HomeMy WebLinkAboutAugusta Sustainable Development Agenda“Realizing the Garden City”
Realizing The Garden City:
The Augusta Sustainable Development Agenda
Ex E c utiv E Summary
October 14, 2010
prepared for
The City of Augusta, Georgia
by
ShieldsDESIGN LLC
with
Cranston Engineering Group
ICON Architecture Inc
The Woodhurst Partnership
Urban Partners
Document 1
1-2 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The Executive Summary synthesizes the information
from the separate Projects and Policies Appendices
into a document for the direction of Augusta’s
Sustainable Development Agenda. The opinions,
findings and conclusions of this publication are those
of the authors and not necessarily those of the City
of Augusta.
Preface
T he Augusta Sustainable Development Agenda (ASDA) originates from a
sense within the city leadership that, more than a decade after consolidation
with Richmond County, the diverse parts of the enlarged city had not yet coalesced
into a unified community with a common and sustainable vision of how Augusta
should evolve.
T his sixteen-month planning effort builds on a number of city initiatives
completed over the past decade. It sets forth an action agenda for the
City, focused on what the City has decided are its most important issues and
opportunities regarding the physical form and functioning of the City.
T he 2008 Comprehensive Plan lays out issues across the City. The Augusta
Sustainable Development Agenda, builds directly on that comprehensive
plan. Like the Westobou Vision, an Urban Area Master Plan completed last
year, this Agenda sets goals and then identifies, describes and prioritizes a set of
discrete projects and accompanying policy recommendations on which the city should
collaborate, both internally and with the state, local institutions and the private
sector in the coming years. At the direction of the City Commissioners, this
Agenda is intended to extend the Westobou Vision across the rest of Augusta to
realize the Garden City.
Acknowledgements
This plan is prepared for the City of Augusta, GA.
A Steering Committee of city leaders provided
guidance in the development of the plan. The
work was enriched through a Advisory Task Force
of engaged local citizens, who have reviewed and
commented throughout the work in progress.
This plan was prepared at the direction of the City
Commissioners who are listed below:
Mayor and City Commissioners
Deke Copenhaver, Mayor
Matt Aitken, District 1
Corey Johnson, District 2
Joe Bowles, District 3
Alvin Mason, District 4
Bill Lockett, District 5
Joe Jackson, District 6
Jerry Brigham, District 7
Jimmy Smith, District 8
J.R. Hatney, District 9
Don Grantham, District 10
Steering Committee
Deke Copenhaver, Mayor of Augusta; Paul DeCamp,
City of Augusta Planner; Karen Nixon, Assistant to
the Mayor; George Patty, Planner; Dennis Skelley,
President of Augusta Tomorrow; Fred Russell, City
Administrator; Al Mason, Mayor Pro Tem; Terry
Elam, Chairman of this Agenda Advisory Task Force.
Advisory Task Force
Chaired by Terry D. Elam, the President of Augusta
Technical College, the members of that Task Force
are recognized at the end of this document.
1-3[Executive Summary]
and environmental context of each. The Final
Report describes The Projects and The Policies
and, finally, defines an organizational approach to
implementing the Agenda, including proposed
responsibilities for the public and private sectors
and immediate next steps.
Appendix 1: The Projects
This appendix describes three overall categories
of projects that should be on the City’s agenda
for the next twenty years: “Garden City”
Gateway, Corridor, and Highlight projects that
can make the city more attractive and pleasant for
travelers along specifically “themed” corridors; a
set of eleven site-specific development project
examples that typify what can be done at similar
locations in the city; other noteworthy projects
that can contribute to meeting the “Realizing
the Garden City” objectives, which the city
should aid in their proper implementation.
Appendix 2: The Policies
This policy document introduces the idea that
a good growth management strategy is critical
to the success of the Augusta Sustainable
Development Agenda, and proposes that the
city adapt a well-established, best practices
approach, i.e. “Smart Growth” as the framework
for its growth management agenda. Three key
elements are: Land Use and Development
Regulations; Strategies to Improve the
Appearance and Function of Augusta’s
Roadways; and Neighborhood Enhancement
and Revitalization Programs.
Introduction to this Agenda
The Augusta Sustainable Agenda is presented
in four parts which are available on the City of
Augusta web site:
Part 1: Executive Summary
This report summarizes the entirety of the work,
highlighting its community based approach and
purpose and introduces the primary Agenda
projects and policy recommendations as well as
summarizes an implementation framework for
the entire city.
Part 2: Final Report
This document presents the rationale
and structure of the Augusta Sustainable
Development Agenda and includes a more
detailed narrative of this Agenda: its purpose,
structure and the steps of the planning process.
It introduces the Three Parts of Augusta
(Rural Augusta, Suburban Augusta, and Urban
Augusta) and the historical, economic, social
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THE PoliciEs
“Realizing the Garden City”
Realizing The Garden City:
The Augusta Sustainable Deve
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October 14, 2010
prepared for
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with
Cranston Engineering Group
ICON Architecture Inc
The Woodhurst Partnership
Urban Partners
Appendix 2: Recommendations
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1-4 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
1. Purpose of this Agenda
The Logo
The Westobou Vision Urban Area Plan,
published last year, spoke to the regional, cross-
river cooperation between Augusta, GA and
North Augusta, SC.
This Agenda’s logo uses a stylized version of
the “Three Parts of Augusta” to represent and
broaden the regional scope established in the
Westobou Vision. By allowing the colored
panels to extend beyond Augusta, it retains a
spirit of cross-county cooperation and it has a
fresh and contemporary quality that speaks to
“Realizing the Garden City”.
The Approach
This Agenda serves multiple purposes. First and
foremost, it must be a unifier of this city, which
has gone through a recent, and sometimes
contentious, city/county consolidation process.
This new Augusta has not yet had the time to
engage in developing a coordinated approach to
planning its future and allocating its resources
with a common purpose. Like most places,
Augusta has not given considered thought to the
need to bring sustainability, with all its economic,
social and environmental factors, to the fore
in an age of global expansion and dwindling
resources.
This Agenda is intended as both guide and
primer to assist the city leadership and to educate
its citizenry as to how to apply ‘Best Practice’
procedures to the issues and opportunities,
known and yet to be known, in the entirety of
the city. It applies to both private and public
sector development, regarding future planning,
design, decision-making and funding allocations,
across many disciplines, over the critical next
two decades.
Figure 4-1. As represented by the logo, this Agenda aims to unify all of Augusta.
1-5[Executive Summary]
Figure 4-2. The Agenda looks at ways in which connections can be made city wide.
On a practical level, the plan does four basic
things:
• First, it identifies a large set of sites for
future development, classifies them into a
set of discrete “project types”, selects an
illustrative “prototypical” example of each
type, then develops and analyzes that project.
Criteria for choosing each Prototypical
project included the extent to which it can
make a difference in “Realizing the Garden
City”. Collectively, these are known as The
Projects.
• Secondly, the Agenda establishes The
Priority Development District, that runs
from the downtown riverfront through the
center of urban and suburban population
centers to Rocky Creek, with major roadway
improvements on the spine, five Westobou
Vision Market Creation Projects and
three key Priority Projects along the way.
Thirdly, this Agenda recommends a set of
policies that can facilitate focusing growth
and development in healthier and more
sustainable ways. These are known as The
Policies.
• Finally, this work recommends that the City
create The Office of Implementation,
whose purpose is to encourage realization of
these projects for all parts of Augusta.
1-6 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
This Agenda starts with
a Point of View…
Augusta calls itself the Garden City, a verdant
ideal that implies an attractive setting in which
its citizens and its visitors can live, work, learn,
and play. Today, one can find much to love
about the city, but there are vast areas that are
tired, depressed and ugly. This Agenda strives to
change that. But an attractive environment alone
is not enough; it must also be healthy and with
it a strong economy is required to fund civic
betterments and achieve a high quality of life
throughout the city, from its most urban to its
most rural settings.
Careful planning precedes the planting of the
best of gardens. While all require constant
vigilance and maintenance, the successful garden
is the one that thoughtfully balances conditions,
attributes, plant types, energy levels and funding
availability, all the while, evolving and adjusting
to changing conditions.
Realizing the Garden City is the
title of this Agenda. It is a
metaphor for a high quality of life for
all its citizens.
The City has historically advertised itself as the Garden City
The Community has
Built it…
This sixteen-month effort has involved a very
broad section of the community. The Agenda
was shaped with the active involvement, input,
and review of the City Commissioners. An
Advisory Task Force of more than fifty
members of the community, including one
appointed by each of the Commissioners, met
at critical points in the course of the work. A
Steering Committee, made up of the Mayor,
the Mayor Pro Tem, the City Administrator,
the President of Augusta Tomorrow, Inc. and
the chairman of the Advisory Task Force sat
down regularly to give focused guidance to the
planning team.
Four, well-attended public workshops have
been held with extensive input, review and
comment by the attendees. One highlight of
these sessions was a series of “We believe that
Augusta can become…” statements, which laid
the groundwork for the Agenda. A month after
the last public meeting, three days of ‘drop-in’
sessions were held at Augusta Tech to explain
details of the Agenda and to solicit final public
comment.
T his Agenda is truly Augusta’s
creation.
1-7[Executive Summary]
2. Context for this Agenda
Augusta Has The Right
Stuff…
Augusta can become whatever it wants to
become. It has a proud history, a wealth of
natural, historic and cultural resources, a good
roadway infrastructure and a strategic location
on a major river and between two state capitals.
It enjoys a mild climate. It has a strong and stable
economy, with major job generators close by. Its
people are its greatest asset, with a culturally
rich and well-trained community living within
its boundaries. There is a lot of civic pride and
commitment to making this city better. People
all over the world know the name of Augusta,
Georgia and have a positive impression of it.
T he Augusta Sustainable
Development Agenda is designed
around these unique attributes.
Obstacles and
Challenges…
Augusta, over the past sixty years, has sprawled
out in ways that challenge the city’s ability to
effectively manage and fully benefit from its
resources.
Many of the problems facing Augusta revolve
around issues of flight from the traditional city
core. With the automobile, as people moved out,
everything spread out with them: the required
roads and utility infrastructure, public services,
jobs and commerce. With the city’s resources
spread thin, these elements of modern
society are also stretched beyond their normal
capabilities. The quality of their performance
and their appearance is diminished. It manifests
itself in ways that impacts first on the physical
appearance, the level of amenity and physical
maintenance falls. Unless things change, this
downward spiral continues.
This trend shows itself in roadways that have
no landscaping or character, commercial areas
that are under capitalized and in poor repair,
people who spend too much time and money
getting from their homes to work or church or
shopping because they are not given the options
other than the house in suburbia. Suburbia is
built on cheap land, clear-cut, with standard
home designs with granite counter tops, but also
devoid of the character that makes them places
one wants to be.
Reversing these trends and changing
directions is the right approach.
1-8 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Prior and Ongoing
Planning
The recent 2008 Comprehensive Plan is the
first citywide effort to develop a strategy for
all of Augusta. Over the past twenty years,
several plans, sponsored in large measure by
Augusta Tomorrow, Inc. have focused on the
riverfront and on downtown Augusta. A master
planning effort for the Augusta Canal resulted
in nomination of that historic resource as a
National Heritage Area. A number of individual
projects have focused on specific sites and issues,
e.g. roadway, utility, recreation improvement
projects. Several studies have been done on
the reuse of the Regency Mall site. Bush
Field has recently completed its master plan.
MCG | Georgia Health Sciences University.
Augusta State and Paine College are following
suit. Corridor plans and strategies have been
developed. In 2009, the Westobou Vision took a
strategic look at the downtown core of Augusta
and North Augusta, SC, just across the river.
Today the most critical on-going efforts include
Georgia DOT upgrades along Fifteenth Street,
Windsor Spring Road, Mike Padgett Parkway and
Wrightsboro Road. The City and the US Army
Corps of Engineers are developing a Flood
Control Project at Rocky Creek. The Augusta
Housing Authority is looking to redevelop
several of its aging and troubled projects. The
Three Parts Make the
Whole…
“Realizing the Garden City” is the goal and
Augusta, like every garden, is unique. It has its
shady areas and its sunny areas; its wet areas
and its dry areas; its rocky areas and its smooth
and loamy soils. It has its urban, suburban and
rural areas. A sustainable plan recognizes these
inherently different parts of the whole and plans
accordingly, encouraging policies, programs, and
projects that are well suited to their contexts,
will contribute to future well being, and part of
a coordinated vision.
They are realistically conceived to be efficient
of public sector resources while harnessing the
energy of the private sector. This coordinated
method of pro-actively guiding the city to a
better, more thoughtful, future constitutes a
“Smart Growth” strategy that is amplified in this
Agenda and its Appendices
City’s Department of Housing and Community
Development is engaged in development and
realization of a number of neighborhood
plans. The Central Savannah River Land Trust
is focused on protecting Augusta’s creek way
corridors through extensive greenway trails.
The Georgia Conservancy and Georgia Institute
of Technology’s College of Architecture are
commencing a multi-year “Georgia Blueprints”
program, starting in Harrisburg.
T he Augusta Sustainable
Development Agenda is the first
citywide effort to develop an integrated
Agenda for the entire city, and is
building directly on these prior and
ongoing plans.
1-9[Executive Summary]
Consolidation expanded Augusta
beyond its traditional urban area
to include a large ring of suburban
development and, beyond that ring,
significant rural land uses in the
southern third of the city. This offers
prospective residents a choice of living
styles in very different environments all
within One Augusta. These are very
different facets of the city, each prized
in its own way.
A central principle of this Agenda
is to recognize, preserve and
enhance the best attributes of each of
these parts of Augusta.
URBAN AUGUSTA
SUBURBAN AUGUSTA
RURAL AUGUSTA
Figure 4-3. Three Parts of Augusta, Georgia
1-10 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
In Rural Augusta ...
Rural Augusta lies generally south of Spirit
Creek and outside the city’s current sewer
system. Spirit Creek, Little Spirit Creek, and
McBeans Creek run west to east into the
lowlands of the Savannah River. Rural Augusta
has very significant tracts of high quality
farmland, characterized by extensive fields and
pastures that are prominent around Blythe and
Hephzibah. Open fields and scenic views along
both arterial and secondary roads recall its
agricultural heritage.
However, given the city’s current zoning policies,
developers and speculators, over time, will
destroy the predominant character of the area
and make this unique part of Augusta into just
another patchwork of isolated subdivisions.
In Suburban Augusta ...
Suburban development encircles the historic city
core, with tremendous growth occurring over the
last fifty years, and still, there is room for another
ten to fifteen thousand households in this area,
where sewer services are already available. Its
arterial roads move people efficiently. It is the
center of Augusta’s population of well-trained
and able-bodied workers and is accessible to
the major job centers of the downtown, Fort
Gordon and the manufacturing plants of
East Augusta. Several creeks traverse the area
and, properly planned, can become attractive
recreational corridors.
However, Augusta’s suburbs, with its numerous
arterial highways, strip shopping centers and
sprawling subdivisions, is the least attractive
part of the city. Arterial roads have only
minimal landscaping that is poorly maintained
and though there are citizen groups active in
improving segments of these roads. Increased
transportation costs have offset lower housing
prices. As new cheap housing is offered in
the next subdivision further out, older, inner
subdivisions become less appealing. As these
age, so do their populations, often with less
disposable income. Family owned homes
become rental properties, often with absentee
landlords. Neighborhood pride and upkeep go
down and crime and anxiety go up.
1-11[Executive Summary]
In Urban Augusta ...
Downtown Augusta is the historic heart of the
region, the center of government, jobs, culture,
and entertainment. The MCG | Georgia Health
Sciences University and Paine College are here.
It has a strong historic fabric of 18th, 19th and
20th century structures, built upon the powerful
street grid laid out by James Oglethorpe nearly
300 years ago. The riverfront, the street grid and
the canal network form the framework on which
redevelopment is occurring.
However, flight has occurred here and much
downtown land is vacant or under-utilized.
This outward expansion of a slowly growing
economy has robbed the downtown of much of
its original market potential.
The 2009 Westobou Vision, with its urban area
focus, looked at ways in which the City could
mend its tattered fabric, largely through a series
of inter-connected Market Creation Projects.
These projects and initiatives are made part
of the Augusta Sustainable Development
Agenda.
T he Augusta Sustainable
Development Agenda recommends
new policies, programs and projects
to reinvigorate all three parts of
Augusta. The Agenda also proposes
a Priority Development District from
the Riverwalk to Rocky Creek for the
city. It is here that Augusta should
focus growth and begin to connect to
the whole of the city.
Figure 4-4. Westobou Vision Urban Area Illustrative Plan linking, via ”Augusta Way”, to the rest of Augusta.
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1-12 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The following pages provide an introduction
to the physical projects identified as most
important to Realizing the Garden City. They
include six “Strategic Action Corridors”, eleven
illustrative “Prototype Projects” representing
private-public development opportunities
and a number of projects proposed by others
considered worthy of support by this Agenda.
Strategic Action Corridors
Most of Augusta’s roadway gateways and
entry corridors need aggressive beautification
programs. The Agenda has developed a
concept of targeted “Garden City” gateways,
corridors and unique landscaped highlight
areas. Six specific corridors, each with a
different theme, have been identified
for priority special “Garden City”
treatment, noted on the next
page.
3. The Projects
The Gordon Highway Jobs Corridor . .
As an economic development highway, which
cuts through the center of Augusta’s population,
having a high tech, “green” jobs focus.
Riverwatch Parkway . . .
From the Columbia County line to downtown,
a scenic interpretive entryway to the downtown.
The Westobou Trace . . .
From Bush Field via I-520, Sand Bar Ferry
Road, Broad Street, Washington to Alexander
and existing onto the Riverwatch Parkway
provides an attractive way into Augusta.
The Farms to City Trail . . .
A potential scenic north/ south touring-route
through rural, suburban and urban Augusta
highlighting the breadth of Augusta’s heritage.
Tobacco Road . . .
A well-landscaped boulevard, which
serves as the “front walk” from Bush
Field to Fort Gordon.
Figure 4-5. Augustas Strategic Action Corridors, plus the “Garden City Gateways and Landscape Highlight Areas”.
1-13[Executive Summary]
. . . And Especially, Augusta Way
The Agenda proposes a new exciting growth
area for the City, from the downtown River
Walk on the Savannah River, to Rocky Creek. A
multi-modal, urban-residential boulevard forms
the spine of the Priority Development District.
This Agenda focuses on corridors and site
specific projects. This District has been deemed
the most important area of focus for the City
over the next twenty years. This is where public
infrastructure improvements can dramatically
guide private investment and realize the Garden
City.
The following page introduces the concept of
focusing on site specific priority projects. Three
of these are located in the south side of the
Priority Development District. Four of the
Westobou Urban Area Plan’s Market Creation
Projects are located in the north side of the
District.
There are strong health-science institutions,
community service organizations, and churches,
along the multi-way boulevard.
Southside
Northside
1-14 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Prototypical Projects
Eleven illustrative, site-specific projects,
representing different development “project
types”, are detailed in the Final Report and
in Appendix 1, with illustrative development
programs, budgets and timelines. As shown
in the map below, potential sites for these are
found scattered across the city. These typically
represent a unique opportunity where, unless the
city is willing to aggressively push to encourage
better development, an ad-hoc project with little
positive relationship to its surroundings will
eventually appear, squandering an opportunity
to make a positive difference in the overall
quality of life for people. Each of these
eleven prototypical projects, and their intent is
introduced on the following pages.
Figure 4-6. Map showing all ASDA potential project areas
1-15[Executive Summary]
2a1a
Farmland Preservation…
There are several large and beautiful farms
in Rural Augusta. Rather than let these fall to
subdivision, in whole or at the edges, reposition
and reuse these properties in such a way that
their core attributes, e.g. functions, view sheds,
significant structures are preserved for future
generations.
Fall Line Farm
A large farmstead adjacent to the Fall Line
Freeway is used to illustrate ways in which farms
can be preserved, remain productive, provide
an interactive agricultural destination showing
off the beauty of Augusta’s rural landscape,
and commercially growing significant amounts
of local produce. Preservation of the core
attributes is supported in part by converting a
small portion of the land to supporting “rural
lifestyle” residential use. Public investment
in this area includes a new rural road across
the property linking US 1 with Goolby Road
leading to Blythe center, and participation, with
a non-profit entity in creating and operating the
educational components of the farm.
The Rural Hamlet…
Traditionally, intersections formed where
communities came together for social and
economic interaction. Families built close to
this node of activity at a walkable distance, and
farmland occupied the area between these nodes.
Today this strategic crossroads are typically
home to uncoordinated auto-oriented uses, with
other commercial activities strung out along the
roadway. This rural Hamlet project type harks
back to those earlier days as an efficient use of
land and energy.
Spirit Creek Hamlet
This illustrative example is a new “Hamlet
Conservation Subdivision” at Brown Road and
the Mike Padgett Freeway, near Spirit Creek.
It is small and compact, with three or four
businesses and homes clustered nearby. There
is sufficient development around it and, with
traffic expected to increase along the main road,
this hamlet would be a significant node along
this corridor. Undeveloped land lies nearby,
on which conservation subdivisions could
be built and this hamlet would serve. Public
improvements include a new local park, adjacent
to Spirit Creek that would join the larger open
space network, providing parkland for much of
rural Augusta.
URBAN AUGUSTA
WESTOBOU VISION
Market Creation Projects
IDENTITY GATEWAY
8a. Sandbar Ferry
NEIGHBORHOOD REVITALIZATION
7a.Oates Creek
7b. Upper Broad
SUBURBAN AUGUSTA
URBAN VILLAGE
6. Southgate
REGIONAL MIXED-USE NODE
5a. Peach Orchard Plaza
5b. Rocky Creek
CONSERVATION-LIFESTYLE SUBDIVISION
4. Butler Creek
TOWN CENTER
3a. Windsor Spring
3b. Belair
RURAL AUGUSTA
HAMLET
2. Spirit Creek
FARM DEMONSTRATION
1. Fall Line Farm
1-16 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
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The Town Center ...
Suburban Augusta can support at least one town
center and possibly more, along Tobacco Road
and in West Augusta. Sited around higher volume
intersections and with a sufficiently large market
catchment potential, they do not compete with
downtown, but are an attractive alternative to
sprawl, offering a variety of housing types and
price ranges, built around shopping nodes within
an easy five minute walking, biking and driving
distance from surrounding neighborhoods.
Windsor Spring
Tobacco Road at Windsor Spring Road is hub of
the largest concentration of newer subdivision
homes in the city. Two strip-shopping plazas
with moderately high vacancies are here. Two
elementary schools, a church complex and
an abundance of undeveloped land are found
nearby. While the need for additional retail space
is minimal, the mix needs adjustment. The land
in the immediate area can support an additional
eight hundred to a thousand residential units
in a mix of small lot single family, town house
and apartments. The major public infrastructure
improvements would be conversion of segments
of Tobacco Road and Windsor Springs Road
into landscaped urban boulevards as they pass
through this area.
The Lifestyle-Conservation
Subdivision…
The conservation subdivision offers an attractive
alternative to traditional monolithic subdivision
development, while placing significant amounts
of land into public open space.
Belair Town Center
This illustrative Town Center development
opportunity is on undeveloped land located at
a major gateway and easily accessible to I-20,
Fort Gordon at the Columbia County Line.
The program includes 160,000sf of new retail,
30,000sf of office space, 180 units of town
house and small lot single-family development.
Public improvements in the area include the
creation of Augusta’s Belair Gateway with a
well-landscaped, urban boulevard on both
the Jimmie Dyess Parkway and Wrightsboro
Road, the length of the town center, and a new
main street that connects existing streets and
neighborhoods to this destination.
Butler Creek
In this instance, build on the City and the
Central Savannah River Land Trust’s proposed
multipurpose path and linear park along Butler
Creek to create an active lifestyle community
along its length. Such a development would
increase safety and security for the park, protect
environmentally sensitive areas, better connect
existing adjacent neighborhoods, provide
agricultural learning venues, and provide easy
access to the Windsor Spring town center
and surrounding schools. A new residential
community of 570 single family homes is
envisioned within a park-like layout reminiscent
of areas found within Summerville, A new
Butler Creek Road would run the length of this
waterway, providing a scenic connection across
the middle of the city.
1-17[Executive Summary]
6a5b5a
Regional Mixed-Use Centers …
Within south suburban Augusta, there are large
sites available for regional retail, employment or
recreational regional destinations, which would
serve a currently under- served population. It is
critical to direct this type of regional development
in such a way that it can achieve a self-sustaining
critical mass and that is an attractive center with
a sense of place. Two illustrative prototypes
are developed: a regional retail site at the Peach
Orchard Road/1-520 interchange, and a mixed
use “employment-oriented” complex at Rocky
Creek.
Peach Orchard Place
This I-520/ Peach Orchard Road interstate
highway interchange is already the strongest
regional “big box” commercial location in
South Augusta. This illustrative concept has
two objectives. First, develop a sustaining
Peach Orchard Road Regional Retail Center, to
attract national and local retailers. The program
assumes 150,000sf of new anchor retail,
50,000sf of renovated retail and 10,000sf of
other new retail. Second, insure that this is done
so that it reinforces the character of the adjacent
neighborhoods. A new community with a small
retail center integrated into the backside of the
adjacent mall and a 140 unit small-lot residential
development, is proposed as a “bridge” to the
existing neighborhoods. Public improvements in
the area would establish well-landscaped, urban
boulevards on both Peach Orchard and Windsor
Spring Roads the length of the regional retail
center and street connections into the adjacent
neighborhood.
Rocky Creek Park
The Agenda’s ultimate program here is massive
but manageable. It includes a versatile business
park of office, commercial and light industrial
uses totaling over a million square feet, a senior
living complex of 150 independent and assisted
living units and a centrally located, market rate
residential development of 220 apartments, town
houses, and small-lot, single family houses. The
redevelopment strategy hinges on public sector
commitments to expand a flood control project
into a regional park with lake, construction of
the main roads within the development and
conversion of the adjacent segment of the
Gordon Highway into a well-landscaped urban
boulevard. Though it will take a decade or more,
nowhere else in Augusta would a successful
outcome have a more positive impact in uniting
the city than here, in the demographic heart of
the city.
Rethinking the Retail Strip Mall …
Augusta is part of a national trend whereby its
older car-oriented, strip commercial centers
on its arterial corridors are anemic or failing,
requiring new collaborations in the public and
private sectors. Often these centers lie next to
neighborhoods, which have suffered decades
of decline, due in part to their auto orientation.
Several places in Augusta can re-orient their
facilities to this adjacent neighborhood clientele.
South Gate Urban Village
Retail use has largely left the Gordon Highway
corridor. Traffic volumes today are less than
50% capacity and are expected to decline further
over the next decade. Southgate Shopping
Mall, one of the city’s first and largest roadway-
oriented centers is in steady decline. The
proposed Southgate Urban Village illustrates a
proven model for transforming this center into
a local, neighborhood oriented urban village,
offering this part of Augusta a whole new
sense of itself. This redevelopment can yield
over 600 new homes and still have two hundred
thousand square feet of commercial space, all
within an easy and safe walk from the adjoining
neighborhoods. Augusta Mini-theater, the local
“Y” and area churches can be strong partners.
1-18 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
8a7b7a
Comprehensive Neighborhood
Revitalization
Three neighborhoods, which lie along major
entry corridors, are distressed to a degree that
both broad public and private actions are
required to rebuild them, making them attractive
gateways linking the entire city with downtown.
One, Sand Bar Ferry Road is detailed in the
2009 Westobou Vision Plan. Two new ones are
proposed as part of this large vision.
Oates Creek
The Oates Creek area, along the proposed
Augusta Way and centered on Olive Road, is
one of the most prominent, most central, most
heavily traveled … and most deteriorated…
parts of Augusta. The core idea is to work
with the private sector and local churches, in
collaboration with area churches, institutions, the
Board of Education and the Augusta Housing
Authority, who are all major land owners in
the area, to rebuild a denser, and more family
friendly community at this near-in location.
The redevelopment can include more than
800 new homes. Public improvements include
construction of the “Augusta Way” Boulevard
with its multiple methods of transportation
including bikes, pedestrian, vehicular, low-
speed electric vehicles, and bus corridor; several
new neighborhood parks; and landscape
improvements at Josey High School and at the
area’s historic sites.
Upper Broad Street
Upper Broad Street connects downtown
with the more affluent neighborhoods of
West Augusta, Lake Olmstead and the world
famous Augusta National Golf Club. It runs
through the historic Harrisburg mill village.
The revitalization program would: rezone the
corridor to a residential boulevard, confining
future commercial uses to two key intersections
along Broad, convert under-utilized land at the
southern end of Lake Olmstead to residential use,
expand the city’s neighborhood development
program here, it would also convert the roadway
into a well landscaped “Garden City Boulevard”
and restore and expand Olmstead Park,
including redesign of the Broad Street at the
lake to eliminate excess roadway and to develop
a lake side promenade.
An Identity Gateway…
A top priority of those attending the public
session was the development of attractive
entries and pathways into the City The Agenda
proposes a network of these focused at the
interstate interchanges.
Sand Bar Ferry Interchange
The major improvements in these areas are in
the public domain. The shoulders of the on and
off ramps are well landscaped. “Garden City
Highlight Areas” are placed at the bottom of
off ramps as a backdrop for clear directional
signage into downtown or other important
nearby destinations, in this case, the industrial
area off Lovers Lane and the medical area
served by Laney Walker Boulevard. Sand Bar
Ferry Road should become a “Garden City
Boulevard” and secondary streets should have
basic sidewalk and street tree plantings. The
Agenda recommends the restoration and reuse
of the historic Goodale Plantation House as a
welcome center or as part of a lodging/business
or events complex.
1-19[Executive Summary]
the urban core
Integrating the 2009
Westobou Vision with
the bigger Agenda
Downtown Augusta remains the center of this
five county region, particularly for cultural and
entertainment purposes. It is the seat of civic
and government activities for Richmond County.
Most people living in the region, including those
in South Carolina, consider themselves part
of the Augusta region. Much of this area was
examined in the 2009 Westobou Vision Urban
Area Master Plan. The recommendations of that
plan are incorporated into this Agenda and can
benefit all of Augusta in a number of exciting
ways.
The Priority Development District
This area extends from the Riverwalk to Rocky
Creek. The Agenda gives this area high priority
as to where Augusta should focus its energies and
resources over the next decade. The northern
end of this District, aka the north side, is home
to five Westobou Vision Market Creation
Projects, including a cultural arts component (the
Westobou Arts Center), a technology/education
element (St. Sebastian Health Sciences Park) and
three residential neighborhood development
Figure 4-7. Augusta Sustainable Development Agenda Priority Corridor District (pink) as it connects with the Westobou Vision Urban Area Plan (grey)
Northside
1-20 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
activities (Marbury Village, Augusta Canal Park,
and Harrisburg Canal Village), all of which
can have direct dramatic and positive impacts
on the entire district. Other recommendations
for integration the Westobou Vision into this
Agenda are as follows.
Movement and Connections
Augusta Way is the proposed multi-modal spine
running through this Priority Development
District. It ties Augusta together as never
before. The Westobou Vision plan made a
series of recommendations regarding several
roadway corridors, including the Fifth Street
Bridge, Broad (between 10th and 13th), Old
Bailey and elevated portions of the John C.
Calhoun Expressway, new railroad flyovers, and
a central transportation facility. Many of these
recommendations would work to the benefit of
the south side of Augusta in particular.
Open Space System
The Westobou Vision proposes several new
parks that can have a dramatic impact, not only
on the downtown and could be extended along
radiating corridors, particularly along Augusta
Way, through the Priority Development District,
to the regional park proposed at Rocky Creek
and into the southern reaches of the city. The
proposed Sand Bar Ferry Park is imagined
as a regional riverfront park accessible by car
and bike from all parts of the city and Upper
Broad extends the Garden City concept to Lake
Olmstead and beyond.
Neighborhood Revitalization
Augusta’s urban area consists, even today, largely
of residential neighborhoods. Old Town, Laney
Walker, Bethlehem, Harrisburg, Summerville
are at the edge of downtown, but also are the
transition zones linking it to the whole of the
city. The city’s Department of Housing and
Community Development and the Augusta
Housing Authority are embarked on innovative
programs that can be extended into other
parts of the city, especially along the Priority
Development District.
Other Noteworthy Initiatives
In addition to the specific project prototypes,
there are a number of local entities offering
other high priority opportunities that can aid
in reaching the goals of the Agenda. For each
of them the City should stay abreast of, review,
comment and assist in making it as good as it
can be. These include:
• With land limited at their original campus,
Augusta State University is engaged in a
master plan effort in West Augusta, along
Wrightsboro Road.
• With cur ricula in career paths critical for
Augusta’s future in the areas of health
sciences, energy technology and horticulture,
a number of planned projects in the works,
Augusta Technical College can be a
catalyst for the revitalization of the adjacent
distressed Deans Bridge Road.
• Paine College lies at the mid-point of the
Priority Development District and recently
completed a master plan to guide its
development and growth over the next
decade. This institution can be a major
participant in the redevelopment of the
Priority Development District.
Figure 4-8. Full ASDA Priority Development District
Northside
Southside
1-21[Executive Summary]
• With MCG | Georgia Health Sciences
University’s new name and new president,
with expansion occurring at a rapid pace and
with the nearly completed St. Sebastian Way
opening up large tracts of under developed
land nearby, they can move themselves and
Augusta to a new level.
• Augusta’s Regional Bush Field Airport has
just completed a major expansion of its
terminal facilities, is a Designated Air
Services Development Zone and can become
a focus for economic development of the
Central Savannah River Area.
• The City should collaborate regionally to
reestablish passenger rail service as a
viable travel alternative to Atlanta. As the
second largest city in the state with Athens
and Atlanta, it forms a technology arc of
universities, research, manufacturing and
operational entities that could elevate the
region to a new level. Freight service is
important to the city’s manufacturing sector,
and should be pursued to mitigate the traffic
and noise impacts in the downtown.
• Central Savannah River Land Trust should
accelerate their land preservation efforts.
Particularly along Spirit Creek and, in
collaboration with others preserving, reusing
and interpreting critical parts of the rural
cultural landscape.
• Savannah River Site Community Reuse
Organization’s purpose is to create an
environment conducive to technology-based
startups, business expansions and to attract
new ventures to the region. Their efforts
aim to help the region develop a diverse
economic base by providing new emerging
and existing companies with the financial
opportunities and incentives to locate and
expand within the Augusta region.
• Augusta’s Market at the River and other
groups should be encouraged to expand to a
significant “grow local” movement.
• With their expansion of their nuclear
energy generating Plant Vogtle site
just south of Augusta, Georgia Power can
become a bigger partner in revitalizing the
area.
• Finally, Augusta is the world’s center for golf
cars and other fully electric, light-
transportation vehicles. The City, Georgia
Power, and the private sector could
collaborate to develop a whole new system
of urban public transit and short trip
movement, making the Priority Development
District their laboratory. This can be a model
for the nation.
The city must remain vigilant as the
issues and opportunities arise from
these actions. Build on them!
A street legal electric vehicle can be developed to carry up to 12-15 passengers and could be available in less than three years.
1-22 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
4. Policies for Sustainable Development
Smart Growth and
Green Infrastructure
Smart Growth values long-range, regional
considerations of sustainability over a short-
term focus. The intent is to achieve a unique
sense of community and place; expand the
range of transportation, employment, and
housing choices; equitably distribute the costs
and benefits of development; preserve and
enhance natural and cultural resources; and
promote public health.
A cardinal principle for smart growth is building
on the framework of existing community
resources. The Agenda proposes to formalize
the “Green Infrastructure” of natural and
environmental resources into the Development
Approval Process. Green Infrastructure
is network of open space that protects
environmentally sensitive areas, the city’s
natural and man-made attributes, while guiding
growth into locations that are more suitable for
development.
Figure 4-9. Excerpt of the Recreational Resources Map (fincluding loodplain, existing parks, and greenway trails) found in the Final Report
With its consolidated city-county form of
government, Augusta is uniquely situated to
very effectively manage its growth. Unlike non-
consolidated governments, Augusta can plan and
regulate the development of its urban, suburban,
and rural areas. This provides the City with a
strategic advantage in battling the nation-wide
inefficiencies and other problems commonly
associated with the post-WWll phenomena of
suburban sprawl and its negative effects on
adjacent rural resources and the urban core.
The Augusta Sustainable Development Agenda
proposes that Augusta adapt a well-established,
best practices approach, i.e. “Smart Growth”
as the framework for its growth management
agenda. In brief, “Smart Growth” is an urban
planning and transportation approach that
concentrates growth in concentrated nodes,
ranging in size from downtowns, to town centers,
to hamlets, typically focused on key existing
intersections
1-23[Executive Summary]
Growth Management in
Augusta
Benefits
For Augusta, the recommended growth
management directions for the next two decades
will focus on:
• Preser ving scenic rural landscapes, and
agricultural and timber harvesting farms.
• Delineating preferred growth areas for future
development.
• Designating areas for nodal development and
creating hamlet, village, and neighborhood
design and intensity guidelines.
• Integrating greenways into subdivision design
to increase quality of life.
• Reinvigorating distressed suburban
neighborhoods and commercial strips.
• Supporting downtown development
particularly as related to the arts, sports,
health sciences and downtown living.
Policy Categories
The Augusta Sustainable Development Agenda
has identified three critical policy areas where
changes will be required to manage Augusta’s
future, built around and reinforced by an
economic development strategy that builds on
the city’s core attributes.
• Land development regulations to
encourage quality development an redirect
current patterns of sprawl development into
denser nodes at intersections.
• Strategies to improve the appearance and
function of Augusta’s roadways that must
be closely coordinated with land use and
development directions.
• Improved policies and initiatives to enhance
and revitalize inner-ring neighborhoods.
Green Infrastructure Elements
Natural Resources
Wetlands***
Streams
Agricultural Soils
Wooded Areas and Orchards
Groundwater Recharge
Recreational Resources
Floodplain***
Public Parks
Greenway Trails
*** Primary Conservation Resources should be
preserved under any type of land development
proposal, whether or not it is designated as a
“Conservation Subdivision”.
1-24 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Summary of Sustainable
Development
Recommendations
Plan for Priority Project
Development
Of utmost importance to this Agenda, the
Standard City Planning Enabling Act of 1928,
created by the US Department of Commerce,
provided very powerful grants of power to
cities to adopt their own master plans, master
street plans, and regional plans by controlling
the subdivision of land.
Just like the earlier and more widely recognized
Standard State Zoning Enabling Act from 1924
that allowed cities to using zoning ordinances,
the grant stated that, “It shall be the function
and duty of the local Commission to make and
adopt a master plan for the physical development
of the municipality.”
In this light, this Agenda has recommended that
the Commission rally around:
• Focusing new retail development around key
intersections identified in the Regional
Activity Center map.
• Strategically differentiating among corridors
that will remain commercial, or transition
to housing and employment uses with the
Corridor Improvement Zones map.
• Keeping in touch with key landowners in the
Priority Project areas to encourage
cooperation in implementing the plan.
Strategically Steer Public
Investments
The public sector determines budgeting for
streetscape improvements, road paving, water
and wastewater infrastructure, and public
facilities location.
• Update the Water and Sewer Master Plan
to reflect rural land preservation efforts and
prohibit costly sprawl.
• Modify the Storm Water Ordinance and the
Street and Roadway Design Manual to
support Low Impact Development
strategies.
• Create a Landscaping Overlay Zone for
Garden City Gateways and Corridors.
• Consider conducting a cost vs. revenue
analysis on the impact of new development
in Rural Augusta before making public sector
investments here.
• Expand available resources to transform
distressed neighborhoods with sustainable,
mixed-income housing.
• Link neighborhoods to schools, recreation
and other community amenities.
Regulate for Smart Growth
This tool supports the community’s vision
through land development guidelines.
• Create an Agricultural and Timber
Protection Zone to support the economic
contributions of ‘working lands’ in Augusta.
• Create policy that concentrates new
development at major, strategic intersections:
• Designate Overlay Districts for
Priority Projects to encourage quality
urban and suburban development.
• Encourage non-retail uses in the
“segments in-between major
intersections” through a Residential
and Office Zone change.
• Design Hamlet Overlay Districts to
permit and encourage Hamlets around
rural intersections.
• Replace certain B-1, B-2 and P-1
zoned property along struggling
corridors with ‘residential
entitlements’ to provide incentive for
revitalization
• Encourage Traditional Neighborhood
Design through the creation of a new
method of land subdivision, “Walkable
Subdivisions”.
1-25[Executive Summary]
Halt sewer expansion, keep the southern areas rural and continue to infill suburban and urban areas
Provide Incentives for Best
Practice Development
This Agenda intends on making Augusta a
model, not only for Georgia, but also for the
rest of the Southeastern region and the nation.
• Use zoning to allow innovative
Conservation Subdivisions by right, rather
than as a conditional use.
• Enhance Conser vation Subdivision options
to include Country Properties and
Hamlets, in addition to Basic Conservation
with Neutral Density.
• Promote Current-Use Valuation for
conservation property (up to a 60%
reduction in taxes).
• Increase site acquisition strategies and
consolidation for Priority Project area
planning and coordination.
• Incorporate energy efficiency and green
building practices into commercial and
residential building codes. Consider LEED
standards. Start with government buildings
as an example.
Procedural Defaults to ‘Do the
Right Thing’
Greenway designation and land preservation
options should come up for automatic
consideration during routine governmental
procedures. There should be powerful defaults
geared towards the enhancement and increased
utilization of Augusta’s resources.
• During the development approval process,
require a Site Context Map and Existing
Resources Map during the Sketch Plan
phase of the Development Approval Process.
• Develop Street Connectivity
Requirements for new subdivisions.
• Coordinate a Round Table Process to do a
consensus building technical review of
development ordinances.
Public Ownership and
Management of Greenspace
Augusta already owns several key properties
for the purposes of greenspace development.
This should be continued in order to meet
the Community Greenspace Program’s goal
of preserving 20% of Augusta’s land area as
publicly accessible greenspace, as established in
the year 2002.
• Adopt a Green Infrastructure map and
create a Potential for Protected Lands
Inventory and Database for a well
connected open space framework.
• Enforce private sector roadside property
landscape, signage and upkeep standards,
while the public sector installs planting and
streetscape improvements in the public rights
of way.
• Set neighborhood rental management
strategies for the improvement of
substandard housing.
• Use Land Banking to buy up abandoned
and derelict housing to turn into open space
to supplement the city’s Green Infrastructure
network.
1-26 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Summary of Projects
and Policies
The accompanying chart provides a summary
of key development initiatives for each part of
Augusta, for each functional element as well as
a summary of economic development initiatives.
A summary of the Recommended Policies is
provided in Section 4 of this report with further
detail provided in Appendix 2, The Policies
Agenda: Recommendations for Sustainable
Development.
A summary of the recommended Project
initiatives is provided in Section 5 of this report,
with further detail provided in Appendix 1, The
Projects Agenda.
GoalsPart of
Augusta
Economic Development: Increase
Economic Activity and Vitality
Open Space and Environment: Protect
and Enhance the Environment and its Resources
Neighborhood and Community
Development: Reinforce Liveable
Communities and Neighborhoods
Transportation and Linkages: Create
Effective and Attractive Regional Linkages
Implement the Market Creation Projects of the Urban
Area Plan:
Implement Environmental Recommendations of the
Urban Area Plan including:
Implement Housing and Neighborhood
recommendations of Urban Area Plan
Implement Transportation recommendations of Urban Area
Plan
1) Create opportunities to expand health sciences
businesses near existing medical complex 1) Westobou Open Space Network 1) Marbury Village development 1) Develop Westobou Trace along Sandbar Ferry and
through downtown to Upper Broad St
2) Expand cultural, performance, and sports facilities
in the urban core
2) Landscaped roadways linking Market Creation
Projects
2) Sandbar Ferry neighborhood redevelopment and
repositioning
2) Remove elevated sections of J. C. Calhoun
Expressway and reclaim associated land for the Harrisburg
community
3) Make downtown a center for urban living with a
variety of housing types
3) Improve and expand river-related open spaces related
to new developments 3) Develop Riverwatch Heritage Parkway
4) Attract a new, resident-based college or university
to the downtown district.
4) Improve gateways and corridors through
landscaping and signage controls (Project 8a - I-
520/Sandbar Ferry Interchange)
1) Develop large-scale Regional Mixed Use Nodes
(Project 5a - Peach Orchard Place for "Big Box"
uses)(Project 5b - Rocky Creek Park for business and jobs
associated with flood protection investment)
1) Identify areas of natural and ecological value where
expanded Conservation Subdivision options will improve
neighborhood quality (Project 4a - Butler Creek)
1) Develop new Town Centers to serve outlying areas
with a mix of housing types, shopping, public services and
institutions in the area (Project 3a - Windsor Spring and
Project 3b - Belair)
1) Improve gateways and corridors through
landscaping and signage controls
2) Reposition existing strip retail and surroundings to serve
as Village Nodes (Project 6a - South Gate Urban Village
incluidng mixed income housing, neighborhood retail, and
links to existing public services and adjoining
neighborhoods
2) Low Impact Development site design standards for
stormwater management
2) Expand city neighborhood and housing
revitalization programs in areas adjoining the new
growth corridor and other key action areas (Project 7a -
Oates Creek)
2) Make Augusta Way multi-modal (incorporate transit,
bike, and pedestrian)
3) Direct investment into the ASDA Priority
Development District between the medical area and
Rocky Creek, linking several proposed project areas
3) Protect sensitive water courses and create new open
space amenities (e.g. - Project 4a -Butler Creek or Project
5b - Rocky Creek) and improve neighborhood connections
to their natural amenities
3) Designate Overlay Districts to encourage
implementation of Prototypical Projects as well as to
discourage inappropriate continued strip development
along arterials.
3) Develop street connectivity requirements for new
subdivisions.
4) Use Green Infrastrcuture in the development
approval process to determine the "right" locations to
build.
4) Create traditional neighborhoods through “Walkable
Subdivisions” design.
4) Re-create Gordon Highway, Windsor Spring, and
Tobacco Road as scenic parkways through right of way
changes and control of frontage development
1) Designate areas where agriculture is the preferred land
use through an Agriculture and Timber Protection
Zone for Rural Augusta that defines large minimum parcel
sizes
1) Promote small lifestyle community development
appropriate to Rural Augusta (such as equestrian,
farming, creek front, golf)
1) Protect the visual character on selected arterial roads by
enacting Scenic Overlay Zones
2) Create incentives to encourage the preservation of
orchards and pastures and their use for educational and
cultural purposes (Project 1a - Fall Line Farm)
2) Promote a vernacular building style that will
enhance the cultural landscape of rural Augusta through
design guidelines
2) Develop a bicycle-friendly roadway network2) Promote land uses which will conserve rural
character, including agriculture, forestry, and rural
sporting activites
3) Update the Water and Sewer Master Plan to restrict
further sewer expansion south of Spirit Creek
3) Plan for agriculture to remain an economically viable
land use, with areas of farms of sufficient size and
productivity to remain sustainable.
The character-defining visual
environment of farmlands and
natural areas of rural Augusta
is retained, encouraging low-
density development clusters
and rural lifestyle
communities appropriate to
areas where sewer system
extension is not appropriate.
New developments and
creative rehabilitation and
redevelopment at key
intersection nodes form
shopping and service clusters
that reinforce neighborhoods,
create a sense of community,
and take advantage of local
natural amenities.
Suburban
Augusta
3) Other housing and neighborhood improvements
in Laney-Walker, Bethlehem, and Upper Broad
Street (Project 7b) as well as expansion opportunities
and neighborhood supportive services
The urban core of the city is
an active mixed-use
environment with growing
businesses, lively in-town
housing, and cultural/civic
uses that serve the region.
Rural
Augusta
Urban
Augusta
1) Designate and zone areas for Rural Hamlets at key
intersections that encourage attractive and walkable
clusters of single family housing close to convenence retail,
and other public services (Project 2a: Spirit Creek Hamlet)
Public Outreach
At the conclusion of this 16-month planning
process, the City has an imperative to educate
and share with it’s citizens the benefits of a
sustainable Growth Management framework for
Augusta.
• Develop a web site about Priority Projects
and Sustainable Development Policies. A
non-technical guide to the land development
changes will be a useful tool for interested
residents and the development community.
Continue community education on
major proposed major proposed land use
amendments and project locations.
• Improve the effectiveness of existing
Neighborhood Associations.
• Compose an Annual Action Progress
report for measurable targets for the plan,
available to the public.
1-27[Executive Summary]
GoalsPart of
Augusta
Economic Development: Increase
Economic Activity and Vitality
Open Space and Environment: Protect
and Enhance the Environment and its Resources
Neighborhood and Community
Development: Reinforce Liveable
Communities and Neighborhoods
Transportation and Linkages: Create
Effective and Attractive Regional Linkages
Implement the Market Creation Projects of the Urban
Area Plan:
Implement Environmental Recommendations of the
Urban Area Plan including:
Implement Housing and Neighborhood
recommendations of Urban Area Plan
Implement Transportation recommendations of Urban Area
Plan
1) Create opportunities to expand health sciences
businesses near existing medical complex 1) Westobou Open Space Network 1) Marbury Village development 1) Develop Westobou Trace along Sandbar Ferry and
through downtown to Upper Broad St
2) Expand cultural, performance, and sports facilities
in the urban core
2) Landscaped roadways linking Market Creation
Projects
2) Sandbar Ferry neighborhood redevelopment and
repositioning
2) Remove elevated sections of J. C. Calhoun
Expressway and reclaim associated land for the Harrisburg
community
3) Make downtown a center for urban living with a
variety of housing types
3) Improve and expand river-related open spaces related
to new developments 3) Develop Riverwatch Heritage Parkway
4) Attract a new, resident-based college or university
to the downtown district.
4) Improve gateways and corridors through
landscaping and signage controls (Project 8a - I-
520/Sandbar Ferry Interchange)
1) Develop large-scale Regional Mixed Use Nodes
(Project 5a - Peach Orchard Place for "Big Box"
uses)(Project 5b - Rocky Creek Park for business and jobs
associated with flood protection investment)
1) Identify areas of natural and ecological value where
expanded Conservation Subdivision options will improve
neighborhood quality (Project 4a - Butler Creek)
1) Develop new Town Centers to serve outlying areas
with a mix of housing types, shopping, public services and
institutions in the area (Project 3a - Windsor Spring and
Project 3b - Belair)
1) Improve gateways and corridors through
landscaping and signage controls
2) Reposition existing strip retail and surroundings to serve
as Village Nodes (Project 6a - South Gate Urban Village
incluidng mixed income housing, neighborhood retail, and
links to existing public services and adjoining
neighborhoods
2) Low Impact Development site design standards for
stormwater management
2) Expand city neighborhood and housing
revitalization programs in areas adjoining the new
growth corridor and other key action areas (Project 7a -
Oates Creek)
2) Make Augusta Way multi-modal (incorporate transit,
bike, and pedestrian)
3) Direct investment into the ASDA Priority
Development District between the medical area and
Rocky Creek, linking several proposed project areas
3) Protect sensitive water courses and create new open
space amenities (e.g. - Project 4a -Butler Creek or Project
5b - Rocky Creek) and improve neighborhood connections
to their natural amenities
3) Designate Overlay Districts to encourage
implementation of Prototypical Projects as well as to
discourage inappropriate continued strip development
along arterials.
3) Develop street connectivity requirements for new
subdivisions.
4) Use Green Infrastrcuture in the development
approval process to determine the "right" locations to
build.
4) Create traditional neighborhoods through “Walkable
Subdivisions” design.
4) Re-create Gordon Highway, Windsor Spring, and
Tobacco Road as scenic parkways through right of way
changes and control of frontage development
1) Designate areas where agriculture is the preferred land
use through an Agriculture and Timber Protection
Zone for Rural Augusta that defines large minimum parcel
sizes
1) Promote small lifestyle community development
appropriate to Rural Augusta (such as equestrian,
farming, creek front, golf)
1) Protect the visual character on selected arterial roads by
enacting Scenic Overlay Zones
2) Create incentives to encourage the preservation of
orchards and pastures and their use for educational and
cultural purposes (Project 1a - Fall Line Farm)
2) Promote a vernacular building style that will
enhance the cultural landscape of rural Augusta through
design guidelines
2) Develop a bicycle-friendly roadway network2) Promote land uses which will conserve rural
character, including agriculture, forestry, and rural
sporting activites
3) Update the Water and Sewer Master Plan to restrict
further sewer expansion south of Spirit Creek
3) Plan for agriculture to remain an economically viable
land use, with areas of farms of sufficient size and
productivity to remain sustainable.
The character-defining visual
environment of farmlands and
natural areas of rural Augusta
is retained, encouraging low-
density development clusters
and rural lifestyle
communities appropriate to
areas where sewer system
extension is not appropriate.
New developments and
creative rehabilitation and
redevelopment at key
intersection nodes form
shopping and service clusters
that reinforce neighborhoods,
create a sense of community,
and take advantage of local
natural amenities.
Suburban
Augusta
3) Other housing and neighborhood improvements
in Laney-Walker, Bethlehem, and Upper Broad
Street (Project 7b) as well as expansion opportunities
and neighborhood supportive services
The urban core of the city is
an active mixed-use
environment with growing
businesses, lively in-town
housing, and cultural/civic
uses that serve the region.
Rural
Augusta
Urban
Augusta
1) Designate and zone areas for Rural Hamlets at key
intersections that encourage attractive and walkable
clusters of single family housing close to convenence retail,
and other public services (Project 2a: Spirit Creek Hamlet)
Summary of Development Principles, Goals and Recommended Actions to Realize the Garden City
1-28 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
5. Implementation
• A new Office of Implementation to carry
out the recommendations and decisions
of the Steering Committee. This will be a
fully funded office with a Director, support
staff and adequate funding to carry forth its
mandates.
• A new organization, Augusta Sustainable,
similar to Augusta Tomorrow, responsible for
oversight of projects and activities identified
in this Agenda, which lie outside Augusta
Tomorrow’s area of interest as identified in
the 2009 Westobou Vision master plan.
• A private sector entity, The Augusta Civic
Realty Trust, with critical financial capability
and development skills that can serve as a
“front end” catalyst for difficult projects.
These entities and their relationship
are graphically noted in “Figure 4-10.
ASDA Organizational Chart for Project
Development” on page 1-29. The roles and
responsibilities of each are discussed in
further detail in Document 2- Final Report.
Leadership Needs
This is a bold Agenda, requiring adequate
staffing, funding, as well as both public and
private support, in order to move forward on
several fronts simultaneously. Today, Augusta
does not have in-house capability to properly
oversee this Agenda, and so a fresh approach is
offered.
Leadership responsibility ultimately rests with
the City Commissioners, with input from the
Mayor and with specific activities managed
by the City Administrator’s office. Key
recommendations to assist them to implement
this Agenda include creation of:
• A city-wide citizen Steering Committee,
which taps the talents of key civic leaders
already involved in the creation of the
Agenda, and others to be designated by the
Commissioners based on recommendations
from the leadership community. This ten to
twelve person group would report directly to
the Commissioners.
As with the Westobou Vision, a
core issue is how to marshal the
will, the energy and the resources to
implement this Agenda.
It starts with the will to make the
internal changes necessary to shift
in a higher gear… to take risks and
to push forward in new directions and
to embrace a spirit of collaboration
within and among both public and
private interests.
1-29[Executive Summary]
Project Development
Public Sector Involvement
The Office of Implementation will coordinate
and collaborate with city departments on
infrastructure and other improvements within
the Agenda’s priorities.
With the creation of the new entity, Augusta
Sustainable, as a sister to Augusta Tomorrow,
attention and energy will be applied evenly
across the entire city. Augusta Tomorrow
continues to focus on projects identified in the
2009 Westobou Plan and Augusta Sustainable
on projects and policy initiatives in the rest
of the city. They will coordinate closely with
each other, and the Office of Implementation,
particularly around issues of funding (SPLOST,
etc). For the first few years at least, the Office
of Implementation will focus largely on projects
within the Priority Development District.
Realizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development Agenda
IMPLEMENTATION ORGANIZATION- Alternative #2a- Preferred ApproachIMPLEMENTATION ORGANIZATION- Alternative #2a- Preferred ApproachIMPLEMENTATION ORGANIZATION- Alternative #2a- Preferred Approach
O vers i ght Over s i ght Overs i ght Overs i ght
I mp l ementat i o n
En t i ty
I mp l ementat i o n
En t i ty
I mp l ementat i o n
En t i ty
I mp l ementat i o n
En t i ty
I mp l ementat i o n
En t i ty
I mp l ementat i o n
En t i ty
I mp l ementat i o n
En t i ty
I mp l ementat i o n
En t i ty
I mp l ementat i o n
En t i ty
I mp l ementat i o n
En t i ty
City Commissioners &
Mayor
City
Administrator
City Staff
&
Technical
Professional
Support
Augusta
Tomorrow
Augusta
Sustainable
(Key Interest
Participants)
ASDA Office of
Implementation
Director
Coordinator
TBD
ASDA Implementation Steering Committee
(Expand from current Steering Committee- All Augusta
Representation)
T H E A G E N D A
Suburban/Rural Area
Projects
Westobou Urban Area
Projects
Implementation
Teams
Implementation
Teams
F u n d i n g E n t i t i e s
CITY-WIDE
Private Sector: Individual Land Owners, Developers, Investors, Institutions
Public Sector: City Project Administrative Expediting, Tax and other incentives,
City Wide Authorities and Agencies, State, Federal and other Funding Assistance
Westobou Urban Area
Downtown Development Authority
Augusta Canal Authority
Suburban/Rural Area
Augusta Civic Realty Trust
Richmond County Development Authority,
Figure 4-10. ASDA Organizational Chart for Project Development
1-30 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The Office of Implementation will rely heavily
on technical and professional support from city
staff, especially the Planning Department and
Housing and Development Department, as well
as outside consulting services in several critical
areas, particularly urban design, economic
development and related Context Sensitive
Solutions for transportation projects.
For each project, public involvement
will be critical. A spirit of
collaboration must be built and
sustained.
Private Sector Involvement
Reinforcing these public efforts, the Agenda
recommends formation, from private sector
interests, of a new, “bridge”, implementing
entity, the Augusta Civic Realty Trust (ACRT),
to be a catalyst for development, intervening to
enable progress on many of the priority projects
identified in the Agenda. In general terms, such
an entity would have the purpose to enable
development of community benefit throughout
the Augusta region, with an initial focus on
projects identified in the Augusta Sustainable
Development Agenda (ASDA), which are not
part of the Westobou Urban Area Plan.
This entity could acquire land or interests in
land in areas with development potential, with
the intent to advocate for more effective use
and development, in general accordance with
the Agenda, enabling capture of value created
through land disposition when development
occurs. At a maximum, such an entity could
function as an active developer and operator of
facilities.
The ACRT entity would be a for-profit venture
with the goal to earn a threshold return – perhaps
capped at a compounded fixed percentage
on contributed equity – above which surplus
returns could be diverted to other elements of
this Agenda or to an affiliated non-profit entity.
Funding to form such an entity would come
from civic-minded developers in Augusta and
supplemented from like-minded private, non-
profit, or public entities.
Funding Considerations
The Office of Implementation, with its paid
staff and Director, as well as its support services
and materials will require a funding line to
operate effectively. The resources of this office,
to the extent that they are available, can be
used by Augusta Sustainable to support their
efforts. The Steering Committee and Augusta
Sustainable would be made up of volunteers.
General expenses would be paid by the city and
or through local business contributions. The
Augusta Civic Realty Trust, is a private sector
entity with financial capability to support its own
mission; however, the Office of Implementation
would also provide it with administrative and
technical assistance to the extent that they are
able.
1-31[Executive Summary]
Policy Development
Public and Private Sector
Cooperation in...
The process to compile the Augusta Sustainable
Development Agenda has been relatively short
in terms of the work that is needed to move
the Agenda forward. Complex ideas with many
implications have been presented that need the
full consideration of both public and private
stakeholders over the next decades.
Proposed Round Table Process
This Agenda recommends a comprehensive,
consensus building, local Round Table
Process to update land development ordinances
with a cross-jurisdictional workgroup. The
charge would be for a collaborative of local
government agencies, the development
community, neighborhood organizations,
home builders, engineering and planning firms,
business associations, and environmental and
conservation groups to come to consensus on
the recommended land development changes.
This workgroup of wide-ranging interests
would be led by a facilitator or urban design
professional with the overall objective being
to systematically examine Augusta-Richmond
County’s ordinances with an eye toward
promoting more environmentally sensitive and
economically viable development practices.
This round table process can provide more
development community outreach and cross
public-private sector discussion than has been
feasible in this study.
1-32 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
What will it cost?
This is a big plan and its implementation will take
at least two decades. Conceptual cost estimates,
as seen in “Figure 4-11. ASDA Projects Cost
Summary Chart” on page 1-33, were developed for
each of the eleven ASDA Prototype Projects.
These total over $1.1 billion in public and
private investment, hopefully with the bulk of it
occurring in the next decade. In addition, there
are the Westobou Market Creation Projects,
which were estimated also at well over a billion
dollars.
Prototype Projects Total
As seen in the summary chart, of the $1.1 billion
for the eleven new projects, nearly $881 billion
(79.8%) is privately financed. Approximately
$150 million (13.6%) is for public infrastructure.
Another $73 million (6.6%) would be in the form
of public financing as incentives for desired
private initiatives. This represents a 4:1 return
on public funds invested, before considering the
greater public good of many of these projects.
ASDA Priority Development District
Total
Looking at the southside of the ASDA Priority
Development District (Wrightsboro Road to
Rocky Creek), which includes three project
areas (#5b Rocky Creek, #6a Southgate, and
#7a Oates Creek ), the total cost is nearly $420
million. Approximately $269 million would be
privately financed, with $92 million for public
infrastructure, another $59 million (6.6%) of
public financing assistance.
This represents a 3:1 return on public funds
invested, before considering that most of
these projects serve the greater Augusta public
good. Examples include the Rocky Creek
Flood Control project, properly building the
Augusta Way boulevard and making significant
improvements to the Gordon Highway.
Final Notes
T hrough this Agenda, Augusta has
made a commitment to sustainable
development and pro-actively
encouraging environmentally sensitive
developments that will enhance the
quality of life for future generations.
T he single largest task facing the
implementation effort is to build a
spirit and a culture of cooperation and
collaboration among public and private
sectors and interests.
T his effort begins with the three
“High Priority” projects in the
Priority Development Corridor:
Rocky Creek, Southgate, and Oates
Creek, all of whom have potential
champions and initial funding sources.
1-33[Executive Summary]
Total
Residential
(DU)
Total
Commercial
(SF)
Public
Infrastructure
Investment
Public Financing
for Development Private $Cost Totals
70 500 $3,175,000 $0 $20,852,560 $24,027,560
% of Total 13.2%0.0%86.8%100%
164 10,000 $1,550,000 $0 $46,666,855 $48,216,855
% of Total 3.2%0.0%96.8%100%
893 26,000 $12,737,500 $5,627,496 $173,116,361 $191,481,357
% of Total 6.7%2.9%90.4%100%
300 180,000 $3,925,000 $1,999,242 $76,416,773 $82,341,015
% of Total 4.8%2.4%92.8%100%
574 0 $21,590,625 $198,338 $165,252,325 $187,041,287
% of Total 11.5%0.1%88.4%100%
144 210,000 $5,425,000 $1,732,676 $55,091,713 $62,249,389
% of Total 8.7%2.8%88.5%100%
370 1,250,000 $49,410,000 $7,104,449 $141,675,121 $198,189,570
% of Total 24.9%3.6%71.5%100%
270 190,000 $19,720,000 $13,035,000 $37,152,814 $69,907,814
% of Total 28.2%18.6%53.1%100%
900 12,000 $22,625,000 $39,041,420 $90,060,500 $151,726,920
% of Total 14.9%25.7%59.4%100%
240 28,000 $8,330,000 $4,220,622 $63,283,848 $75,834,470
% of Total 11.0%5.6%83.4%100%
0 150,000 $1,587,500 $215,000 $11,287,500 $13,090,000
% of Total 12.1%1.6%86.2%100%
TOTALS
3,925 2,056,500 $150,075,625 $73,174,243 $880,856,368 $1,104,106,236
% of Total 13.6%6.6%79.8%100%
1,540 1,452,000 91,755,000 59,180,869 268,888,435 419,824,304
% of Total 21.9%14.1%64.0%100%
Summary-ASDA Prototype Projects
2a Spirit Creek Hamlet
3a Windor Spring Town Center
3b Belair Town Center
4a Butler Creek
CITY WIDE
IN PRIORITY CORRIDOR
6a Southgate Urban Village
7a Oates Creek Neighborhood Revitalization
7b Upper Broad Street Neighborhood Revitaliztion
8a I-520/Sand Bar Ferry "Garden City" Gateway
Southside Only- Projects 5b/ 6a/ 7a)
5a Peach Orchard Regional Retail Center
5b Rocky Creek Park Mixed-Use Center
1a Fall Line Farm
Figure 4-11. ASDA Projects Cost Summar y Chart
High Priority
Projects
(Southside of
ASDA Priority
Development
District)
1-34 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Advisory Task Force Members
This Augusta Sustainable Development Agenda
could not have been developed without the
input and efforts of the Advisory Task Force,
chaired by Terry D. Elam, President of Augusta
Technical College.
• Rick Acree, Public Services Department
• Michael Ash, Vice President of
Administration, MCG | Georgia Health
Sciences University
• Tanya Barnhill, Total Media Consultant
• Tom Beck, Parks and Recreation Department
• William Bloodworth, President of Augusta
State University
• Braye Boardman, President of Beacon Blue
• Bill Boatman, Meybohm Realtors
• Rick Brady, Acura of Augusta
• Cread Brown, Natural Resource Conservation
Service
• Sam Booher, Augusta Sierra Club Co-Chair
• Patricia Booker, CSRA Southeastern Natural
Sciences Academy
• Jennifer Bowen, Augusta Convention and
Visitors Bureau
• Robert Buchwitz, Mayor of Hephzibah
• Nadia Butler, President & CEO of ESi
• Frank Carl, Augusta Ports Authority
Team
shieldsDESIGN LLC
John R. Shields, Principal-In-Charge
A. Rae Smith, Project Urban Designer
Cranston Engineering Group, P.C.
Thomas H. Robertson, Transportation, Civil and
Regulatory
exclamation101
Andrew Young, Graphic Design Consultant
F.M. Costantino Inc
Frank Costantino, Architectural Rendering
ICON Architecture, Inc.
Jonathan S. Lane, Organizational Consultant
The Woodhurst Partnership
Bob Woodhurst, Architect
Robert S. Woodhurst, Associate Architect
Urban Partners
James E. Hartling, Economic Consultant
with
City of Augusta
George Patty, Planning Commission Executive
Director
Paul DeCamp, Planning Director
• Jerry Cole, Retired Minister
• Hugh Connolly, Citizen
• Robert Cooks, Augusta Neighborhood
Improvement Corporation
• Zack Daffin, Vice President of Business
Development, Georgia Bank and Trust
• Ratesh Dag gubati, Senior Software Analyst
• Stanley DeHoff, Executive Director of the
Georgia Medical Center Authority
• William Dozier, Senior Vice President of
Residential Property Management at Coldwell
Banker
• Walter Dukes, Regional Vice President of
Georgia Power Company
• Randy Duteau, Augusta Sports Council
• Jerry Dye, Attorney
• John Engler, McKnight Properties, Inc
• David Fields, Vice President of Radio Cab
• Henry Frishknecht, Arborist
• Butch Gallop, Gallop & Associates
Consulting Group
• Theresa Gant, East Augusta Neighborhood
Association
• Yvonne Gentry, Disadvantaged Business
Enterprise
• Charlotte Ginn, Another Chance Ministries
• Drew Goins, Utilities Department
1-35[Executive Summary]
• Barbara Gordon, Editor of Augusta Metro
Courier
• Kathy Hamrick, Planning Coordinator for
Augusta State University
• Sidney Hatfield, Sheriff ’s Department
• Ron Houck, Department of Parks and
Recreation
• Gene Hunt, Planning Commissioner
• Heyward Johnson, Public Transit Department
• Cerdic Johnson, Coliseum Authority
• Diane Johnston, Augusta Regional Airport
• Betty Jones, Department of Neighborhood
Enhancement
• James Kendrick, Augusta Blue Print
Company
• Bill Kuhlke, Chairman of Georgia DOT
• Abie Ladson, City Engineer of Augusta
• Hazel Langrall, Central Savannah River Land
Trust
• John Lee, Blanchard & Calhoun Commercial
Real Estate Co.
• Mark Lorah, Historic Preser vation
Commission
• Marya Moultrie, Augusta Planning
Commission
• Kelly McKnight, Another Chance Ministries
• Margie Miller, Department of Neighborhood
Enhancement
• Vic Mills, Blanchard & Calhoun Commercial
Corporation
• April Myers, Utilities Department
• Ginger Nicholson, President of Summerville
Neighborhood Association
• Karen Nixon, Assistant to the Mayor
• Jake Oglesby, Board President of Augusta
Housing Authority
• Camille Price, Executive Director of Augusta
Tomorrow
• Jeff Padgett, Citizen
• Pat Schaffer, Villa Europa
• Becky Shealy, Daniel Field Manager
• Dayton Sherrouse, Augusta Canal Authority
• Sammie Sias, Neighborhood Alliance
• Robert Spoo, Plans, Analysis and Integration
Department for Fort Gordon
• Walter Sprouse, Richmond County
Development Authority
• Barry Storey, Hull Storey Gibson Properties
• Dennis Stroud, Public Ser vices Department
• Rick Toole, W.R. Toole Engineers
• Terri Turner, Assistant Zoning and
Development Administrator
• San Van Deest, Software Support
• Lori Videtto, Solid Waste Department
• Beth Walker, Natural Resources Conservation
Services
• Chester Wheeler, Department of Housing
and Community Development
• Barry White, Augusta Convention and
Visitors Bureau
• Margaret Woodard, Downtown Development
Authority
• Bill Wright, Citizen
• Tamara Yoder, Acura of Augusta
Special thanks to Stephanie Kingdom of the
Planning Department, and Sarah Hudson and
Alexandra Alston from the Administrative Office,
for their tireless efforts and infinite patience in
coordinating our activities locally.
