Land Trust. Augusta contracted with them for $55,000 which was City
money because grant money can not be used for anything other than acquisition. The partnership
has been very success~l and it is now a model throughout the state. The plan listed 6 areas which
would be eligible for Greenspace funding: lands adjacent to or related to Augusta Canal; adjacent to
or related to Savannah River; adjacent to or related to Phinizy Swamp; adjacent to Raes Creek;
adjacent to Rock Creek; and adjacent to several south county streams -Rocky Creek, Spirit Creek,
Little Spirit Creek and McBean Creek. Later the Augusta Commission voted to identify the Butler
Creek Greenbelt as the first priority project. To date we have spent $400,000 in pursuit of our goal
of 20% of the county's land area which is approximately 30,000 acres. The money has paid for
mapping the Augusta Canal from the headgates to Lyndale School, to enable the area to be
subjected to conservation easement, and for acquiring land in the Butler Creek Greenbelt."
Mr. Deke Copenhaver gave a brief presentation on the rest of the accomplishments. "Greenspace
and Land Trust brochures are available. As far as fee simple or purchasing property with
Greenspace funds, 154 acres along Butler Creek were purchased using the funds. 125 acres of this
is contiguous. Another 25.6 acres in the area has been purchased. The goal is connectivity. Augusta
would like to develop a trail system to run through the area. The maps shows where the phase I
target area is in relation to the Phinizy Swamp. The levee which is City owned property goes all the
way back around and down town. This offers a lot of opportunity for connectivity. It may be too
late to do this on Rae's Creek. Comparably with other programs around the state Augusta is really
successful in its efforts. Over 400 acres are in the program. Some of the land was donated and
conservation easements placed on it. Two hundred and thirty two acres of the National Heritage
3!J--
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area, the City has now placed under conservation easements with the Program. Some of the
drawbacks include a two year time frame to expend the funds in any fiscal year. There is not
enough money sometimes to buy an eritire tract. The program would prefer floodplane land be
donated or use the funds to purchase floodplane areas. High ground is also needed to have passive
recreation and provide a better buffer from water. A lot of the property owners to be dealt with on
the target list in a particular corridor are absentee owners which becomes a prerty long, drawn out
process. Another drawback is that it is very time consuming when land owners call to sell their
overpriced property. Five hundred thousand dollars a year is available to purchase 32,000 acres.
The numbers won't work to protect 32,000 acres. The approach has been donation first,
conservation easement second and outright purchase third. One of the difficulties is the limit on the
funding. "
"A partnership has been established with CSRA Regional Development Commission. The RDC is
helping with grant money and looking for funds to leverage existing funds to increase the
opportunities to accomplish the goals of the program. The City is placing property under
conservation easements along the Butler Creek corridor and we're negotiating with a land owner
who is the last link in a chain from Peach Orchard Road to Deans Bridge Road. Using GIS maps,
land along small stream in South Richmond County is being incorporated into Phase 1."
Mr. Oliver Owens: Can Diamond Lakes be used as greenspace? Mr. Patty:Active recreational land
does not qualify. Mr. Owens: I have donated 36 acres that are not showing on the map. Mr. Patty:
This will be corrected on the next map. Mr. Owens: What happens to the funding after the two year
period? Mr. Patty: We use it or lose it. Mr. Owens: What happens to the funds set aside for
Communities that qualify and then don't apply for the funds? Mr. Party: The funds go back into the
pot.
Mr. Nathan Youngblood: You have two goals - buying I obtaining 20% of the land and using the
money before it lapses. Flood protection qualifies. Does this mean purchasing land on Rae's
Creek? Mr. Patty: If the price isn't prohibitive and if there is potential for continuity.
3/'
ftfp~T)'^ e"
"Twenty percent (30,000 acres) is overly ambitious, but it's a "goal" and not a "requirement". As
of right now there is not a quantitative requirement for how much you have to achieve within a
certain time period. The Progress yoU make will be a big part of whether or not you receive funding
from the program. Another problem is we are having very little luck getting easements because the
tax advantage is small as the "front end" value is low, and because it is known that funds are
available to purchase the property. Sellers are not motivated, and they are skeptical of Government.
This results in a long lead time, at best, for every acquisition."
"The existing Program included a prOVISIOn that would reqUIre a developer contribution of a
percentage of land or funds to a "Greenspace Mitigation Bank" for large developments. The City
Attorney felt that it wouldn't be legal. Several developers have offered to donate lands, however,
and we have had to contemplate all aspects of accepting their gifts. Most of them have been small
isolated non-developable sections of new subdivisions. We feel that these properties would become
maintenance and liability nightmares for the City in spite of the fact that we would like for them to
be protected. We have developed a formula to help determine which properties to accept that favors
connectivity and environmental quality issues."
"Several of the publicly owned properties that were indicated for conservation easements in the
current Community Greenspace Program have not been protected for various reasons: · Spirit
Creek Educational Forestry - Forestry Commission is prohibited from permanently restricting the
use of its property; . Phinizy Swamp WMA (Bobby Jones Mitigation Area) - GDOT never
followed through on assurances in the wetland permits to place restrictive covenants over the
property. They will not proceed due to the cost of surveying the property."
"We still don't have solid answers from DNR on some "gray areas" of the Code and Regulations:
such as can we count the constructed wetlands sewerage disposal system; can we do limited flood
control properties in Greenspace; or do we have to do surveys of each property.
Some strategies and changes to be reconsid~red are:
o Abandon idea of Greenspace Mitigation Bank, as extractions are illegal and small unconnected
tracts are not wanted. Be selective on what we accept by rating it against our criteria.
57
A PfrN1)' 'X ()1
o Continue to push DOT and DNR to enter restrictive covenants for 1500 :I: acres in the Wildlife
Management Area.
o Contract with survey companies to create geography and parcelize all of the City's property
south of downtown and place easements where appropriate. Approximately 1,000 acres around
the Wastewater Treatment Plant and the Big Farm property.
o Abandon the idea of putting easements over all of the small retention areas owned by the County
identified in the initial Community Program due to conflict with State rules and others.
o Continue to pursue properties on Butler Creek so that there is eventually a connected greenway
from US #1 to Phinizy Swamp Nature Park.
o Continue to pursue private lands for protection around the Augusta Canal.
o Pursue lands in the Phinizy Swamp area and along the Savannah River.
o Get dedicated funding in Phase 5 of the Local Option Sales Tax to design and construct trails,
etc. in Butler Creek Greenway, and also to fund more acquisition.
o Continue the partnership with the Central Savannah River Land Trust Division.
o Include a Greenspace element in the new Comprehensive Plan to be completed in October
2003.
