Document Pickenscountyga_doc_0f34190cec

JOINT COMPREHENSIVE PLAN UPDATE 2008 - 2028 Community Assessment Prepared for: Pickens County and Cities of Jasper, Nelson and Talking Rock North Georgia Regional Development Center Dalton, Georgia March 25, 2008 08012810.172 CEDS PLANS PICKENS 1 ---PAGE BREAK--- Table of Contents 1.0 Introduction 4 1.1 4 1.2 Scope 4 1.3 Figure 1-1: Location 5 2.0 Identification of Potential Issues and 6 2.1 6 2.2.1 6 2.3 Economic 9 2.3.1 9 2.3.2 Opportunities 10 2.4 Natural and Cultural Resources 13 2.4.1 13 2.42 Opportunities 14 2.5 Facilities and 14 2.5.1 14 2.5.2 Opportunities 14 2.6 Housing 15 2.6.1 15 2.6.2 Opportunities 16 2.7 Land 17 2.7.1 17 2.7.2 Opportunities 18 2.8 Transportation 19 2.8.1 19 2.8.2 Opportunities 19 2.9 Intergovernmental Coordination 19 2.9.1 19 3.0 Analysis of Existing Development Patterns 20 3.1 20 3.2 Existing Land 20 3.3 Areas Requiring Special 22 3.4 Recommended Character Areas 24 4.0 Analysis of Consistency with Quality Community Objectives 27 Figures 1-1 Location 2-1 County Population Growth 1980 – 20030 2-2 City Population Growth 1980 – 2030 2-3 City Population as a Percent of Total County Population 2-4 Pickens County Employment Trends and Projections 2-5 Housing Mix in 2000 08012810.172 CEDS PLANS PICKENS 2 ---PAGE BREAK--- Tables 2-1 Historical and Projected Population in Pickens County 1980 – 2030 2-2 Population Percentage Change 1980 – 2030 3-1 Existing Land Use Acreage, 2007 3-2 Existing Land Use Category Definitions 3-3 Poverty in Pickens County and the Cities of Jasper, Nelson and Talking Rock, 2000 3-4 Recommended Character Areas Maps 1 Map of Areas Requiring Attention 2 Map of Recommended Character Areas in Pickens County 3 Map of Recommended Character Areas in Jasper 08012810.172 CEDS PLANS PICKENS 3 ---PAGE BREAK--- 1.0 Introduction 1.1 Purpose According to the Georgia Department of Community Affairs (DCA) “the purpose of the Community Assessment is to present a factual and conceptual foundation upon which the rest of the comprehensive plan is built. Preparation of the Community Assessment is largely a staff or professional function of collecting and analyzing data and information about the community and presenting the results in a concise, easily understood format, such as an executive summary, for consideration by the public and decision-makers involved in subsequent development of the Community Agenda.” Production of the Community Assessment involved the collection and analysis of community data and information to produce the Joint Comprehensive Plan Update for Pickens County and Cities of Jasper, Nelson and Talking Rock. This plan represents the final product of that analysis and provides a concise, informative report that stakeholders will use to guide their decision making during the development of the Community Agenda portion of the plan. The Joint Comprehensive Plan Update 2008-2028, of which this assessment is a portion, updates the Joint Comprehensive Plan Update 2003-2025 adopted in March 26, 2003 by Pickens County and the cities. The Joint Comprehensive Plan Update 2008­ 2028 will focus on the unincorporated areas and incorporated areas in Pickens County to aid residents of the Cities and County to help define the existing and future demands. The Community Assessment also serves the purpose of meeting the intent of the DCA “Standards and Procedures for Local Comprehensive Planning,” as established on May 1, 2005. Preparation in accordance with these standards is an essential requirement in maintaining the County’s status as Qualified Local Government. This plan update has been prepared by the North Georgia Regional Development Center with the substantial involvement and input from local elected officials from each jurisdiction, the Pickens County Planning Commission, the County’s Community Development Advisory Council, City and County staff, and numerous agency staff and departments. 1.2 Scope The Community Assessment includes the following information, as required by the DCA Standards: Listing of issues and opportunities that the community wants to address Analysis of existing development patterns Analysis of consistency with the Quality Community Objectives (QCO) Analysis of supporting data and information The Community Assessment provides an executive summary of community analysis in order to provide an easy reference for stakeholders who will need to refer to the information throughout the planning process. 08012810.172 CEDS PLANS PICKENS 4 ---PAGE BREAK--- 1.3 Figure 1-1: Location 08012810.172 CEDS PLANS PICKENS 5 ---PAGE BREAK--- 2.0 Identification of Potential Issues and Opportunities 2.1 Introduction The issues and opportunities described below have been identified from a review the Analysis of Supportive Data and Information. This analysis included an examination of the QCO’s. The Analysis of Supportive Data and Information can be found in Appendix A of this report. The report organizes the issues and opportunities by the major topics defined in the State DCA Local Planning Requirements. The assessment topics are: Population Economic Development Housing Natural and Cultural Resources Community Facilities and Services Transportation Intergovernmental Coordination Land Use 2.2 Population 2.2.1 Issues Steady Population Growth Pickens County lies within a major transportation corridor that has direct access to the City of Atlanta and surrounding metropolitan counties that have experienced rapid growth over the past 30 years. As the metropolitan Atlanta grows, more and more citizens are moving to the outer fringes of the metropolitan region, including Pickens County. In the past twenty-five years, Pickens County has seen a steady increase in population, although the growth rate has been rapid since 1990 (Figure 2-1). Between 1990 and 2000, the County grew by 59.3 percent well above the State rate of 26.4 percent. By comparison, Cherokee County to the south had a 57.3 percent rate of growth, Dawson County to the east had a 76 percent growth rate, and Gilmer County to the north had a 75 percent growth rate. From 2000 to 2005, the County population increased by 23.75 percent from 22,983 residents to 28,442 residents. The municipalities of Jasper, Nelson and Talking Rock saw more varied population change between 1980 and 2000, although according to Census estimates, each City grew significantly in the past five years (Figure 2-2). The City of Jasper’s population grew by 30.92 percent from 2000 to 2005 increasing from 2,167 residents to 2,837 residents. The City of Nelson saw a change in population from 626 residents to 761 residents from 2000 to 2005, or an increase of 29.57 percent. The most dramatic change was in the Town of Talking Rock, which had a 93.88 percent increase, and almost doubled the population from 49 residents to 95 residents. 08012810.172 CEDS PLANS PICKENS 6 ---PAGE BREAK--- Figure 2-1 County Population Growth 1980 - 2030 0 10,000 20,000 30,000 40,000 50,000 60,000 70,000 80,000 1980 1985 1990 1995 2000 2005 2010 2015 2020 2025 2030 Source: U.S. Census, 1980 – 2005. Projections prepared by Figure 2-2 City Population Growth 1980 - 2030 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 1980 1985 1990 1995 2000 2005 2010 2015 2020 2025 2030 Jasper Nelson Talking Rock Source: U.S. Census, 1980 – 2005. Projections prepared by Assuming that infrastructure needs can be provided, projections indicate that the County will continue to grow an average of 21 percent every five years and attain a population of 75,244 by the year 2030. Several factors contribute to this growth trend including the County’s close proximity to the Atlanta Metropolitan region, which is easily accessible via State Route 515 (SR 515), a four-lane highway. Pickens County is an attractive place to live, work and play offering a growing economy and many cultural and natural resources. Because of its mountainous terrain and scenic environment, Pickens County is also a desirable location for retiree and recreation home developments. The municipalities are likewise projected to grow, although at slower rates than the County as a whole. For projection purposes, the average annual rate of growth each 08012810.172 CEDS PLANS PICKENS 7 ---PAGE BREAK--- municipality exhibited over the past 25 years was projected forward for the next 25 years. A lot of this growth will depend upon the amount of annexation the Cities undertake. Jasper is expected to experience the most population growth because it has the higher developed water and sewer infrastructure and other public services. Table 2-1 Historical and Projected Population Growth in Pickens County, 1980 - 2030 County Talking Cities % Cities Year Total Jasper Nelson Rock Total of Total Georgia 1980 1985 1990 1995 2000 2005 2010 2015 2020 2025 2030 11,652 1,556 562 72 2,190 18.80% 5,462,989 12,729 1,769 521 67 2,357 18.52% 5,962,639 14,432 1,982 486 62 2,530 17.53% 6,478,216 16,759 2,274 563 72 2,909 17.36% 7,188,538 22,983 2,167 626 49 2,842 12.37% 8,186,453 28,442 2,837 761 95 3,693 12.98% 9,072,576 34,046 3404 814 107 4,325 12.70% 9,589,080 41,085 4017 870 121 5,007 12.19% 10,230,578 51,121 4660 930 136 5,726 11.20% 10,843,753 62,187 5406 994 153 6,553 10.54% 11,438,622 75,244 6162 1062 173 7,397 9.83% 12,017,838 Source: U.S. Census, 1980- 2005. Projections prepared by North Georgia RDC. Table 2-2 Population Percentage Change, 1980 - 2030 County Talking Cities Year Total Jasper Nelson Rock Total Georgia 1980-1985 1985-1990 1990-1995 1995-2000 2000-2005 2005-2010 2010-2015 2015-2020 2020-2025 2025-2030 9.2% 13.7% -7.3% -6.9% 7.6% 9.1% 13.4% 12.0% -6.7% -7.5% 7.3% 8.6% 16.1% 14.7% 15.8% 16.1% 15.0% 11.0% 37.1% -4.7% 11.2% -31.9% -2.3% 13.9% 23.8% 30.9% 21.6% 93.9% 29.9% 10.8% 19.7% 20.0% 6.9% 12.7% 17.1% 5.7% 20.7% 18.0% 6.9% 12.7% 15.8% 6.7% 24.4% 16.0% 6.9% 12.7% 14.3% 6.0% 21.6% 16.0% 6.9% 12.7% 14.4% 5.5% 21.0% 14.0% 6.9% 12.7% 12.9% 5.1% Source: 2007 Growth Patterns – Cities Versus Unincorporated Areas Although the Cities are projected to grow, most of the County’s population growth is expected to occur in the unincorporated areas. In 1980, a little over 18 percent of the County’s population resided in the Cities (Figure 2-3). By 2000, it had declined to 12.3 percent, and by 2030, it is projected that the Cities will contain over a little over 9 percent of the total population. As stated earlier, much of this will be dependent upon the degree of annexation that occurs by the Cities. Growth in the unincorporated areas will require significant investments in infrastructure and services. 