Realizing The Garden City:
The Augusta Sustainable Development Agenda
Final Repo R t
Document 2
“Realizing the Garden City”
October 14, 2010
prepared for
The City of Augusta, Georgia
by
ShieldsDESIGN LLC
with
Cranston Engineering Group
ICON Architecture Inc
The Woodhurst Partnership
Urban Partners
2-2 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
A Word from the Team
We have been working with the City of Augusta on this Sustainable
Development Agenda for the past sixteen months with a series of well-
attended public meetings including dozens of one-on-one sessions, with frank,
honest, and creative discourse. The Agenda is the richer for it.
T his Agenda was born of a recognized sense of urgency on the part of the city’s
leaders, and the larger public, to create common ground on which to build the
city’s future. A new spirit of collaboration is emerging to make Augusta an even
better place to live, work, play and learn. We are confident about implementing
this Agenda. Simply put, Augusta has the right stuff to work with and the right
people to make it happen.
T his Agenda frames critical future decision-making for the city and its leaders.
Properly applied, it can make exciting and attractive places where now there is
blight; connect where now there is disconnect. This Agenda touches all of Augusta,
while targeting areas where critical issues and opportunities must be addressed now,
for the health of the whole.
The Final Report synthasizes the information from
the separate Projects and Policies Appendicies into a
document for the direction of Augusta’s Sustainable
Development Agenda. The opinions, findings and
conclusions of this publication are those of the
authors and not necessarily those of the City of
Augusta.
Acknowledgements
This plan is prepared for the City of Augusta, GA.
A Steering Committee of city leaders provided
guidance in the development of the plan. The
work was enriched through a Advisory Task Force
of engaged local citizens, who have reviewed and
commented throughout the work in progress.
This plan was prepared at the direction of the City
Commissioners who are listed below:
Mayor and City Commissioners
Deke Copenhaver, Mayor
Matt Aitken, District 1
Corey Johnson, District 2
Joe Bowles, District 3
Alvin Mason, District 4
Bill Lockett, District 5
Joe Jackson, District 6
Jerry Brigham, District 7
Jimmy Smith, District 8
J.R. Hatney, District 9
Don Grantham, District 10
Steering Committee
Deke Copenhaver, Mayor of Augusta; Paul DeCamp,
City of Augusta Planner; Karen Nixon, Assistant to
the Mayor; George Patty, Planner; Dennis Skelley,
President of Augusta Tomorrow; Fred Russell, City
Administrator; Al Mason, Mayor Pro Tem; Terry
Elam, Chairman of this Agenda Advisory Task Force.
Advisory Task Force
Chaired by Terry D. Elam, the President of Augusta
Technical College, the members of that Task Force
are recognized at the end of this document.
2-3[Final Report]
The Logo
The Westobou Vision Urban Area Plan,
published last year, spoke to the regional, cross-
river cooperation between Augusta, GA and
North Augusta, SC.
This Agenda’s logo uses a stylized version of
the “Three Parts of Augusta” to represent and
broaden the regional scope established in the
Westobou Vision. By allowing the colored
panels to extend beyond Augusta, it retains a
spirit of cross-county cooperation and it has a
fresh and contemporary quality that speaks to
“Realizing the Garden City”.
2-4 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
2.2 Development Projects by Type
In Rural Augusta
Farmland Preservation
#1a: Fall Line Farm........................ 2-62
Rural Hamlets
#2a: Spirit Creek Rural Hamlet ...... 2-64
In Suburban Augusta
Table of Contents
1. Introduction
Purpose of this Plan ..................... 2-10
Augusta: Past and Future Garden City ...................................................... 2-11
This Agenda Planning Process ...... 2-12
Organization of this Agenda Plan .. 2-15
1.1 Context for the Agenda
Prior and Ongoing Planning Activities 2-16
A Brief Look at Augusta Past and Present .......................................... 2-17
The Three Parts of Augusta ........ 2-24
1.2 The Structure of the Agenda
Overview Approach ....................... 2-30
Goals of the Agenda ..................... 2-31
Summary of Development Principles, Goals, and Recommended Actions to Realize the Garden City ................. 2-34
2. This Agenda Projects
2.1 Strategic Action Corridors
Augusta Way in this Agenda Priority Development District .................... 2-42
The Gordon Highway Jobs Corridor 2-48
The Westobou Trace..................... 2-50
Riverwatch Parkway ...................... 2-52
Tobacco Road .............................. 2-55
The Farms to City Scenic Trail ...... 2-56
Town Centers
#3a: Windsor Spring Town Center 2-68
#3b: Belair Town Center ............... 2-70
Conservation-Lifestyle Subdivision
#4a: Butler Creek Conservation Subdivision .................................... 2-72
2-5[Final Report]
Regional Mixed Use Center
#5a: Peach Orchard Regional Retail Center ........................................... 2-74
#5b: Rocky Creek Mixed Use Park . 2-76
Repositioned Strips of Retail
#6a: Southgate Urban Village ....... 2-78
Neighborhood Revitalization
#7a: Oates Creek Neighborhood Revitalization ................................ 2-80
In Urban Augusta
#7b: Upper Broad Street Revitalization ...................................................... 2-84
Identity Gateway
#8a: Sandbar Ferry Gateway ........ 2-86
Integrating the 2009 Westobou
Vision Urban Area Plan with this
Agenda
Other Noteworthy Initiatives ........ 2-95
3. The Policy Agenda
3.1 A Sustainable Development
Framework
New Directions for Augusta ........2-101
3.2 Adopting Land
Development Regulations to Grow
Smart
Understanding Augusta’s Green Infrastructure ..............................2-108
Key Changes to Direct Growth to the “Right” Locations ........................2-114
3.3 Enhancing Augusta’s
Roadways
Anatomy of the Roadway System 2-123
Restructuring Land Uses along the Road ....................................................2-125
Framework for Road Design and Beautification ..............................2-130
3.4 Promoting Neighborhood
Enhancement and
Revitalization
Augusta’s Inner-Ring Neighborhoods .... ....................................................2-140
Strategic Recommendations .......2-141
4. Implementation
4.1 Organizational Approach
Leadership ..................................2-149
Project Development ..................2-153
4.2 How it Works
Policy Development ....................2-156
The Five Year Work Plan .............2-158
What will it cost? ........................2-160
A Final Note ................................2-160
2-6 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 2-2. Example of Strategic Action Corridors ............................. 2-39
Figure 2-3. Sampling of potential sites for Prototype Projects .......... 2-39
Figure 2-1. CSRLT’s Regional Greenway plans .................................... 2-39
Figure 2-4. Augustas Strategic Action Corridors ................................ 2-41
Figure 2-5. Transitway Concepts ........................................................ 2-44
Figure 2-6. Greenway Concepts .......................................................... 2-45
Figure 2-7. “Augusta Way” Illustrative Cross-Section ........................ 2-46
Figure 2-8. South side of the Priority Development District .............. 2-47
Figure 2-9. Gordon Highway on a diet ................................................ 2-48
Figure 2-10. The Projects ...................................................................2-59
Figure 2-11. Fall Line Farm Illustrative Site Plan ................................. 2-62
Figure 2-12. Saturday morning activities at Fall Line Farm ................ 2-63
Figure 2-13. Spirit Creek Illustrative Site Plan .................................... 2-64
Figure 2-14. Looking across Brown Road to the new Hamlet ............. 2-65
Figure 2-15. Windsor Spring Illustrative Site Plan ............................... 2-68
Figure 2-16. New Town Green, as seen from Windsor Spring Road. ... 2-69
Figure 2-17. Belair Illustrative Site Plan .............................................. 2-70
Figure 2-18. New residential development ......................................... 2-71
Figure 2-19. Butler Creek Illustrative Site Plan ................................... 2-72
Figure 2-20. Looking south across Butler Creek ................................ 2-73
Figure 2-21. Peach Orchard Illustrative Site Plan ................................ 2-74
List of Figures
Figure 2-22. Birds Eye view of Community Garden ............................ 2-75
Figure 2-23. Rocky Creek Illustrative Site Plan ................................... 2-76
Figure 2-24. Looking south, over the new lake .................................. 2-77
Figure 2-25. Southgate Illustrative Site Plan ...................................... 2-78
Figure 2-26. With the Augusta Mini-Youth Theatre in the forefront .. 2-79
Figure 2-27. Oates Creek Illustrative Site Plan ................................... 2-80
Figure 2-28. The view along “Augusta Way” ...................................... 2-81
Figure 2-29. Upper Broad Street Illustrative Site Plan ........................ 2-84
Figure 2-30. View of the proposed residential high rise ..................... 2-85
Figure 2-31. Sandbar Ferry Illustrative Site Plan ................................ 2-86
Figure 2-32. View of the entrance into Augusta from I-520 ............. 2-87
Figure 2-33. ASDA Priority Corridor District connecting Westobou .. 2-91
Figure 2-34. Westobou Urban Area Open Space Plan......................... 2-92
Figure 2-35. National Register Historic Districts ................................ 2-93
Figure 2-36. Proposed transportation planning review ...................... 2-94
Figure 2-37. Venn Diagram of Sustainability ...................................... 2-99
Figure 2-38. Topography and watershed flow in Augusta ................2-106
Figure 2-39. Roadway and Stream intersections. .............................2-107
Figure 2-40. Proposed regulatory framekwork .................................2-107
Figure 2-41. Recreational Resources Map .........................................2-111
Figure 2-42. Natural Resources Map .................................................2-112
2-7[Final Report]
Figure 2-43. Development Approval Process ...................................2-113
Figure 2-44. Parcels currently zoned “A”, over 6 acres in size ........2-115
Figure 2-45. Priority Project Overlay Zones ......................................2-116
Figure 2-47. Traditional Residential Subdivision ...............................2-119
Figure 2-48. Conservation Subdivision. ............................................2-119
Figure 2-46. Priority Projects Map ....................................................2-119
Figure 2-49. Traditional Commercial Subdivision ..............................2-121
Figure 2-50. Walkable Subdivision ....................................................2-121
Figure 2-51. Centers of Activity at Intersections diagram ...............2-123
Figure 2-52. Residential or Office Ordinance diagram ......................2-126
Figure 2-53. Various retail / business project areas ........................2-127
Figure 2-54. Restructuring plan for corridors ...................................2-129
Figure 2-55. Context Sensitive Design options in Augusta ..............2-131
Figure 2-56. Context Sensitive Solution Thoroughfare Types ..........2-132
Figure 2-57. Garden City Gateways, Corridors and Highlight areas ..2-135
Figure 2-58. ASDA Organizational Chart ..........................................2-151
Figure 2-59. Five Year Workplan .......................................................2-159
Figure 2-60. ASDA Projects Cost Summary Chart ............................2-161
Figure 2-61. Partnerships for the ASDA ...........................................2-162
1. i n t R o duction
2-10 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The most important Smart Growth component
of these action projects is their location. Three
factors determine if the location is viable1:
• How infrastructure (both green and built)
investments are optimized.
• Proximity of jobs and services to housing.
• Potential for transportation options (both
existing and long term).
The integration of these regional factors, with
an understanding of their relationship to green
infrastructure, leads to the identification of
appropriate areas for new development.
This Agenda does not include a set of
comprehensive projects for the entirety of the
city; rather it includes a description of the types
of action projects that can “make a difference”
with specific development strategies and
strategic partnerships.
1 Ten Principles for Smart Growth on the Suburban
Fringe. Urban Land Institute and the United States
Environmental Protection Agency. 2004.
Purpose of this Plan
In the years to come, cities and regions will
compete more aggressively than in the past for
new investment. The basis of this competition
will be not only location and cost, but also
quality of life. Although Augusta has made great
strides with its downtown, many of its South
Augusta neighborhoods have lagged behind.
With consolidation of the City to incorporate
the entirety of Richmond County, the enlarged
city is now challenged to create a sustainable,
attractive environment that will enhance its
competitive position and will be equitable to all
its residents.
The Augusta Sustainable Development Agenda
(ASDA) responds to this challenge by defining
a large-scale sustainable development strategy
using Smart Growth techniques for an initial set
of action projects.
The City has historically advertised itself as the Garden City
2-11[Final Report]
Augusta: Past and
Future Garden City
Sustainable Development as the
Route to “Realizing the Garden
City”
The best gardens are carefully planned. While
all require constant vigilance and maintenance,
the successful garden is the one that thoughtfully
balances conditions, attributes, plant types,
energy levels and funding availability, all the while,
evolving and adjusting to changing conditions.
Augusta, like the typical garden, is not a monolith.
The city has its urban, suburban and rural areas.
A sustainable plan recognizes these inherently
different parts of the whole and plans accordingly,
encouraging projects and policies that are well
suited to their contexts, will contribute to future
well being, are part of a coordinated vision,
and are realistically conceived to be efficient
of public sector resources while harnessing the
energy of the private sector.
This coordinated method of pro actively
guiding the city to a better, more thoughtful,
future constitutes a sustainable development
strategy that is amplified in this Agenda and its
Appendices.
The Garden City as a Metaphor for
Quality
Augusta calls itself the Garden City. This
verdant ideal implies an attractive setting in
which its citizens and its visitors can live, work,
learn, and play. In order to achieve a garden city,
officials and citizens must pro-actively undertake
improvements and projects that enhance
Augusta’s environment and make it supportive
to its residents. A healthy environment alone is
not enough; a healthy economy is also required
in order to fund civic betterments and achieve a
high quality of life throughout the city, from its
most urban to its most rural settings.
The gardens of Amen Corner at the Augusta National Golf Club are the image that the world has of Augusta
Smart conservation in conjunction
with smart development represents
the next generation of smart growth.”
- Lawrence A. Selzer, President of The
Conservation Fund
“
2-12 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
This Agenda Planning
Process
Genesis of the Plan
The Augusta Sustainable Development Agenda
(ASDA) grew directly out of a sense within
the city leadership that, more than a decade
after consolidation with Richmond County,
the diverse parts of the enlarged city had not
yet coalesced into an unified community with a
sustainable and unified vision.
The 2009 Westobou Vision, a joint plan for
the downtown cores of Augusta, Georgia and
North Augusta, South Carolina made obvious
the need for such an agenda-oriented strategy for
the rest of Augusta. The city’s Commissioners
directed the Mayor, City Administrator, and
their planning team to develop a scope of work
for a united, “One Augusta” twenty year, city-
wide agenda.
The Agenda builds on the Augusta
Comprehensive Plan, a policy and directional
document, by defining specific actions and
setting priorities for city decision-makers over
the next decades. It generally follows the format
of the Westobou Vision Urban Area Plan
in order to reinforce the concept of a single,
coordinated direction for the entire city.
A principal objective is to use this document
to unify the city in ways that have not yet been
possible with the consolidation process to date.
Developing the Agenda
The Agenda recognizes that there are many
more opportunities than can be implemented
over the next two decades, or can be reasonably
analyzed within the scope of this work. The
agenda focuses on example projects, which meet
five specific criteria:
• They have a reasonable chance of being
realized within a 20-year time frame.
• Their realization would best support the
agenda’s over-arching goals and objectives,
• They are so located that they support each
other and establish a synergy that people can
see and can support.
• They are prototypical examples of
development types that can be applied in
other parts of the City, as opportunity arises.
• There is a strong potential that, for each
project, “champions” can be found to lead
development and successful implementation.
The Agenda was not intended to be
a master plan. It is an integrated
set of specific and strategic projects and
initiatives that, properly implemented,
will have a dramatic impact on the city
and its residents.
2-13[Final Report]
An Advisory Task Force of more than fifty
members of the community, including one
appointed by each of the Commissioners,
has met at critical points in the course of the
work. This working group was led by Dr. Terry
Elam, President of Augusta Technical College
and provided input to the work and review of
proposals and ideas. Additionally, Task Force
members have been instrumental in helping to
get the message out to the larger community
and to solicit participation in smaller, targeted
sessions. They have assisted in forging the
process direction following each of the public
meetings.
A small, but active Steering Committee, made
up of Mayor Deke Copenhaver, Mayor Pro
Tem- Al Mason, City Administrator Fred Russell,
President of Augusta Tomorrow Dennis Skelley,
and the chairman of this Agenda Advisory
Task Force Dr. Terry Elam, met regularly since
January 2010 to give focused guidance to the
planning team. This has been a very valuable
core group whose discussions and decisions
have been both pragmatic and visionary.
Engaging the Community
The process was based on the assumption that
the people of Augusta know their city best. Thus,
by reaching out to all corners of the community,
the best ideas would emerge and “champions”
will be found to see the various projects to
realization. The Agenda was developed over
a sixteen-month effort that has involved a very
broad section of the community.
First and foremost, the Agenda was shaped with
the active involvement, input, and review of the
City Commissioners. This effort began with
a series of one-on-one meetings with them to
determine a purpose and scope, as well as to
identify key individuals in the private sector who
could help determine the intent of this work.
Once the scope of work was established, each
of the Commissioners was invited to lead the
team on a tour of their respective districts. They
pointed out issues and opportunities they wanted
addressed in the course of this work. This, along
with follow-up discussion with most, has been
of immeasurable assistance in organizing this
work.
Four, well-attended Public Workshops have
been held. Workshop #1, which resulted in
a series of “We believe…” statements that
have guided the building of the Agenda. At
Workshop #2, the team presented their
summary of input to date and proposed a
general direction for the work. At Workshop #3,
a Findings Report was presented and discussed
in open session. The final Workshop #4 was
a presentation summarizing the preliminary
Agenda, identifying both prototypical projects
and recommended policies. A month after
the last public meeting, three days of ‘drop-in’
sessions to explain details of the Agenda and to
solicit final public comment.
The area covered by this plan is large, over 330
square miles with widely varying characteristics.
The Team (members listed on page 2-162)
conducted scores of meetings and field visits
getting familiar with the various parts of the city
and meeting with interested stakeholders.
Saturday morning ASDA review by the Georgia Tech faculty
2-14 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The team then invited senior faculty from
Georgia Institute of Technology’s College
of Architecture to publicly review the work
as it progressed. The first of these was an all
day session in late September with many Task
Force members and several Commissioners in
attendance.
Public and private participants have been very
supportive of the efforts and recommendations
made and have expressed continued interest in
implementing the Agenda.
This continued community involvement is
critical in going forward.
Continuing Steps
When the Agenda is approved officially by
the City Commissioners, it will join the 2009
Westobou Vision Urban Area Plan and be
incorporated into the Comprehensive Plan of
the City of Augusta.
Then the work will really begin. The
Agenda recommends establishment of an
implementation entity within the City, whose
full time work will be to guide the specific
prototype projects and the recommended
policies identified in this document to fruition.
An organizational model is included as part of
this Agenda, at the end of this report.
This entity would work with a newly formed
advisory committee, similar to Augusta
Tomorrow. While the entity would coordinate
initiatives and strategies with Augusta Tomorrow
it would focus the bulk of its energies on realizing
projects outside the core urban area. For each
project, the city and its advisory committee must
find champions to provide ongoing support
and leadership and to participate in preliminary
development plans and detailed designs. For
many top priority projects, land assembly will be
required with public and private support.
Good Urbanism 101 course for Augusta
2-15[Final Report]
Part 2. Final Report
The Final Report presents the rationale
and structure for the Augusta Sustainable
Development Agenda and includes the following
sections:
• Introduction - reviews the purpose and
structure of the plan and the steps of the
planning process.
• Context – presents the history and current
status of the planning area, identifying
characteristics that differentiate the three
“faces” of the region – Urban, Suburban, and
Rural Augusta.
• The Policy Agenda – defines the driving
citywide policy goals, by functional element
as well as a synopsis of key recommended
program initiatives.
• The Project Agenda – defines, based on the
area context, what types of projects can best
address existing problems and contribute to
regional sustainability, locates areas where
each project type is appropriate, and defines
in further detail 11 key Prototype Projects
that can be the focus for immediate action.
• Implementation – defines an organizational
approach to making the Augusta
Sustainability Agenda happen, including
proposed responsibilities for the public and
private sectors and immediate next steps.
Appendix 1: The Projects Agenda
“The Projects” presents in illustrative detail each
of the prototype projects with their rationale
and the specific next action steps to be taken.
The Prototype Projects are intended to illustrate
approaches to site-specific opportunities that
can serve as initial demonstrations of model
approaches that could be suitable elsewhere in
Augusta at comparable locations.
Appendix 2: The Sustainable
Development Policies
“The Policies” presents policy recommendations
for sustainable development that should be
enacted in order to guide growth to the “right”
locations in support of this Agenda. These
include changes in land development codes and
regulations, new procedures for the development
approval process, the promotion of clustered
development at intersections, the adoption
of a new beautification overlay for roadways,
and other initiatives to encourage inner-ring
neighborhood improvement. Factors critical to
this Appendix are:
• Promoting economically viable development
that preserves open space and natural
resources (green infrastructure).
• Integrating new, compact development into
existing commercial areas and town centers.
• Collaboration among the public and private
sectors on growth and development issues
with predictability in the new development
approval process.
Organization of this
Agenda Plan
The product of this study is presented in four
documents; the intent of each is summarized
below.
Part 1. Executive Summary
This report summarizes the entirety of the
project is a single short volume.
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2-16 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Context for the Agenda
while continually evolving. In 2009, the City of
Augusta also produced a Comprehensive Plan
for the entire city/county area, which defines a
broad planning framework for the area. Many of
the findings and analyses in the Comprehensive
Plan have been incorporated into this Agenda.
The City is presently developing master
neighborhood plans for targeted inner city
neighborhoods, including Laney Walker,
Bethlehem and Harrisburg.
The original downtown plan was revisited in
the early 2000’s and then again in 2009, by the
Westobou Vision, a joint collaboration between
Augusta and North Augusta, SC. As with the
Westobou Vision, the Augusta Development
Agenda is “attribute-based,” as it capitalizes on
the natural, historic, social and cultural resources
of the area; identifies settings and connections;
and builds on the city’s business successes.
Most importantly, it focuses on finding the
“champions”, who have both the will and
the acumen to provide leadership in project
implementation and sustained operation.
A result of the involvement of the Georgia
Institute of Technology in this planning
effort, both the School of Architecture and
the School of City and Regional Planning are
engaged in studio projects in Augusta. The
Georgia Conservancy has launched a multi-
year “Blueprints for Successful Communities”
project around Harrisburg. Through this
process, the Conservancy will work with
community members to develop an action plan
that makes the most of their assets and faces
their challenges head on. As a unique growth
management program, Blueprints will2:
• Place emphasis on the protection of natural
resources.
• Bring an inclusive array of stakeholders to
the table in the planning process.
• Provide public training on quality growth
concepts and policies.
• Maintain active interdisciplinary partnerships
to present a range of expertise.
2 The Georgia Conservancy. Communities and Quality
Growth Programs. https://www.georgiaconservancy.org/index.
php?page=communities-quality-growth
Prior and Ongoing
Planning Activities
More than twenty years ago, Augusta Tomorrow
developed a downtown plan, which has largely
been implemented and was a model for joint
public-private partnership planning in Augusta.
It was produced at a time when financial
institutions were based in the city and, along
with individual local interests, became natural
“champions” of specific projects.
Soon thereafter, the Regency Mall, a large regional
shopping center on Rocky Creek at Deans Bridge
Road and the Gordon Highway, failed. Over
time, several plans and initiatives were developed
for that area, all to naught. During this time,
Augusta Tomorrow produced a very good plan
for major gateways and corridors into the city.
However, neither champions nor funding was
found for implementation. A master plan was
developed for the historic Augusta Canal. The
Augusta National Heritage Area was established,
that plan is being aggressively implemented
2-17[Final Report]
A Brief Look at Augusta
Past and Present
The Land
Augusta is in the heart of the Southeastern US,
on the Georgia and South Carolina line and is
a two hours drive, along Interstate-20, due east
of Atlanta.
The city was sited here because this was the end
of navigable water coming up from Savannah.
The river shoals were a gathering place and a
natural crossing point for local Native American
tribes, making the site strategic for military and
trade reasons.
Augusta is big, having gone through a recent
consolidation of the city and the county.
Roughly triangular in shape, the city is more
than thirty miles on each side. River lowlands
on the east give way to rolling hills to the west.
From north to south the landform is a series
and hills and valleys, with creeks running west
to east emptying into swampland and eventually
the Savannah.
Soils vary significantly across the land. The best
farmland in Augusta is found in the southwestern
part of the city around the independent
communities of Blythe and Hephzibah.
Augusta was originally laid out by James Oglethorpe, whose statue is located on the Augusta Common
2-18 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Governance
James Oglethorpe’s strong, military leadership
founded the City and set its direction. As
settlement in Georgia expanded westward, for
a brief time, Augusta was the capitol. The Civil
War brought a Reconstruction government
and eventually Jim Crow laws, enforced until
the mid 1950’s. During this period, separate
city and county governments emerged. In 1996,
the people of Augusta voted to consolidate
the governments and the City Charter was
abandoned. In the process Hephzibah and Blythe,
two communities in the south of Richmond
County became independent municipalities.
Today, Augusta government is characterized
by a ‘weak’ Mayor system, an appointed City
Administrator, and a Board of Commissioners
with districts shaped to assure equal racial
representation. Department Heads answer
directly to the Commissioners. There is
Within the past two decades the City has
become an African American majority (53%),
with an emerging Asian (2%) and Hispanic
(3%) presence3. For the most part, these groups
continue to live in economically segregated
communities within the city.
With Fort Gordon, the Medical College of
Georgia and the Savannah River Site, Augusta
enjoys a high percentage of well-educated
professionals. However, the City lags its
metropolitan region and the state in both the
overall level of education of its population.
Many of the retiring military personnel from
Fort Gordon express a desire to stay here.
3 U.S. Census Bureau. 2009.
The People
Adventurers, entrepreneurs, farmers, laborers,
immigrant servants, and slaves settled Augusta.
It is a border town, often at odds with its
neighbors across the Savannah in South Carolina.
Augusta traditionally was a mix of city dwellers
in the downtown with family settlements and
communities in the rural areas of what was
once Richmond County. This city vs. county
organization led to a sense of isolation and
distrust between the city and rural communities,
which must be overcome.
Today, urbanizing pressures are changing rural
areas into bedroom communities with extensive
subdivision development, often in an unplanned
and ad-hoc manner.
Broad Street, a historic meeting place (photo from Historic Augusta, Inc)
2-19[Final Report]
no active redevelopment agency within the
city government, and most planning and
implementation is done through an ad-hoc
system of state authorities, the Augusta-
Richmond County Planning Commission and
private initiatives.
Economic Development
In the early years of Augusta, the city evolved
from a military trading post into a farming town
and a shipping point for cotton from upriver.
In 1846, the Augusta Canal became a bypass to
the falls enabling cotton to be transported to
mew mills along its banks, creating a thriving
industrial city. In the early 20th century, before
Florida began to develop, Augusta and its
region became a major recreational destination,
particularly for wealthy northerners interested
in horses and golf. The Medical College of
Georgia started here in the 1800’s.
Augusta was always the regional center. The
major retail started on Broad Street, but soon
there were small settlements including Bath,
Blythe, Hephzibah, McBean, Summerville and
others scattered around the county. During the
mid-1940’s retail followed highway development
and sprawl into south and west Augusta and
more recently into Belair.
After WWII, Augusta benefited greatly from its
proximity to the water resource of the Savannah
River, with development of the so-called
Miracle Mile of industrial manufacturers and
the growth of the Savannah River Site. Camp
Gordon eventually evolved into Fort Gordon
and is by far the city’s largest employer, followed
by its strong health sciences industry.
Today, there are over 500,000 people living in the
six-county metropolitan area with approximately
40% of them residing within the City of Augusta.
By 2030, regional population is forecasted
to be over 650,000, however Augusta’s share
is expected to drop to 34% by 2030. Growth
within the Augusta city limits is projected to be
modest.
Old Medical College of Georgia, the state’s first medical university (photo from Historic Augusta, Inc)
King Mill is the last operating textile facility in the city
2-20 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Augusta’s incomes are well below both its region
and state. As manufacturing jobs decline, they
are being replaced by jobs in the service, health
care, energy and defense sectors. The housing
market remains strong. Within the past 2 years,
nearly 2,500 homes have been purchased at a
median cost of $99,000.
There is a strong professional base, due largely to
the health sciences and technology concentration
found here. This professional resource base
suggests potential for expansion of both the
technology and the higher education industries.
Also, market research suggests that there is
room for university expansion to an additional
enrollment of 4,000 - 5,000 undergraduate
students for a city of this size, particularly within
the downtown area.
Augusta has all the attributes to make it a major
tourist destination including: climate; historic
buildings; the river, creeks, ponds, canals, and;
sports and arts heritage and reputation. If it
leverages its connections to James Brown and
the Masters, the City is poised to become a
significant visitor and convention destination.
Open Space
Oglethorpe laid out Augusta’s street grid with
lots almost double the size of previously laid
out Savannah. Broad Street, still the widest main
street in the country was originally 300 feet wide,
as it was intended as a multi-use space. Open
farmland came up to the city edges. People
used the riverbank, for both work and leisure
purposes. Eventually, green medians were laid
out along the major downtown streets, including
Broad and Greene. In the 1800’s, the First Level
Canal was a popular recreation venue, with boats
cruising from the boat basin near the present
St. Sebastian corridor all the way up the canal’s
10-mile length to the head gates. There, a park
of sorts included a dance pavilion, BBQ shed
and screened-in picnic area.
As Summerville developed, green medians were
laid out, along Central and Henry Streets. As
Augusta became a tourist destination around the
turn of the century, a number of golf courses
were developed including the famed Augusta
National Golf Club.
Public parks were developed at will, some built
by the mill enterprises, such as Chaffee Park,
others built by the city, like Diamond Lakes.
Lake Olmstead was a popular picnicking and
boating destination. Augusta’s first organized
baseball park was downtown, adjacent to
the canal and Fifteenth Street. Over the years,
smaller parks were scattered throughout the
neighborhoods, Maintenance of the largest of
the older neighborhood parks, Pendleton Park,
is now financed through a trust.
The city’s best-developed and most highly used
parks today include the Augusta Common, the
Riverwalk, and Diamond Lakes. The Savannah
River has become a major recreational open
space and the Savannah River Bluffs Park near
Bush Field is popular for many.
The Partridge Inn was part of an emerging tourist industry sparked by wealthy northerns who watned to escape harsh winters.
2-21[Final Report]
The Augusta Canal Authority, responsible for
the Augusta Canal National Heritage Area, has
developed the former canal towpath into a
multi-use corridor and is building an extensive
new trail between the river and the canal, and
through the Laney Walker neighborhood. Plans
are afoot to create a bikeway using the existing
levee from downtown to the Savannah River
Bluffs Dam and Park the along Butler Creek,
perhaps as far as Fort Gordon. Extending these
efforts into an interconnected system of paths
and parkways for Augusta should be a major
priority.
Land preservation should be an important
part of a green space strategy for Augusta.
Along the river and its creeks extensive tracts
of undeveloped land should be protected
and preserved. The farmland in the southern
third of Augusta offers an important cultural
landscape that is not only productive, but also
provides important habitat for a wide variety of
flora and fauna.
The Central Savannah River Land Trust, in
conjunction with the City, is the most active
contributor to preserving these landscapes.
Neighborhoods
Augusta’s first fort settlements were located
at what is today St. Paul’s church on Reynolds
Street and along the Savannah River continued
various trading routes. During the Industrial
Revolution, the advent of rail travel and textile
manufacturing sparked further development
and expansion around the downtown area.
Augusta annexed nearby Summerville and
the unincorporated areas of Forest Hills and
Highland Park in the early twentieth century,
acquiring a blend of newer and older housing
stock.
While urban development flourished in the city,
the rest of Richmond County remained largely
agrarian. Until the 1940s, most residential
development was centered in small towns
throughout the county, such as Bath, Blythe, Mt.
Eton, and Hephzibah. Following World War
II, suburban development exploded throughout
the county and continues to expand.
Today about 30,000 acres of Augusta is devoted
to residential land use; 62.2% of all residential
uses in 2007 constituted detached single-family
housing. Duplexes, apartments, manufactured
homes, and group quarters comprise the rest
of the city’s housing stock. According to the
American Community Housing Survey’s 2007
estimates, 53% of the housing units in Augusta
were built between 1940 and 1979 and 31%
were built between 1980 and 1999, mostly in
affordable, middle class subdivisions.
Dam on the Savannah River that feeds the canals The Brahe House, of the Sand Hills Cottage typology, became the first house in town to have electric lighting in the Summerville Historic District (photo from Historic
Augusta, Inc)
2-22 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The 2008 Comprehensive Plan projected
that 13,000 additional housing units will be
constructed by 2030, mostly in South Augusta.
Although detached single-family units will
continue to dominate the market, the Plan
identifies an increased demand for attached and
semi-detached units on small lots that can serve
an aging population as well as projected growth
in “empty nester” and one-person households.
Some major housing and development initiatives
currently underway are:
• Revitalization of the Laney Walker and
Bethlehem neighborhoods aimed at
stabilizing the residential and commercial
zones while celebrating historical and cultural
significance. Five new homes on Holley
Street have already been constructed for this
project, and others are in the works.
• City efforts for Neighborhood Stabilization
Program II funds to complete the Village at
Goshen development.
• The redevelopment of Underwood Homes
and the possible collaboration with the
adjacent Marion Homes redevelopment and
the rest of Sandbar Ferry Village.
• The proactive efforts in Harrisburg to
revitalize that area and to make it safer for its
residents.
Transportation
Augusta was originally a river town, then a
railroad town, and was built with a streetcar
service for nearly 70 years. In fact, the streetcar
was operational until 1937. Augusta had been
on the primary north-south highway on the
east coast, known as US 1, but is now off main
north/south interstates.
Today, Augusta is emerging from a time of
expansive roadway construction. These projects
are mostly roadway and bridge projects that
intended to improve the capacity of the road
network within the city.
Some of the recent, major transportation
undertakings include:
• Completion of a new passenger terminal at
Augusta Regional Airport at Bush Field.
This is a good field with excess runway
capability and could be a partner in economic
development of Doug Barnard Highway and
Gordon Highway in particular.
Revitalization of homes in Laney Walker
2-23[Final Report]
• Near completion of Interstate 520, Palmetto
Parkway, which will open up a new entrance
to Augusta and downtown on the east side.
• Widening of Interstate 20 through the city
and building the fly-over intersection at
Interstate 520, Bobby Jones Expressway,
providing an improved entrance to Augusta
via the other end of I-520.
• Extension of Saint Sebastian Way north to
Broad and Reynolds Streets and extension
of Greene Street west to Riverwatch Parkway,
providing a congestion-relieving access to
and from the medical area and an overpass
over the CSX Railroad west of the Central
Business District.
• Completion of the Savannah River Parkway
south toward Savannah, via U.S. 25, Peach
Orchard Road.
Future projects for the area identified thus far
include:
• Major roadway upgrades on Windsor Spring
Road and along the southern section of
Fifteenth Street.
• The proposed extension of the Fall Line
Freeway from Augusta, through Macon to
Columbus, Georgia to Birmingham.
Very often, commitments to major transportation
projects are made without full understanding
or appreciation of the resultant land use and
development impacts of these projects.
The 2008 Comprehensive Plan recognized
that imperatives of dealing with resource
management, public health, and climate change
demand a broader approach to transportation.
Some recommendations of that plan with
important transportation implications are
summarized in the next column.
• Identify areas where higher-density, mixed-
use development would be appropriate and
develop the applicable regulations.
• Promote or require more street and sidewalk
interconnections between neighborhoods.
• Promote the use of a grid or modified grid
street pattern in new subdivisions.
• Implement projects in the ARTS Regional
Bike and Pedestrian Plan that create a general
network of bicycle and pedestrian facilities in
the city.
The Westobou Vision called for a comprehensive
review of transportation projects recommended
in the course of that work, including the
Augusta downtown streetcar proposal. All of
these efforts are supported by this Agenda.
Augusta Streetcar Feasibility Study
Presentation of the Final Report
History of Streetcar in AugustaHistory of Streetcar in Augusta
• Streetcar service active in
Augusta for nearly 70
years
• Origins trace back to
Augusta and Summerville
horsecar line in 1868
• Colonel D.B. Dyer
converts to electric trolley
service in 1890
• Overhead wire powered
by water
• Shut down in 1937
Historic photos from the Augusta Streetcar Feasibility Study
2-24 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The Three Parts of
Augusta
One result of consolidation is that the City of
Augusta has expanded beyond its traditional
urban area to include a large ring of suburban
development and, beyond that ring, extensive
rural land uses in the southern third of the
city. This offers prospective residents a choice
of living styles in very different environments.
These are very different facets of the city, each
prized in its own way.
However, to date, the prevailing attitude of both
the public and private sector is that each of
these areas are simply lesser developed aspects
of the whole, and that over time, sprawling
development will consume it all. Without
disciplined public policy, sprawl will continue
to threaten the landscape. It is important that
codes, plans and policies are reviewed in order
to make changes that support this Agenda
recommendation of growth at intersections, in
clusters.
The Agenda sets forth specific Prototype
Projects for all three parts in Appendix 1.
Sustainable Development policies are further
discussed in Appendix 2.
URBAN AUGUSTA
SUBURBAN AUGUSTA
RURAL AUGUSTA
2-25[Final Report]
Rural Augusta
This part of Augusta lies generally south of
Spirit Creek and outside the city’s current sewer
system. Several arterial roads, including US 1,
The Savannah River Parkway and Mike Padgett
Parkway cross the area from south to north en
route to downtown. The area is crisscrossed by
a number of secondary roads. Significant tracts
of timber, farmlands, and undeveloped land give
the area an open and rural character. Spirit Creek,
Little Spirit Creek, and McBeans Creek run west
to east into the lowlands of the Savannah River.
Fort Gordon occupies the western edge of the
area.
Rural Augusta has very significant tracts of high
quality farmland, characterized by extensive
fields and pastures that are most prominent
around Blythe and Hephzibah. Open fields and
scenic views along Deans Bridge Road from the
Burke County line to Tobacco Road reinforce
the rural character of the area. Secondary roads,
such as Route-88 and the southern reach of
Windsor Spring Road, are largely intact as scenic
farmland corridors, with many valuable view
sheds. Substantial farms remain in operation,
particularly along US-1 and Deans Bridge Road.
However, the city’s land subdivision and zoning
ordinances have allowed a substantial number
of formerly intact farms to be subdivided
into house lots for residential subdivisions,
destroying the predominant character of the
area. This reduces this unique area into just
another subdivision, just further out and more
cheaply developed.
The suburban area still has substantial
capacity that the market cannot fill. Negative
consequences of this policy include not only
erosion of the rural character of the area but
also diminishment of the vitality of residential
and commercial uses in suburban areas.
An active farm along US-1
An attractive, vernacular house style in Rural Augusta near Blythe, GA
2-26 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Suburban Augusta
The suburbs of Augusta join a crescent of
land that encircles the historic city core. This
swath of Augusta includes the areas described
in the Comprehensive Plan as Neighborhood
Character Areas of West Augusta, Belair, and
South Augusta. These areas have considerable
differences from one another in terms of
populations and quality of housing stock, but
have all experienced growth over the last fifty
years.
While much of Suburban Augusta is developed,
analysis done by this Agenda has determined
that there is room for another ten to fifteen
thousand households within the area where
sewer services are available.
Public Services
Suburban Augusta has many attributes to build
upon. With the exception of a few undeveloped
pockets, it enjoys full sewer service. It is the
center of Augusta’s population, and that includes
a well-trained and able- bodied workforce. It is
strategically located, and largely accessible to
the major job centers of the downtown, Fort
Gordon and the large manufacturing facilities
of East Augusta. Several creeks traverse the area
and, if properly planned, can become attractive
recreational corridors.
Commercial Corridors
However, Augusta’s suburbs are also a land of
large arterial highways, strip shopping centers
and sprawling subdivisions, Consequently, this is
the least attractive part of Augusta. The arterial
roads are utilitarian, with minimal landscaping.
As a result they are ugly. The roadside plantings
that do exist are poorly maintained, though there
are citizen groups emerging who are actively
engaged to improve segments of these roads.
Most of the land adjacent to these suburban road
corridors is in commercial use, as the roadways
are not attractive or pedestrian friendly enough
to support residential use. The commercial and
retail market is not strong enough to attract
sufficient high quality businesses to this area; thus
many existing retail properties are marginally
functioning and rundown physically. While the
city has strong signage and commercial property
landscaping requirements, most of the existing
businesses, the vast bulk of the inventory, have
not sufficiently invested in their properties to
trigger these requirements.
Residential Subdivisions
Suburban Augusta became, and still remains,
attractive to those who have a car and can find
the American Dream of having their own home,
a spacious yard, and at a low price. This occurred
so much so that today, most Augustans live here.
However, increased transportation costs have
offset lower housing prices. The disconnected
street system of individual subdivisions leads to
isolation and to less efficient movement, causing
traffic jams on major arterials, such as Windsor
Spring Road.
Moreover, as new housing becomes ever
cheaper in the next subdivision further out,
older subdivisions become less appealing. The
result is that many older subdivisions have fallen
into disrepair, as residents have limited ability
to maintain their houses and yards properly. As
2-27[Final Report]
these developments age, so do their populations,
with less and less disposable income. Family
owned homes become rental properties, often
with absentee landlords. Neighborhood pride
and house and yard maintenance go down while
crime and anxiety go up.
An isolated, single-entry point suburb, along Tobacco Road. This subdivision is popular now, but with ever expanding sprawl, it could struggle in in the decades to come.
2-28 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Urban Augusta
Downtown Augusta is the heart of the five-
county region and is the center of government,
jobs, culture, and entertainment. The MCG |
Georgia Health Sciences University and Paine
College are located here, as are several major
hospital and medical service centers. This is a
very historic area, founded upon river traffic,
with an extensive canal system. It has a strong
historic fabric of 18th, 19th and 20th century
structures, built upon the powerful street grid
laid out by James Oglethorpe nearly 300 years
ago. The riverfront, the street grid and the
canal network form the framework on which
redevelopment is occurring.
The commercial core is surrounded by historic
neighborhoods: Old Town, Laney Walker,
Bethlehem, Harrisburg, and Summerville. An
active business and civic interest group, Augusta
Tomorrow, Inc., in partnership with the city, has
redeveloped large portions of the riverfront.
The Augusta Canal Authority has created a
National Heritage Area around the canal system.
Downtown Augusta has many historic structures and a great natural setting, but has an overabundance of open lots which weaken its overall character and make it less enjoyable to walk around.
2-29[Final Report]
City sponsored downtown programs and events
happen often. Performing arts and museum
interest is strong. The area is home to two of
the city’s magnet schools. Private development
is slowly revitalizing and reusing the wealth of
vacant historic properties.
However, Urban Augusta suffers from the flight
to the suburbs that most mid-sized American
cities have experienced over the past seventy
years. Camouflaged by its strong grid and its
many historic buildings, much downtown land is
vacant or under-utilized. This is particularly true
of the former rail and industrial areas along the
river and the canals, though this has been a focus
area for decades. Outward expansion of a slowly
growing economy has robbed the downtown of
much of its original market potential.
The urban neighborhoods have suffered most
from this outward movement. The private
market is slowly rediscovering the most attractive
areas. The public sector, led by the city’s Housing
and Community Development Department, has
This new “Augusta Way” corridor would
transverse through the newly proposed Priority
Development District as a well-landscaped
boulevard and adjacent multi-purpose way. It
would extend from the riverfront at the Augusta
Common, through the Marbury Village and
Harrisburg sections of Broad Street, along
Fifteenth Street, and through the medical area
and Paine College. Continuing on Fifteenth
Street, the “Augusta Way” Boulevard would pass
through Oates Creek, then onto Deans Bridge
Road, through the Southgate area, terminating
at Rocky Creek.
It is along this corridor that Urban and Suburban
Augusta can connect and grow the whole of the
city.
aggressive rehabilitation and infill programs. A
number of new urban-oriented, public facilities
have been built along Laney Walker Boulevard.
A new judicial center and library are aimed at
in-filling lost city fabric, while meeting the
required programmatic needs.
The 2009 Westobou Vision, with its urban area
focus, looked at ways in which the City could
mend its tattered fabric, largely through a series
of Market Creation Projects. These projects
were focused on core urban attributes in order
to stitch the new into the old in a way that
reconnects and reinforces the urban area as a
whole. Projects in the downtown core tie back
to adjacent neighborhoods through a network
of new open space, uses, and activities. The task
now is to see these through to completion and
to extend these connections and opportunities
further out into the community.
This includes east along Sandbar Ferry Road,
west along Broad Street to Washington Road.
This Agenda recommends that Augusta’s
new growth occur through Fifteenth Street,
Milledgeville Road, and Deans Bridge Road to
Rocky Creek. And that it be named “Augusta
Way”.
Augusta should do what it takes to keep downtown vibrant.
2-30 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The Structure of the Agenda
The recommendations of this Agenda are made
at two levels: (1) Project recommendations
designed to demonstrate how the overall
approach can make a difference in critical
locations; (2) Sustainable Development policy
recommendations designed to preserve
resources, enhance the public environment, and
improve communities and neighborhoods.
Community Input
Well-attended public workshops yielded a series
of “We believe” statements, which have guided
development of the Agenda since early in the
process. These goals have been distilled into the
core components of the Augusta Sustainable
Development Agenda on the next page.
Overview Approach
The Augusta Sustainable Development Agenda
(ASDA) has been developed as a multi-layered
approach:
• Citywide, the purpose is to enhance
competitiveness and quality of Augusta.
• For the “Three Parts of Augusta” described
in the preceding chapter, a customized
strategy for future growth and development
has been developed to reinforce the most
positive attributes of these very different
areas and contribute towards the region’s
diversity and character.
• For each of the key functional elements of
Augusta – economy, environment,
community, and linkages – a basic direction is
defined that will influence growth and change
towards long-term sustainability.
2-31[Final Report]
Goals of the Agenda
The Agenda process began with a series of one-
on-one meetings and field trips with the City
Commissioners to gauge issues and opportunities
most important to the city leaders. The focus of
the initial public workshop was to solicit input in
order to better establish the goals and objectives
of the general public. A critical overall goal,
established at the outset, was that the Agenda
should start a city-wide dialogue, develop a
give and take education process, and accelerate
the city and county consolidation to realize
a more unified municipality, “One Augusta.”
By “Three Parts of Augusta”
The goals for each of the city’s character areas are:
In Urban Augusta: Make the urban core of the city into an active mixed-use
environment with growing businesses, lively in-town housing, and cultural/civic uses
that serve the region.
In Suburban Augusta: Concentrate new development and creative
rehabilitation and redevelopment at key intersection nodes to form shopping and
service clusters that reinforce neighborhoods, create a sense of community, and take
advantage of local natural amenities.
In Rural Augusta: Preserve the character-defining visual environment of
farmlands and natural areas of rural Augusta, allowing only low-density development
clusters and rural lifestyle communities where sewer system extension is not
appropriate.
2-32 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
By Functional Element
The goals for each key element of the Agenda
are as follows:
Open Space
Waterways, natural habitats, and agricultural
areas are recognized for their environmental
amenities as well as resources whose preservation
and linkage add value to appropriate adjoining
and nearby development.
Public Workshop Input:
• We believe . . . in creating a highly connected
network of trails for active recreational uses,
particularly around Butler and Rocky Creeks.
• We believe . . . would range from simple
neighborhood amenities to more intense uses
such as mountain bike trails.
• We believe . . . that Augusta can attract new
markets and preserve land at the same time.
• We believe . . . in an integrated green
infrastructure approach to land conservation.
Resultant Goal . . .
Economic Development
Public and private interests work in concert
to enhance existing regional strengths (health
sciences, industry, Fort Gordon, higher
education, arts, sports and history) and to
cluster commercial and service developments
to more efficient patterns that can reinforce
neighborhoods.
Public Workshop Input:
• We believe . . . that Augusta can build a more
potent economy based on technology, high
tech manufacturing, medical facilities, and
education.
• We believe . . . that Augusta has the climate,
natural resources, history, and heritage to
become a major tourist destination, regional
cultural and entertainment center, and
attractive retirement destination.
• We believe . . . that Augusta can revitalize its
older neighborhoods through targeted
development of mixed-use centers at key
intersections.
Resultant Goal . . .
Increase Economic Activity and
Vitality
Protect and Enhance the
Environment and its Resources
Reserving damage done to Augusta’s historic fabric and restoring walkable neighborhoods makes good economic sense.
2-33[Final Report]
Neighborhoods
Growth and development in Urban, Suburban,
and Rural Augusta is guided to create a unique
sense of place in each area by preserving
quality environments, revitalizing key nodes,
improving major corridors, and enhancing
neighborhood character.
Public Workshop Input:
• We believe . . . in stabilizing existing single-
family neighborhoods by encouraging
infill housing, productive re-use of vacant
property, and strategic demolition.
• We believe . . . in focusing public investment
in order to encourage clustered town centers
that combine walkability, convenience, and
community near public services like schools,
libraries, and administrative offices.
• We believe . . . in reinforcing the rural
character of the area south of Tobacco Road.
• We believe . . . in planning transportation
services in coordination with new cluster
development to increase the viability of
public transit.
• We believe . . . in limiting sewer expansion to
areas where intensive development is being
encouraged.
Resultant Goal . . .
Transportation
The City and Georgia DOT work in concert to
re-conceive regional roadways as environmental
assets by using contemporary roadway
design standards while improving public
transit and encouraging alternative modes of
transportation (bike, pedestrian, and electric
vehicles).
Public Workshop Input:
• We believe . . . in realizing the “Garden City”
concept through a layered treatment
approach dependent on road corridor type.
• We believe . . . that a network of mixed-use
parkways should link key destinations
throughout Augusta through multiple means
(car, bike, bus).
• We believe . . . in further reinforcing these
mixed-use parkways by developing prototype
communities at key nodes along them.
Resultant Goal . . .
Reinforce Livable Communities and
Neighborhoods
Create Effective and Attractive
Regional Linkages
Connecting people with their urban parks and rural landscapes are both goals of this Agenda
2-34 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
GoalsPart of
Augusta
Economic Development: Increase
Economic Activity and Vitality
Open Space and Environment: Protect
and Enhance the Environment and its Resources
Neighborhood and Community
Development: Reinforce Liveable
Communities and Neighborhoods
Transportation and Linkages: Create
Effective and Attractive Regional Linkages
Implement the Market Creation Projects of the Urban
Area Plan:
Implement Environmental Recommendations of the
Urban Area Plan including:
Implement Housing and Neighborhood
recommendations of Urban Area Plan
Implement Transportation recommendations of Urban Area
Plan
1) Create opportunities to expand health sciences
businesses near existing medical complex 1) Westobou Open Space Network 1) Marbury Village development 1) Develop Westobou Trace along Sandbar Ferry and
through downtown to Upper Broad St
2) Expand cultural, performance, and sports facilities
in the urban core
2) Landscaped roadways linking Market Creation
Projects
2) Sandbar Ferry neighborhood redevelopment and
repositioning
2) Remove elevated sections of J. C. Calhoun
Expressway and reclaim associated land for the Harrisburg
community
3) Make downtown a center for urban living with a
variety of housing types
3) Improve and expand river-related open spaces related
to new developments 3) Develop Riverwatch Heritage Parkway
4) Attract a new, resident-based college or university
to the downtown district.
4) Improve gateways and corridors through
landscaping and signage controls (Project 8a - I-
520/Sandbar Ferry Interchange)
1) Develop large-scale Regional Mixed Use Nodes
(Project 5a - Peach Orchard Place for "Big Box"
uses)(Project 5b - Rocky Creek Park for business and jobs
associated with flood protection investment)
1) Identify areas of natural and ecological value where
expanded Conservation Subdivision options will improve
neighborhood quality (Project 4a - Butler Creek)
1) Develop new Town Centers to serve outlying areas
with a mix of housing types, shopping, public services and
institutions in the area (Project 3a - Windsor Spring and
Project 3b - Belair)
1) Improve gateways and corridors through
landscaping and signage controls
2) Reposition existing strip retail and surroundings to serve
as Village Nodes (Project 6a - South Gate Urban Village
incluidng mixed income housing, neighborhood retail, and
links to existing public services and adjoining
neighborhoods
2) Low Impact Development site design standards for
stormwater management
2) Expand city neighborhood and housing
revitalization programs in areas adjoining the new
growth corridor and other key action areas (Project 7a -
Oates Creek)
2) Make Augusta Way multi-modal (incorporate transit,
bike, and pedestrian)
3) Direct investment into the ASDA Priority
Development District between the medical area and
Rocky Creek, linking several proposed project areas
3) Protect sensitive water courses and create new open
space amenities (e.g. - Project 4a -Butler Creek or Project
5b - Rocky Creek) and improve neighborhood connections
to their natural amenities
3) Designate Overlay Districts to encourage
implementation of Prototypical Projects as well as to
discourage inappropriate continued strip development
along arterials.
3) Develop street connectivity requirements for new
subdivisions.
4) Use Green Infrastrcuture in the development
approval process to determine the "right" locations to
build.
4) Create traditional neighborhoods through “Walkable
Subdivisions” design.
4) Re-create Gordon Highway, Windsor Spring, and
Tobacco Road as scenic parkways through right of way
changes and control of frontage development
1) Designate areas where agriculture is the preferred land
use through an Agriculture and Timber Protection
Zone for Rural Augusta that defines large minimum parcel
sizes
1) Promote small lifestyle community development
appropriate to Rural Augusta (such as equestrian,
farming, creek front, golf)
1) Protect the visual character on selected arterial roads by
enacting Scenic Overlay Zones
2) Create incentives to encourage the preservation of
orchards and pastures and their use for educational and
cultural purposes (Project 1a - Fall Line Farm)
2) Promote a vernacular building style that will
enhance the cultural landscape of rural Augusta through
design guidelines
2) Develop a bicycle-friendly roadway network2) Promote land uses which will conserve rural
character, including agriculture, forestry, and rural
sporting activites
3) Update the Water and Sewer Master Plan to restrict
further sewer expansion south of Spirit Creek
3) Plan for agriculture to remain an economically viable
land use, with areas of farms of sufficient size and
productivity to remain sustainable.
The character-defining visual
environment of farmlands and
natural areas of rural Augusta
is retained, encouraging low-
density development clusters
and rural lifestyle
communities appropriate to
areas where sewer system
extension is not appropriate.
New developments and
creative rehabilitation and
redevelopment at key
intersection nodes form
shopping and service clusters
that reinforce neighborhoods,
create a sense of community,
and take advantage of local
natural amenities.
Suburban
Augusta
3) Other housing and neighborhood improvements
in Laney-Walker, Bethlehem, and Upper Broad
Street (Project 7b) as well as expansion opportunities
and neighborhood supportive services
The urban core of the city is
an active mixed-use
environment with growing
businesses, lively in-town
housing, and cultural/civic
uses that serve the region.
Rural
Augusta
Urban
Augusta
1) Designate and zone areas for Rural Hamlets at key
intersections that encourage attractive and walkable
clusters of single family housing close to convenence retail,
and other public services (Project 2a: Spirit Creek Hamlet)
Summary of
Development
Principles, Goals, and
Recommended Actions
to Realize the Garden
City
The accompanying chart provides a summary
of key development initiatives for each part of
Augusta and for each functional element. A
summary of the Policy Recommendations is
provided at the end of this report with further
detail provided in Appendix 2: Recommendations
for Sustainable Development. Also at the end
of this report, a summary of the Prototypical
Projects, with further detail provided in
Appendix 1: The Projects.
2-35[Final Report]
GoalsPart of
Augusta
Economic Development: Increase
Economic Activity and Vitality
Open Space and Environment: Protect
and Enhance the Environment and its Resources
Neighborhood and Community
Development: Reinforce Liveable
Communities and Neighborhoods
Transportation and Linkages: Create
Effective and Attractive Regional Linkages
Implement the Market Creation Projects of the Urban
Area Plan:
Implement Environmental Recommendations of the
Urban Area Plan including:
Implement Housing and Neighborhood
recommendations of Urban Area Plan
Implement Transportation recommendations of Urban Area
Plan
1) Create opportunities to expand health sciences
businesses near existing medical complex 1) Westobou Open Space Network 1) Marbury Village development 1) Develop Westobou Trace along Sandbar Ferry and
through downtown to Upper Broad St
2) Expand cultural, performance, and sports facilities
in the urban core
2) Landscaped roadways linking Market Creation
Projects
2) Sandbar Ferry neighborhood redevelopment and
repositioning
2) Remove elevated sections of J. C. Calhoun
Expressway and reclaim associated land for the Harrisburg
community
3) Make downtown a center for urban living with a
variety of housing types
3) Improve and expand river-related open spaces related
to new developments 3) Develop Riverwatch Heritage Parkway
4) Attract a new, resident-based college or university
to the downtown district.
4) Improve gateways and corridors through
landscaping and signage controls (Project 8a - I-
520/Sandbar Ferry Interchange)
1) Develop large-scale Regional Mixed Use Nodes
(Project 5a - Peach Orchard Place for "Big Box"
uses)(Project 5b - Rocky Creek Park for business and jobs
associated with flood protection investment)
1) Identify areas of natural and ecological value where
expanded Conservation Subdivision options will improve
neighborhood quality (Project 4a - Butler Creek)
1) Develop new Town Centers to serve outlying areas
with a mix of housing types, shopping, public services and
institutions in the area (Project 3a - Windsor Spring and
Project 3b - Belair)
1) Improve gateways and corridors through
landscaping and signage controls
2) Reposition existing strip retail and surroundings to serve
as Village Nodes (Project 6a - South Gate Urban Village
incluidng mixed income housing, neighborhood retail, and
links to existing public services and adjoining
neighborhoods
2) Low Impact Development site design standards for
stormwater management
2) Expand city neighborhood and housing
revitalization programs in areas adjoining the new
growth corridor and other key action areas (Project 7a -
Oates Creek)
2) Make Augusta Way multi-modal (incorporate transit,
bike, and pedestrian)
3) Direct investment into the ASDA Priority
Development District between the medical area and
Rocky Creek, linking several proposed project areas
3) Protect sensitive water courses and create new open
space amenities (e.g. - Project 4a -Butler Creek or Project
5b - Rocky Creek) and improve neighborhood connections
to their natural amenities
3) Designate Overlay Districts to encourage
implementation of Prototypical Projects as well as to
discourage inappropriate continued strip development
along arterials.
3) Develop street connectivity requirements for new
subdivisions.
4) Use Green Infrastrcuture in the development
approval process to determine the "right" locations to
build.
4) Create traditional neighborhoods through “Walkable
Subdivisions” design.
4) Re-create Gordon Highway, Windsor Spring, and
Tobacco Road as scenic parkways through right of way
changes and control of frontage development
1) Designate areas where agriculture is the preferred land
use through an Agriculture and Timber Protection
Zone for Rural Augusta that defines large minimum parcel
sizes
1) Promote small lifestyle community development
appropriate to Rural Augusta (such as equestrian,
farming, creek front, golf)
1) Protect the visual character on selected arterial roads by
enacting Scenic Overlay Zones
2) Create incentives to encourage the preservation of
orchards and pastures and their use for educational and
cultural purposes (Project 1a - Fall Line Farm)
2) Promote a vernacular building style that will
enhance the cultural landscape of rural Augusta through
design guidelines
2) Develop a bicycle-friendly roadway network2) Promote land uses which will conserve rural
character, including agriculture, forestry, and rural
sporting activites
3) Update the Water and Sewer Master Plan to restrict
further sewer expansion south of Spirit Creek
3) Plan for agriculture to remain an economically viable
land use, with areas of farms of sufficient size and
productivity to remain sustainable.
The character-defining visual
environment of farmlands and
natural areas of rural Augusta
is retained, encouraging low-
density development clusters
and rural lifestyle
communities appropriate to
areas where sewer system
extension is not appropriate.
New developments and
creative rehabilitation and
redevelopment at key
intersection nodes form
shopping and service clusters
that reinforce neighborhoods,
create a sense of community,
and take advantage of local
natural amenities.
Suburban
Augusta
3) Other housing and neighborhood improvements
in Laney-Walker, Bethlehem, and Upper Broad
Street (Project 7b) as well as expansion opportunities
and neighborhood supportive services
The urban core of the city is
an active mixed-use
environment with growing
businesses, lively in-town
housing, and cultural/civic
uses that serve the region.
Rural
Augusta
Urban
Augusta
1) Designate and zone areas for Rural Hamlets at key
intersections that encourage attractive and walkable
clusters of single family housing close to convenence retail,
and other public services (Project 2a: Spirit Creek Hamlet)
2. t H e p R o jects
2-38 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The Projects
2-39[Final Report]
Key Projects identified in the Agenda fall into
three distinct physical development categories,
representing city-wide opportunities for action:
Strategic Action Corridors
With few exceptions, Augusta’s roadway
gateways and entry corridors are ugly and
Augusta visitors receive a poor first impression
Within the context of the Agenda, the focus is
on reinforcing healthy and attractive activities
along the corridors, advancing the economic
development strategy and making the rights of
way and key nodes more beautiful and more
pleasant to travel. Six specific corridors have
been identified for special attention. These are
also discussed as they relate to Site Specific
Projects by Type.
Site Specific Projects by Type
These are site-specific projects and project types,
with illustrative development programs, budgets
and time lines. A seen in the diagrammatic map
below, potential sites for these projects are
found scattered across the city. Often, they
represent a unique opportunity that, unless the
city is willing to aggressively push to encourage
better development, will simply become another
ad-hoc project with little positive relationship to
its surroundings and consequently squander an
opportunity to make a positive difference in the
overall quality of life for people.
Other Noteworthy Initiatives
In addition to the specific project types, there
are a number of individual initiatives underway
by others that the City should stay abreast of,
review, comment and assist in making it as good
as it can be.
Each of these is discussed on the following
pages.Augusta-Richmond County Regional Greenway
Existing Off-Road Trail
Proposed New Off-Road Trail
Proposed Road Connection
Existing Greenspace
Greenspace Under Negotiation
Figure 2-1. Example of Strategic Action Corridors running through downtown
Figure 2-2. Sampling of potential sites for Prototype Projects Figure 2-3. For example, the Central Savannah River Land Trust’s Regional Greenway plans
2-40 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The Projects
2-41[Final Report]
1.1 Strategic Action Corridors
Corridors serve movement, aesthetic and
economic purposes and the enhancement
policies should be applied to corridors city-wide.
However, within Augusta, several individual
major corridors stand out, each having its own
thematic purpose. These have unique qualities
and attributes on which to focus energy and
build connections and identity for all of Augusta.
Six corridors are included in this Agenda:
• “Augusta Way”, from the downtown
Riverwalk to Rocky Creek, through this
Agenda Priority Development District
• The Gordon Highway Jobs Corridor,
Augusta’s Technology Highway
• Westobou Trace, from Bush Field through
the downtown to I-20
• The Riverwatch Parkway, through the
Augusta Canal National Heritage Area
• Tobacco Road connecting Fort Gordon
with Bush Field
• The Farm to City Scenic Trail running
from Rocky Creek south into Rural Augusta
Others, particularly along Wheeler Road
and Wrightsboro Road are also worthy of
attention. Given that they are both in strong
market areas, they will benefit from strong
application of the current commercial
landscaping regulations and efforts
should continue to find funding for
public right of way landscaping.
Figure 2-4. Augusta’s Strategic Action Corridors
2-42 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
“Augusta Way” is in
this Agenda’s Priority
Development District
The intersection of Deans Bridge Road and the
Gordon Highway, along Rocky Creek in south
Suburban Augusta, is the population center
of the city. The three-mile corridor linking
this area to the historic downtown, the civic,
cultural and entertainment center of Augusta,
represents a unique opportunity to apply
sustainable development principles to expand
and rebuild the city’s urban area, from the river
to Rocky Creek. This central location is the
natural growth path for the city. “Augusta Way”
will be the strategic roadway corridor passing
along the length of the proposed Priority
Development District, that extends from Rocky
This is Augusta’s new grand
boulevard, the first in more than
one hundred years. It may not look
like much now, but it could become a
vibrant link between the downtown to
the rest of the city.
Creek in the south to the downtown Riverwalk
in the north. “Augusta Way” is envisioned as a
grand boulevard with multiple transportation
ways, accommodating transit, pedestrians,
bikes, and cars and the central spine for the
City’s urban expansion southward. It runs the
length of Fifteenth Street, following the US
1/ Georgia Highway 4 alignment, onto Martin
Luther King Boulevard, a short segment of
Milledgeville Road, then onto Deans Bridge
Road, past the Southgate area, to a proposed
massive anchor development at Rocky Creek. It
is envisioned that this corridor will become the
green spine for new residential neighborhoods
developed at urban densities along its flanks.
View of 15th Street, looking north, showing the opportunity that awaits
2-43[Final Report]
A proposed transit
line would loop
around the Rocky Creek
project area, head up
“Augusta Way” to the
Medical College and on
into downtown.
2-44 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Vehicular
Access
Mulit-
Purpose Path
Light Rail
Augusta Way
Boulevard
Vehicular
Access
Transit Lane
Greenway
Augusta Way
Boulevard
Figure 2-5. Transitway Concepts
Illustrative “Augusta Way” Treatment Options
The Designated Greenway and
Transit way
This corridor would build upon a current
Georgia Department of Transportation
(Georgia DOT) roadway improvement project,
adding full bike lanes (multi-purpose path),
additional boulevard-style landscaping and
adequate space to consider a designated transit-
way when there is adequate demand along its
length. The Agenda calls for close coordination
with Georgia DOT to insure for a continuous
tree canopy along its length and a planted
median.
To this end, the Agenda proposes that the City
establish a Greenway and Transit way corridor,
requiring a 65-foot building setback from the
edge of the Georgia DOT curb on the west
side of that segment of the final roadway
alignment that lies between Wrightsboro Road
the Gordon Highway. The historic Shiloh
facility, portions of which lie within this
corridor, will be protected and incorporated
into the final corridor development plans.
Light Rail Option Shared Transit and
Local Vehicle Access
Shared Transit and
Bicycles
Illustrative treatment options are shown in the
diagrams above. The Transit way concepts
range from a full light rail line service, to 10 to
15 passenger, rubber-tired, low speed electric
vehicles sharing right of way with either local
access automobile traffic or in a shared path with
bicycles. See “Figure 2-5. Transitway Concepts”
on page 2-44.
The Projects
2-45[Final Report]
Vehicular
Access
Multi-
Purpose Path
Augusta Way
Boulevard
Vehicular
Access
Open Green
Multi-Purpose
Path
Augusta Way
Boulevard
Figure 2-6. Greenway Concepts
If public transportation continues to use the
local roadway, the corridor becomes and true
greenway, complete with multipurpose path.
The illustration shows three basic landscape
approaches, heavily treed to mostly open lawn,
any and all of which could be placed along the
corridor. See “Figure 2-6. Greenway Concepts”
on page 2-45.
Key elements in each of these options are that
a safe multipurpose path linking north to south
is built; the denser, new housing is well buffered
from the main thoroughfare; and a there is a
continuous row of tree plantings along the
roadway. With near continuous development
adjacent this corridor, it can be a very agreeable
and safe urban park corridor, a great place to
bike, run or lounge about.
Strong Tree
Canopy
Bicycle Alleé Open Lawn
2-46 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Connecting the whole
This Agenda Priority Development District has
a north side and a south side and other Strategic
Action Corridors run through it. Both ends
have strong anchors, the downtown in the north
and the nucleus formed by new developments
at Rocky Creek and Southgate in the south.
“Augusta Way” links the two together. “Figure
2-7. “Augusta Way” Illustrative Cross-Section”
on page 2-46 below shows how a linear park fits in.
Figure 2-7. “Augusta Way” Illustrative Cross-Section
Assuming the Rocky Creek area can develop
as a major live, work, and play destination, it
can also serve as a transit hub for loop routes
around the entire southern part of the City.
Putting the Gordon highway on a “road diet”, at
least between Highland and Peach Orchard, by
creating a well landscaped boulevard in this area,
will improve the identity of areas east and west,
while making the area safer for walkers, cyclists
and motorists alike.
Potential Transitway / Greenway Roadway
Pr
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p
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r
t
y
L
i
n
e
Pr
o
p
e
r
t
y
L
i
n
e
60’
The Projects
2-47[Final Report]
Figure 2-8. Prototype Projects and areas for targeted neighborhood revitalization
#5b Rocky Creek
#6a Southgate
#7a Oates Creek
Southside
Figure 2-7. “Augusta Way” Illustrative Cross-Section
Southside of the Priority
Development District
2-48 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The Gordon Highway
Jobs Corridor
The Gordon Highway’s days as an important
retail corridor may be over, however, this
corridor is centrally located, has good access
both locally and to the interstate system, and is
convenient to a highly trained workforce, living
the surrounding subdivisions. By focusing energy
and effort on rethinking and marketing this
corridor, along with an extension to the regional
Figure 2-9. Gordon Highway on a “road diet”
airport, this area can be branded and marketed
as a unique place to locate new businesses. Given
its proximity to both Fort Gordon, the medical
area and its easy access to the energy research
facilities of the Savannah River Site, this can be
Augusta’s technology highway.
Greenway Roadway Greenway
Pr
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r
t
y
L
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e
Pr
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55’
2-49[Final Report]
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Strategic Action Corridors
Figure 2-9. Gordon Highway on a “road diet”
2-50 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The Westobou Trace
Augusta Regional Airport at Bush Field serves
the entire region. Three airlines serving this
facility with flights from the east and mid west,
is a major gateway into Augusta. While the
airport is attractive, today there is no appealing
route into downtown or destinations beyond.
The Westobou Trace links several roadways into
a path from the airport. This route traces along
Doug Bernard Parkway, past Phinizy Swamp
nature area, to I-520, through the proposed I-520
Downtown Augusta, along heavily treed Broad
Street, is a mile long stretch of beautiful 19th and
20th century buildings and includes the James
Brown statue. Harrisburg is home to two of
three of the city’s magnificent mill buildings, and
the Confederate Powder Works Chimney, the
nation’s only remaining artifact of Confederate
era construction. Chaffee Park and the First
Level Canal are here as well. The new Kroc
Center and many historic houses are found here
along upper Broad Street. Lake Olmstead, its
casino and park are jewels in the crown. Further
west, one passes by the main entry to the world
famous Augusta National Golf Club, its park-
like parking area, and finally out onto Riverwatch,
and a short hop to I-20.