The Community Greenspace Program is essentially a 2-year document and we have to redo the
existing Community Greenspace Program in the next two months. At this time, Please give us your
thoughts. Written responses - Mail or E-mail will be accepted until September 15,2002. E-mail
can be sentto gparty@co.richmond.ga.us."
$~
A pp~z>"x Bf
Mr. Youngblood: You talked about running out of time and not using the money on time. Could
you buy an expensive piece ofland and make a detention basin somewhere in Rae's Creek? Can
you buy a house and have it moved to acquire land?
Mr. Patty: The Program took a very intensive look at the section of Rae's Creek from Berckman
Road to Boy Scout Road. The work that has been done at Boy Scout almost extends to Skinner Mill
Road. Four acres were offered for $120,000 at Berckman Road and pressure was put on the
program to purchase the property. In order to get through from Boy Scout Road to this property,
behind J amestowne at least three houses would have to have been taken. On the south side of the
creek there is a sewer easement and an undeveloped piece of property which could have been
donated. But you would have to cross the creek somehow. It would have taken a year's Greenspace
funds to purchase that one little section.
Mr. Youngblood: Can it be added as a goal in the new program. One goal is to use the money, one
goal is to acquire twenty percent which you know is unreasonable. Let a major goal be to solve
problem areas even if it takes all the money? Developers will continue to help by giving land and
help negotiate with others to get the land you need. If Augusta is ahead of everyone else in the State
and receiving good press, lets get some good local press. Not just for the people in the Department
distributing the funds, but for the people who are solving the problems with it.
Mr. Patty: The County would love to do something on Rae's Creek, but the numbers are
insurmountable. It is better to do something than nothing. The funds will'not be forfeited. The first
year's funds are all but spent. So it will be another two years before funds lapse, ifit happens.
Mr. Youngblood: Developers and land owners donate land. Place an average price on every acre of
land - $5,000. 'If developers / landowners can donate 100 acres a year, take that amount of money to
solve the problems. As developers, coming back in toward the city is desirable, but there is just no
available land or just small patches that will he so expensive it requires creative density building not
seen in Augusta before. If developers are allowed to build this density, will wet ponds or silt basins
count as greenspace?
4-7
P.ff~D\X ~
Mr. Patty: The wet pond can be counted as greenspace, but the it can't be counted as retention.
Possibly a chain of ponds at the beginning of the development that starts out very beautiful and ends
with the ugly silt basin. There have been a lot of discussions on growth management issues and we
want to promote higher density infill development. The question is how do you do it and how do
you sell these nimby oriented neighborhoods. One thing that will come out of the comprehensive
planning process is conservation subdivisions will be incorporated into the Zoning Ordinance. At
least some level allow developers, by right, to develop higher density on less of the required land
and use the non developed land as greenspace in a conservation subdivision.
Thank you for your time and input. This information will be used to update the Community
Program. The program will be presented to the Planning Commission for recommendation to the
Augusta Commission for approval to submit for continued funds to purchase land and become
innovative in ways discussed. Hopefully the State will continue~ to fund this program so that our
children and grandchildren will have can enjoy open space and natural environments.
1~
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,.
APPENDIX C
RESOLUTION
The Augusta-Richmond County Commission hereby certifies that Augusta-Richmond
County has adopted the Community Greenspace program described in the report
attached to this resolution and by reference incorporated herein, and that said report
sets forth Augusta-Richmond County's greenspace protection goal along with methods
and schedules this Body intends to use to achieve this goal. Augusta-Richmond County
further certifies that it will diligently pursue the implementation of the program as
described herein.
~\ ~.
tr~ Mayor, Augusta-Ric
Attest:
~~;pj~
~Bon r
Clerk of Commission
f!
APPENDIX D
Augusta-Richmond County notified, Hephzibah and Blythe through their chief elected officers
that they has an opportunity to participate in the Georgia Greenspace Program through
Augusta-Richmond County. Enclosed are the respective letters to their jurisdiction.
At the time of the completion of this Community Greenspace Program, no responses had been
received from either Hephzibah or Blythe.
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AUGUSTA-RICHMOND COUNTY
PLANNING COMMISSION
GEORGE A. PAITY
EXECUTIVE DIRECTOR
J. RANDAL HALL
CHAIRMAN
525 TELFAIR STREET
AUGUSTA, GEORGIA 30901
PHONE: (706) 821-1796
FAX: (706) 821-1806
www.co.richmond.ga.us/planz
September 27,2002
Mr. Tom Cobb, Mayor
P. O. Box 60
Blythe, GA 30805
Dear Mayor Cobb:
Augusta participated in the Georgia Greenspace Program in 2001 and 2002, and in order
to participate in 2003 and 2004 we must essentially go back through the procedures that
we went through in 2000' to become eligible. At that time I sent you a letter indicating
that Blythe would qualify for .16% of the funds allocated to Augusta in 2001 if certain
administrative procedures were followed. Your comment to me was essentially that it
would be way too much trouble given the amount of money involved.
The proportion of the money that would be available to Blythe has probably not changed
significantly, and I anticipate less money being allocated to Augusta because many
counties that were not eligible for the first round of grants are now eligible. If your
opinion has changed and you would, like to participate in the program in 2003 and 2004
please give me a short letter to include with our application.
s)te~,
George A. Patt)j
Executive Direc or
GAP/sw
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A-PPtND\X D
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AUGUSTA-RICHMOND COUNTY
PLANNING COMMISSION
GEORGE A.PAlTY
EXECUTIVE DIRECTOR
J. RANDAL HALL
CHAIRMAN
525 TELFAIR STREET
AUGUSTA, GEORGIA 30901
PHONE: (706) 821-1796
FAX: (706) 821-1806
www.co.richmoncLga.us/planz
September 27, 2002
Frank Williams
Chairman of Commission
P. O. Box 85
Hephzibah, GA 30815
Dear Mr. Williams:
Enclosed you will find a letter that I sent to D. B. Atkins in September 2000 describing
. the Georgia Greenspace Program. As you can see Hephzibali would be eligible for the
pass through of some of the money that is allocated to Richmond County. The amount
that might be passed on in the future would probably be less than the letter indicated for
2001 because more counties have become eligible for the program.