08012810.172 CEDS PLANS PICKENS 8 ---PAGE BREAK--- Figure 2-3 City Population as a Percent of Total County Population 0.00% 5.00% 10.00% 15.00% 20.00% 1980 1985 1990 1995 2000 2005 2010 2015 2020 2025 2030 Year Change Over Time Source: U.S. Census, 1980 – 2005. Projections prepared by Changing Demographic Characteristics The median age for Pickens County has risen steadily increasing from 31.7 in 1980 to 37.9 in 2000. Generally, the age groups 0-4, 5-14, 15-24, and 25-34 are projected to decline as a percentage of total population by the year. The percentage of persons in age groups 35-44 and 45-54 are expected to remain relatively stable, while the percentage of persons in age groups 55-64 and 64 plus are expected to increase. The 65 and older age group is expected to be the fastest growing segment of the population increasing from 13.2 percent in 2000 to approximately 25 percent in 2030. A growing elderly population will require unique planning considerations for transportation services, housing, health care facilities and other services. The racial make-up of Pickens County is predominantly white and is expected to remain so over the next 25 years. Non-Hispanic blacks accounted for 1.3 percent of the total population in 2000. According to Census estimates, the Hispanic population grew by 38.9 percent from 467 to 765 persons between 2000 and 2005. Given trends nationally and in the southeast, this segment of the population could continue to grow significantly in the future. 2.3 Economic Development 2.3.1 Issues Lagging Wages Wages in the County have not kept pace with State and national averages in every employment sector recorded by the Bureau of Labor Statistics. Pickens County’s average annual wage was 77 percent of the State’s average in 2005, and has generally remained in that range since 1990. This is not unusual for rural areas. The State’s 08012810.172 CEDS PLANS PICKENS 9 ---PAGE BREAK--- average is skewed upward by the large metropolitan areas where wages and cost of living are generally higher than in rural areas. The primary issue for Pickens County is whether the jobs that are being produced pay a sufficient wage to support the cost of living in the County. Most of the recent job creation in the County has been in the service producing sectors, which tend to pay lower wages. Gap in Education and Training In Pickens County, segments of the labor force lack education and job training needed to attract higher wage jobs, while other segments of the labor force have education and skill levels that make them overqualified for jobs available in the County. Overall, the latest available numbers for educational attainment show room for improvement. A little over 18 percent of County residents held bachelor’s degrees in 2000, as compared to 29.5 percent for the State as a whole. A little over 33 percent had a high school degree, compared to 28.7 % for the State. Education attainment was similar in the Cities with Jasper having 29 percent high school graduates, Talking Rock having 31 percent, and Nelson having 31 percent. Mismatched Labor Force/Not Enough Jobs in the County Since higher paying jobs exist in other counties, 51 percent of the County’s employed residents leave the County each day for work. Most of these persons work in the Atlanta metropolitan counties to the south, with Cherokee County receiving the highest percentage. Although jobs are increasing in the County, the amount of job growth has not kept pace with population growth. The median household income of Pickens County in 2004 was $42,679, which was lower than the State of Georgia ($44,334) and the United States ($44,473) median income. Meanwhile, average weekly wages for those who work in Pickens County (and may live in other Counties) is significantly lower than the State of Georgia. 2.3.2 Opportunities Growing Economic Base Pickens County has seen steady employment growth between 2001 and 2006 increasing from 5,630 to 7,021 jobs (24.7 percent growth) By comparison; the total statewide employment growth was 3.9 percent over the same period. Most of the employment growth in Pickens County has been in the service producing sectors in response to the significant population growth that has occurred (See Figure 2-4). In 2001, service-producing sectors accounted for 71.2 percent of total employment; by 2006, it had increased to 73.9 percent. Goods producing industries (natural resources and mining, construction, and manufacturing) on the other hand have seen modest job growth (primarily in construction) and have declined as a percent of total employment. 08012810.172 CEDS PLANS PICKENS 10 ---PAGE BREAK--- Figure 2-4 Pickens County Employment Trends and Projections 0 5,000 10,000 15,000 20,000 25,000 1990 1995 2000 2005 2010 2015 2020 2025 2030 Total Employment Goods Producing Service Producing Source: U.S. Bureau of Labor Statistics, 1990 – 2006. Projections prepared by the North Georgia Regional Development Center. Based upon a trend line analysis of historical growth from 1990, projections indicate that total employment could reach 21,803 by the year 2030. Using the historical trends as a basis, and in the absence of a strong manufacturing development program, the projections indicate that the service producing sectors will continue to have the most growth and account for over 88 percent of total employment by 2030. New Economic Developments Residential There are several residential development projects that are underway or are being planned in Pickens County. These include a large-scale planned community that will have 700,000 square feet of commercial space, a golf course and 4,439 homes (Talking Rock Plantation). Another planned community is located at Big Canoe called Potts Mountain and is planned to have 1,250 mixed use units and 396 hamlets with community center and 74,000 square feet of retail and commercial areas. Another proposed large-scale development is the Talking Rock Golf Club, which will have 500 homes, a golf course, 76 condominiums and 19 other residential buildings. Most of these developments will cater to the retiree/recreation home markets. Studies have indicated active adult retirement communities generally produce positive economic impacts. These studies indicate that the direct and indirect economic impact of one retiree household is equal to 2.5 to 3.7 factory jobs. Commercial An 80-acre commercial development is being planned north of SR 53 along SR 515 that will contain a Super Wal-Mart and eleven out parcels planned for other commercial development. This project is anticipated to create upwards of 600 new jobs in the County. 08012810.172 CEDS PLANS PICKENS 11 ---PAGE BREAK--- Industrial The Pickens County Development Authority has been developing a new Airport Industrial Technology Park on 68-acres of land adjoining the airport. Parcels will be leased to technology-based businesses wishing to use the airport as a base of operations. A new industrial park is also being developed on 108-acres by Mountain City Development near SR 108. At present 52-acres are under development and will soon be available. The Northeast Georgia Railroad (NGRR) has acquired 100-acres near Tate and plans to build a technology based industrial park. Joint Development Authorities The County at present has a full-time Economic Development Director that works with a variety of development authorities in marketing the county and developing projects. Pickens County participates in multi-County Joint Development Authorities with Gilmer (Gilmer County – Pickens County Joint Development Authority) and with Bartow County (Bartow County-Pickens County Authority). Participation in Joint Development Authorities creates additional incentives for job creation. The City of Jasper also has three development authorities: the Downtown Development Authority of Jasper, the Industrial Development Authority of Jasper, and the Jasper Development Authority. Educational and Training Opportunities One institution of higher learning in Pickens County that can provide opportunities for preparing the labor force is the Appalachian Technical Institute (formerly known as Pickens Tech), which opened a campus in Jasper in the August, 1967 and offers a variety of technical and academic training courses. Other nearby institutions include Southern Catholic College in Dawson County (opened near Dawsonville in the fall of 2005), North Georgia College and State University, located in Lumpkin County (91 miles from Jasper), Georgia Institute of Technology (approximately 61 miles from Jasper), Chattahoochee Technical College (approximately 43 miles away from Jasper), Kennesaw State University (approximately 41 miles from Jasper), Georgia State University (approximately 63 miles from Jasper), or North Metro Technical College (approximately 46 miles from Jasper). Tourist Expansion Pickens County’s abundant natural resources, rich history and culture, and recreational opportunities offer residents and visitors many venues for tourism. Many mountain streams provide ideal settings for a variety of outdoor activities including an abundance of trout fishing waters. Major retail developments are occurring along SR 515 that will draw in visitors from nearby Counties to shop and dine within Pickens County. Access and Land 08012810.172 CEDS PLANS PICKENS 12 ---PAGE BREAK--- The SR 515 corridor connects south to Cherokee County, and has ample land available along this route to accommodate new developments. The State Route creates an important connection to the interstate system. The interstate access creates opportunities for business, industrial and warehousing opportunities in abundance. 