Most importantly, through the proposed Sandbar
Ferry Gateway, this trace passes by a number of
the Market Creation Projects identified in the
Westobou Vision Urban Area and it can serve
as a catalyst for realizing these projects. They
include Sandbar Ferry Village and Park, the
Augusta Arts Center/District, Marbury Village,
Harrisburg Canal Village.
Once a year the world makes the pilgrimage to
the Masters. Most only see the strip commercial
development along Washington Road and they
never see or enjoy the rest of Augusta. The
Westobou Trace could change that.
to Sandbar Ferry Road gateway enhancements,
onto Sandbar Ferry, to Broad Street, through the
downtown and Harrisburg, past Lake Olmstead,
on the Washington Road, passing by the Augusta
National Golf Club, right on Alexander where it
links up to the Riverwatch Parkway.
The Westobou Trace, in addition to being an
efficient way into the city, has many interesting
and beautiful places along the way. In areas, the
swamp is on either side. These give way to the
open expanse of the Merryland brick ponds.
Entrance to Bush Fields, with a great on-the-ground example of an existing “Landscape Highlight Area”
2-51[Final Report]
Strategic Action Corridors
2-52 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Riverwatch Parkway
The Riverwatch Parkway runs from Columbia
County under I-20 and follows the path of the
Savannah River arriving into downtown along
Broad Street, Jones Street and Greene Street
into the heart of historic Augusta. Today, this
is the preferred scenic route into the downtown
for people coming via I-20 into the area. The
parkway has a sinuous and bucolic feel to it as
it passes through forest and over the historic
First Level Canal and Raes Creek en route to
downtown. This is where the visitor first sees to
historic mills and the Powder Works Chimney
and the steeples of the city beyond. This is
where Augusta’s historic connection to the river
and the canal system can be well introduced.
The Agenda recommends that the Parkway
be treated much like the beautiful George
Washington Parkway in the nation’s capital.
Riverwatch Parkway runs through the Augusta
Canal National Heritage Area and has the
opportunity for scenic view pullout in several
locations. One site in particular, strategically
located just east of the Raes Creek Bridge, off
the inbound lane, has the potential to be a
beautiful spot to orient the visitor to the city
and its history. It has excellent views of the mills
and chimney, ready access to the canal bank,
and even the potential, via a short walk down a
proposed trial, to see Raes Creek and the river.
This site is large enough for short-term parking.
Interpretive panels or even an information and
orientation kiosk, staffed by the Canal Authority
and Visitor and Convention Bureau, should be
considered here. Gateway signs and Garden City
“Landscape Highlight Areas” would be placed at
either end of the Riverwatch. These landscaping
programs are discussed in further detail in
Appendix 2.
View of the Sibley Mill from along the parkway
Very few cities have such a
naturally powerful entry.
Augusta should make the most of it.
2-53[Final Report]
Strategic Action Corridors
2-54 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
2-55[Final Report]
Strategic Action Corridors
Tobacco Road
Today, the road along the ridge has morphed,
from the narrow rut along which tobacco was
hauled to the river, into a multi-lane freeway
linking Fort Gordon directly to Augusta
Regional Airport at Bush Field. This is the main
route to the fort for people coming here on
business from all over the world.
Today, its appearance is stark and devoid in
particular of any significant landscaping along
the roadway. Generally a straight line, the eight
mile roadway has two lanes in each direction,
with a center turn lane and with marginal curb
cut control.
With proper planning this centrally located
east-west corridor could become an attractive
parkway with thriving business development
at key intersections. Several of these are noted
in this Agenda as “other potential project
locations”. These include for Town Center
projects, the intersection of Peach Orchard and
Tobacco Road (#3d), the intersection of Mike
Padgett and Tobacco Road (#3c), and the area
around the Fort Gorden entrance gate number
five (#3e). The Gracewood site also has the
potential to become a Conservation-Lifestyle
Subdivision (#4b) after it is decommissioned as
a medical hospital.
Further, the intersection of Windsor Spring and
Tobacco Road is a designated Prototype Project
site (#3a) in this Agenda. As such, Tobacco
Road would become a Garden City Corridor
through that area, complete with landscaped
median and edges, as well as the site of a Garden
City “Landscape Highlight Area”.
These landscaping programs are discussed in
further detail in Appendix 2.
Existing conditions near Fort Gordon entry gate #5, on Tobacco Road
2-56 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The Farms to City Scenic
Trail
Today there is no visually attractive connection
between downtown and the southern part of
the City, nor is there a route that cyclists can
safely take from one end of Augusta to the
other. The “Farms to City Trail” is designed
to be a set of centrally located north-south
roadways which connect and could, over time
be made into a very attractive alternative route
cutting through Suburban and Rural Augusta.
Beginning at the Rocky Creek site, it links up
with Windsor Springs Road, where the Augusta
Regional Transit System (ARTS) road widening
project includes bike lanes, and arrives in Rural
Augusta and onto Route-88 to Blythe.
A scenic bike trail accompanies the southern
most end of the corridor that travels between
the historic hamlets of Blythe and Hephzibah
and along Little Spirit Creek, passing historic
churches and scenic farms along the way.
View at the end of Church Road in Blythe, GA
Historic general store in rural Blythe hamlet
Active farm scene and orchard near Blythe, GA
Historic Liberty Methodist Church in Hephzibah, GA built in 1804.
The Projects
2-57[Final Report]
Fort Gordon
2-58 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Development Projects by Type
thus are favored sites for actual implementation.
These are important sites unto themselves and
for the City as a whole. Further study of each is
required, which would typically be done through
development of an Area Action Plan as actual
development activities commence.
This smart growth agenda identifies key Project
Types, that set new directions in the way that
future development can be done to protect
Augusta’s valuable resources, to encourage more
efficient and sustainable uses and to create
attractive and enjoyable places to live, work and
play. These Project types include:
In Rural Augusta
1. Farmland Preservation Communities
2. Clustered, Rural Hamlets
In Suburban Augusta
3. Walkable Town Centers
4. Conser vation-Lifestyle Subdivisions
5. Regional Mixed Use Developments
6. Repositioning Marginal Suburban Retail
Strips
In Urban Augusta
7. Urban Neighborhood Revitalization
8. Major Gateway Interchanges
Westobou Vision- all Market Creation Projects and
initiatives
Each of these Projects Types is described
in greater detail on the following pages. An
illustrative example, aka Priority Projects, of
each of these types has been developed and
analyzed. While each is summarized in this
section, a greater description can be found in
Appendix 1.
As investigations and tours through the city were
undertaken, and in developing the Sustainable
Development framework, several “types” of
development projects emerged. These were
mapped and one or two of each type were
chosen for further study and illustration. The
criteria for selection included:
• Ability to ser ve as an example of the type.
• Easy transfer of the findings, approaches and
recommendations of this example to similar
sites elsewhere in Augusta.
• Importance of the particular site in achieving
the goals of the Agenda, and “making a real
difference”.
• Financial feasibility and ease of development.
It is important to note that these projects are
presented to illustrate concepts and methods
for achieving desired outcomes across the city.
Project locations were chosen without regard
to current ownership, current use, or possible
environmental issues. That said, the major project
sites have both intrinsic and strategic value and
The Projects
2-59[Final Report]
Figure 2-10. The Projects
2-60 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Rural Augusta is the name given the area
generally below Spirit Creek, without public
sewer.
Issues for the Next Two Decades
Current agricultural methodologies and
economics make future dominance of traditional
farming in this area difficult, despite the fact that
much of the area has high quality soil suitable
for a variety of crops. The state agricultural
area has designated tree farming as the priority
agricultural activity for this area.
The land here is comparatively cheap. Farms
are slowly getting sold off to residential builders,
and typical sprawling tract home development
is encroaching on the area. Not only does this
use the land in very inefficient ways, it destroys
attractive view corridors, and necessitates
inefficient public infrastructure, with their
associated costs borne by the public at large.
Georgia Power is planning and designing a major
expansion of their nuclear energy generating
site just south of Augusta in Burke County. The
city of Augusta should remain vigilant for the
issues and opportunities that might arise from
these actions.
In Rural Augusta
Looking forward, several objectives for the area
are worthwhile:
• Preservation of as much as possible of the
rural character of this area for the enjoyment
of all.
• Protection of key “image making” properties.
• Designation of a system of attractive and
safe roadways and bicycle trails within this
area and connection of these northward to
the more urbanized part of the City.
• Development of programs to encourage
local food production and to educate the kids
and grown-ups about farming and our food
chain.
Cotton crop near the Burke County line
The following two key illustrative
projects show how policies applied
across Rural Augusta might better
preserve its unique resources and
character while offering more well-
rounded access to goods and services
and creating attractive, residential
alternatives.
The Projects
2-61[Final Report]
Key Projects and Initiatives
Several potential projects were noted. Public
initiatives include a possible sewer line
extension into this area, which this Agenda
discourages. A roadway improvement project
is proposed for southern section of the Mike
Padgett Parkway. The expansion of Plant
Vogtle, to the south in Burke County, fuels
speculation that there will be demand for
new housing in this area. Operations at Fort
Gordon need to be considered when thinking
about further development near their boundary.
Assets to Build Upon
The villages of Hepzibah and Blythe have a rural
charm that should be preserved and enhanced.
There are vast acres of undeveloped land and
tree farms that provide important natural habitat.
Spirit, Little Spirit and McBean Creeks run
through this area. There are orchards and large
open fields of pasture land and for growing hay
for the area’s substantial equestrian community.
Hay, ready for the winter
Potential Champion Groups
As of this writing, no group has come forward
and shown commitment to the preservation
of the character of this area. Ultimately, it is
up to the people living here to determine its
future. Many people live here because of its
rural pace of that lifestyle and they may want to
get involved. The Central Savannah River Land
Trust is a logical leader, however, their focus and
limited funding go towards waterway protection.
The city should organize a series of public
sessions in this area to further explore issues and
opportunities directly with the community.
2-62 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 2-11. Fall Line Farm Illustrative Site Plan
Illustrative Program
This is ultimately a farmlands preservation
program. The strategy embodies three key
components:
• Preser vation and enhancement of core farm
operations including the pecan orchards,
pasture land, hay bundling and local, organic
commercial fruit and vegetable production.
This would also serve as a demonstration
farm for educational purposes, serving local
school kids, on site visits and pick your own
fruits and vegetables.
• A 70-home conser vation subdivision, with a
rural and equestrian lifestyle theme, with
on-site stabling.
• An equestrian center with training facilities
and commercial stables. Pasture and
services would be interconnected with
homeownership in this community.
Peacan
Grove
Commercial
Farm
Grazing
Pasture
Project Type 1
Farmland Preservation
There exists today a hand full of large and beautiful farms in Rural Augusta. Rather than witness these
properties slowly be whittled away at the edges by incremental subdivision or frontage construction,
the city should work to reposition and reuse these properties in such a way that their special qualities,
e.g. functions, view sheds, significant structures are preserved for future generations. The following is
an illustrative example of might be done on one of Augusta’s finest farms.
#1a: Fall Line Farm
Conservation
Subdivision
Historic
Hamlet
of Blythe
2-63[Final Report]
Rural Augusta
The Big Idea
On a large farmstead adjacent to the Fall Line Freeway, create a productive and interactive agricultural destination showing off the
beauty of Augusta’s rural landscape, while commercially growing significant amounts of local produce, and converting a small portion
of the land to supporting “rural lifestyle” residential use.
Figure 2-12. Saturday morning activities at Fall Line Farm
2-64 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 2-13. Spirit Creek Illustrative Site Plan
Illustrative Program
This illustrative, proto-type project lies on land
at the intersection of two important roads, Mike
Padgett Parkway and Brown Road.
The private development program is a ‘hamlet
conservation sub-division”, comprised of a
small commercial node at the intersection, with
gas station, convenience store and miscellaneous
commercial space totaling 10,000sf, a cluster of
24 units of houses bordering the commercial
area and, across the road, a 140 unit single family
community, bordering Spirit Creek.
Regarding public improvements, this area is well
located to provide passive parkland for much
of rural Augusta and a park and potential trail
are proposed adjacent Spirit Creek. Additionally,
Brown Road should have a strong canopy of
street trees within the hamlet segment
Subdivision based on
rural lifestyle
Convenience
Retail
#2a: Spirit Creek Rural Hamlet
Public
Picnic Area
Project Type 2
Rural Cluster Developments
Traditionally, rural communities came together at roadway intersections. Often, the first impression of
a place is formed here. The country store, other busnesses, and non-farming families built close to this
node of activity, and farmland occupied the area between the nodes. This was efficient use of land and
energy. It still can be. To the extent the city can refocus rural, residential development at intersections,
it should.
2-65[Final Report]
The Big Idea
Create a new hamlet, at Brown Road and the Mike Padgett Highway, near Spirit Creek. Small and compact, it would contain three to
four businesses and approximately 160 homes, some with adequate land for a vegetable garden. A new local park, adjacent to Spirit
Creek, will become part of the larger open space network, as well as an important leisure area for those living nearby. Given the number
of other houses in the area, this hamlet would be a significant node along this corridor. Also, there is adequate undeveloped land
nearby, on which conservation subdivisions could be realized, which this hamlet would serve.
Rural Augusta
Figure 2-14. Looking across Brown Road to the new Hamlet
2-66 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
In Suburban Augusta
Suburban Augusta is the part of Augusta mostly
developed after World War II, including the
areas commonly known as West Augusta, South
Augusta and Belair. It is framed by the urban
area to the north, Spirit Creek to the south,
Columbia County to the west and the Mike
Padget Parkway to the east.
Issues for the Next Two Decades
Commercial Corridors
This is an area with large, unattractive arterial
highways with large transmission lines overhead
and unkempt road shoulders and medians.
State highway maintenance for its grassed and
landscaped areas is inadequate. The city has
eliminated much of its own upkeep capability.
These corridors set the image of the city for
citizens and visitors alike.
Many of the private business along these arterial
corridors are closed or marginal at best, due in
part to the availability of cheap land along these
corridors, which led to overbuilding.
This leaves the land along these corridors under-
utilized. Sign controls are ineffective where
there is not sufficient market to justify the level
of reinvestment that triggers the improvement
ordinances, including not only better signage,
but also better landscape treatments.
Residential Suburbs
Since the late 1940’s, subdivision development
in Suburban Augusta has been continuous.
With the exception of a few pockets, most
has been targeted to middle class buyers. The
combination of this market and the availability
of cheap land has spurred developers and
buyers to move ever further outward from the
city core. Several of the older subdivisions are
much less attractive for potential buyers, and
more homes are becoming rental properties
with only minimal maintenance and upkeep.
Some large tracts, have whole blocks of housing
that is inherently unmarketable to sections of
the population with disposable income. Often,
the population of these areas is mostly people
who cannot afford to move elsewhere, who
cannot reinvest in the property and who cannot
sell for a price that would allow them to move.
Typically, these subdivisions are self-contained
developments with one road in and out, thus
limiting connectivity to neighbors, increasing
travel distances and further burdening the
arterial roadway system and the delivery of city
services.
Assets to Build Upon
The majority of Augusta’s population lives here.
It has a well-trained, middle class core. There
is significant disposable income in the area.
While many of its subdivision neighborhoods
are struggling, it has a strong network of
neighborhood associations, which can be a great
asset in revitalization of this central part of the
city. This capacity should be expanded to include
all residences under a neighborhood association
of some type.
There is substantial capacity for new development,
with an abundance of undeveloped and under
developed land available in this area. It is
estimated that the area can easily accommodate
another 12,000 - 15,000 homes.
2-67[Final Report]
The area is well served by both arterial and
collector streets. Public sewer services are either
in-place or can be readily extended. Schools are
scattered throughout.
There are a number of key strategic locations
on which to focus the Agenda’s efforts over the
next decade. These range from sites that are
market ready to troubled sites, critically located,
where public-private partnerships can be of
enormous benefit to the immediate area and the
city as a whole.
There are natural and historic resources on
which to build, including Raes, Oates, Rocky,
Butler and Spirit creeks, as well as the historic
Windsor Spring and its associated farmstead.
Key Projects and Initiatives
Several ongoing public projects on which to
build include the Georgia DOT funded Fifteenth
Street, Wrightsboro Road and Windsor Spring
Road improvements: the Corps of Engineers
Rocky Creek flood control project: and the
Augusta Housing Authority’s redevelopment of
Cherry Tree Crossing and Dogwood Terrace,
plus the extensive construction programs at
Fort Gordon and at the National Science Center
On the private side, several new residential
developments are underway, particularly near
the Gordon Highway.
Augusta Technical College is developing
curricula which will educate students in career
paths critical for Augusta’s future in the areas
of health sciences, energy technology and
horticulture. They are sponsoring development
of a new magnet high school on their campus
with an emphasis on technology. Strategically
located on Dean’s Bridge Road near I-520, it
can be a fulcrum for the revitalization of that
distressed corridor.
Augusta’s Regional Airport at Bush Field has
just completed a major expansion of its terminal
facilities. Carriers include Delta, US Airways,
American and Continental Airline affiliates.
Its designation as a Designated Air Services
Development Zone facilitates efforts of the
Augusta Aviation Commission to make the
Augusta Regional Airport a focus for economic
development for the region.
Potential Champion Groups
Ultimately it is the local development and broker
community, often in partnership with the
Housing Authority, area churches, institutions
and property owners who will implement
projects that can make a difference here.
T he following illustrative
projects show how policies that
programmatically focus and cluster
future development to key strategic
areas might be implemented. These
projects are prototypical in that the
core recommendations can be applied
to other properties across Suburban
Augusta, thus helping fortify and
rebuild long neglected parts of the city.New program at Augusta Technical College supports the expansion of Plant Vogtle
Empty Regency Mall is included in a proposed project at Rocky Creek Typical Suburban Augusta residential neighborhood
2-68 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 2-15. Windsor Spring Illustrative Site Plan
Illustrative Program
The revitalization and redevelopment program
for this intersection project is comprised of
several components, each likely to have its own
set of champions:
• The existing strip commercial shopping
centers on the southside of Tobacco Road
are reconfigured into Town Center styled
shopping destinations, complete with a
main street and a town green, 20,000sf of
new infill retail is proposed. The immediate
surrounding area is developed into walkable
residential neighborhoods consisting of 320
small lot, single-family home and 80 garden
apartments.
• A “Traditional Neighborhood Development”
at the northwest quadrant is proposed for this
undeveloped tract, with an open village green,
fronted by a small 6,000sf commercial edge,
with 130 town houses and small lot, single-
family residences surrounding the green.
Nearby, within walking distance of the town
center, a 93 unit subdivision is shown in the
valley heading toward Butler Creek.
• In the northeast quadrant, a civic use
(church), a 190 unit single family residential
community, an 80 unit senior living apartment
complex and associated neighborhood
parks and ball field next to Tobacco Road
Elementary School.
Conservation
Subdivision New Town Green,
and Landscaped
Public Space
Conservation Area around
Historic Spring
Project Type 3
Town Centers
Within Suburban Augusta, there are a number of locations where traffic volumes are high and with a strong
population base settled nearby. In these areas, one can imagine a small Town Center forming, typically at
an important crossroads. This center may be the result of a repositioning of an existing commercial area
or at some locations, on yet-to-be-developed land. A critical factor in each of these is that the commercial
component be matched with adjacent, large-scale residential development to support it.
#3a: Windsor Spring Town Center
Supportive Multi-
Family Housing
Shopping
Center
New
Playing
Field
2-69[Final Report]
The Big Idea
Create a highly identifiable ‘place to be and to be seen’ at the intersection of Tobacco Road and Windsor Spring. The existing shopping
centers located on the south side of Tobacco Road are repositioned as well-shaded, walkable venues, where shoppers can linger and
enjoy the comings and goings of their neighbors. To build enough critical mass to stabilize retail uses, a residential area would supply
more housing on the vacant land to the north, west and east of the town center.
Suburban Augusta
Figure 2-16. New Town Green, as seen from Windsor Spring Road.
2-70 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 2-17. Belair Illustrative Site Plan
Illustrative Program
Given its proximity to I-20, Fort Gordon and
Columbia County this is a highly desirable
development site. The development program for
this area is comprised of two components:
• On the undeveloped north side of
Wrightsboro Road, a Town Center
development is proposed. The program
includes 80,000sf of new retail, 100,000sf
of office space, 220 units of town house and
small lot, single-family development.
• Redevelopment and repositioning assistance
for the area lying between Wrightsboro Road
and the Jimmie Dyess Parkway is proposed.
Public improvements in the area include the
creation of a Garden City Gateway for Belair
with a well landscaped, urban boulevard on both
the Jimmie Dyess Parkway and Wrightsboro
Road the length of the town center. Within
the town center, the new main street, which
connects existing streets and neighborhoods to
this destination, as well as the new town green
and neighborhood park are assumed to be public
sector responsibilities.
Healthcare and
Office Commercial
Uses
New Park
Townhomes
and Small Lot,
Single-Family
#3b: Belair Town Center
Garden City
Gateway
Project Type 3
MAD
D
O
X
R
O
A
D
Augusta
Riding
Center
A second Town Center project near the county line.
2-71[Final Report]
Suburban Augusta
Create an attractive and vibrant
urban, mixed-use center at the west
end of Augusta, serving people
coming into the City from I-20 east
bound and along the Jimmie Dyess
Parkway from Columbia County.
A well-designed, “Traditional
Neighborhood Development” and
“Walkable Subdivision” area provides
not only commercial and institutional
services, but also, with its Town
Center layout, it offers households a
desirable alternative environment in
which to live.
Couple this with a Garden City
“Gateway” corridor, with strategically
located ”Landscape Highlight Areas”
in the public way, will differentiate
this area from the commercial sprawl
development found just across the
county line. Abundant landscaping
and clear signage will set the image
of Augusta as the “Garden City.”
Figure 2-18. New residential development, as viewed rom extension of Maddox Road
2-72 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The Big Idea:
Figure 2-19. Butler Creek Illustrative Site Plan
Illustrative Program
This large tract lies along Butler Creek, the city’s
priority corridor for developing an east-west
running linear park. The program has two major
components:
• A large new residential community of 570
single-family homes developed within a park-
like layout reminiscent of areas found in the
historic Summerhill neighborhood, streets
with medians, neighborhood parks and
potentially a small convenience retail shop on
Windsor Spring Road.
• A community garden along Butler Creek
which lends atmosphere and character to the
area, while providing an opportunity to grow
local produce and to teach local children
agricultural basics.
In addition to the establishment of this segment
of the Butler Creek Linear Park, an east-west
public road, “Butler Creek Road”, is proposed
adjacent the park. Other public improvements in
the area include the a number of parks and play
areas within the community.
Neighborhood
Green
Community
Garden
Summerhill-
Styled Boulevard
Project Type 4
Conservation-Lifestyle Subdivision
The conservation subdivisions built on creekways offer an attractive, lifestyle alternative to traditional
subdivision development, while reserving significant amounts of land as open space.
#4a: Butler Creek Conservation Subdivision
Convenience
Shopping
Butler Creek
Linear Park
2-73[Final Report]
Suburban Augusta
The Big Idea:
Capitalize on the on-going, joint effort of the City and the Central Savannah River Land Trust to create an active lifestyle community
fronting the proposed multipurpose path and linear park along Butler Creek. Such a development would increase safety and security for
this park, would protect environmentally sensitive areas, would better connect existing adjacent neighborhoods, provide agricultural
learning venues, and provide easy access to the Windsor Spring Town Center and surrounding schools. A new “Butler Creek Road”
would run the length of this waterway, providing a scenic connection across the middle of the city.
Figure 2-20. Looking south across Butler Creek, over the linear park and the community garden to a 500+ home subdivision
2-74 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 2-21. Peach Orchard Illustrative Site Plan
Illustrative Program
This interstate highway interchange is already the
strongest regional “big box” commercial location
in south Augusta. This illustrative development
concept for the area has two components:
• Peach Orchard Road Regional Retail Center-
Redevelopment and expansion of national
chains along this road, At least one of the
existing malls is redeveloped to attract
a “big box” user. The program assumes
10,500,000sf of new anchor retail,
1,500,000sf of renovated retail and 700,000sf
of other new retail.
• Assuming the existing orchard and nursery
operations can be relocated to a less strategic
location, development of a ‘Traditional
Neighborhood Development’ community
integrated into the backside of the adjacent
mall with a 40 unit small-lot residential
development and 100 apartments would
connect to existing neighborhoods.
Public improvements in the area include the
creation of well landscaped, urban boulevards
on both Peach Orchard and Windsor Spring
Roads, the length of the regional retail center,
the town green parks and ball fields mentioned
above and connecting roadway segments to
existing subdivisions.
Moderate Density
Residential
Development
Neighborhood
Park
Village-style
Site Design for
Commercial
Areas
Project Type 5
Regional Mixed Use Center
Within south suburban Augusta, there are large sites available, which can become regional retail, employment
or recreational regional destinations, which would serve a population, which is currently under-served in
each of these sectors. This is where a major part of Augusta’s growth is occurring. The challenge is 1) to
direct this type of regional development in such a way that it can achieve a critical mass that is self sustaining
and which will draw smaller chains and businesses to the area, and 2) that this development can become an
attractive center with character and a sense of place.
#5a: Peach Orchard Regional Retail Center
Gateway
Landscaping off
Interstate
2-75[Final Report]
Suburban Augusta
The Big Idea:
This is the prime area in south suburban Augusta where market forces are telling retailers, brokers and developers
to place their regional, i.e. “Big Box” operations. It is also on a major interchange and the gateway corridor from
Savannah. Here, Augusta has the opportunity to concentrate regional commercial in a way that improves the chances
for individual success and develop a model for other areas, existing and future, as to how to integrate auto-oriented
activities with adjacent communities. Here, the intent is to serve those arriving by car as well as on foot or bike from these
neighborhoods, all the while creating an attractive and vibrant entry into the city.
Figure 2-22. Peach Orchard Regional Shopping demonstrates the positive visual impact of strong tree planting at the edge of the roadway and the store’s parking lot.
2-76 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 2-23. Rocky Creek Illustrative Site Plan
Illustrative Program
This is the place, along Rocky Creek, between
Deans Bridge Road and Wheeless Road, where
Augusta can best realize her image as the Garden
City. The illustrative program has three key
components, built around a lake and park:
• A business park with a wide range of office,
commercial and light industrial uses totaling
over 1,000,000sf.
• A senior living complex of 290 independent
and assisted living units in a combination of
small lot single family houses and apartments,
with full support services, including a
cafeteria.
• A market rate residential development of 80
apartments, town houses, and small lot single
family houses.
Public improvements in the area are extensive,
and include the creation of the flood retention
lake and surrounding park, transformation of
the Gordon Highway segment from Highland
Avenue to Deans Bridge Road into a heavily
landscaped urban boulevard. Entry and major
internal roads with the development, particularly
those connecting to major arterials and the
adjacent neighborhoods.
Offices, Light
Industrial, and
Health Care
Park Trail
Single-Family
Residences
#5b: Rocky Creek Mixed Use Park
Assisted Living
Facility
New Dam and
Retention Pond
Project Type 5
A second Regional Mixed-Use project near Regency Mall.
2-77[Final Report]
Suburban Augusta
The Big Idea:
Leverage the City’s and the Corps of
Engineer’s plan for the Rocky Creek
flood control dam and retention
area into a major public recreational
amenity which becomes the center
piece for development of a region
scaled, mixed use complex, Rocky
Creek Park would be focused on
business and jobs, surrounding a
regional recreation park, interwoven
with residential uses and connecting
to existing neighborhoods. This long-
term project would be developed
incrementally over the next two
decades.
Figure 2-24. Looking south, over the new lake and regional park to a new, urban neighborhood
2-78 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 2-25. Southgate Illustrative Site Plan
Illustrative Program
Southgate Shopping Mall, one of the city’s
first large roadway oriented shopping centers
is in steady decline. Southgate Urban Village
illustrates a proven model for transforming this
center into a local, neighborhood-oriented urban
village, which will give this part of Augusta a
whole new sense of self. The illustrative program
has two major components:
• The repositioned Southgate Mall to include
demolition of over 50% of the current
facility, renovation of the remaining
150,000sf and construction of 40,000sf of
new retail space around the green.
• To the north of the new retail center, a
mixed-income residential neighborhood of
up to 330 apartments, town houses, and small
lot, single-family houses.
Public improvements in the area include
construction of two new streets, one a new main
street from Deans Bridge through the Southgate
to Tubman Home Road, the other from the
Gordon Highway to Cherry Road. In addition,
the “Augusta Way” boulevard passes directly
by this site and a new public green within the
Southgate parcel is proposed. Public funds will
likely be needed make required site adjustments
to the Augusta Mini-Theater property and to aid
in their desired expansion.
Connect to Youth
Mini-Theatre
Village GreenMix of Apartments
and Townhomes
Project Type 6
Repositioned Strips of Retail
Older car-oriented, strip commercial centers are anemic or failing along arterial corridors throughout
Augusta. This is a national retail trend that is causing many owners and investors to look to new strategies for
reinvigorating these places. Often these centers are adjacent neighborhoods, which have suffered through
decades of decline, due in part to orientation of these centers, which are often stacked next to one another
and turn their back on the neighborhoods. Traffic volumes are expected to continue to decline.
#6a: Southgate Urban Village
Convert strip shopping
mall into community
activity area
Project #7a:
Oates Creek
Project
#5b: Rocky
Creek
“Aug
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2-79[Final Report]
Suburban Augusta
The Big Idea:
Convert the aging, roadway-oriented Southgate commercial shopping center into a well-landscaped, pedestrian-friendly Village, with
its own distinct identity and personality. The existing neighborhood would be stabilized and expanded into the current strip retail site,
with neighborhood-oriented businesses. Everything would connect to the adjacent neighborhood, elementary school, mini-theater and
local YMCA sports facilities along “Augusta Way”, the proposed multi-modal corridor.
Figure 2-26. Looking north at the new Southgate community commercial center, with the expansion of the Augusta Mini-Youth Theatre in the forefront
2-80 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 2-27. Oates Creek Illustrative Site Plan
Illustrative Program
The Oates Creek area lies on either side of the
proposed “Augusta Way” and centered on its
intersection with Olive Road. The redevelopment
would be in concert with proposed GaDOT
roadway improvements along this corridor, and
in conjunction with goals and objectives of
several local churches, as well as the Augusta
Housing Authority, who own property in the
area. The illustrative program has three major
components:
• Development of the corridor edge with a
string of urban density residential with a
small convenience retail area at the corner of
Olive and Martin Luther King Boulevard.
• Redevelopment of under-utilized land and
100 selected rehabilitation homes within the
neighborhood, plus 80 units for seniors, and
80 at market rate.
• Phase Two would include 370 units each, of
rental and owner-occupied housing.
Public improvements in the area include
construction of “Augusta Way”, and streetscape
up grades along Olive Road, Koger and White
Roads, several new neighborhood parks,
and landscape improvements at the historic
sites of the Tubman Home and the Shiloh
Comprehensive Community Center.
Establish “Safe
Routes to Schools”
Convenience
Shopping at
Intersections
Mix of Apartments
and Townhomes
Project Type 7
Neighborhood Revitalization
Certain areas of the city’s present urban edge are distressed to a degree that both broad public and
private actions are required to make them whole again. Two of these, the Oates Creek area along the
proposed “Augusta Way” corridor and Upper Broad Street are both distressed neighborhoods with
major entry corridors running through them and presently offer a negative impression of the city as a
whole.
#7a: Oates Creek Neighborhood Revitalization
New
Neighborhood
Park
Project
#6a:
Southgate
“A
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2-81[Final Report]
Suburban Augusta
The Big Idea:
The area along Martin Luther King Boulevard, between the intersections of Olive Road and Fifteenth Street, is one of the most prominent,
most central, most heavily traveled … and yet most deteriorated… parts of Augusta. Using the proposed Georgia DOT road-widening
project as catalyst, work with the private sector and local churches, community institutions, the Board of Education and the Augusta
Housing Authority, who are all major land owners in the area, to rebuild a denser, more urban and more family friendly community at
this inner-ring neighborhood location.
Figure 2-28. The view down “Augusta Way”, with a multi-purpose pathway allowing bike, pedestrian, and low-speed electric vehicle passage alongside new residential buildings
2-82 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
In Urban Augusta
This is the traditional, historic city core, much
of which was examined in the 2009 Westobou
Vision Urban Area Master Plan. Three new
Prototypical Project areas directly connect
with that Plan, which is incorporated into this
Agenda with “Figure 2-33. Augusta Sustainable
Development Agenda Priority Corridor District
(pink) as it connects with the Westobou Vision
Urban Area Plan (grey)” on page 2-91.
Issues for the Next Two Decades
The Urban Area includes the downtown area
and a number of near-in neighborhoods, which
made up the historic core of Augusta. These
include Old Town, Laney Walker, Bethlehem,
Harrisburg. Summerville and the area east of
East boundary between Sandbar Ferry and
Laney Walker to I-520 is also in this area. The
entire Urban Area is fighting its way back from
an exodus of families, businesses and money
that has occurred over the past forty years.
The issues are many and include residential
neighborhood revitalization; reconnecting
neighborhoods to the downtown core; insuring
that the core remains the civic and cultural
center of the region; encouraging growth in the
health sciences toward the downtown in a way
that strengthens the urban fabric; expanding and
building an interconnected open space system,
with newly renovated parks; densifying the
core by getting more people living downtown;
preserving key buildings and rebuilding the urban
fabric; replacing lost trees and providing well
shaded sidewalk connections, thus increasing
‘walkability’; maximizing connections to the
river and the canal system; taming the rail lines,
the downtown expressways and the overhead
power lines that are major impediments to the
downtown’s renaissance.
Assets to Build Upon
The urban area has its physical assets of
river, canals, lake, historic areas and buildings.
Broad Street is one of the most intact streets
in the southeast; wide, tree lined and flanked
by significant architecture along its length.
Oglethorpe’s strong urban grid gives even is
most distressed parts a strong framework on
which to rebuild.
It is the cultural heart of the region, with
the Augusta Symphony Orchestra and the
Morris Museum leading the way. It is a sports
destination for baseball, hockey, basketball
and the riding competitions. It is the center of
education, with two highly ranked magnet high
schools, the Georgia Health Sciences University
and Paine College sited within the proposed
Priority Development District.
It has business, institutional and civic leaders
and ordinary citizens who care for it and work
to make it better. The downtown is in a slow
renaissance. Local developers have been active
in building renovation. A new hotel is under
design and a number of major public buildings
have been constructed recently.
The Projects
2-83[Final Report]
Key Projects and Initiatives
Augusta Tomorrow, Inc is pouring energy
into implementing several of the projects
identified in the 2009 Westobou Plan. This
work is incorporated into this Agenda’s
initiative. Neighborhood development efforts
in Laney Walker, Bethlehem, and Harrisburg
are reinforced by this Agenda and can serve as
example for work to come. The reorganization of
the Medical College of Georgia can provide an
opportunity to develop a nationally recognized
health sciences center on under-utilized land
in the heart of the urban area. The Augusta
Housing Authority’s Underwood Homes project
is another example on which to build.
Augusta State is in the process of developing
a new master plan for the university, which will
expand the campus west of Daniel Field along
Wrightsboro Road. This plan should allow the
university to be both catalyst and stable partner
to other key interests in the area, including the
retail centers of the Augusta Mall and Daniel
Village and the intersection of Wrightsboro and
Jackson Roads.
Paine College, a private, liberal arts college
lies at the mid-point of this Agenda Priority
Development District. It has recently
completed a master plan effort that will guide its
development and growth over the next decade.
With a new name and a new president, the MCG|
Georgia Health Sciences University (GHSU)
has expanded at a rapid pace with a nearly
completed St. Sebastian Way opening up large
tracts of under developed land nearby, GHSU is
set to move to a new level. The direction of their
growth, and the extent to which they engage the
community, can have a very positive impact on
the implementation of this Agenda.
Potential Champion Groups
The Georgia Health Sciences University, Augusta
Tomorrow, Inc, the Augusta Canal Authority,
the Kroc Foundation, patrons and leaders in
the arts and sports can collaborate with the city
and the private sector to make important things
happen here.
Augusta should do everything in its power to promote the economic vitality of Broad Street
MCG | Health Sciences University is an important champion of the St. Sebastian Medical District
2-84 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 2-29. Upper Broad Street Illustrative Site Plan
Illustrative Program
The distressed Upper Broad Street corridor
runs through Harrisburg, an historic mill village
of with two of the city’s most magnificent 19th
century mills, remnants of the village center,
the beautiful First Level Canal and a fabric of
modest worker housing. It connects downtown
with the more affluent neighborhoods of West
Augusta, Lake Olmstead and the world famous
Augusta National Golf Club. The revitalization
program calls for:
• Rezoning the corridor to encourages
redevelopment of two historically commercial
nodes at key intersections along Broad,
20,000sf at Crawford and 8000sf at Milledge.
• Constr uction of 60 new residential infill units,
replacing inappropriate commercial uses
and badly deteriorated stock, and 80 units
for seniors, with intensive rehabilitation
between the two, and application of the city’s
neighborhood rehabilitation polices in the
surrounding blocks.
• Development of grossly underutilized land at
the southern end of Lake Olmstead into a
160 unit apartment high-rise overlooking the
lake land.
Public improvements in the area include roadway
improvements to Broad Street, including
utility burial, converting this roadway into a
well landscaped “Garden City Boulevard” The
plan proposes new boathouse, fishing pier and
recreational trail around the lake, and redesign of
the roadway at Broad Street, eliminating excess
roadway and developing a lakeside promenade.
“Harrisburg Village”
from Westobou
Urban Area Plan
Historic
Sibley Mill
Mix of Apartments,
Townhomes, and
renovated Single-Family
#7b: Upper Broad Street Revitalization
High-rise,
Market-rate,
Residential
Condominium
Convenience
Shopping at
Intersections
Project Type 7
A second Neighborhood Revitalization project near Lake Olmstead.
2-85[Final Report]
Urban Augusta
The Big Idea:
Recognize Lake Olmstead’s potential as a major catalyst for the redevelopment of Upper Broad Street. At its southern end, develop a
high-end residential tower focused on Lake Olmstead views and the Augusta Canal beyond. This development will serve as catalyst for
a revitalization program for Harrisburg’s Upper Broad Street, including conversion of Broad Street into a landscaped, largely residential
boulevard, establishment of aggressive housing infill, and housing rehabilitation programs in this area and future new housing along
the lake as sites become available.
Figure 2-30. Thre rejuvinated south end of Lake Olmstead.
2-86 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 2-31. Sandbar Ferry Illustrative Site Plan
Illustrative Program
This is an interstate highway interchange. The
illustrative development program focuses on:
• Auto service and driver convenience uses
predominate, with gas stations, fast food
establishments and a potentially a small
hotel totaling 150,000sf are illustrated in this
example.
• Any development adjacent the historic
Goodale Plantation House should
incorporate that property into its program
The major improvements in these areas are in
the public environment. The shoulders of the on
and off ramps are well landscaped. “Garden City
Highlight Areas” are placed at the bottom of off
ramps as a backdrop for clear directional signage
into downtown or other important nearby
destinations, in this case, the industrial area off
Lovers Lane and the medical area served by
Laney Walker Boulevard. Sandbar Ferry Road
should become a “Garden City Boulevard” and
secondary streets should have basic sidewalk
and street tree plantings.
Bike and
Pedestrian
Bridge
Intensive
Landscaping
Program for
on/off ramps
Focus on Auto-
Oriented / Distribution
Development
Project Type 8
Identity Gateway
There are nearly a dozen interchanges serving Augusta, from either I-20 or I-520. As entry points, these
represent important opportunities for the city to make a positive first impression on those arriving into
the city. Today, most are unattractive, with confusing signage and minimal landscape.
#8a: Sandbar Ferry Gateway
Encourage
Levee Access
for Recreation
Incorporate into
Redevelopment
Plans
2-87[Final Report]
Urban Augusta
The Big Idea:
Create an attractive and welcoming Gateway at this east end of Augusta. Place signage and abundant planting in the public spaces, both
along roadways and at designated ”Garden City Highlight Areas” to set the image of Augusta as “the Garden City” for visitors coming
both via the Interstate and along SandBar Ferry Road. Develop and enforce well considered planting and landscaping requirements
for auto-oriented service businesses, as well as for support activities such as distribution and layover facilities. Restore and reuse the
historic Goodale Plantation House as a welcome center or as part of a lodging/business or events complex.
Figure 2-32. A new, grand entrance into Augusta from I-520, one of several unique gateeways to the City.
2-88 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Integrating the 2009 Westobou Vision Urban
Area Plan with this Agenda
The Big Idea:
While pushing the 2009 Westobou
Urban Area Plan forward by including
its recommendations into the Augusta
Sustainable Design Agenda, focus first on
those recommendations that which fall
into the proposed Priority Development
District. These include a urban area
transportation planning review, an
updated open space plan and five Market
Creation Projects.
Illustrative Development Program
The Westobou Urban Area Plan proposed
a series of interconnected “Market Creation
Projects” which, like the Prototype Projects
identified herein, typically require a public-
private partnership and often, some sort of
public financing assistance. These projects are
scattered throughout the downtown and include
Westobou Crossing; Westobou Arts Center;
Marbury Village; St. Sebastian Health Sciences
Park; Augusta Canal Neighborhood; Harrisburg
Canal Village; Dyess Canal Village; Sandbar
Ferry Riverside.
The Westobou Vision Urban Area Plan for
the urban area proposed a series of initiatives
to be pursued at the federal, state, regional
and local levels. It developed a framework for
an integrated open space plan of links and
nodes. It also recommended a comprehensive
transportation planning review to consider the
transportation implications of its recommended
projects. It adopted the recommendations of the
various neighborhood redevelopment initiatives.
Economic Development
Downtown Augusta is the core of the six county
region and its health and vitality are critical to
this region. It is the civic and cultural center of
the region and is positioned to strengthen that
role due to its riverfront, its historic fabric and
the ongoing vitality of its arts and the sporting
events for which it is well known.
These five market creation projects include a
cultural arts component (the Westobou Arts
Center), a technology/education element
(St. Sebastian Health Sciences Park) and
three residential neighborhood development
activities (Marbury Village, Augusta Canal
Park, and Harrisburg Canal Village). The five
developments are focused in the area from the
River to Walton Street and from 7th Street to the
east to Eve Street on the west side.
Aerial View of Downtown Augusta
The Projects
2-89[Final Report]
Westobou Arts Center
This project is concentrated in the area bounded
by 7th Street, Broad Street, 9th Street and the
River, will facilitate a total development of $100
million including $21 million in improvements
to and operating support for existing cultural
facilities; $22 million in new public open spaces;
and $56 million in investment in new cultural
facilities. This is a logical home for a center
commemorating the life, times and music of
James Brown, the charismatic King of Soul.
St. Sebastian Health Sciences Park
The city, indeed the county and the region,
joined with the health sciences community,
could realize a cutting edge, nationally significant,
mixed-use health sciences park on the scale of
University of California San Francisco’s Mission
Bay in this area of under-utilized land between
the present medical area and the downtown core.
This project will involve $500 million of private
development including 1.3 million square feet
of research, technical manufacturing, and office
space. This investment in a new high-tech
campus along the new St. Sebastian Way will
reinforce the connection of the medical district
with the downtown.
Marbury Village
Marbury Village, Augusta Canal Park, and
Harrisburg Canal Park will greatly expand market
rate housing activity at this key terminus of the
Priority Development District. With multiple
phases and locations, these developments will
over time to add 900 to 1,200 units of housing
in the Broad Street and Greene Street corridors
from 10th to Crawford Streets. This housing,
including both sales and rental units, will include
a variety of unit sizes and price points.
2-90 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Harrisburg Canal Village
The First Level Canal, as it runs from Chaffee
Park eastward to the historic and iconic Butt
Bridge, offers nearly a mile of high quality
waterfront. An up-scale, European-styled canal
village with the canal-bordered, tree-lined path,
and near continuous row housing would be
part of the greenway network connecting to
downtown. At Broad Street, the village would
flow into the historic mill scene with a new
neighborhood center of mixed historic and site-
appropriate, new construction.
This Agenda’s Priority Development District
runs from the Riverwalk to Rocky Creek and
utilizes the Dean’s Bridge Road, Milledgeville
Road and 15th Street linkage to connect
the Gordon Highway and Dean’s Bridge
development node (Priority Projects #5b, #6a,
and #7a) to the downtown core of business,
education, health care, and cultural activity and
employment. At the downtown terminus of this
corridor, implementation of five specific market
creation projects of the Westobou Urban Area
Plan become key strategies to facilitating the full
functioning of this corridor.
As seen in “Figure 2-33. Augusta Sustainable
Development Agenda Priority Corridor District
(pink) as it connects with the Westobou Vision
Urban Area Plan (grey)” on page 2-91 part of the
Urban Area Plan has been incorporated into this
Agenda Priority Development District. This
area is also crossed by three of the six “Garden
City Corridors”, three Prototypical Projects, and
five of the Westobou Vision’s Market Creation
Projects.
Augusta Canal Village
Finally, the creation of a large central park
between downtown and the emerging Third
Level Canal redevelopment area and the medical
area would act as both a connector and a catalyst
to surrounding development.
The Projects
2-91[Final Report]
Figure 2-33. Augusta Sustainable Development Agenda Priority Corridor District (pink) as it connects with the Westobou Vision Urban Area Plan (grey)
2-92 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 2-34. Westobou Urban Area Open Space Plan
Open Space and the Environment
Augusta’s downtown lacks the single large
central passive open space enjoyed by most
cities of her size. While there are a number of
parks, they tend to be isolated from each other.
The new nodes proposed could have a dramatic
impact on the attractiveness of the downtown
and could be extended along radiating corridors,
particularly along “Augusta Way” Boulevard into
the southern reaches of the city. The proposed
Sandbar Ferry Park is imagined as a regional
riverfront park accessible by car and bike from
all parts of the city.
Downtown open space for relaxing during the work day and festivals on the weekend
“Garden City”
Corridors
The Projects
2-93[Final Report]
Neighborhood and Community
Development
Augusta’s urban area consists, even today, largely
of residential neighborhoods. Old Town, Laney
Walker, Bethlehem, Harrisburg, Summerville
are a short distance from the downtown core.
Their rehabilitation and revitalization is key to
the city’s future sustainability and success.
Both the Department of Housing and
Community Development and the Augusta
Housing Authority are embarked on innovative
programs in the area that will make a difference.
Many of these programs and initiatives
need to be expanded into other parts of the
city, particularly along this Agenda Priority
Development District.
Figure 2-35. National Register Historic Districts in Urban Augusta around three, Strategic Action Corridors Well preserved Greene Street home, built in 1881
National Register
of Historic Districts
2-94 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Transportation Linkages
The Westobou Vision Urban Area master plan
made a series of recommendations regarding
several roadway corridors, including the
Fifth Street Bridge, Broad (between 10th and
13th), Old Bailey and elevated portions of the
John C. Calhoun Expressway. It also made
recommendations concerning location of
new fly-overs, a central transportation facility
(strategically located between the downtown
and the medical area), and freight and passenger
rail service and how the larger regional freeway
system might develop particularly in a north/
south direction.
Many of these recommendations would work
to the benefit of the south side of Augusta in
particular.
There is a very important need to look at the
impact that these projects and those proposed in
the rest of the City by this Agenda, individually
or taken together, would have on the overall
system.
Figure 2-36. The Westobou Vision proposed a transportation planning review Train as it cuts through downtown
The Projects
2-95[Final Report]
Other Noteworthy
Initiatives
In addition to the Priority Projects identified
and described above, the Agenda has identified
a number of local entities offering other high
priority opportunities that can aid in reaching
the goals of the Agenda. Each of these has
implications for the future health of the city,
both from an economic point of view and as
potential image makers for Augusta. These
especially noteworthy institutions with projects
important to the city’s future are described below.
Rail Service
The Georgia Rail Passenger Program by the
Georgia Rail Passenger Authority, and two
citizens groups- Georgians for Passenger Rail
and the Georgian Association for Railroad
Passengers have all been working on the
reestablishment of passenger rail service
within the state of Georgia. Augusta is the
second largest city in the state and, along with
Athens and Atlanta, forms a technology arc
of universities, research, manufacturing and
operational entities that could elevate the region
to a new level. Rapid rail service would facilitate
these endeavors.
Improved mass transit, commuter rail and inter-
city passenger rail offer a long-term strategy for
addressing Augusta’s air quality issues, as it is
on the edge for U.S. Environmental Protection
Agency’s non-attainment status, impacting its
ability to obtain federal funding.
Mass transit can have a significant impact on air
quality keeping Augusta an attractive place for
business locations and ensuring its continued
strength into the next millennium.
Similarly, freight service remains important
to Augusta’s manufacturing sector. However,
efforts need to continue to mitigate the adverse
traffic and noise impacts of their operations in
the downtown.
Central Savannah River Land Trust
This organization is attempting to secure
recreational and conservation use rights along the
length of Butler Creek. As this effort is critical
to the environmentally friendly development
of several large parcels, their efforts should be
supported to the fullest extent possible. This
organization, along with several others could
become proponents and implementers of a
number of other cultural landscape preservation
projects, as well as a major promoter of projects
that reclaim Augusta’s rural past, and reuse
derelict land for activities such as urban organic
farming and nurturing “grow local” operations.
Savannah River Site Community
Reuse Organization
The SRS Community Reuse Organization
(SRSCRO) is a 501(c)(3) private non-profit
organization could play a major role in realizing
the economic goals of this Agenda.
Their overall objective is to create an
environment conducive to technology-based
startups, business expansions and to attract new
ventures to the region. The purpose is to help
the region develop a diverse economic base by
providing new emerging and existing companies
with the financial opportunities and incentives
to locate and expand within the region.
Low Speed, Electric Vehicles
Finally, Augusta is the world’s center for golf
cars and other fully electric, light-transportation
vehicles. The City, Georgia Power, and the
private sector could collaborate to develop
a whole new system of urban public transit
and short trip movement. The new Priority
Development District
could be their laboratory.
Augusta should use this to
its advantage in marketing
itself as a sustainable, green-
technology city, to the fullest
extent possible.
Paine College
3. t H e p o lic i es
2-98 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The Policies
2-99[Final Report]
A Sustainable Development Framework
This Agenda is predicated towards a growth
management strategy that focuses on sustainable
development as the key to the city’s healthy
future.
“Growth management” is a general name for
the set of techniques used by local government
to insure that as the area evolves the public
services are there to meet the needs of its
population. This is true whether the area is
expanding, stable or in decline. The Augusta
Sustainable Development Agenda proposes
that Augusta adopt a well-established, best
practices approach known as “Smart Growth”
as a framework to protect and enhance its assets.
This framework will build upon the federal
government’s new Partnership for Sustainable
Communities; a joint Housing and Urban
Development, Department of Transportation,
and Environmental Protection Agency office.
The intent is to achieve a unique sense of
community and place; expand the range of
transportation, employment, and housing
choices; equitably distribute the costs and
benefits of development; preserve and enhance
natural and cultural resources; and promote
public health. It is an alternative to urban sprawl,
traffic congestion, disconnected neighborhoods, Figure 2-37. Venn Diagram of Sustainability
and urban decay. The mechanisms for
sustainable development are intentional changes
in policies, programs, and public engagement
in order to set a clear course for the future
that will be supported by citizens, officials, and
administrators.
Sustainable development
values long-range, regional
considerations over shorter
term goals.
2-100 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Growing Smart:
Connecting People to the Environment
Greenway path at Hammonds Ferry, North Augusta, SC, linking the community to the Savannah River.
High Quality Streets:
Connecting People to Commerce
Historic Madison, GA remains a viable town center, serving its rural and suburban surroundings.
Liveable Communities:
Connecting People to People
Denser neighborhoods allow easier walking and more community interaction in Glenwood Park, Atlanta, GA.
Sav
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A Sustainable Augusta would...
• Protect and enhance its economic capital,
ensuring growth, efficiency, and stability of
its commerce.
• Protect and enhance its social capital,
ensuring the inclusion and empowerment of
all of its people.
• Protect and enhance its environmental capital,
ensuring the resilience and biodiversity of its
natural resources.
Sustainable development consists
of a set of principles that guide
community building in a way that
enhances the economy, protects the
environment, and improves a citizen’s
quality of life.
The Policies
2-101[Final Report]
New Directions for
Augusta
Why Here?
Regionally...
Sustainable development has regional
implications. For example, because of its
phenomenal growth in the past two decades, the
southeast is consuming water at an increasing
pace. While not historically an area with water
scarcity issues, it is quickly becoming a point
of major regional contention. Many experts
agree that there is “not enough of the precious
commodity to satisfy all competing demands
and ensure an adequate supply for future
development”.4 Sustainable growth techniques
can assist the region in ensuring its natural, social,
and economic resources remain for generations
to come.
4 Seabrook, Charles. Atlanta and the South East. ITT
Industries Guide to Regional Water Issues. http://www.itt.com/
waterbook/atlanta.asp
Locally...
Geographically, Augusta is a big, sprawling place.
With city/county consolidation, its area is over
330 square miles. Ad hoc and unbridled growth
is inefficient in terms of both time spent in travel
and public tax expenditures. The consequences
of sprawl include loss of resources and
community character coupled with increased
costs in terms of required public investments
(road and sewer infrastructure maintenance)
as well as providing core city services (schools,
libraries, parks and playgrounds). Augusta’s
spread out nature makes it even more inefficient
and costly than other cities with its population.
Why Now?
These are imperatives that must be
addressed at the national level...
Federal initiatives are newly aligned in an exciting
inter-agency coordination. Several federal
organizations have joined forces in June of 2009
in a Partnership for Sustainable Communities
to guide community development at the federal
level.
• Environmental Protection Agency (EPA),
• Housing and Urban Development (HUD),
• Department of Transportation (DOT)
Each department has a program that, when
combined with the others, assists cities with their
sustainable community development initiatives.
These initiatives complement the Sustainable
Development Agenda and should position
Augusta to be highly competitive for Federal
assistance emerging out of these coordinated
programs. These programs will be funded on
an annual basis.
2-102 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The three departments have joined forces to
award up to $75 million in funding for localized
planning activities that ultimately lead to
projects integrating transportation, housing, and
economic development.
All grant applications will be judged upon six
“Livability Principles”5:
• Provide more transportation choices.
• Promote equitable, affordable housing.
• Enhance economic competitiveness.
• Support existing communities.
• Coordinate and leverage federal policies and
investment.
• Value communities and neighborhoods.
More details on the principles of these initiatives
and their available funding sources is located in
Appendix 2.
5 http://www.epa.gov/smartgrowth/partnership/index.
html
These are imperatives that must be
addressed at the local level...
At the local level, with its consolidated city-
county form of government, Augusta is uniquely
situated to very effectively manage its growth.
Unlike non-consolidated governments, Augusta
can plan and regulate the development of its
urban, suburban, and rural areas. This provides
the City with a strategic advantage in battling the
nation-wide phenomenon of sprawl.
What Can Be Accomplished?
A cardinal principle for sustainable development
is to build on the framework of existing
community resources. This Agenda recognizes
the city’s natural and man made green spaces
as intertwined with the city. A wide network
of open spaces is as important to the city as
its network of traditional, built infrastructure.
A “Green Infrastructure” network will
protect environmentally sensitive areas while
guiding growth into locations that are more
suitable for development. In this way, key
greenspaces, including parks, trails, open lands,
and natural areas, can be linked together to
support and enhance adjoining development.
By documenting existing Green Infrastructure
resources and enhancing them with bike and
pedestrian linkages, new and existing developed
areas can be qualitatively improved and enhanced.
This Agenda has been positioned to use Green
Infrastructure to direct growth, rather than
merely respond to it. This implies identifying
areas where growth and development is
preferred and providing other community
services and amenities in a coordinated fashion.
This Agenda recommendations include a
strategy of targeted densification, not only in
downtown, but throughout development nodes
in Augusta’s suburban areas as well. The Gordon Highway could be transformed into a vibrant jobs corridor.
The Policies
2-103[Final Report]
City-wide, the Agenda calls for future
development to focus in small hamlet
developments in the south, to new town centers
in the suburbs, to urban villages in both the
traditional downtown area as well as at Rocky
Creek, which is now the population center of
the city. These development nodes will focus
public and private energy on strategically located
sites where the infrastructure, roads, and sewer
systems are in place. A nodal approach to
development will enable conservation of key
resources and creation of walkable, pedestrian-
friendly neighborhoods that can improve the
quality of life for their residents.
For Augusta, the recommended
Sustainable Development directions for
the next two decades will focus on:
• Preser ving scenic rural landscapes, and
agricultural and timber harvesting farms.
• Delineating preferred growth areas for
future development.
• Designating areas for clustered
development around major
intersections and creating hamlet,
village, and neighborhood design and
intensity guidelines.
• Integrating greenways into subdivision
design to increase quality of life.
• Reinvigorating distressed suburban
neighborhoods and commercial strips.
• Supporting downtown development.
More details on the what can be
accomplished within the Three Parts of
Augusta is located in Appendix 2.
Communities benefit from growth
management frameworks
by protecting natural resources,
increasing economic competitiveness,
and improving the quality of their
neighborhoods. Communities that
effectively use existing infrastructure
and services in already built-up areas
to support population growth can
limit the costs of suburban sprawl.
Typically, property values increase
in existing built-up areas through
redevelopment, achieving effective use
of infrastructure and services already
in place.
2-104 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
What Policy Changes Will Be
Required?
With a coordinated set of policies and programs,
Augusta can improve the quality of life for
its residents and build upon its most positive
elements to create a unique and supportive
environment for growth. These policies and
programs should be closely coordinated with
community initiatives to encourage job growth
in green technology, health sciences, education,
tourism, and the rebuilding of the city.
In order for Augusta to use sustainable
development to contribute to an improved
quality of life, the city needs a set of influential,
yet cost-effective tools. The city’s tools to
support the community’s vision largely reside
within its land development regulations.
The Augusta Sustainable Development Agenda
has identified three critical policy areas where
changes will be required to manage Augusta’s
future, built around and reinforced by an
economic development strategy that builds on
the city’s core attributes. These areas are listed
in the next few columns.
• Land development regulations that follow
Smart Growth principles to protect and
enhance natural resources while encouraging
quality development and the redirection of
current sprawl patterns into denser, nodal
development ones. This Agenda recommends
a series of easy to understand changes for
Augusta’s land development regulations
that use Green Infrastructure as a point
of departure to understand and make more
effective use of Augusta’s natural and man-
made resources.
• Strategies to revitalize Augusta’s corridors
must be closely coordinated with land and
development directions. As streets are the
most important component of the public
realm, this Agenda recommends using
Context Sensitive Solutions as a way of
rethinking roadway design and integration
into their surrounding land uses.
Historic hamlets like Hephzibah grew at a time when the ability to walk between commerce and residences was important
Downtown’s Broad Street is an urban arterial that was designed to respond positively to its context
• Augusta’s land development regulations
that use
The Policies
2-105[Final Report]
• Neighborhood revitalization policies to
stabilize neighborhoods include a series
of owner occupied and renter occupied
strategies for improving the quality of
existing housing stock while supporting
the Choice Neighborhoods initiative to
connect neighborhoods to schools and other
public services.
Each component is reviewed below and treated
in detail in Appendix 2.
Quality housing stock Use Augusta’s existing and enhanced green infrastructure network to determine the “right” locations to build. For example, protect this orchard on Windsor Springs Rd from encroachment by its neighbors - a shopping center and several single family neighborhoods, as it provides the last scenic farmstead type views inside of I-520.
2-106 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Adopting Land Development Regulations
to Grow Smart
Our responsibility is to retain what
we treasure.”
Frederick Steiner, The Living Landscape
This Agenda promotes sustainable
development through a well-established, best
practices approach known as Smart Growth.
“Smart Growth” is an urban planning and
transportation approach that concentrates
growth in concentrated nodes, ranging in size
from downtowns to town centers to hamlets,
typically focused on key existing intersections.
Locating new houses close to public
transportation and to shops, schools, and
recreation, like an 19th century village
or neighborhood, promotes sustainable
development, creating walkable and bikable
communities and opportunities for exercise
while reducing driving time and air pollution.
As an integral component of a sustainable
development approach, this Agenda uses
the term “Green Infrastructure” to define
Augusta’s natural resources. The word
‘infrastructure’ is important, as it draws a direct
relationship between the area’s natural resources
and its traditional, infrastructural resources.
(roads, sewers, power lines).
Augusta’s Natural Resources
Figure 2-38. Topography and watershed flow in Augusta, two key Green Infrastructure components
The Policies
2-107[Final Report]
This Agenda builds on the concept of Green
Infrastructure as a strategic approach to
integrate natural areas into development plans,
for their preservation and enhancement of the
developed area. It also builds on Smart Growth
strategies that focus on maintaining ecosystem
functions6.
6 Green Infrastructure Toolkit. Atlanta Regional Com-
mission, the Georgia Conservancy, and the Trust for Public Land.
Figure 2-39. Roadway and Stream intersections create opportunities for increasing accessibility to greenspace, a key factor in growing smart.
Augusta’s Corridor Network with Streams
Figure 2-40. This Agenda’s proposed regulatory framework recognizes the inherent differences in the various parts of the city
Augusta’s Regulatory Framework
2-108 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Understanding
Augusta’s Green
Infrastructure
Green Infrastructure includes natural spaces
such as parks, trails, groundwater recharge
areas, endangered species habitats, creek buffers,
wetlands, working agricultural and timber
harvesting farms, wooded areas, floodplains,
levees, canals, floodplains, agricultural soils,
cultural and historic sites, cemeteries, and well-
landscaped street right-of-ways. They create
an interconnected network “supporting native
species, air and water quality while contributing
to the health and quality of life of its residents”7.
Thinking long term, Augusta’s Green
Infrastructure needs to be understood as a
strategic and essential framework for future land
use planning. In most development proposals,
it is fiscally responsible to research and plan
for Green Infrastructure first and then do the
costly engineering required to lay traditional
infrastructure. As such, it should be a part
of Augusta’s Comprehensive Plan so that its
concepts will be integrated into the City’s land
development ordinances.
Reasons for including Green Infrastructure in a
sustainable development plan include:
7 Green Infrastructure Toolkit. Atlanta Regional Com-
mission, the Georgia Conservancy, and the Trust for Public Land.
• Protection for environmentally sensitive areas
while guiding growth to areas more suitable
for development.
• Increased accessibility for recreational
opportunities near population centers.
• Connecting destinations for both local
residents (such as libraries and elementary
schools) and tourists (historic and cultural
attractions) by alternative transportation
options in the form of trails, bikes, and low-
speed vehicle paths.
• Defining rural areas as unique and separate
from urban and suburban ones and therefore
preserving community identity.
Although the barriers to preservation can seem
large, the power behind any comprehensive
Greenspace Program that incorporates Green
Infrastructure into the land development
approval process, will be derived from a strong
visioning document, backed up with a strong
set of land development regulations, and the
insight to strategically leverage opportunity
as it presents itself. This all happens through
the coordinated efforts of many different
individuals and institutions.
Pairing growth management with
Green Infrastructure creates a
united front between development
and the environment to enhance and
preserve Augusta’s resources while
increasing the opportunities for
accessibility by Augusta citizens.
The Policies
2-109[Final Report]
Recommended Regulatory Protections
and Acquisition Strategies
Resource Action Recommended
Natural Resources
Wetlands***Prohibit removal of trees in wetlands without
the trigger of a building permit application.
Streams Implement a 75’ Forest Buffer.
Agricultural Soils Assign preferential assessments for
agricultural and forestry property tax relief.
Wooded Areas
and Orchards
Adhere to a Zero-Net-Tree-Loss Policy and
use the Georgia Forest Land Protection Act
for tax relief.
Groundwater
Recharge
Use Low Impact Development (LID)
strategies.
Recreational Resources
Floodplain***Prohibit development in the Flood way and
regulate site design in the Flood way Fringe.
Public Parks Create a Comprehensive Open Space Plan.
Greenway Trails Create a Purchase of Development Rights
Program (example: Carroll County, GA)
*** Primary Conservation Resources.
I-52
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The eastern area between the Gordon Highway and Interstate-520 is primarily wetlands.
2-110 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Green Infrastructure Database and
Priorities Map
This Agenda recommends that the City prepare
itself for the opportunities that will come
along by creating an inventory and tracking
system of potential green infrastructure
system components. Other communities have
successfully used this strategy. Nearby examples
include the Protected Lands Inventory and
Database listed in the Green Infrastructure
Toolkit prepared by the Atlanta Regional
Commission (ARC).
This database should include measures to
define, protect, expand (where appropriate),
and link key Natural Resource Areas and
Recreational Resource Areas with important
community destinations (schools, shopping
community services). Integral to this effort
would be protection measures for the most
environmentally sensitive areas bordering stream
corridors and expanded trail and greenway
systems along Butler, Rocky, and Spirit Creeks.
The primary goal of the “Protected Lands
Inventory and Database” is to bring green
space up for automatic consideration during
routine governmental procedures such as
land banking, code enforcement, public service
expansion, and development approval. The
importance of the City’s regulatory systems in
creating incentives for environmentally sensitive
choices cannot be overstated.
The ARC also uses a Green Infrastructure
Priorities Map, this is an example for Augusta
in green space, cultural resource, and scenic
agricultural area protection. For example, their
map of potential greenspace lands contains
twelve readily available layers for analysis:
• Drinking water supply watersheds
• FEMA Floodplains
• Wetlands
• Slopes greater than 10% grade
• 300’ buffer of all streams, rivers, lakes and
ponds over 2-acres
• Forested and Agricultural land
• Historic Str uctures
• Quarter mile buffer along Scenic Byways
• 500’ buffer around existing Greenspaces
larger than 10-acres
• 500’ buffer around existing bike and
pedestrian trails
• Wildlife habitat as recognized by Georgia’s
Department of Natural Resources
• Potential conservation opporutnity areas as
recognized by Georgia’s Department of
Natural Resources
The following two graphic maps are a mash-up
of Augusta’s natural and recreational resources
that are currently found in the City’s GIS system.
This Agenda recommends that the City of
Augusta combine these two maps, weighting each
of the resources according to community value
to create a Green Infrastructure Priorities Map.
This method largely uses established measures
taken from the Georgia Land Conservation
Tax Credit Program (GLCTCP).
The Policies
2-111[Final Report]
Potential New Greenspaces:
1. Rocky Creek Regional Park
2. Rocky Creek Greenway Extension
3. Savannah River Target Area
4. Butler Creek Greenway Extension
5. Butler Creek Conservation Land
6. Spirit Creek Greenway Extension
Figure 2-41. Recreational Resources Map
2-112 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 2-42. Natural Resources Map
2-113[Final Report]
Green Infrastructure in the
Development Approval Process
This Agenda proposes that the city evaluate
all new development proposals against how
they support and enhance Augusta’s Green
Infrastructure network. This evaluation will be
aided through an enhanced Sketch Plan review
process that requires a site inventory of existing
features upon which to base decisions regarding
the site’s development
The Sketch Plan currently required by the
Subdivision Ordinance nebulously asks the site
designer to draw the ‘proposed layout of streets’
and ‘other features’ in relationship to ‘existing
conditions’. This lack of clarity is troublesome
on both the developers side (who is unsure what
to submit) and the planning commissions side
(who is potential unsure of the impacts of what
the developer may or may not be proposing).
This Agenda recommends furthering the intent
of the Sketch Plan Phase through two new
required maps that will contain all existing
natural and man-made site features. Also at this
stage, an optional site visit is encouraged. This
will further enhance the conversation between
the developer’s site designer and the planning
department.
Called a Context Map and an Existing
Resources Map, these documents and their
requirements are further broken down further
in Appendix 2.
In order to properly administer this new
development approval process, Augusta should
provide training and support for planning staff
to enable more thorough interaction with and
ability to give guidance to developers during the
Sketch Plan review and Site Visit phases in the
following subject areas:
• Importance of linking adjacent elements of
Augusta’s Green Infrastructure network to
adjoining districts and uses.
• Matters of urban design, such as residential
smart growth principles and traditional
neighborhood design strategies.
• Natural resource protection and
enhancement through land development.
Conservation
Subdivision
Encouraged
Conservation
Subdivision
Selected
Pre-Application Meeting
Re q u i r ements f o r
a l l Dev e l o p m e n t
Pl a n s
Context Map & Environmental
Resource Map
Optional Site Visit
4-Step Design
Process:
Set aside
Open Space before
determining lots,
blocks, and street
layout
P r o c e d u r e f o r
D ete r m i n i n g
C onserva t i o n
Pote n t i a l
Sketch Plan
Preliminary Plan
Final Plan
Figure 2-43. Development Approval Process for Determining Greenway Set Asides.
The Policy Agenda
Recommended Land Development
Approval Process:
2-114 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Key Changes to Direct
Growth to the “Right”
Locations
In order for Augusta to use sustainable
development to contribute to an improved
quality of life, the city needs a set of influential,
yet cost-effective tools. The tools to support
the community’s vision largely reside within its
land development regulations. The following
paragraphs detail key changes to support
Augusta’s natural resource network during the
development process.
Updating the Water and Sewer
Master Plan
Of key importance to this Agenda is the Water
and Sewer Master Plan, which is due to undergo
a revision in the next year. It should be revised
to discontinue sewer expansion to the most rural
parts of Augusta, keeping sewer capacity out of
the Little Spirit Creek basin and other areas to
the south. Then, it should create a schedule of
long-range improvements consistent with the
Prototypical Projects map to undertake modest
utility extensions and improvements to provide
these urban services to pockets and areas that
currently lack them. Also helpful would be the
inclusion for public access and trail construction
along its utility easements, in support of the
recommended Green Infrastructure Plan’s
public accessibility provisions.
Create an Agriculture and Timber
Protection Zone
Currently, Augusta uses an “A” district for areas
that permit commercial agriculture. However,
this district allows for the same density and
lot size development as the “R-1” residential
zone does, effectively eliminating any incentive
or obligation to retain or protect agricultural
uses. The effect of the current “A” district
is to hasten the decline of working lands by
allowing residences to compete with agricultural
use of land. This means that under current
regulations, developers can take advantage of
Augusta by developing in a way that contradicts
the Comprehensive Plan, this Agenda, and the
community’s vision while inflicting unsustainable
expenses on its fiscal balance.
In order to encourage development to occur in
areas of existing infrastructure until a time when
expansion is necessary, many Georgia counties
have enacted Agricultural Protection Zoning
to limit land speculation and maintain existing
farmlands, making it easier for farmers and
timber operators to continue working their land.