In order for us to participate in the program in 2003 and 2004 we must go back through
the procedures that we went through in 2000 to become eligible. ~f you want to prepare a
Community Program for Hephzibah and do the other things that would allow Hephzibah
to qualify for participation, please notify me by letter or phone (821-1796) at your earliest
convemence.
cerely,
Geo e lfiifJ
Executive Director
GAP/sw
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APPENDIX G
SUMMARIES OF POLICIES, RULES AND REGULATIONS
USED TO PROTECT GREENSPACE
The following is a summary of the provisions of Augusta-Richmond County's Ordinances that
have the effect of temporarily protecting land for greenspace purposes. None of these
ordinances utilize the term "greenspace" but they all prevent the development of cert!=lin open
spaces as a result of their provisions. None of these ordinances in their present form provides
permanent protection per OCGA 391-1-4.
Comprehensive Zoning Ordinance has several provisions that reserve open space. They are as
follows:
o In all single-family zones (Sections 8-12) cluster subdivision are permitted by special
, exception provided that the overall density isn't increased. The resulting greenspace
does not presently have to be permanently protected.
o Section 13 provides a flexible residential zoning classification (R-1 E) in which 25
percent of the land area must be maintained as permanent open space. This does
not require permanent protection.
o Section 19 provides for planned unit development which permit a mixture of land
uses. A minimum of 25 percent permanent open space is required, but it does not
have to be permanently protected.
o Section 25-0 provides protection for lands located along -the Savannah River, which
forms the boundary for Augusta-Richmond for 35 miles. It imposes a 100 foot buffer
along the River.
Several ordinances and amendments to existing ordinances were adopted in response
to the Title V Environmental Planning Criteria included in the Georgia Planning Act,
which have an impact on greenspace. They include the following:
o Groundwater Recharge Area Protection Ordinance - set new minimum lot area
standards for areas where public sewer is not present - thus promoting development
in presently sewered areas, and discouraging development where sewer is not
present. .
o Savannah River Corridor Protection District -,an amendment to the Comprehensive
Zoning Ordinance which preserved a 100 foot natural buffer along the Savannah
River.
o Water Supply Watershed Ordinance - provided for additional land use regulation
within a(ea above the raw water intake on the Savannah River. This Ordinance will
be expanded in 2003 to cover the area above Fort Gordon's intake per agreement
with DCA. This will require a buffer and limit development in the upper part of the
Butler Creek Watershed.
o The Site Plan Regulations and the Subdivision Regulations require proof of federal
approval to impact wetlands shown on the National Wetland Inventory Map. This
assures the protection of such wetland areas consistent with Federal regulations.
Augusta's Flood Damage Prevention Ordinance makes it very difficult to develop
property lying within the 1 DO-year floodplains, thereby protecting this area as
Greenspace. Among provisions of the ordinance' are:
17
D Limitations on grading in floodplain, no fill to be brougnt into floodplain;
D Lower half of f100dway fringe to be treated like flood way
D Any tract with more than 1 acre of floodplain to be treated as f1oodway;
D Limitation beyond FEMA standard regarding how no rise certification may be done;
and
D Three foot freeboard for finished floors within the 1 DO-year floodplain
This very restrictive Flood Ordinance impacts greenspace in two ways. First, it has
meant that some properties can never be developed. Second, it encourages the owners
of those properties to consider granting easements to permanently protect their
greenspace or to gift it to Augusta-Richmond County or another conservation group. It is
estimated that 18 percent of the land area of Augusta (excluding Fort Gordon) lies within
1 OO-year floodplains. .
f"J
APPENDIX H
This appendix provides copies of the pertinent portions of the Ordinance identified in
Appendix G. Following is an index to this appendix:
Zoning Ordinance ,
(1) Section 8-2 (a) - permits cluster subdivision in single-family residential
zones by special exception (p.8-1)
(2) Section 13-9 - requires 25 percent open space to be reserved in R-IE
zones, which must be approved by special exception (p 13-1)
(3) Section 19-7 requires 25 percent open space to be reserved in a planned
unit development (pp. 19-1 to 19-3)
(4) Section 25-D - protects the Savannah River frontage (p. 25-D-l)
Environmental Ordinance
(5) Groundwater Recharge Protection Ordinance - requires larger lots where
there is no public sewerage (pp. 1,2, 7 and 8)
(6) Water Supply Watershed Ordinance - restricts development within 7 mile
radius above Augusta-Richmond County's new water intake (p. 3)
(7) Subdivision Regulations - Section 302-AA - requires wetlands to be
identified (p. 19)
(8) Site Plan Regulations - Section 301 requires wetland to be identified (p. 6
and 7)
Flood Damage Prevention Ordinance
, (9) This ordinance has several provisions that temporarily protect greenspace
per Appendix G. Enclosed are subsections 8-1-44 (e) through (n) (p. 17
and 18)
19
A9ffN'DIX H - 1... Z.O~/~G
RESIDENTIAL DISTRICT CLASSIFICATION
SECTION 8
R-l (ONE-FA.lYIIL Y RESIDENTIAL) ZONE
8-1 Permitted Uses:
(a) One-family detached dwellings.
(b) Fence, walls: A fence, latticework screen or wall in a required side or rear yard
shall not exceed six (6) feet in height. A fence, latticework screen or wall located
in a required front yard shall be limited to four (4) feet in height. Any fence, wall,
or landscape feature located at the comer of intersecting streets described in
Section 3-6 of this Ordinance ~hall be subject to additional restrictions discussed
in that subsection.
(c) Yard Sales provided that no more than two (2), lasting no more than three (3)
days per time, are conducted at a single address during a calendar year.
(d) Accessory buildings and uses as described elsewhere in this section.
8-2 Special Exceptions: The following may be pennitted in an R-l Zone by Special
Exceptions:
:> (a)
(b)
(c)
Single-family attached dwellings and condominiums developed in accordance
with Section 13 provided that the density of dwellings shall not exceed three (3)
units per acre.
Public parking areas, when located and developed as in Section 4 and where the
area adjoins a use other than provided for in the R-l Zone, provided such
transitional use does not extend more than one hundred (100) feet from the
boundary of the less restricted zone.