2.4 Natural and Cultural Resources 2.4.1 Issues Water Quality New developments are on the rise with several large-scale developments in the planning stages within Pickens County that will bring a large-influx of residents into the area. With new developments comes the ever-increasing issue with stormwater runoff that may increase pollution in area streams that do not meet their designated uses based on impacts to water quality. Waters within Pickens County also contain critical habitat for endangered species as well as trout habitat. In addition, development demand within Pickens County can affect waters along the Etowah River that leads to Allatoona Lake, a major drinking water source for the northern metropolitan area. Air Quality The Atlanta Metropolitan Region’s growth and transportation system has contributed to that region’s air quality problem. As development continues to occur in Pickens County, air quality may also become an issue and place the County under air quality non- attainment status. Non-attainment status typically results in a loss of federal highway funding. Landscape The eastern portion of the County contains steep slopes and elevations that qualify for protection under the States Mountain and River Protection Act. There are other steep slopes throughout the County that contribute to the scenic character of the County with beautiful vistas. Development on these steep slope areas can be detrimental to local water resources through soil erosion and sedimentation problems that are associated with development. Historic and Cultural Character Many of the scenic and agricultural areas are now being developed in the County and have resulted in a reduction in farmland by more than 18 percent over the past 20 years. As development continues in the County, there is the possibility of additional impact to the historic and cultural character in the County. Much of the historic and cultural character in Pickens County can be found in the rural areas. The County needs to protect historic resources by conducting an extensive review of historical, cultural and archeological resources followed by the development of regulations, guidelines and educational/marketing programs specifically tailored to ensure that current residents and future generations will have the opportunity to appreciate the County’s history and culture. 08012810.172 CEDS PLANS PICKENS 13 ---PAGE BREAK--- 2.42 Opportunities Resource Conservation Plans Underway The University of Georgia’s Institute of Ecology is currently updating the Etowah Habitat Conservation Plan (HCP) that has regulatory and policy information to help protect four endangered fish species that exists in this basin. Also, the State of Georgia is currently preparing to adopt a Comprehensive Statewide Water Management Plan that will allow the State to set policies to help protect water resources. These efforts when adopted will aid in controlling and preventing pollution, habitat destruction and flooding. Preservation of Rural Characteristics and Environmentally Sensitive Areas Conservation subdivisions, transfer of development rights and other creative zoning regulations and land development practices can be used to preserve and conserve agricultural lands, environmentally sensitive areas and open space character, while also allowing new construction. 2.5 Facilities and Services 2.5.1 Issues Meeting the Demands of a Growing and Diverse Population The County and its municipalities will need to expand a variety of facilities and services over the planning period as each jurisdictions population grows and becomes more diverse. Critical infrastructure that will need to be addressed include development of new raw water supplies, water treatment and distribution, wastewater collection and treatment, fire protection, parks and recreation facilities, transportation improvements and school facilities. 2.5.2 Opportunities Recent Plans Per recommendations of the last Comprehensive Plan update, the County has prepared a number of facilities and services plans to address future needs. These include a Long Range Transportation Improvements Plan, completed in 2005, a Fire Protection Master Plan completed in 2006, a Recreation Master Plan completed in 2006, and a Transit Development Plan completed in 2007. Each plan forecasts the long range needs and identifies specific improvements for each of these services. Both the County and the City of Jasper are also independently pursuing the development of long range water supply and wastewater treatment expansion plans. Multi-Jurisdictional Water and Sewerage Authority Pickens County, Gordon County, City of Calhoun in Gordon County, City of Chatsworth in Murray County and the Ellijay-Gilmer County Water and Sewerage Authority have recently joined in proposing legislation to create a Coosawattee Regional Water and 08012810.172 CEDS PLANS PICKENS 14 ---PAGE BREAK--- Sewerage Authority. This legislation has been approved by the legisltature but not yet signed by the Governor. If passed, the Authority would have the powers to construct reservoirs, and provide both water and wastewater services and facilities to its members. Alternative Financing Opportunities Upon completion of the last Comprehensive Plan update, the County conducted a feasibility study to determine if Impact Fees could be an alternative method of financing recreation, fire protection and library expansion demands created by new development. This initial study concluded that more detailed planning needed to be done for each of these areas before impact fees could be considered. Now that the above infrastructure and services plans have been completed, some renewed consideration should perhaps be given to determine the feasibility of impact fees as a way to finance needed improvements. 2.6 Housing 2.6.1 Issues Housing Mix By far, single-family housing outnumbers all other housing types in Pickens County with 72.2 percent of all housing in 2000. Single-family housing more than doubled from 1980 to 2000 from 3,467 units in 1980 to 7,773 units in 2000. Mobile homes rank second with more than 28 percent of the County residing in mobile homes in 2000 (see Figure 2-5). Multi-family housing made up only 6 percent of total housing stock. Figure 2-5 Housing Mix in 2000 0 1000 2000 3000 4000 5000 6000 7000 8000 Pickens Jasper Nelson Talking Rock Single Family Multi-family Mobile Home Other Source: U.S. Census, 2007. 08012810.172 CEDS PLANS PICKENS 15 ---PAGE BREAK--- The housing mix varies considerably in the cities with Jasper having 61 percent single- family units, Nelson with 86.3 percent single-family units and Talking Rock with 72 percent single-family. Fifty-six percent of all multi-family units in the County are located in the City of Jasper. New Developments may not meet Affordable Housing Needs There are a number of large proposed developments in the County. These include Potts Mountain in Big Canoe (DRI #1399) with a proposed 1,250 units of mixed housing and 396 hamlet units; Talking Rock Plantation (DRI # 1630) with a proposed 4,439 residential units with 700,000 square feet of commercial development, and Talking Rock Golf Club (DRI #1227) with 500 single-family units, 76 condominiums and 19 buildings. As listed in the DRI for these planned communities, many of the homes proposed are indicated as “recreational housing” and may be priced out of range for the typical County and City resident. Much of the housing proposed in these communities may not be affordable to the average Pickens County resident and will instead draw new citizens to the County. Other Special Housing Needs Pickens County has a growing population of older citizens and as the population grows, so do the needs for special housing to deal with current trends in our society. At present, Pickens County does not meet the needs for special housing for the elderly, as wells as the homeless, housing for domestic violence victims, migrant workers, persons with mental, physical, or developmental disabilities, and persons with HIV and housing needs to address recovering substance abusers. Jobs-Housing Balance The jobs-housing balance goal seeks a geographic equilibrium between housing and jobs. The underlying theory is that as jobs and housing are more evenly distributed and mixed, people will be able to live closer to their jobs, and traffic congestion and vehicular traffic will be reduced. According to the U.S. Census, more than one-half of the residents (51.6 percent) commute and work outside of the County. In addition, available housing within the county is generally priced to attract the bedroom community resident and prices out a large portion of those who actually work in Pickens County. The median income of residents of Pickens County in 2005 was $48,423. The average sale price for homes in 2006 was $239,400, which explains why many of those who work in the County (48.8 percent of all workers in 2000) live in other Counties. No public housing or subsidized housing currently exists in unincorporated Pickens County. There are a number of public housing units within the City of Jasper that are managed by the Jasper Housing Authority. 