Sustainable development policies are
meant to reinforce the goals of this
Agenda.
Limit sewer expansion and redirect growth towards already sewered areas
The Policies
2-115[Final Report]
This Agenda recommends the development
of an Agricultural and Timber Protection
Zone that keeps working lands affordable and
demonstrates that the county sees them as a
long-term, economically viable activity instead
of merely an interim land use.
Figure 2-44. Parcels currently zoned “A”, over 6 acres in size
2-116 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Designate Zoning Overlay Districts
for Priority Projects to Encourage
Quality Development
This Agenda defines eleven priority project
areas for future development. The zoning
ordinance in these areas should be modified to
recalibrate dimensional and walkability standards
to encourage development of a more lively,
attractive, and cost-efficient urban environment.
The modifications should be developed so
that they can be replicated at other locations
in the City where developments similar to the
prototypical projects are built. This Agenda
anticipates these projects continuing to support
the growth and development of Augusta in a
manner that is consistent with the desires of its
residents.
As a primary recommendation of this Agenda,
a main goal behind these Prototype Project
Overlay Districts is to enable a more focused
site plan review, along with modifications to
required site dimensions and parking ratios, to
ensure quality development in focused nodes,
rather than the aging linear strip developments
of yesteryear. These overlay districts are
discussed more thoroughly in Appendix 2.
G o r d o n H w y
J
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Wrightsboro Rd
W i n d s o r S p r i n g R d
Washington
R
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R i v erwatch Pkwy
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I -2 0
Blythe Hephzibah
Bush
FieldFort
Gordon
East
AugustaButler C
re
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R
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k
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R
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s
Creek
Spirit Creek
L i t t l e S p i r i t C r e e k
Mc Bean
C
r
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k
6
7 7
6
3 3
3
3
Urban
Village
Town
Center
Neighborhood
Revitalization
3
Town
Center 3
6
7
Neighborhood
Revitalization 7
5
5c
5
Regional
Mixed Use 5
Regional
Mixed Use
Figure 2-45. Prototype Project areas with Priority Project Overlay Zones in Urban and Suburban Augusta
The Policies
2-117[Final Report]
Enhance Conservation Subdivision
Options
The objective of a “Conservation Subdivision”
is to enable a largely residential development,
grouping units on the most buildable portion of
a tract, thus reducing the amount of traditional
infrastructure necessary and preserving at least
50 percent of the tract for natural drainage
systems, open space, and environmentally and
culturally sensitive areas. Several important
components of include8:
• Permit flexibility of design in order to
promote environmentally sensitive and
efficient use of the land
• Preserve in perpetuity any sensitive natural
resources such as groundwater, floodplains
and flood ways, wetlands, streams, steep
slopes, woodlands and wildlife corridors and
habitat.
• Promote interconnected greenways for
wildlife and residents.
8 Growing Greener: Conservation By Design: Model
Ordinance Version 2.0, Natural Lands Trust, 2007.
This Agenda recommends adding two additional
types of conservation subdivisions into the
ordinance, for application to different types of
property in Suburban and Rural Augusta.
For ease of application and administration, the Zoning Ordinance should define
several types of Conservation Subdivisions:
Currently
in
Ordinance?
Required
Greenspace Residential Density Commercial
Uses
Zoning
Allowances
Basic
Conservation
with Neutral
Density
Yes
50% (or 40%
for existing
upper-moderate
densities)
Neutral (as
according to
existing zoning)
None By Right
Country
Properties No 0%
Very Low (1du/10
acres)None By Right
Rural Hamlets No 70%
Higher Density
(than existing)Up to 15%
By
Conditional
Use
2-118 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
In Rural Augusta, Country Properties and
Rural Hamlets are recommended types of
conservation subdivisions. Country properties
are essentially lots between 3.5 and 10 acres in
size. These would be permissible “by-right”,
and therefore require no special approval, due
to their very low densities. Rural hamlets have
smaller lots, but with 70% greenspace set aside
required and the ability to construct a small retail
district abutting neighborhood. These would
require additional development approval, due to
their compact nature in a rural area.
In Suburban Augusta, Basic Conservation
with Neutral Density developments are to be
encouraged. These allow developers to build
the same number of houses that the existing
zoning allows, just on a slightly smaller lot size,
with up to 50% of the land set aside for public
greenspace. “Figure 2-48. Multiple entrances,
with front yards facing a street and the creek
making it a safe, public way. Smaller lot sizes
lead to closer community and around 50% of
the land is set aside for recreational enjoyment.”
on page 2-119 is a good example of a Neutral
Density, Basic Conservation development.
This type of Conservation Subdivision is not
new to Augusta. This Agenda recommends
emphasizing and educating applicable land
owners and developers on changes for all
new development proposals in Augusta, then
encouraging the application of conservation
subdivisions to areas with high levels of
ecological significance.
Several economic advantages of conservation
subdivisions include9:
• The value of a 1/2 acre lot with 50% of the
neighborhood being publicly owned open
space is slightly greater than the value of a
1-acre lot with no public open space.
• These smaller lots tend to sell faster than in
conventional developments due to their
aesthetic appeal and lack of need for private
open space maintenance.
9 Mohamed, Rayman. The Economics of Conserva-
tion Subdivisions: Price premiums, Improved Costs, and Absorp-
tion Rates. URBAN AFFAIRS REVIEW, Vol. 41, No. 3, January
2006.
• Lots in conser vation subdivisions are less
expensive to build since leaving land in
its natural state is cheaper than building
infrastructure.
This Agenda intends to encourage the selection
of the conservation subdivision method of land
development by the developer as their preferred
subdivision building method in Augusta by
implementing the previously mentioned
Agriculture and Timber Protection Zone. This
zone will restrict all currently undeveloped land
zoned “A” to large minimum lot size. If the
developer wishes to build more homes, they can
apply for a Hamlet or Country Property zone
in Rural Augusta or a Conservation Subdivision
with Neutral Density in Suburban Augusta.
All three of these options would allow for
more homes than the Agricultural and Timber
Protection Zone while still protecting critical
“Primary Conservation Resources”.
Therefore, it is critical to set the Agricultural and
Timber Protection Zone to a high minimum lot
size (10+ acres) in order to be able to leverage
the developer’s desire for additional density into
a desirable, environmentally sensitive, connected
to natural lands, subdivision development.
The Policies
2-119[Final Report]
2
1
2
2
2 2
2
2 2
2 2
4
4
Basic Conservation w/
Neutral Density
1
1
Country
Properties
Rural
Hamlet
4
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D e a n s B r i d g e R d
F a l l L i n e F w y
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P e a c h O r c h a r d R d
S
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n a h
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Bush
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AugustaButler C
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R
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Spirit Creek
L i t t l e S p i r i t C r e e k
Mc Bean
C
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Figure 2-46. Prototypical Projects and alternative locations in Rural and Suburban Augusta
Prototypical Projects with
Conservation Subdivisions:
Figure 2-47. Singular entrace, with back yards facing the creek, essentially privatizing that natural amenity
Figure 2-48. Multiple entrances, with front yards facing a street and the creek making it a safe, public way. Smaller lot sizes lead to closer community and around 50% of the land is set aside for recreational enjoyment.
Traditional
Subdivision
Approach
Conservation
Subdivision
Approach
#2a, Rural Hamlet
site example
#2a, Rural Hamlet
site example
2-120 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Develop Street Connectivity
Requirements
Connectivity is important for the health
of Augusta residents, as connected streets
encourage walking; form community identity,
creates a sense of place; and reduces traffic
congestion and trip length10.
Over the last forty years, residential and non-
residential development patterns have created
a lack of internal vehicular and pedestrian
connectivity. It was assumed that communities
built with this type of roadway layout had less
traffic and fewer traffic delays on neighborhood
streets. However, recent studies have found
these assumptions to be false11.
Residential subdivisions that are dominated
by cul-de-sacs provide discontinuous street
networks, reduce the number of sidewalks,
provide few alternate travel routes and force all
trips onto a limited number of arterial roads. A
10 Division of Planning, Kentucky Transportation Cabi-
net. Street Connectivity, Zoning and Subdivision Model Ordi-
nance. March 2009.
11 Chapter 5 Walkable Subdivision Ordinance. Nashville,
TN Zoning Ordinance. Metropolitan Government of Nashville
and Davidson County, Tennessee.
well-designed, highly-connected network helps
reduce the volume of traffic and traffic delays on
major streets (arterials and major collectors), and
ultimately improves livability in communities by
providing parallel routes and alternative route
choices.
The proposed Augusta street connectivity
requirements are intend to promote more
efficient travel patterns and increase roadway
safety. Street design options and connectivity
regulatory issues are discussed further in
Appendix 2.
In addition, this Agenda recommends setting up
a reserve fund that developers are required to
contribute to if they choose not to develop a
hammerhead or throughway connection. This
fund will be used for future roadway connections.
Also, the right-of-way must be dedicated at this
time.
Encourage Traditional
Neighborhood Design to Create
“Walkable Subdivisions”
The Walkable Subdivision concept has
been used in model regulations throughout
the Southeastern United States including
communities such as Nashville, (TN), East
Atlanta (GA), and the entire state of Virginia
through its new Virginia Department of
Transportation requirements of street
connectivity. The idea of Walkable Subdivisions
is to achieve urban, highly integrated, and
economically valuable neighborhoods with
public parks and plazas.
Similar to nationally recognized Traditional
Neighborhood Design (TND), a premium is
placed on connectivity (pedestrian, vehicular,
and open space) and integration into the
surrounding community in “Walkable
Subdivisions”. Therefore, streets are required
to connect, except where physically impossible,
to existing adjoining streets, parks, and sidewalks
or to create stub outs for future connection if
adjacent to an empty parcel.
A good example of a traditionally designed
neighborhood can be found in “Figure 2-50.
Connected streets and a well-landscaped
neighborhood common. Red represent through-
way streets that connect abutting neighborhoods,
town center developments, and greenway trails
along the creek.” on page 2-121.
The Policies
2-121[Final Report]
Figure 2-49. Disconnected neighborhoods, from each other and the nearby shopping experience.
Figure 2-50. Connected streets and a well-landscaped neighborhood common. Red represent through-way streets that connect abutting neighborhoods, town center developments, and greenway trails along the creek.
Traditional Subdivision
Approach
Walkable Subdivision
Approach
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Several key features of these mixed-use, urban
neighborhoods include12:
• Street networks scaled relative to the
anticipated uses of the block, which disperse
traffic and offer a variety of pedestrian and
vehicular routes.
• A center than ideally includes a mix of uses
and building types with a well landscaped
community gathering place.
• A variety of housing choices with a diverse
mix of activities (school, shops, work) to
provide basic, daily needs in close proximity.
• A range of transportation options including
cars, transit, bikes and walking. Through
greater street connectivity, Walkable
Subdivisions can improve the function of the
arterial road system by keeping local trips on
local streets.
• Well designed publicly accessible open spaces.
12 Chapter 5 Walkable Subdivision Ordinance. Nashville,
TN Zoning Ordinance. Metropolitan Government of Nashville
and Davidson County, Tennessee.
Promote Low Impact Development
Standards
The primary water protection and storm water
management technique recommended by this
Agenda is Low Impact Development (LID).
This term is used to describe a land development
and engineering design approach to managing
storm water runoff. It emphasizes conservation
and use of numerous small on-site measures
and natural features to protect water quality, as
opposed to large end-of-pipe detention ponds
and proprietary filters systems.
Augusta can take a first, pro-active step in reducing
the impacts of growth and development on
local water resources by supporting the ongoing
collaborations between local engineering firms
and the Augusta Engineering Department in
creating a city-wide switch to LID standards
over traditional storm drainage design.
2-122 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Augusta has been fortunate in
receiving state and federal
funding to create a system of highways
and arterial streets that make it quick
and easy to get from one part of the
city to another. The problem is that
the distances to services are long and
the roadways are often unattractive.
The businesses along them are
generally not conducive to pedestrian
activity and do not create places to
linger.
The Policies
2-123[Final Report]
Figure 2-51. Diagram showcasing Centers of Activity at Intersections
Enhancing Augusta’s Roadways
Anatomy of the
Roadway System
A road network has two basic components: the
place where people want to go (the development
along side the road) and the public right-of-
way to get them there (the roadway itself).
Development along the Roadway
Centers of Activity on Intersections
Centers of activity typically occur at major,
destination intersections. Vibrant with
commerce and civic activity, they come in
different sizes: hamlets, town centers, villages,
and downtowns. And if they are developed well,
they become important gathering places, with a
network of interlacing streets of different sizes,
where people can walk from place to place and
go about their business.
As the result of the exhilarating accessibility
realized by the automobile over the last
forty years, the need to concentrate activity
became less important. However, as the
segments between major intersections
haphazardly filled in, further and
further from the centers of activity,
these destination centers that gave
original purpose for the corridor
became less important places. The
market has not been able to match
the amount of new commercial
land available, leading to struggling
businesses along overly-wide
roadways.
2-124 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Commercial Uses on Corridor
Segments between Intersections
Prior to the advent of the car, roadway corridors
were typically rural in nature, lined with forest
and farmland. With the arrival of the car, people’s
range of activity expanded and retail growth,
sought out cheap and accessible roadside land.
The properties in these ‘corridor segments’
between major intersections have been hurt by
retail investors’ abandonment of the strip format.
The fascination with the auto-orinted strip has
ended. Investors are now looking to place retail
in larger clusters at strategic intersections.
Therefore, these intersections are increasing in
value while the segments between intersections
continue to loose value. The heart of this
Agenda’s recommended strategy lies in
realigning the current pattern of land uses with
contemporary market demand.
As a result, the roadways are visually unattractive.
There is not the public money available to
landscape them well. Because much of the
roadside edge is lined with poorly maintained
commercial uses, the view from the corridor
is ugly. Many of the businesses along the road
are cannot afford to maintain their landscaping,
signage or even buildings to an attractive
standard, as called for in the current regulations.
Public Right of Way
Several of Augusta’s primary corridors are
overly wide and are affecting the vitality of the
surrounding commercial uses.
Roadway Design of Corridors
Roadways come in all widths, from country
highway to country lane in Rural Augusta,
regional interstate to a neighborhood street in
Suburban Augusta, and landscaped boulevard
to rear access alley in Urban Augusta. However,
some roadways are overly-wide.
This abundance of excess pavement encourages
speeding, and places bicyclists and pedestrians
at far higher risk than a typical “Main Street”.
When the local merchants lining the road
perceive that the overly-wide road is having
negative affects on the ability of drivers to see
their businesses, switch lanes, and pull over or
that drivers are not pulling over because too
many stops along the corridor are required, a
road diet may make sense.
Road Diets run directly counter to traditional
traffic engineering principles because they tend
to reduce overall roadway capacity. However,
in practice, road diets can cause vehicle speeds
to readjust to a more optimal speed, increasing
the throughput of vehicles per lane. For this
reason, road diets typically reduce congestion,
and always increase safety for all users of the
roadway13.
The example photos on the next page are from
Athens, Georgia. Baxter Street is an arterial
roadway with average daily trips of 20,000
vehicles.
As a safety demonstration project
in 1999, the County narrowed
the vehicular lanes, added striping for
bike lanes, and increased roadside
planting.
13 The U.S. Department of Transportation’s Federal
Highway Safety Information System. Summary Report: Evaluation
of Lane Reduction “Road Diet” Measures and Their Effects on Crashes
and Injuries. May 25, 2010. http://www.tfhrc.gov/safety/hsis/
pubs/04082/index.htm
A Road Diet is a treatment
given to an urban roadway
in which the number of lanes is
reduced, and the freed space converted
to parking, bike lanes, landscaping,
walkways, or medians.
The Policies
2-125[Final Report]
Same stretch of roadway, after their “road diet” reduced crash frequency along the corridor by 53% while creating a designated bike lane and increased roadway plantings.
Baxter Street in Athens Georgia, before “road diet”
The result was a 53% decrease in overall crashes, a 4% traffic diversion, an easier to cross street, slower vehicular speeds, and various subsequent home and business improvements. In a survey taken a year after the improvements 47% of drivers said the perceived street width was “just right”14(33% responded with, “maybe” and 20% replied, “no”).
Road Diets intend to :
• Reduce vehicle speed
• Reduce collisions and injuries
• Reduce conflict points
• Improve sight distance
• Improve mobility and access
• Improve “livability” and resident quality of life
• Enhance the community’s economy
14 Rosales, Jennifer. Presentation to ITE International
Annual Meeting. August 9, 2005. http://www.slideshare.net/
streetsblog/applying-the-road-diet-for-livable-communities
Restructuring Land Uses
along the Road
This Agenda recommends that Augusta embrace
traditional development patterns and encourage
future growth around its existing centers of
activity at major intersections by discouraging
further expansion of commercial development
along its corridors. Additionally, when such
‘center of activity’ development does occur, it
should present a pleasant and attractive ‘view
from the road’.
There are three core initiatives that interact to
create the corridors that can make the Augusta’s
roadways more attractive and enhance its image
as the “Garden City”:
• Create policy that concentrates new
development at major, strategic intersections.
• Encourage housing and office uses in the
‘segments in-between major intersections’.
• Enforce private sector roadside property
landscape, signage and upkeep standards,
while the public sector installs planting and
streetscape improvements in the public rights
of way.
Each is discussed further in the following pages.
2-126 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 2-52. Diagram showing Residential or Office Ordinance on arterial throughfares near Prototype Project areas
“Figure 2-53. Customer base for various retail
/ business project areas” on page 2-127 illustrates
four intersection types, from Regional Shopping
Node to Rural Hamlet, each with their own
market catchment areas. Note that the Hamlet
is an “outpost” and as such provides the less
populated Rural Area with basic, every day
convenience needs.
Areas inside the “Greater South
Augusta” Trade Area
This Agenda lists sites for concentrated
development, with retail components, around
key intersections.
• I-520 Interchange at Peach Orchard Road, is
a Regional Shopping site which is the most
attractive location for expanded, diversified
retailing in Suburban Augusta.
• The Deans Bridge and Gordon Highway
intersection is centrally located and in
position to be a regional and community
focused “Community Business Center” that
aims to increase employment opportunities at
the center of Augusta’s population.
• Tobacco Road and Windsor Spring Road, is
an attractive site for a “Town Center” district.
Areas outside the “Greater South
Augusta” Trade Area:
• Mike Padgett at Brown Road forms a Rural
Hamlet to access basic convenience goods
and services, such as was formerly found at
the country store.
• I-520 Interchange at Sandbar Ferry Road
creates the new and most convenient entry
point into Augusta for points north and
east, as it is an ideal location to develop an
attractive commercial area catering to the
passing and arriving motorist.
Additional Support
In general, all of Augusta’s major intersections
should be taller, denser, and busier than the
areas around them. Therefore, this Agenda
recommends restricting some zones that allow
retail to zones that only allow housing, office
space, civic uses, recreational facilities and open
space through a new Residential and Office
Ordinance for up to a mile out from the Project
Area boundaries15.
The intent of the separation is to provide a
well-landscaped gateway into the project area
and avoid competing commercial strips to the
designated shopping areas in the project area.
Fortunately, this suggested restructuring of land
uses can build on the accelerating preference of
the shopping industry to concentrate itself at
major intersections16.
15 Whittier, CA developed a similar ordinance for their
Whittier Boulevard Specific Plan in 2005.
http://www.insidewhittier.org/cgi-bin/site.cgi?whittierblvd
16 Dunham-Jones, Ellen, and June Williamson. Retrofit-
ting Suburbia: Urban Design Solutions for Redesigning Suburbs.
Hoboken, NJ: John Wiley & Sons, 2009.
The Policies
2-127[Final Report]
Figure 2-53. Customer base for various retail / business project areas
Development Strategies for
Corridor Segments Between
Intersections
The intersection-oriented activity centers
described above are linked together by a road
network of mixed-use avenues, boulevards,
highways, and parkways that connect key
destinations throughout the Augusta region.
Realization of the “Garden City” concept will
require corridor revitalization strategies for the
segments in-between.
For example, limiting the quantity of
commercially zoned land along emerging
suburban strips (like Tobacco Road) gives
landowners and retailers the incentive and
economic strength to maintain a high-quality
environment, react more swiftly to societal
trends, and evolve on site as the retailing world
changes17.
Strategy One...
Augusta has several options; all are applicable to
different lengths of various corridors. Strategy
One, is to build upon the corridor’s viable
commercial enterprises. This strategy would
apply, for example, to the stretch of Gordon
Highway between Highland Avenue and Peach
Orchard. In this strip, various uses hold
17 Restructuring the Commercial Strip. A Practical
Guide for Planning the Revitalization of Deteriorating Strip
Corridors. United States Environmental Protection Agency.
This Agenda aims to refocus
development energy and resources
at major intersections. Prototypical
Projects recommended as part of this
Agenda are typically located at major
intersections throughout the city. This
approach can be replicated at other
favorable intersections throughout the
City.
2-128 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
maintained viability and would complement
intended future development at the Rocky
Creek Mixed Use Park. These uses include auto
sales, diversified medical services buildings, and
an assortment of light manufacturing, such as
assembly and distribution. Similar investments
in these areas should be promoted and
complemented.
Further information on local government
provided incentives is found in Appendix 2.
Additional Support
Local government can create incentives
for segments with these existing assets by
facilitating site acquisitions, building and façade
improvements, and directing businesses owners
to resources for business counseling and start-up
capital.
Strategy Two...
Strategy Two, is to support housing
opportunities in places where there are no
viable commercial enterprises existing. This
strategy is especially applicable to corridors along
minor arterial and collector streets. It results in a
“Figure 2-54. Restructuring plan for corridors
in Suburban Augusta connecting to downtown”
on page 2-129 locates the three strategies for
Corridor Revitalization while differentiating
between Suburban and Urban Augusta. Notice
that it focuses retail growth (red) at major
intersections where higher intensity land uses
are recommended. Segments in-between the
corridors are dealt with by either increasing
housing entitlements (Strategy Two in yellow) or
increased landscape code enforcement (Strategy
Three in mauve).
Additional Support
In general, Augusta’s pyramid zoning approach
may enable many of the proposed Prototype
Projects to be done without big zoning changes.
As an example, all the business zones (P1, B1, and
B2) permit almost any residential uses within the
R-3C district, up to and including multi-family
uses as high as 6-stories. So creating mixed use
villages where strip centers are now located will
not require much zoning change.
However, in a similar fashion, this leaves much
of Augusta over-zoned. Most developed
property within the city is not “maxed-out”. For
example, many of the areas currently in Zone
B-2 do not seem to be developed beyond what
would have been permitted in Zone B-1.
blended commercial and residential revitalization
approach by encouraging convenience-
oriented retailing at key intersections. And it
proposes converting properties between these
intersections to residential uses or to supportive
uses such as side yards on perpendicular streets.
The Peach Orchard corridor in particular is
pushes through an area that is heavily residential
on either side. Restructuring the corridor with
new housing will capture value for corridor
owners, improve the neighborhoods behind
the corridor, and make good use of existing
infrastructure.
The method recommended by this Agenda is to
present an independent economic study that
demonstrates how market demand for retail can
no longer provide expected profits, and how
“trading in” retail entitlements for higher density
residential entitlements will be more lucrative in
the long term. Charlottesville, Virginia did such
a market analysis and proposed viable new uses
for each of their corridor segments based on
local market demand18.
18 Restructuring the Commercial Strip. A Practical
Guide for Planning the Revitalization of Deteriorating Strip
Corridors. United States Environmental Protection Agency.
The Policies
2-129[Final Report]
Therefore, this strategy recommends replacing
certain business zones with ‘residential
entitlements’ to provide incentive for change
and prevent often controversial ‘down zoning’.
The key to this strategy lies in the methods
used to encourage residential use over retail,
as landowners may be tempted to hold their
properties in anticipation of a time when retail
‘comes back’19.
Strategy Three...
Strategy Three is oriented toward improving
the appearance of the light industrial and
automotive uses that appear on these aging
corridors through enforced code standards
for on-site screening and landscaping. There
will be more discussion about the public sector
side of this in the upcoming section titled, “A
New Framework for Road and Street Design”.
19 Restructuring the Commercial Strip. A Practical
Guide for Planning the Revitalization of Deteriorating Strip
Corridors. United States Environmental Protection Agency.
SUBURBAN
AUGUSTA
URBAN
AUGUSTA
EAST
AUGUSTA
G o r d o n H w y
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Walton Way
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Figure 2-54. Restructuring plan for corridors in Suburban Augusta connecting to downtown
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2-130 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Framework for
Road Design and
Beautification
As stated earlier, an attractive roadway has two
components, the development that lies along the
roadway, and the design of the roadway itself.
The development along the corridor segments
between major intersections look the way they
do because of the regulatory environment set
up by existing zoning ordinances. By reframing
these ordinances, Augusta can rework their
corridors over time.
As Augusta moves to make this transition, one
of the most powerful tools a community can
deploy to stimulate revitalization is to finance the
first steps itself. Living along a boulevard is more
appealing than living along a commercial strip.
The City’s primary role, other than restructuring
the regulatory environment, lies in redesigning
the roadways themselves to encourage a
pedestrian friendly, tree-lined amenity to attract
housing.
U.S. and Georgia DOT’s Context
Sensitive Solutions Approach
Context Sensitive Solutions is a project
development process that spans project
management, public involvement, and the
resultant project commitments.
The U.S. Department of Transportation has
joined the Institute of Transportation Engineers,
the Congress on Traditional Neighborhood
Development, Federal Highway Administration,
and the Environmental Protection Agency
in promoting this new design approach and
published a manual of practice on the subject,
“Context Sensitive Solutions” (CSS). The
Georgia Department of Transportation (GA
DOT) is in sync with the U.S. DOT, and has
issued this purpose statement:
“CSS is an important part of future planning and
design projects in Georgia, and our goal is that GA
DOT will be among the transportation leaders in the
exchange of CSS ideas and concepts.”
The concept of designing major
urban thoroughfares (arterial
routes and collectors) according to the
context in which they are located is
an emerging priority at the state and
federal levels.
The Policies
2-131[Final Report]
With this commitment from Georgia DOT,
the opportunity exists for Augusta to be the
laboratory where these new design approaches
can be demonstrated at a real life scale.
Context Sensitive Solutions (CSS) balance
the competing needs of diverse stakeholders
beginning in the earliest stages of road project
development; provides flexibility in applying
design standards to produce a facility that is
useful to all users regardless of the mode of
travel they choose; and incorporates aesthetics
as an integral part of the design. CSS considers
community objectives, stakeholder priorities,
land uses, and abutting activities to establish the
urban design context (either existing or desired).
This context zone is then considered along with
the traffic-moving functional classification to
determine a thoroughfare type.
The idea of the CSS method is to use context
zones as an important factor to select a
roadway type in conjunction with the functional
classification to insure that each roadway design
is supportive of the area and context it is
intended to serve.
G o r d o n H w y
Ji
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D e a n s B r i d g e R d
F a l l L i n e F w y
Rte-88
Brown Rd
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P e a c h O r c h a r d R d
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R
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W i n d s o r S p r i n g R d
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P
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East
AugustaButler C
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Spirit Creek
L i t t l e S p i r i t C r e e k
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Legends:
N a tu
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Boulevard
Highway
Expressway
Interstate
Figure 2-55. Context Sensitive Design options as applied to Augusta Corridors
2-132 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Applying Context Sensitive
Solutions in Augusta
The concept of using functional classifications,
context zones, and thoroughfare types to develop
the design proportions and details of a roadway
will lead to more attractive designs that support
economic and residential activities along the way.
As the intensity of adjacent land uses increases,
the roadside accommodates greater diversity of
functions and the thoroughfare design changes
to support the entirety of activities.
Therefore, to determine the design criteria for a
given road, a new process is recommended:
1) Select the Appropriate Functional
Classification. See “Figure 4-17. Urban
Thoroughfare Design Characteristics” on page 4-49.
2) Select the Context Zone is selected from
“Figure 4-16. Context Zone Characteristics” on
page 4-47by consulting this Development Agenda,
the Comprehensive Plan, other area plans, zoning
codes, historic district maps, and future land
use plans; by considering pedestrian and transit
activity; by studying context characteristics
beyond the thoroughfare, including adjoining
neighborhoods and districts; and by discovering
community goals and objectives.
3) Select the Thoroughfare Type that best fits
the context zone and accommodates the criteria
for the desired level of urban qualities, such as
compactness, degree of mixed land uses, setback,
transit, freight, bicycles, parking, walkability,
landscaping, etc. Design characteristics of each
thoroughfare type are as shown in “Figure 4-17.
Urban Thoroughfare Design Characteristics”
on page 4-49.
Context Sensitive Solution (CSS)
Organization for Augusta Corridors
Thoroughfare Types
Functional
Classification
Principal Arterial
Minor Arterial
Collector
Local
Beautification Overlay Designations: Garden City Gateways
Garden City Corridors
Garden City Landscape Highlights
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Figure 2-56. Relationship to Context Sensitive Solution Thoroughfare Types
4) The aesthetic goals of the city are then
overlaid based on a major system of designated
Garden City Gateway locations and Garden City
Corridors, and a lesser sprinkling of specific
Garden City Landscape Highlight Areas to
produce, over time, a distinctive Augusta Garden
City Streetscape system, as described in A New
Framework for Road Design and Beautification.
The Policies
2-133[Final Report]
Safety and Comfort in Roadway
Design
Another increasingly important tool to create
sustainable communities is the concept of
“Complete Streets”. Complete streets laws insure
that federal transportation dollars spent on road
projects are used to improve conditions for all
potential users of the road: car drivers, cyclists,
elderly pedestrians, children, strollers and transit
users.
Already, the nearby states of Florida and South
Carolina have adopted complete street policy
mandates to improve livability and encourage
municipalities to allow for safe transportation by
people who aren’t currently in a car or motor
vehicle20.
This Agenda recommends that Augusta adopt a
Complete Streets law making it mandatory that
the planning, design and construction of state
highways accommodates all types of travelers.
20 National Complete Streets Coalition. www.completes-
treets.org
Complete Streets allows for comfortable sharing of the roadway between vehicle drivers, bicyclists, and pedestirans
2-134 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Garden City Beautification
Overlays
Despite the positive contribution of the Context
Sensitive Solutions (CSS) approach to roadway
planning and design, the design of a region’s
road system must go beyond functionality. Many
of Augusta’s roads are ugly, and people know it.
The results of the public workshops held during
this planning process made clear that Augusta
citizens are concerned about the appearance of
the city as viewed from its corridors. Augusta
needs to refocus on presenting an image and
brand that fulfills its “Garden City” aspiration.
Roadway beautification requires landscaping
that complements basic roadway types but also
provides an intentional visual character along
selected public roadways whose intent is to
convey an image of quality to both the individual
roadways and to the districts they traverse.
The Augusta Convention and Visitors Bureau
is on a mission to help The Garden City live
up to its name. They have approved a plan to
allow the organization to work with the private
sector to beautify Augusta’s entryways through
the newly formed Garden City Development
Fund by the Community Foundation of
the CSRA. The fund is designed to assist
with beautification improvements, including
landscaping. wayfinding signage, public art and
visitor product development.
Aesthetic treatments are included as a part of
the plans throughout the design process. But,
while aesthetics are considered integral to all
context sensitive street design processes, there
are different degrees of landscaping and street
furnishings that may be layered on to the design
based on community priorities.
The landscape improvements on the public
rights of way may be classified into the following
three types:
Garden City “Gateways”
These are targeted locations where travelers first
enter the city either from major transportation
routes, interstate highways, major state highways,
the airport, bus station and future public
transportation hubs. The goal of gateway
improvements is to create a favorable first
impression for those arriving in the community
by focusing on landscaped vistas with mature
trees and accents of seasonal color.
When will the people of Augusta
awake to the fact that a tree
which has been growing a hundred
years can not be replaced in a day?”
-- Julia Lester Dillon, 1871–1959, the
South’s first preeminent female Landscape
Architect, who bestowed upon Augusta the
nickname, “Garden City of the South”
“
The Policies
2-135[Final Report]
Garden City “Corridors”
These are selected travel routes that may extend
from principal Garden City Gateways through
the city to key destinations or between such
destinations. The corridors will convey a green
feeling with periodic medians with mature trees,
attractive lighting, and nearly continuous green
zones (well-landscaped or grassed areas within
the right-of-way), bordered by landscaped street
yards on adjoining private properties.
Garden City “Highlight Areas”
These are specific contained public sites such
as islands, short medians, bump-outs, street
corners, planters, monuments, markers, and the
like where well maintained public landscaping
of shrubs and seasonal color punctuate the
driving experience.
These landscape areas may have to be largely
provided for by private sector donation and
non-profit organization grant assistance.
“Figure 2-57. Garden City Gateways, Corridors
and Landscape Highlight areas” on page 2-135
shows the location of all three of these landscape
improvement types to the public right-of-way.
G o r d o n H w y
Ji
m
m
y
D
y
e
s
s
Walton Way
D e a n s B r i d g e R d
F a l l L i n e F w y
Rte-88
Brown Rd
H
i g h l a n d A v e
P e a c h O r c h a r d R d
S a v a n
n
a h
R
i
v
e
r
P
k
w
y
Wrightsboro Rd
O
l
d
W
a
y
n
e
s
b
o
r o R d
H e p h z i b a h McBean Rd
W i n d s o r S p r i n g R d
M i k e
P
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w y
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R
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R i v e rwatch Pkwy
I -5 2 0
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Blythe Hephzibah
Bush
FieldFort
Gordon
East
AugustaButler C
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k
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Raes Creek
Spirit Creek
L i t t l e S p i r i t C r e e k
Mc Bean
C
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k
Laney Walker
I -2 0
Garden City Parkway
Garden City Gateway
Garden City Highlight Area
Figure 2-57. Garden City Gateways, Corridors and Landscape Highlight areas
We need to ‘wow’ them at our front
door and provide an arrival
experience our visitors deserve and
expect,”
- Dayton Sherrouse, Augusta Canal Authority
“
2-136 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Related Beautification
Recommendations
The proposed Context Sensitive Solutions
approach, coupled with a Roadway
Beautification program, will address the public
portion of Augusta’s gateways and corridors.
Private sector actions such as better landscaping,
shielded lighting, and attractive signage should
be pursued in order to achieve improvement of
the ‘view from the road’.
This Agenda intends on making Augusta, as
the Garden City, a model for best practices in
Georgia. An express way to do this, is within
the purpose statement of the tree ordinance,
propose a goal of Zero-Net-Tree-Loss, or
even a net increase of 10% per decade, in the
urbanized area. This will also further lend
support to Augusta’s Community Greenspace
Program, adopted in 2002.
Augusta has numerous sets of guidelines and
recommendations that should be modified
to meet to desired objectives of an overall
“Realizing the Garden City” program along and
within its roadways.
City-Wide ...
• Integrate Low Impact Development
standards into city documents as they
undergo revisions, such as the Street and
Road Technical Manual (commercial
landscaping requirement updates) and the
Public Works Standards (support the use of
trees as watershed protectors).
• Update signage standards.
• An enhanced Tree Protection Plan should
be required during the Development Plan
submittal phase for both residential and
commercial properties.
Garden City Corridors ...
• A Landscaping Overlay Zone for “Garden
City Corridor” segments should be
enacted that includes specifications such
as landscaping, street design, street trees,
utility locations and signage. Change street
yard dimensions and commercial set-back
requirements, as they are instrumental to
changing the view from the road along
Garden City Corridors. This augments
the city’s current commercial landscaping
standards.
• Create an inventory map of Scenic Views
along the Garden City Corridors to be taken
into consideration during the development
approval process as a potential secondary
conservation resource.
High quality signage at Surrey Center at North Augusta Existing landscape “Highlight Area” in North Augusta
The Policies
2-137[Final Report]
Commercial Areas ...
In order to “Realize the Garden City,” improved
landscaping standards for existing commercial
development is crucial. Current commercial
tree regulations require 10% green space and
one large tree for every 40 feet of linear street
frontage. These standards, if complied with,
would go a long way to improve the character
of the region. However, these requirements
apply only to new developments. So, in areas
where under-utilized or obsolete commercial
properties line the roadways, new trees and
street yards come into being very slowly and
only here and there as properties turn over.
Currently the ordinance applies only in the case
of major building expansion. This Agenda
recommends that the ordinance be applied in
more moderate expansion scenarios and also be
applied when ownership of the parcel changes,
in order to make the landscape updates as part
of the real estate transaction cost; when the cost
of renovations are great. Further details appear
in Appendix 2.
Well landscaped commercial entrance in North Augusta
Well landscaped commercial entrance in North Augusta
There is an overwhelming
swell of support in the
private sector to beautify our
city.”
- Barry White, President and
CEO of the Augusta Convention and
Visitor’s Bureau
“
2-138 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The Policies
2-139[Final Report]
Promoting Neighborhood Enhancement
and Revitalization
Smart Growth is a mechanism for
the re-integration of struggling
neighborhoods back into a successful
community, primarily by providing
better housing and job opportunities
for residents. While residential
neighborhoods are found in all parts of
Augusta, this Agenda’s focus in on the
suburban and urban parts of the city,
where the need is the greatest.
Distressed housing in Laney Walker
2-140 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Augusta’s Inner-Ring
Neighborhoods
This Agenda builds on current city policies to
promote infill housing as a Smart Growth land
development practice in Augusta’s Urban and
Suburban areas. A key aspect of this sustainable
strategy makes use of existing infrastructure and
strives to connect communities isolated from
one another.
Suburban Augusta
The area between Spirit Creek and Wrightsboro
Road is generally characterized by suburban,
auto-oriented development: vast residential
areas ranging from traditional subdivisions to
trailer parks.
Most of the Priority Projects in this Agenda are
flanked by existing neighborhoods, including
the three on the south side of the proposed
Priority Development District. Generally, the
neighborhoods that surround this corridor have
languished as decades of suburban sprawl have
swept over them.
In particular, these neighborhoods would
benefit from enhancement of their existing
housing stock, stronger community associations,
and additional quality control standards for new
subdivisions.
Urban Augusta
Built around the downtown and the city’s
historic areas, the urban core is typified by dense,
interconnected neighborhoods, laid out on a
grid pattern, that are walkable and prominently
landscaped. These neighborhoods generally
have easier access to entertainment, goods,
services, education, parks, and other amenities.
Housing unit types range from historic,
boulevard-adjacent town homes in Olde Town
to stately single-family homes in Summerville to
downtown loft apartments above ground floor
retail shops to the modest bungalows and worker
houses of Laney Walker and Harrisburg. Despite
their architectural charm, many of these older
homes do not meet modern housing demands
for size and floor plan flexibility, contributing to
the fact that entire neighborhoods have fallen
into disrepair.
Some urban housing stock has fallen into disrepairSome suburban housing stock needs assistance in the form of stronger community associations
The Policies
2-141[Final Report]
Strategic
Recommendations
This Agenda recommends three specific areas
of action, each with its own set of strategies for
neighborhood improvements.
This Agenda suggests five priority investment
strategies for neighborhood improvements,
discussed in the following pages:
• Improve quality of existing housing
stock
• Improve quality of existing neighborhood
character.
• Expand available resources to transform
distressed neighborhoods with sustainable,
mixed-income housing.
• Link neighborhoods to schools,
recreation and other community
amenities.
• Improve effectiveness of Neighborhood
Associations.
Each is described in further detail on the
following pages.
Improving Owner Occupied
Housing
Strategy One...
Provide grants and training for basic rehab
of lower-valued homes of needy, long-term
homeowners.
Homeowners may experience difficulty
maintaining their homes, particularly lower
income residents and the elderly on a fixed
income. Many residents simply don’t know
how, cannot afford, or are physically unable
to perform home improvements themselves.
Assistance for low-income homeowners and
property owners to improve existing housing
includes rehabilitation grants and emergency
repair programs. Community organizations need
to become familiar with the available programs
and educate property owners about them so they
can take advantage of the available resources.
Strategy Two...
Recruit additional homeownership to
neighborhoods showing signs of decline
through financial assistance in targeted
locations.
Target down payment and closing cost assistance,
potential home buyers education activities, and
subsidized mortgages to targeted locations
needing additional homeowner demand.
See Appendix 2 for additional information on
updates to building code ordinances through
energy efficiency standards and historic
preservation.
Upper Broad Street, with its collection of worker housing, might be a location for targeted assistance
2-142 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Improving Renter Occupied
Housing
Strategy One...
Ensure quality rental property management.
Issues with poor owner-maintenance of rental
properties can rapidly deteriorate the quality of
neighborhood.
Standards for housing maintenance (including
property appearance and cleanliness) should
be even-handedly enforced. This Agenda
recommends that Augusta enforce property
maintenance codes and monitor the diligence
of rental property owners in maintaining
property by encouraging neighborhood-
supportive occupancy in their tenants (zero
tolerance of illegal activity, excessive noise,
maintenance of yard and parking areas, etc.).
Then, this Agenda recommends that Augusta
maintain an inventory of violations and
discourage property owners that chronically fail
to comply from purchasing additional properties
in the community.
Effective monitoring will require diligent
cooperation between homeowners’ associations
and law enforcement to encourage rental
property owners to comply with these standards.
Many times, a small handful of property owners
are determined to be contributing to a large
percentage of the problem. Encourage these
owners that are having difficulty in achieving
these standards to utilize quality professional
property managers.
Strategy Two...
Encourage non-profit/civic ownership of
rental properties in difficult neighborhoods.
In neighborhoods where negligent landlords
are acquiring large numbers of rental properties,
target efforts of non-profit and civic housing
entities to acquire and properly operate and
maintain rental housing. This targeting would
include giving priority for public and civic rental
housing financial assistance to support the
efforts of these non-profit/civic entities.
A residential block in Harrisburg15th Street, originally worker housing
The Policies
2-143[Final Report]
Improve quality of existing
neighborhood character
Another threat to neighborhoods with lower
than usual home values is the conversion
of residential properties or of formerly
community-serving retail facilities to potentially
neighborhood character damaging uses. This
needs to be carefully monitored to assure
that inappropriate uses do not creep into the
community, especially along the highly-visible
arterial-fronting properties that border the
neighborhood. This Agenda recommends that
if conversion of retail properties to non-retail
commercial uses becomes essential due to
market conditions, standards of operation and
site maintenance (landscaping, screening) need
to be maintained that support the value of the
neighborhood.
Augusta can also increase existing neighborhood
property values by strategically planting shade
trees in yards and along the public streets, and
walk ways in existing subdivisions.
See Appendix 2 for more details on a
neighborhood tree planting program and updates
to the Tree Ordinance for new subdivisions.
Expand available resources
to transform distressed
neighborhoods with sustainable,
mixed-income housing.
Through the recently enacted “Restoring
American Financial Stability Act of 2010”,
there are over $1 billion worth of funds, of
which, Georgia has an allocation. This
Agenda recommends that Augusta continue to
aggressively pursue all potential state, federal,
civic, and private funding for affordable housing.
For example:
• The Georgia Neighborhood Stabilization
Program provides assistance to local
governments in purchasing abandoned and
foreclosed properties for conversion into low
and moderate income housing.
• Augusta should seek General Assembly
approval in the upcoming FY2011 budget
year for the Augusta Housing Trust Fund to
dedicate existing taxes and/or fees to serve as
a reoccurring revenue source for the fund.
• Another possibility is to create a modest local
tax on property transfer or document filings,
to ease the burden on private sector and
community stakeholder contributions, until
existing tax dedication permissions can be
acquired.
• HUD’s new Choice Neighborhoods program
is going to be an increasing important as a
source of funding.
Well maintained home in Summerville Well maintained home in Urban Augusta
2-144 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Link neighborhoods to schools,
recreation, and other community
amenities.
Many of the city’s subdivisions are insolated
in a way that separates them from their fellow
subdivision residents. Improving access to
adjoining subdivisions, convenience shopping,
and employment and school destinations will
further stabilize a revitalizing neighborhood.
Neighborhood parks and open space amenities
also promote small business development. New
developments should be required to enhance
the areas street network and connectivity with
the surrounding fabric.
Existing neighborhood’s social structures can be
supported and reinforced through connection
to community resources such as schools, parks,
libraries, and other gathering places. Research
has found that suburban homes located within
600 feet of a neighborhood park, regardless of
size, were often worth 20% or more than homes
located more than a half-mile away from a park.
Improve open space connections:
Improved pedestrian and bike connections to
Augusta’s recreation resources as a method to
increase values in targeted neighborhoods.
That Augusta commit to a long-term,
Comprehensive Open Space Plan to positively
influence quality of life, increase property
values, and have an advantage over other cities
when recruiting and retaining its neighborhood
businesses.
Improve transportation connections:
Improved public transportation service,
particularly along this Agenda Priority
Development District, as a way to increase
values in targeted neighborhoods.
Pendleton King Park
Downtown bus transfer station
The Policies
2-145[Final Report]
Improve school connections:
The HUD Choice Neighborhoods program,
the follow-up to the successful HOPE VI
program for affordable housing recognizes
the benefit in linking housing improvements
with appropriate community services, schools,
transportation, and access to jobs.
Safe Routes to School (SRTS) programs
are sustained efforts by parents, schools,
community leaders and local, state, and federal
governments to improve the health and well-
being of children by enabling and encouraging
them to walk and bicycle to school.
SRTS programs examine conditions around
schools and conduct projects and activities that
work to improve safety and accessibility, and
reduce traffic and air pollution in the vicinity
of schools. As a result, these programs help
make bicycling and walking to school safer and
more appealing transportation choices thus
encouraging a healthy and active lifestyle from
an early age21.
21 Safe Routes to School. http://www.saferoutesinfo.
org/getting_started/what_is_srts.cfm
This Agenda recommends that the Richmond
County School System collaborate with city
leaders to incorporate both Smart Growth
principles and key recommendations of this
Agenda during their master facility planning
process. School siting affects traffic congestion,
air pollution, school transportation budgets,
and childhood health and obesity. New school
investments are of particularly strategic
importance because of their almost immediate
impact on local growth patterns, which can
serve to highly benefit the economic and social
structure of the surrounding neighborhood if
aligned with a comprehensive vision.
In line with this Agenda, particularly in the
South Gate Urban Village and Oates Creek
Neighborhood Revitalization Priority Project
areas, the Richmond County School System
has a unique opportunity to use its education
dollars to fulfill both academic considerations
and to express the values and vision of the
surrounding community in supporting the
area’s revitalization.
Improve Effective Neighborhood
Associations
However, this strategy set will not have the
desired effect if communities aren’t supported
at a base, grass-roots level. Therefore, this
Agenda recommends utilizing the expertise of
both civic organizations and the residential real
estate community to sustain, expand, and / or
create effective neighborhood associations
in all neighborhoods, but particularly those
in the inner-ring where priority investment
strategies have been targeted.
Wilkinson Gardens Elementary School
4. i m plementation
2-148 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Implementation
2-149[Final Report]
Even if this Agenda is implemented only in part,
assuming those projects and policies are done
well, they will have a very dramatic and positive
impact on the future development of the city.
Today, Augusta does not have the in-house
capability to oversee execution of this Agenda.
While the City has a designated Redevelopment
Authority, that body is neither funded nor
staffed. The current Downtown and Richmond
County Development Authorities have neither
the mandate, nor the resources to undertake
these projects. City Departments, while
potential partners, are not organized to follow
through comprehensively on this Agenda. Four
new positions or entities are recommended to
address these shortcomings.
Leadership
It is within the context described above that
a fresh approach is offered. Several possible
organizational models were investigated and
discussed with the project’s Steering Committee
and potential private participants. These
interactions resulted in development of a
preferred model for the implementation of
the Augusta Sustainable Development Agenda
(ASDA), which is described on the following
pages.
Organizational Approach
The issue at hand is how to
encourage, organize and manage
the various potential ‘champions’, both
in the public and the private sector to
achieve the best results.
2-150 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
This is a bold Agenda, requiring adequate
staffing, funding, as well as both public and
private support, in order to move forward on
several fronts simultaneously.
The implementation strategy recognizes that
Leadership responsibility ultimately rests with
the City Commissioners, with input from the
mayor and with specific activities managed
by the City Administrator’s office. Key
recommendations include creation of:
• A city-wide citizen Steering Committee,
which taps the talents of key persons
already involved in the creation of this
Agenda, and others to be designated by the
Commissioners based on recommendations
from the leadership community. This
Task Force would report directly to the
Commissioners.
• A new Office of Implementation to carry
out the recommendations and decisions of
this Agenda Steering Committee. This will be
a fully funded office with a Director, support
staff and adequate funding to carry forth its
mandates.
• A new organization, “Sustainable Augusta”,
similar to Augusta Tomorrow, responsible for
oversight of projects and activities identified
in this Agenda which lie outside Augusta
Tomorrow’s area of interest as identified in
the 2009 Westobou Vision master plan.
• The Augusta Civic Realty Trust, a private
sector entity with critical financial capability
and development skills that can serve as a
“front end” catalyst for difficult projects.
“Figure 2-58. ASDA Organizational Chart for
Project Development” on page 2-151 graphically
illustrates these relationships. Roles and
responsibilities of each are discussed in further
detail below.
Steering Committee
This group would be appointed by and report
to the Commissioners in order to encourage
direct involvement of the Commissioners in the
positive outcome of this Agenda effort. The
group should be relatively compact – with a
membership from 7 to 11 persons representative
of the business and community leadership of the
City – with a strong chairperson who will be a
primary stakeholder in the effort. Although this
steering committee would have some aspects in
common with the larger group that has served
as the steering committee for development
of this Agenda plan, it is envisioned that this
Agenda Steering Committee would be more
action-oriented and would provide direction and
reinforcement to the development effort and
this Agenda Development Director as defined
below.
Implementation
2-151[Final Report]
Realizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development AgendaRealizing the Garden City- The Augusta Sustainable Development Agenda
IMPLEMENTATION ORGANIZATION- Alternative #2a- Preferred ApproachIMPLEMENTATION ORGANIZATION- Alternative #2a- Preferred ApproachIMPLEMENTATION ORGANIZATION- Alternative #2a- Preferred Approach
O vers i ght Over s i ght Overs i ght Overs i ght
I mp l ementat i o n
En t i ty
I mp l ementat i o n
En t i ty
I mp l ementat i o n
En t i ty
I mp l ementat i o n
En t i ty
I mp l ementat i o n
En t i ty
I mp l ementat i o n
En t i ty
I mp l ementat i o n
En t i t y
I mp l ementat i o n
En t i ty
I mp l ementat i o n
En t i ty
I mp l ementat i o n
En t i ty
City Commissioners &
Mayor
City
Administrator
City Staff
&
Technical
Professional
Support
Augusta
Tomorrow
Augusta
Sustainable
(Key Interest
Participants)
ASDA Office of
Implementation
Director
Coordinator
TBD
ASDA Implementation Steering Committee
(Expand from current Steering Committee- All Augusta
Representation)
T H E A G E N D A
Suburban/Rural Area
Projects
Westobou Urban Area
Projects
Implementation
Teams
Implementation
Teams
F u n d i n g E n t i t i e s
CITY-WIDE
Private Sector: Individual Land Owners, Developers, Investors, Institutions
Public Sector: City Project Administrative Expediting, Tax and other incentives,
City Wide Authorities and Agencies, State, Federal and other Funding Assistance
Westobou Urban Area
Downtown Development Authority
Augusta Canal Authority
Suburban/Rural Area
Augusta Civic Realty Trust
Richmond County Development Authority,
Figure 2-58. Organizational Chart for Project Development
The Office of Implementation
This Agenda calls for the creation of an Office
of Implementation, headed by a Development
Director. This person must be a strong,
knowledgeable, dedicated and well organized
person who can bring the essential continuous
focus to push the defined priority projects
forward, to “track” and “facilitate” progress
from day-to-day, and to achieve coordination of
the various elements of this Agenda initiative.
This office will work in close collaboration
with two entities whose purpose is to advocate,
develop and oversee individual projects in
their respective parts of the City, Augusta
Tomorrow and Augusta Sustainable. The Office
of Implementation will focus its efforts over
the first few years on work in support of the
“Augusta Sustainable” efforts.
Additionally the Development Director would
be charged with accomplishing interagency
coordination both within the City and with
external agencies and entities. This position
would directly report to the City Administrator
from day-to-day and would be subject to
2-152 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
oversight on a regular basis from this Agenda
Steering Committee. The influence of the
Development Director would be proportional to
the entrepreneurial capabilities of the individual
and the effectiveness of the relationships with
other Augusta entities.
The Director should understand real estate
and project development, be able to identify
and procure project-based public funding, and
have the ability to coordinate multiple agencies,
disciplines, and interest groups. It is assumed
that the work of this office would be aided by
cooperative input from other city departments,
particularly Planning, as well as by outside
consultants.
Augusta Sustainable
The recommended implementation approach
assumes creation of a sister organization to
Augusta Tomorrow, i.e. “Augusta Sustainable”,
to push forward projects in the areas outside
that defined in the 2009 Westobou Urban Area
Plan. Augusta Sustainable would be an advisory
group on implementation of items resulting
from the Sustainable Development Agenda.
This group would be made up of key
business, church and community leaders with
activities generally below Wrightsboro Road,
and also generally drawn from this Agenda
Implementation Steering Committee, as well as
key actors and interest groups associated with
the Priority Projects.
Augusta Sustainable would support
implementation of the Agenda in a number of
ways, including:
• Advocate regulatory and policy initiatives
recommended in this Agenda plan.
• Form implementation teams to support and
steer the individual Priority Projects.
• Support broad community-wide sustainability
initiatives in the city.
Augusta Civic Realty Trust (ACRT)
The entities described above have largely advisory,
coordination, funding program identification
and fund raising roles. Even with considerable
public assistance, given the market challenges of
many of the areas described in the plan, ACRT,
made up largely of civic-minded private citizens,
would perform as a development “bridge” entity,
or in certain instances as the lead developer, to
provide the impetus to get projects moving that
otherwise would not.
Implementation
2-153[Final Report]
Project Development
Public Side Involvement
City departments and local, state and federal
leadership will continue to seek out programs
and funding for desired city infrastructure
upgrades and services. These would have a
particular emphasis on those programs that
forward the Augusta Sustainable Design Agenda
and its principles. The Office of Implementation
will coordinate and collaborate with them.
With the creation of the new entity, Augusta
Sustainable, as a sister to Augusta Tomorrow,
attention and energy will be applied evenly
across the entire city. Augusta Tomorrow will
continue to focus on projects identified in the
2009 Westobou Plan. Augusta Sustainable will
focus on projects and policy initiatives in the
rest of the city.
These two entities would coordinate closely with
each other, and the Office of Implementation,
particularly around issues of funding (SPLOST,
etc.). It is recommended that at least one board
member of each group be a board member of
the other.
Sustainable Augusta would likely follow the
precedent set by Augusta Tomorrow by forming
an Implementation Team for each of its projects
and policy initiatives.
For the first few years at least, this Agenda
Development Director will focus largely on
Augusta Sustainable’s priority projects, though
also coordinating and assisting Westobou urban
area projects as needed.
This Agenda Development Director will
rely heavily on technical and professional
support from city staff, especially the Planning
Department and Housing and Development
Department, as well as outside consulting
services in several critical areas, particularly
urban design, economic development and related
Context Sensitive Solutions for transportation
projects.
A key aspect of this approach is a strong role
for this Agenda Implementation Steering
Committee in overseeing the work of both
“Augusta Sustainable” and a strong and active
liaison with “Augusta Tomorrow”. It is assumed
that the Steering Committee will meet monthly
to hear and act on reports from the Office of
Implementation on each of the projects and
policy initiatives.
For each project, public involvement will be
critical, to insure that citizen inputs inform the
implementation and that the overall effort has
community support. A spirit of collaboration
must be built and sustained. Ideally, a public
update would occur annually, coordinated
by this Agenda Development Director with
support from city agencies, as well as public
input to the implementation teams focusing on
specific projects and policy initiatives.
How it Works
2-154 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Private Sector Involvement
Complimenting these public efforts, this
Agenda recommends formation of a new,
“bridge”, implementing entity the Augusta
Civic Realty Trust (ACRT), to be a catalyst for
development, intervening to enable progress on
many of the priority projects identified in the
Plan. An example is the Civic Realty Trust for
Chestnut Hill neighborhood of Philadelphia
that assembles and, in some cases, develops
properties to achieve community objectives. In
general terms, such an entity would have the
purpose to enable development of community
benefit throughout the Augusta region, with an
initial focus on projects identified in the Augusta
Sustainable Development Agenda (ASDA),
which are not part of the Westobou Urban Area
Plan.
The capital contributions to form such an entity
might be raised from civic-minded developers in
Augusta and could be supplemented from like-
minded private, non-profit, or public entities. At
a minimum, such an entity could acquire land
or interests in land in areas with development
potential, with the intent to advocate for more
effective use and development, in general
accordance with the plan, enabling capture of
value created through land disposition when
development occurs. At a maximum, such an
entity could function as an active developer and
operator of facilities, although a better emphasis
might be to enable others to do the ultimate
development and operations, creating value
through land assembly and its close relationship
to the public sector.
The ACRT entity could be a for-profit venture
with the goal to earn a threshold return – perhaps
capped at a compounded fixed percentage
on contributed equity – above which surplus
returns might be diverted to other elements of
ASDA or to an affiliated non-profit entity.
One possible funding source for the entity’s
projects could be Section 108 guaranteed
loans from HUD. The limitation on this type
of funding would be 5 times the city’s annual
CDBG allocation, which, for Augusta would
be approximately $11 million. Some amount
of this cap has already been committed to the
Partridge Inn rehabilitation.
Examples of priority projects where such an
entity might effectively intervene include:
• Development in the South Gate Mall vicinity
(Project #6) to assemble lands and
encouraged coordinated mixed use
development.
• Assembling properties for development in
the Rocky Creek jobs center vicinity (Project
#5) in conjunction with creation of the new
flood prevention lake and nearby Regency
Mall property.
• Coordinated development and parcel
assembly as part of the Olive Road
neighborhood redevelopment.
That said, many of the projects could be
undertaken with little or no outside assistance.
In that case, the primary concern is that the
work is done in accordance with the principles
of the Agenda. This would be handled through
the zoning and subdivision approval process.
Implementation
2-155[Final Report]
Next Steps for Project
Development
Following approval of the Augusta Sustainable
Development Agenda, creation of the three new
key public entities would be the first order of
business, i.e. the Steering Committee, the Office
of Implementation and Augusta Sustainable.
Given that Georgia DOT’s Fifteenth Street
project is gearing up, as is the Rocky Creek flood
control project, priority should be given to the
Office of Implementation, so that they might
be up to date, with positions, recommendations
and policies in place in time to get the most
benefit from these projects.
Sustainable Augusta members should be selected,
briefed by the Office of Implementation, so
that they set their year one agenda. Augusta
Tomorrow is well underway with their efforts in
this regard. This will be particularly important
as collaboration on project funding strategies
becomes necessary. Concurrently, the Steering
Committee members should be selected and a
meeting schedule and an agenda developed for
the first meeting.
Sustainable Augusta will form Implementation
Teams for the highest priority projects identified
in this plan. These are assumed to be:
• Rocky Creek Mixed-Use Development
• Southgate Urban Village
• Oates Creek Neighborhood
Revitalization
The proposed Civic Realty Trust would be a
private initiative and its creation must come
from civic-minded interests. The Office of
Implementation should encourage and facilitate
creation of this group to the extent that it
can. This is particularly important for Priority
Development District projects, especially at
Rocky Creek, and thus has high priority.
Augusta Tomorrow would coordinate closely
with the Office of Implementation to accelerate
urban area projects that lie within the Priority
Development District. These include several
market creation projects:
• St. Sebastian Health Sciences Park
• Har risburg Canal Village
• Augusta Canal Park Neighborhood
• Marbury Village
• Westobou Art Center
Upper Broad Neighborhood Revitalization
and the Sandbar Ferry Road Gateway can
become joint Sustainable Augusta and Augusta
Tomorrow early action projects.
2-156 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Policy Development
The way we build the public realm is the single
most important determining factor in the long-
term health of our cities. This section includes
a process for creating consensus around the
proposed land development changes in this
Agenda.
Public and Private Sector
Cooperation
The process to compile the Augusta Sustainable
Development Agenda has been relatively short
in terms of the work that is needed to move
the Agenda forward. Complex ideas with many
implications have been presented that need the
full consideration of both public and private
stakeholders. Changes have been recommended
in three primary land development documents:
• Comprehensive Plan
• Zoning Ordinances
• Subdivision Regulations
Although, the Storm Water Ordinance, Tree and
Landscaping Illustrated Guide, Road and Street
Design Manual, and others have been reviewed
as well.
A Round Table Process
Perhaps the best idea is to create a collaborative
initiative designed to pull together local
government agencies, the development
community, neighborhood organizations,
home builders, engineering and planning firms,
business associations, and environmental and
conservation groups to come to consensus on
the recommended land development changes.
This Agenda recommends a comprehensive,
consensus building, local Round Table Process
to update land development ordinances with a
cross-jurisdictional workgroup. This workgroup
would be led by a facilitator or Urban Design
professional with the overall objective being
to systematically examine Augusta-Richmond
County’s ordinances with an eye toward
promoting more environmentally sensitive and
economically viable development practices.
Like a similar process undergone by Carroll
County, MD the end goal would be to create
Model Development Principles that integrate
natural resources and better site design22.
22 Recommended Model Development Principles for
Carroll County, Maryland: Consensus of the Builders for the
Bay Site Planning Round Table. July 2008. This process was
supported by the Carroll County Commissioners, the Center
for Watershed Protection, and the Alliance for the Chesapeake
Bay.
Implementation
2-157[Final Report]
Next Steps for Policy Development
This round table process can provide more
development community outreach and cross
public / private sector discussion than has been
feasible in this study. Through this Agenda,
Augusta has made a commitment to sustainable
development and pro actively encouraging
environmentally sensitive developments that will
enhance the quality of life for future generations.
Detailed Code Analysis, Months 1 and 2: The
recommendations of this Agenda should be
incorporated into an internal review of existing
regulations conducted by city staff to create a list
of topics to be discussed. This analysis should
serve as a concise summary of the regulatory
barriers to implementing environmentally
sensitive site design in Augusta.
Kick Off, Month 3, Findings of the Code
Analysis can be introduced to round table
members, along with the proposed Round Table
Process.
Subcommittee Meetings, Months 4 - 7:
The Round Table participants can then divide
themselves up into subcommittees reflecting
their interests and professional expertise to
tackle the identified issues. These committees
should be organized around the Smart Growth
principles of this Agenda.
Final Recommendations, Month 8: Each
subcommittee should report back their
recommendations to the City.
Following this initial review process, an Annual
Review is recommended.
2-158 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The Five Year Workplan
Taken together, these eleven projects can elevate
the quality of life for all of Augusta. This is a
big Agenda, spanning two decardes or more.
The following chart summarizes conceptual
costs broken down by public and private sector
obligations.
The suggested combination time frame for
these projects is shown in “Figure 2-59. Five
Year Workplan” on page 2-159. Note that each
individual project is highly dependent on the
economic climate, but that the market and the
motivation of individual champions can assist.
This Agenda does place highest priority on
starting the projects within this Agenda Priority
Development District (#5b, Rocky Creek; #6a,
Southgate; #7a, Oates Creek), followed by the
two projects that connect to the Westobou
Vision Urban Area Plan (#7b, Upper Broad; #8a
Sandbar Ferry).
The Agenda suggests that the City work closely
so as to balance these projects with those
identified in the Westobou Vision. Five of
that plan’s Market Creation Projects lie within
this Agenda Priority Development District’s
northside (Harrisburg Village, Marbury Village,
St. Sebastian Health Sciences Park, Augusta
Canal Park Neighborhood and the Westobou
Arts Center). These should be given equal
prorirty to those projects in the southside.
Implementation
2-159[Final Report]
Figure 2-59. Five Year Workplan
2-160 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
What will it cost?
This is a big plan and its implementation will take
at least two decades. Conceptual cost estimates
were developed for each of the eleven Prototype
Projects. These total over $1.1 billion in public
and private investment, hopefully with the bulk
of it occurring in the next decade. In addition,
there are the Westobou Market Creation Projects,
which were estimated also at well over a billion
dollars.
Prototype Projects Total
As seen in “Figure 2-60. ASDA Projects Cost
Summary Chart” on page 2-161, of the $1.1 billion
for the eleven new projects, nearly $881 billion
(79.8%) is privately financed. Approximately
$150 million (13.6%) is for public infrastructure.
Another $73 million (6.6%) would be in the form
of public financing as incentives for desired
private initiatives. This represents a 4:1 return
on public funds invested, before considering the
greater public good of many of these projects.
High Priority Projects Total
Looking at the southside of this Agenda Priority
Development District (Wrightsboro Road to
Rocky Creek), which includes three project
areas (#5b Rocky Creek, #6a Southgate, and
#7a Oates Creek ), the total cost is nearly $420
million. Approximately $269 million would be
privately financed, with $92 million for public
infrastructure, another $59 million (6.6%) of
public financing assistance.
This represents a 3:1 return on public funds
invested, before considering that most of these
projects serve the greater public good. Examples
include the Rocky Creek Flood Control project,
properly building the “Augusta Way” boulevard
and making significant improvements to the
Gordon Highway.
Individual project costs are summarized in the
chart on the next page.
Implementation
2-161[Final Report]
Total
Residential
(DU)
Total
Commercial
(SF)
Public
Infrastructure
Investment
Public Financing
for Development Private $Cost Totals
70 500 $3,175,000 $0 $20,852,560 $24,027,560
% of Total 13.2%0.0%86.8%100%
164 10,000 $1,550,000 $0 $46,666,855 $48,216,855
% of Total 3.2%0.0%96.8%100%
893 26,000 $12,737,500 $5,627,496 $173,116,361 $191,481,357
% of Total 6.7%2.9%90.4%100%
300 180,000 $3,925,000 $1,999,242 $76,416,773 $82,341,015
% of Total 4.8%2.4%92.8%100%
574 0 $21,590,625 $198,338 $165,252,325 $187,041,287
% of Total 11.5%0.1%88.4%100%
144 210,000 $5,425,000 $1,732,676 $55,091,713 $62,249,389
% of Total 8.7%2.8%88.5%100%
370 1,250,000 $49,410,000 $7,104,449 $141,675,121 $198,189,570
% of Total 24.9%3.6%71.5%100%
270 190,000 $19,720,000 $13,035,000 $37,152,814 $69,907,814
% of Total 28.2%18.6%53.1%100%
900 12,000 $22,625,000 $39,041,420 $90,060,500 $151,726,920
% of Total 14.9%25.7%59.4%100%
240 28,000 $8,330,000 $4,220,622 $63,283,848 $75,834,470
% of Total 11.0%5.6%83.4%100%
0 150,000 $1,587,500 $215,000 $11,287,500 $13,090,000
% of Total 12.1%1.6%86.2%100%
TOTALS
3,925 2,056,500 $150,075,625 $73,174,243 $880,856,368 $1,104,106,236
% of Total 13.6%6.6%79.8%100%
1,540 1,452,000 91,755,000 59,180,869 268,888,435 419,824,304
% of Total 21.9%14.1%64.0%100%
Summary-ASDA Prototype Projects
2a Spirit Creek Hamlet
3a Windor Spring Town Center
3b Belair Town Center
4a Butler Creek
CITY WIDE
IN PRIORITY CORRIDOR
6a Southgate Urban Village
7a Oates Creek Neighborhood Revitalization
7b Upper Broad Street Neighborhood Revitaliztion
8a I-520/Sand Bar Ferry "Garden City" Gateway
Southside Only- Projects 5b/ 6a/ 7a)
5a Peach Orchard Regional Retail Center
5b Rocky Creek Park Mixed-Use Center
1a Fall Line Farm
Figure 2-60. ASDA Projects Cost Summar y Chart
High Priority
Projects
(Southside of
ASDA Priority
Development
District)
2-162 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 2-61. Potential Partnerships for the Augusta Sustainable Development Implementation Program
Capacity Building and
Knowledge Sharing
“This Agenda intends to forge relationships
across the City that heretofore have been
siloed. So, simply the coordination among the
key steering members creates unprecedented
opportunities for capacity building and
knowledge sharing. For one of the first times
in the City’s history, master-planning of a major
Priority Development Corridor will be carried
out through a systems based approach integrating
transportation, housing, land planning, economic
development and environmental stewardship.
But that’s only part of the story. Partnerships
in the project broaden beyond the Steering
Committee group to include entities involved
in economic development, the environment,
education, and community advocacy”1.
Coordinating these partnerships is crucial to
Realizing the Garden City.
1 From the DOT TIGER II / HUD Community Plan-
ning Challenge Grant Submittal for the Augusta Sustainable
Development Implementation Program. Augusta, GA. 2010.
Economic Development:Development Authority of Richmond CountyAugusta Downtown Development AuthorityAugusta Public TransitChamber of CommerceConvention & Visitor’s BureauAugusta Tomorrowproposed: Augusta Civic Realty TrustCommunity Revitalization Act ConsortiumSCORE / SBACEZ Go / Club Car
Environmental Partners:Central Savannah River Land TrustAugusta Tree AllianceAugusta Council of Garden ClubsU.S. Green Building Council
Social / Community Development:Local ChurchesCommunity Housing DevelopmentOrganizations (CHDOs)Fuller Center for HousingHabitat for HumanityKroc CenterLeadership AugustaAugusta Sports CouncilAugusta Tomorrow
Educational /Cultural Partners:Augusta Technical CollegeAugusta State UniversityPaine CollegeGeorgia Institute of Technology’s College of ArchitectureDavidson High SchoolAugusta Canal AuthorityMCG | Health Sciences UniversityHistoric AugustaGreater Augusta Arts Council
Key Steering Committee Members:Augusta-Richmond County CommissionAugusta-Richmond County AdministratorAugusta-Richmond County Planning CommissionAugusta Housing & Community Development Dept&proposed: Augusta Sustainablewith assistance from the proposed: Office of Implementation
Implementation
2-163[Final Report]
A Final Note
The single largest task facing the
implementation effort is to build a
spirit and a culture of cooperation and
collaboration among public and private
sectors and interests.
This effort begins with the three
most critical projects, Rocky
Creek; Southgate and Oates Creek,
all of which have potential champions
and initial funding sources, and the
most critical policy changes, all of
which have the potential to assist
Augusta in better using public and
private investment to support the
long-term health of its economy, its
environment, and its citizens.