Ponds, whether impoundment or excavations, in excess of the following
maximum pond area to lot area ratios may be permitted by Special Exception:
LOT AREA
Less th~ 2 acres
2 - 5 acres
Over 5 acres
MAXIMUM POND/LOT AREA RATIO
2%
20%
40%
Ponds smaller than the maximum ratios shall be permitted uses by right.
Retention or detention ponds approved as part of a Site Plan or Subdivision
Development Plan shall also be permitted uses by right. A Grading Plan or a Soil
' Erosion Plan, depending on the size of the disturbed area shall be submitted and
approved before construction of a pond requiring Special Exception. commences.
Such plan shall include the following statement:
"The pond as shown hereon is the private property of the owner,
who has full and perpetual responsibility for the maintenance and
repair. The owner releases Augusta, Georgia, from any and all
claims, damages, or demands arising on account of or in
connection with the design, construction, and maintenance of the
pond as shown hereon. Augusta, Georgia, assumes no liability or
~
13-4
13-5
13-6
13-7
13-8
13-9
~
A-P~~DIX H.. 2.
20~JN(!:,
RESIDENTIAL DISTRICT CLASSIFtCATIO~
SECTION 13
R-1E (ONE-FAMILY RESIDENTIAL) ZONE
Statement of Intent: The intent of this section is to allow greater flexibility in the integration of
various types of owner-occupied housing.
13-1
Permitted Uses: The following uses may be permitted in an R-IE district upon
detennination by the Planning Commission that a request conforms to the requirements
of this Section, that it is compatible with surrounding development, and that it promotes
the planning policies and objectives for the specific and general areas in which it is
located;
(a) Any use pennitted in Sections 8 through 12 of this Ordinance.
(b) Single-family attached dwellings (condominiums or subdivisions).
(c) Multi-family condominium structures.
13-2
Lot Size: There shall be no minimum lot size or lot width in the R-lE Zone.
13-3
Setbacks:
(a) Front Setback: The front setback provisions of Section 12 of this Ordinance shall
apply to the R-IE Zone.
(b) Side Setback: The side setback provisions of Section 12 of this Ordinance shall
apply to the R-lE Zone.
(c) Rear Setback: The rear setback provisions of Section 12 of this Ordinance shall
apply to the R-IE Zone.
Cover:age: There shall be no maximum lot coverage in the R-IE Zone.
Building Height: No building or structure shall be erected or constructed in an R-lE
Zone to exceed a height of two and one-half (2-112 ) stories or forty-five (45) feet.
Building Length: There shall be no continuous residential structures such as
townhouses, attached dwellings, or multifamily dwellings containing more than eight (8)
dwelling units.
DELETED.
Density Requirements: The maximum number of dwelling units per acre permitted in
the R-IE Zone shall be ten (10). The number of units allowable shall be computed by
multiplying the total acreage of the tract by ten (10). .
Open Space Requirement: Not less than twenty-five (25) percent of the development
shall be maintained as pennanent open space. Such open space may include cornmon
areas, buffers, landscaped yards, water areas and any natural areas. Such open space shall
be computed beginning five (5) feet outside the building walls. Parking' and other paved
surfaces, except patios and courtyards, shall not count toward this open space
requirement. Any required open space may be left under individual ownership if it falls
~-"I
A ffrNP J 'f. f-J.. 3
20N JI\r&
RESIDENTIAL DISTRICT CLASsiFICATIONS
SECTION 19
PUD (PLANNED UNIT DEVELOPMENT) ZONE
Statement of Intent: The intent of this section is to permit greater' flexibility and, consequently,
more creative and imaginative design for development. of residential areas than is generally
possible under conventional zoning regulations. It is further intended to promote more
economical and efficient use of land while providing a harmonious variety of housing choices,
...:::t higher leve~ of amenities, and prese~ation of ?atural qualities of open spaces. ~ithi~ the
----;::;r Planned Umt Development Zone a'vanety ofhousmg types and land uses may be permItted man
orderly relationship to one another and to existing land uses, as well as with due regard to
comprehensive planning within Augusta, Georgia.
19-1 Definition: For the purpose of this section a Planned Unit Development is defined as a
land development project comprehensively planned as an entity via a unitary site plan
which permits flexibility in building siting, mixtures of housing types and land uses,
usable open spaces, and the preservation of significant natural features. Other terms or
words used in this section shall be as defined in Section 2, General Definitions, of this
Ordinance.
19-2 Permitted Uses within a POO (Planned Unit Development) Zone shall be primarily
residential in character, and may include the following:
(a) Single-family detached dwellings.
(b) Single-family attached dwellings (townhouse, duplex, condominium or similar
type).
(c) Multiple-family dwellings.
(d) Public or semipublic institutions (churches, schools, community or club facilities,
and similar uses).
(e) Recreational Facilities, including swimming pools, tennis courts, golf courses,
and other recreational facilities intended for the primary use and enjoyment of the
residents of the proposed development.
(f) Common open space.
(g) Accessory uses to those listed above.
(h) Uses permitted within a B-1 (Neighborhood Business) Zone subject to the
restrictions of that zone and provided that the uses proposed meet the following
criteria:
(1) The location is appropriate in relation to other land uses on or adj acent to
the proposed development.
(2) The proposed commercial or retail use is designed so that it wi,ll primarily
serve the residents of the proposed development.
(3) The uses shall not, by reason of their construction, manner of operation,
signs, lighting, parking arrangements, or other characteristics, have
adverse effects on residential uses within or adjoining the proposed
development, or create traffic congestion or hazards to vehicular or
pedestrian traffic.
5;L
19-5
19-6
....,,9-7
19-3
Size of Tract: The minimum size of any tract to be zoned and developed for a Planned
Unit Development shall be five (5) acres and the tract shall have permanent paved access
to a paved public road or a road to be paved and dedicated to the public.
19-4
Area Limitations:
(a) Commercial Uses: A maximum of five (5) percent of the total area of the
proposed development may be devoted to commercial use, provided it conforms
with the criteria set forth in the B-1 (Neighborhood Business) Section of this
Ordinance.