2.6.2 Opportunities Housing Diversity Opportunities Development between 2000 and 2005 increased the number of housing units from 10,687 to 13,073 in Pickens County, an increase of 18.25 percent. While the market has focused on single-family units, as the population continues to grow and diversify, the 08012810.172 CEDS PLANS PICKENS 16 ---PAGE BREAK--- housing market provides opportunities to meet an expanded list of housing needs for new residents (e.g. variety of housing types and price points, assisted living facilities, etc.). Projections indicate that the total number of housing units will increase to 22,859 in the county by 2030, an increase of 12,172 units over the year 2000. Based on projections, Jasper may realize an increase of 2,110 housing units, Nelson, 231 units, and Talking Rock, 57 units. Increased Share of Multi-Family Housing in Pickens County and City of Jasper Multi-family housing in Pickens County almost doubled from 1990 to 2000 by 45.4 percent increasing from 353 units to 647 units. The City of Jasper also experienced an increase in multi-family housing by 33.8 percent growing from 241 units in 1990 to 364 units in 2000. The City of Nelson only had one unit of multi-family housing in 1990 and had none in 2000. The City of Talking Rock does not have multi-family housing. As the County and Cities grow, there will be a continued need for multi-family housing to accommodate workers that wish to work and live locally. Mixed Use Activity Centers Mixed-Use activity centers placed at strategic locations or nodes throughout the County can provide affordable housing options for a wider range of those who would like to live in the County. Undeveloped vacant land still has potential to develop in ways that will enhance the surrounding areas and provide mixed-use activity centers at strategic locations along the major corridors. Revitalization of Existing Homes to Provide Affordable Housing Neglected homes/neighborhoods in need of revitalization can provide affordable housing for new residents in areas with existing services and infrastructure and provide the residential base to support existing businesses. As indicated in the housing discussion, there are quite a few homes that are in the 40 year old range that could be updated to support affordable housing in the County and in the Cities. The highest percentage of older homes are found in the cities, with Jasper at 30.6 percent, Nelson at 41 percent, and Talking Rock at 72 percent. New Regulations Increase Opportunities for Aging in Place Housing New zoning districts designed to provide a variety of housing types can make it possible to development communities that provide county and city residents with an opportunity to live in one neighborhood throughout the various stages of life, including senior housing. 2.7 Land Use 2.7.1 Issues Sprawl Development Patterns The low density, highly scattered residential development pattern occurring in the County is contributing to emerging “sprawl” conditions, which is causing increased traffic on rural roads, traffic congestion and reduced travel times on major transportation 08012810.172 CEDS PLANS PICKENS 17 ---PAGE BREAK--- arteries, and impacts on the County’s scenic and rural characteristics. If the County grows as expected, these issues will become more apparent. Limited Water Availability and Service Areas There is a shortfall between land development expectations and public water availability. Another source of raw water needs to be developed to sustain the county’s expected growth. The water distribution systems likewise need to be expanded to all areas of the county where development is expected. This will allow higher density arrangements and increase tax revenue per acre of development. Service delivery agreements for water distribution are being re-evaluated to assure the most economical delivery of services. Limited Sewer Service Area There is a relatively small public sewer service area, which is becoming built up. Sewer service areas should be expanded to accommodate a higher percentage of both residential and commercial new development. This may require the development of new wastewater treatment facilities. The provision of additional sewer service areas would also facilitate clustered housing arrangements, thus increasing tax revenue per acre of development, and minimize the current low-density sprawl development tendencies. Strip Commercial Development Patterns Strip commercial development along SR 515 will require special attention in regards to access control, provision of major utilities and services, and infill of appropriate uses. The emphasis for future development patterns along SR 515 should focus on encouraging mixed-use development located along frontage roads and in clustered nodes at the major intersections. 2.7.2 Opportunities Infill Development There remains a considerable amount of vacant land within and adjacent to the City of Jasper where both public water and sewer are either available or could be readily extended. These represent significant infill development opportunities without requiring major investments in infrastructure. Traditional neighborhood development patterns should be encouraged in these areas. This type of development pattern can provide a wide variety of housing types with a connected pedestrian friendly street system to schools, parks and neighborhood commercial areas. Green Space Conservation The County has incorporated Open Space Conservation regulations in its Subdivision Regulations. These rules can be used to encourage clustered housing arrangements thereby preserving agriculture and environmentally sensitive natural resource areas, and minimizing impacts to scenic views. The County’s Green Space Program, which was prepared and adopted in 2001 has identified approximately 29,000 acres, which should be preserved as permanent open space. These areas are ideal candidates for the application of open space conservation rules. 08012810.172 CEDS PLANS PICKENS 18 ---PAGE BREAK--- 2.8 Transportation 2.8.1 Issues Underserved Population of Elderly, Low Income and Disabled Pickens County currently operates a rural transit system funded by the Title 49 U.S. Code Section 5311, which is administered by the Georgia Department of Transportation (GDOT) and is subcontracted to the North Georgia Community Action Agency, who operates the transit service called M.A.T.S. (Mountain Area Transportation System). This transit system currently serves a small fraction of citizens in the County. A Transit Development Plan was prepared in June 2007, and indicates there is a need to expand transit services to the elderly, low income families, the disabled as well as the general public Few Transportation Alternatives Generally, county residents must rely on private transportation to meet their travel needs. There are few other transportation alternatives in the County and Cities such as sidewalks and bicycle route facilities. Most sidewalks are located in the city of Jasper and are in generally good condition. There are also sidewalks in Tate, which are in poor condition. The sidewalks in Nelson are in good condition and additional 1.5 miles of sidewalks are being added via a recent Transportation grant. There are no developed bicycle facilities such as designated bicycle lanes or wide shoulders in the county. Traffic Congestion According to the Transportation Study completed in January, 2005, the significant issues with the road network are congestion in five major locations: Church Street (SR 53 from SR 515 to Marble Hill; Burnt Mountain Road from Church Street to Cove Road; SR 108 from SR 515 to SR 53 in Tate; Main Street from Hood Road to Camp Road; and Refuge Road from Camp Road to Harmony School Road. 2.8.2 Opportunities Pickens County Transportation Study The Transportation Study offer numerous suggestions for relieving congestion as well for providing for alternative transportation choices such as sidewalks and bicycle facilities. The primary challenge will be to find the funding to undertake recommended improvements. 2.9 Intergovernmental Coordination 2.9.1 Issues Pickens County and the cities have over forty-two intergovernmental agreements governing the provision of vital services from ranging from 911 services to water. Many of these agreements are described in the Service Delivery Strategy Agreement adopted in 2001. Both the City of Jasper and the County agree that these service delivery 08012810.172 CEDS PLANS PICKENS 19 ---PAGE BREAK--- agreements need to be re-evaluated. Services under discussion include the delivery of water and fire protection. 3.0 Analysis of Existing Development Patterns 3.1 Introduction The purpose of this analysis is to understand the development conditions and growth patterns currently occurring on the ground in Pickens County and the incorporated areas in the Cities of Jasper, Nelson and Talking Rock. The analysis allows the further exploration of issues and opportunities related to the physical environment. The following analysis considers three aspects of the existing development patterns: existing land use, areas requiring special attention and recommended character areas. 3.2 Existing Land Use An existing land use map displays the development on the ground categorized into groups of similar types of development at a given point in time. For purposes of this analysis, the Pickens County Existing Land Use Map shows what is on the ground as of May 2007. Data was collected using parcel maps and digitizing the acreage for each land use category. This data then was extrapolated and placed into a geographic information system (GIS) to plot a land use map for the incorporated and unincorporated areas of the County. Table 3-1 provides the acreage of existing land use by land use classification. Table 3-2 provides a brief definition of each existing land use classification. Table 3-1: Existing Land Use Acreage, 2007 Land Use Classification Unincorporated Area City of Jasper City of Nelson City of Talking Rock Agricultural 9,424 29 8 0.17 Commercial 1,496 517 10 6 Forestry 8,245 0 0 837 Industrial 1,671 105 46 0 Residential, Multi- Family 23 86 0 0 Residential, Single- Family 26,740 857 385 92 Public/Institutional 1,286 259 5 6 Park/Recreation and Conservation 2,264 65 4 0.6 Transportation, Communication, Utilities, Right-of- Way 5,691 542 98 52 Undeveloped/Vacant 87,197 491 347 315 Water bodies 262 0 0 0 Totals 144,299 2,951 903 1,308.77 Total County Land Area: 149,462 acres Total Cities Land Area : 5,163 acres Source: 2007 08012810.172 CEDS PLANS PICKENS 20 ---PAGE BREAK--- Table 3-2: Existing Land Use Category Definitions Existing Land Use Category Definition Agricultural All pastures, croplands and areas incidental to farming operations and livestock production. Commercial All properties dedicated to