2-164 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Advisory Task Force Members
This Augusta Sustainable Development Agenda
could not have been developed without the
input and efforts of the Advisory Task Force,
chaired by Terry D. Elam, President of Augusta
Technical College.
• Rick Acree, Public Services Department
• Michael Ash, Vice President of
Administration, MCG | Georgia Health
Sciences University
• Tanya Barnhill, Total Media Consultant
• Tom Beck, Parks and Recreation Department
• William Bloodworth, President of Augusta
State University
• Braye Boardman, President of Beacon Blue
• Bill Boatman, Meybohm Realtors
• Rick Brady, Acura of Augusta
• Cread Brown, Natural Resource Conservation
Service
• Sam Booher, Augusta Sierra Club Co-Chair
• Patricia Booker, CSRA Southeastern Natural
Sciences Academy
• Jennifer Bowen, Augusta Convention and
Visitors Bureau
• Robert Buchwitz, Mayor of Hephzibah
• Nadia Butler, President & CEO of ESi
• Frank Carl, Augusta Ports Authority
• Jerry Cole, Retired Minister
• Hugh Connolly, Citizen
• Robert Cooks, Augusta Neighborhood
Improvement Corporation
• Zack Daffin, Vice President of Business
Development, Georgia Bank and Trust
• Ratesh Dag gubati, Senior Software Analyst
• Stanley DeHoff, Executive Director of the
Georgia Medical Center Authority
• William Dozier, Senior Vice President of
Residential Property Management at Coldwell
Banker
• Walter Dukes, Regional Vice President of
Georgia Power Company
• Randy Duteau, Augusta Sports Council
• Jerry Dye, Attorney
• John Engler, McKnight Properties, Inc
• David Fields, Vice President of Radio Cab
• Henry Frishknecht, Arborist
• Butch Gallop, Gallop & Associates
Consulting Group
• Theresa Gant, East Augusta Neighborhood
Association
• Yvonne Gentry, Disadvantaged Business
Enterprise
• Charlotte Ginn, Another Chance Ministries
• Drew Goins, Utilities Department
Team
shieldsDESIGN LLC
John R. Shields, Principal-In-Charge
A. Rae Smith, Project Urban Designer
Cranston Engineering Group, P.C.
Thomas H. Robertson, Transportation, Civil and
Regulatory
exclamation101
Andrew Young, Graphic Design Consultant
F.M. Costantino Inc
Frank Costantino, Architectural Rendering
ICON Architecture, Inc.
Jonathan S. Lane, Organizational Consultant
The Woodhurst Partnership
Bob Woodhurst, Architect
Robert S. Woodhurst, Associate Architect
Urban Partners
James E. Hartling, Economic Consultant
with
City of Augusta
George Patty, Planning Commission Executive
Director
Paul DeCamp, Planning Director
Implementation
2-165[Final Report]
Special thanks to Stephanie Kingdom of the
Planning Department, and Sarah Hudson and
Alexandra Alston from the Administrative Office,
for their tireless efforts and infinite patience in
coordinating our activities locally.
• Barbara Gordon, Editor of Augusta Metro
Courier
• Kathy Hamrick, Planning Coordinator for
Augusta State University
• Sidney Hatfield, Sheriff ’s Department
• Ron Houck, Department of Parks and
Recreation
• Gene Hunt, Planning Commissioner
• Heyward Johnson, Public Transit Department
• Cerdic Johnson, Coliseum Authority
• Diane Johnston, Augusta Regional Airport
• Betty Jones, Department of Neighborhood
Enhancement
• James Kendrick, Augusta Blue Print
Company
• Bill Kuhlke, Chairman of Georgia DOT
• Abie Ladson, City Engineer of Augusta
• Hazel Langrall, Central Savannah River Land
Trust
• John Lee, Blanchard & Calhoun Commercial
Real Estate Co.
• Mark Lorah, Historic Preser vation
Commission
• Marya Moultrie, Augusta Planning
Commission
• Kelly McKnight, Another Chance Ministries
• Margie Miller, Department of Neighborhood
Enhancement
• Vic Mills, Blanchard & Calhoun Commercial
Corporation
• April Myers, Utilities Department
• Ginger Nicholson, President of Summerville
Neighborhood Association
• Karen Nixon, Assistant to the Mayor
• Jake Oglesby, Board President of Augusta
Housing Authority
• Camille Price, Executive Director of Augusta
Tomorrow
• Jeff Padgett, Citizen
• Pat Schaffer, Villa Europa
• Becky Shealy, Daniel Field Manager
• Dayton Sherrouse, Augusta Canal Authority
• Sammie Sias, Neighborhood Alliance
• Robert Spoo, Plans, Analysis and Integration
Department for Fort Gordon
• Walter Sprouse, Richmond County
Development Authority
• Barry Storey, Hull Storey Gibson Properties
• Dennis Stroud, Public Ser vices Department
• Rick Toole, W.R. Toole Engineers
• Terri Turner, Assistant Zoning and
Development Administrator
• San Van Deest, Software Support
• Lori Videtto, Solid Waste Department
• Beth Walker, Natural Resources Conservation
Services
• Chester Wheeler, Department of Housing
and Community Development
• Barry White, Augusta Convention and
Visitors Bureau
• Margaret Woodard, Downtown Development
Authority
• Bill Wright, Citizen
• Tamara Yoder, Acura of Augusta
THE PROJECTS
“Realizing the Garden City”
Realizing The Garden City:
The Augusta Sustainable Development Agenda
October 14, 2010
prepared for
The City of Augusta, Georgia
by
ShieldsDESIGN LLC
with
Cranston Engineering Group
ICON Architecture Inc
The Woodhurst Partnership
Urban Partners
Appendix 1
3-2 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The Projects, Appendix 1 deals with the Prototype
Projects and should be related to the other reports
for a full understanding of its recommendations.
The opinions, findings and conclusions of this
publication are those of the authors and not
necessarily those of the City of Augusta.
Appendix 1: The Projects
3-3[The Projects Appendix]
Table of Contents
Priority Projects: Introduction
The Augusta Sustainable Development Agenda.................3-6
Orientation to the Prototype Projects ...................................... 3-8
Key Assumptions, Terms, and Limitations of the Prototype Project Proposals .................................3-10
Farmland Preservation
#1a: Fall Line Farms
Overview ..................................3-12
Goals and Objectives ..............3-15
Illustrative Development Program .... .................................................3-17
Realizing the Project ...............3-21
Applying the ASDA Sustainable Development Recommendations .... .................................................3-24
Rural Hamlet
#2a: Spirit Creek
Overview ..................................3-28
Goals and Objectives ..............3-31
Illustrative Development Program .... .................................................3-33
Realizing the Project ...............3-35
Applying the ASDA Sustainable Development Recommendations...... .................................................3-36
3-4 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Town Center
#3a. Windsor Spring
Overview ..................................3-43
Goals and Objectives ..............3-43
Illustrative Development Program .... .................................................3-43
Realizing the Project ...............3-47
Applying the ASDA Sustainable Development Recommendations .... .................................................3-48
#3b. Belair
Overview ..................................3-50
Goals and Objectives ...............3-53
Illustrative Development Program .... .................................................3-55
Realizing the Project ...............3-57
Applying the ASDA Sustainable Development Recommendations...... .................................................3-58
Conservation-Lifestyle
Subdivision
#4a. Butler Creek
Overview ..................................3-60
Goals and Objectives ..............3-63
Illustrative Development Program .... .................................................3-63
Realizing the Project ................3-67
Key Early Actions and Overall Timetable .................................3-67
Applying the ASDA Sustainable Development Recommendations...... .................................................3-68
Regional Mixed-Use
#5a. Peach Orchard Place
Overview ..................................3-72
Goals and Objectives ..............3-75
Illustrative Development Program .... .................................................3-77
Realizing the Project ................3-79
Key Early Actions and Overall Timetable .................................3-79
Applying the ASDA Sustainable Development Recommendations...... .................................................3-80
#5b. Rocky Creek
Overview ..................................3-82
Goals and Objectives ..............3-85
Illustrative Development Program .... .................................................3-87
Realizing the Program .............3-89
Applying the ASDA Sustainable Development Recommendations .... .................................................3-93
3-5[The Projects Appendix]
Urban Village
#6a. Southgate Urban Village
Overview ..................................3-96
Goals and Objectives ..............3-99
Illustrative Development Program .... .................................................3-99
Realizing the Project ..............3-103
Applying the ASDA Sustainable Development Recommendations...... ...............................................3-107
Neighborhood Revitalization
#7a. Oates Creek
Overview ................................3-110
Goals and Objectives ............3-113
Illustrative Development Program .... ...............................................3-113
Realizing the Project ..............3-117
Applying the ASDA Sustainable Development Recommendations...... ...............................................3-122
#7b. Upper Broad
Overview ................................3-127
Goals and Objectives ............3-127
Illustrative Development Program .... ...............................................3-129
Realizing the Project ..............3-131
Applying the ASDA Sustainable Development Recommendations...... ...............................................3-132
Identity Gateway
#8a. Sand Bar Ferry
Overview ................................3-134
Goals and Objectives ............3-137
Illustrative Full Development Program .................................3-137
Realizing the Project ..............3-139
Applying the ASDA Sustainable Development Recommendations...... ...............................................3-141
3-6 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Priority Projects: Introduction
The Augusta Sustainable Development
Agenda (ASDA) is comprised of a set of
specific development initiatives, which, if
fully implemented would truly “Realize
the Garden City”. Prototypical Projects
have been proposed for each of these
major public/private development
initiatives on the Agenda and are
described and analyzed in the following
pages.
These projects were chosen for more
detailed study because they typify
conditions found elsewhere in Augusta
and have the greatest potential value for
achieving the overall goals of the agenda.
Thus, they are also recommended as the
highest priority for implementation.
It is important to note that the Market
Creation Projects identified in the
Westobou Urban Area Plan have been
integrated into this Agenda.
The Augusta Sustainable
Development Agenda
The Augusta Sustainable Development Agenda
(ASDA) is the culmination of a sixteen month
process working closely with a sixty person
Advisory Task force, a Steering Committee
comprised of elected officials and key
community leaders, and individual concerned
citizens and interest groups to develop a creative
approach to the City of Augusta’s development
that could make a difference in the quality of
life of the region and address key development
opportunities in an environmentally sustainable
way. The This Agenda is presented in four
related reports:
Executive Summary – A summary of the
work process and all recommendations.
Technical Report – Presents the rationale and
structure for this Agenda including assessment
of existing conditions and opportunities, the
program and policy recommendations, a
summary of proposed action projects, and
implementation recommendations.
Appendix 1: The Agenda Projects –
Presents location-specific development and
growth recommendations for ten Prototype
Projects that were selected by the Steering
Committee as important opportunities to
serve as demonstrations for similar sites across
the region that share similar characteristics.
Appendix 2: Sustainable Development
Policies – Presents a larger citywide policy
framework to achieve this Agenda, explaining
why growth management is needed, how it can
be accomplished, and policies for changing land
development regulations, planning and design
of transportation facilities, and building stronger
and better neighborhoods in Augusta.
Each report is meant to be understandable on
its own; however, for a full understanding of
the scope of all recommendations the reader is
advised to read all reports.
3-7[The Projects Appendix]
2c
2b 2e
2d
2f
2g
2i
2h
1b
2j
4b
5d
5c
6b
7c 7d
8b
6c
3d 3c
3e
4a
3f
1a1c
2a
Identity
GatewayNeighborhood
Revitalization
Urban
Village
Regional
Mixed Use
Conservation
Subdivision
Town
Center
Rural
Hamlet
Farm
Preservation
3a
3b
Neighborhood
Revitalization
Town
Center
4a
6a
7a
Regional
Mixed Use
5b
5a
7b
8a
We
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t
o
b
o
u
Visio
n
G o r d o n H w y
J
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m
m
y
D
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Walton Way
D e a n s B r i d g e R d
F a l l L i n e F w y
Rte-88
Brown Rd
P e a c h O r c h a r d R d
S
a
v a
n
n
a
h
R
i
v
e
r
P
k
w
y
Wrightsboro Rd
O
l
d
W
a
y
n
e
s
b
o
r o R d
H e p h z i b a h McBean Rd
W i n d s o r S p r i n g R d
M i k e
P
a
d
g
e
t
t
H
w y
Washington
R
d
R i v e rwatch Pkwy
I -5 2 0
I -2 0
Blythe Hephzibah
Bush
FieldFort
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East
AugustaButler C
re
e
k
R
o
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k
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R a e s C ree
k
Spirit Creek
L i t t l e S p i r i t C r e e k
Mc Bean
C
r
e
e
k
#a
#
LEGEND:
Prototypical
Project
Other Potential
Project Locations
Figure 4-1. Priority Project Areas
3-8 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Orientation to the
Prototype Projects
From the many opportunities for worthwhile
projects revealed in the course of this work,
eleven prototypical projects were identified
by the Consulting Team and endorsed by the
Steering Committee for more detailed study.
Each project ties back to the dominant themes
of the Agenda to make Augusta an example
of a sustainable city building on its treasured
historic, natural, cultural and human resources.
The Projects are included in Rural, Suburban
and Urban parts of the city.
In Rural Augusta
One project type, illustrated at Fall Line
Farm, deals with preservation of a particularly
significant tract of farmland. Another project,
Spirit Creek Rural Hamlet, illustrates denser
development, both commercial and residential,
clustered around rural intersections and
discourages further strip development along
the arterial right of way. Both allow the rural
image and character, so highly valued there, to
remain intact, while providing opportunities for
supporting services to be conveniently located.
In Suburban Augusta
In the area generally north of Spirit Creek and
extending up to MLK Boulevard, and westward
to I-20, several projects are illustrated. Windsor
Spring Town Center illustrates a strategy to
intensify development, including retrofit of an
under performing existing strip commercial
center, development of a new village center on
open and undeveloped land, and connection of
these centers to new residential neighborhoods
around them as well as to existing nearby
subdivisions. The Butler Creek Conservation
Subdivision shows how creative development
could take advantage of adjacent Butler Creek
and its rolling terrain and greenway trails to
preserve natural resources while creating a
community oriented to outdoor open space and
recreation.
As an important regional shopping destination,
the Peach Orchard Regional Retail Center at
the 1-520/Peach Orchard interchange is the
best site for well-planned, large-scale retail
growth on the south side of Augusta. It is
also a major gateway to the city from the south.
The proposed Rocky Creek Mixed Use
Development capitalizes on a proposed
flood control project along Rocky Creek
3-9[The Projects Appendix]
in the demographic heart of Augusta as a
catalyst public improvement that can create
opportunities for high quality mixed-use
development, employment opportunities, and
a residential destination and new regional
park for the city. Southgate Urban Village
demonstrates how to reorient a tired and failing
highway mall into an activity and shopping
center for the adjacent neighborhoods, as well as
related infill development to strengthen a mixed-
use center. The Oates Creek Neighborhood
Revitalization plan illustrates potential
development for the entirety of a proposed
multi-modal corridor connecting the Rocky
Creek area to the Medical area and downtown.
Together, these latter three projects illustrate
the recommendations for the South End of
the Agenda’s proposed Priority Development
District built along the proposed multi-modal
“Augusta Way”.
The Agenda recognizes a major opportunity in
northwest Augusta, adjacent to the Columbia
County line and at the intersection of Jimmie
Dyess Parkway and Wrightsboro Road, for
development of a new market-rate County
Line Town Center. This would complement a
major Gateway initiative into the City from the
west.
In the Urban Area
In addition to the projects developed in the
Westobou Urban Area Plan, two noteworthy
projects include the I-520/Sand Bar Ferry
Interchange, a major new gateway into the City,
and Upper Broad Street Revitalization, which
builds on the amenities of Lake Olmstead, the
Augusta Canal, and the Kroc Center, as well as
the historic resources of the Sibley and King
Mills and the Harrisburg Mill Village.
3-10 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
with others in the region for market share,
and that, properly planned, designed, funded
and marketed, these projects offer attractive
and viable alternatives to the current wasteful
ways and means of sprawl development
throughout this region.
• Development density: For nearly all the
Prototype Projects, reference is made to
“denser” development. What is intended by
this term, consistent with the Sustainable
Development principles presented in
Appendix 2, is that new development can
often be more intense and more closely
spaced than typical recent patterns found in
rural or suburban Augusta in order to achieve
more traditional neighborhood patterns that
are more economical of land and resources.
Key Assumptions, Terms,
and Limitations of
the Prototype Project
Proposals
The Prototype Projects are located across
substantial and diverse geographic areas within
the City of Augusta and, accordingly, are the
locus for a broad range of conditions, problems,
and opportunities. Each Prototype Project has
been selected as representative of conditions
and opportunities found elsewhere in the region,
although the proposals described in the text and
illustrated in accompanying plans are particular
to the location selected. Sites comparable to
each of the Prototype Projects in this report are
identified in Chapter 4 of the Final Report and
highlighted in the figure below.
Key factors that should be kept in mind when
reviewing the proposals for each Prototype
Projects include the following:
• Concepts, not designs: The project team
believes that the concepts shown in this
document are realistic and responsive to each
area selected. However, it is important to
recognize that the proposals, in each case, are
conceptual and illustrative in nature and, if
pursued in detail working directly with the
interested parties in each case, would, in all
likelihood, evolve and change in response
to further input from stakeholders and data
regarding conditions on the ground.
• Project locations were chosen without
regard to current ownership, current use, or
possible environmental issues. That said,
these sites have both intrinsic and strategic
locational value and thus, if feasible, are
priority sites for actual implementation.
• Market potentials: The overall market,
citywide demand for new development is
highlighted in Chapter 2 of the Technical
Report. Detailed market studies have not
been performed for each Prototype Project.
Rather, the scale, type, and mix of uses
suggested have been based on a “macro”
understanding of city market conditions
and potentials as applied to the area and
conditions of each Prototype Project.
Additionally, illustrative plans accompanying
each Prototype Project are to large extent
based on the scale of each site and the
overall physical capacity of these sites to
absorb development. The specific pace and
timing of development would have to be
studied in further detail in each case as part
of more detailed implementation plans. A
core idea is that these projects will compete
3-11[The Projects Appendix]
• Implementation mechanisms: Each
Prototype Project has its own complexity
and difficulties; they are not “one size fits
all.” A general approach to implementation
of the Agenda and the Prototype Projects
is recommended in Chapter 5 of the Final
Report, dealing with a new organizational
capability and the creation of some new
funding and project oversight mechanisms.
These approaches are not repeated in the
discussion of the Prototype Projects in
Appendix
• Financial Analysis: A general discussion of
market types, scale and price points is done
for each of the projects. However, only
Project #’s 1a, 5b, 6a, and 7a necessitate
a more detailed pro forma at this time.
Illustrative cost estimates are done for all
projects, including indications of levels of
public financial assistance.
Prototypes are illustrative only:
They aim to inspire a host of
Champions throughout the City.The Southgate project area, for example, illustratively shows residential development at a scale denser than its surroundings.
Revitalized Existing
Neighborhood
Proposed Duplexes
Proposed Apartments
Proposed Townhomes
Rural Augusta
3-12 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
1. Farmland Preservation
Of the several opportunities for preservation of unique farm settings shown in the locator map on the right, the site along
Deans Bridge Road was determined to be the most representative.
Prototype Project #1a:
Fall Line Farms
Overview
In the southern part of the city, particularly
around Blythe and Hephzibah where the soils are
best for agriculture, there are a number of large
farms that are culturally significant and represent
the rural heritage of this part of the state. To
the extent possible, these properties should
remain in agricultural use and the key physical
resources of these farmsteads (pasture, orchard,
tree plantation, farm buildings and natural areas)
should be preserved and highlighted for future
generations’ needs and enjoyment.
Figure 4-2. Travel Radius Map
1b Hephzibah McBean Farm
1c Deans Bridge Farm
FORT
GORDON
BUSH
FIELD
1c
1b
Rural Augusta1a
Prototype Project 1a: Fall Line Farms
3-13[The Projects Appendix]
Figure 4-3. View of Saturday morning activities at the proposed “farm experience” heritage area
Rural Augusta
3-14 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
FALL LINE FARM
Deans Bridge Road
GA-8
8
Church Street
Figure 4-4. Aerial view from south
Prototype Project 1a: Fall Line Farms
3-15[The Projects Appendix]
Fall Line Farms Today
Fall Line Farms site is made up of a collection
of properties located along US 1 near the Burke
County line. This 400-acre+ setting includes
examples of all of the resources identified
above. The properties are highly visible, located
adjacent to US 1 and nearby State Route 88, a
strong and positive first impression of the City
for those arriving from the south and via the
Fall Line Freeway. Agricultural landscapes that
are visible from the road include pecan orchards,
pastures, hay fields, and fodder production. The
character of the area is shifting slowly as former
farmland is being converted to residential
subdivisions with non-vernacular architectural
style.
Goals and Objectives
• Preser ve and use Augusta’s best farmland for
continued agricultural use.
• Preser ve a culturally significant setting.
• Develop educational programs that can
explain to urban and suburban residents of
the region the productivity of these settings
and their role in local food production.
• Insure economic viability by introducing
conservation subdivision principles and uses.
• Offer Augusta citizens an interesting and
exciting place to settle that is linked to rural
uses and lifestyles.
• Provide an attractive landscape the will
communicate a positive, and healthy first
impression to people arriving into Augusta
along arterial highways from the south.
Rural Augusta
3-16 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 4-5. Illustrative Site Plan
Prototype Project 1a: Fall Line Farms
3-17[The Projects Appendix]
Illustrative
Development Program
The property used to illustrate this type of
preservation project includes approximately
400 acres of historic farmland. The core
development program is summarized below.
While the development seeks land and rural
cultural landscape preservation as a primary
goal, it must also be economically sustainable.
Thus viable agricultural uses are complimented
with solid real estate development. These
assume profitable pecan, hay, berry and locally
grown vegetable crops, in addition to livestock
elements sold on the open market. The
proposed horse farm and training facility would
serve as centerpiece for the equestrian oriented
community surrounding it.
Market Support
This region is well known in the equestrian
community, with Aiken and Edgefield
Counties nearby. Augusta is home to a number
of nationally significant riding events. The
proposed horse farm and training facility would
serve as centerpiece for the equestrian oriented
community surrounding it.
While the development seeks land and rural
cultural landscape preservation as a primary goal,
it must also be economically sustainable. Thus
viable agricultural uses are complimented with
solid real estate development. These assume
profitable pecan, hay, berry and locally grown
vegetable crops, in addition to livestock elements
sold on the open market. This can become
Augusta’s Farm, a place where generations of
Augustans come to learn, to purchase produce
and to have fun.
Economic Development
Preservation, enhancement and reuse of this
property would contribute to the Augusta
economy in at several ways:
• Redirection of residential development
pressures in these rural locations will help to
minimize excessive investment in redundant
public roadway and water and sewer
infrastructure.
• Limitation of residential development
options in these rural locations will redirect
housing development to areas of South
Augusta generally north of Spirit Creek
that are currently well served with public
infrastructure.
• The prototype site at Fall Line Farm will
diversify the array of attractions available
in Augusta, adding to the overall tourism
economy.
Rural Augusta
3-18 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Conceptual
and
Illustra0ve
Program
and
Cost
Es0mate-‐
Project
#1a-‐
Farmland
Conserva0on
Strategy
Core
Development Unit Gross sf/unit Cost/sf $/Unit Qnty
Land and
Construction Cost Subtotals
Public
Infrastructure
Investment
Public Financing
for Development Private $Cost Totals
Organic Local Demonstratio/ Education Farm LS say, allow…500,000 500,000 500,000 $500,000
Equestrian Component LS say, allow…400,000 400,000 400,000 $400,000
Supporting Conservation Development DU 2,400 $70 $168,000 70 11,760,000 11,760,000 11,760,000 $11,760,000
2,400 12,660,000 12,660,000 500,000 $0 12,160,000 $12,660,000
Soft @ 23% 2,911,800 0 0 2,796,800 $2,796,800
$15,571,800 $500,000 $0 $14,956,800 $15,571,800
Public
Roads
and
Parking
Included in Residential Devt NA 0 0 0 0 0 0
Rural Road- US 1 to Goolby Road LF 380 5000 1,900,000 1,900,000 1,900,000
Augusta LA Highlight area (County Line) LS 40,000 1 40,000 40,000 40,000
Bridal Trail LS say, allow…200,000 100,000 100,000
$2,040,000 $2,040,000 $2,040,000
Public
Open
Space
Included in Core Residential Devt NA 0 0 0 0 $0 $0
$0
Summary Total Residential 70 $2,540,000 $0 $14,956,800 $17,611,800
Average Cost of Residential DU*Infrastructure AE/Contingency 25% 635,000 635,000
Rural Style Single Family $310,000 Development Contingency 7.5%0 1,121,760 1,121,760
Cost of Sales (Sales Units Only)7%$1,519,000 3,570,000
Profit (Sales Units Only) 15%$3,255,000 8,080,000
*Includes Soft + Profit/Contingencey TOTAL 3,175,000$ $0 20,852,560$ $24,027,560
% of Total 13.2%0.0%86.8%100%
Figure 4-6. Illustrative Program and Cost Estimate
Prototype Project 1a: Fall Line Farms
3-19[The Projects Appendix]
• A modest number of households are
attracted to living in the farmland
environment. Preservation of substantial
portions of Augusta/Richmond County
in attractive farmland settings will enable
Augusta to compete for the location of those
generally more affluent households, rather
than lose them to more distant, rural counties.
This will add an increment of value to
Augusta’s tax base.
• Preser vation of Augusta’s most fertile
farmland soils and the reintroduction of
local food production and organic farming,
particularly in tandem with providers to
low income households has obvious health,
economic and even educational benefits.
Public Sector Responsibility
The only public improvement foreseen in this
project is a new road connecting US 1 and
Deans Bridge Road with Goolby and Blythe
Roads facilitating connections to the historic
Blythe Hamlet.
Otherwise, the public role in this project is
assumed to be minimal except with regard
to regulatory approvals and grant submittal
assistance in support of non-profit endeavors.
Private Sector Opportunity
The proposed financial heart of the
redevelopment is a 70-acre parcel, life style
community themed around the equestrian and
agricultural nature of this setting. The small
lots developed would be designed to appeal to
an up-scale market and would typically include
either on-site stable capacity or ownership in the
larger stables area. The equestrian component
and the residential development would be
privately developed together.
Rural Augusta
3-20 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Non-Profit Opportunity
There is growing interest in urban agriculture
and locally produced food movements. The
agricultural elements of this project have a
strong social and economical basis and could
be carried out by either private operators or an
interested non-profit, 501(c)(3) organization(s).
These elements might include an organic local
fruit, vegetable, or pecan grower, with both
commercial, food bank supplier and educational
facets.
Mix, Size and Prices
This project assumes 70 one acre house lots
of approximately one acre per lot. The typical
property consists of a well appointed “country-
style house” of 2400 sf, with two-car garage and
an area providing for an outbuilding capable
of stabling two horses and a tack and feed
storage area. The assumed sale price would be
approximately $125 to 130 per sf, or $310,000
for a typical 2400 sf house, exclusive of the cost
of outbuilding construction.
A privately owned and operated equestrian
center provides amenity and “sizzle” to the
residential component, as does a public, no profit
demonstration farm component providing
education programming for schools and other
youth groups.
Figure 4-7. Project #1a Proforma
Project #1a: Farmland Conservation
Development Demonstration Farm & Related Facilities
Program:70 Conservation Development Homes
Development Costs
Conservation Development Residential
Construction (2,400 SF @ $70)$11,760,000
Soft Costs @ 23%$2,700,000
Contingency @ 7.5%$1,090,000
Total Building Development Costs $15,550,000
Land & Improvements for Farm Education & Equestrian Activity $3,000,000
Transportation Infrastructure $2,350,000
Total Development Costs $20,900,000
Revenue/Funding
Home Sales
Sales Proceeds (70 @ $310,000) $21,700,000
Cost of Sales (7%)($1,520,000)
Developer Profit (15%)($3,250,000)
Net Proceeds $16,930,000
Public Transportation Infrastructure Investment $2,350,000
Equestrian Activity Funding (Private)$900,000
Education Programming Facilities Investment $720,000
Total Development Financing $20,900,000
Prototype Project 1a: Fall Line Farms
3-21[The Projects Appendix]
Realizing the Project
Finding the Champions
Potential local Champions include the existing
property owners, the Central Savannah River
Land Trust, Golden Harvest and/or local
farmers as operator, an engaged equestrian
community, a motivated residential developer,
and area learning institutions, including Augusta
Tech’s horticulture program and the County
school system.
Success of this project will require strong
operational support of the farming and
educational aspects of this project. Augusta Tech
and the Richmond County Board of Education
could be major participants in establishing such
a program.
Potential statewide Champions would be the
Farm and Ranch Lands Protection Program
(FPP) by the Georgia Natural Resources
Conservation Service, the Georgia Agricultural
Land Trust and the Georgia Land Conservation
Program. The USDA also has programs available,
which might be used to underpin this endeavor.
There are also not-for-profit organizations that
can lend technical and other assistance to the
development of this concept.
Phase 1 Project Concept
The core development program is summarized
in Table ___. While the development seeks
land and rural cultural landscape preservation
as a primary goal, it must also be economically
sustainable. Thus, viable agricultural uses are
complimented with solid real estate development.
These assume profitable pecan, hay, berry and
locally grown vegetable crops, in addition to
livestock elements sold on the open market. The
proposed horse farm and training facility would
serve as centerpiece for the equestrian oriented
community surrounding it.
Phase 1 Financial Analysis
The estimated total cost of all components of
this development is nearly $21 million. This
includes $15.5 million in hard and soft costs
to construct the projected 70 housing units,
$2.3 million in targeted public transportation
infrastructure investment, and $3 million for
land purchase and additional of farm education
and equestrian structures.
Financing will be provided from nearly $17
million in net home sales proceeds, private
investment in the equestrian facility estimated
at $900,000, public investment in transportation
infrastructure (from typical public transportation
sources) and public and civic investment in
education programming facilities.
Rural Augusta
3-22 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 4-8. Overall Timetable
Potential Funding Sources
Capital Funding for Demonstration Farm
and Equestrian activities is anticipated from
public and private sources, with the equestrian
activities stimulating private capital investment
as well as on-going operational revenues. Facility
improvements for the Demonstration Farm
educational activities will be supported by public
education capital investment and some civic
grants. We assume that private farming revenues
will support on-going farming activities on the
residual land being farmed, while education
programming will be supported by education
grants and fees from school and other youth
group participants.
Key Early Actions and Overall
Timetable
In order to make this concept feasible, finding
the core “champions” will be the first order of
business.
Site control would be their first task. It is
understood that the entire core site is currently
on the market. This would likely be in the form
of an option agreement.
The champions must form a development
consortium that includes: groups interested
in land and cultural preservation; entities
interested in local farming of the existing crop,
plus additional new ones as the market dictates;
home builders, particularly those interested in
developing equestrian communities.
The “amenity” or “life-style” elements must
be in place, or at minimum assured, prior to
any residential real estate development starting.
Otherwise, it is assumed that special interests
and the market will determine the build-out
sequence.
Organizing and engaging the core development
team is critical. If there are no parties willing
to engage in this undertaking at this time, the
city must decide whether land conservation
and farmland conservation is of high enough
priority to take actions necessary to insure its
eventual success.
Prototype Project 1a: Fall Line Farms
3-23[The Projects Appendix]
Applying this
Agenda’s Sustainable
Development
Recommendations
Sixteen percent of all jobs in Georgia are related
to agriculture. As significant contributors to the
local economy, there are a number of individual
farms in Rural Augusta that give it its rural
character, which makes this part of the city so
attractive to many. The Fall Line Farm is one
of these and, as such, can become a critical
element in achieving the Augusta Sustainable
Development Agenda. These applied principles
are meant to mitigate the lack of statewide or
local policy by demonstrating that the city sees
agriculture as a long-term, economically viable
activity instead of merely an interim land use.
Land Development Regulations
At approximately 400 acres, this project is divided
into two components, a 200-acre working /
demonstration farm, and a 200-acre residential
site. For this project area to be developed as
drawn, two assumptions have been made:
1. A true “Agriculture and Timber Protection
Zone” (See Appendix 2: “Create an Agriculture
and Timber Protection Zone” on page 4-35) has
been created for undeveloped properties that
fall under the existing “A” zone. In order to
keep working lands affordable, this zone allows
the development of homes on lots 8 acres or
more.
2. A “Hamlet Conservation Subdivision
District” (See Appendix 2: “Enhance Conservation
Subdivision Zoning” on page 4-38) as a potential
conditional use, has been approved in the zoning
ordinance and applied to this site.
Following these assumptions, as an unsewered
plot of land, this Project area currently has
a 37,500 square feet minimum lot size. If the
Agriculture and Timber Protection District has
been enacted, the new minimum lot size would
be 8 acres, allowing the base development
of 25 homes on this property. At this point,
the local developer could step forward and
ask the Planning Commission that a Hamlet
Conservation Subdivision be allowed at this site.
This subdivision method would require a 70%
protected greenspace set aside and then allow
for the development of 70 dwellings on the
remaining property, at a minimum lot size of
37,500 square feet. This would be a bonus of
nearly three times the dwelling unit density of
the new proposed underlying zoning.
Figure 4-9. Land Development Chart for Project #1a
Build out for 200-acre (8,712,000 sq ft) residential site
Zoning Minimum Lot
Size
Maximum #
of Dwelling
Units
Greenspace Preserved
Existing
“A” Zone
0.86 acre (37,500 sq ft) 232 0 acres
Proposed
“A” Zone
8 acres (348,480 sq ft) 25 Private preservation through large
minimum lot size
Proposed
“Hamlet” Zone
0.86 acre (37,500sq ft) 70
140 acres (6,098,400 sq ft) of
potentially publicly accessible
Greenspace
Rural Augusta
3-24 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Open Space and the Environment
As either a potential Hamlet or Country Properties
Conservation Subdivision, the proposed open
space, including the demonstration farm and a
trail connecting to Blythe, would consume the
majority of the site(s).
The demonstration farm could be used for
public recreational use and enjoyment as part
of a green infrastructure system. It could also
have high educational value and become a
cornerstone of a locally grown food production
industry in the city.
The development of a Hamlet Conservation
Subdivision in this area with a demonstration
farm / equestrian theme will supplement
Augusta’s network of recreational areas, natural
areas and greenway trails.
Transportation Linkages
The Fall Line Farm fronts directly on US 1
and the proposed Fall Line Freeway, which,
when completed, will connect Augusta directly
with Macon, Columbus and points west. Strict
controls should be placed to limit curb cuts,
signage, and billboards along this rural stretch
of the freeway. View sheds to attractive farm and
woodlands should be opened up and maintained.
A new county road through the property will
realize a shorter trip to Blythe.
Agricultural Land of
Statewide Importance
Prime Agricultural
Land
Wetlands
1% Annual Chance
Flood Hazard
Figure 4-10. Conservation Resources on Fall Line Farms
Prototype Project 1a: Fall Line Farms
3-25[The Projects Appendix]
Neighborhood and Community
Development
While this is a rural area with large expanses of
undeveloped land, it is slowly being chopped
up into individual lots, scattered far apart in
an inefficient and unattractive manner. The
clustering of new residential uses, potentially
around a themed equestrian-oriented life style,
will allow for more compact development that
can preserve natural resources. The insertion of
the new county road to improve connections of
existing and new developments to Blythe center
will make for both more efficient highway travel,
less isolation and better viability for that hamlet
center.
Such a strategy will also provide shorter trips
and better access to localized services. Buildings
should be constructed in a rural vernacular, style,
updated to 21st century needs and demands,
in order to achieve a themed character to new
development and to enhance the values of
surrounding properties. A new county road
through the property to Blythe increases the
chances of the historic hamlet’s viability.
A strong community association in the
immediately surrounding area could insure
adherence by owners and renters to mutually
agreed-upon property construction and upkeep
standards in keeping with this agrarian setting.
Rural Augusta
3-26 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Overview
A number of undeveloped intersections
throughout the southern part of Augusta
are located along major arterials. As growth
pressures occur due to the expansion of Plant
Vogtle and the completion of the Savannah
River Parkway and the Fall Line Freeway,
development is likely to take place at these
nodes.
This Agenda recommends that these types of
locations combine residential development
with commercial uses that can serve the basic
convenience needs of nearby households, as
well as pass-by traffic. The commercial uses
might consist of a general store, a gas station,
as well as a unique use or uses that find the area
viable. Moderately dense (less than one-acre
lot) single-family homes would complete the
hamlet identity. The buildings should have a
rural vernacular architectural style. Churches,
schools, and public service facilities would be
encouraged to enrich the community service
role of each hamlet. Hamlets in Rural Augusta
should be kept intentionally small in size and at
a density that will not require public sewer.
2. Rural Hamlet
Of the several opportunities for residential hamlets with minor commercial functions shown in the
locator map on the right, the site along Mike Padgett Road was determined to be the most representative.
Prototype Project #2a:
Spirit Creek
Figure 4-11. Travel Radius Map
FORT
GORDON
Wrightsboro
Gordon H i g h w a y
Walton Way
D e a n s B r i d g e R o a d
F a l l L i n e F r e e w a y
P e a c h O
r c h
a r
d
O
l
d
W
y
a
n
e
s b o r o R o a d
W i n d s o r S p r i n g
M i k e
P
a d g e t t H i g h w a y
Washingt
o
n
R
o
ad
R iverwatch Parkw
a
y
I -5 2 0
B
o
b
b
y
J
o
n
e
s E
x
press
way
BUSH
FIELD
2c
2d
2e 2f
2g
2h
2i
2b
2b Blythe Hamlet
2c Blythe Rd / Church Street 2g Peach Orchard / Rte-88
2d US-1 / Bath-Edie Rd 2h Peach Orchard / Hephzibah-McBean
2e Bath-Edie Rd / Rte-88 2i Waynesboro Rd / Brown Rd
2f Hephzibah Hamlet 2j Mike Padgett / Brown Rd
Rural Augusta
2a
2j
3-27[The Projects Appendix]
Prototype Project 2a: Spirit Creek Hamlet
Figure 4-12. By clustering new development around key intersections, natural areas are preserved
Rural Augusta
3-28 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
SPIRIT CREEK
HAMLET
Mi
k
e
P
a
d
g
e
t
t
R
o
a
d
Brown Road
Spirit Creek
Figure 4-13. Aerial view from south
3-29[The Projects Appendix]
Spirit Creek Area Today
The intersection of Brown Road and Mike
Padgett Parkway is an important turning
movement opportunity for drivers heading east
and west across Augusta.
Development and growth along Brown Road is
almost exclusively residential in a combination
of traditional parcels fronting the road, flag lots
with trailer homes, and, more recently, sprawling
subdivision developments of moderately-priced
homes in generally good condition. Substantial
amounts of undeveloped land still remain along
Brown Road, particularly on the north side
approaching Spirit Creek and Mike Padgett
Parkway.
Spirit Creek winds through nearby, with a
number of ponds strung along it in this area.
Land on the east side of the intersection is
largely undeveloped, possibly due to nearby
industrial uses, low elevation, and a power line
right of way, that passes through the area.
Prototype Project #2a is open agricultural land
in the southwest quadrant of the intersection
and backs up to streams and ponds on
neighboring properties. The power line right
of way, mentioned above, skirts the southern
edge of this site. Recent investigation reveals
that most of the hamlet component is within
the 100 year floodplain. Though not an ideal site
from that point of view, its strategic location at
this important intersection and its ready access
to Spirit Creek as a possible green space amenity
does illustrate program and design principles
that can be applied to other sites.
Goals and Objectives
Provide a basic level of convenience, general
retail, and services at well-travelled intersections
in Augusta’s rural areas:
• Preser ve culturally significant settings and
working farmlands by clustering new
development into compact rural hamlets.
• Provide a tight and pleasant community
setting for those desiring a more walkable,
community-oriented lifestyle.
• Work to make a strong Green Infrastructure
network, complete with recreational areas
and large-scale natural areas, in this part of
the city.
Prototype Project 2a: Spirit Creek Hamlet
Rural Augusta
3-30 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 4-14. Illustrative Site Plan for Spirit Creek Rural Hamlet
3-31[The Projects Appendix]
Illustrative
Development Program
Market Support
With the likelihood of increased traffic on
an improved Mike Padgett Parkway, a small,
auto-oriented commercial complex seems
economically viable, particularly if it is seen as
a destination for the entire southeast corner of
the City. Likewise, this intersection would be
appealing for home buyers, seeking the balance
between a rural life-style and easy accessibility to
jobs and to the rest of the city.
Economic Development
The intersection of Brown Road and Mike
Padgett Parkway allows an important turning
movement for traffic moving east and west
across this part of Augusta. As such the
southwest corner of the intersection appears
ripe for a modest amount of auto-oriented
commercial development. This site would serve
not only through traffic, but also the 2000+
persons estimated to live within an easy drive to
this site thus reducing trip miles for convenience
shopping.
Assuming that the significant land area
surrounding this hamlet is developable within a
Conservation Subdivision type of development,
and given that this particular site does enjoy
potential sewer access, many more residential
units can be developed in this area, which would
further support the hamlet’s commercial uses.
Public Sector Responsibility
The only public intervention foreseen in this
area is a possible new local park and walking trail
along Spirit Creek, serving the population at this
end of the city.
Private Sector Opportunity
The project has three basic private sector
components: a small retail center consisting of
a gas station, and general store/convenience
center and 5,000 sf of miscellaneous office or
specialty use; a group of 24 single-family houses,
clustered village style on a grid patterned street
network around the commercial center, and;
north of Brown Road and along Spirit Creek, a
140 lot conservation subdivision of single family
houses, surrounded and interlaced with open
space.
Mix, Size and Prices
The retail component might include a gas station,
a convenience store, and one or two boutique,
specialty shops and/or offices.
The residential component would include
single-family homes: the hamlet houses would
be approximately 2,000 sf and the subdivision
homes would be approximately 2,400 sf with an
average value of approximately $211,000.
Prototype Project 2a: Spirit Creek Hamlet
Rural Augusta
3-32 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Conceptual
and
Illustra0ve
Program
and
Cost
Es0mate-‐
Project
#2a-‐
Spirit
Creek
Hamlet
Core
Development Unit Gross sf/unit Cost/sf $/Unit Qnty
Land and
Construction Cost Subtotals
Public
Infrastructure
Investment
Public Financing
for Development Private $Cost Totals
Retail SF 2,500 $70 $175,000 4 700,000 700,000 700,000
Hamlet Single Family DU 2,000 $70 $140,000 24 3,360,000 3,360,000 3,360,000
Single Family DU 2,400 $70 $168,000 140 23,520,000 23,520,000 23,520,000
$0 $27,580,000 $27,580,000
Soft @ 23% 6,343,400 0 6,343,400
$0 $33,923,400 $33,923,400
Roads
and
Parking
Augusta Beauty Spot (County Line)LS 40,000 1 40,000 40,000 40,000
Included in Residential Devt NA 0 0 0 0 0 0
40,000 $0
Public
Open
Space
Spirit Creek Park LS 0 0 1,200,000 1 1,200,000 1,200,000 1,200,000 0
$1,200,000 $0 $1,200,000
Summary Total Residential 164 $1,240,000 $0 $33,923,400 $35,123,400
Average Cost of Residential DU*Infrastructure AE/Contingency 25% 310,000 310,000
Hamlet Single Family $240,000 Development Contingency 7.5%0 2,544,255 2,544,255
Conservation Single Family $290,000 Cost of Sales (Sales Units Only)7%$3,245,200 3,570,000
Profit (Sales Units Only) 15%$6,954,000 8,080,000
*Includes Soft + Profit/Contingencey TOTAL 1,550,000$ $0 46,666,855$ $48,216,855
% of Total 3.2%0.0%96.8%100%
Figure 4-15. Illustrative Program and Cost Estimate
3-33[The Projects Appendix]
Realizing the Project
Finding the Champions
The Champions for this development would be
property owners and private developers, with
expedited review and approval assist from the
city.
Phase 1 Project Concept
Use this strategic intersection to realize a viable,
condensed hamlet center, with its own ‘sense
of place’ that provides a sense of identity
for people living in this part of the City. The
small size of the hamlet residential component
appears manageable and compatible with the
market in this area.
Figure 4-16. Overall Time Table
Key Early Actions and Overall
Timetable
Following approval of the Agenda by the
Commissioners, this would become a preferred
target site for private development. The
City would work with the private sector to
expedite the approval process, however, actual
development will be led by the private sector
and would occur in conjunction with market
forces and the initiative of private developers.
Prototype Project 2a: Spirit Creek Hamlet
Rural Augusta
3-34 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Land Development Regulations
For this project area to be developed as drawn,
several assumptions have been made:
1. A “Hamlet Conservation Subdivision
District” (See Appendix 2: “Enhance Conservation
Subdivision Zoning” on page 4-38), as a potential
conditional use, has been approved in the zoning
ordinance and applied to this site.
2. “Primary Conservation Resources”, (See
Appendix 2: “Integration of Green Infrastructure into
the Development Approval Process” on page 4-30), areas are
restricted from new development, whether they
are proposed to be developed as conservation
style subdivisions or not.
At approximately 125 acres, this project contains
both commercial and residential uses in a
Hamlet Conservation Subdivision. A Hamlet-
style conservation subdivision requires a 70%
greenspace set aside, which includes all “primary
conservation resources”. Looking at the map,
approximately 5 acres of this site is contained
within wetlands and another approximately
Applying this
Agenda’s Sustainable
Development
Recommendations
Development in Rural Augusta has been
accelerating during the past decade. In the past
two years alone, owner-occupants have purchased
260 housing units in the area. This scale of
new construction into the furthest reaches of
the county causes inefficient infrastructure
utilization, loss of important natural resources,
decay of existing commercial centers, and
increasing costs of basic governmental service
delivery. These applied principles are meant
to mitigate the most negative impacts of this
sprawl.
70-acres are within the 100-Year Floodplain,
both “primary conservation resources” as
designated by this Agenda. Totaling to 75
acres, an additional 12 acres of “secondary
conservation resources” need to be identified
before development can begin.
This leaves a full 37.5 acres are available for
development. Most of the project area is
currently zoned R-1, and is in an area with the
potential to be sewered. This would suggest
an existing minimum lot size of 14,500 sq ft.
Using this minimum lot size, up to 150 dwelling
units may be built on the land available for
development. With the Planning Commission’s
approval of a Hamlet Conservation Subdivision
District, this number increases to 163 allowed
dwelling units, at a minimum lot size of 10,000
square feet per dwelling unit.
3-35[The Projects Appendix]
Build out for 125-acre (5,445,000 sq ft) residential site
Zoning Minimum Lot
Size
Maximum #
of Dwelling
Units
Greenspace Preserved
Existing
“R-1” Zone
approx 0.33 acre
(14,500 sq ft) 360 5 acres (wetlands)
Proposed
“Primary
Conservation
Resources” with
Existing “R-1”
Zone
approx 0.33 acre
(14,500 sq ft)150 5 acres (wetlands)
70 acres (floodplain)
Proposed
“Hamlet” Zone
approx 0.23 acre
(10,000sq ft) 163
5 acres (wetlands)
70 acres (floodplain)
12 acres (secondary conservation
resources )
87 acres (3,789,720 sq ft) of
potentially publicly accessible
Greenspace
Figure 4-17. Land Development Chart for Project #2a
Prototype Project 2a: Spirit Creek Hamlet
Rural Augusta
3-36 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Open Space and the Environment
As a Hamlet Conservation Subdivision, the
proposed greenspace, would contain up to 70%
of the site(s).
The project area includes two types of recreational
Greenspaces, including: public parks along
Spirit Creek and greenbelt trails. It also contains
the following natural resources: approximately
10 acres of wetlands, 12 acres of high quality
agricultural soils, and on the northern parcel, a
significant amount of wooded area. As part of
the Prototype Project, we recommend that this
greenspace system be protected in conjunction
with the hamlet’s development.
In order to best balance development and
natural resource preservation, a future project
here (as well as new development elsewhere
in the county) should be undertaken through
a conservation subdivision design process
whereby primary and secondary conservation
areas would be determined before the siting of
built structures. Projects that follow this process
add to the green infrastructure network a variety
of greenspace types to create a rich, cohesive,
and sustainable tapestry of interconnected lands.
These areas then contribute to the county’s
recreational amenities, health, and fiscal bottom
line.
Transportation Linkages
Major roadway improvements are approved for
Mike Padgett Parkway in this area. The city and
state should work together to insure that roadway
improvements enhance the hamlet scale, while
serving the vehicular movement requirements
of new development in this area. Permitting
and landscaping requirements for commercial
uses should be more aggressively enforced to
achieve an attractive setting, and modifications
to existing regulations for residential shade tree
planting is recommended.
Wetlands
1% Annual Chance
Flood Hazard
0.2% Annual Chance
Flood Hazard
Figure 4-18. Primary Conservation Resources on Spirit Creek Hamlet Site
3-37[The Projects Appendix]
Neighborhood and Community
Development
The existing neighborhood served by this hamlet
is primarily along Brown Road. Moderately sized
single-family homes on traditional lots as well as
“flag lots” are the norm, though there is evidence
of some attractiveness for larger estate type
residential compounds in this area. The primary
contribution that this development would make
to the surrounding community is to provide
basic convenience services and to serve as a
focal point for future residential development,
thus giving the entire community a clearer
identity, and “sense of place.” For example, a
possible future public park is shown north of
Brown road along Spirit Creek. Immediately
west, a large tract of under developed land along
the creek could be developed as a conservation
subdivision, themed around its creek side and
park side location.
Such a compact development strategy will also
reduce the need for travel, providing shorter
trips and better access to localized services.
Building in a rural vernacular, updated to 21st
century needs and demands will enhance the
values of surrounding properties and preserve
the area’s agrarian cultural landscape.
A strong community association in the immediate
surrounding area could insure adherence by
owners and renters to mutually agreed-upon
property construction and upkeep standards.
Prototype Project 2a: Spirit Creek Hamlet
Rural Augusta
3-38 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
3. Town Center
Of the several opportunities for denser, town centers shown in the locator map on the right, the site at
the intersection of Windsor Spring and Tobacco roads was determined to be the most representative.
Prototype Project #3a:
Windsor Spring
Figure 4-19. Travel Radius Map
Overview
Within suburban Augusta, there is sufficient
population to support at least one town center
and possibly more, particularly along Tobacco
Road and in West Augusta. These town centers
would be sited around key intersections that
are already the site of retail centers by virtue
of their strategic locations. Like the hamlets in
the southern part of the city, the strategy is to
offer an alternative to uncontrolled sprawl by
encouraging the development of mixed-income,
housing, in a variety of housing types, and price
ranges, around “town centers” that contain a
concentration of local services within an easy
five minute walking, biking and driving distance
from surrounding neighborhoods.
2
3b Jimmie Dyess / Wrightsboro Rd
3c Tobacco Rd / Mike Padget 3e Tobacco Rd / Deans Bridge
3d Tobacco Rd / Peach Orchard Rd 3f Davis Rd / Scott Nixon Rd
FORT
GORDON
W rightsboro
Gordon H i g h w a y
Walton Way
D e a n s B r i d g e R o a d
F a l l L i n e F r e e w a y
P e a c h O r c h a r
d
O
l
d
W
y
a
n
e s b o r o R o a d
W i n d s o r S p r i n g
M i k e
P
a
d g e t t H i g h w a y
Washingt
o
n
R
o
a
d
Riverwatch Parkw
a
y
I -5 2 0
B
o
b
b
y
J
o
n
e
s E
x
press
way
BUSH
FIELD
3b
3d
3e
3f
3c
Butler Creek
R
o
c
k
y Cr e e k
R
a
e
s Creek
Spirit Creek
L i t t l e S p i r i t C r ee k
Mc Bean C
r
e
e
k
3a
Suburban
Augusta
3-39[The Projects Appendix]
Prototype Project 3a: Windsor Spring Town Center
Figure 4-20. Trip distances to basic services are shorter when housing is close to shopping and central open space becomes the focus for many different community activities.
Rural Augusta
3-40 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
WINDSOR SPRING
TOWN CENTER
Toba
c
c
o
R
o
a
d
Win
d
s
o
r
S
p
r
i
n
g
R
o
a
d
Butler
C
r
e
e
k
Histori
c
W
i
n
d
s
o
r
Spring
Figure 4-21. Aerial view from west
3-41[The Projects Appendix]
The Windsor Spring
Area Today
The intersection of Tobacco Road and Windsor
Spring Road is near the geographic center of
Augusta. The area is surrounded by the largest
concentration of newer subdivision homes in
the city.
Two strip-type shopping plazas with a number of
“out parcels”, including auto services, fast food,
and convenience businesses are concentrated
primarily on the south of Tobacco Road, Two
grocery stores within these plazas appear
somewhat successful. In the vicinity, there is a
significant church complex at one corner and an
abundance of undeveloped land on either side
of Windsor Spring Road, north of Tobacco
Road, as well as a large, vacant tract west of the
shopping plazas. Elementary schools are sited
nearby. Another feature of this area is a large
conservation area to the north.
Goals and Objectives
• Create a destination ‘’town center” offering a
range of goods and services and providing
a sense of place and of community for
residents in the surrounding neighborhoods.
• Provide an attractive alternative to the
isolated subdivisions surrounding this area
by developing an attractive, sustainable, well-
landscaped and walkable new and denser
urban neighborhood.
• Strengthen the economic vitality of
businesses in the existing shopping centers,
by getting more shoppers living nearer to the
stores.
• Provide convenient street and pedestrian
connections between the town center and the
surrounding neighborhoods.
Illustrative
Development Program
Market Support
There are already many middle-income homes
in the surrounding subdivisions. The core idea
is to provide these existing households a place,
which will serve as the nearby “go to” setting for
both shopping and social activities.
Economic Development
The Windsor Springs/Tobacco Road location
provides a strong opportunity to establish a
prototype mixed-use center that anchors the
revitalization of the surrounding community.
The corners of this intersection include partially
vacant shopping centers with supermarket
anchors, scattered freestanding retailers, and
vacant parcels. The areas within one-half
mile include both new and aging subdivisions
and a number of open spaces. A residential
development program within walking distance
of existing retail uses could provide a broader
range of housing opportunities while also
reinvigorating the demand for retail services
here. The result will be an energized mixed-use
village that can be the model for revitalizing
other comparable areas throughout the City.
Prototype Project 3a: Windsor Spring Town Center
Rural Augusta
3-42 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 4-22. Illustrative Site Plan for Windsor Spring Town Center
3-43[The Projects Appendix]
The area surrounding Windsor Springs Town
Center could absorb over 800 new housing units
including the half acre lot typical of much of
South Augusta and ranging to clusters as dense
as six units per acre and even a modest number
of new town homes. These denser housing
types would be located within walkable distance
of the current retail centers.
These new housing units would add
approximately $19 million in new retail demand
in this area, strengthening the demand for the
products of existing stores, attracting new users
to existing vacant retail spaces, and providing
sufficient demand to support an approximate
total of 30,000 to 35,000 SF of new stores
offering a broader array of retail types including
full-service restaurants and a limited range of
apparel and home furnishings businesses.
This revitalized community will expand
Augusta’s tax base with little or no increase in
roadway or water and sewer infrastructure costs,
thereby enhancing Augusta’s economic strength.
This denser concentration of more diverse retail
services will meet the desires of South Augusta
residents and increase the attractiveness of the
Windsor Springs area as a residential location.
Public Sector Responsibility
The key elements of public infrastructure are
upgrades to Tobacco and Windsor Spring Road,
which in effect convert designated segments
around this intersection to well landscaped
boulevards. Roadway improvements to Windsor
Spring Road south of Tobacco Road are already
designed and landscape elements can be readily
added. North of Tobacco Road the southern
end of the existing wide median should be made
a major “Garden City Highlight Area”.The
two town greens and the linear park corridors
leading local elementary schools would be
public endeavors.
Street connections to existing adjacent
subdivisions would also be publicly funded.
Private Sector Opportunity
Commercial development would focus around
the Tobacco Road/ Windsor Spring intersection,
primarily repositioning tired existing space. Most
new commercial would be sited to give the area
a town center configuration rather than retaining
its existing, strip commercial form.
For the hundreds of acres of under developed or
undeveloped land surrounding these commercial
uses, the Plan recommends intensive and large
scale building of residential developments on
several sites within and immediately surrounding
the commercial center.
Mix Size and Prices
The redevelopment program assumes only
minimal net new retail and commercial space,
but the retail mix would likely change.
Residential components would include
apartment and town house development that
is more dense than prevailing single family lot
developments within and adjacent to existing
commercial, with small lot single family
dwellings developed areas more distant from the
new town center.
A village green with a modest amount of
retail and civic space would be developed on
the large undeveloped parcel in the northwest
quadrant of the intersection. The green and the
surroundings street grid would be lined with
small lot single family housing, consistent with
a village character.
Prototype Project 3a: Windsor Spring Town Center
Rural Augusta
3-44 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Conceptual
and
Illustra0ve
Program
and
Cost
Es0mate-‐
Project
#3a-‐
Windsor
Springs/
Tobacco
Road
Core
Development Unit Gross sf/unit Cost/sf $/Unit Qnty
Land and
Construction Cost Subtotals
Public
Infrastructure
Investment
Public Financing
for Development Private $Cost Totals
Kitchens Site
Retail- New LS 3,000 $70 $210,000 2 420,000 420,000 420,000
Retail- Refurbished na na na na na TBD na
Single FamilyTH/Apartments- Sales DU 1,600 $70 $112,000 130 14,560,000 14,560,000 1,456,000 13,104,000
1,456,000 13,524,000 $14,980,000
Northeast Quadrant
Civic (Church)15,000 $110 $1,650,000 1 1,650,000 1,650,000 1,650,000
Single FamilyTH/Apartments- Sales DU 1,600 $70 $112,000 190 21,280,000 21,280,000 21,280,000
Senior Apartments DU 1,000 $80 $80,000 80 6,400,000 6,400,000 6,400,000
0 29,330,000 $29,330,000
Southwest Quadrant
Retail- New LS 3,000 $70 $210,000 4 840,000 840,000 840,000
Retail- Refurbished na na na na na na na na
Single FamilyTH/Apartments- Sales DU 1,600 $70 $112,000 250 28,000,000 28,000,000 2,800,000 25,200,000
2,800,000 26,040,000 $28,840,000
Southeast Quadrant (Including Trailer Park)
Retail- New LS 4,000 $70 $280,000 2 560,000 560,000 560,000
Retail- Refurbished na na na na na na na na
Single FamilyTH/Apartments- Sales DU 1,800 $70 $126,000 150 18,900,000 18,900,000 18,900,000
0 19,460,000 $19,460,000
Connecting Valley Subdivision
Conservation/Amenity Farm LS $600,000 1 600,000 600,000 600,000
Single Family- Sales SF 2,400 $70 $168,000 93 15,624,000 15,624,000 15,624,000
Total DU 893 0 0 16,224,000 $16,224,000
4,256,000 104,578,000 $108,834,000
Soft @ 23%978,880 24,052,940 $25,031,820
5,234,880 128,630,940 133,865,820
Roads
and
Parking
Augusta Beauty Spot (WS Rd Median) LS 40,000 1 40,000 40,000 40,000
Tobacco Rd/ Windsor Springs (Upgrade to Parkway)LF $550 11000 6,050,000 6,050,000 6,050,000
$6,090,000 $6,090,000 $6,090,000
Public
Open
Space
Parks and Trails
Kitchens LS say, allow…1,200,000 1,200,000 1,200,000
Northeast Quadrant LS say, allow…1,200,000 1,200,000 1,200,000
Southwest Quadrant LS say, allow…1,200,000 1,200,000 1,200,000
Connecting Valley Subdivision LS say, allow…500,000 500,000 500,000
4,100,000 $4,100,000
Summary Total Residential 893 DU Total $10,190,000 $5,234,880 $128,630,940 $144,055,820
Average Cost of Residential DU*Infrastructure AE/Contingency 25% 2,547,500 2,547,500
1600sf Single Fam/TH/Apt- Sales $180,000 Development Contingency 7.5%392,616 9,647,321 10,039,937
Senior Apartments $127,000 Cost of Sales (Sales Units Only)7%$11,084,850 3,570,000
1800sf SngleFam/TH/AptSales $195,000 Profit (Sales Units Only) 15%$23,753,250 8,080,000
Single Family- Sales $285,000 TOTAL 12,737,500$ $5,627,496 173,116,361$ $191,481,357
*Includes Soft + Profit/Contingencey % of Total 6.7%2.9%90.4%100%
Figure 4-23. Illustrative Program and Cost Estimate
3-45[The Projects Appendix]
Realizing the Project
Finding the Champions
The Champions for this development would be
property owners and private developers, with
expedited review and approval assist from the
city. City and state agencies must take the lead
in making the required roadway infrastructure
improvements and in adding and upgrading
public services, such as a branch library, post
office, parks and play areas, within this area.
Phase 1 Project Concept
The core concept would construct as many new
homes as possible around existing marginal retail
to infuse new economic energy into these under
performing retail cores. The centers would be
updated and repositioned to provide better
goods and services and to create a pleasant sense
of place and not continue to be just another
strip mall environment, so typical across the city.
Connections to existing subdivisions would be
improved as well as linkages to public services
such as schools.
Key Early Actions and Overall
Timetable
Following approval of the Agenda by the
Commissioners, this would likely become a
preferred target site for private developers. The
City would work with the property owners
and the private sector to expedite the approval
process. However, actual development would
occur in conjunction with market forces and the
initiative of the private sector.
Whether or not other development interests
decide to collaborate on this project, the large tract
of undeveloped land in the northwest quadrant
of the intersection, offers the opportunity
to create a truly unique village experience in
this part of Augusta. The proposed office of
Implementation should work closely with the
current owners to insure that this component of
the vision for this area actually happens.
Figure 4-24. Overall Time Table
Prototype Project 3a: Windsor Spring Town Center
Rural Augusta
3-46 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Applying this
Agenda’s Sustainable
Development
Recommendations
South Suburban Augusta has long gone
without the vibrant public spaces that lead
to an accessible variety of housing, shopping,
transportation and recreation options. A town
center concept as a growth management strategy
for the Windsor Spring Road and Tobacco
Road intersection is meant take advantage of
existing streets, services, and buildings in order
to concentrate growth in a walkable human scale,
curb automobile dependent suburban sprawl
and promote neighborhood stability.
Land Development Regulations
In order for this Project to be best developed as
a walkable Town Center, urban design guidelines
should be created through a new Town Center
Priority Project Overlay Zone, (See Appendix
2: “Designate Zoning Overlay Districts for Priority
Projects to Encourage Quality Development” on page 4-36),
which will include1:
1 Chapter 5 Walkable Subdivision Ordinance. Nash-
ville, TN Zoning Ordinance. Metropolitan Government of Nash-
ville and Davidson County, Tennessee.
• Street networks scaled relative to the
anticipated uses of the block, which disperse
traffic and offer a variety of pedestrian and
vehicular routes.
• A center than ideally includes a mix of uses
and building types with a well landscaped
public gathering place.
• A variety of housing choices with a diverse
mix of activities (school, shops, work) in
close proximity.
• A range of transportation options including
cars, transit, bikes and walking. Through
greater street connectivity, Walkable
Subdivisions can improve the function of the
arterial road system by keeping local trips on
local streets.
• Well-designed publicly accessible open spaces.
In addition to the new overlay zone, this
Agenda recommends a Residential and Office
Ordinance (See Appendix 2: “Additional Support for
Major Intersections” on page 4-52 that restricts any type
of non-residential use for up to a mile out from
the designated project area boundary. The intent
of the separation is to avoid strip commercial
or competing uses to the project, and to focus
growth at major, nodal intersections, to ensure
the character and economic viability of the retail
functions within the project area.
Open Space and the Environment
An wide array of recreational opportunities are
possible here, ranging from the town green, as
an as an attractive gathering place for village
residents both day and night, to the potential
for community gardens, playgrounds, and
neighborhood parks. Natural resources within
the project area that are worth conserving
include the large swath of conservation land
around the historic Windsor Spring.
The Priority Project overlay zone is intended
to provide a higher density experience in the
form of traditional, compact neighborhoods
surrounded by greenway land. Linear green
corridors would parallel major streets within the
neighborhoods, connecting nearby elementary
schools and other services to the entirety of the
community.
3-47[The Projects Appendix]
Transportation Linkages
Both Windsor Springs and Tobacco Roads are
major arterial corridors. As they pass through this
central location they should be reclassified and
converted to highly landscaped “boulevards” as
they pass through the town center. Improvement
would include center landscaped medians and
“landscape focus areas” in designated locations.
Traffic speeds and volumes will be consistent
with the urbanized nature of this area.
Neighborhood and Community
Development
The concept would result in a new community
on vacant and/or under-utilized land and
provide convenient and direct new roadway
connections to the existing adjacent subdivisions.
With a stronger market base, this strategy allows
the existing surrounding community walkable
access to a better range of goods and services.
The Agenda recommends focused attention on
redevelopment of the rundown mobile home
developments along Tobacco Road. The sites
now used for mobile homes would be nearby the
elementary school and the proposed center and
would be prime locations for village-oriented,
permanent housing.
The agenda recommends an alliance of existing
subdivisions and the development of programs
for improving the public areas, particularly
focusing on the establishment of more trees and
thus more shade protecting both house lots and
trails for pedestrians and bicyclists. The alliance
can also have greater influence in the policing
of maintenance and upkeep of individual
properties, even to the extent of helping those
in need.
In addition to improving connectivity among
existing neighborhoods (i.e.: opening cul-de-
sacs and extending roadways into adjacent
neighborhoods), new residential units should be
planned to connect with existing units and with
the town center services and amenities. Carefully
planned commercial and civic institution
expansion should progress as necessary to
service the expanding neighborhoods.
This prototype project will create a distinctive,
viable center that will serve the surrounding
neighborhoods and bring a sense of place to
south suburban Augusta by providing numerous
open spaces connecting with the conservation
area to the north, walkable neighborhoods,
more dense development in a conventional
neighborhood form, and support for existing
and new retail uses and public services. The
project would take advantage of existing utility
infrastructure and transportation routes.
20’ Contours (representing Steep Slopes)
Figure 4-25. Conser vation Resources at Windsor Spring Town Center
Existing Parks
Wetlands
Existing Permanently
Conserved Land
Prototype Project 3a: Windsor Spring Town Center
Suburban Augusta
3-48 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
3. Town Center
An additional Town Center is found at the Columbia County line where economic conditions favor its near term development.
Prototype Project #3b:
Belair
Overview
The Jimmie Dyess Parkway and Wrightsboro
Road are two of the most important arterial
corridors into Augusta, from the west. They
also feed directly into important destinations
including Fort Gordon and to Augusta Mall,
and beyond to Augusta State University and
to the medical area and downtown. This is a
strategically attractive location for the City to
establish an initial sense of itself to visitors.
Figure 4-26. Travel Radius Map
3-49[The Projects Appendix]
Prototype Project 3b: Belair Town Center
Figure 4-27. As traffic enters and exits Augusta, this business and housing area provides an attractive presence and positive identity for the City.
Suburban Augusta
3-50 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
BELAIR
TOWN CENTER
I-20
Jimmie Dyes
s
P
k
w
y
Wrightsboro Road
Colum
b
i
a
C
o
u
n
t
y
Pow
e
l
l
R
o
a
d
Figure 4-28. Aerial view from west
3-51[The Projects Appendix]
The Belair Town Center
Area Today
The area around the intersection of
Wrightsboro Road and Jimmie Dyess Parkway
is today characterized by low scale commercial
land surrounded by a surprising amount of
undeveloped land given its prominent location.
The site lies directly on the county line, with
most development actually sited in Columbia
County. Residential neighborhoods lie on its
eastern edge and across the Parkway to the south.
Goals and Objectives
• Create the best possible first impression for
people entering Augusta from the west and
from Columbia County, and make the area an
example to be followed elsewhere.
• Offer the goods and services that people
need at these types of locations and that can
be competitive with facilities already existing
on the other side of the county line.
• Make the area an attractive urban residential
alternative to the surrounding single-purpose
and repetitive subdivisions.
Prototype Project 3b: Belair Town Center
Suburban Augusta
3-52 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 4-29. Illustrative Site Plan for Belair Town Center
3-53[The Projects Appendix]
Illustrative
Development Program
Market Support
With its easy access to Fort Gordon, I-20, this
property lies within one of the potentially most
desirable housing areas in Augusta.
Economic Development
The area is currently a drive through area to
and from Fort Gordon and points south and
east to I-20 and Columbia County. Given this
unique location this area can serve several key
economic purposes:
• A significant economic generator in its own
right as a site for commercial and retail uses.
• A desirable residential site for people working
at Fort Gordon, Doctors Hospital and at
other work venues in this part of the City.
• A well-designed development in this area will
serve as an advertisement, establishing a
positive for all of Augusta.
Public Sector Responsibilities
There is currently a roadway improvement
project in planning and design for Wrightsboro
Road from its intersection with Jimmie Dyess
Parkway eastward to I-520. While largely a
roadway-widening project, care should be taken
to insure that intersection improvements reflect
the desired intent of the proposed development
of the “County Line Town Center” and its
surroundings. There also appear to be at least
three corner sites, where ”Garden City Highlight
Areas” ” should be developed adjacent the
County line.
A new city street, “Main Street”, is proposed to
run from Wrightsboro Road connecting with
Maddox Road at its present intersection with
Community Park Road, thus serving the nearby
neighborhoods to the east. A new public park is
proposed in the area of low-lying land, which
lies adjacent, this route.
Private Sector Opportunity
The illustrative program for this site includes a
“New Urbanism” styled town center commercial
area, including the site for a full sized grocery
store. Land is also set aside adjacent Wrightsboro
Road for a series of highway oriented out-
parcels. Adjacent the County Line, acreage is
set aside for mixed office/commercial uses. The
bulk of the site is developed into village-styled
residential neighborhood with a mix of garden
apartments, town houses and small lot single-
family homes. This latter housing type will make
up the bulk of the residences.
Mix, Size and Prices
The town center includes approximately 60,000sf
with grocery store. The adjacent residential
neighborhood consists of approximately 180
units of garden apartment, town house and
single-family houses. The average price of
homes in this development is estimated at nearly
$250,000. See “Figure 4-30. Illustrative Program
and Cost Estimate” on page 3-54.