(b) Residential Uses: A maximum of seventy-five percent (75%) of the remaining
(noncommercial) area of the tract may be devoted to residential use. Residential
use shall be deemed to include streets, alleys, parking areas, private open spaces
and courts, and uses accessory to residential uses. It shall exclude portions of the
tract devoted to usable open space, recreational, or institutional uses.
(c) Open Space, Recreational, Public and Semipublic Institutional Uses: A minimum
of twenty-five percent (25%) of the remaining (noncommercial) area of the tract
shall be devoted to recreational and/or open space. Land in excess of the
minimum requirement for recreational and/or open space may be devoted to
public or semi- public institutional use. The area reserved for recreational and/or
open space uses shall be held in common for the enjoyment of the residents of the
development or dedicated to the Augusta- Richmond County Commission for the
use and enjoyment of the general public.
Lot and Building Size Requirements:
(a) Lot Size: There shall be no minimum lot size, no minimum side or rear setbacks,
no minimum percentage of lot coverage, no minimum lot width, provided,
however, that measures shall be taken to provide reasonable visual and acoustical
privacy for dwelling units. Furthermore, every dwelling unit shall have access to a
public or private street, common court or walkway, or other area dedicated to
public or common use.
(b) Building Heights: There shall be no maximum building height except in those
areas that are located within the Airport Approach Zones or Airport Turning
Zones established in Section 28 of this Ordinance.
(c) Building Length: There shall be no continuous residential structure such as
townhouses, attached dwellings, or multifamily dwellings containing more than
eight (8) dwelling units.
Density Requirements: The maximum number of dwelling units per acre permitted in
the residential areas of the Planned Unit Development Zone shall be twelve (12) units per
acre. The total number of dwelling units to be permitted in a Planned Unit Development
Zone shall be computed by subtracting the area to be used for roadways from the total
residential acreage and multiplying the remainder times twelve (12). When it is
determined that a greater density is consistent with planning principles by evaluating such
factors as the density of development of the surrounding area, environmental
considerations, and the road system serving the tract, a density greater than twelve (12)
units per acre may be approved by the Planning Commission.
Open Space Standards: Common open space required by these regulations shall be
developed in accordance with the following:
~
(a) The amount of open space required by Section 19-4(c) of this Ordinance shall not
include land area devoted to other uses including private yards, patios or decks,
parking structures, open parking areas, driveways, or accessory structures, except
recreational structures. Land devoted to institutional uses, such as churches or
schools, may be included.
(b) Common open space shall be used for amenity or recreational purposes. The uses
proposed for the common open space must be appropriate to the scale and
character of the Planned Unit Development, considering the size, density,
expected population, topography, and the number and type of dwellings to be
provided.
(c) Common open space must be suitably improved for its intended uses, but
common open space containing natural features, existing trees and ground cover
worthy of preservation may be left unimproved.
(d) The buildings, structures, and improvements proposed in the common areas shall
be appropriate to the uses which are proposed for the common open space and
shall conserve and enhance the amenities of the common open space.
( e) The general statement of the proposed development staging required by the
Subdivision Regulations for Augusta-Richmond County must provide for
coordination of the improvement of the common open space with the construction
of buildings and structures in the common open space and the construction of
residential dwellings in the Planned Unit Development.
(f) Legal instruments guaranteeing the permanent retention and maintenance of the
common open space shall be prepared and recorded with the proper authorities.
19-8 General Development Requirements:
(a) Every Planned Unit Development shall be provided with a public water supply
and public sewage disposal system. In no case shall individual wells be allowed
as a method of water supply nor shall individual or community septic tanks be
allowed as a method of sewage disposal.
(b) Internal streets intended to be dedicated to the Augusta Commission shall
conform with the requirements of Article IV of the Subdivision Regulations for
the Augusta Commission. If private streets are proposed, the alignment and
gradient shall be properly adapted to the topography, to safe movement of traffic,
and to adequate control of surface water, ground water, and drainage. Private
streets shall be surfaced with a pavement acceptable to the Department of Public
Works and Engineering.
(c) Off-street parking shall be provided for each individual land use in accordance
with the requirements set forth in Section 4 of this Ordinance.
(d) Where a Planned Unit Development abuts another residential district, a permanent
open space at least twenty-five (25) feet wide, or greater if deemed necessary by
the Planning Commission or Augusta-Richmond County Commission shall be
provided along the property lines. The Planning Commission may require such
open space along all property lines if it is deemed desirable. This open space area
shall be left in its natural state or maintained with landscaping, and no driveway
or off-street parking shall be permitted in such, open space. This area may be
included as part of the required open space.
~-f
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A-yQ ft'""ND l X H - 5
b l2. 0 V N D vv rq Tt'X. (<!.17c. N 4- ,e6~
?ollution Susceptibility Areas, was~ewater spray irriga~ion systems
or the land spreading of wastewater sludge shall be practiced in
accordance with Department of Natural Resources criteria for slow
rate land treatment.
. ~ ,.. - l:.
An application for a development permit for
ac~ivities involving wastewater spray irrigation or land spreading
of wastewater sludge must be accompanied by proof that the
applicant has received a Land Application System permit from EPD.
-
-
.:.
served by
(i)
Minimum Lot Sizes and Septic Systems. New
homes
septic tank/drain systems shall conform to minimum lot
size requirements identified in Tables 1-3 below.
(Note:
No
construction may proceed on a building permit or mobile home to be
served by a septic tank without approval of the proposed septic
system by the Richmond County Health Department) .
The following
shall be exempted from all provisions of this Ordinance ~elated to
lot size:
a. Lots which are included on an "0verall
Concept Plan" per Section 104.3 of the Subdivision Regulations, or
a "Sketch Plan" per Section 200.1 of the Subdivision Regulations
and submitted prior to 5:00 p.m. on the date of adoption of this
Ordinance; and
b. Lots which are included on a "Development
Plan" per Article III of the Subdivision Regulations and submitted
prior to 5:00 p.m., on December 31, 1998; and
c. "Lots of record" (as defined herein) prior
to 5:00 p.m. on December 31, 1998.
56
-or"~
~\ -
TABLE 1. Minimum Lot Size Requirements.
On-S~~o Sewerage Management Systems.