non-industrial uses including offices, retail sales, and service and entertainment activities. Forestry Private forestlands used for commercial timber and pulpwood harvesting. Industrial All properties used for manufacturing, processing and assembling products, construction, warehousing and wholesale trade facilities, mining and mineral extraction, and similar uses. Residential, Multi- Family All land area containing attached housing types including duplexes, triplexes, four-plexes, townhouses and condominiums. Residential, Single- Family All land area containing principle structures of single-family detached housing. Public/Institutional All properties used for general government activities and institutional uses including churches, public/semi-public agencies, hospitals, cemeteries etc.. Park/Recreation and All land used for active or passive recreation, including Conservation recreational facilities, parks, nature preserves, national forest and wildlife management areas, and golf courses that are designated or reserved for public or private use. Transportation, Communication, Utilities All properties used for public or private transportation, communication, and utility facilities and infrastructure, and road and railroad right-of-ways. Undeveloped/Vacant All land that is not used for any of the above listed purposes, including abandoned land, forest areas that are not designated as national forest or reserved for timber production, wetlands, open, barren and grass lands. Water Classified as a body of water such as a lake, river, or stream. Source: 2007 Land classified as undeveloped/vacant makes up the largest part of unincorporated area with more than 60 percent of the total land area. The undeveloped/vacant land is scattered throughout the County with the largest accumulation of undeveloped/vacant land located to the east, southwest and northwest. The next highest land use classification is single family residential with approximately19 percent of the total unincorporated land area. Single-family residential areas are highly scattered throughout the County in both subdivisions and along county roads. If the proposed Potts Mountain development and the Talking Rock Plantation development are developed, residential land areas will increase substantially over the next 10 to 20 In the Cities of Jasper and Nelson single family residential is the largest land use category. In the city of Jasper, single family residential is located in the north, east and south side of the City. In the City of Nelson single family residential is located primarily in the Cherokee County portion of the City limits. For the City of Talking Rock, forestry is the highest land use at 66 percent of the total land area. Most of this is located in recently annexed property to the north. 08012810.172 CEDS PLANS PICKENS 21 ---PAGE BREAK--- The majority of commercial land is located along the SR 515 corridor, along SR 53, and in the downtown Jasper area, although other scattered commercial areas exist at various crossroads. Most of the industrial land in the county is located in the Tate area as part of the marble mining complex, along SR 515 near the airport, and in the city of Jasper. 3.3 Areas Requiring Special Attention As growth continues, there will inevitably be impacts to the existing natural and cultural environment as well as the community facilities, services and infrastructure that are required to service existing and future development. These areas may require special attention during the process of developing the Community Agenda and Vision for the County and Cities. The following areas were identified with the aid the Pickens County/Cities Comprehensive Plan Advisory Committee. A map showing the location of these areas is found in the Appendix. 1) Areas of significant natural and cultural resources, particularly where these are likely to be intruded upon or otherwise impacted by development. a) Long Swamp Creek and Cove Creek watersheds (both are water supply watersheds for the City of Jasper; Long Swamp Creek also contains endangered species (Etowah Darter). b) Areas with significant slopes and elevations (Burnt Mt., Sharp Top Mt., and other prominent mountain ridges offering scenic views.) c) Talking Rock Creek (contains endangered species, and impaired waters) d) Etowah Habitat Conservation Area (as defined by UGA study). e) Tate Historic District f) Blaine – Old Federal Rd, Indian removal fort; historic cemetery g) Entire length of Old Federal Road. h) Hinton Community i) Foothill Country – from Steve Tate Highway to Yellow Creek Road (scenic views with foothill characteristics). 2) Areas where rapid development and change in land use is likely to occur. a) State Route 515 – the primary arterial highway that serves as the gateway to the Appalachian Mountains to the north, and Atlanta MSA to the south. Development pressures extend from Cherokee County line to Philadelphia Road. b) State Route 53 (Church Street)– from State Route 515 into Jasper. c) Steve Tate Highway and Yellow Creek Road from Big Canoe development to Cherokee County line. d) Land in northwest Pickens County that was formerly held for forestry and now available for development (such as the proposed Talking Rock Plantation and Talking Rock Golf Resort) 3) Areas where the pace of development has and/or may outpace the availability of community facilities and services, including transportation. 08012810.172 CEDS PLANS PICKENS 22 ---PAGE BREAK--- a) Jasper urbanizing area. (Generally defined as from Philadelphia Road south to Camp Road, and from SR 515 east to Cove Road). b) Land in northwest Pickens County that was formerly held for forestry and now available for development (such as the proposed Talking Rock Plantation and Talking Rock Golf Resort). 4) Areas in need of redevelopment and/or significant improvements to aesthetics or attractiveness (including strip commercial corridors). a) State Route 53 south from Burnt Mt. Road intersection to City limits. b) Old Highway 5 from downtown Jasper to northern city limits. c) Tate Community/Historic District 5) Large abandoned structures or sites, including those that may be environmentally contaminated. No such sites are known to exist. 6) Areas with significant infill development opportunities (scattered vacant sites). a) Areas fronting on State Route 515 from Cherokee County line to north of Jasper. b) Numerous subdivisions scattered around the county. c) Areas east of Jasper between SR 515 and the City and areas south of Jasper between SR 515 and SR 53 to the Cherokee County line. 7) Areas of significant disinvestment, levels of poverty, and/or substantially higher than average levels for the community as a whole. The city of Jasper exceeds the national average at 15.8 percent of residents below the poverty level for income with many of these residents located in the northeast portion of the city. In the unincorporated area, families that live below the poverty level for income are more prevalent in the southeastern portions of the County in and around the city of Nelson. Table 3-3 Poverty in Pickens County and the Cities of Jasper, Nelson and Talking Rock, 2000 Pickens Jasper Nelson Talking Rock Income Below Poverty Level Number 2,080 318 22 0 Percent 9.2 15.8 3.7 0 Note: U.S. Average is 12.4 percent for families with incomes below the poverty level. Source: Census, 2000. 08012810.172 CEDS PLANS PICKENS 23 ---PAGE BREAK--- 3.4 Recommended Character Areas Character area planning focuses on the way an area looks and how it functions. Applying development strategies to character areas in Pickens County as well as within the City limits of Jasper, Nelson and Talking Rock can preserve existing areas and help others function better and become more attractive. They help guide future development through policies and implementation strategies that are tailored to each situation. The character areas recommended for Pickens County and the Cities listed, define areas that: Presently have unique or special characteristics that need to be preserved. Have potential to evolve into unique areas. Require special attention because of unique development issues. Character areas are reflected on the Future Development Maps found in the Appendix, and are described in the following Table 3-4. Table 3-4: Recommended Character Areas Pickens County Character Area Description Planned Community Planned communities are typically of the resort variety, like Big Canoe and Bent Tree, which have increasingly become home to permanent as well as seasonal residents. Other Planned Communities will also include those being proposed like Talking Rock Plantation and Talking Rock Golf Club. Planned residential communities are encouraged to provide unique, flexible, creative and imaginative arrangements and site plans and a mix of uses that result in live, work, play communities. Rural Rural development areas contain a mix of residential, agricultural and Development forested land that is likely to face development pressures for lower density (one unit per two plus acres) residential development. Typically these areas will have low pedestrian orientation and access, very large lots, open space, pastoral views and high degree of building separation. These areas typically have limited public water and no sewer infrastructure. Emerging Emerging suburban residential areas are those that have developed or Suburban have the potential to develop around the City of Jasper. These areas Residential typically consist of single family residences at different price points served by a system of curvilinear streets and cul-de-sacs. These residential areas have typically developed in a leap-frog fashion and they tend to lack connectivity. The areas also contain significant tracts of vacant land with development potential. Without intervention, these areas are likely to evolve with low pedestrian orientation, larger lot sizes, and high degree of building separation, predominantly residential with scattered civic buildings and various street patterns. 