Prototype Project 3b: Belair Town Center
Suburban Augusta
3-54 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Conceptual
and
Illustra0ve
Program
and
Cost
Es0mate-‐
Project
#3b-‐
Belair
Town
Center
Core
Development Unit Gross sf/unit Cost/sf $/Unit Qnty
Land and
Construction Cost Subtotals
Public
Infrastructure
Investment
Public Financing
for Development Private $Cost Totals
Demolision/ site Prep LS 50,000 1 50,000 50,000 50,000
New Retail SF 60 80,000 4,800,000 4,800,000 4,800,000
New Office SF 60 100,000 6,000,000 6,000,000 6,000,000
Residential- Single Famiily small lot SF 2,000 70 140,000 80 11,200,000 11,200,000 11,200,000
Residential- 1800 TH 1,800 70 126,000 80 10,080,000 10,080,000 1,512,000 10,080,000
Residential- Townhouses/Apartments-1600 SF 1,600 70 112,000 140 15,680,000 15,680,000 15,680,000
47,810,000 47,810,000 1,512,000 47,810,000
Soft @ 23% 10,996,300 347,760 10,996,300
$58,806,300 $1,859,760 $58,806,300 $60,666,060
Roads
and
Parking
New Streets LF 420 3,000 1,260,000 1,260,000 1,260,000
Surface Public Parking Spaces 2,000 200 400,000 400,000 400,000
1,660,000$ 0 $1,660,000
Public
Open
Space 9
Town Green LS 1,200,000 1,200,000 1,200,000
Neighborhood Park LS 100,000 100,000 100,000
Garden City LA Highlight Area Ea 40,000 2 80,000 80,000 80,000
Significant Highway Landscaping LS 100,000 100,000 100,000
1,480,000$ 0 $1,480,000
Other Units
other Ea 1 1 0 0 0
0 0 $0
Summary Total Residential 300 3,140,000$ $1,859,760 58,806,300$ $63,806,060
Average Cost of Residential DU*Infrastructure AE/Contingency 25% 785,000 785,000
Single Family small lot $240,000 Development Contingency 7.5%139,482 4,410,473 4,549,955
Townhouses/ Apartments 1600sf $180,000 Cost of Sales (Sales Units Only)7%$4,200,000 3,570,000
Townhouses/ Apartments 1800sf $195,000 Profit (Sales Units Only) 15%$9,000,000 8,080,000
*Includes Soft + Profit/Contingency TOTAL 3,925,000$ $1,999,242 76,416,773$ $82,341,015
% of Total 4.8%2.4%92.8%100%
Figure 4-30. Illustrative Program and Cost Estimate
3-55[The Projects Appendix]
Realizing the Project
Finding the Champions
This is a private development. The Champions
will be the existing parcel owners and developers
who see the obvious opportunity of this site.
The City will play a strong role in insuring that
the public infrastructure is properly designed and
place. Those groups interested in development
of attractive gateways and corridors should find
this development an excellent opportunity to
create a beautiful entry into the city.
Start-up Project Concept-
Phase 1 of this project would likely be
development of the town center and the adjacent
residential neighborhood, The Wrightsboro
Road improvements, the extension of Powell
Road as a new city street, and the neighborhood
park would be part of this start-up phase.
Key Early Actions and Overall
Timetable
The City should move at once to insure that this
area is developed in the manner foreseen and
not in haphazard fashion. A first key move is to
begin the process for assembling and acquiring
land and developing the new “Main Street”.
Revisions to local ordinances should be put in
place to insure development in accordance with
the plan.
As seen below, three initial actions are critical:
1) Coordination with the Wrightsboro Road
improvement project; 2) implementation of
the various zoning and subdivision and other
regulations as required; and 3) commencement
of the “Main Street” project.
Figure 4-31. Overall Time Table
Prototype Project 3b: Belair Town Center
Suburban Augusta
3-56 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
C o l u m b i a C o u n t y
Figure 4-32. Conservation Resources at Belair Town Center
Wetlands
1% Annual Chance Flood
Hazard
Existing Parks
Applying this
Agenda’s Sustainable
Development
Recommendations
Land Development Regulations
In order for this Project to be best developed as
a walkable Town Center, urban design guidelines
should be created through a new Town Center
Priority Project Overlay Zone, (See Appendix
2: “Designate Zoning Overlay Districts for Priority
Projects to Encourage Quality Development” on page 4-36).
Open Space and the Environment
This area sits in relative isolation form the rest
of Augusta’s organized open space. However, it
is next to an existing city ball field and park on
Community Park Drive. New parkland would
be developed in the lower part of the site in
this area, with connecting corridors reaching
back along the “main street” and through the
residential area, to the Jimmie Dyess Parkway .
3-57[The Projects Appendix]
Transportation Linkages
The I-20/ Belair Road (Jimmie Dyess Parkway)
interchange lies just over half a mile to the
north in Columbia County. The new mixed-use
center is located right at the county line, where
Wrightsboro Road, Jimmie Dyess Parkway, and
Powell Road intersect.
A major upgrade is scheduled for Wrightsboro
Road from Jimmie Dyess Parkway to I-520,
beginning at the eastern edge of the target
Town Center site. The road will become two
lanes in each direction with turning lanes at key
intersections. The roadway improvements can
be extended through the new Town Center to
become a major Boulevard, with improved
pedestrian accommodations and attractive
landscaping. Here is a major gateway and
community building opportunity for the city of
Augusta.
It is critical that the proposed roadway
improvements facilitate attractive urban-
oriented development at all corners of the new
street intersections, thus creating a genuine
sense of place immediately up arriving in the
City. Particular attention should be paid to the
Powell Road intersection, which would likely be
extended as a new Avenue into the heart of the
Town Center, becoming one of its new “main
streets.”
Neighborhood and Community
Development
Convenient road and greenway connections
are made from the adjacent neighborhood to
the goods and services found in the new town
center. The new local park is sited such that it
is a connecting devise and gathering point for
both new and existing neighbors.
Prototype Project 3b: Belair Town Center
Suburban Augusta
3-58 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
4. Conservation Subdivision
Of the several opportunities for preservation natural lands for recreational purposes shown in the locator map on the right,
the site along Butler Creek was determined to be the most representative.
Prototype Project #4a:
Butler Creek
Figure 4-33. Travel Radius Map
FORT
GORDON
Wrightsboro
Gordo n H i g h w a y
Walton Way
D e a n s B r i d g e R o a d
F a l l L i n e F r e e w a y
P e
a c
h
O
r c
h
a
r
d
O
l
d
W
y
a
n
e
s b o r o R o a d
W i n d s o r S p r i n g
M i k
e
P
a
d
g e t t H i g h w a y
Washingt
o
n
R
o
a
d
R iverwatch Parkw
a
y
I -5 2 0
B
o
b
b
y
J
o
n
e
s E
x
press
way
BUSH
FIELD4b
4a
Butler Creek
R
o
c
k
y Cr e e k
R
a
e
s Creek
Spirit Creek
L i t t l e S p i r i t C r e e k
Mc Bean C
r
e
e
k
4a Gordon Highway
4b Gracewood
4
Suburban
Augusta
Overview
Within suburban Augusta, there is sufficient
undeveloped land to more than meet the
housing demands of the region for decades to
come. For both environmental and economic
reasons, development that increases suburban
density and population should be an attractive
alternative to the sprawl of the past decades.
Through the establishment of Conservation
Subdivisions, and by clustering development in
denser configurations than the typical one-third
acre single-family lots, large percentages of the
land can be reserved, either as conservation
land or for publicly oriented, open space and
recreational uses. By focusing development
in this part of the city, the area can be rebuilt,
movement and access to services can be made
more efficient, existing businesses and services
will have more customers, and development
pressure on large parcels of open rural land to
the south will be diminished.
3-59[The Projects Appendix]
Figure 4-34. View of the community garden and conservation land along Butler Creek
Prototype Project 4a: Butler Creek Conservation Subdivision
Suburban Augusta
3-60 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
BUTLER CREEK
CONSERVATION
SUBDIVISION
Windsor Spring Road
Me
a
d
o
w
b
r
o
o
k
R
o
a
d
Deans Bridge Road
Butler Creek
Figure 4-35. Aerial view from east
3-61[The Projects Appendix]
Butler Creek Area Today
The land for this Prototype Project is privately
held, and is poised for development into a
residential subdivision abutting Butler Creek,
The parcel area is over 480 acres, although
much of it is steeply sloped or lowland adjacent
to Butler Creek. The site is surrounded by
residential subdivisions and two elementary
schools that are adjacent to Butler Creek.
Butler Creek is targeted, by the City and the
Central Savannah Land Trust, as a future east/
west linear park and pathway that would extend
from Fort Gordon to the Savannah River and
the levee. Development of this linear greenway
would give many families a major recreational
resource and could be an attractive bike
connection to downtown.
Goals and Objectives
• Conser ve and protect as much natural land
and habitat as possible by introducing
conservation subdivision principles and uses
• Provide security and safety by developing
houses facing the proposed Butler Creek
Linear Park.
• Enhance diversity of settings and overall
economic viability by offering Augusta
citizens an interesting and exciting alternative
place to live.
• Provide strong street and pedestrian
connections to existing nearby subdivisions,
avoiding circuitous routes, additional travel
times, and additional traffic on overburdened
existing arterial streets.
Illustrative
Development Program
Market Support
Assuming that the City partners with the
developer to realize both the Butler Creek Linear
Park and Butler Lane, this can be a very viable
development deal. The property is centrally
located with easy access to both Fort Gordon
and the downtown. It is convenient to I-520
and, assuming the Windsor Spring Town Center
were developed, it would be convenient to that
attractive community destination.
Economic Development
The central location of this large site can
enable economies of scale to develop a unique
community in order to attract middle and upper
middle-income households to this neighborhood
Public Sector Responsibility
This conservation subdivision assumes that,
at a minimum, the short connecting links to
surrounding subdivisions would be a public
expense. In addition, the proposed Butler
Creek Roadway would be a public connection
flanking the length of the proposed public park,
Prototype Project 4a: Butler Creek Conservation Subdivision
Suburban Augusta
3-62 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 4-36. Illustrative Site Plan of Butler Creek Conservation Subdivision
3-63[The Projects Appendix]
from Deans Bridge Road to Peach Orchard,
connecting at Phinizy Road. This would make
the area safer for park users and open a scenic,
cross-Augusta connection, potentially from the
river to Fort Gordon. The Butler Creek Linear
Park is a proposed public recreation corridor
running from the Savannah River Bluff Locks
and Dam, westward along the creek to Fort
Gordon. This park would include protected
creek banks and buffers, and a multipurpose
path running alongside on a narrow swath of
parkland with occasion picnic and rest areas.
Private Sector Opportunity
This concept relies on a private development
of largely single family homes in a semi-rural
setting, For this example, ¾ acre lots are assumed
along the main gracious avenue network, with a
farmstead developed along the creek to further
the sense of the semi rural setting. Examples of
this farm/ sub-division relationship are found
in several places in Augusta, particularly in West
Augusta and such properties, with their barns
and white fences contribute much to the sense
of the neighborhood.
Prototype Project 4a: Butler Creek Conservation Subdivision
Suburban Augusta
3-64 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Conceptual
and
Illustra0ve
Program
and
Cost
Es0mate-‐
Project
#4a-‐
Butler
Creek
Conserva0on
Subdivision
Core
Development Unit Gross sf/unit Cost/sf $/Unit Qnty
Land and
Construction Cost Subtotals
Public
Infrastructure
Investment
Public Financing
for Development Private $Cost Totals
Butler Creek Organic, Grow Local Demo Farm LS say, allow…$1,000,000 $1,000,000 150,000 $850,000
Conservation Subdivision Development DU 2,400 $70 $168,000 574 $96,432,000 $96,432,000 $96,432,000
2,400 $97,432,000 $97,432,000 $150,000 $97,282,000
Soft @ 23% 22,409,360 34,500 22,374,860
184,500 119,656,860 $119,841,360
Public
Roads
and
Parking
Butler Creek Road (Deans bridge to Peach Orchard)NA na na $420 26,400 $11,088,000 $11,088,000 $11,088,000
Linear Park (8000lf in this area)SF $3 2,000,000 $6,000,000 $6,000,000 $6,000,000
$17,088,000 $17,088,000
Public
Open
Space
within
subdivision
Included in Residential Devt NA 0 0 0 0 0 0
0 0 $0
Summary Total Residential 574 17,272,500 $184,500 119,656,860 $136,929,360
Average Cost of Residential DU*Infrastructure AE/Contingency 25% 4,318,125 4,318,125
Single Family- Sales $290,000 Development Contingency 7.5%13,838 8,974,265 8,988,102
Cost of Sales (Sales Units Only)7%$11,652,200 3,570,000
Profit (Sales Units Only) 15%$24,969,000 8,080,000
*Includes Soft + Profit/Contingencey TOTAL 21,590,625$ $198,338 165,252,325$ $187,041,287
% of Total 11.5%0.1%88.4%100%
Figure 4-37. Illustrative Program and Cost Estimate
3-65[The Projects Appendix]
Mix, Size and Prices
Butler Creek is proposed as a for-sale,
homeowner community. Average lot size is
assumed to be 15,000sf, however, providing a
variety of individual lot sizes (and prices). For
this analysis, the average house size is assumed
to be 2.400sf with a sales price of approximately
$228,000.
Key Early Actions and Overall Timetable
Following approval of the Agenda by the
Commissioners, this would become a preferred
target site for private developers. The very first
step is to commence a dialogue with the land
owner, not only regarding the Conservation
Subdivision concept, but regarding the
realization of the proposed linear park and public
cross road through this area. The City would
work with the private sector to expedite the
approval process. However, actual development
would occur in conjunction with market forces
and the initiative of the private sector.
Figure 4-38. Overall Time Table
Realizing the Project
Finding the Champions
The Champions for this development would be
property owners and private developers, with
expedited review and approval assist from the
city. City and state agencies must take the lead in
securing the parkland along the length of Butler
Creek, making the connections to the New
Savannah Bluffs Park, and making the required
roadway infrastructure improvements
Start-up Project Concept
It is assumed that the first phases of development
would occur along the Butler Creek and the
proposed Butler Creek Lane, followed by layout
and development of the houses up on the ridge.
This entire project illustrates what might happen
at other sites along Butler and Spirit Creek.
Prototype Project 4a: Butler Creek Conservation Subdivision
Suburban Augusta
3-66 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Applying this
Agenda’s Sustainable
Development
Recommendations
Most of the housing starts in Augusta have
been in conventionally designed single-family
neighborhoods in Suburban Augusta. The idea
of the Conservation Subdivision is to allow for
the same number of housing units as a typical
subdivision while offering public greenway
amenities to protect the environment and
provide enjoyment for neighborhood residents.
Additionally, this concept addresses the absence
of quality, accessible open spaces for active
and passive recreational uses in Suburban
Augusta, in the southern part in particular. The
Conservation Subdivision strategy is meant to
take advantage of existing natural resources
and turn them into quality of life enhancing
amenities.
Land Development Regulations
For this project area to be developed as drawn, a
key assumption has been made:
1. Areas designated “Primary Conservation
Resource” (See Appendix 2: “Integration of Green
Infrastructure into the Development Approval Process”
on page 4-30), are restricted from new development,
whether they are proposed to be developed as
conservation style subdivisions or not.
2. This site is currently zoned “A”. With the
recommended “Agricultural and Timber
Protection Zone” (See Appendix 2: “Create
an Agriculture and Timber Protection Zone” on
page 4-35) changes to existing areas zoned “A”, this
site should be rezoned as a residential district,
given its suburban location.
At approximately 480 acres, this project
contains residential uses in a Basic Conservation
Subdivision with Neutral Density. This requires
a 40% greenspace set aside, including all
“Primary Conservation Resources”. Looking at
the map, approximately 140 acres of this site
is contained within wetlands, 15 in floodplain,
leaving an additional 35 acres of “secondary
conservation resources” to be selected and 290
acres for potential development.
The end number of dwelling units for this project
area depends on which residential zone (R-1,
R-1A, R-1B, for example) the parcel is rezoned
as. The “Build out for 480-acre (20,908,800 sq
ft) residential site” on page 3-67 shows the potential
build out if Residential Zone R-1 was selected.
3-67[The Projects Appendix]
Build out for 480-acre (20,908,800 sq ft) residential site
Zoning Minimum Lot
Size
Maximum #
of Dwelling
Units
Greenspace Preserved
Existing
“A” Zone
approx 0.33 acre
(14,500 sq ft) 1,030 140 acres (wetlands)
Proposed switch
to
“R-1” Zone
approx 0.33 acre
(14,500 sq ft) 1,030 140 acres (wetlands)
Proposed
“Primary
Conservation
Resources” with
Proposed “R-1”
Zone
approx 0.33 acre
(14,500 sq ft)984
140 acres (wetlands)
15 acres (floodplain)
155 acres (total)
Proposed
“Conservation
Subdivision
Neutral Density”
Zone
approx 0.20 acre
(8,400 sq ft) 984
140 acres (wetlands)
15 acres (floodplain)
35 acres (secondary conservation
resources )
190 acres (3,789,720 sq ft) of
potentially publicly accessible
Greenspace
Figure 4-39. Land Development for Project #4a
Prototype Project 4a: Butler Creek Conservation Subdivision
Suburban Augusta
3-68 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Open Space and the Environment
This is a large tract of land along a stream, Butler
Creek, that the City and the Central Savannah
River Land Trust are investing is as a permanent
linear park amenity.
The open space concept of this Prototype
Project is a closely linked system of creek
side parks, community gardens, conservation
lands on steep slopes, broad medians and
neighborhood playgrounds. Connections would
be made to adjacent subdivisions and, most
particularly, to the Windsor Spring Town Center.
Figure 4-40. Conservation Resources at Butler Creek Conservation Subdivision
Wetlands
1% Annual Chance
Flood Hazard
Existing Parks
Existing Permanently
Conserved Land
3-69[The Projects Appendix]
Transportation Linkages
As a new subdivision going into Augusta, it
would be subject to new requirements for
connectivity to adjacent communities, both
pedestrian and automobile.
This project includes a public east/west roadway
along Butler Creek road as a scenic cross-city
connection. It will make the park safer and
properly designed will take pressure off arterial
roads by connecting adjacent subdivisions.
Making automobile, bicycle, and pedestrian
connections from this new development into
adjacent existing subdivisions will serve as an
example of practices that will reduce peak traffic
volumes on the transportation arteries. These
measures should be emulated Citywide.
Neighborhood and Community
Development
This project is uniquely situated to connect
new development with existing adjacent
neighborhoods and to connect the area with
the larger city via the planned linear parkway.
This allows for a variety of connection types
including linking local streets to collectors
(Windsor Spring Road and Deans Bridge
Road via Morgan Road), creating multi-use
thoroughfares among the neighborhoods, and
creation of designated pedestrian and bicycle
corridors within the conservation area that are
tied to the linear park.
The various modes of connectivity provide
access to goods and services already located
close to the project site, including three chain
grocery stores. There is also ample access to the
area’s Elementary and Middle schools as well as
to Augusta Tech.
The new housing will focus on clustered single-
family detached homes, densely developed to
achieve the conservation subdivision’s goals.
In addition to frontages along Butler Creek
and the proposed linear park, the conserved
land will establish opportunities for interior,
neighborhood-scale parks. These would
provide focal points for the clustered housing
development as well as serve the existing
adjacent neighborhoods currently without
localized green space.
Prototype Project 4a: Butler Creek Conservation Subdivision
Suburban Augusta
3-70 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
5. Regional Mixed-Use
Of the several opportunities for creating regional shopping nodes shown in the locator map on the right, the site along Peach
Orchard Road was determined to have the highest potential for success.
Prototype Project #5a:
Peach Orchard Place
Overview
The southern part of the City is growing faster
than the rest of Augusta, yet retail options have
not kept up with the buying power of this area.
However, the completion of I-520 around
Augusta has shifted the best regional retail and
commercial sites to these outlying interchanges
along the way. The I-520 and Peach Orchard
Road interchange, particularly north of I-520,
is quickly evolving into the most important of
these, due largely to traffic patterns and land
availability. The need is real and the opportunity
apparent to develop an overall plan to guide
otherwise uncoordinated growth in this area.
Figure 4-41. Travel Radius Map
5a Peach Orchard
5b Rocky Creek
5c Windsor Spring / I-520 5d Deans Bridge / I-520
FORT
GORDON
Wri ghtsboro
Gordon H i g h w a y
Walton Way
D e a n s B r i d g e R o a d
F a l l L i n e F r e e w a y
P e a c h O
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Spirit Creek
L i t t l e S p i r i t C r e e k
Mc Bean C
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Suburban
Augusta
5a5c
5b
3-71[The Projects Appendix]
Prototype Project 5a: Peach Orchard Regional Shopping
Figure 4-42. Peach Orchard Regional Shopping demonstrates the positive visual impact of well-maintained monument signage and strong tree planting at the edge of the roadway and the store’s parking lot.
Suburban Augusta
3-72 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
PEACH ORCHARD PLACE
REGIONAL MIXED-USE
Pea
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Windsor Spr
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Rich
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Figure 4-43. Aerial view from south
3-73[The Projects Appendix]
I-520/ Peach Orchard
Area Today
Several large shopping center sites cluster on the
northern side of the interchange and each has
gone through several market cycles. Wal-Mart
has moved out, however, Kohl’s and Roses have
moved in. In one case, former retail ‘big box’ has
been replaced by a large service center. University
Hospital has built a medical services building
in the area. A number of national operations,
including Applebee’s and IHOP have located
here. A mix of commercial uses string out along,
Peach Orchard Road toward the downtown. A
locally famous restaurant, Sconyers BBQ is
located close by. Well-established residential
neighborhoods flank the area on both sides of
Peach Orchard. The area immediately south
of the interchange is primarily a sprawling
residential community, with mixed commercial
and residential uses lining peach Orchard Road.
Goals and Objectives
• Concentrate new retail and commercial
development into denser, more integrated
nodes.
• Encourage upgrading of retail sites with
higher quality tenants.
• Integrate the auto-oriented market with the
neighborhood ‘walk-ins’.
• Enhance diversity of settings and overall
economic viability by offering Augusta
citizens an interesting and exciting alternative
place to live.
• Provide strong street and pedestrian
connections to existing nearby subdivisions.
Illustrative
Development Program
Market Support
The Greater South Augusta market encompasses
nearly 120,000 people in 2010 with more than
$2 billion in income and making nearly $900
million in retail purchases.
This market makes more than $440,000 in
purchases annually for community-serving
goods and services such as groceries, drug
stores, and restaurants. It also purchases more
than $150 million from department stores, $80
million from apparel stores, and more than $220
million in home furnishings and other specialty
goods.
Economic Development
The placement of one or two additional large
format anchor stores—most likely a discount
department store and/or a warehouse club—
would further solidify this location as a regional
retail location. These aggregated anchor facilities
will attract a broad array of other retailers to this
hub, including apparel stores, specialty goods
retailers, and full-service restaurants.
Prototype Project 5a: Peach Orchard Regional Shopping
Suburban Augusta
3-74 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 4-44. Illustrative Site Plan for Peach Orchard
3-75[The Projects Appendix]
Strengthened retailing here at the Peach
Orchard Regional Mixed-Use Node will enlarge
the service amenities available to residents in the
surrounding neighborhoods, making this area a
more attractive residential area.
Public Sector Responsibility
The highway interchange should be attractively
landscaped in all directions. ”Garden City
Highlight Areas”, complete with identity
welcoming signage, should be located at the
bottom of both off-ramps as well as on Peach
Orchard immediately south of the interchange.
Traffic management and streetscape should be
made along both Peach Orchard and Windsor
Spring Roads and the surrounding streets
throughout this area. Landscaping and edge
improvements should be made to Sconyers
Road. A new public park should be built as part
of the proposed Windsor Spring development.
Private Sector Opportunity
Compared to the size of its growing market,
the South Augusta area is under-served by
attractive and diverse retailing. The vicinity of
Peach Orchard and I-520 currently provides
the broadest array of retailing in South Augusta,
with several supermarkets, Lowes, and the
recently announced Rose’s. The location is the
major retail hub of a Greater South Augusta
market encompassing nearly 120,000 people in
2010 with more than $2 billion in income and
making nearly $900 million in retail purchases.
Mix, Size and Prices
A minimum Phase 1 program for this
Peach Orchard Regional Mixed-Use Node
would be one additional anchor store of
approximately 150,000 sf, the refurbishment
and reprogramming of at least 200,000 sf of
existing vacant or marginally-utilized space,
and the addition of 40,000 sf of new smaller
stores. Private investment in this first phase
is likely to be in the $25 to $30 million range.
This investment will benefit from the current
in-place transportation and utility infrastructure,
though modest public investment in landscaping
upgrades would be beneficial.
Peach Orchard Regional Retail Center has the
potential to evolve even more dramatically into
a major retail development center that more
effectively captures the market from this large
and growing Greater South Augusta community.
Once a second anchor store joins the current
Lowes anchor, we would expect further retail
expansion at this location in subsequent phases.
Prototype Project 5a: Peach Orchard Regional Shopping
Suburban Augusta
3-76 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 4-45. Illustrative Program and Cost Estimate
Conceptual
and
Illustra0ve
Program
and
Cost
Es0mate-‐
Project #5a- Peach Orchard/I-520 Regional Retail Center
Core Development Unit Gross sf/unit Cost/sf $/Unit Qnty
Land and
Construction Cost Subtotals
Public
Infrastructure
Investment
Public Financing
for Development Private $Cost Totals
Regional Retail Center
Anchor Retail SF 150,000 70 10,500,000 1 10,500,000 10,500,000 10,500,000
Refurbished Retail SF 50,000 30 1,500,000 4 6,000,000 6,000,000 6,000,000
New Road oriented Retail SF 10,000 70 700,000 4 2,800,000 2,800,000 2,800,000
New Residential Community
Residential- Single Famiily SF 2,000 70 140,000 40 5,600,000 5,600,000 5,600,000
Residential- Townhouses/Apartments SF 1,800 70 126,000 104 13,104,000 13,104,000 1,310,400 11,793,600
$38,004,000 $38,004,000 $1,310,400 $36,693,600 $38,004,000
Soft @ 23% 8,740,920 301,392 8,439,528 $8,740,920
$46,744,920 $1,611,792 $45,133,128 $46,744,920
Public Open Space 9
Garden City Highlight Areas Ea 40,000 6 240,000 240,000 240,000
Significant Highway Landscaping LS 3,000,000 3,000,000 3,000,000
Sconyers Way LS 600,000 600,000 600,000
Neighborhood Park LS 500,000 500,000 500,000
$4,340,000 $4,340,000 $4,340,000
Summary 144 $4,340,000 $1,611,792 $45,133,128 $51,084,920
Average Cost of Residential DU*Infrastructure AE/Contingency 25% 1,085,000 1,085,000
Single Family $240,000 Development Contingency 7.5%120,884 3,384,985 3,505,869
Town Hse/ Apt 1800sf $195,000 Cost of Sales (Sales Units Only)7%$2,091,600 3,570,000
Profit (Sales Units Only) 15%$4,482,000 8,080,000
*Includes Soft + Profit/Contingencey TOTAL 5,425,000$ $1,732,676 55,091,713$ $62,249,389
% of Total 8.7%2.8%88.5%100%
3-77[The Projects Appendix]
Realizing the Project
Finding the Champions
Given the market strength in this location, the
private sector, i.e. local brokers, property owners
and developers must take the lead. However, as
seen above the city has a strong partnership role
to play.
Start-up Project Concept
Initial focus is on Peach Orchard Road, with the
intent to realize an integrated regional shopping/
commercial core that is attractive, sustainable
and a complement to its adjacent neighborhoods
and enhances this area as an Augusta Gateway.
Figure 4-46. Illustrative Program and Cost Estimate
Key Early Actions and Overall Timetable
Following approval of the Agenda by the
Commissioners, initial focus must be on the
redevelopment of core commercial sites along
Peach Orchard Road. This remains an area
where the commercial market is still active and
private projects are coming into the area now on
an ad-hoc basis.
A core city role, at this strong market location,
is gain control of the process and to work
with the private sector to insure that proposed
improvements and new developments adhere
to city requirements and follow, assuming
their approval, of this Agenda’s Sustainable
Development policies for this area.
A city sponsored Area Action Plan should
be undertaken setting forth the preferred
program details and requirements. Key public
improvements should be identified and made
part of the larger city improvement funding
strategy. Individual implementation of projects
will likely span the next decade.
Beyond these actions, this is a market driven
project, which will likely be done piece by piece
as motivated owners, investors and developers
engage. An illustrative timetable is shown below.
Prototype Project 5a: Peach Orchard Regional Shopping
Suburban Augusta
3-78 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Applying this
Agenda’s Sustainable
Development
Recommendations
Land Development Regulations
This project references the “Major
Intersections: Corridor Revitalization
Strategy One” from this Agenda’s Sustainable
Development Recommendations, (See Appendix
2: “Corridor Segments Between the Major Intersections”
on page 4-53), as it is a primary site for clustered
commercial uses at an intersection.
Then, for this project area to be developed as
drawn, a key assumption has been made:
1. A Priority Project Overlay District (See
Appendix 2: “Designate Zoning Overlay Districts for
Priority Projects to Encourage Quality Development”
on page 4-36) has been created to create a walkable,
urban area. This would include compact, mixed-
use, pedestrian oriented district served by transit
that connect people in their living and working
environments to the natural environment and
stimulate interaction.
Open Space and the Environment
The playground at Haines Elementary School
offers the only easily accessible public open space
in the area, the others requiring trips along busy
arterial highways. Thus a substantial public park
with connections to existing residential areas
should be a part of the program requirements
for development of currently open land. The
historic orchard should be preserved as a key
component of new neighborhood development.
Wetlands
1% Annual Chance
Flood Hazard
Historic Orchard
Figure 4-47. Primary Conservation Resources on the Peach Orchard Plaza site
3-79[The Projects Appendix]
Transportation Linkages
Throughout this area, traffic speeds and volumes
will be consistent with its urbanized nature, with
easier pedestrian access across Peach Orchard
and Windsor Springs in particular.
With the development of land along Windsor
Springs, east of Peach Orchard, opportunities
exist to connect neighborhoods more directly to
the commercial area. Development and planting
along Sconyers Road can make that connecting
road more “road like” and less like a “parking lot
cut through”.
The I-520/Peach Orchard Road interchange
is an important Garden City Gateway. The
ramps area should be attractively landscaped
and maintained. Peach Orchard Road is a major
arterial roadway and in this plan is identified as an
Augusta Garden City Corridor (See Appendix
2: “Apply Context Sensitive Solutions in Augusta” on
page 4-65),. As it pass through this strategic area, it
should be reclassified and converted to highly
landscaped “boulevard” as they pass through
the town center. Improvement would include
center landscaped medians and “Garden City
Highlight Area”, in designated locations.
Neighborhood and Community Development
A core concept with the redevelopment of the
regional retail core is to do it in such a way as
to better integrate it with the surrounding
neighborhood. Streetscape improvements along
both Peach Orchard and Windsor Spring will
improve the image of this part of the city, as
will strict enforcement of tightened signage and
front yard landscape regulation proposed in this
Agenda.
Off Windsor Spring Road, the construction
of a small, neighborhood oriented shopping
street establishes a clear boundary between
and residential and non-residential uses. By
connecting this “main street” directly to the
larger regional shopping, this area will enjoy
much better access to the goods and services
offered there.
The agenda recommends that the city and the
adjacent neighborhoods work together to insure
realization of this Agenda’s intent for this area,
and to develop programs for improving the
public areas, the planting of more trees and
thus more shade protecting both house lots and
trails for pedestrians and bicyclists. This alliance
can also have greater influence in the policing
of maintenance and upkeep of individual
properties, even to the extent of helping those
with particular needs.
Prototype Project 5a: Peach Orchard Regional Shopping
Suburban Augusta
3-80 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
5. Regional Mixed-Use
Rocky Creek is unique amongst the Regional Mixed-Use Nodes as it focuses more on employment uses than retailing.
Prototype Project #5b
Rocky Creek Mixed-Use
Overview
The era of the Gordon Highway corridor as a
major retail corridor appears to be over. Strip
retail development in Augusta is overbuilt and
new retail developments are being located
around interstate interchanges to the maximum
extent possible. However, the Gordon Highway
corridor does lie in the center of the city’s
population, and is well positioned to capitalize
on a large community of well-trained workers.
Its ready access to the I-520, downtown, Bush
Field, Fort Gordon, the Savannah River Site,
and the city’s major industries make it an ideal
location to focus an coordinated economic
development
Figure 4-48. Travel Radius Map
5a Peach Orchard
5b Rocky Creek
5c Windsor Spring / I-520 5d Deans Bridge / I-520
FORT
GORDON
Wri ghtsboro
Gordon H i g h w a y
Walton Way
D e a n s B r i d g e R o a d
F a l l L i n e F r e e w a y
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Spirit Creek
L i t t l e S p i r i t C r e e k
Mc Bean C
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Suburban
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5b
5c 5a
3-81[The Projects Appendix]
Figure 4-49. View from the new lake house, looking south into a community of townhomes, for working families and seniors.
Prototype Project 5b: Rocky Creek Regional Mixed-Use
Suburban Augusta
3-82 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Deans
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reek
ROCKY CREEK
MIXED-USE PARK
Figure 4-50. Aerial view from west
3-83[The Projects Appendix]
The Rocky Creek Area
Today
Rocky Creek serves as the storm water run off
corridor for a large watershed area to the west.
Frequent flooding of the surrounding area has
spurred the City and the Corps of Engineers to
develop an overall drainage plan that includes
a proposed flood control dam and detention
pond in this location. The city is in the process
of acquiring the most distressed properties in
the vicinity of this project that have experienced
flood damages.
The nearby Regency Mall, once a major regional
shopping center, has been out of business and
closed for more than a decade. Despite repeated
efforts on the part of the city, current owners
appear uninterested in actively participating
in its redevelopment and it remains a major
eyesore and psychological impediment to the
revitalization of this area. A large and relatively
stable neighborhood of single-family homes and
apartments occupies the hill just to the south.
Deans Bridge Road, Gordon Highway and
Milledgeville Road are major arterials nearby
the site. Retail an/ commercial uses in this area
are struggling including several auto dealerships
occupying larger parcels on Gordon Highway.
The site includes a mix of large and small parcels,
mostly undeveloped, vacant, deteriorated or
under-utilized. Key owners have expressed a
willingness to join together in the redevelopment
of this area. Additionally, a local Community
Development Corporation has been formed
to explore development of a Continuing Care
Retirement Community (CCRC) for a portion
of this site.
The proposed Rocky Creek Park Mixed-Use
Node is at the end of the Agenda’s proposed
Priority Redevelopment Corridor and would
become its southern anchor. A proposed multi-
modal boulevard, (auto/ bike/transit), hereafter,
“Augusta Way” will run from Rocky Creek, past
the medical campus, through the proposed St.
Sebastian Health Sciences Park and across the
historic downtown to the river. This Prototype
Project also joins the mid-point of the proposed
Gordon Highway Jobs Corridor.
Given the size of the area and under-served
population nearby, portions of the Rocky Creek
basin can be developed into a park/recreation
resource for both the neighborhood and the city
at large.
Goals and Objectives
• Control flooding in this area and the overall
the Rocky Creek watershed.
• Create a major employment-focused
destination development in this area, the
city’s urban southern anchor.
• Create a parkland amenity for both adjoining
developments and the entire city.
• Ser ve as a catalyst to encourage
redevelopment of abutting areas and along
the Gordon Highway “Jobs” Corridor
• Offer a new, amenity-rich neighborhood that
offers Augusta citizens an interesting,
accessible, and exciting alternative to typical
subdivisions.
• Make strong connections to existing
neighborhoods.
Prototype Project 5b: Rocky Creek Regional Mixed-Use
Suburban Augusta
3-84 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 4-51. Illustrative Site Plan for the Rocky Creek Regional Mixed-Use Node
3-85[The Projects Appendix]
Illustrative
Development Program
Market Support
This is the demographic center of Augusta.
There are many households with strong and
relevant work skills from which to draw, it has
excellent roadway access to both the surrounding
city and the larger region. The regional airport is
within a few miles. With the proper development
of Rocky Creek Park it can have a strong and
positive identity.
Economic Development
The Rocky Creek area can become a major hub of
employment and service activity in Augusta. The
area benefits from its position at the center of
the Augusta population base, making it a highly
attractive location for non-retail businesses
servicing a citywide market. Its central location
and near accessibility to the residences of a
substantial and skilled workforce also make it
attractive for labor-intensive employers. Finally,
accessibility, workforce access, good local and
regional roadway service along Gordon Highway
(with limited presence of public transit) make
the area attractive for outpatient health care and
other service providers.
Businesses attracted to Rocky Creek could
include denser office-based uses as well as
uses preferring a general commerce/flex
environment that accommodates light truck
activity. The available land and projected
amenities at Rocky Creek will be able to support
both types of facilities.
Public Sector Responsibilities
The primary public role in this endeavor
is to insure that the land is assembled; that
a Master Development Plan is drafted to
guide development; and that the lake, park,
entry boulevards and the lake loop road are
constructed.
This project is the southerly end of public
transit and greenway elements of the proposed
along “Augusta Way” multi-modal boulevard
from downtown.
Private Sector Opportunities
The private sector will develop individual
parcels (or parcel combinations), construct the
internal street grid, and provide elements such
as landscaping in accordance with the directions
of the Master Development Plan
Mix, Size and Prices
Senior Living Component
This complex, aimed at a mixed income
community, will be chiefly priced to be affordable
to middle class retirees. The community is likely
to include a 150 apartment independent living
facility with dining and a modest resident-
supporting assisted living wing, complete with
amenities and levels of care typically associated
with such a development. In addition, we
anticipate 220 senior “cottages” targeted to the
same income mix, but occupied by a mix of
seniors that only partially utilize the facilities
available in the “main building.”
Prototype Project 5b: Rocky Creek Regional Mixed-Use
Suburban Augusta
3-86 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Conceptual
and
Illustra0ve
Program
and
Cost
Es0mate-‐
Project
#5b-‐
Rocky
Creek
Mixed
Use
Park
Core
Development Unit Gross sf/unit Cost/sf $/Unit Qnty
Land and
Construction Cost Subtotals
Public
Infrastructure
Investment
Public Financing
for Development Private $Cost Totals
Phase 1- Senior housing/Indpnt Living DU 1,000 $110 $110,000 150 16,500,000 16,500,000 2,475,000 14,025,000
Phase 1- Senior cottages DU 1,200 $75 $90,000 140 12,600,000 12,600,000 1,890,000 10,710,000
Phase 1- Residential Lakeside Apartments DU 1,200 $70 $84,000 80 6,720,000 6,720,000 1,008,000 5,712,000
Phase 1- Office/ Commercial SF 50,000 $70 $3,500,000 10 35,000,000 35,000,000 35,000,000
Phase 1- Retail SF 30,000 $70 $2,100,000 2 4,200,000 4,200,000 4,200,000
Phase 2- Office/ Commercial SF 50,000 $70 $3,500,000 3 10,500,000 10,500,000 10,500,000
General Business/ Light Manufacturing SF 90,000 $50 $4,500,000 6 27,000,000 27,000,000 27,000,000
112,520,000 112,520,000 5,373,000 107,147,000
Soft @ 23% 25,879,600 1,235,790 24,643,810
138,399,600 6,608,790 131,790,810 $138,399,600
Roads
and
Parking
Type 1 Rd (New Boulevard)LF $900 2,100 $1,890,000 $1,890,000 1,890,000
Type 2 Rd (New Avenue)- Lake loop+other $760 10,800 8,208,000 8,208,000 8,208,000
Type 3 Rd (New Local Street)$420 10,500 4,410,000 4,410,000 4,410,000
Gordon Highway Reconfig- (Highland to Deans Bridge)$700 9,600 6,720,000 6,720,000 6,720,000
Milledgeville Road Improvements $200 4,500 900,000 900,000 900,000
Park Parking Spaces $2,000 100 200,000 200,000 200,000
$22,328,000 $22,328,000 $22,328,000
Public
Open
Space
Dam and Pond LS 6,000,000 6,000,000 8,000,000
Garden City LA Highlight Area Ea 40,000 2 80,000 $80,000 200,000
Parkland (incl Buildings)LF 20 100 9,000,000 9,000,000 9,000,000
17,200,000 $17,200,000
Summary Total Residential 370 39,528,000 $6,608,790 131,790,810 $177,927,600
Total commercial area (sf) 1,250,000 Infrastructure AE/Contingency 25% 9,882,000 $9,882,000
Average Cost of Residential DU*Development Contingency 7.5%$495,659 9,884,311 $10,379,970
Senior Housing $145,448 Cost of Sales (Sales Units Only) 7.0%na $0
Single Family/ Town House (Sales)$143,357 Profit (Sales Units Only) 15%na $0
Lakeside Apartments $111,069 TOTAL 49,410,000 $7,104,449 141,675,121 $198,189,570
*Includes Soft + Profit/Contingencey 25%4%71%100%
Figure 4-52. Illustrative Program and Cost Estimate
3-87[The Projects Appendix]
Office & Community Services Node
With views on the lake and ready access to
the park, this complex consists of multiple
buildings totaling an estimated 500,000sf with a
rent competitive with other Augusta locations—
about $12-$13 per sf plus electric.
General Services Node
With direct access to Gordon Highway, this
Phase 2 development totals over 700,000 sf of
General Business/Flex and office, with limited
retail services at highly visible locations.
Realizing the Program
Finding the Champions
The Champions for this development will be
existing property owners and private developers,
with expedited review and approval assistance
from the city. City and state agencies must take
the lead in securing the parkland along the length
of Butler Creek, making the connections to the
Savannah River Bluffs Park, and implementing
the required roadway and infrastructure
improvements
Start-up Project Concept
The core concept is to create a major urban
anchor around a park and waterfront amenity
that can reposition this area as an attractive area
in which to invest and build businesses. The
major public infrastructure including the lake,
park, boulevards and lake loop must be in place
before implementation of meaningful private
sector investment can move forward.
The private development focus in Phase 1 will
likely be the area around the lake and south
of Milledgeville Road. Phase 2 will focus on
the area north of Milledgeville Road; however,
market forces will guide those decisions and
actions.
Phase 1 Financial Analysis
The economic development benefits of this
Rocky Creek revitalization would be substantial,
providing a significant tax base expansion for
the City, while also encouraging reinvestment
in the surrounding neighborhoods by Rocky
Creek area employees. In order to achieve
these benefits, Richmond County Development
Authority efforts should be focused on this
area and along the entire Gordon Highway Jobs
Corridor.
Development of this site will require bringing
the broad resources of the City to bear — the
Chamber of Commerce; Richmond County
Development Authority; Augusta Tech — in
order to realize the potential of Rocky Creek
as a major Augusta employment hub. Available
sites developed in a variety of formats over the
20-year horizon of this Agenda could support
as many as 4,000 jobs here. For illustrative
purposes, these breakout as follows: 1,100
general business/flex; 2,600 office/service; 150
retail; and 150 in the CCRC and related facilities.
Prototype Project 5b: Rocky Creek Regional Mixed-Use
Suburban Augusta
3-88 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Rocky Creek also offers the potential for
development of a senior housing complex
providing independent living, supported village
cottage, assisted living, and, possibly, nursing
home services. These activities would both
provide service to the older population of
adjacent neighborhoods and generate another
employment focus for Rocky Creek. Sites south
of Milledgeville Road adjacent to the lake and
park/trail would be most attractive for these
uses.
While detailed analysis of the office and service
center elements is premature, an illustrative
pro forma of both senior and conventional
residential components of this program are
shown below.
Figure 4-53. Proforma for Project #5b, Rocky Creek
Project #5b: Rocky Creek Neigborhood Component
Independent Living
150 Units Senior Rental Housing
Development Budget
Residential Development
Construction (150,000 SF @ $110) $16,500,000
Soft Costs @ 23%$3,800,000
Contingency @ 7.5%$1,520,000
Total Private Development Costs $21,820,000
Local Streets $300,000
Total Development Costs $22,120,000
Sources of Funds
First Mortgage Debt $16,770,000
Subsidy (Public Source)$3,050,000
Equity $2,000,000
Streets--Public Infrastructure $300,000
Total Sources of Funds $22,120,000
Income & Expense Pro Forma
Rents (150 Units @ $1500/Month Average)$2,700,000
Vacancy (5%)-$135,000
Operating Expense -$1,200,000
Net Operating Income $1,365,000
First Debt Service (5%/30 Yr)$1,090,000
Cash Flow $275,000
3-89[The Projects Appendix]
Project #5b: Rocky Creek Neigborhood Component
Senior Cottage Rental Housing Development Program
220 Senior Cottages
Development Budget
Residential Development
Construction (264,000 SF @ $70) $18,480,000
Soft Costs @ 23%$4,250,000
Contingency @ 7.5%$1,700,000
Total Private Development Costs $24,430,000
Local Streets $1,500,000
Total Development Costs $25,930,000
Sources of Funds
First Mortgage Debt $18,520,000
Subsidy (Public Source)$3,410,000
Equity $2,500,000
Streets--Public Infrastructure $1,500,000
Total Sources of Funds $25,930,000
Income & Expense Pro Forma
Rents (220 Units @ $900/Month Average)$2,375,000
Vacancy (5%)-$120,000
Operating Expense -$660,000
Net Operating Income $1,595,000
First Debt Service (5%/30 Yr)$1,200,000
Cash Flow $395,000
Prototype Project 5b: Rocky Creek Regional Mixed-Use
Suburban Augusta
3-90 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Key Early Actions and Overall
Timetable
Following City approval of this Augusta
Sustainable Development Agenda, this project
area will be the top target for early action. The
City should immediately begin final purchases
of land required for the park and infrastructure,
with close regard to potential encumbrances
required by the purchase funding sources. Site
control is key, and needs to begin immediately.
Several of the key landowners have participated
in discussions concerning the joint development
of their parcels and agreements must be
completed quickly.
A simultaneous effort should be launched to
develop an overall Area Action Plan to guide
both public and private development, as well as
analysis and design of the lake and park.
Placement of the proposed infrastructure
improvements on a priority list of capital
funding through SPLOST allocations or other
funding is critical, given the inevitable lead
times. Fortunately, a main key element of the
plan, the flood control dam and reservoir, is
already identified for funding. The market
will likely dictate that the lake, park and key
entries and roadways are in place before private
development will commence in earnest.
Market forces will also ultimately determine the
specific program size and mix; however, the city
should be heavily involved in assuring the best
result from the outset..
Figure 4-54. Overall Time Table
3-91[The Projects Appendix]
Applying this
Agenda’s Sustainable
Development
Recommendations
There are a number of interchange-oriented
commercial venues along I-520, such as found
here along Peach Orchard Road. With this
project, the core strategy is to focus on the
most viable of these and realize an important
retail/ commercial center for this part of the
city. Growth management is a tool that both the
city and the neighborhoods can use to insure the
desired outcome on a healthier, more pleasant
and more sustainable area in the long term.
Proposed ASDA Sustainable Development
policies, applied to this area are discussed below.
Land Development Regulations
This project references the Appendix 2: “Corridor
Segments Between the Major Intersections” on page 4-53,
from this Agenda’s Sustainable Development
Recommendations. This strategy suggests
that local government can create incentives for
segments with existing assets (such as include
auto sales, diversified medical services buildings,
and an assortment of light manufacturing, such
as assembly and distribution) by facilitating site
acquisitions, building and façade improvements,
and directing businesses owners to resources for
business counseling and start-up capital.
Particularly important are required changes
to dimensional and walkability standards
to encourage development of a more lively,
attractive, and cost-efficient urban environment.
Called a Urban Priority Project Overlay
District, (See Appendix 2: “Designate Zoning
Overlay Districts for Priority Projects to Encourage
Quality Development” on page 4-36), the point is to
enable a more focused site plan review.
This overlay should promote a real center of
activity, as the greater the number of uses, the
more reasons people will have to frequent the
district over the course of the day. Key zoning
changes include minimum building heights and
maximum parking provisions, as this area should
display much more development intensity than
its surroundings.
Prototype Project 5b: Rocky Creek Regional Mixed-Use
Suburban Augusta
3-92 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Open Space and the Environment
This development is based on the idea that
a proposed flood control project can also
serve as the centerpiece of a major public/
private redevelopment and can be a catalyst
for redevelopment of this neglected and much
maligned area. The retention area would be
expanded onto a sizable water body, a lake,
around which a new public park is proposed.
Rocky Creek Mixed-use Center will then become
a public/private, job-oriented development,
with this highly active public park at its center.
The proposed Rocky Creek Park will be a city-
wide resource that will be part a broader network
that extends the length of Rocky Creek into the
Phinizy Swamp area. Proposed multi-purpose
pathways along the Gordon Parkway and the
“Augusta Way” would connect the area to Fort
Gordon and the downtown. Well landscaped
connections from the park would also connect
directly with the existing neighborhood to the
south.
Transportation Linkages
“Augusta Way”, a proposed Multi-
Modal Corridor
This high priority corridor begins in the
downtown and terminates at Rocky Creek Park.
The transit system that serves this corridor
will loop within Rocky Creek Park and have
its Southern terminus here, from which other
transit circuits can spread forth across the
southern part of the city.
Wetlands
1% Annual Chance
Flood Hazard
0.2% Annual Chance
Flood Hazard
Land already Under
Conservation
Existing Parks
Figure 4-55. Primary Conservation Resources on Rocky Creek site
3-93[The Projects Appendix]
Gordon Highway Improvements
In addition to the multi-modal “Augusta Way”
to the north, the Gordon Highway should be
converted into a broad multi-way boulevard from
Highland to Peach Orchard Road. The roadway
can be reduced to two through lanes in each
direction, with turn lanes at key intersections,
and a landscaped median, and sidewalks and safe
crosswalks. A twelve-foot wide multi-purpose
route for bicycles and pedestrians can be built
within wide shoulders on both sides, with
substantial landscaping, primarily using large
shade trees, to complete the parkway effect.
Within Rocky Creek Park
Avenue connections will run from the Gordon
Highway, Deans Bridge Road and Wheeless
Road into the heart of this development,
connecting to a park-like roadway which will
loop around the lake. The developed areas
are organized around a grid street pattern of
expandable urban blocks and with connecting
streets into the neighborhood to the south.
Neighborhood and Community
Development
The Rocky Creek Park district is poised to serve
as a case study for interconnecting a range of
building types and sizes both with and across
a major public space. Additionally, the area
will showcase important origin and destination
connections to the larger city by virtue of its
location at the crossroads for the Gordon
Highway jobs and Priority-One corridors. The
project will also tie into the existing stable
neighborhoods to the south, facilitating better
local connectivity, access to the public spaces,
and access to Gordon Highway.
Housing development should be geared towards
serving residential needs of new employees for
the jobs proposed for Rocky Creek Park and
the Gordon Highway corridor. A range of
housing types and sizes will be required for
the range of employment opportunities: from
manufacturing and distribution to health care
and administration. The range of housing units
available coupled with the proposed CCRC
should be conceived to afford residents a variety
of options to age in place.
Rocky Creek Park should be defined by a
thematically consistent architectural character.
Public works initiatives should specifically define
and provide a nexus for further development
along Gordon Highway and the Priority-One
Corridor, along “Augusta Way”. These deliberate
measures will create a community aesthetic and
provide a sense of place, which is totally absent
in the area today.
Prototype Project 5b: Rocky Creek Regional Mixed-Use
Suburban Augusta
3-94 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
6. Urban Village
Of the several opportunities for the creation of neighborhood oriented Urban Villages within the outlying suburbs, the site
at the intersection of Deans Bridge and the Gordon Highway was determined to be the most representative.
Prototype Project #6a
Southgate Urban Village
Overview
Southgate started as one of Augusta’s first
strip shopping centers and is representative of
several older commercial shopping centers that
have grown up along the city’s arterial corridors,
particularly in the area to the south of the
Augusta’s downtown. Often, absentee owners of
these centers have little interest in or commitment
to the areas in which they are located. Many of
these centers adjoin residential neighborhoods,
which suffer because of the blighted condition
and unattractive uses in some of these properties.
Drive-by traffic has diminished because former
origins and destinations have shifted and are
better served by other arterial routes. Even
normally viable auto-oriented, out-parcel sites
are affected by these properties, given their size
and prominence. Other examples are found west
along the Gordon Highway, south on Deans
Bridge Road, and on Peach Orchard Road.
Figure 4-56. Travel Radius Map
Suburban
Augusta
6b Richmond Hill / Lumpkin Rd
6c Peach Orchard Shopping
FORT
GORDON
Wrightsboro
Gordon H i g h w a y
Walton Way
D e a n s B r i d g e R o a d
F a l l L i n e F r e e w a y
P e a c h O
r
c h
a
r
d
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s b o r o R o a d
W i n d s o r S p r i n g
M i k
e
P
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d
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e t t H i g h w a y
Washingt
o
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a
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B
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J
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x
press
way
BUSH
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6bButler Cre
ek
R
o
c
ky Cr e e k
R
a
e
s Creek
Spirit Creek
L i t t l e S p i r i t C r e e k
Mc Bean C
r
e
e
k
6c
6a
3-95[The Projects Appendix]
Figure 4-57. A new “Main Street” off Deans Bridge Road connects the Augusta Mini-Theatre to a new Urban Village and Town Green on the Southgate property.
Prototype Project 6a: Southgate Urban Village
Suburban Augusta
3-96 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Go
r
d
o
n
H
i
g
h
w
a
y
R o c k y C r e e k
SOUTH GATE:
URBAN VILLAGE
De
a
n
s
B
r
i
d
g
e
R
o
a
d
Milled
g
e
v
i
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t
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Peach
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Figure 4-58. Aerial view from west
3-97[The Projects Appendix]
The Scene at South Gate
Today
Gordon Highway, which runs along the
southern edge of Southgate, is no longer a major
retail corridor. Deans Bridge Road, today lined
with marginal and inappropriate uses for such
an important roadway, poorly serves people
arriving from the south into downtown Augusta
and the region’s major medical complex. Deans
Bridge Road, in this area, will become a major
segment of the proposed multi-modal “Augusta
Way”, the Southgate lies within this Agenda’s
proposed Augusta Priority Development
District, in which the “Augusta Way” runs,
linking downtown activities with the proposed
Rocky Creek Park. To the north and east are
struggling neighborhoods, which are further
impacted by the condition and activities of the
mall. Just across Deans Bridge and southward,
across the Gordon Highway are neighborhoods
that are largely cut off from Southgate by the
extraordinarily wide roadways and by the Rocky
Creek flood plain.
Goals and Objectives
• Regain this area’s economic viability by
developing higher and better uses to reverse
deterioration in this are.
• Reclaim and convert under-utilized parking
areas to new uses that increase density and
access to services.
• Make the area more accessible to nearby
residents arriving by foot, with strong
pedestrian connections to existing adjacent
neighborhoods,
• Transform the Southgate into a center for
urban neighborhood activities, by offering a
new, amenity-rich mixed-use area that offers
Augusta citizens an interesting and exciting
alternative to the typical subdivision,
• Provide ready access to downtown and
employment.
Illustrative
Development Program
Market Support
The Deans Bridge/Gordon Highway
intersection lies at the demographic center of
the City and enjoys significant potential market
strengths. However, deteriorating conditions in
some of the nearby neighborhoods contribute
to a general public perception of decline.
Gordon Highway and Deans Bridge Road uses
and configurations, with their lack of shade and
landscape, add to the image of this as a “drive
through” area.
The Establishment of the multi-modal corridor,
the Rocky Creek initiatives and converting this
segment of Gordon Highway into an urban
parkway, can change people’s opinions, but both
public infrastructure and private investment
must occur in tandem with each other.
Similarly, the development program anticipates
an aggressive effort at support of existing
homeowner rehabilitation and quality youth
services to increase the attractiveness of the area
as a place to live and shop. Nonetheless, housing
subsidies and public support of commercial
redevelopment efforts will be necessary to
attract these markets in a timely way.
Prototype Project 6a: Southgate Urban Village
Suburban Augusta
3-98 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 4-59. Illustrative Site Plan of South Gate Urban Village
3-99[The Projects Appendix]
Economic Development
Augusta can revitalize its older neighborhoods
through targeted development of mixed-use
centers at key intersections. Southgate Urban
Village is a prime example of the potential of
this approach. The area is deteriorating. The
existing Southgate Plaza has lost its market.
Through this effort, it will be revitalized and
reoriented to more effectively integrate with the
surrounding neighborhoods—rather than only
continuing the attempt to snag drive-by business
from the Gordon Highway.
Reinvestment in Southgate Mall and surround
properties will include partial redevelopment of
the center in a mixed-use model to expand its
customer base and rejuvenate this hub. Adding
270 units of owner and rental housing adjacent
to the commercial center will create a walkable,
more energy-efficient, more sustainable lifestyle.
New housing development will be coordinated
with programs of residential rehabilitation and
infill housing in the surrounding neighborhoods
and with the connection of the center to the
community through improved local circulation.
This revitalization will be stimulated through
streamlined and coordinated use of existing
economic and community development
incentives, programs, and policies.
Southgate’s success, as a targeted hub, will
benefit from a range of existing assets including
anchor retailers (Bi-Lo, for instance) and
cultural institutions (Augusta Mini Theatre,
Southside Tubman Family YMCA). The mixed-
use development program will create a model
revitalized center and support a broader array of
retailing and services. This center, strategically
located, could provide sufficient density to
become a hub for expanded and more frequent
public transportation services.
The Southgate Urban Village, focusing on
community revitalization by re-integrating jobs,
public services,and day-to-day convenience
shopping back into the neighborhood will
attract niche housing markets and provide a new
lifestyle option to attract people back to Augusta
and capture a larger share of the projected
90,000 person population growth in the next 20
years in the six-county region.
Public Sector Responsibilities
The most important public improvements in
this area focus on actions required to realize the
multi-modal “Augusta Way” along Deans Bridge
Road and to convert the segment of Gordon
Highway, from Deans Bridge to Peach Orchard
into a well-landscaped, multi-way boulevard,
with median, aka the Multi-way boulevard.
Other elements of public infrastructure include
new streets, avenues and open parking areas
within the Southgate Urban Village as well as
a number of parks and playgrounds. Funding
should be secured for the proposed expansion
of the Augusta Mini Theater.
Private Sector Opportunity
For the commercial component in particular,
this is largely a private sector initiative. South
Gate’s redevelopment depends upon private
sector lead, though the city can help with
infrastructure and even financing assistance,
potentially through state and federal programs
such as HUD’s 108 Program.
Prototype Project 6a: Southgate Urban Village
Suburban Augusta
3-100 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Conceptual
and
Illustra0ve
Program
and
Cost
Es0mate-‐
Project
#6a-‐
South
Gate
Urban
Village
Core
Development Unit Gross sf/unit Cost/sf $/Unit Qnty
Land and
Construction Cost Subtotals
Public
Infrastructure
Investment
Public Financing
for Development Private $Cost Totals
Demolision/ site Prep SF 10 120,000 1,200,000 1,200,000 500,000 700,000
Retro fit Mall Space SF 35 150,000 5,250,000 5,250,000 2,500,000 2,750,000
New Retail SF 70 40,000 2,800,000 2,800,000 1,225,000 1,575,000
Mini Theatre Expansion LS 3,000,000 3,000,000 450,000 2,550,000
Neighborhood Rehab Units SF 1,400 15 21,000 60 1,260,000 1,260,000 1,260,000 0
Apartments/ TownHouses- Rental SF 1,000 70 70,000 150 10,500,000 10,500,000 1,940,000 8,560,000
Single Family--Sales SF 1,800 70 126,000 80 10,080,000 10,080,000 3,760,000 6,320,000
Townhome--Sales SF 1,400 65 91,000 40 3,640,000 3,640,000 1,300,000 2,340,000
37,730,000 37,730,000 12,935,000 24,795,000
Soft @ 23% 8,677,900 100,000 5,702,850
13,035,000 30,497,850 $43,532,850
Roads
and
Parking
Type 1 Rd (New Boulevard)- Multi-Modal Corrdr)LF $1,330 5,200 $6,916,000 $6,916,000 6,916,000
Type 2 Rd (New Avenue)- LF $780 2,000 $1,560,000 $1,560,000 1,560,000
Type 3 Rd (New Local Street)LF 420 3,000 1,260,000 1,260,000 1,260,000
Gordon Highway Reconfig (DB to PO) LF $700 4,800 $3,360,000 $3,360,000 3,360,000
Surface Public Parking, say Spaces $2,000 400 800,000 800,000 800,000
13,896,000$ $13,896,000
Public
Open
Space 9
Town Green LS 1,500,000 1,500,000 1,500,000
Garden City LA Highlight Area Ea 40,000 2 80,000 80,000 80,000
Neighborhood Park LS 300,000 300,000 300,000
1,880,000 $1,880,000
other Units
other Ea 1 1 0 0
$0
Summary Total Residential 270 15,776,000 $13,035,000 30,497,850 $59,308,850
Infrastructure AE/Contingency 25% 3,944,000 $3,944,000
Rental Apts/ TwnHses--Avg. Cost $92,558 Development Contingency 7.5%3,264,964 $3,264,964
Single Family--Sales Prices $154,981 Cost of Sales (Sales Units Only) 7.0%1,065,000 $1,065,000
Townhome--Sales Prices $144,949 Profit (Sales Units Only) 15%2,325,000 $2,325,000
*Includes Soft + Profit/Contingencey TOTAL 19,720,000 $13,035,000 37,152,814 $69,907,814
28%19%53%100%
Figure 4-60. Illustrative Program and Cost Estimate
3-101[The Projects Appendix]
Housing development, potentially well in
excess of 500 units (including the 270 units
programmed for the South Gate Urban Village
site itself), would be comprised of denser garden
apartment and town house development within
the town center and along the multi-modal
corridor, with small lot single family units in
clusters and as in-fill, scattered throughout the
neighborhood. These are envisioned as largely
public/private partnerships, in part supported
through the City’s Housing and Community
Development Department.
Mix, Size and Prices
The program assumes a significant reduction of
retail space, with more removed than added in the
new configuration to a village center. The retail
mix would be repositioned as a locally-oriented
center offering a broad array of community-
oriented goods and services, as well as lunchtime
support for surrounding employment locations.
The current center includes about 320,000 sf
of gross commercial space, though much of it
is vacant. The anticipated reconfiguration calls
for demolition of approximately 120,000 sf of
this space; refurbishment of 150,000 of the
remaining 200,000 SF; and adding back 40,000
sf in new construction to achieve the desired
village dynamic. The resulting center would have
240,000 sf anchored by the existing grocery
store.
Residential components would include denser
apartment and town house development within
and adjacent to existing commercial, with
small lot single family dwellings infilling as
development moves out from the new village
center. Rents for apartments and town homes
are estimated to average $800, while sales are
targeted at $140,000 for 1,800 single family
residences and $100,000 for 1,400 town homes.
Realizing the Project
Finding the Champions
The Champions for this development will be
private sector interests working with the City,
the Augusta Mini-Theater and the Board of
Education. First priority is site assembly, which
would likely be coordinated by the Augusta Civic
Realty Trust (CRT). The City should commit
to specific public infrastructure expenditures.
Private redevelopment could be on a parcel
by parcel basis by private development groups
formed expressly for this purpose.
Project Concept
The rebuilding of deteriorating South Gate
Mall into an urban village is the obvious first
step, given in part to the fact that land assembly,
even incorporating the Mini Theater property,
is relatively easy. The logical attendant effort
should focus on adjacent properties along the
eastern side of Deans Bridge Road and on
parcels within the surrounding neighborhood,
particularly between South Gate and the
Wilkinson Gardens Elementary School and the
adjacent YMCA.
Prototype Project 6a: Southgate Urban Village
Suburban Augusta
3-102 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 4-61. Proforma for Project #6a, Southgate Urban Village
Phase 1 Financial Analysis
Development of the South Gate Urban
Village will require a multi-component effort—
commercial redevelopment, rental housing
development, and sales housing. The total
on-site development program is over $60 million,
including more than $30 million in housing
activity, more than $20 million in commercial
revitalization, $6 million in on-site public
infrastructure, and the $3 million expansion of
the Augusta Mini Theatre.
A blend of debt from private and public sources
can effectuate the repositioning of the South
Gate retail component. Even with a modest
average rent of $11 triple net, the facility can
support the more than $12 million in new private
and public source debt necessary to rejuvenate
and reposition the facility around the publicly-
financed Town Green. After debt service, the
economics of the project provide the owner
with a 10% return on the $8.6 million current
value of the facility.
Project #6a: Southgate Urban Village
Commercial Development Program
240,000 SF Retail/Commercial
Development Budget
Private Commercial Development
In-Place Value $8,600,000
Demolition/Infrastructure (120,000 SF @ $10)$1,200,000
Store Retrofit (150,000 SF @ $35) $5,250,000
New Construction (40,000 SF @ $70) $2,800,000
Soft Costs @ 23%$2,125,000
Contingency @ 7.5%$850,000
Total Private Development Costs $20,825,000
Town Green $1,725,000
Total Development Costs $22,550,000
Sources of Funds
Private Equity (Current Value)$8,600,000
First Mortgage Debt $8,000,000
Subordinated Debt (Public Source)$4,225,000
Town Green--Public Infrastructure $1,725,000
Total Sources of Funds $22,550,000
Income & Expense Pro Forma
Rents (240,000 SF @ $11/SF Average)$2,640,000
Vacancy (7%)-$185,000
Operating Expense (Net of Tenant Pass Through) -$480,000
Net Operating Income $1,975,000
First Debt Service (6.5%/20 Yr)$725,000
Subordinated Debt Service (6%/19 Yr)$380,000
Cash Flow $870,000
Return on Equity 10.12%
3-103[The Projects Appendix]
Project #6a: Southgate Urban Village
Sales Housing Development Program
80 Small Lot Single Family Homes/40 Townhomes
Development Budget
Private Residential Development
Construction SFR (80 @ 1,800 SF @ $70) $10,080,000
Construction Townhome (40 @ 1,400 SF @ $65) $3,640,000
Soft Costs @ 23%$3,150,000
Total Private Development Costs $16,870,000
Local Streets & Neighborhood Park $2,500,000
Total Development Costs $19,370,000
Sources of Funds
Net Sales Proceeds $11,810,000
Subsidy (Public Source)$5,060,000
Streets & Park--Public Infrastructure $2,500,000
Total Sources of Funds $19,370,000
Sales Pro Forma
Single-Family Homes (80 @ $140,000)$11,200,000
Townhomes (40 @ $100,000)$4,000,000
Cost of Sales (7%)-$1,065,000
Net Funds for Development & Profit $14,135,000
Sales Proceeds for Development Costs $11,810,000
Profit $2,325,000
Profit As Percent of Sales 15.30%
Project #6a: Southgate Urban Village
Rental Housing Development Program
150 Units Rental Townhomes/Garden Apartments
Development Budget
Private Residential Development
Construction (150,000 SF @ $70) $10,500,000
Soft Costs @ 23%$2,425,000
Contingency @ 7.5%$975,000
Total Private Development Costs $13,900,000
Parking & Local Streets $2,000,000
Total Development Costs $15,900,000
Sources of Funds
Private Equity $1,960,000
First Mortgage Debt $10,000,000
Subsidy (Public Source)$1,940,000
Parking & Streets--Public Infrastructure $2,000,000
Total Sources of Funds $15,900,000
Income & Expense Pro Forma
Rents (150 Units @ $800/Month Average)$1,440,000
Vacancy (7%)-$100,000
Operating Expense -$540,000
Net Operating Income $800,000
First Debt Service (4.5%/30 Yr)$615,000
Cash Flow $185,000
Return on Equity 9.44%
Prototype Project 6a: Southgate Urban Village
Suburban Augusta
3-104 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 4-62. Overall Time Table
The 150-unit rental development is economically
viable at $800 average rents for a typical 1,000
SF unit provided a modest 15% public subsidy
of housing development costs is available and
public investment provides parking and local
street infrastructure.
Upgrading the market for sales housing is
critically important to the overall revitalization
of the area and to establish values that spill
over into adjoining older subdivisions and
neighborhoods. Sales prices have been targeted
for new construction at the Urban Village at
$140,000 for 80 1,800 sf small-lot single family
homes and $100,000 for 40 1,400 sf town homes.
At these sale prices, developers can successfully
develop these units with public support for
construction of local streets and with housing
development subsidy funds averaging 30% of
costs
Key Early Actions and Overall
Timetable
As part of the Priority Development District,
implementation work should begin at once
following City Commissioner approval of the
Augusta Sustainable Development Agenda.
The city should immediately devise an overall
strategy to build a public/private partnership
for this project. A key first step is to begin a
dialogue with the current owners to engage
them in this effort.
A master Area Action Plan should be developed
to guide both public and private efforts, to further
refine participant roles and the actual program
and the urban design framework. Placement of
the proposed infrastructure improvements on
a priority list of SPLOST or other funding is
critical, given the inevitable lead times.
3-105[The Projects Appendix]
Applying this
Agenda’s Sustainable
Development
Recommendations
Aging commercial strip corridors are common
in Augusta, with many of them losing their
attractiveness in the market. This Agenda’s
recommendations are intend to provide guidance
on revitalization methods for these commercial
areas in order to accommodate economic
growth, reuse land already serviced by existing
infrastructure and improve the environmental
quality of new development through better site
design and building code standards.
Land Development Regulations
This strategy assumes that the city will make the
zoning adjustments necessary to create a high
density, mixed-use center in this part of Augusta.
Particularly important is the creation of a
Urban Priority Project Overlay District, (See
Appendix 2: “Designate Zoning Overlay Districts for
Priority Projects to Encourage Quality Development”
on page 4-36), to enable a more focused site plan
review based on Traditional Neighborhood
Design standards. This district should include
guidelines to orient buildings to activate streets,
provide a central focus through a town square or
plaza, design streets around pedestrian comfort,
and provide a network of small blocks..
Prototype Project 6a: Southgate Urban Village
Suburban Augusta
3-106 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Open Space and the Environment
A well-treed corridor of sidewalks and a wide
greenway, with bike path and a potential future
dedicated transit way run the length of the
corridor linking a number of existing play fields,
currently operated by the school system and the
Southside YMCA.