3ource:
~ Manual for
?Orlut~on Nev.:, Homes Servea by New Mob~le Homes
Susceptibility Septic Systems Served by Septic
Systems
~igh 150% of m~n~mum lac 150% of minimum lot
s~zes s~zes
specified ~n Table 2 specified in Table 3
Med~um 125% of minimum lot 125% of minimum lot
s~zes s~zes
specified ~n Table 2 specif.ied in Table 3
Low 110% of minimum lot 110% of minimum lot
sizes sizes
specified J.n Table 2 specified ~n Table 3
TABLE 2. Single Family Home Minimum Lot Size where served by
On-Site Septic Tank Systems. Source: mm Manual fQ..1;: On-Site
Sewerage Management Systems.
SLOPE OF SOIL GROUP (SEE APPENDIX)
:'OT 1 2 3 4 5
(%)
MINIMUM LOT SIZE IN SOUARE FEET
'J - 5 30000 39000 48000 51000 60000
=-15 33000 42000 51000 54000 66000
15-25 36000 45000 54000 57000 N/A
25-35 39000 48000 57000 60000 N/A
TABLE 3. Mobile Home Parks Lot Size where served by On-Site
Septic Tank Systems. Source: ~ Manual ~ On-Site Sewerage
Management Systems.
SLOPE OF I SOIL GROUP (SEE APPENDIX) I
LOT
(%) 1 2 ,j 4 5
MINIMUM LOT SIZE IN SQUARE FEET
~ ... 10000 13000 15000 17000 20000
IJ - :-
::-2.5 11000 14000 17000 18000 22000
::"5-25 15000 18000 18000 19000 N/A
25-35 '3000 16000 19000 20000 N/A
!i 8-6-12.
JUDICIAL REVIEW.
(a) Jurisdiction.
All final decisions of Augusta,
s~
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It fPCW Dt X t-I - (0
W ATt1lS rt tD
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I'
~ 8-7-3. TITLE.
This Ordinance shall be known as the Water Supply
Watershed Protection Ordinance of Augusta, Georgia.
~ 8-7-4. DISTRICT DELINEATION.
The protected water supply watershed district is hereby
designated and shall comprise che land that drains to Augusta,
Georgia's public water supply intake as follows:
~ (a) Savannah River Watershed - The Savannah River Water
S~ Watershed District is hereby designated and shall comprise
the land that drains to Augusta, Georgia's water supply intake. The
boundary of the district 1S defined by the ridge line of the
Savannah River watershed and the boundary of a radius seven (7)
miles upstream of the public water supply intake on the Augusta
Canal. This district shall be further delineated and defined on the
Water Supply Watershed Protection District Overlay Map of the
Official Zoning Map of Augusta-Richmond County, which is hereby
incorporated and made a part of this ordinance by reference.
(b) Each parcel of land within the Watershed Protection
District shall be subj ect to the provisions, regulations, and
restrictions of both the Watershed Protection District Ordinance
and the underlying zoning district(s), as delineated 1n the
Comprehensive Zoning Ordinance for Augusta-Richmond County. In the
event of a conflict or discrepancy between the requirements of the
Watershed Protection District Ordinance and the Comprehensive
Zoning Ordinance, the more stringent shall apply.
(c)
Savannah River Watershed
Permitted Uses and
51
A- pp fl'J \) \ X ~ -7 S- v 13 P l V ~ ~ ION tC r (; LJ L..-A- 'I/O IlJ ~
prior to approval of a Final Plat. information must be submitted to the Planning
Commission so that the locatiOTTuf such gra'v'&sites or cemeteries can be noted
on the Development Plan. The Development Plan must illustrate measures that
will be taken to preserve such cemeteries or gravesites including perimeter
fencing, a public access easement to a public roadway, and signs as needed to
identify the cemetery.
. ,
1
.'
Y.
The location of stop signs (and other traffic control devices as required by the
Traffic Engineer) including a statement to the effect that the subdivider shall b'e
responsible for the initial installation of the signs.
z.
A delineation of any wetland areas that are shown on the National Wetland
Inventory Maps and subject to p~rmitting by the U. S. Army Corps of Engineers
under Section 404 of the Clean Water Act of 1977. Evidence that proper permits
have been granted by the Corps shall be required before a Development Plan
~ may be approved. National Wetland Inventory Maps are available at the office of
the Planning Commission to assist in making this determination.
~M.
For any Development Plan that includes wetlands that are shown on the National
Wetland Inventory Maps and subject to permitting by the US Army Corps of
Engineers under Section 404 of the Clean Water Act of 1977, the following must
be submitted:
. Location, dimensions and area of all impervious surfaces, both existing and
proposed, on the site.
. The orientation and distance from the boundaries of the proposed site to the
nearest bank of an affected perennial stream or water body.
. Location and detailed design of any spill and leak Gollection systems.
designed for the purpose of containing accidentally released hazardous or
toxic materials. '
. Calculations of the amount of cut and fill proposed and cross-sectional
drawings showing existing and proposed grades in areas of fill or excavation.
Elevations, ho~zontal scale and vertical scale must be shown on cross-
sectional drawings.
"\
"
f
88. A note to the effect that "Approval of Augusta, Georgia is for the improvements
shown on the Development Plan. Any variation from the approved Development
Plan must be approved by the City Engineer."
CG. Statement reserving five foot easements along all side lot lines and ten foot
easements along all rear lot lines, unless otherwise shown, for drainage and
utilities.
DO. A fence or indemnity form is required for all detention or retention areas.
EE. A note to the effect that a preconstruction conference shall be held with the City
Engineer or his designated representative prior to beginning construction. This
meeting shall be scheduled with the Department of Public Works and
Engineering at the time the notification of work commencement is given.
5~
.r.', ...,
--.,.
..-.;":;-'..
Aff\) tv PJ x 1+ -
~ ~ ~11T" fL..-AN' f2.,c,.ULATION,C
'"
· Storm water management plan.
· Heavy outline of 1 00 year flood plain and note thereof. Any disturbances within flood
plain limits must comply with the City Flood Ordinance. If the property is not in a 100
year flood plain then write a note stating that.
· Finished floor elevation of buildings a minimum of2.0 feet above established 100
year flood elevation, if applicable.
· Sanitary sewers and manholes.
· Soil Erosion and Sediment Control Plan required for any site over 1.1 acres. A
statement from local Tax Official that ad valorem taxes owed and due have been paid is
required. A SESC Plan Review Checklist is required. A Soil Erosion and Sediment
Control Plan is recommended for all sites.