08012810.172 CEDS PLANS PICKENS 24 ---PAGE BREAK--- Conservation These areas are primarily undeveloped natural lands and environmentally sensitive areas not suitable for suburban development. These areas include scenic views, steep slopes, flood plains, wetlands, watersheds, wildlife management areas and other environmentally sensitive areas. These areas may also include very low-density residential development and are suitable for passive recreation opportunities. SR 515 This 4-lane highway from the Cherokee County line to north of Jasper Corridor is an emerging commercial corridor containing large scale developments often described as “strip centers” or “big box” development. Other uses include the hospital, multi-family developments, and the Airport Technology Park. The area still contains a significant number of vacant land tracts that are likely to develop. The terrain along the corridor contains significant elevation changes, which present challenges to development. Steve Tate This crossroad and areas along road frontages extending from the Hwy/Yellow crossroads is a recently developing commercial area. The significant Creek Rd. planned community developments of Big Canoe and the proposed Commercial Potts Mountain are likely to increase the demand for convenience Crossroads goods and services, and therefore trigger the need for additional commercial development. The area in the vicinity of the crossroads is characterized by scenic views with foothill characteristics. City of Jasper SR 53 (Church Street Corridor) The SR 53/Church Street corridor between Hwy. 515 and historic downtown Jasper is the primary entrance to the city. The area currently contains a mix of residential and commercial uses as well as a middle school. This corridor is developing rapidly as a commercial corridor. This corridor is characterized by a mix of signage that dominate the landscape, numerous curb cuts that slow traffic and a lack of landscaping. Currently a 2 lane facility, it is planned for widening. SR 53 South SR 53 South Corridor character area is represented south of the Corridor Historic Downtown, and includes a mix of older commercial establishments and low-density residential uses. Deep setbacks, limited pedestrian infrastructure, and inconsistent building materials and commercial signage characterize the corridor. Historic Historic downtown in Jasper includes the central business district as Downtown well as surrounding areas on both sides of SR 53 that have the Jasper potential to developed or be redeveloped in a manor that is consistent with the historic downtown: traditional building facades, buildings close to the street, and the use of sidewalks. Traditional The traditional neighborhood character areas reflect Jasper’s historic Neighborhood housing stock and traditional pattern of development in residential areas. The area consists of moderate to well maintained single-family housing with a distinct identity through architectural design, building placement, street design and landscaping. The neighborhoods are generally thought of as “in-town” due to their proximity and accessibility to the central business district. 08012810.172 CEDS PLANS PICKENS 25 ---PAGE BREAK--- Highway 5 Alt. Corridor (North Main Street) – Industrial Corridor This character area consists of North Main Street (Highway 5 Alt.) and areas to the east along the railroad. It contains a mix of older residential, commercial and industrial land uses, including the Pioneer Industrial Park. Highway 5 Alt. was once the primary north entrance into the city that has since been displaced by SR 515. Burnt Mountain – Cove Road The Burnt Mountain – Cove Road area houses the Appalachian Technical College, City of Jasper’s City Hall, the Jasper Housing Authority, a public library, and areas of light commercial. Other Special Character Areas (Rural Villages) Town of Located on the Old Federal Road, Talking Rock is a small, rural village Talking Rock that was one of the earliest settlements in this region, and some of the earliest churches and schools in Pickens were at or near the present site of the town. The Talking Rock downtown currently contains a variety of historic commercial and civic establishments. The remaining areas of the Town consist of low density residential uses. City of Nelson The City of Nelson is predominantly residential with half of the developments in Pickens County and half in Cherokee County. The downtown area contains a few small commercial enterprises and a large marble stone plant, which dominates the downtown area. Tate The historic center of marble production in Georgia, Tate has declined in recent decades but retains a great deal of charm and historical character. Its setting surrounded by variable topography and variety of land covers helps to make it picturesque. Continued residential development in the area threatens to erode the remaining unique character of the community. Removal of the historic rail depot from Tate also represents a major loss to the community. Design guidelines, proactive land-use planning, and historic preservation are all vital in maintaining the special qualities of Tate. Hinton Hinton has historically been the center of a broad rural area surrounding the intersection of Hwy. 53, Carver’s Mill Rd, Hwy. 136, and Bradley Rd. The character of the area is primarily determined by its open spaces and agricultural uses. The commercial uses in Hinton are geared toward supplying goods towards farmers and general merchandise to residents. Several aesthically unique and interesting buildings (primarily the feed & seed, and the old store) are central in defining the character of the area at the heart of the intersection. The activities at the intersection are surrounded by a broad fringe of rural residential development (interspersed with agricultural uses) that gradually gives way to agricultural uses (interspersed with limited residential use). Hinton is a model of a rural, agricultural village center. 08012810.172 CEDS PLANS PICKENS 26 ---PAGE BREAK--- 4.0 Analysis of Consistency with Quality Community Objectives (QCO’s) This section is intended to meet the Minimum Standards for Local Comprehensive Planning requirement that the Community Assessment include in evaluation of the community’s current policies, activities and development patterns for consistency with the QCO’s contained in the State Planning Goals and Objectives. The Department of Community Affairs’ Office of Planning and Quality Growth created the QCO’s Local Assessment to assist local governments in evaluating their progress towards sustainable and livable communities. The assessment is meant to give the community an idea of how it is progressing toward reaching these objectives. Traditional Neighborhoods Traditional neighborhood development patterns should be encouraged, including use of more human scale development, compact development, mixing of uses within easy walking distance of one another, and facilitating pedestrian activity. Yes No Comments 1. If we have a zoning code, it does not separate commercial, residential and retail uses in every district. • County, Jasper and Nelson have zone districts that allow a mix of residential and commercial uses. Talking Rock does not have zoning. 2. Our community has ordinances in place that allow neo-traditional development “by right” so that developers do not have to go through a long variance process. • 3. We have a street tree ordinance that requires new development to plant shade-bearing trees appropriate to our climate. • County, Jasper and Nelson have tree- planting requirements for all multi­ family residential and non-residential uses. Talking Rock does not. 4. Our community has an organized tree-planting campaign in public areas that will make walking more comfortable in the summer. • Jasper recently completed a tree- planting project in downtown areas. There are no other programs in place. 5. We have a program to keep our public areas (commercial, retail districts, parks) clean and safe. • All governments conduct routine maintenance and repairs. 6. Our community maintains its sidewalks and vegetation well so that walking is an option some would choose. • Most sidewalks are in Jasper and are in good condition. There are also sidewalks in Tate, which are in poor condition. Nelson sidewalks are good. Crosswalk improvements should be made. The recently prepared Pickens County Transportation Study recommends a number of new sidewalk locations. 7. In some areas several errands can be made on foot, if so desired. • Primarily in downtown Jasper and adjacent neighborhoods. 8. Some of our children can and do walk to school safely. • 08012810.172 CEDS PLANS PICKENS 27 ---PAGE BREAK--- 9. Some of our children can and do bike to school safely. • Although bike routes are proposed in the recently completed Transportation Plan, no safe bike routes or paths currently exist. 10. Schools are located in or near neighborhoods in our community. • Primarily in Jasper. Infill Development Communities should maximize the use of existing infrastructure and minimize the conversion of undeveloped land at the urban periphery by encouraging development or redevelopment of sites closer to the downtown or traditional urban core of the community. Yes No Comments 1. Our community has an inventory of vacant site and buildings that are available for redevelopment and/or infill development. • The County Economic Development Department and Chamber of Commerce maintain data. 2. Our community is actively working to promote Brownfield redevelopment. • No Brownfields are known to exist. 