Transportation Linkages
As described above, the Gordon Highway
will be converted into a broad, Multi-Modal
Boulevard, from Highland to Peach Orchard
Road, thus immediately giving the area a more
positive image.
This Agenda’s proposed Multi-modal Boulevard,
hereafter, “Augusta Way”, runs along the Dean
Bridge alignment on the western edge of this
project area. This roadway will be reduced to
two lanes in each direction, with turn lanes
at key intersections, with a wide, landscaped
median, sidewalks and safe crosswalks. A twelve-
foot wide multipurpose lane is built within wide
landscaped shoulders, completing the Garden
City Boulevard effect. A number of new streets
are proposed to develop to urban, “village”
framework and they connect to adjacent uses
and into the surrounding street network.
A number of new streets are proposed to develop
to urban, “village” framework and they connect
to adjacent uses and into the surrounding street
network.
Wetlands
1% Annual Chance
Flood Hazard
0.2% Annual Chance
Flood Hazard
Land already Under
Conservation
Figure 4-63. Primary Conservation Resources on the South Gate site
At Southgate Urban Village, this system should
tie directly into the shaded sidewalks and bike
lanes constructed as part of the town center
redevelopment. Several larger open space
elements here include parkland associated with
the Augusta Mini Theater, a new Town Green
and several small neighborhood parks. New
streets with landscaped medians are proposed in
several strategic locations.
3-107[The Projects Appendix]
Adjacent development on the multi-modal
corridor is geared to denser residential uses,
vehicular service to these buildings should be
from the rear streets or along secondary loop
or frontage roads in order to maintain safe
circulation adjacent this high volume corridor.
Neighborhood and Community
Development
An important urban infill prototype, Southgate
Urban Village will link struggling existing
neighborhoods across new development and
key corridors. Straightforward circulation
within the Southgate Village that accommodates
a safe range of travel options through the
neighborhood and to local goods and services
is important both in defining an attractive,
desirable place to live and in serving as a catalyst
for further revitalization in adjacent residential
zones.
Infill housing built largely on reclaimed, under-
utilized parking and retail space should be dense
and diverse in to make optimal use of the
land, ensure walkability, and provide proximate
residential options for employees along the jobs
corridor.
The Agenda also calls for the eventual
redevelopment of most land in this Deans Bridge
Road segment of the multi-modal “Augusta Way”
into denser residential uses, served by the transit
corridor to places of employment and further
enlarging the customer base for the town center.
In addition to the proposed neighborhood-scale
commercial development, Southgate Urban
Village and the surrounding neighborhoods will
be served by the existing larger retail outlet and
grocery store as well as by existing local cultural,
recreational, and educational amenities. Located
in the Priority Development District, Southgate
will also benefit from direct access both to
downtown and points south.
Prototype Project 6a: Southgate Urban Village
Urban Augusta
3-108 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
7. Neighborhood Revitalization
Of the several opportunities for preserving inner-ring neighborhoods, shown in the locator map on the right, the site along
Martin Luther King Boulevard and the 15th Street Corridor was determined to be the most representative.
Prototype Project #7a:
Oates Creek Neighborhood
Overview
Suburban flight and sprawl have gutted many
of the inner neighborhoods of Augusta. This
deterioration is common in both the inner-city
and in the early, post World War II suburbs.
Arterial highways with nearly continuous
commercial use along the margins add to the
problem. Those who can afford to, particularly
stable families who could be part of a turn-
around, find the issues overwhelming, often
relocate to newer suburban communities, taking
with their money and their energy with them. In
the case of Augusta, they often leave the city
altogether and move to neighboring Colombia,
McDuffie or Aiken Counties. This trend started
in downtown Augusta, but has extended
southward and westward into the older suburbs.
.
Figure 4-64. Travel Radius Map
FORT
GORDON
Wr ightsboro
Gordo n H i g h w a y
Walton Way
D e a n s B r i d g e R o a d
F a l l L i n e F r e e w a y
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Spirit Creek
L i t t l e S p i r i t C r e e k
Mc Bean C
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7d7a
7a Oates Creek
7b Upper Broad Street
7c Bethlehem 7d Laney Walker
Suburban
Augusta
7b
7c
Prototype Project 7a: Oates Creek Neighborhood Revitalization
3-109[The Projects Appendix]
Figure 4-65. View of urban neighborhood along a well-treed “Augusta Way” boulevard with multiple methods of transportation, including bike, pedestrian, low-speed electric vehicle, transit, and automobiles.
Urban Augusta
3-110 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Martin L
u
t
h
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r
K
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n
g
B
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l
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15
t
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t
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e
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15th A
v
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n
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OATES CREEK
NEIGHBORHOOD
REVITALIZATION
Figure 4-66. Aerial view from west
Prototype Project 7a: Oates Creek Neighborhood Revitalization
3-111[The Projects Appendix]
The Oates Creek Area
Today
The existing roadway corridor is inadequate
to the needs of today, with most of the city’s
population being in the south and with this route
being virtually the only and most direct corridor
to the medical centers and to the downtown.
The area is perceived as dangerous and rift with
crime.
Abandoned businesses, junk yards, body shops,
marginal used car lots and other related ventures
line the corridor. This is part due to flooding
issues that recent flood control efforts, which
channelized the creek, have supposedly resolved.
Much of the land is underdeveloped. The result
is that there are large tracts of land that could be
used to rebuild upon.
There are a number of churches in the area,
which could lead this revitalization, the most
prominent being the Good Shepherd Baptist
Church, which has already assembled significant
land around its perimeter with this in mind. This
Agenda should help them and will build upon
their initiatives.
Goals and Objectives
• Demonstrate, in this central location, that a
healthy, safe, vibrant and desirable
community can re-emerge.
• Build a broad based public/private
collaboration, using the proposed Fifteenth
Street /Milledgeville Road Widening project
as catalyst for a multi-modal corridor, the
proposed “Augusta Way”, to redefine this
area,
• Bring them back. Bring them back in greater
numbers befitting from this “near-in”
location.
• Respect the historic importance of this area
and preserve the significant historic
properties and adjoining neighborhoods that
remain here.
Illustrative
Development Program
Market Support
Despite the fact that this area is one of the most
depressed parts of the city, it is centrally located
and sits astride a logical growth corridor for the
city. Once public infrastructure improvements
are made and initiatives have been undertaken
to rejuvenate the surrounding neighborhood,
the market can change dramatically. Initial
development will need to establish a market
through highly competitive pricing, quality
product, and compacted development intent on
establishing positive micro-environments within
the community.
Economic Development
Redevelopment of the Oates Creek
Neighborhood provides the opportunity for a
careful program of new housing development,
infill housing, and housing rehabilitation that
will connect the key mixed-use developments
of Rocky Creek and Southgate Urban Village
at Gordon Highway and Deans Bridge with
the on-going revitalization efforts in Laney
Walker/Bethlehem. These efforts will coincide
with planned reconstruction of the 15th Street/
MLK/Milledgeville Road corridor (“Augusta
Way”) and provide an important economic and
visual connection to Downtown Augusta.
Urban Augusta
3-112 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 4-67. Illustrative Site Plan of Oates Creek Neighborhood and Community Development
Prototype Project 7a: Oates Creek Neighborhood Revitalization
3-113[The Projects Appendix]
The overall development program for this area,
likely to be completed over a 10 to 20 year
period, includes a total of 900 new housing
units in part tied to the reconstruction of the
Cherry Tree Crossing and Dogwood Terrace
public housing developments. This program
includes an 80-unit senior housing development
and 80 units of single family home sales
housing in Phase 1. Phase 2—likely to occur
in multiple developments—would provide 370
units of additional affordable, workforce, and
market rate rental housing and 370 additional
new homes for sale. An on-going program of
neighborhood preservation on the surrounding
blocks would include residential rehabilitation
and limited infill housing. Modest retail node
along the corridor at key intersections will
complement this development.
The Oates Creek Neighborhood Revitalization
will be further benefited from the strong local
presence of institutional, cultural and faith-based
organizations such as local churches, Josey High
School and other Board of Education facilities,
the Augusta Mini Theatre, and the Southside
Tubman Family YMCA. These organizational
supports will help solidify the neighborhood as
a positive environment for families buying and
renting here.
Public Sector Responsibility
The major public infrastructure improvement for
this Prototype Project will be the reconstruction
of the Fifteenth Street/MLK Boulevard/
Milledgeville Road/ Deans Bridge Road corridor
into a the first complete segment of a central
north to south multi-modal boulevard, i.e. the
“Augusta Way”.
The general use framework for this corridor
is proposed to be higher density residential,
with convenience commercial targeted at key
intersections. The city would take an active role
in creating a viable setting to attract private
development by establishing a 160-foot corridor
width and preventing any new development from
occurring within that zone. The city’s Land Bank
should aggressively work to assemble parcels for
redevelopment and assist in relocation of non-
desirable uses, such as junk yards, and marginal
or undesirable commercial uses.
The city should assist in the development of a
new commercial/light industrial park along the
railroad between Olive Road and the Castlebury’s
facility. This convenient location could serve as
a relocation area for similar businesses displaced
within the corridor as redevelopment progresses.
Finally, the City’s Department of Housing
and Community Development should actively
expand its neighborhood rehabilitation
programs into this area.
Private Sector Opportunities
On larger parcels, private development of
higher density mixed income housing would be
the primary use. Site assembly and disposition
would be managed by the city’s Land Bank.
This could be done in conjunction with local
community development corporations, religious
organizations or property owners,
A major part of the redevelopment of this
area can be undertaken through public/
private partnerships similar to those between
the Augusta Housing Authority and private
developers at Underwood Homes. This could
come under one of the emerging programs
of the federal government Department of
Housing and Urban Development. Specifically,
Urban Augusta
3-114 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Conceptual
and
Illustra0ve
Program
and
Cost
Es0mate-‐
Project
#7a-‐
Oates
Creek
Neighborhood
Revitaliza0on
Unit Gross sf/unit Cost/sf $/Unit Qnty
Land and
Construction Cost Subtotals
Public
Infrastructure
Investment
Public Financing
for Development Private $Cost Totals
Demolision/ site Prep SF 5 50,000 250,000 250,000 250,000 0
New Retail (Intersection convenience) SF 70 12,000 840,000 840,000 840,000
Neighborhood Rehab Units SF 1,400 15 21,000 100 2,100,000 2,100,000 2,100,000 0
Phase 1--Senior Rentals SF 700 80 56,000 80 4,480,000 4,480,000 1,800,000 2,680,000
Phase 1- Sales Housing SF 1,800 70 126,000 80 10,080,000 10,080,000 4,000,000 6,080,000
Phase 2- Sales Housing SF 1,543 70 108,027 370 39,970,000 39,970,000 14,000,000 25,970,000
Phase 2 Rental Townhomes/Apartments SF 1,216 70 85,135 370 31,500,000 31,500,000 7,750,000 23,750,000
89,220,000 89,220,000 29,900,000 59,320,000
Soft @ 23% 20,520,600 6,417,600 13,620,000
109,740,600 36,317,600 72,940,000 $109,257,600
Type 1 Rd (New Boulevard)- Multi-Modal Corrdr)LF $1,330 8,000 $10,640,000 $10,640,000 10,640,000
Type 2 Rd (New Avenue)- LF $760 1,000 $760,000 $760,000 760,000
Type 3 Rd (New Local Street)LF $420 8,000 3,360,000 3,360,000 3,360,000
Existing Street Improvements (StreetScaping) LF $200 4,800 960,000 960,000 960,000
Surface Public Parking Spaces $2,000 40 80,000 400,000 400,000
16,120,000$ $16,120,000
9
Town Green LS 1,000,000 1,000,000 1,000,000
Garden City LA Highlight Area LS 40,000 2 80,000 80,000 80,000
Neighborhood Parks (2)LS 200,000 2 400,000 400,000 400,000
1,480,000 $1,480,000
Units
Shiloh Rehabilitation LS 500,000 1 500,000 $500,000 500,000
500,000 $500,000
Summary Total Residential 900 18,100,000$ $36,317,600 72,940,000$ $127,357,600
Unit Values Infrastructure Contingency 25% 4,525,000 4,525,000
Senior Rentals--Phase 1 $74,100 Development Contingency 7.5%2,723,820 5,470,500 8,194,320
Single Family--Sales- Phse 1 $120,000 Cost of Sales (Sales Units Only)7%$3,570,000 3,570,000
Single Family--Sales- Phse 2 $130,000 Profit (Sales Units Only) 15%$8,080,000 8,080,000
Rental Townhomes/Apartments $95,000 TOTAL 22,625,000$ $39,041,420 90,060,500$ $151,726,920
TH Sales Phase 2 $112,600 % of Total 14.9%25.7%59.4%100%
Core
Development
Roads
and
Parking
Public
Open
Space
other
Figure 4-68. Illustrative Program and Cost Estimate
Prototype Project 7a: Oates Creek Neighborhood Revitalization
3-115[The Projects Appendix]
the strategy would be to redevelop the Cherry
Tree Crossing and Dogwood Terrace public
housing projects as mixed-income developments
and to integrate low and moderate housing
development onto other smaller scattered
parcels in the neighborhood.
Mix, Size and Prices
The program assumes conversion of most of the
property within this area to urban residential and
support uses and services. Small, neighborhood
oriented retail/commercial nodes with a total of
12,000 sf of additional retail space are imagined
at the intersection of 15th and MLK, as well as at
Milledgeville/Deans Bridge.
Residential components would include denser
apartment and town house development along
the new “Augusta Way”, with small lot single
family dwellings infilling in the rear.
The typical senior apartment is small,
approximately 700 sf, and rents are estimated
to average $475 per month. Phase 2 apartments
and town homes, at an average size of 1,200 sf,
are estimated to rent for an average $650. These
are estimated average rents as the financing
program identified for each development will
determine much of the rent structure.
We have targeted a Phase 1 sales price point
of $120,000 for the 1,800 sf single family
homes. This price point needs to be set highly
competitively to attract moderate income home
buyers to begin the revitalization process. In
Phase 2 we target an average price increase to
$130,000 for the 1,800 single family residences
and set $95,000 as the likely price for the 1,400
sf town homes.
Realizing the Project
Finding the Champions
The primary champions for this development
would be the Good Shepherd Baptist Church,
other local churches, and active neighborhood
groups. The City should commit to specific
public infrastructure expenditures and commit
the resources of various departments and
authorities to this effort. Private developers
would likely partner with locally-based
community development corporations, or with
the Augusta Housing Authority.
Start-up Project Concept
The core idea is to start the revitalization of this
area on land currently owned and controlled by
the Church of the Good Shepherd. Adjacent and
other nearby properties should be added as they
become available. Properties that will have been
acquired by the Georgia DOT as part of the
road widening process should be incorporated
if they include, remnant available land. The City
should embark on an active property acquisition
and land banking program throughout this area.
Urban Augusta
3-116 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 4-69. Proforma for project #7a, Oates Creek Neighborhood Revitalization
Phase 1 Financial Analysis
Development of the Oates Creek Neighborhood
will require multiple developments of both
rental and sales housing. The total development
program is over $120 million in 2010 pricing,
including a Phase 1 of nearly $20 million.
The 80-unit senior rental development is
economically viable at $475 average rents for
a typical 700 SF unit. This results in a $6.4
million development provided there is support
from an approximately 40% public subsidy
of housing development costs and public
investment provides parking, parks, and local
street infrastructure.
For the Phase 1 sales housing, prices have been
targeted for new construction at $120,000 for 80
1,800 sf small-lot single family homes. At these
sale prices, developers can successfully develop
these units with public support for construction
of local streets and with housing development
subsidy funds averaging 40% of costs.
Project #8a: Oates Creek Neighborhood Revitalization
Phase 2 Sales Housing Development Program
180 Small Lot Single Family Homes/190 Townhomes
Development Budget
Private Residential Development
Construction SFR (180 @ 1,800 SF @ $70)$22,680,000
Construction Townhome (190 @ 1,400 SF @ $65) $17,290,000
Soft Costs @ 23%$9,190,000
Total Private Development Costs $49,160,000
Parking, Local Streets & Parks $3,800,000
Total Development Costs $52,960,000
Sources of Funds
Net Sales Proceeds $31,960,000
Subsidy (Public Source)$17,200,000
Streets--Public Infrastructure $3,800,000
Total Sources of Funds $52,960,000
Sales Pro Forma
Single-Family Homes (180 @ $130,000)$23,400,000
Townhomes (190 @ $95,000)$18,050,000
Cost of Sales (7%)-$2,900,000
Net Funds for Development & Profit $38,550,000
Sales Proceeds for Development Costs $31,960,000
Profit $6,590,000
Profit As Percent of Sales 15.90%
Prototype Project 7a: Oates Creek Neighborhood Revitalization
3-117[The Projects Appendix]
Project #8a: Oates Creek Neighborhood Revitalization
Phase 1 Sales Housing Development Program
80 Small Lot Single Family Homes
Development Budget
Private Residential Development
Construction SFR (80 @ 1,800 SF @ $70)$10,080,000
Soft Costs @ 23%$2,320,000
Total Private Development Costs $12,400,000
Parking, Local Streets & Parks $500,000
Total Development Costs $12,900,000
Sources of Funds
Net Sales Proceeds $7,440,000
Subsidy (Public Source)$4,960,000
Streets, Parking & Parks--Public Infrastructure $500,000
Total Sources of Funds $12,900,000
Sales Pro Forma
Single-Family Homes (80 @ $120,000)$9,600,000
Cost of Sales (7%)-$670,000
Net Funds for Development & Profit $8,930,000
Sales Proceeds for Development Costs $7,440,000
Profit $1,490,000
Profit As Percent of Sales 15.52%
Project #8a: Oates Creek Neighborhood Revitalization
Senior Housing Development Program
80 Units Senior Rental Housing
Development Budget
Residential Development
Construction (56,000 SF @ $80)$4,480,000
Soft Costs @ 23%$1,030,000
Contingency @ 7.5%$420,000
Total Private Development Costs $5,930,000
Parking, Local Street & Neighborhood Park $500,000
Total Development Costs $6,430,000
Sources of Funds
First Mortgage Debt $3,730,000
Subsidy (Public Source)$2,200,000
Streets, Parking & Parks--Public Infrastructure $500,000
Total Sources of Funds $6,430,000
Income & Expense Pro Forma
Rents (80 Units @ $475/Month Average)$457,000
Vacancy (5%)-$23,000
Operating Expense -$200,000
Net Operating Income $234,000
First Debt Service (4%/30 Yr)$214,000
Cash Flow $20,000
Urban Augusta
3-118 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Project #8a: Oates Creek Neighborhood Revitalization
Phase 2 Rental Housing Development Program
370 Units Rental Townhomes/Garden Apartments
Development Budget
Private Residential Development
Construction (450,000 SF @ $70)$31,500,000
Soft Costs @ 23%$7,250,000
Contingency @ 7.5%$2,900,000
Total Private Development Costs $41,650,000
Parking, Local Streets & Parks $3,800,000
Total Development Costs $45,450,000
Sources of Funds
Private Equity (Tax Credit)$12,500,000
First Mortgage Debt $19,600,000
Subsidy (Public Source)$9,550,000
Streets, Parking & Parks--Public Infrastructure $3,800,000
Total Sources of Funds $45,450,000
Income & Expense Pro Forma
Rents (370 Units @ $650/Month Average)$2,885,000
Vacancy (7%)-$200,000
Operating Expense -$1,330,000
Net Operating Income $1,355,000
First Debt Service (4.5%/30 Yr)$1,200,000
Cash Flow $155,000
Prototype Project 7a: Oates Creek Neighborhood Revitalization
3-119[The Projects Appendix]
Figure 4-70. Overall Time Table
Key Early Actions and Overall
Timetable
Following City Commissioner approval of this
Augusta Sustainable Development Agenda
(ASDA), highest priority is to engage Georgia
DOT in the continuing dialogue about required
alignment and details adjustments to their
current 15th Street project. Determinations also
need to be made as to whether land, formerly
designated as being in the flood plain, is now
fully buildable following recent storm water
system improvements along Oates Creek.
The city should immediately devise an overall
strategy to implement the larger “Augusta Way”
concept as a major catalyst for redevelopment.
This would likely involve joint development with
the Augusta Housing Authority. This would be
a master Area Action Plan that benefits from
participation of the entire community and well
as city official and local institutions. It would
guide both public and private efforts, further
refine participant roles and the actual program,
as well as develop a coherent business relocation
plan and set the overall urban design framework.
Funds should to found to acquire the land needed
to realize the greenway element. Placement of
the proposed infrastructure improvements on
a priority list of SPLOST or other funding is
critical, given the inevitable lead times.
Concurrently, begin a dialogue with the current
owners and interest groups to engage them in
this effort, beginning with the local churches,
the “Y”, and the schools.
Urban Augusta
3-120 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Applying this
Agenda’s Sustainable
Development
Recommendations
Several of the Guiding Policies of the
Comprehensive Plan support the redevelopment
and infill of older neighborhoods. This
Agenda works in tandem with these policies to
promote infill housing as a Smart Growth land
development practice in Augusta’s Urban and
Suburban areas. This sustainable strategy makes
use of existing infrastructure by reconnecting
neighborhoods that have been severed by
infrastructure or poor performance.
Land Development Regulations
This project references the “Segments
Between the Major Intersections: Corridor
Revitalization Strategy Two”, (See Appendix
2: “Corridor Segments Between the Major Intersections”
on page 4-53, from this Agenda’s Sustainable
Development Recommendations. This strategy
suggests supporting housing opportunities
in places where there are no viable commercial
enterprises existing. This idea can be further
supported by an independent economic study
that demonstrates how market demand for retail
can no longer provide expected profits, and how
“trading in” retail entitlements for higher density
residential entitlements will be more lucrative to
property owners in the long term.
Open Space and the Environment
This area has a good base of public open space
including ball fields at The Shiloh facility, the
athletic fields at Josey High School, and the
Tubman YMCA fields on MLK Boulevard.
There is a dangerous, narrow railroad underpass
connection to Pendleton Park.
This project would create a broad multi-purpose
greenway corridor through this area as part
of the proposed “Augusta Way”. In addition,
neighborhood parks would be established as part
of the new residential developments. Particular
attention should be given to the Oates Creek
corridor.
Wetlands
1% Annual Chance
Flood Hazard
0.2% Annual Chance
Flood Hazard
Existing Parks
Figure 4-71. Primary Conservation Resources on Oates Creek Neighborhood and Community Development site
Prototype Project 7a: Oates Creek Neighborhood Revitalization
3-121[The Projects Appendix]
Transportation Linkages
The proposed Augusta Parkway, a tree-lined,
multi-modal corridor, will run through this
project area. Properly proportioned, this
Georgia DOT roadway project offers the
opportunity to create and aesthetically attractive
arterial route linking the new employment
centers, rejuvenated neighborhoods, and vibrant
businesses to the rest of urban Augusta. It will
become a preferred travel route, as the best
direct connection between South Augusta and
downtown.
The roadway will be increased to two lanes in
each direction, with turn lanes at key intersections,
and a wide, landscaped median. With sidewalks
and safe crosswalks. A parallel multi-purpose
path is built within wide green zone shoulders,
completing the Garden City Boulevard effect.
This multi-modal corridor is also a key
opportunity for transit route (bus, electric jitney
or future railed trolley) that would link the
proposed main transportation center downtown
to four of the prototypical projects that are
major emphasis of the Agenda.
Several new city streets are proposed to be added
to urban neighborhood framework, to create the
new housing sites and to connect to adjacent
uses and the surrounding street network.
Neighborhood and Community
Development
The initial MLK/15th Street widening project
will be an catalytic event along “Augusta Way”,
offering the opportunity of revitalizing both
sides of the corridor and giving the boulevard
a sense of being part of a neighborhood
rather than simply running through it. This
pleasant multi-modal parkway will also vitalize
the proposed residential area, as well as assist
improvement efforts in adjacent distressed
neighborhoods.
Similar to the on-going Laney Walker/
Bethlehem revitalization efforts, the area’s
historical context is one of its greatest assets.
The projected residential development should
follow the traditional grid layout found northwest
and southeast of the project area. A specific
architectural vernacular should also tie new units
closely to the existing neighborhoods. Combined
with a network of tree-lined, pedestrian friendly
streets that relate the new development to both
the existing neighborhoods and the “Augusta
Way”, the combination of new development
and infill projects should result in a traditional
neighborhood feel that will create an attractive,
connected and desirable place to live.
Urban Augusta
3-122 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
7. Neighborhood Revitalization
Of the several opportunities for preservation of unique farm settings shown in the locator map on the right, the site along
Deans Bridge Road was determined to be the most representative.
Prototype Project #7b:
Upper Broad Revitalization
.Overview
There are a number of unique sites within
Augusta, which can become very attractive and
unique places to live. This is particularly true at
historic nodes and in waterfront areas.
In order to attract a broad spectrum of
household types, including those with significant
disposable income, Augusta must identify and
maximize the potential of these sites.
With few exceptions, these sites are within
neighborhoods that can benefit directly from
more up-scale development. Examples include:
the Lake Olmstead area; along the First Level
Canal in Harrisburg; around Dyess Park, and
along the river at Sand Bar Ferry Road. In each
case, revitalization efforts within the surrounding
neighborhoods are key to the success of both
the old and new communities.
Figure 4-72. Travel Radius Map
FORT
GORDON
Wr i ghtsboro
Gordo n H i g h w a y
Walton Way
D e a n s B r i d g e R o a d
F a l l L i n e F r e e w a y
P e
a c
h
O
r
c h a
r
d
O
l
d
W
y
a
n
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s b o r o R o a d
W i n d s o r S p r i n g
M i k
e
P
a
d g
e t t H i g h w a y
Washingt
o
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R iverwatch Parkw
a
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I -5 2 0
B
o
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BUSH
FIELD
Butler Creek
R
o
c
k
y Cr e e k
R
a
e
s Creek
Spirit Creek
L i t t l e S p i r i t C r e e k
Mc Bean C
r
e
e
k
7d
7b
U r b a n
Augusta
7a
7c
7a Oates Creek
7b Upper Broad Street
7c Bethlehem 7d Laney Walker
Broad
S
t
r
e
e
t
3-123[The Projects Appendix]
Prototype Project 7b: Upper Broad Neighborhood Revitalization
Figure 4-73. With the new boathouse, loop trail, and water view residences, Upper Broad Street is poised to become a very desireable residential corridor.
Urban Augusta
3-124 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 4-74. Aerial view from west
3-125[The Projects Appendix]
Upper Broad Today
Beautiful Lake Olmstead and its well designed
park, sit at the western end of Broad Street. A
recently renovated low-income public housing
project sits prominently across the street to the
south. This end of Broad Street provides a direct
connection between the downtown Augusta
and the site of one of the world’s best known
sporting events, the Masters Golf Tournament.
The historic neighborhood through which
it passes today is rundown, unattractive and
uncomfortable, for both the people living here
and the national and international visitors who
come to Augusta and the Augusta National
Golf Club each year.
The Lakemont Neighborhood Association,
representing homeowners just west of Lake
Olmstead, have proposed a series of exciting and
worthwhile open space improvements along the
lake including a multi-purpose loop path, a new
fishing pier at the north end of the lake, and a
recreated boathouse area at the southern end of
the lake. This work would include the redesign
of the western terminus of Broad Street, which
is unnecessarily wide at this point.
Land at the lower end of the lake is very much
under-utilized, including a business selling
portable sheds, a cell phone tower and a dry
cleaner that occupies the area with the very
best views of the lake and the adjacent upscale
neighborhood along Rae’s Creek.
The owners of the local minor league franchise,
the Augusta Green Jackets, want to move the
team from its present stadium adjacent the lake,
to a new facility downtown on the river. If this
move is successful, the present ball park site and
key land around it, including the National Guard
armory, the animal rescue facility and the radio
station could be reconfigured into a remarkable
residential community focused on the lake and
the Augusta Canal and all their recreational
resources.
Upper Broad Street was historically home to
a working class community tied to the nearby
mills. Broad Street was and still is residential in
character; however, haphazard commercial uses
have crept in over the decades leaving the area
today rundown and extremely unattractive.
The major historic mill complexes are owned
by the Augusta Canal Authority. The Sibley
is vacant, though it still generates significant
hydropower. The historic King Mill is also
vacant and there is a large amount of vacant land
along Broad Street. The Canal Authority should
develop an integrated long range program for
rehabilitating this area.
Goals and Objectives
• Make Upper Broad into a beautiful
residential oriented spine for Harrisburg,
• Limit neighborhood ser vices and
convenience retail needs to nodes at key
intersections,
• Reduce the public housing stigma through
additional landscaping and services programs
at the Housing Authority area,
• Develop high-end waterfront residential uses
as feasible, with connections into the abutting
neighborhoods,
• Improve access, safety and enjoyment of the
park and lake.
• Reinforce the Augusta Canal National
Historic Area, potentially by reuse of the
Sibley Mill.
Prototype Project 7b: Upper Broad Neighborhood Revitalization
Urban Augusta
3-126 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 4-75. Aerial view from south
3-127[The Projects Appendix]
Illustrative
Development Program
Market Support
With its proximity to water, dedicated
multipurpose paths to downtown and to canal-
side recreation, coupled with its location adjacent
stable neighborhoods to the south and west, the
Area around Lake Olmstead is in a strong and
unique market position.
The key to success of the along Broad Street
will be a aggressive streetscaping program that
changes the image of the public space, coupled
with rezoning and an equally robust residential
rehabilitation and infill program along Broad
Streets, as well as parallel streets to the immediate
north and south.
A key factor will be the successful realization of
the new Kroc Center, whose stated purpose is to
act as catalyst for neighborhood stabilization and
revitalization. Eventual reuse of the Sibley Mill
and parts of the King Mill will also contribute
significantly to the area’s marketability.
Economic Development
The overall deteriorated condition of the
Upper Broad Street area today cuts wealthier
West Augusta off from the downtown. The
goal is to revitalize this area into an attractive
and safe residential neighborhood, serving the
current population and aimed at attracting new
households associated with the medical area.
The elements of an exciting urban residential
corridor are here. Many of the homes along
Broad Street and the nearby streets, while modest
and run-down, could be attractively renovated.
Lake Olmstead and the Augusta Canal National
Heritage Area include a number of historic
buildings, most prominently the Sibley and King
Mills, the Confederate Powder Works chimney
and the bucolic First Level Canal.
The new Kroc Center was located along
Broad Street to act as catalyst for just such
revitalization. Undeveloped land at the lower
end of Lake Olmstead offers a spectacular,
landmark development opportunity. Civic-
minded developers who see this potential are
already working in the area.
The strategy is to build upon these many
attributes to revitalize this entire area and
reconnect the downtown with its western
suburbs.
Public Sector Responsibilities
The most critical element of public infrastructure
is extensive landscaping of Upper Broad
between Washington Road to Fifteenth Street,
including continuous street tree planting, new
sidewalks, and relocation of existing overhead
utilities underground.
The second major effort in this area is
implementation of the Lakemont Association’s
access/ improvement plan for Lake Olmstead
and Rae’s Creek, including the loop trail, new
boathouse, and fishing pier.
A third element is the further upgrading of site
landscaping for the Olmsted Homes public
housing complex.
Prototype Project 7b: Upper Broad Neighborhood Revitalization
Urban Augusta
3-128 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Conceptual
and
Illustra0ve
Program
and
Cost
Es0mate-‐
Projects
#7b-‐
Upper
Broad
Street
Revitaliza0on
Core
Development Unit Gross sf/unit Cost/sf $/Unit Qnty
Land and
Construction Cost Subtotals
Public
Infrastructure
Investment
Public Financing
for Development Private $Cost Totals
Lake Olmsted High-Rise- Sales LS 1,600 110 176,000 180 31,680,000 31,680,000 31,680,000
Broad Street Infill Housing- Sales DU 1,600 70 112,000 60 6,720,000 6,720,000 2,352,000 4,368,000
Milledge/Broad Commercial SF 60 8,000 480,000 480,000 480,000
Crawford/Canal/Broad Commercial SF 60 20,000 1,200,000 1,200,000 1,200,000
Neighborhood Rehab Units DU 1,400 15 21,000 40 840,000 840,000 840,000 0
4,600 $40,920,000 $40,920,000 $3,192,000 $37,728,000 $40,920,000
Soft @ 23% 9,411,600 734,160 8,677,440 $9,411,600
$50,331,600 $3,926,160 $46,405,440 $50,331,600
Roads
and
Parking
Broad Street Streetscaping (2 trees/30') Group 1,800 760 1,368,000 1,368,000 1,368,000
Broad St Reconfiguartion (at Lake)LF 800 2,000 1,600,000 1,600,000 1,600,000
Lake Loop Multi-Purpose Trail LF 10,000 100 1,000,000 1,000,000 1,000,000
Public Parking (At Broad and lake)Spaces 2,000 50 100,000 100,000 100,000
$4,068,000 $4,068,000 $0 $4,068,000
Public
Open
Space 9
South Park Expansion LS 800,000 1 800,000 800,000 800,000
LF 400 3,000 1,200,000 1,200,000 1,200,000
$2,000,000 $2,000,000 $0 $2,000,000
Other
Public Units
Canoe Center LS 3000 60 180,000 1 180,000 180,000 180,000
Fishing Pier LS 20,000 1 20,000 20,000 20,000
BoatHouse LS 3600 110 396,000 1 396,000 396,000 396,000
$596,000 $596,000 $0 $596,000
Summary Total Residential 240 $56,995,600 $6,664,000 $3,926,160 $46,405,440 $56,995,600
Infrastructure AE/Contingency 25% 1,666,000 1,666,000
High Rise- Sales $295,000 Development Contingency 7.5%294,462 3,480,408 3,774,870
New Infill- Single Family-$130,000 Cost of Sales (Sales Units Only)7%$4,263,000 3,570,000
Rehab $22,575 Profit (Sales Units Only) 15%$9,135,000 8,080,000
TOTAL 8,330,000$ $4,220,622 63,283,848$ $75,834,470
% of Total 11.0%5.6%83.4%100%
Figure 4-76. Illustrative Program and Cost Estimate
3-129[The Projects Appendix]
Finally, relocation of the existing high voltage
power transmission lines off of the historic
Augusta Canal, particularly in the area of
Chaffee Park and the new Kroc Center would
add immensely to the value and attractiveness of
valuable development sites along the canal form
the Sibley Mill eastward.
Private Sector Opportunity
Upper Broad Street today is characterized by
the number of obsolete and dilapidated houses
and marginal, non-conforming uses along its
length. The first order of business is to launch
an ongoing rehabilitation program and a robust
renovation and infill housing program of
approximately 75 units. A major opportunity
exists on under-utilized land at the south end
of the lake, where this plan proposes a 150
unit, market rate, high-rise residential complex
with dramatic views down the length of Lake
Olmstead.
Commercial development is targeted for and
confined to the intersection of Broad Street and
Milledge Road, at Broad Street and Crawford
Avenue and between there and the First Level
Canal, the site of historic Harrisburg’s village
center. This project is described in detail in the
Westobou Vision urban area report, as part of
the Harrisburg Canal Village market creation
project.
Several sites exist along the edge of the lake that
should be considered for higher and better use,
taking advantage of this water amenity. These
include the site of the existing armory, the
Humane Society building, a radio station and
the site of the Green Jackets Baseball Park, in
the event a new ballpark is built downtown,
Mix, Size and Prices
Infill houses along Broad would typically be
single-family units with approximately 1800sf
of floor space.
The Rae’s Creek High-Rise is envisioned as a
full service residential condominium of 15 to 20
floors totaling 150 two to three bedroom units
with an average size 1800sf and a average sales
price of $248,000.
As sites become available around the lake, it
is assumed that these would be developed to
be more dense than what now exists in the
neighborhood, including apartments, town
houses, and small lot singles in order to provide
as many waterfront units as possible, at full
market rates.
Realizing the Project
Finding the Champions
The Champions for this development include
the City, the Kroc Center, the Augusta Canal
Authority, the Harrisburg and Lakemont
neighborhood associations, and affected
property owners and private developers who
see the opportunity and are willing to invest
in this area. Businesses and institutions along
the eastern half of Washington Road should
see the advantage of having an attractive and
vibrant Broad Street corridor linking them
to downtown. Owners and operators of key
facilities, such as the armory and ballpark can
play a major role. The City should commit to
specific public infrastructure expenditures.
Private redevelopment could be on a parcel-
by-parcel basis by private development groups
formed expressly for this purpose.
Start-up Project Concept
The core concept would reinvigorate the entirety
of Upper Broad Street and Lake Olmstead area,
creating a vibrant, near-in neighborhood, which
can build on the amenity of Lake Olmstead,
the new Kroc Center and the Augusta Canal
National Heritage area that runs through this
area.
Prototype Project 7b: Upper Broad Neighborhood Revitalization
Urban Augusta
3-130 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Key Early Actions and Overall
Timetable
The City should confirm, through approval of
this Agenda, its commitment to this effort. An
implementation committee of interested parties
should be organized to further investigate the
issues and opportunities of this project.
Gaining site control of key parcels should follow
as quickly as possible. The on-going actions
and efforts of the Lakemont neighborhood
association should be encouraged. Initial
planning and design studies should begin for the
proposed Upper Broad Street improvements and
regarding the relocation of critical sections of
Georgia Power’s high-tension lines. Otherwise,
this should be a market-driven project.
Another critical determinant for the future
of this area will be whether or not the Green
Jackets baseball team relocates to downtown.
Applying this
Agenda’s Sustainable
Development
Recommendations
Land Development Regulations
A key component of this strategy is to rezone
Upper Broad to residential uses only, with
limited neighborhood-oriented retail at two
key intersections. Therefore, this project
references the “Segments Between the Major
Intersections: Corridor Revitalization
Strategy Two”, (See Appendix 2: “Corridor
Segments Between the Major Intersections” on page 4-53),
from this Agenda’s Sustainable Development
Recommendations. This strategy suggests
supporting housing opportunities in places
where there are no viable commercial enterprises
existing.
Open Space and the Environment
The Augusta Canal is along the northern edge of
this area, providing a continuous greenway into
the heart of the medical area and downtown.
Chaffee Park and adjacent open space can
be renovated into very attractive interpretive
venues. Lake Olmstead, its park, and pavilions
offer people a unique waterfront experience that
links to the entire 10-mile length of the canal
towpath.
There are ball fields operated by both the city
and the Boys and Girls Club and a passive park
adjacent to the historic Ezekiel Harris House.
Dedicated greenway connections are yet to
be made into the downtown, but the Augusta
Canal Authority is working on realizing those
opportunities in the near term.
Figure 4-77. Illustrative Program and Cost Estimate
3-131[The Projects Appendix]
Transportation Linkages
Significant roadway landscaping along Broad
Street along its entire length, from 15th to
Washington Road, is critical to the successful
revitalization of the Upper Broad Street
corridor. The roadway needs to become an
attractive residential Avenue. Current right
of way widths do not allow a center median;
however, new sidewalks, ample shade tree
planting, new residential scaled lighting. And,
most importantly, placement of utility lines
underground, can transform this thoroughfare.
The street width is too narrow to accommodate
designated bike lanes easily; but fortunately lake
side and canal side paths provide nearly parallel
alternate routes.
Neighborhood and Community
Development
The neighborhood today is rundown, with
little in the way of reinvestment in the area
except east of Crawford Street. The Agenda
recommends that the city embark on a major
rehabilitation program for homes where feasible
and an intensive replacement and infill initiative
for those deemed obsolete and non-salvageable,
as well as for non-conforming, non-residential
uses.
The neighborhood is one of the best located
in the city for its walkability to churches,
community services, especially the Kroc Center
and Boys and Girls Club, parks ad open space,
jobs in the medical area in particular and even
into downtown.
Wetlands
1% Annual Chance
Flood Hazard
0.2% Annual Chance
Flood Hazard
Existing Parks
Land Already Under
Conservation
Figure 4-78. Primar y Conservation Resources on Spirit Creek Hamlet Site
Prototype Project 7b: Upper Broad Neighborhood Revitalization
Urban Augusta
3-132 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
8. Identity Gateway
Of the several opportunities for preservation of unique farm settings shown in the locator map on the right, the site along
Deans Bridge Road was determined to be the most representative.
Prototype Project #8a:
Sand Bar Ferry Gateway
Overview
There are nearly a dozen interchanges serving
Augusta, from either I-20 or I-520, and very little
attention has been given to the fact that, as entry
points, these represent important opportunities
for the city to make a positive first impression
on those arriving this city. Today, most of these
interchanges and the immediately surrounding
uses are unattractive and in many ways
disorienting. Signage is confusing. Landscaping
is minimal. From the public sector, there is very
little attention given to aesthetic considerations
at these entry points
Figure 4-79. Travel Radius Map
U r b a n
Augusta
8 Prominent Interstate on/off ramps and
other entry points into Augusta
FORT
GORDON
Wr ightsboro
Gordo n H i g h w a y
Walton Way
D e a n s B r i d g e R o a d
F a l l L i n e F r e e w a y
P e
a c
h
O
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c h a
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d
O
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W
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a
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s b o r o R o a d
W i n d s o r S p r i n g
M i k
e
P
a
d g e t t H i g h w a y
Washingt
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a
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I -5 2 0
B
o
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BUSH
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Butler Creek
R
o
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R
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Spirit Creek
L i t t l e S p i r i t C r e e k
Mc Bean C
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8
8
8 88
8
8
8
8
8
8
8
3-133[The Projects Appendix]
Prototype Project 8a: Sandbar Ferry Identity Gateway
Figure 4-80. At I-520 and Sandbar Ferry Road a dramatic “first impression”, or Identity Gateway, for people coming into Augusta from the east, north, and south.
Urban Augusta
3-134 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
IDENTITY
GATEWAY
Sand
B
a
r
F
e
r
r
y
Bobby
J
o
n
e
s
Laney W
a
l
k
e
r
Figure 4-81. Aerial view from west
3-135[The Projects Appendix]
The Sand Bar Ferry Area
Today
I-520 has recently been completed east to I-20
in South Carolina; and the Sand Bar Ferry
interchange is the first one in Augusta and in
Georgia for travelers arriving from South and
North Carolina and points up the east coast.
Goals and Objectives
• Make this interchange a very attractive entry
point into Augusta, creating the best possible
first impression, and an example to be
followed elsewhere.
• Encourage private development that offers
the goods and services that people need at
this type of Gateway location.
• Incorporate the historic Goodale House into
a lodging or business development, using
that this strategic location is used best for the
health of the local economy, and pay special
attention to the view from the road for both
public and private developments at this spot
Illustrative Full
Development Program
Market Support
This is the first highway interchange in Augusta
for people arriving by car from points north
and east, via I-20, or from South Carolina via
Sand Bar Ferry Road. With the completion of
the last stretch of I-520, traffic through this
interchange will increase markedly. The major
industrial facilities that are adjacent, will find
these improvements attractive for distribution
and support uses and services. This east end of
Augusta can become a very attractive place to
live, particularly with open space improvements
proposed for the Sand Bar Ferry Park and levee
Trail, proposed in the 2009 Westobou Vision
plan.
Economic Development
This is a new entrance to the city from the
Interstate System from the east. It has two
major civic and service roles: 1) To announce
entry into Augusta and introduce the visitor
to its charms and attractions, as well as set the
identity and the first impression for visitors, and
2) To provide a venue for auto-oriented services
that can be of benefit to motorists while also
enhancing the gateway’s attractiveness.
Moreover, sited as it is directly adjacent the
proposed Sand Bar Ferry Village, it can generate
retail interest in the commercial shopping
opportunities proposed as part of that project.
Public Sector Responsibilities
The highway interchange should be attractively
landscaped in all directions ”Garden City
Highlight Areas”, complete with identity
welcoming signage, should be located at the
bottom of both off-ramps as well as near the
Sand Bar Ferry Road Bridge as one enters
Augusta from South Carolina.
Street shade trees should be planted along Sand
Bar Ferry Road and the surrounding streets
throughout this area to encourage and to accent
new auto-oriented commercial development in
this area
Private Sector Opportunity
Private build- out should focus on auto-oriented
businesses such as gas stations, fast food, drive-
thru services such as banks and potentially a
motel complex with conference and meeting
facilities, which reuse the historic Goodale
Plantation House.
On the large parcels away from Sand Bar Ferry
Road in particular, well-landscaped commercial
and industrial uses, e.g. distribution centers, light
manufacturers, suppliers, would be encouraged
to settle.
Prototype Project 8a: Sandbar Ferry Identity Gateway
Urban Augusta
3-136 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 4-82. Illustrative Site Plan of San Bar Ferry Identity Gateway
3-137[The Projects Appendix]
Realizing the Project
Finding the Champions
The likely Champions for this development
will be individual property owners, the Visitor
and Convention Bureau; Augusta Tomorrow’s
Gateways Team, also their Sand Bar Ferry
working group; Historic Augusta, Inc. and the
Richmond County Development Authority.
Start-up Project Concept
The City should focus immediately on realizing
the full gateway concept possible here; i.e.
interchange landscaping, creation of ”Garden
City Highlight Areas”; complete with unique
identity/directional signage; and the full
streetscaping program along Sand Bar Ferry
Road to East Boundary.
The city should review its commercial area
landscaping standards to get maximum aesthetic
value from these private sector improvements.
The city should actively promote this area as an
auto-oriented destination at the eastern edge of
the city.
Key Early Actions and Overall
Timetable
The time is right to focus on this interchange
and east entry area, before ad-hoc development
takes place. Once the City has signed on to
pursue this project, schedule a series of sessions
with the Visitor and Convention Bureau,
Historic Augusta, Inc., the Richmond County
Development Authority and the Augusta
Tomorrow’s Gateways Committee to determine
the best course of action.
A final Area Action Plan should be completed
through preliminary design of the public
infrastructure components.
Apprise local brokers and others of the
desired use mix and review current codes for
compatibility with these ends.
Work with Historic Augusta and others to
develop an integrated approach to the Goodale
Plantation House reuse.
Figure 4-83. Overall Time Table
Prototype Project 8a: Sandbar Ferry Identity Gateway
Urban Augusta
3-138 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Conceptual
and
Illustra0ve
Program
and
Cost
Es0mate-‐
Projects
#
8a-‐
Sand
Bar
Ferry
Iden0ty
Gateway
Core
Development Unit Gross sf/unit Cost/sf $/Unit Qnty
Land and
Construction Cost Subtotals
Public
Infrastructure
Investment
Public Financing
for Development Private $Cost Totals
Private Auto Oriented Devt (By Others, say) SF 70 150,000 10,500,000 10,500,000 10,500,000
0 10,500,000 $10,500,000
Roads
and
Parking
Existing Street Improvements (StreetScaping) LF $70 6,000 420,000 420,000 420,000
420,000 0 $420,000
Public
Open
Space 9
Garden City LA Highlight Area Ea 40,000 5 200,000 200,000 200,000
Interchange landscaping LS 150,000 1 150,000 150,000 150,000
Sand Bar Ferry Park Ea 300,000 1 300,000 300,000 300,000
650,000 0 $650,000
Other
Units
Goodale Plantation Reuse Assistance Grant LS 1 1 200,000 1 200,000 200,000 200,000 200,000
200,000 200,000 $400,000
Summary 1,270,000 $200,000 10,500,000 $11,970,000
Infrastructure AE/Contingency 25% 317,500 317,500
Development Contingency 7.5%15,000 787,500 802,500
Cost of Sales (Sales Units Only)7%
Profit (Sales Units Only) 15%
TOTAL 1,587,500$ $215,000 11,287,500$ $13,090,000
% of Total 12.1%1.6%86.2%100%
Figure 4-84. llustrative Program and Cost Estimate
3-139[The Projects Appendix]
The levee, with its pathway up top runs from
downtown to the park at the New Savannah
Bluff Lock and Dam. A foot/bike bridge over
Sand Bar Ferry Road would greatly facilitate
movement through this area and would be a part
of a larger plan to extend bikeway connections
along Butler Creek and into lower parts of the
City. This pathway could connect directly into
the proposed Sand Bar Ferry Park and run
into the heart of Downtown at the River Walk,
connecting to he New Bartram Trail network
along the Augusta Canal and the North Augusta
Greenway trail system beyond.
Mixed-use development of the land around the
historic Goodale Plantation House backing up
to the levee and could become a part of that
open space experience as well.
“Garden City Highlight Areas” are proposed
at all major entry points in the area.
Transportation Linkages
This interchange are serves not only as a gateway
to the city from the Interstate, it is also part
of the proposed Westobou Trace, a “Garden
City Corridor”, from Bush Field, through the
downtown and out Washington Road into West
Augusta, ultimately linking up with I-20. It is
one of several corridors identified as particularly
important in setting forth a positive first
impression of the City. The opportunity exists
at this largely underdeveloped interchange area
to set an example for its sister corridors.
Neighborhood and Community
Development
Thoughtful and attractive development of this
interchange area will have a positive impact on
the residential areas to the west, toward the city
as well as on the river front community to the
east.
Applying this
Agenda’s Sustainable
Development
Recommendations
Growth management tools, properly applied
here and at several other key entry points will
build a strong first impression of Augusta.
Land Development Regulations
This project references the “Segments
Between the Major Intersections: Corridor
Revitalization Strategy Three”, (See Appendix
2: “Corridor Revitalization Strategies” on page 4-53),
from this Agenda’s Sustainable Development
Recommendations. Strategy Three is oriented
toward improving the appearance of the light
industrial and automotive uses that typically
appear at intersections through enforced
tree ordinance standards, for screening and
landscaping.
Open Space and the Environment
Sand Bar Ferry Road is a favorite route of local
cyclists to get to the rolling rural terrain of
Aiken County. Clearly marked bike lanes should
be made part of this roadway and on the bridge
across the Savannah River.
Prototype Project 8a: Sandbar Ferry Identity Gateway
3-140 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
3-141[The Projects Appendix]
Team
shieldsDESIGN LLC
John R. Shields, Principal-In-Charge
A. Rae Smith, Project Urban Designer
Cranston Engineering Group, P.C.
Thomas H. Robertson, Transportation, Civil and
Regulatory
exclamation101
Andrew Young, Graphic Design Consultant
F.M. Costantino Inc
Frank Costantino, Architectural Rendering
ICON Architecture, Inc.
Jonathan S. Lane, Organizational Consultant
The Woodhurst Partnership
Bob Woodhurst, Architect
Robert S. Woodhurst, Associate Architect
Urban Partners
James E. Hartling, Economic Consultant
with
City of Augusta
George Patty, Planning Commission Executive
Director
Paul DeCamp, Planning Director
THE Polici E s
“Realizing the Garden City”
Realizing The Garden City:
The Augusta Sustainable Development Agenda
October 14, 2010
prepared for
The City of Augusta, Georgia
by
ShieldsDESIGN LLC
with
Cranston Engineering Group
ICON Architecture Inc
The Woodhurst Partnership
Urban Partners
Appendix 2: Recommendations for a Sustainable Augusta
4-2 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Recommendations for Sustainable Development,
Appendix 2 is a compilation of ‘best practice’
strategies to influence Augusta’s growth and
development in a positve way, to ensure a high
quality of life for the city’s residents while attracting
economic development. The input comes from
a wide variety of interested local individuals,
regional organizations, and federal programs. The
information collected gives the team direction in
pursuing an innovative and achievable Sustainable
Development Agenda for all of Augusta.
Appendix 2: Recommendations for
Sustainable Development
4-3[The Policies Appendix]
3. Recommended Land
Development Regulation Changes
3.1 Create an Agriculture and Timber Protection Zoning Category .......4-30
3.2 Limit the use of Flag Lots ....4-31
3.3 Enhance Conservation Subdivision Zoning .......................................4-32
3.4 Encourage Conservation Subdivisions ................................4-33
3.5 Designate Zoning Overlay Districts for Priority Projects to Encourage Quality Development 4-34
3.6 Create “Walkable Subdivision” Neighborhoods ..........................4-36
3.7 Support Low Impact Development Strategies in Building Code Ordinances ........................4-37
3.8 Modify Existing Land Subdivision Regulations .................................4-38
3.9 Require Street Connectivity .4-39
4. Realizing the Garden City
through Corridor Revitalization ....
4.1 Economics of the Roadway ..4-44
4.2 Private Sector Role in Roadway Beautification ............................4-47
4.3 Context Sensitive Solutions Classification Approach ..............4-47
4.4 Recommended City Ordinance Changes ......................................4-52
5. Neighborhood Enhancement
and Revitalization
5.1 Recommended Comprehensive Plan Changes ..............................4-56
5.2 Community Supported Agriculture ................................4-57
5.3 Improving Neighborhood Character through Tree Planting 4-58
5.4 Support Residential Energy Efficiency Upgrades ....................4-59
5.5 Historic Preservation and Reuse of Existing Buildings as a Green Practice ......................................4-60
Table of Contents
The Policies
1. Introduction
Preserve area character and ecological value ............................4-6
Enhance neighborhood livability and connectivity ..................................4-7
Reinforce Urban Augusta as the Region’s Cultural, Economic, and Service Core .................................4-9
Improve the Function and Design of the Region’s Corridors ................4-10
Federal Grants Are Available ......4-12
2. Green Infrastructure Integration
2.1 Elements of Green Infrastructure ...................................................4-17
2.2 Integrating Green Infrastructure Analysis into the Development Approval Process ........................4-26
4-4 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
4-5[The Policies Appendix]
1. Introduction
Augusta has many bright spots that show
promise for local growth concurrent with
the inevitable national economic recovery.
A sustainable, growth management
framework will reinforce the most
desirable qualities of Rural, Suburban,
and Urban Augusta, providing a range of
unique settings for future development.
These policies will continue to shape a high
quality living environment for existing
citizens and for future generations, taking
advantage of Augusta’s unique natural
and man-made resources.
What is Sustainable Development?
According to the Comprehensive Plan,
Augusta’s population is projected to grow by
approximately 18,000 residents in the next
twenty years. This growth should be managed
carefully. As introduced in the Final Report,
this Agenda’s sustainable development strategy
for growth management includes several topic
areas:
• Land Development Regulations that
support smart growth, preserve valuable
resources, and effectively utilize existing and
future infrastructure investments.
• High quality design of streets that
support adjoining land uses, encourage
alternative modes of transit, present an
attractive image of the community, and
enable increased connectivity between people
and businesses.
• Neighborhood Revitalization Programs
to support livable communities that
encourage social and economic interaction
within and between neighborhoods
and districts. If they are strong, a city’s
neighborhoods are one of its best resources.
These areas are discussed in this document
in more detail and key changes to regulatory
ordinances are discussed as a way to further
support each topic.
When this framework is in place, Augusta
will be able to coordinate public and private
investment to implement projects that support
the community’s overall growth objectives.
Sustainable development protects natural and agricultural areas from encroachment.
4-6 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Where Can Sustainable
Development Policies Make a
Difference in Augusta?
Since the mid-nineteenth century, the Savannah
River has made Augusta an attractive location
for manufacturing and development. In the
more recent past, land availability and cost
of residential construction have resulted in
a proliferation of residential subdivisions in
Augusta that has expanded the suburban ring,
encroached on natural resources, and created
areas of relatively anonymous character that
are a cause of local concern about a decreasing
attractiveness and quality of life for the
region. Listed below are the areas that growth
management can provide opportunities for
improvement:
In Rural Augusta...
Preserve area character
and ecological value
In this area of relatively low density and low
land values new residential developments
have the potential to detract from the area’s
character and put pressure to increase the
demand for additional infrastructure and public
services. If no action is taken, Rural Augusta
will gradually become identical to Suburban
Augusta. Areas such as those around Spirit and
Little Spirit Creeks, among the least developed
of any drainage basin system in Augusta, are
highly vulnerable to environmental degradation
through development.
Recent development patterns show that forested
areas and agricultural uses are among the most
common land-type in Augusta to be converted
into single-family subdivisions. However, many
studies have shown that residential development
actually costs communities more money than
they stand to gain in taxes (see “Figure 4-5.
Median cost per dollar of revenue raised to
provide public services to different land uses”
on page 4-9). Therefore, it makes economic
sense to encourage new development to occur
in areas where infrastructure already exists
and discourage it in the rural areas. Therefore,
strategic land conservation policies may make
more economic sense over the long term1.
1 Gies, Erica. Conservation: An Investment that Pays.
The Trust for Public Land. 2009.
Farmland Reduction in Augusta-
Richmond County
1997 - 2002
1997 2002
%
Reduction
Acres of
Farmland 15,919 12,439 22%
# of Farms 140 133 5%
* From the Comprehensive Plan, 2009.
Excessive development in Rural Augusta will
draw resources away from more developed
areas where sewer systems and other public
infrastructure are already in place. Such
development brings with the obligation to
provide costly public services such as sewer,
trash collection, policing, and educational
facilities and traditional infrastructure such as
streets, sewer, and utilities. Often, expansion
in rural areas occurs when the infrastructure in
closer existing developed areas is nowhere near
its full capacity.
The strategic conservation of working lands
(both agricultural and timber forests), support
the local economy and allow communities to pay
less for service delivery than they would with
new residential development2. The following
graph created by the American Farmland Trust
shows how, for every dollar raised in taxes from
new residential development, cities are forced to
spend that revenue, plus an additional nineteen
cents merely for basic Community Service
delivery. The graph below shows the results
from the Cost of Community Service analysis:
2 American Farmland Trust. Cost of Community Ser-
vices Survey, 2007.
4-7[The Policies Appendix]
• Tax credits for conservation to motive the
landowner to remain on the land.
• Right to far m policies that prevent nuisance
lawsuits that seek to curtail normal farming
activities.
• Purchase of development rights between
landowner and a land trust.
• Government purchase of local produce for
schools, prisions, and government offices.
• Buy local campaigns to share pride and
remind consumers of the value of rural land.
• Ag ricultural and forestry zoning to heavily
restrict conflicting development, including
residential.
• Rural home clustering to preserve natural
land while building the same number of units.
Figure 4-1. Median cost per dollar of revenue raised to provide public services to different land uses
Farms and forests that are preserved in
perpetuity further benefit the local economy as
money paid for conservation easements often
circulates back into the city’s hands through debt
reduction, farm investment, timber operation
financing, or retirement investment.
Several methods are recommended in this
Agenda to support the rural landscape. They
are all discussed in detail in the Final Report and
in this Appendix, but a quick reference guide is
listed here3:
• Use value taxation to allow the land to be
assessed at its current use, rather than its
highest market value.
3 U.S. Environmental Protection Agency. “Putting
Smart Growth to Work in Rural Communities” with the Interna-
tional City / County Management Association. 2010.
In Suburban Augusta...
Enhance neighborhood
livability and
connectivity
According to the Comprehensive Plan,
Suburban Augusta, generally including the
character areas of West Augusta, Belair, and
South and East Augusta, has absorbed most of
the City’s growth over the past ten years. This
area includes 44% of the entire population of
the City. Commercial development in Suburban
Augusta has been concentrated in West Augusta
and Belair, along I-20. About 47% of all housing
units in the region have been constructed in this
area over the last decade.
Despite the quantity of development in
Suburban Augusta, quality has been haphazard,
without a clear strategy of land conservation,
public service improvement, or formation
of commercial and civic clusters that can be
walkable centers for community life.
Augusta’s existing neighborhoods need
support. The Comprehensive Plan states that
over half (54.8%) of Augusta’s housing units
were built between 1940 and 1978. These
units have not experienced sustained private
sector reinvestment and improvement and are
starting to show their wear. A set of policies
oriented towards neighborhood infill would help
revitalize Suburban Augusta by increasing the
Growth Target. In order
to preserve the character of
Rural Augusta, the Agenda includes
measures to preserve open lands, insure
development quality, prohibit public
sewer extensions south of the Spirit
Creek basin, and to limit the total
amount of residential development in
Rural Augusta to a maximum of 5% of annual new housing starts in
Augusta/Richmond County.
4-8 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
property tax base and consumer retail spending.
A focused infill policy would also encourage
further office, restaurant, and recreational
projects that capitalize on existing infrastructure
and proximate financially viable neighborhoods.
These sustainable strategies often yield a one
of a kind community, promoting neighborhood
strength and identity.
Achieve higher quality for new development.
New residential developments in Suburban
Augusta should be done at a higher level of
quality. Incentives and standards should be
provided to insure that new developments will
support the priority development project areas
identified in this Agenda.
Traditional neighborhood design strategies,
providing walkable distances from housing
to convenience retailing, schools, recreational
opportunities, and adjoining neighborhoods
should be promoted as preferred development
patterns to self-contained cookie cutter
residential sprawl.
Economists and researchers have repeatedly
concluded that compact development reduces
municipal costs for road maintenance and
service delivery, such as water, solid waste,
transit, and school busing. Figure 4-2. Suitable single family development parcels in Suburban Augusta
4-9[The Policies Appendix]
In addition, conservation subdivisions can
be cheaper to build than standard residential
developments since their method of clustering
residences allows for shorter roadways, sidewalks,
water mains, utility lines and other infrastructure
cost reductions.
Several methods are recommended in this
Agenda to support the suburban neighborhoods.
They are all discussed in detail in the Final
Report and in this Appendix, but a quick
reference guide is listed here:
• Fix-it-first approach to infrastructure,
prioritizing repair and preventative
maintenance before building new.
• Use historic preser vation to enhance a “sense
of place” for visitors and residents alike.
• Streetscape improvements to make roadways
accessible to pedestrians, cyclists, transit
riders and drivers alike.
• Target new development where infrastructure
already exists.
• Overcome existing codes and ordinances that
make it difficult to accomplish infill
development.
• Split-rate proprerty taxes that split building
value and improvements from land value.
• Focus on school rehabilitation, as they
provide historic, sentimental, health and
safety benefits to neighboring residents.
“Figure 4-2. Highly suitable potential single family
development parcels in Suburban Augusta” on
page 4-8 used spatial analysis to find parcels over
10 acres in size, that were not parks, schools, or
cemeteries, and not already zoned for industrial
or business uses. This query yielded 13,770
acres on 444 parcels in Suburban Augusta. Even
the most conservative analysis, setting aside
upwards of 15% for infrastructure and 50%
of the land for natural resource conservation,
shows approximately 4,900 available home sites
for development
This far exceeds the land needs for population
and job growth over the next 25 years. Therefore,
this study recommends that Augusta officially
adopt a Preferred Growth Area Map to
guide development towards these most easily
serviceable and fiscally beneficial locations.
In Urban Augusta...
Reinforce Urban
Augusta as the Region’s
Cultural, Economic, and
Service Core
A major growth management objective is to
establish this Urban Area as a unique and special
place, as stated in the Westobou Vision Urban
Area Master Plan. To this end, the Urban Area
must be economically healthy, safe, vibrant
and a place where “people want to be and to
be seen.” This Agenda must preserve the area’s
natural environments, develop its cultural and
recreational attributes, and pull from the energy
and activity of its citizenry.
Urban Augusta, including the downtown
area, consists of 20% of Augusta’s population.
Formerly the center of commerce for the region,
its now shares its role with massive ‘Big Box’ and
strip commercial centers along arterial highways
and near to I-20 and I-520 interchanges in
particular.
Augusta has done much to preserve the unique
character of downtown and is already directing
public investment this way. Still, more can be
done with policy directed at infill development
to increase the density, intensity and use of
downtown. Particularly important to the
continued viability of downtown is the further
development of employment connections,
Growth Target. This Agenda
estimates that Suburban
Augusta will continue to be a place
of strong growth pressure, absorbing
upwards of 50% of new local,
single family housing growth in the
next decade. This can be achieved,
as the graphic to the left shows over
13,000 acres of land that is highly
suitable for residential development in
Suburban Augusta.
4-10 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
through hospitals, MCG | Georgia Health
Sciences University, and their science and
technology research support facilities. The
expanding health sciences industry can be a
major catalyst for downtown. Other initiatives
such as streetscape and facade improvements can
maintain vibrancy while marketing techniques
can promote business and tourism development.
Several methods are recommended in this
Agenda to support the downtown. They are all
discussed in detail in the Final Report and in this
Appendix, but a quick reference guide is listed
here:
• Westobou Vision Urban Area Plan, as a
broad vision for growth and development.
• Transportation enhancement for walkability
and multiple methods of getting around:
bikes, driving, public transit, and potentially
low-speed electric vehicles.
• Form based codes, to pay attention to details
in streetscapes and facades.
• Green street design for stormwater
management.
In All of Augusta...
Improve the Function
and Design of the
Region’s Corridors
The relationship between transportation, land
use, and the natural environment is at the heart
of any growth management strategy. However;
many of Augusta’s suburban corridors are
experiencing disinvestment, as indicated by
vacant properties and obsolete retail strip malls.
In order to revitalize these struggling, strip
corridors, local government must pursue two
simultaneous and complementary strategies:
restructuring the land uses surrounding the
roadway and redesigning the public rights-of-
way to achieve increased public safety, improved
walkability, and higher aesthetic values.
Restructuring Land Uses. The Sustainable
Development Agenda recommends high
intensity development at strategic intersections
along key regional corridors. However, owners
of struggling properties between the strategic
intersections designated for higher intensity
development should be encouraged to convert
marginal retail land uses to more productive
functions such as medical, light industrial,
residential, or public service uses. Higher
density housing should be encouraged in areas
where no pre-existing viable commercial uses
remain, to reflect current market conditions and
reconnect to neighborhoods behind the corridor.
Growth Target. This Agenda
assumes that Urban Augusta
will continue to grow, and with both
the Market Creation Projects and
ASDA Priority Development District
projects, we expect upwards of 45%
of new local, housing growth in the
next decade to be located in this area.
Broad Street landscaping (photo: Augusta Convention and
Visitor’s Bureau)
Downtown Development Authority’s new street tree planting program (photo: Augusta Convention and Visitor’s Bureau)
4-11[The Policies Appendix]
Figure 4-3. Augusta’s Garden City Corridors
Redesigning the Right-of-Way. Generally,
the design of the roadway must be dealt with
before the in-between roadway segments can
become attractive for residential use. The local
government plays a large role in this. Quality
urban design and transportation planning,
using the latest methods of Context Sensitive
Solutions (CSS), can assist in calibrating the size
and character of corridors to the land uses they
intend to serve as well as beautify them to meet
the “Garden City” image to which Augusta
aspires.
In Augusta, the Augusta Regional
Transportation Study (ARTS) serves as the
designated Metropolitan Planning Organization
(MPO) for transportation and is in charge
of establishing the roadway improvement
priorities that can deal with these
relationships on Georgia DOT roadway
corridors. The Augusta Engineering
Department deals with similar relationships
on locally funded streets. The ARTS priorities
should be highly coordinated with the ASDA
growth management priorities in order to
achieve the maximum mutual benefit.
“Figure 4-3. Augusta’s Garden City Corridors”
on page 4-11shows the various roadways that
qualify as corridors in Augusta.
4-12 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
New Federal Grants
Are Available for
Sustainability
All applications must meet these six “Liveability
Principles” in order to obtain grant funds4:
• Provide more transportation choices.
• Promote equitable, affordable housing.
• Enhance economic competitiveness.
• Support existing communities.
• Coordinate and leverage federal policies and
investment.
• Enhance the value of communities and
neighborhoods.
4 Partnership Agreement by HUD, DOT and EPA Part-
nership: Sustainable Communities. June 16, 2009. http://www.
epa.gov/smartgrowth/partnership/index.html
EPA’s Smart Growth:
The Environmental Protection Agency’s Smart
Growth program helps “communities grow
in ways that expand economic opportunity,
protects public health and the environment, and
enhances the places that people love”. They
maintain a set of basic development principles
that explain the smart growth approach,
including5:
• Mix land uses and foster distinctive, attractive
communities with a strong sense of place
• Take advantage of compact building design
and create walkable neighborhoods with a
range of housing opportunities and choices
• Preserve open space, farmland, natural
beauty, and critical environmental areas
• Strengthen and direct development towards
existing communities
• Provide a variety of transportation choices
5 US EPA Smart Growth Principles. http://www.epa.
gov/smartgrowth/about_sg.htm
The HUD/DOT/EPA partnership agreement
states that the inter-office coordination and
grant program will:
Enhance integrated planning and
investment.
The partnership will seek to integrate housing,
transportation, water infrastructure, and land
use planning and investment.
Provide a vision for sustainable
growth.
This effort will help communities set a vision
for sustainable growth and apply federal
transportation, water infrastructure, housing,
and other investments in an integrated approach
that reduces the nation’s dependence on foreign
oil, reduces greenhouse gas emissions, protects
America’s air and water, and improves quality of
life. Coordinating planning efforts in housing,
transportation, air quality, and water, including
planning cycles, processes, and geographic
coverage, will make more effective use of federal
housing and transportation dollars.
4-13[The Policies Appendix]
• Make development decisions predictable, fair,
and cost effective
• Encourage community and stakeholder
collaboration in development decisions
The EPA has consolidated several new and
existing programs into the Healthy Communities
Initiative, for which it is asking for access to
$32 million in funding in the FY 2011 budget
for technical assistance with water issues, green
school design, and air quality. Their Brownfield
Program is also proposed to expand to include
integrated, area-wide planning grants, in addition
to their usual funding for environmental
remediation.
DOT’s Context Sensitive Design:
The US Department of Transportation focuses
on how transportation systems can support a
better quality of life, more livable communities,
better public health, economic growth and
environmental sustainability. Urban strategies
include6:
• Promote transportation investments that
improve community design and function.
• Provide a wide array of accessible and multi-
modal transit options.
• Emphasize pedestrian and bike infrastructure
investments.
• Work with local agencies to expand
transportation alternatives.
• Encompass public health policies into
transportation policy.
6 USDOT Strategic Plan: “Transportation for a New
Generation” Summary. June 8, 2010.
The US DOT has the largest amount of
currently available funds stemming from the
recent stimulus legislation, which includes $1.5
billion in TIGER (Transportation Investment
Generating Economic Recovery) grants to help
develop livable communities and create jobs. The
FY 2011 budget proposes that this be rolled into
a $4 billion National Infrastructure Innovation
and Finance Fund and that DOT’s existing
Livable Communities Program receive $200
million in for a grant program to support local
planning processes that integrate transportation,
land use, and natural resource conservation.
4-14 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Using the LEED-ND system, there are
five prerequisites to determine applicable
development sites8.
• Smart Location (must be within planned
water and wastewater service area as well as
being either an infill site, on a transit corridor,
or in an area with a well developed street-
network density)
• Ecological Community Conservation (rare
plant and animal species preservation)
• Wetland Conservation
• Agricultural Land Conservation
• Floodplain Avoidance
These features are all identifiable with Augusta’s
available spatial data (GIS) and are to be included
in future development applications.