· Potable water distribution system plan.
· A note to the effect that "All drainage easements and disturbed areas must be
grassed and/or rip-rapped as required to control erosion."
· A note to the effect that "All construction within Augusta rights-of-way shall conform
to Augusta, Georgia Standards and Specifications."
· A note to the effect that "All silt barriers must be placed immediately following
clearing. No grading shall be done until silt barriers installation in completed."
· Note on drawings: "Contractor shall contact the Inspection Division of the Public
Works Department at least 48 hours prior to starting work on the project."
· A statement of the following: "I am the owner of the property affected by this Site
Plan. Prior to requesting a Certificate of Occupancy, I will submit a notarized statement
as follows: 'I certify that the site improvements are complete and in accordance with the
approved plans and specifications.' This certification will be based on observations of
and supervision of construction by my representative or me. I understand that the
Certificate of Occupancy will not be approved until this certification has been made."
· The location of known gravesites and cemeteries located on the property. If grave sites
or cemeteries are discovered during construction, information must be submitted to the
Planning Commission immediately ( See O.c.G.A. 936-72-1 et seq.).
· The location of stop signs (and other traffic control devices as required by the Traffic
Engineer) including a statement to the effect that "The developer shall be responsible
for the initial installation of the signs."
· Fence or Indemnity Form is required for all detention or retention areas which are not
wholly contained in a parking lot.
· Provide at least one copy of pipe sizing, detention/retention sizing and other
calculations required for review of this plan.
· Laqdscape plan and summary sheet.
· Hydrology studies for both Public Works and Soil Conservation Service, as applicable.
· Each individual water service line shall be protected by a minimum double-check back
flow device.
· A note to the effect that "Approval by Augusta, Georgia is for the improvements shown
in the Site Plan. Any variation from the approved Site Plan must be approved by the
City Engineer."
· For any Site Plan that includes wetlands shown on the National Wetlands Inventory
Maps or subject to permitting by the US Anny Corps of Engineers under Section 404 of
the Clean Water Act of 1977, the following must be submitted:
· Location, dimensions and area of all impervious surfaces, both existing and
proposed, on the site.
.
.
.
51
.
. The orientation and distance from the boundaries of the proposed site to the
nearest bank of an affected perennial stream or water body.
. A delineation of any wetland areas shown on ~he National Wetlands Inventory
Maps as subject to permitting by the U.S. Army Corps of Engineers under
Section 404 of the Clean Water Act of 1977. Evidence that proper permits have
been granted by the Corps shall be required before a Site Plan may be approved.
National Wetland Inventory Maps are available at the office of the Planning
Corrunission to assist in making this determination.
. Calculations of the amount of cut and fill proposed and cross-sectional drawings
showing existing and proposed grades in areas of fill or excavation. Elevations,
horizontal scale and vertical scale must be shown on cross-sectional drawings.
. Location and detailed design of any spill and leak collection systems designed
for the purpose of containing accidentally released hazardous or toxic materials.
. 24 hour local contact .p~rson. .. .
.A descriptive note provIdmg the followmg mformatIon:
· A . Outfall( s) Information - Location, size and shape
. Land Use - Commercial, Industrial, Residential, etc.
. Acreage of on-site and off-site drainage areas contributing to discharge from
development
. Acreage of Impervious Drainage Area
. Name of Receiving Drainage Basin
descriptive note describing any pennanent or temporary Best Management Practices
· A . W Q l'
MP's) used to Impact or target ater u~ Ity. . . .
(B descriptive note as follows: "The cost of mspectIOn by the CIty of Augusta-Richmond
· A unty's Department of Public Works and Engineering, before or after regular working
Co rs on Saturdays, Sundays or Legal Holidays, shall be paid for by the individual
holl e~ting the inspection at a rate of 1 12 times the regular salary per hour of the
:equector plus 7.65%from the employer's FICNMedicare match. Approval for the
~nsp ection outside of normal working hours shall be obtained from the County Engineer
l~S~aurs in advance. Prior to the commencement of work requiring inspection outside
4 f annal working hours, the individual requesting the inspection shall sign a form
a ;: h is furnished by the DepCirtment of Public Works and Engineering agreeing to pay
Vol l~vertime. The individual requesting the inspection shall sign a form which is
the 'shed by the Department of Public Works and Engineering agreeing to pay the
fu~ime. The individual requesting the inspection will be billed by the Department of
ave dE" fi "
blic Works an ngmeenng or payment. .
pu neral note as follows: "A preconstruction conference shall be held with the City
· .A g~ neer or his designated representative prior to beginning construction. This meeting
Engl~ be scheduled with the Department of Public Works at the time the notification of
sha . . "
k commencement IS gIven.
war
.
Section 302.
Utility. Drainage, and Street Improvements.
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I
A.
Utility, drainage, and street improvements shall be designed and constructed to
conform to standards set forth in this docun1ent and in the other documents listed
in Section 304.
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(e)
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(4)
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(k)
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(1)
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A- f Pt1\r D l X J..i - C1
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o ~1)J NANCE
Floodway fringe, lower. Within the lower floodway fringe is the area between the
tloodway and the upper floodway fringe that is lower than a lines one-half (1/2) the
distance between the floodway and the boundary of the area of Special Flood Hazard.
The lower flood way fringe is a transitional area that is hazardous due tq its proximity to
the flood way and., enCToachtnent by fill or develop~ent within this area could have
serious impact on the entire floodplain. The followrng provisions shall apply with the
lower floodway fringe:
(1)
Encroachments. including fill. new construction, substantial improvements and
other developments shall be prohibited unless certification by a registered
professional engineer, with supporting technical data, is provided to the
Executive Director demonstrating that encroachments shall not result in any
increase in flood levels during OCcurrence of base flood discharge;
....
(2)
If Article 5, Section 8-1-44( d)(1) is satisfied, all new construction and
substantial improvements shall comply with all applicable flood hazard
reduction provisions of Article 5.
(3)
The placements of manufactured homes, except in an existing manufactured
home park or subdivision, shall be prohibited. A replacement manufactured
home may be placed on a lot in an existing manufactured home park or
subdivision provided the anchoring standards of Article 5, Section 8-l-43(b),
and the elevation standards of Article 5, Section 8-1-44(a), and the
encroachment standards of Anicle 5, Section 8- I -44 ( d)( I) are met.