3. Our community is actively working to promote greyfield redevelopment. • 4. We have areas of our community that are planned for nodal development (compacted near intersections rather than spread along a major road). • To a degree, development along SR 515 may be forced into nodal development due to the limited number of access points and restrictions on future driveway cuts. 5. Our community allows small lot development (5,000 square feet or less) for some areas. • Smallest lot permitted in any jurisdiction is 7,500 square feet; in Jasper it is 13,000 square feet. Sense of Place Traditional downtown areas should be maintained as the focal point of the community or, for newer areas where this is not possible, the development of activity centers that serve, as community focal points should be encouraged. These community focal points should be attractive, mixed-use, pedestrian-friendly places where people choose to gather for shopping, dining, socializing, and entertainment. Yes No Comments 1. If someone dropped from the sky into our community, he or she would know immediately where he or she was, based on our distinct characteristics. • Marble industry gives Pickens County its unique, distinct characteristics. Pickens is gateway to Appalachian Mountains via SR 515. Jasper, Nelson and Talking Rock downtown areas are unique. 2. We have delineated the areas of our community that are important to our history and heritage, and have • Tate National Historic District; Tate Mansion, Tate Gym, and Old Jail on National Register. 08012810.172 CEDS PLANS PICKENS 28 ---PAGE BREAK--- taken steps to protect those areas. 3. We have ordinances to regulate the aesthetics of development in our highly visible areas. • 4. We have ordinances to regulate the size and type of signage in our community. • County and Jasper and Nelson have sign control regulations; Talking Rock does not. 5. We offer a development guidebook that illustrates the type of new development we want in our community. • 6. If applicable, our community has a plan to protect designated farmland. • Although County has an agriculture zone district, which restricts uses and residential density, there are no programs to preserve agriculture. Transportation Alternatives Alternatives to transportation by automobile, including mass transit, bicycle routes, and pedestrian facilities, should be made available in each community. Greater use of alternate transportation should be encouraged. Yes No Comments 1.We have public transportation in our community. • Public transportation is provided under contract with the North Georgia Community Action Agency via the Mountain Area Transportation System. A plan was recently completed recommending improvements. 2. We require that new development connect with existing development through a street network, not a single entry/exit. • Developments over 40 lots must have more than one entrance/exit. 3. We have a good network of sidewalks to allow people to walk to a variety of destinations. • The largest network of sidewalks is in Jasper, although there are limited sidewalks in Tate and Nelson. 4. We have a sidewalk ordinance in our community to provide user- friendly sidewalks. • New sidewalks or improvements are provided only through special funding such as Transportation Enhancement grants. 5. We require that newly built sidewalks connect to existing sidewalks wherever possible. • 6. We have a plan for bicycle routes through our community.  The Pickens County Transportation Plan contains proposed bicycle routes. 7. We allow commercial and retail development to share parking areas whenever possible. • Not in County; to a limited degree in the Cities. 08012810.172 CEDS PLANS PICKENS 29 ---PAGE BREAK--- Regional Identity Each region should promote and preserve a regional "identity," or regional sense of place, defined in terms of traditional architecture, common economic linkages that bind the region together, or other shared characteristics. Yes No Comments 1. Our community is characteristic of the region in terms of architectural styles and heritage. • The one unique feature of architectural characteristics is the prevalent use of locally mined marble. 2. Our community is connected to the surrounding region for economic livelihood through businesses that process local agricultural products. • Marble mining is a key industry in the County. 3. Our community encourages businesses that create products that draw on our regional heritage (mountain, agricultural, metropolitan, coastal, etc.). • A key industry in the County is second home/retiree/resort development in the mountain regions. 4. Our community participates in the Georgia Economic Development’s regional tourism partnership. • 5. Our community promotes tourism opportunities based on the unique characteristics of our region. • Marble Festival; scenic views offered by mountain ridges. 6. Our community contributes to the region, and draws from the region, as a source of local culture, commerce, entertainment and education. • Heritage Preservation The traditional character of the community should be maintained through preserving and revitalizing historic areas of the community, encouraging new development that is compatible with the traditional features of the community, and protecting other scenic or natural features that are important to defining the community's character. Yes No Comments 1. We have designated historic districts in our community. • Tate National Historic District. 2. We have an active historic preservation commission. • There are no active historic preservation commissions although there are three Historical Societies. 3. We want new development to complement our historic development, and we have ordinances in place to ensure this. • 08012810.172 CEDS PLANS PICKENS 30 ---PAGE BREAK--- Open Space Preservation New development should be designed to minimize the amount of land consumed, and open space should be set aside from development for use as public parks or as greenbelts/wildlife corridors. Compact development ordinances are one way of encouraging this type of open space preservation. Yes No Comments 1. Our community has a greenspace plan. • Prepared in 2002 as part of statewide initiative. It proposes that 20 percent of the County be preserved as Greenspace. 2. Our community is actively preserving greenspace, either through direct purchase or by encouraging set-asides in new development. • Acquisitions have been made by the Mountain Conservation Trust. 3. We have local land conservation program, or we work with State or national land conservation programs, to preserve environmentally important areas in our community. • Mountain Conservation Trust is actively working to preserve important areas. 4. We have a conservation subdivision ordinance for residential development that is widely used and protects open space in perpetuity. • Applicable in the unincorporated area only. Environmental Protection Environmentally sensitive areas should be protected from negative impacts of development, particularly when they are important for maintaining traditional character or quality of life of the community or region. Whenever possible, the natural terrain, drainage, and vegetation of an area should be preserved. Yes No Comments 1. Our community has a comprehensive natural resource inventory. • Compiled as part of the previous comprehensive plan preparation. 2. We use this resource inventory to steer development away from environmentally sensitive areas. • 3. We have identified our defining natural resources and taken steps to protect them. • Mountain Conservation Trust is actively engaged in acquiring sensitive areas. 4. Our community has passed the • County and Cities have adopted Water necessary “Part V” environmental Supply Watershed; wetlands, ordinances, and we enforce them. groundwater recharge and mountain protection ordinances. 5. Our community has a tree preservation ordinance, which is actively enforced. • 08012810.172 CEDS PLANS PICKENS 31 ---PAGE BREAK--- 6. Our community has a tree- replanting ordinance for new development. • Both County and Jasper have landscaping requirements for multi­ family and non-residential uses. The City of Nelson has a tree replacement ordinance on all new development. 7. We are using stormwater best management practices for all new development. • The City of Nelson requires this practice. 8. We have land use measures that will protect the natural resources in our community (steep slope regulations, floodplain or marsh protection, etc.). • Jurisdictions have adopted soil erosion and sediment control, flood damage prevention, and mountain protection regulations. Growth Preparedness Each community should identify and put in place the pre-requisites for the type of growth it seeks to achieve. These might include infrastructure (roads, water, sewer) to support new growth, appropriate training of the workforce, ordinances and regulations to manage growth as desired, or leadership capable of responding to growth opportunities and managing new growth when it occurs. Yes No Comments 1. We have population projections for the next 20 years that we refer to when making infrastructure decisions. • Are prepared by North Georgia RDC and are part of the previous comprehensive plans. 2. Our local governments, the local school board, and other decision- making entities use the same population projections. • 3. Our elected officials understand the land-development process in our community. • 4. We have reviewed our development regulations and/or zoning code recently, and believe that our ordinances will help us achieve our QCO goals. • Some improvements and/or additions may be necessary. 5. We have Capital Improvements Program that supports current and future growth. • A SPLOST plan has been adopted. Master plans have been recently prepared for recreation, fire protection and transportation. 6. We have designed areas of our community where we would like to see growth, and these areas are based on a natural resources inventory of our community. • Per previous comprehensive plans. 7. We have clearly understandable guidelines for new development. • 8. We have a citizen-education • Activities are well advertised via the 08012810.172 CEDS PLANS PICKENS 32 ---PAGE BREAK--- campaign to allow all interested parties to learn about development processes in our community. local press. 9. We have procedures in place that make it easy for the public to stay informed about land use issues, zoning decisions, and proposed new development. • Activities are well advertised via the local press. 