8 U.S. Green Building Council. LEED for Neigh-
borhood Development. http://www.usgbc.org/DisplayPage.
aspx?CMSPageID=148
HUD’s Choice Neighborhoods
The Department of Housing and Urban
Development web site describes Choice
Neighborhoods as a grant initiative built upon
HOPE VI that will:
• Transform distressed neighborhoods and
public and assisted projects into viable and
sustainable mixed-income neighborhoods
• Link housing improvements with appropriate
services, schools, public assets, transportation,
and access to jobs.
• Place a strong emphasis on local community
planning for access to high-quality
educational opportunities, including early
childhood education.
The initiative has been allocated up to $65
million for a demonstration in FY 2010 with
the possibility of being formally established
in FY 2011 at $250 million. Separately, the
Department is launching a $150 million
Sustainable Communities Initiative for grant
purposes and $150 million for Catalytic
Investment Competition Grants as part of a
new Community Development Block Grant
program designed to support job creation in
hard hit neighborhoods7. The competition
grants will support vacant property acquisition
and green infrastructure development in targeted
neighborhoods, transit oriented development,
and economic development.
HUD has recently announced that they
would start scoring their grant applications
by “locational efficiency” and use LEED for
Neighborhood Development as a tool to do
so. Location efficiency means locating housing
nearer to surrounding jobs, neighborhood
commercial areas and transportation options.
This policy could substantially impact where
new affordable and public housing gets built.
7 APA’s Overview of Federal Interagency Partnership
for Sustainable Communities Programs in the FY 2011 Budget
Proposal.
:
4-15[The Policies Appendix]
Sustainable Fellwood is a 27-acre LEED-ND certified project on Bay Street, in Savannah, GA. It will be a mixed-use development with 220 affordable housing units, 75 senior housing units, and potential retail space. Melaver, Inc.
Features include a community garden, natural daylighting, thermal efficient windows, reflective roofs, and Energy Star appliances throughout.
4-16 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
4-17[The Policies Appendix]
2.1 Elements of Green
Infrastructure
Green Infrastructure is a pedestrian accessible
interconnected network of natural resources,
recreational resources and other open spaces.
The form of the GI consists of “Hubs,” larger
reserves of land such as parks or natural
lands and “Links,” such as linear connections
including well-landscaped streets, greenways,
trails, and stream buffers, and “Sites,” which are
smaller than “Hubs” and may not be connected,
but contribute important ecological values, such
as protecting wildlife habitat and providing
nature-based recreation for people. Green
Infrastructure seeks to insure that ecological
functions continue to exist after development
has happened9.
Many of the following elements are discussed in
more depth in Chapter 8 of the Comprehensive
Plan.
9 Benedict and McMahon, Green Infrastructure: Link-
ing Landscapes and Communities, The Conservation Fund, 2006.
Natural Resources
This Agenda recommends that during the
Sketch Plan review phase for new developments,
as described in the following Integration of Green
Infrastructure into the Development Approval Process
section, that the planning staff work with the
developer’s site designer to ensure that as many
“Primary Conservation Resources” as possible
are preserved and enhanced. For example, at a
site scale, this might mean going over details
such as the location of impervious surfaces -
locating parking lots to minimize disturbance of
soil areas most likely to infiltrate and recharge
the groundwater.
The following pages review the components
of both Natural Resources and Recreational
Resources. Included are GIS maps of the
resources, as well as recommendations for either
their preservation and enhancement.
2. Green Infrastructure Integration
Local governments have two types
of tools for encouraging appropriate
development and use of Augusta
resources; they can fund traditional
public works and infrastructure
construction projects and they can enact
policies that regulate land development,
taking advantage of the region’s green
infrastructure. This Agenda envisions
that Augusta will use a combination of
these tools to guide its growth over the
next twenty years.
4-18 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Sustainable Development
Wetlands
In Augusta, wetlands and their associated flood
plains are located adjacent to the Savannah
River, the Augusta Canal, and along most of
the creeks. Wetlands are crucial for maintaining
functioning ecosystems. Although federal
laws and permit programs provide protection
of these systems, this Agenda continues to
encourage their preservation on a local level by
designating them as “primary conservation
resources” and recommends requiring them to
be maintained as Greenspace for the purposes
of the land development approval process.
Variances may be applied based on technical
review as appropriate.
In addition, the Comprehensive Plan lists three
existing mechanisms for wetland protection in
Augusta:
• Water Supply Watershed Protection
Ordinance
• Soil Erosion and Sediment Control
Ordinance
• Tree Ordinance and Illustrated Guide
In addition to these protections, this Agenda
recommends prohibiting the removal of trees
in wetlands, without the trigger of a building
permit application.
Streams
In recognition of their valuable contribution
to the maintenance of functioning ecosystems,
this Agenda proposes to further protect streams
beyond what is currently required by state
ordinance (25 foot development buffer).
This Agenda recommends a Forest Buffer, in
conjunction with the recommendations of the
Central Savannah River Land Trust, to extend
up to 75 feet, but at least 50 feet from the stream
center line.
A Forest Buffer requires narrow strips of land
(from 25 to 150 feet in width) along both
banks of streams and rivers be set-aside from
development and left in their undisturbed,
natural state as a vegetative barrier. These
buffers help protect water quality by slowing
and filtering storm water runoff as it flows
toward the stream.10
10 Georgia Department of Community Affairs. Toolkit
of Best Practices. http://www.dca.state.ga.us/toolkit/ToolDetail.
asp?GetTool=67Phinizy Swamp nature trail (photo: Augusta Convention and
Visitors Bureau)
4-19[The Policies Appendix]
Green Infrastructure Integration
This Agenda recommends educating applicable
property owners about the Preferential
Assessment for Agricultural and Forestry
Property (Statewide Ref. Ga Code Ann. 48-5-
7.4.1) to give tax relief to qualified owners of
farm and forest property who have long-term
plans to continue in these uses. The landowners
would be eligible to receive a 25% property tax
savings and would enter a ten-year protection
covenant.
This type of buffer intends to protect the tree
roots that maintain soil and the shady tree canopy
that promoting desirable aquatic organisms.
When implemented, this buffer will create
more opportunities for water-based recreational
activity along with more neighborhood access
opportunities to enjoy the stream banks.
Nearby Fulton County, GA also requires a
75-foot pervious surface stream buffer to
protect water quality in south Fulton County.
And at the state level, the Metropolitan River
Protection Act (MRPA), written to protect
the Chattahoochee River, requires a 150-foot
pervious surface stream buffer and buffers for
tributary streams11.
11 Georgia Model Urban Forest Book. Georgia Forestry
Commission. and the USDA Forestry Service. January 2001.
Agricultural Soils
The majority of the best agricultural soils
in Augusta are found on the ridge tops and
hillsides of the Southern Coast Plain. Named
Orangeburg-Lucy-Dothan, these are nearly level
to gently sloping, well-drained soils that account
for most of the farming and woodlands in the
south central part of the county. Other good
agricultural soils lie in bottom lands along the
Savannah River and are called the Riverview-
Chewacla-Chastain association.
Preservation of the areas most suited to
agriculture and silviculture is crucial to the
maintenance of the commercial farming industry
in Augusta. This Agenda recommends that
these soil conditions be taken into consideration
during development approvals as a potential
conservation resource.
Forest buffer in action. (Photo: U.S. Natural Resource
Conservation Service)
Farm near Blythe, GA
4-20 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Sustainable Development
Wooded Areas and Orchards
This Agenda recommends a Zero-Net-Tree-
Loss Policy for urban and suburban Augusta
as one of the stated goals of the Augusta Tree
Ordinance and Illustrated Guide.
This Agenda recommends that woodlands
over 1-acre on proposed development property
should be evaluated by the Augusta Tree
Commission for their:
• Size, configuration, and species composition
• Ecological function (including slope
protection, soil stabilization, stream
maintenance and animal habitat),
• Recreational potential (pedestrian and
equestrian trails, picnicking and other
outdoor activities)
• Relationship to woodlands on adjoining
properties (both as visual buffer between
adjacent developments and potential for
maintaining continuous wooded areas)12.
This process would likely occur during the
compilation of the Existing Resource Map,
described at the end of this section. By working
together, the applicant and the Tree Commission
should be able to set aside healthy creek side
woodlands, significant tree groves, and unique
specimen trees to the greatest extent possible.
Regardless, this Agenda recommends that no
clearing or earth disturbance be permitted on
any site before a site plan or final plat is approved
by the city, except for legitimately permitted
timbering operations.
12 Growing Greener: Conservation By Design: Model
Ordinance Version 2.0, Natural Lands Trust, 2007.
This Agenda recommends educating applicable
property owners about the Georgia Forest
Land Protection Act of 2008 (O.C.G.A. §
48-5-7.7) to give tax relief to property owners
of forested lands over 200 acres who have long-
term plans to continue in these uses.
This orchard, visible from Deans Bridge Road, if sold, could be built over by a new owner, destroying an agricultural resource.
4-21[The Policies Appendix]
Green Infrastructure Integration
Surface and Ground Water Recharge
According to the Comprehensive Plan, Augusta
draws most of its groundwater from the Basal
Cretaceous aquifer. The Georgia Department of
Natural Resources describes this area as having
a high susceptibility to pollution. Concerned
about the stress placed on the aquifers, the DNR
encouraged the city to build a surface water
treatment facility and adopt a Groundwater
Recharge Area Protection Ordinance in 1998.
Looking at maps in the next column, it is clear
that the Augusta region plays an important role
in linking large aquifers in South Carolina to
ones in western Georgia and Alabama. These
aquifers, so small compared to the entire state
of Georgia, are playing a large role in the Tri-
State (Florida, Georgia, and Alabama) ‘Water
Wars’. Augusta should take its stewardship role
seriously.
Figure 4-4. Groundwater Recharge Areas in Georgia according to the GA Dept. of Natural Resources
Figure 4-5. Groundwater Recharge Areas in the U.S.
In this light, groundwater recharge areas
should be protected to the maximum possible
extent from any damage from clearing, grading,
filling, or dumping. In more developed areas,
this means using Low Impact Development
(LID) strategies, in replacement of traditional
engineering techniques, to manage storm water.
The LID design approach has received support
from the U.S. Environmental Protection Agency
(EPA) and is being promoted as a method to
help meet goals of the Clean Water Act.
Natural areas like this area near Phinizy Swamp help recharge ground water sources
4-22 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Sustainable Development
Recreational Resources
Today Augusta has an opportunity to create
a legacy of great public spaces connected to
communities through a robust open space
system. As in the City’s nickname “The Garden
City of the South”, as bestowed upon it by Julia
Lester Dillon displays, Augusta held an early
interest in a well-landscaped public and private
realm.
Augusta’s Green Infrastructure is part of its
appeal, and its engine for economic growth.
Exciting projects and investments into bike
trails along the river, greenways along the
creeks and trails on the canal have encouraged
events such as the Ironman competition and
International Mountain Bike Association event.
Additional parks will improve the quality of life
for every resident by creating a city of vibrant
green spaces.
If Augusta strives to maintain a healthy lifestyle,
it must plan for places to walk and play. It
must leverage its growth to create a connected
system of nature preserves, parks, plazas, and
streetscapes. It must create regulatory incentives
that preserve natural systems. It must act now to
harness this energy to create a city of thriving
and connected green spaces that serve all its
citizens.
Flood Plains
According to the Federal Emergency
Management Agency Deed Ordinance
Restrictions, the 100-year Floodplain is suitable
for passive recreation and picnicking. It allows
for property in the floodplain to be dedicated
and maintained in perpetuity as open space
for conservation. Uses on such property may
include parks for outdoor recreational activities;
wetlands management; nature reserves;
cultivation; grazing; and camping (except where
adequate warning time is not available to allow
evacuation)13.
Therefore, lands within the 100-year floodplain
(including the flood way) are considered to be
a “primary conservation resource” and this
Agenda recommends that they be maintained
as Greenspace in any development proposal.
Variances may be applied based on technical
review as appropriate.
In addition, as Augusta’s Community Greenspace
document notes, Rae’s Creek has mostly been
protected through Fee Simple Ownership.
However, many parcels still remain unprotected.
13 US Department of Homeland Security: FEMA
Model Deed Restriction.
Augusta Canal Stream (photo: Augusta Convention and Visitor’s
Bureau)
4-23[The Policies Appendix]
Green Infrastructure Integration
In order to enhance the Floodplain through
passive recreational use such as community
greenspaces or multi-use trails, several
acquisition methods are possible:
• Outright donation
• Bargain Sale (landowner is eligible for a tax
deduction for the difference between the sale
price and the fair market value)
• Land Exchange
• Conser vation Easement
• Conser vation Lease (Landowners receive
regular rent payments and technical
assistance for maintaining their property in
its natural state)
Public Parks
This Agenda recommends that Augusta-
Richmond County create a Comprehensive
Open Space Plan for growing and managing
Augusta’s green space system. This plan should
create a vision and organize a framework for
a world-class system that connection people
with great public spaces, nature preserves,
parks, plazas and streetscapes. The Plan should
eventually include:
• Proposed and existing trails to connect to a
citywide bike, pedestrian, and low speed
vehicle path system.
• Proposed locations for parks based on
population location and natural resource
availability. All parks should be part of a
system optimized for access by a variety of
people in different life stages and potential
recreational opportunity.
• As the community grows, recreational land
should be increased.
This Agenda recommends that the amount of
recreational park acreage increase in proportion
to population growth, with a goal of 10 acres
of parkland for every 1,000 residents. This
could be encouraged at the community level by
the creation of Special Assessment Districts
that raise funds directly from the areas who will
Diamond Lakes park ball fields
4-24 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Sustainable Development
benefit from the increase. This provides a sense
of local ownership and stewardship towards
new parks.
Greenway Trails
The county’s creeks are a phenomenal resource
for the region and should enhance the quality of
life for those that live nearby. In partnership
with the Central Savannah River Land Trust,
Augusta is already working to acquire Butler,
Rocky, and Rae’s Creek rights of way for
greenbelt construction. All three of these
creeks are located in developed areas, backing up
to many apartment communities and residences.
During the public input session, Greenway
Accessibility Improvement was a top priority of
meeting attendees.
This Agenda recommends capitalizing on
Augusta’s creeks by encouraging sustainable
residential and commercial design of adjoining
areas with a high level of recreational trail access
for bikes, pedestrians, or low speed electric
vehicles between schools, neighborhoods, work,
and local shopping destinations.
If gap parcels remain difficult to assemble,
this Agenda recommends a Purchase of
Development Rights (PDR) program14 as
a lower cost alternative to buying properties
outright, as connectivity is of the utmost
importance to the eventual success of the
greenbelt system.
14 Carroll County, GA implemented a similar program
in 2009 into their development regulations by use of SPLOST
funds.
Bike Paths
The Comprehensive Plan of 2009 has a potential
bike path map. This Agenda recommends
adding greenway trails as future potential bike
paths.
Augusta Canal Trail (photo: Augusta Convention and Visitors Bureau)
4-25[The Policies Appendix]
Green Infrastructure Integration
Figure 4-6. ASDA map of potential bike paths
4-26 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Sustainable Development
2.2 Integrating Green
Infrastructure Analysis
into the Development
Approval Process
As stated in the Final Report, when Green
Infrastructure is understood and adopted by
local officials, this Agenda proposes that the city
evaluate all new development proposals against
how they support and enhance Augusta’s Green
Infrastructure network. A simple and strategic
step for enhancing the quality and accessibility
of Augusta’s natural resources is to require a Site
Context map, Existing Resources map, and Site
Visit during the Sketch Plan review stage (see
“Figure 4-7. Development Approval flow chart
for determining Greenway set asides.” on page 4-27
for recommended process).
The Sketch Plan required by the current
Subdivision Ordinance dictates that the site
designer to ‘draw the proposed layout of streets’
and ‘other features’ in relationship to ‘existing
conditions’. This lack of clarity is troublesome
on both the developers side (who is unsure what
to submit) and the planning commissions side
(who is potential unsure of the impacts of what
the developer may or may not be proposing).
This Agenda recommends enhancing these
Sketch Plan requirements overlaying it onto a
Site Context Map that includes the site and an
additional 500 feet beyond the site:
• Public roads, trails, sidewalks, utility
easements, pipelines and rights-of-way.
• Land protected under city ownership or
conservation easements.
• Zoning district boundaries.
• Existing Property lines.
• Names of all property owners and
subdivisions.
The Existing Resources Map is a further
elaboration of a standard document commonly
submitted when conventional developments are
being proposed. However, because one of the
main goals of the ASDA is to conserve our natural
resources, a fairly complete (but not necessarily
costly) site inventory is needed. In order to make
informed decisions both the municipal reviewer
and the developer’s site designer should plot the
following natural resource features on a property
map superimposed on an aerial photograph
extending 1,000 feet from the site boundaries:
• Topography.
• Streams.
• Wetlands and Floodplains.
• Woodlands over 1/2 an acre (from aerial
photograph), pasture, and groves of
specimen trees. Woodlands over 1 acre to
undergo evaluation by the Augusta Tree
Commission to determine their preservation
potential.
4-27[The Policies Appendix]
Green Infrastructure Integration
• Soil type, including alluvial soils, high water
table soils, and agricultural soils.
• Ridge lines and watershed boundaries.
• Any portion of the tract that contains rare or
endangered plant or animal species noted by
the Georgia Ecological Services Field Offices
GIS services.
• View shed analysis from public roads
showing significant scenic views.
• Locations and dimensions of existing
structures on site.
• Locations of any existing trails that have
public use or are proposed on the city’s Open
Space plan.
This preliminary design step is recommended to
be required for all development applicants. The
intent behind this is to allow both the applicant
and the planning staff to understand existing
natural and cultural resources; both on-site
and in nearby neighborhoods. All the required
information is available through the city’s GIS
system
Both of these maps should be available during
a voluntary, but heavily encouraged Site Visit
for review by the applicant and planning
staff. These maps are perhaps the single most
important documents in the early subdivision
design process because they provide the
information base that should support all major
design decisions.
Conservation
Subdivision
Encouraged
Conservation
Subdivision
Selected
Pre-Application Meeting
Re q u i r ements f o r
a l l Dev e l o p m e n t
Pl a n s
Context Map & Environmental
Resource Map
Optional Site Visit
4-Step Design
Process:
Set aside
Open Space before
determining lots,
blocks, and street
layout
P r o c e d u r e f o r
D ete r m i n i n g
C onserva t i o n
Pote n t i a l
Sketch Plan
Preliminary Plan
Final Plan
Figure 4-7. Development Approval flow chart for determining Greenway set asides.
Recommended Land Development
Approval Process:
4-28 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
The goal is to support a variety of
housing types with a range of
affordable lifestyle opportunities within
the all of Augusta.
4-29[The Policies Appendix]
There are three types of ordinances discusses in
this chapter:
• Comprehensive Plan
• Zoning Ordinance
• Land Subdivision Regulations
Comprehensive Plan
The Comprehensive Plan currently lists
‘encouraging quality growth as a development
option’ as a Guiding Policy. This Agenda supports
that assertion. However, several changes will be
required to zoning and subdivision regulations
to accomplish the key recommendations.
The first step in facilitating these changes will
be the adoption of the ASDA as an amendment
to the current Comprehensive Plan, recognizing
the substantial process of public review and
input associated with this effort. Once the
Comprehensive Plan is amended, the various
changes recommended can then be enacted in
order to modify development regulations so that
they are consistent with the Amended Plan.
Zoning Ordinances
Across the country, local governments are
searching for ways to create vibrant communities
that attract jobs, foster economic development
and create attractive places for people to live,
work, and play. Zoning affects all of these issues
and also provides definitive direction to owners
and investors about the type and character of
development. Augusta-Richmond County’s
zoning codes are essential in creating its building
blocks of smart growth15.
Several new zones are recommended: an
Agricultural and Timber Protection Zone, a
Residential and Office Zone, and an enhanced
Conservation Subdivision zone. Plus, three types
of overlays: Urban Zoning Overlay and Town
Center Zoning Overlay for Priority Projects
and a Conservation Development District
Overlay for areas of particular environmental
sensitivity.
15 Essential Smart Growth Fixes for Urban and Sub-
urban Zoning Codes. United States Environmental Protection
Agency. Sept, 2009.
Land Subdivision Regulations
This Agenda recommends additions and
alterations to the Augusta-Richmond County
Subdivision regulations to expand choice for
both the consumer and the developer. Augusta
is a large, complex city with patterns of land
development that range from very urban to
very rural. When parcels of land are subdivided,
owners subdivide the parcel into streets, lots, and
open spaces. This division of land eventually
goes on to define the character and ‘feel’ of the
development and ultimately the City itself. The
street pattern, once established, will be there for
a very long time, long after the buildings that
front on them are gone. Thus the City’s best
one-time influence over this process is through
its subdivision regulations.
Different parts of Augusta require tailored
land development regulations in order to best
promote the integrity and unique character of
each character area. Current regulations often
result in conventional suburban development
patterns being inappropriately applied to both
very urban areas and very rural ones. This Agenda
recommends revised Flag Lot standards for very
rural areas, enhanced Conservation Subdivision
guidelines for suburban development, and new
Walkable Subdivisions for urban areas.
3. Recommended Land Development
Regulation Changes
Sustainable Development
4-30 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Rural Augusta
3.1 Create an
Agriculture and Timber
Protection Zoning
Category
This Agenda recommends the development
of an Agricultural and Timber Protection
Zone that keeps working lands affordable and
demonstrates that the county sees them as a
long-term, economically viable activity instead
of merely an interim land use. This zone would
replace all undeveloped land currently zoned “A”
and prohibit the development of homes on lots
less than 8 acres.
Land that is already developed, but is still under
an “A” zone, should be rezoned to “R-1”.
This method has been used by other Georgian
counties, including:
• Warren County, GA has a 25-acre minimum
to protect important agriculture heritage
• Jackson County, GA has an 8-acre minimum
to slow encroaching sprawl from the metro
Atlanta area
• Carroll County, GA has a 4-acre minimum,
known as the “too small to farm, too big to
mow” ordinance.
Fort Gordon
Blythe
Hephzibah
Figure 4-8. Parcels currently zoned “A”, over 6-acres in size
Land Development Regulations
4-31[The Policies Appendix]
3.2 Limit the use of Flag
Lots
A “flag lot” is typically a rectangular parcel of
land that is accessible only by a very long narrow
strip leading from a main road. In Rural Augusta,
many developers have subdivided deep lots with
modest street frontage in order to eliminate
the need to build common roadways. This can
cause a variety of problems including:
• Ill-maintained access roads, sometimes
shared and often not actually on the same
flagpole as residences that are responsible for
their maintenance.
• Preclusion of houses closely fronting on
public streets in the future, as the current
street pattern will be permanent.
• Fewer development controls over this type
of subdivision pattern, compromising
neighborhood character.
• Decreased property values and neighborhood
degradation due to lack of common
infrastructure.
• Difficulty in viewing residences from the
road potentially creating delays and confusion
in emergency service response times.
This Agenda recommends changing flag lot
standards to prevent ‘flag lot subdivisions’ where
ultimately, the developer skirts responsibility
for the creation of common infrastructure
such as streets, lighting, and pathways, resulting
in awkward, closed-in properties without
appropriate streetscaping and front yards.
This Agenda recommends that no more than
two ‘flag’ parcels may be located behind any
one lot fronting on a public street (see “Figure
4-10. Front Lot with One Flag Lot*” on page 4-31
and “Figure 4-9. Front Lot with Two Flag Lots*”
on page 4-31.) and that the back lots share their
driveway over a common easement.
Figure 4-9. Front Lot with Two Flag Lots*
Figure 4-10. Front Lot with One Flag Lot*
* Diagrams from the Georgia Tech Urban Design review
Sustainable Development
4-32 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
3.3 Enhance
Conservation
Subdivision Zoning
This Agenda recommends two simple changes
to the Conservation Subdivision Zoning
Ordinance:
• Reduce minimum tract size for conservation
subdivision from 20 acres to 10 acres in order
to expand the parcels available to potential
conservation subdivision building.
• Remove existing buffer requirements for new
conservation subdivisions that abut other
residential subdivisions in order to optimize
natural areas by where they are the most
environmentally appropriate, rather than just
at the edges of the parcel.
This Agenda recommends the City adopt a
Conservation Development District Overlay
in preferred Rural Augusta residential growth
districts of particular environmental sensitivity,
requiring the use of conservation subdivisions.
An alternative method to accomplish such a
policy would be to allow the currently zoned
density in any A or R-1 district only if the
conservation method of subdivision was chosen.
Otherwise, to decrease allowed density by a set
percentage.
2
1
2
2
2 2
2
2 2
2 2
4
4
Basic Conservation w/
Neutral Density
1
1
Country
Properties
Rural
Hamlet
4
G o r d o n H w y
J
i
m
m
y
D
y
e
s
s
Walton Way
D e a n s B r i d g e R d
F a l l L i n e F w y
Rte-88
P e a c h O r c h a r d R d
S a v a
n
n a h
R
i v
e
r
P
k
w
y
Wrightsboro Rd
O
l
d
W
a
y
n
e
s
b
o
r o R d
H e p h z i b a h McBean Rd
W i n d s o r S p r i n g R d
M i k e
P
a
d
g
e
t
t
H w y
Washington
R
d
R i v erwatch Pkwy
I -5 2 0
I -2 0
Blythe Hephzibah
Bush
FieldFort
Gordon
East
AugustaButler C
re
ek
R
o
c
k
y Cr e e k
R
a
e
s Creek
Spirit Creek
L i t t l e S p i r i t C r e e k
Mc Bean
C
r
e
e
k
Figure 4-11. ASDA Prototype Projects with conservation subdivisions and their alternative locations in Rural and Suburban Augusta
SUBURBAN AUGUSTA
4. Basic Conservation wtih Neutral Density:
Butler Creek Conservation Subdivision
RURAL AUGUSTA
2. Rural Hamlet:
Spirit Creek Rural Hamlet
1. Country Properties:
Fall Line Freeway Farms
Land Development Regulations
4-33[The Policies Appendix]
Suburban Augusta
3.4 Encourage
Conservation
Subdivisions
Key changes to the Land Subdivision
requirements and provisions include:
• Requirement of a context map showing all
natural and man-made features surrounding
the site.
• Requirement of a site inventory of existing
features upon which to base decisions
regarding the site’s development
• The required use of process in which
Greenspaces are determined first, before
houses, streets and lot lines.
• Inclusion of design standards for
configuration and location of Greenspace.
• Modify the current Comprehensive Plan
Guiding Policy of ‘provide zoning for land
suitable for projected new conventional
single-family residential development’ to
instead encourage conservation subdivision
over conventional development methods,
as this method needs more public sector
support than conventional development.
Also, the future maintenance of newly created
Greenspace land is an issue. There are three
potential methods to maintain the land left in its
natural state:
• Community Associations,
• Private conservation organization, and
• Conser vancy lots, which are lots within the
neighborhood that are over 10 acres in
size, essentially privatizing the Greenspace
maintenance in a few select land owners.
This Agenda recommends enhanced
Community Associations for all
neighborhoods, but particularly for conservation
subdivisions, to take care of Greenspace land.
Figure 4-12. Singular entrace, with back yards facing the creek, essentially privatizing that natural amenity
Figure 4-13. Multiple entrances, with front yards facing a street and the creek making it a safe, public way. Smaller lot sizes lead to closer community, with a minimum of 50% of the land is set aside for recreational enjoyment.
Traditional
Subdivision
Approach
Conservation
Subdivision
Approach
Sustainable Development
4-34 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
G o r d o n H w y
J
i
m
m
y
D
y
e
ss
Walton Way
Wrightsboro Rd
W i n d s o r S p r i n g R d
Washington
R
d
R i v e rwatch Pkwy
I -5 2 0
I -2 0
Blythe Hephzibah
Bush
FieldFort
Gordon
East
AugustaButler C
re
ek
R
o
c
k
y Cr e e k
R
a
e
s
Creek
Spirit Creek
L i t t l e S p i r i t C r e e k
Mc Bean
C
r
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k
6
7 7
6
3 3
3
3
Urban
Village
Town
Center
Neighborhood
Revitalization
3
Town
Center 3
6
7
Neighborhood
Revitalization 7
5
5c
5
Regional
Mixed Use 5
Regional
Mixed Use
Figure 4-14. Project areas with Prototypical Project Overlay Zones in Urban and Suburban Augusta
3.5 Designate Zoning
Overlay Districts for
Priority Projects to
Encourage Quality
Development
It is imperative, in order to produce successful
projects at major intersections, that Augusta
have a framework in place to encourage a wide
variety of mixed uses, walkable centers with
plentiful transit options and affordable housing
choices. These districts would contain incentives
such as increased density or reduced parking, in
exchange for desired public amenities such as
senior housing, ground-floor retail, public plazas
and pedestrian walkways.
At a minimum, these districts would require
Low Impact Development standards to
manage storm water with an enhanced Green
Infrastructure network and support increased
density and intensity of use allowances compared
to the land uses that surround the Project Area.
Land Development Regulations
4-35[The Policies Appendix]
URBAN AUGUSTA
An Urban Zoning Overlay
The Urban Zoning Overlay (UZO) district is a special type of
overlay zoning district that is recommended to better regulate
project development in the older, more urban areas of Augusta.
Suggested residential densities in these project areas is 8-16 units
per acre.
Other Standards could include:
• Change minimum dimensional standards to maximums in order
to create less suburban, more urban, development patterns.
These include setbacks, front yard, side yard dimensions.
• Encourage multiple housing types through small lots and limited
buffer yards between homes.
• Require minimum residential densities at key areas where the
intent is to create walkable village or neighborhood centers.
• Incorporate pedestrian safety improvements, such as convenient
on-street parking and minimum facade transparency into design
standards.
SUBURBAN AUGUSTA
A Town Center Zoning Overlay
The Town Center Zoning Overlay (TCZO) district is a special type
of zoning district that is recommended to better regulate project
development in suburban areas of Augusta.
While not transit oriented developments, these projects still contain
more activity and intensity than their surroundings. This district suggests
a traditional neighborhood layout with residential densities of 4-10 units
per acre.
Other Standards could include:
• Provide mandatory pedestrian routes within parking lots over 200’
wide in commercial areas. Use 5’ - 8’ sidewalks with a 5’ greenway
for better pedestrian and bikeway access.
• Limit parking in front of the building to less than 10% of required
spaces, or up to 50% if screened out by use of additional tree
plantings and low walls.
• Require open space connectivity, linking trails to new parks and
existing, adjacent natural resources, where applicable.
Overlay Districts have design standards in them to ensure quality neighborhood development, such as at the proposed Southgate Urban Village.
Sustainable Development
4-36 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Urban Augusta
3.6 Create “Walkable
Subdivision”
Neighborhoods
While Walkable Subdivisions would be a new
type of residential subdivision regulation for
Augusta, its concept is not new to the region.
Existing walkable neighborhoods include
popular in-town neighborhoods such as the
Summerville and Olde Town communities
in Augusta and highly successful TND
communities in Columbia County and North
Augusta, such as Northridge and Hammonds
Ferry. Unfortunately, these neighborhoods are
not encouraged development forms and may
even be prohibited by many of the conventional
residential subdivision codes in place today.
Walkable Subdivision regulations should include
the following urban design guidelines:
• Lot frontage requirements and situating
guidelines, to encourage a well designed
‘street wall’.
• Allowance for alternative housing layouts,
such as cottage subdivisions and subdivisions
consisting entirely of attached housing,
• Requirement of alleyway access, to further
protect the aesthetic value of the lot face.
• Maximum block lengths of 600 feet, with
pedestrian connection easements required
every 300 feet. Or block perimeters not to
exceed 2000 feet.
• Minimum sidewalk widths of 5 feet and a
green zone of 5 feet, to ensure adequate
room for pedestrian and movement and
greenway planting.
• Requirements for enhanced street design
standards, as defined in the next chapter
to ensure Complete Streets, which takes
pedestrian accessibility into account
• Urban parking requirements, with allowances
for on-street parking and specific reduced
off-street parking ratios.
Figure 4-15. Disconnected neighborhoods, from each other and the nearby shopping experience.
Figure 4-16. Connected streets and a well-landscaped neighborhood common. Red represent through-way streets that connect abutting neighborhoods, town center developments, and greenway trails along the creek.
Traditional Subdivision
Approach
Walkable Subdivision
Approach
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Land Development Regulations
4-37[The Policies Appendix]
3.7 Support Low Impact
Development Strategies
in Building Code
Ordinances
This Agenda recommends that Augusta take a
first, pro-active step in reducing the impacts of
growth and development on local water resources
by supporting the ongoing collaborations
between local engineering firms and the Augusta
Engineering Department in promoting a city-
wide switch to Low Impact Development (LID)
standards. Perhaps the best way to support this
shift, is to encourage a round-table process as
recommended later in this document to convene
local engineers, developers, and city officials
to come to a consensus on techniques to be
promoted and incentivized.
Applicable techniques include:
• Bioretention
• Green Roofs
• Permeable Pavers
• Rain Barrels
• Soil Amendments
• Tree Box Filters
Supporting these techniques would require
changes to ordinances in several Augusta
regulatory documents, including but not limited
to the Water Supply Watershed Protection
Ordinance, Flood Hazard Mitigation Plan, and
the Street and Roadway Design Manual.
In subdivisions of five acres or greater,
applicants are currently required to include
25% publicly accessible open space, as required
by zoning district R-1E. This district allows
for densities of 10 dwelling units per acre and
more. Most Walkable Subdivisions should meet
this density level in order to support transit
and neighborhood retailing establishments.
Therefore, appropriate open spaces include
plazas, squares, greens, small parks for passive
or active recreational uses and linear open
space that incorporates natural elements such
as a creek or a significant stand of trees. Well-
landscaped streets may be counted towards the
open space requirement.
Figure 4-17. Rain gardens, a Low Impact Development solution to parking lot storm water management in Charlotte, NC
Sustainable Development
4-38 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
All Augusta
3.8 Modify Existing Land
Subdivision Regulations
In ARTICLE I: General
• This Agenda recommends changing the
overall subdivision regulation trigger to apply
to any subdivision of four or more parcels,
rather than the current 10 or more acres.
This change will affect smaller subdivisions
in rural areas that may be able to adhere to
forthcoming Hamlet design standards.
In ARTICLE II: Procedure for
Approval of Subdivision Plats.
• Consistent with the Green Infrastructure
recommendations described above, any new
subdivision application would be required to
submit a Site Context Map and Existing
Resources Map during the Sketch Plan
review stage for use during the highly
encouraged Site Visit.
In ARTICLE III: Requirements for
Sketch Plans, Existing Resource
Map, Context Map, Development
Plans and Final Plats and Provision
for Inspection:
• List the new requirements for the Existing
Resource and Context maps.
• Consider making Conser vation Subdivisions
mandatory for any property that includes
more than 10 acres of an existing “primary
conservation resource” (wetlands and 100-
year floodplains) within the site boundary.
In ARTICLE IV General Design
Standards
The design standards title has been changed
to reflect that two new types of subdivision
standards have been proposed:
• Conser vation Subdivisions, that reflect an
outdoor lifestyle connection.
• Walkable Subdivisions, suggesting an urban
lifestyle centered on convenience and
community gathering.
In conjunction with a renewed emphasis on
Conservation Subdivisions, new Greenspace
Design Standards are proposed to fall within
Augusta’s Land Subdivision Regulations16:
• Primar y Conservation Resources shall all be
included in the Greenspace land. With
Secondary Conservation Resources being
included in Greenspace land to the greatest
extent possible.
16 See Growing Greener: Conservation By Design:
Model Ordinance Version 2.0, Natural Lands Trust, 2007. for
additional details
Land Development Regulations
4-39[The Policies Appendix]
• Greenspace shall be suitable for passive
recreational uses, where deemed appropriate,
without interfering with adjacent dwelling
units, parking, driveways or roads.
• Greenspace shall be interconnected wherever
possible and contain a suggested minimum
of 3 acres.
• Shall provide for pedestrian paths to be used
by the subdivision residents. Public access
should be given if they link to other publicly
accessible pathways.
• Greenspace shall abut the largest practical
number of lots within the subdivision. At
least 75% of lots shall directly face the
Greenspace.
• Minimize views of new dwellings from
exterior roads through heavy landscaping and
site design.
3.9 Require Street
Connectivity
Streets should be laid out in a manner where
connectivity is emphasized. This Agenda
recommends that any parcel development
over 10 acres in size would be triggered for
conformation this connectivity standard. If the
parcel abuts two existing right of ways of this
length, it is required to establish a connecting
route. And where an applicable parcel abuts
another applicable parcel (of 10 acres or more),
it is required to build a stub-out or hammerhead
turn around for future street connections (see
“Figure 4-18. Hammerhead turn around*” on
page 4-39.
For dead end streets, they shall be terminated
with a hammerhead turn around and be no
longer than 300 feet, rather than the 1,000 feet
that is allowed now. Around the hammerhead,
lots shall be oriented in a way that does not
preclude future extension of the road way.
In addition, this Agenda recommends setting up
a reserve fund that developers are required to
contribute to if they choose not to develop a
hammerhead or throughway connection. This
fund will be used for future roadway connections.
Also, the right-of-way must be dedicated at this
time.
General Standards
1. A proposed development shall provide
multiple direct connections in its local street
system to and between local destinations, such as
parks, schools, and shopping, without requiring
the use of arterial streets.
2. Each development shall incorporate and
continue all collector or local streets stubbed
to the boundary of the development plan by
previously approved but unbuilt development
or existing development.
Figure 4-18. Hammerhead turn around*
* Diagrams from the Georgia Tech Urban Design review day
Sustainable Development
4-40 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Connectivity Design Standards
The intent of connectivity design standards
is to provide for a system of streets that offer
multiple routes and connections allowing ease
of movement for cars, bikes and pedestrians
that include frequent intersections Example
ordinance language can be found in a recent
Amendment to the Subdivision Ordinance of
Spokane County, WA:
a. Block length for local streets shall not exceed
600 feet, unless an exception is granted based on
one or more of the following:
• Physical conditions preclude a block length
600 feet or less. Such conditions may include,
but are not limited to, topography natural
resource areas, critical areas or shorelines.
• Buildings, train tracks or other existing
development on adjacent lands physically
preclude a block length 600 feet or less.
• An existing street or streets ter minating at the
boundary of the development site have
a block length exceeding 600 feet, or are
situated such that the extension of the
street(s) into the development site would
create a block length exceeding 600 feet.
b. The proposed development shall include
street connections to any streets that abut, are
adjacent, or terminate at the development site.
c. The proposed development shall include
streets that extend to undeveloped or
partially developed land that is adjacent to the
development site. The streets will be in locations
that will enable adjoining properties to connect
to the proposed development’s street system.
d. Permanent dead end streets or cul-de-sacs
shall only be allowed when street connectivity
can not be achieved due to barriers such
as topography, natural features or existing
development, e.g. train tracks. Cul-de-sacs that
are allowed based on the above, shall be limited
to 300 feet as measured from the center line of
the intersecting street to the radius point of the
cul-de-sac.
e. Streets must be public if they are designed to
connect to an adjacent site, or will serve lots on
an adjacent site.
f. New private streets are allowed only when
street connectivity is unachievable, such as
property that is isolated by topography or the
configuration of existing lots and streets, and
shall adhere to the following requirements:.
• Private streets shall be constructed in
accordance with the design standards for
public streets.
• Pedestrian access shall be provided from the
private street to an existing or future street or
public pathway if vehicular access cannot be
provided.
Figure 4-19. Typical block sizes for three Georgian cities and the famously flexible Commissioner’s Grid Plan of 1812 for New York City show how smaller blocks create more walkable environments.
Land Development Regulations
4-41[The Policies Appendix]
Figure 4-20. Southgate block influence area.Figure 4-21. As determined by outlining nearest collector streets, the Southgate area currently has a 8,400 sq foot “super block” perimeter.
Figure 4-22. Taking just the Southgate parcel, it still has a 5,850sq ft “super block” perimeter size, with an excessive parking ratio of 1 space per approximately 250sq ft of retail .
Figure 4-23. Southgate block with an example of a better, more intensely connected street grid using new street connectivity design standards in an incremental timeframe, as parcels come up for redevelopment.
4-42 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
4-43[The Policies Appendix]
The Priority Projects recommended as part of
the Augusta Sustainable Development Agenda
are typically located at major intersections
throughout the city. These locations are linked
together by a road network of mixed-use
avenues, boulevards, highways, and parkways
that connect key destinations throughout the
Augusta region. Realization of the “Garden
City” concept will require significant functional
and visual improvement of major intersections
and then corridor revitalization strategies for the
segments in-between.
4. Realizing the Garden City through
Corridor Revitalization
The Augusta Sustainable Development
Agenda includes an approach to
roadway design that considers the
roadway function, the context of the
adjoining properties and neighborhoods,
and the desire to rekindle the “Garden
City” concept in the design of Augusta’s
roads, for both new construction
of streets retrofit of existing routes.
Existing view along the proposed “Augusta Way” boulevard, leaves much room for improvement
Sustainable Development
4-44 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Strategy One: Viable Commercial Enterprises
Senior Housing
and Services
Eldery Care: Independent Living Complex, Assisted Living Facilities, Nursing &
Residential Care Facilities
Office and
Community
Services
Health Services: Outpatient Health Care Centers, Offices of Home Health
Care Services, Dental Labs, Medical & Diagnostic Labs, Ophthalmic Goods
Manufacturing, Optical Instrument and Lens Manufacturing
Community Services: Day Care Services, Offices of Social & Governmental
Services Agencies
Administrative Facilities: Data Processing Centers, Customer Service Centers,
Financial Services & Credit Processing Facilities, Accounting & Payroll Services
Offices, Testing Labs, Computer Systems Design Offices, Direct Mail Advertising
Facilities, Administrative and Finance Back Office Facilities, Electronic, Media
Production and Distribution, Video, Sound Recording, Software & Internet,
Broadcasting
General
Commerce
Construction-Related Businesses: Offices/Shops of Construction Contractors,
Building Products Workshops for (Kitchen Cabinets and Countertops, Windows
and Doors, Millwork, Ornamental & Architectural Metal Work Fabrication,
HVAC Equipment Sales and Fabrication, Blind and Shade Manufacturing, HVAC
& Plumbing Supply, Electrical and Lighting Supply, Sign Fabrication, Scenery
and Display Fabrication, Custom Furniture Manufacturing, Home Furnishings
Wholesaling)
Light Manufacturing & Assembly: Computer and Peripheral Equipment
Manufacturing, Custom Machine Shops, Commercial Bakeries, Specialty Food
Manufacturing, Printing & Publishing, Medical Products Fabrication, Jewelry
and Silverware Manufacturing, Musical Instrument Manufacturing, Burial Casket
Manufacturing
Automotive: New Car Sales & Service, Electric Motor Vehicles Assembly, Sales &
Service
Distribution and Repair: Professional and Service Equipment Sales, Service &
Wholesaling, Photographic, Food Service & Restaurant, Medical, Office Equipment
and Supply, Vending Machine Operations Center, Equipment Repair Facilities,
Apparel Wholesaling, Commercial Nursery and Florist, Commercial Laundries and
Linen Supply
Figure 4-24. Viable business types for Greater South Augusta Trade Area
4.1 Economics of the
Roadway
Several major intersections have been identified
as favorable locations for clustered retail. These
include I-520 interchange at Peach Orchard
Rd which is the most attractive location for
expanded, diversified retailing in Greater South
Augusta. A conservative assessment of retail
demand accessible from this location shows
nearly $900 million in this Greater South
Augusta Trade Area.
Three strategies are recommended in the
Final Report, see page 2-129, Figure 2-54
“Restructuring plan for corridors in Suburban
Augusta connecting to downtown”. However,
Strategy One, Supporting Viable Commercial
Enterprises, is detailed further here.
Corridor Revitalization
4-45[The Policies Appendix]
Areas inside the “Greater South
Augusta” Trade Area
• I-520 Interchange at Peach Orchard
Road, is a site which is the most attractive
location for expanded, diversified retailing
in Suburban Augusta. This ‘Regional
Center’ reaches a customer base of 120,000
to 150,000 from approximately 4 miles away
in all directions and up to 10 miles away in
the south and southwest. It would support
regional scaled big-box and superstore
retail with a wide assortment of restaurants.
The nearby intersection of I-520 and
Deans Bridge Road could be considered
an alternative regional location, but as the
two serve the same regional market, there
is only sufficient demand to support one
major regional hub and much of the land
immediately at this location is developed
otherwise.
• The Deans Bridge and Gordon Highway
intersection is centrally located and in
position to be a regional and community
focused “Business Center” that aims to
increase employment opportunities at the
center of Augusta’s population. For non-
retail commercial spaces and health and
human services, this location is likely to pull
2010 Retail Purchase Potential in
Greater South Augusta
Total Population 119,100 people
Total Income (in $000)$2,009,622
Grocery Stores $203,910
Drug Stores / Pharmacies $72,712
Restaurants $98,641
Hair Salons $9,980
Other Community-Servicing Retailing $56,197
Department Stores $155,481
Apparel $79,484
Home Furnishings & Home Improvement $114,999
Other Speciality Goods $66,211
Other Retailing $40,849
Total Retail Purchases (in $000)$898,465
Urban Partners 8/2010
Figure 4-25. Retail purchase potential in Greater South Augusta Trade Area
Plenty of space available at the Southgate shopping center for additional businesses to infill the parking lot with buildings
Sustainable Development
4-46 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
from a customer base of more than 120,000
persons residing within a 3 to 7 mile radius.
For retail services, this location could draw
from surrounding neighborhoods located
within a more modest 2 to 3 miles and
support a grocery store, bank, pharmacy, and
several restaurants.
• Tobacco Road and Windsor Spring Road, is
an attractive site for a “Town Center” district,
building upon a base of about 20,000 nearby
households in a 2 to 3 mile radius. This
household base would support one or
two supermarket anchors totaling 50,000
to 60,000 square feet of spaces as well as
another 160,000 square feet of community
service retail, restaurants. Another similar
intersection would be Wrightsboro Road and
Jimmie Dyess Parkway.
Areas outside the “Greater South
Augusta” Trade Area:
• Mike Padgett at Brown Road- Rural Augusta
needs access to basic convenience goods and
services, such as was formerly found at the
country store. A hamlet subdivision in this
location would serve the area, passing motor
traffic and could be an attractive alternative
to sprawl around the surrounding rural
landscape.
• I-520 Interchange at Sand Bar Ferry Road-
As the new and most convenient entry point
into Augusta for points north and east, this
is an ideal location to develop an attractive
commercial area catering to the passing and
arriving motorist.
Residential and Office Ordinance
In order to scale retail-zoned land to reflect a
more realistic assessment of the current size,
strength, and character of the market, excess
commercial land in older strips should be rezoned
to encourage reinvestment in uses that the
market currently supports and while improving
the quality of existing retail intersections.
As a part of the new Priority Project Overlay
Zones (see “Figure 4-14. Priority Project
areas with Priority Project Overlay Zones in
Urban and Suburban Augusta” on page 4-36
and surrounding text) suggested for these
major intersections, this Agenda recommends
a Residential and Office Ordinance that
restricts any type of commercial or retail
use for up to a mile out from the Project
Area boundaries17. Permitted uses include
professional, business, medical and residential
uses. The ordinance should include guidelines
on signage, frontage landscaping, and height.
17 Beyard, Michael D. and Pawlukiewicz, Michael. Ten
Principles for Reinventing America’s Suburban Strips. Urban
Land Institute. 2001.
Corridor Revitalization
4-47[The Policies Appendix]
4.2 Private Sector
Role in Roadway
Beautification
The major theme of the Augusta Sustainable
Development Agenda, “Realizing the Garden
City,” signifies a new beginning of emphasis
on living up to the City’s historic brand name.
The effort implies a renewed commitment
to attractiveness that begins with the public
sector. Once the City goes first, the private
sector will sense that the City is serious about
aesthetic improvements, developers, property
owners, and citizens at large will be encouraged
in making individual efforts toward achieving an
improved street scene. These public and private
actions, taken together, will transform the “View
from the Road” and help Augusta realize the
Garden City.
These landscape areas may have to be largely
provided for by private sector donation and
non-profit organization grant assistance.
For example, the City of Atlanta, in conjunction
with the Junior League of Atlanta and the Atlanta
Parks Commissioner founded an organization
in 1985 called Trees Atlanta. This organization
has been a prime force in addressing Atlanta’s
tree loss through tree conservation, replacement
and new planting programs. One of its major
initiatives is to plant appropriate tree variety
along major traffic corridors to increase
Atlanta’s urban tree canopy while calming traffic,
reducing noise and air pollution and supporting
pedestrian activity. Their successes have
encouraged residents to advocate for better tree
and landscaping ordinances and have attracted
the continued financial support of a range of
sources from individuals to large corporations
and foundations.
4.3 Context Sensitive
Solutions Classification
Approach
Functional Classifications
There are several ways that streets are classified.
The functional classification is important as it
defines the role of the street in moving traffic
and how it fulfills that role.. From a functional
point of view, the roadway system of Augusta is
a network of interstates, highways, commercial
arterial routes, and local streets. These arterial
routes are classified according to the system of
the Georgia Department of Transportation18
into the following functional classes:
• Urban Interstate Principal Arterial
• Urban Freeways and Expressways
• Urban Principal Arterial
• Urban Minor Ar terial
The chart on the next page refers to a potential
visual prioritization method for Augusta
corridors, in relationship to Context Sensitive
Solution thoroughfare types.
18 Adapted from Institute of Transportation Engineers
(ITE) Context Sensitive Solutions in Designing Major Urban
Thoroughfares, www.ite.org, Fact Sheet 4, accessed December 1,
2009.
Context Sensitive Solution (CSS)
Organization for Augusta Corridors
Thoroughfare Types
Functional
Classification
Principal Arterial
Minor Arterial
Collector
Local
Beautification Overlay Designations: Garden City Gateways
Garden City Corridors
Garden City Landscape Highlights
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Figure 4-26. Relationship to Context Sensitive Solution Thoroughfare Types
Sustainable Development
4-48 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Context Zone Distinguishing Characteristics General Character
C-1 Natural Natural landscape Natural features
C-2 Rural Agricultural with scattered development Agricultural activity and
natural features
C-3 Suburban Primarily single family residential with
walkable development pattern and
pedestrian facilities, dominant landscape
character
Detached buildings with
landscaped yards
C-4 General
Urban
Mix of housing types including attached
units, with a range of commercial and
civic activity at the neighborhood and
community scale
Predominantly detached
buildings, balance between
landscape and buildings,
presence of pedestrians
C-5 Urban
Center
Attached housing types such as
townhouses and apartments mixed with
retail, workplace and civic activities at the
community or sub-regional scale.
Predominantly attached
buildings landscaping within
the public right of way
substantial pedestrian activity
C-6 Urban
Core
Highest-intensity areas in sub-region or
region, with high-density residential and
workplace uses, entertainment, civic and
cultural uses
Attached buildings forming
sense of enclosure and
continuous street wall
landscaping within the public
right of way, highest pedestrian
and transit activity
District To be designated and described locally,
districts are areas that are single-use or
multi-use with low-density development
pattern. These may be large facilities such
as airports, business parks and industrial
areas.
Figure 4-27. Context Zone Characteristics
Context Zones
Context zones are used to describe the
characteristics of urban sub-areas that have
similar discrete ranges of density and intensity
of development. The idea of the CSS method
is to use these context zones as an important
factor to select a roadway type in conjunction
with the functional classification to insure that
each roadway design is supportive of the area
and context it is intended to serve.
Thoroughfare Types
The desirable design characteristics of each
thoroughfare type are presented in both in Table
2 and in the illustrative cross sections on the
following pages.
The Development Agenda concentrates on
thoroughfares that serve existing urban and
suburban areas and those that will likely undergo
future development within the time horizon of
the Agenda. The types of thoroughfares defined
by CSS are organized by a classifying system that
governs the design criteria of the thoroughfare
and along with the surrounding context is used
to determine the physical configuration of the
traveled way, intersections, and the roadside.
The thoroughfare types include the following:
Corridor Revitalization
4-49[The Policies Appendix]
Parkway - a four-lane or larger roadway, with or
without curbs, to serve higher traffic volumes of
regional traffic at relatively higher speeds.
Highway – a two-lane or larger roadway with
ditch sections to accommodate regional and
local traffic at higher speeds.
Boulevard – a divided thoroughfare with curbs
that serves a mix of regional and local traffic
and accommodate the most important transit
routes.
Avenue – a curbed road of up to four lanes,
with or without a median, that serves a mix of
regional and local traffic.
Street – generally a two-lane curbed road that
serves predominantly local traffic.
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PARKWAY 2 to 6 55 45-50 ½ mile Express
and
Local
Wide
median
Required
No Yes Separate
Parallel
Route
Regional
Through
Truck Route
Strin-
gent
Control
HIGHWAY 2 to 4 55 45-50 1000 to
1,320 feet
Express
and
Local
Optional No Yes Separate
Parallel
Route
Regional
Truck Route
Con-
trolled
BOULEVARD 4 to 6 35-40 30-35 660 to
1,320 feet
Express
and
Local
Required Optional Optional Bike Lanes
or Parallel
Route
Regional
Truck Route
Limited
MULTIWAY
BOULEVARD
4 to 6 30-40
(20 in
access
road-
way)
25-35 660 to
1,320 feet
(400 to
600 feet
for access
lanes)
Express
and
Local
Required Yes on
access
roadway
Optional Bike Lanes
or Parallel
Route
Regional
Route/
Local deliv-
eries only
on access
roadway
On
access
Road-
way
AVENUE 2 to 4 30-35 25-30 300 to 660
feet
Local Optional Yes No Bike Lanes
or Parallel
Route
Local Truck
Route
Yes
STREET 2 30 25 300 to 600
feet
Local Optional Yes No “Share the
Road”
Local Deliv-
eries Only
Yes
LANE 1-2 20 20 N o
Minimum
N/A No Yes No “Share the
Road”
Local Deliv-
eries Only
Yes
Figure 4-28. Urban Thoroughfare Design Characteristics
Sustainable Development
4-50 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Boulevard
Parkway
HighwayIllustrative Cross Sections
Illustrative cross sections of seven different
thoroughfare types, applicable to Augusta, are
illustrated to the right. The ASDA recommends
that, in each case, the vehicle travelway width
be designed to the narrowest standard width
for driver and pedestrian safety. Each section
assumes that design is consistent with the
objectives of DOT’s Context Sensitive Solutions
recommendations. Each assumes a well-
landscaped corridor, with continuous shade
tree plantings along the prescribed sidewalk and
multi-purpose paths.
Corridor Revitalization
4-51[The Policies Appendix]
Street - Narrow
Multi-way Boulevard
Avenue
Street - Wide
Sustainable Development
4-52 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
4.4 Recommended City
Ordinance Changes
Signage
New Signage Standards should be developed
to encourage high quality aesthetic presentation
of business to the roadway:
• All new freestanding signs would be required
to be monument style, removing sign
visibility as a justifiable reason for the
removal of trees in commercial areas19.
• Limit height of signs to maximum of 12 feet.
Encourage monument signs.
• Require conformance with updated signage
guidelines after property use change or sale.
Tree and Landscaping Ordinance
Revisions
For ease of administration, this Agenda
recommends creating a checklist for procedures
to facilitate the tree ordinance compliance
process. This checklist would include steps such
as a land disturbance permit, rezoning and special
use permits, timber harvest permit, minimum
planting requirement tables, and information
on the tree bond program. This Agenda
19 The city of Canton, GA enacted a simi-
lar ordinance in 2002.
recommends that an enhanced Tree Protection
Plan be required during the Development
Plan submittal phase for both residential and
commercial properties. This will be particularly
helpful in establishing an ordinance for and the
encouraging ordinance compliance in single-
family residential subdivisions. This plan shall
be prepared by either a Landscape Architect
registered in the state of Georgia or the site’s
civil engineer and shall show the location of all
proposed trees, shrubs, and ground covers plus
all existing vegetation to be preserved.
Commercial Area Landscaping
Trigger and New Ordinance
This Agenda recommends that the trigger for
compliance with these requirements be modified
as follows:
• The ordinance now is applied in the case of
expansion equal or greater than 20% of
building area. This trigger should be
reduced to 10%. The part of the ordinance
that refers to exemptions for increases in
parking areas of less than five new spaces,
should be reviewed.
Figure 4-29. Existing light industrial property
Figure 4-30. Existing light industrial property: with new on-site tree planting along the corridor*
* Graphics from the Georgia Model Urban Forest handbook
from the Georgia Forestry Commission
Corridor Revitalization
4-53[The Policies Appendix]
• The ordinance should also be applied when
the ownership of the parcel changes, in order
to make landscape updates a part of the real
estate transaction cost.
• This ordinance should also be applied when
the cost of renovations exceed 25% of the
currently assessed building value.
Commercial Energy Efficiency
Standards
Augusta should model energy efficiency
standards for its private sector by retrofitting
all of its existing public structures. This is
an opportunity to create local awareness of
rainwater capture, green roofs, renewable
material use, and native plantings.
• Incorporate energy efficiency and green
building practices into commercial and
residential building codes. Consider LEED
standards.
Figure 4-31. Existing commercial property
Figure 4-32. Existing commercial property: with new on-site tree planting*
* Graphics from the Georgia Model Urban Forest handbook
from the Georgia Forestry Commission
• Encourage local companies to adopt
environmental management standards:
energy and water conservation, tree plantings,
and using natural weed killers. Then
champion early adopters of environmental
management standards, as local industry can
play a huge role in such an effort. Georgia
Tech’s Enterprise Innovation Institute
is a potential organizational and program
assistance resource for this area.
This Agenda also recommends that Augusta
promote ‘dark skies’ to maintain our view of the
night sky, reduce glare and light pollution that
represents wasted energy with a new Lighting
and Glare ordinance section that includes:
• Require lighting to focus on subject property
and not spill over onto adjacent property or
public-right-of-way.
• Require cut-off fixtures, or low intensity,
shielded luminaires and curfew controllers
turning the lights off at 10p or at closing
(whichever is later).
• Projects should minimize the lighting of
architectural or landscaping features.
4-54 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
4-55[The Policies Appendix]
5. Neighborhood Enhancement and
Revitalization
Smart Growth is a mechanism for
the re-integration of struggling
neighborhoods back into a successful
community, primarily by encouraging
better housing and job opportunities for
residents.
Several of the Guiding Policies of the
Comprehensive Plan support the redevelopment
and infill of older neighborhoods. This
Agenda works in tandem with these policies to
promote infill housing as a Smart Growth land
development practice in Augusta’s Urban and
Suburban areas. This sustainable strategy makes
use of existing infrastructure by reconnecting
neighborhoods that have been severed by ill
thought out roadway infrastructure and the
resultant economic disconnect.
Augusta has many historic neighborhoods
with a strong fabric to build on. This includes
replacing obsolete housing and rehabilitating
deteriorating structures.
Renovated homes in the Summerville neighborhood
Example of an obsolete structure
Example of structures to be rehabilitated
Sustainable Development
4-56 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
5.1 Recommended
Comprehensive Plan
Changes
The first step in facilitating the recommendations
of this Agenda will be to slightly revise several
of the Land Use and Growth Management
Guiding Policies of the Comprehensive Plan.
Specific elements that should be integrated into
these policies include:
• Modify the policy of ‘provide zoning for
land suitable for projected new conventional
single-family residential development’ to
instead encourage infill development over
conventional methods as this method needs
more public sector policy support.
• Modify the policy of ‘encourage the
preservation of residential areas by
protecting them from the encroachment
of conflicting land uses’ to support lining
existing low-density single-family zones
with higher-density residential development,
especially along the Priority Development
Corridor. Apartment buildings and single-
family residences can coexist side-by-side in
a mutually beneficial manner if appropriate
site design techniques and scale are taken into
consideration.
• Modify the policy of ‘encourage infill
development’ to embrace the increased
density of urban neighborhoods, rather that
tentatively list potential problems. Increasing
the density of neighborhoods through infill
areas does more to support their sustained
livability than almost any other land
development policy.
Existing subdivision without any tree cover for shade and enjoyment
5.2 Community
Supported Agriculture
In the coming years, local food production
is likely to be both more popular and more
necessary. It is educational and it is fun. Augusta
has both good soils and available land in each
of its urban, suburban and rural sectors. Relative
to much of Georgia, it has an abundance of
good water. These concerns are causing more
and more farms and gardens to be planned,
and planted, in traditional neighborhood
developments (TND).
“Community Supported Agriculture” occurs
when people buy shares of the harvest from
a farm in their vicinity. A Serenbe, a TND in
Palmetto, GA, people have paid about $750 for
a fulls hare of a farm for the April - October
season. Residents benefit in very basic ways:
“They’re eating [the produce] and smelling
[the plants and soil], and making contact with
nature.” says Daron Joffe, who founded ‘Farmer
D Organics’ and elevated Serenbe’s farm to
certified organic standards20.
The Westobou Vision calls for creation of a
commercial organic farm as part of the Sandbar
Ferry Road regional recreation area. In Suburban
Augusta, a community farm could become an
amenity for a conservation subdivision along
20 Langdon, Phillip. Down on the new urban farm. New
Urban News Network. Dec 1, 2009. http://newurbannetwork.
com/article/down-new-urban-farm
Neighborhood Revitalization
4-57[The Policies Appendix]
Q:How did you become an urban
farmer?
A: I started with urban
agriculture in Augusta,
Georgia, in 1950 when it didn’t have
that terminology. I had no idea then
that there was ever such a thing as
“urban agriculture.” My grandmother
and I grew vegetables such as collard
greens, turnips and all the other
greens. We grew in our yard. We
raised chickens right there in the city.
We raised rabbits and made soap for
a laundry business. I didn’t always
consider myself a farmer. It wasn’t
until the 90s that I began to see how it
all came together to help communities
and the voids that existed in our
community. And I served the purpose,
even without much compensation, and
received comfort that I was helping.
- Mckinley Hightower-Beyah who owns McKinley’s
Organic Growing Station in New York, NY
Brian Gandy, farmer of Blue Clay Farms, pictured with the raised garden beds.
Butler Creek. In Rural Augusta, where the
best soils lie, commercial farming could be
reintroduced on a grander scale. At the proposed
Fall Line Farm, both large scale production and
demonstration educational programs could
preserve this significant agricultural resource.
Community gardens and individual garden
plots should be encouraged throughout the
city’s existing neighborhoods and subdivisions.
Abandoned brick ponds could be come well-
stocked fishing holes or even aqua-culture sites.
Tree plantations could devour many acres of
under-utilized roadway and utility rights of way.
A nearby example, the Hammond’s Ferry, 200-
acre TND offers garden plots to its residents.
It also features a tiny farm, currently 1.5 acres,
including a modest greenhouse and a diminutive
barn. The initial idea was that the farm at
Hammond’s Ferry, Blue Clay Farm, would
provide fresh produce for the local market
while educating residents about sustainable
agricultural practices. The developers allocated
$50,000 a year to establishing the farm and
hiring a manager, calculating that it would take
five years to break even. However, the owner
of the restaurant offered to operate the farm
himself, raising ingredients for use in the café,
saving the developer’s money and more closely
integrating the restaurant and the farm.
The next few years should see extensive national
experimentation in how to fit farms and gardens
into communities and how to organize their
operations and finances. The nation appears to
be on the cusp of a more satisfying relationship
to food production.
Potential local partners might include the
Savannah River Land Trust, Golden Harvest,
farmers market organizations, the Exchange
Club (which runs the County Fair) local farmers,
property owners leasing land, the County Farm
Bureau and the state department of agriculture.
Working together there’s a real business
opportunity here.
Sustainable Development
4-58 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
Figure 4-33. Existing suburb: without new tree planting
Figure 4-34. Existing suburb: with new private sector tree program planting*
* Graphics from the Georgia Model Urban Forest handbook
from the Georgia Forestry Commission
5.3 Improving
Neighborhood Character
through Tree Planting
Tree Program for Existing
Neighborhoods
Another method of increasing existing
neighborhood property values through natural
resources is to plant shade trees along the public
utility right-of-ways in existing subdivisions.
This Agenda recommends that Augusta found
either a city-wide or targeted neighborhood
organization similar to Trees Atlanta21. Beginning
in 2001, their successful NeighborWoods
program has played a crucial role in the
revitalization of many urban neighborhoods.
As a combination tree planting, maintenance,
education and community building, its staff
works with barren neighborhoods to find
funding for shade trees, with priority given to
areas most frequented by pedestrians and with
residents willing to assist in the crucial first two-
years of tree maintenance.
21 Trees Atlanta, Inc. http://www.treesatlanta.org/
New Residential Single-Family
Subdivision Landscaping
New subdivisions in Augusta-Richmond County
are currently exempt from the Tree Ordinance
and Illustrated Landscaping Guide and therefore,
are allowed to clear-cut at will. They are also
not required to plant any street or shade trees
to replace the natural resources they may have
destroyed.
This is not the norm within the state of Georgia,
as the Georgia Urban Forest Council survey
reports that of the Georgia counties with
tree ordinances, 67% regulate new residential
subdivisions with an additional 27% regulating
existing single-family residences.
Therefore, this Agenda recommends that
Augusta become a state-wide model for new
residential subdivisions and include them in
its tree ordinance by removing the current
exemptions for single-family residential
structures on individual lots and new streets
within subdivisions.
Neighborhood Revitalization
4-59[The Policies Appendix]
Then, a new section should be added
to the ordinance to regulate new single-
family construction (not retrofit existing
neighborhoods). This section might include:
• Minimum Tree Density. Augusta’s current
ordinance requires 1,000 tree quality points
per acre. This Agenda recommends adding a
requirement for a set number of shade trees
per lot. For example: 4 shade trees, at least 8’
tall, with a trunk caliper of 2 inches and 50%
of the plantings in the front yard.
Street trees at max 40 feet on center
House shade (min 2 per dwelling)
• Work to prevent clear cutting by altering the
tree quality point mathematical formula to
prevent the required number of points being
met merely through replanting. The intent
is to require that some existing tree stands,
particularly large groupings, remain.
• Require lines of communication between the
developer of a new subdivision and the
single-family home builder during lot hand
overs, regarding tree protection areas, fencing,
and required number of trees per lot.
Large Specimen Trees
In existing neighborhoods, if mature trees are
protected, it is by a voluntary Landmark Tree
designation where the property owner has
voluntarily put the tree in front of the Tree
Commission for this designation. In order to
increase their protection factor, this Agenda
recommends expanding this protection to
any mature trees of notable longevity, height,
or appearance as determined by the Tree
Commission, as follows:
• Define Specimen Trees in the ordinance
separately from Landmark Trees, which
require a voluntary submittal by the property
owner to the Commission.
• Consider that any mature tree, such as those
over a 55” caliper, require a permit for their
removal and an increased replacement ratio
within the Tree Ordinance
The purpose of the new category is to increase
the number of trees under protection by the
City without relying upon the property owner’s
initiative to come forward.
Figure 4-35. New suburb
Figure 4-36. New suburb: with enhanced tree canopy requirements for new development*
* Graphics from the Georgia Model Urban Forest handbook
from the Georgia Forestry Commission
4-60 Realizing the Garden City: Augusta Sustainable Development Agenda 2010
5.4 Support Residential
Energy Efficiency
Upgrades
In supporting the redevelopment of its older
neighborhoods, Augusta should also support
upgrading its housing stock to 21st century
energy efficiency standards. This Agenda
recommends that Augusta use its building
codes to promote green materials, systems and
practices for residential energy efficiency.
Like Atlanta’s new Sustainable Home Initiative
for a New Economy (SHINE), Augusta should
seek to stimulate demand for residential energy-
efficient retrofits by providing incentives
to single-family homeowners. Augusta
could partner with Georgia Power’s Home
Performance with ENERGY STAR program
and receive additional funds through the U.S.
Department of Energy’s Conservation
Block Grants. The City of Augusta has already
been awarded some funds.
In addition, these grants require that receiving
cities utilize local, Georgia-certified contractors
to perform the comprehensive assessments
and home improvements. This will expand
residential construction opportunities and
provide contractors with excellent value-added
service options, supporting Augusta’s local
economy.
5.5 Historic Preservation
and Reuse of Existing
Buildings as a Green
Practice
Historic preservation is a sustainable
development practice that conserves resources,
recycles materials, and produces an attractive
appearance in the process. The construction,
operation and demolition of buildings accounts
for 48% the United States’ greenhouse gas
emissions. However, the energy embedded in
an existing building can potentially reduce, by
40%, the total energy use in maintenance and
operations for the entire life of a building1.
The National Trust for Historic Preservation
has a Sustainability Initiative that encourages
the re-use of historic and older buildings as
an important investment strategy in existing
communities. They note that, “new construction,
no matter how green, still uses energy and other
natural resources and generates construction
waste that clogs landfills”2. Reusing and
retrofitting existing buildings can reduce these
emissions dramatically.
1 Whole Building Design Guide. A Program of the
National Institute of the Building Sciences. Website: http://
www.wbdg.org/resources/sustainable_hp.php
2 National Trust for Historic Preservation. Historic
Preservation and Sustainability. Website: http://www.preserva-
tionnation.org/issues/sustainability/position-statements/sustain-
ability.html
In fact, existing buildings are one of Augusta’s
greatest renewable resources.
The Green Communities Loan Fund by
the Georgia Cities Foundation has financing
available for historic buildings that are upgrading
to renewable sources of energy.
Enterprise Mill has been succesfully converted into offices and residential lofts (photo: Augusta Convention and
Visitor’s Bureau)
4-61[The Policies Appendix]
Team
shieldsDESIGN LLC
John R. Shields, Principal-In-Charge
A. Rae Smith, Project Urban Designer
Cranston Engineering Group, P.C.
Thomas H. Robertson, Transportation, Civil and
Regulatory
exclamation101
Andrew Young, Graphic Design Consultant
F.M. Costantino Inc
Frank Costantino, Architectural Rendering
ICON Architecture, Inc.
Jonathan S. Lane, Organizational Consultant
The Woodhurst Partnership
Bob Woodhurst, Architect
Robert S. Woodhurst, Associate Architect
Urban Partners
James E. Hartling, Economic Consultant
with
City of Augusta
George Patty, Planning Commission Executive
Director
Paul DeCamp, Planning Director