Removal of trees and other vegetation may not be a consideration in calculating
the effect of proposed encroachments on flood levels during the occurrence of
the base flood discharge.
Large Tracts. If a tract contains over one (1) acre located \vithin the area of Special
Flood Hazard, then development or land disturbance on that portion of the tract' located
within the Special Flood Hazard area shall comply with the standards for lower
floodway fringe set forth in 9 8- 1-44 (e).
Other area unsuitable for development. Land subject to flooding that is not located
within a mapped area of Special Flood Hazard may, at the discretion of the Executive
Director or City Engineer. be required to comply with any or all standards set forth in
this Chapter.
Grading in the area of the Special Flood Hazard. Grading (including excavating, filling,
Dr any culmination thereof) shall be prohibited in the area of the Special Flood Hazard
except for the following:
(I) Minim urn land disturbing activities such as home gardens and individual home
landscaping, repairs, maintenance work and other related activities;
(2)
Agricultural practices involving the establishment, cultivation or harvesting or
products of the field or orchard, preparing and planting of pasture land, forestry
land management practices including harvesting (where stumps are not
removed), farm ponds. dairy operations. livestock and poultry management
practices and the construction of fann buildings.
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(7)
(8)
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(9)
(n)
(3)
Projects permined by or carried out under the technical supervision of the U. S.
Department of Agriculture, U.S. Army Corps of Engineers, or any other agency
of the L'.S. Government
(4)
Cemetery graves:
(5)
Excavation for wells or nmnels or utilities:
(6)
Approved mining, quarrying, stockpiling of rock. sand, gravel aggergrates or
clay where established and provided for by law:
Exploratory excavations under the direction of soils engineers or engineering
geologists: -
Where consistent with other provisions of this Chapter, minimum grading for
land development or construction which does not result in topographic changes
greater than 2 feet at any location and which is not for the sole purpose of
elevating structures pursuant to Article 5. Section 8-1-44(a) and Article 5,
Section 8- I -44(b) of this Chapter. In no case, shall fill be transported into the
area of Special Flood Hazard.
Construction activities at existing Industrial Sites which were developed before
the effective date of the FIRST Floodplain Management Ordinance adopted by
Augusta, GA as a basis for Augusta's participation in the National Flood
Insurance Program (NFIP), such as dikes, ditches and ponds.
As-built Drawings arid Certification. Within the area of the Special Flood Hazard, as-
built drawings and certifications shall be provided by a registered professional engineer
and/or a registered land surveyor pursuant to 8-1- 30(b) and 8-144(b) of this Ordinance
and also when required by the Site Plan Regulations or the Subdivision Regulations.
As-built drawings and certifications may be required in other situations at the discretion
of the Executive Director.
~ 8-1-45.
BUll..DING STANDARDS FOR STREAMS WITHOUT ESTABLISHED BASE
FLOOD ELEVATIONS AND/OR FLOODW A YS (A-ZONES).
Located within the Areas of Special Flood Hazard established in Article 3, Section 8-1-17, where
streams exist but no base flood data have been provided (A-Zones), OR where base flood data have been
provided but a Floodway has not been delineated, the follDwing provisions apply:
(a) No encroachments, including structures or fill material, shall be located within an area
equal to five (5) times the width of the stream or twenty (20) feet, whichever is greater,
measured from the top of the stream bank, unless certification by a registered
professional engineer is provided demonstrating that such encroachment shall not result
in any increase in flood levels during the occurrence ofllie base flood discharge.
(b) In Special Flood Hazard areas without base flood elevation data, new construction and
substantial improvements of existing structures shall have the lowest floor of the lowest
enclosed area (including basement) elevated no less than three (3) feet above the highest
adjacent grade at the building site. Openings sufficient to facilitate the unimpeded
mOVements of flood wate:-s shall be provided in Jc::ordance with standards of Article 5,
Section 8-1-43(j), "Elevated Buildings".
?;2./
A{J~t:N"D\X H--4- 2{)"JIN~
SPECIAL DISTRICT CLASSIFICATIONS
SECTION 25. D
SA VA..l~NAH RIVER CORRIDOR PROTECTION DISTRICT
25-D-l Statement ofIntent The intent of the regulations with this Zoning District is to limit
the use of the Savannah River Corridor, in conjunction with other government entities
along the Savannah River Corridor, in order to:
(a) Assure that the Savannah River in the City of Augusta will not become polluted
and unsuitable as a source for potable water;
(b) Protect the river corridor by establishing a natural vegetative buffer area
bordering the river;
(c) Preserve those qualities that make the river corridor suitable as a habitat for
wildlife;
(d) Help control erosion and to absorb flood waters; and
(e) Protect and safeguard the health and welfare of all the citizens of the City of
A ugusta by providing protection 0 f the section of the river that is or may be used
as a source of drinking water.
25-D-2
Descriotion of District The limits of the Savannah River Corridor Protection (SRCP)
District are hereby defined to be all areas within 100 feet horizontally of the river,
measured from the river bank. This area shall remain in an undisturbed vegetative
buffer. The laO-foot buffer is measured from the uppermost part of the river bank,
usually marked by a break in slope. Although not within the buffer area, the area
between the top of the river bank and the water's edge shall be included in the SRCP
district.
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Because these protective measures allow some latitude with land uses, and because the
District is not intended to prescribe a specific land use but rather to define a range of
acceptable land uses, the Savannah River Corridor Protection District is designed as an
overlay district. Within the range ofland uses which can be located within the District,
this Section establishes performance standards which apply to development within the
District. The regulations of the underlying zoning district shall be maintained and not
affected, except in the event of conflict or discrepancy between the SRCP District and
the underlying district. In that case, the more stringent requirements shall be observed.
25-D-3 Establishment and Maintenance of Natural Buffer Except as permitted under this
section, all construction of buildings or structures is prohibited within the SCRP
District, and the existing natural vegetative buffer within 100 feet of the river bank shall
remain undisturbed.
25-D-4 Permitted Uses and Conditions The following uses are permitted, subject to certain
conditions, within the one hundred-foot (100') buffer of the SRCP District. Any
permitted use must also comply with the applicable regulations of the underlying
zoning classification.
(a) Single-family dwellings, including the usual accessory structures and
appurtenances, are subject to the following conditions:
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