10. We have a public-awareness element in our comprehensive planning process. • Will be developed as part of plan preparation. Appropriate Businesses The businesses and industries encouraged to develop or expand in a community should be suitable for the community in terms of job skills required, long-term sustainability, linkages to other economic activities in the region, impact on the resources of the area, and future prospects for expansion and creation of higher-skill job opportunities. Yes No Comments 1. Our economic development organization has considered our community’s Assets and weaknesses, and has created a business development strategy based on them. • Activities are led by the County Economic Developer, who works with an advisory committee. 2. Our economic development organization has considered the types of businesses already in our community, and has a plan to recruit businesses and/or industries that will be compatible. • Activities are led by the County Economic Developer, who works with an advisory committee. 3. We recruit firms that provide or create sustainable products. • 4. We have a diverse jobs base, so that one employer leaving would not cripple our economy. • There are a wide variety of employers in the County. Employment Options A range of job types should be provided in each community to meet the diverse needs of the local workforce. Yes No Comments 1. Our economic development program has an entrepreneur support program. • County has adopted the “Entrepreneur Friendly” Community program offered by the Georgia Department of Economic Development. 2. Our community has jobs for skilled labor. • 3. Our community has jobs for unskilled labor. • 4. Our community has professional and managerial jobs. • This is a small fraction of employment opportunities in Pickens County. 08012810.172 CEDS PLANS PICKENS 33 ---PAGE BREAK--- Housing Choices A range of housing size, cost, and density should be provided in each community to make it possible for all who work in the community to also live in the community (thereby reducing commuting distances), to promote a mixture of income and age groups in each community, and to provide a range of housing choice to meet market needs. Yes No Comments 1. Our community allows accessory units like garage apartments or mother-in-law units. • To some degree; zoning ordinances do allow dwellings as part of another principle use. 2. People who work in our community can also afford to live in the community. • Older units are affordable, new construction may not. 3. Our community has enough housing for each income level (low, moderate and above-average). • New housing construction caters to middle to higher incomes. 4. We encourage new residential development to follow the pattern of our original town, continuing the existing street design and maintaining small setbacks. • Setbacks and streets in newer neighborhoods are not always consistent with previous patterns, particularly in the Cities. 5. We have options available for loft living, downtown living, or “neo­ traditional” development. • County and Jasper’s zoning ordinance allow these uses. 6. We have vacant and developable land available for multifamily housing. • Areas proposed for multi-family development must seek rezoning. 7. We allow multifamily housing to be developed in our community. • All zoning ordinances contain multi­ family districts. 8. We support community development corporations that build housing for lower-income households. • Support for these activities have been provided in the past. 9. We have housing programs that focus on households with special needs. • To some degree; public housing is available. 10. We allow small houses built on small lots (less than 5,000 square feet) in appropriate areas. • The smallest lot permitted in any jurisdiction is 7,500 square feet; 13,000 square feet in Jasper. 08012810.172 CEDS PLANS PICKENS 34 ---PAGE BREAK--- Educational Opportunities Educational and training opportunities should be readily available in each community – to permit community residents to improve their job skills, adapt to technological advances, or to pursue entrepreneurial ambitions. Yes No Comments 1. Our community provides workforce-training options for its citizens. • Appalachian Technical College is located in the community. 2. Our workforce training programs provide citizens with skills for jobs that are available in our community. • 3. Our community has higher • Appalachian Technical College is education opportunities, or is close located in the community. Other to a community that does. colleges are located in reasonable proximity. 4. Our community has job opportunities for college graduates, so that our children may live and work here if they choose. • To limited degree; job creation has been in retail and services. A high percentage of employed persons commute out of the County to work. Regional Solutions Regional solutions to needs shared by more than one local jurisdiction are preferable to separate local approaches, particularly where this will result in greater efficiency and less cost to the taxpayer. Yes No Comments 1. We participate in regional economic development organizations. • 2. We participate in regional • Pickens County and the City of Jasper environmental organizations and are participants in the Etowah Habitat initiatives, especially regarding Conservation Plan (HCP) initiated by water quality and quantity issues. the University of Georgia Institute of Ecology. The County is also a member of the Northwest Georgia Water Partnership. 3. We work with other local • There is very little joint participation governments to provide or share among local governments in the appropriate services, such as delivery of services. The County and public transit, libraries, special City of Jasper have a “mutual aid” education, tourism, parks and agreement regarding fire protection in recreation, emergency response, areas surrounding the city. E-911, homeland security, etc. 4. Our community thinks regionally, especially in terms of issues like land use, transportation and housing, understanding that these go beyond local government borders. • To a degree via the Developments of Regional Impacts (DRI) Program administered by the North Georgia Regional Development Center. 08012810.172 CEDS PLANS PICKENS 35 ---PAGE BREAK--- Regional Cooperation Regional cooperation should be encouraged in setting priorities, identifying shared needs, and finding collaborative solutions, particularly where it is critical to success of a venture, such as protection of shared natural resources or development of a transportation network. Yes No Comments 1. We plan jointly with our Cities and County for comprehensive planning purposes. • This is the 3rd edition of a joint comprehensive planning process. 2. We are satisfied with our Service Delivery Strategy. • County wishes to re-do water service areas. 3. We initiate contact with other local government and institutions in our region in order to find solutions to common problems, or to craft region-wide strategies. • Local governments are members of the North Georgia Development Center and Northwest Georgia Regional Water Partnership. 4. We meet regularly with neighboring jurisdictions to maintain contact, build connections, and discuss issues of regional concern. • The County and Cities are members of the and participate in their activities. Appendix 1. Map of Areas Requiring Attention 2. Map of Recommended Character Areas in Pickens County 3. Map of Recommended Character Areas in Jasper 08012810.172 CEDS PLANS PICKENS 36 ---PAGE BREAK--- 08012810.172 CEDS PLANS PICKENS 37 ---PAGE BREAK--- ---PAGE BREAK--- 08012810.172 CEDS PLANS PICKENS 39 Talking Rock Nelson N Main St Whitestone Rd 136 136 136 55 15 55 15 136 53 Hill City Rd Pleasant Hill Rd Ne Jerusalem Church Rd Grandview Rd Cove Rd Tate Hwy Tate Hwy Main St Camp Rd 108 108 Henderson Mtn Rd 108 136 Burnt Mountain Rd Henderson Mtn Rd " ! 53 Rabbit Town Rd N Station St 53 Pickens St Baker St Blue Ridge St State Highway 5 Al ternate Rte North Ave Golf Course Cove Rd Hood Rd Church St N Main St Stone Rd S Main St Bell Ave Pioneer Rd Camp Rd Industrial Blvd Gordon Rd Old Love Rd Burnt Mountain Rd Mineral Springs Rd Mary St Main St State Highw ay 5 Alternate Rte Gennette Dr Frontier Rd Robin Nalley Dr Rebecca Dr Moore St Navaho Trl Fox Run Ln Stegall Dr Elizabeth St Still Hollow Rd St Parson Rd Oak St State Route 53 Ridgewood Dr Indian Forest Rd Georgianna St Sequoia Rd Mont View Dr Old Cove Holly St Burton St Northside Dr Armanda St Sr 5 515 White Oak Dr Grady St Jackson St Hopkins Ln Birch St W Spring St Jacobs Mc Whorter Ward Ridge Boling Rd John St Scotty Dr Chambers St Laurel Trce S Richard St S Brook St Stillhollow Rd Cox St Gennett Pine St Rachel Dr Golden Acres Subd Mountainside Spring St Dogwood Trl Lee Rogers St W Golden Rd Brer Rabbit Trl Don Westbrook Old Tate Rd Poole Ave Library N West St Depot St Twin Springs Dogwood Dr Doyle Green Forrest Rd Twin Oak Rd Magnolia Station Griffith Ave Hickory St Lincoln St W Holly Ln Unknown Lambert Barnes Holmes Glyness Cove View Hanna Ridge Castlewood Ct Dianne Frontier Cir Brier Rabbit Trl State Highway 5 Alternate Rte Frontier Cir 515 Philadelphia Rd 53 53 2 0 2 4 Miles Recommended Character Areas N January, 2008 Pickens County Roads Railroad Hydrology Steve Tate Hwy Crossroads Tate Burnt Mt-Cove Rd Corridor Rural Development Highway 53 - Church Street Corridor Emerging Suburban Residential Conservation Area Nelson Talking Rock Hinton Planned Communities Hwy 515 corridor.shp Traditional Neighborhood Hwy 53 South Corridor North Main- Industrial Corridor.shp Historic Downtown Legend ---PAGE BREAK--- a r tain Rd d R a Hanna Ridge i h Ward Ridge Frontier Cir Front p ier C d i R r l D k o e a n O W G n Frontier Rd e e d i n w s n t T Rachel Dr b S ett t r C ta e a B od oo t D e r k i r o e Rebecca Dr H w r i e l R g lt h a s a i b w C b a h i y t T 5 J Brer Rabbit Trl r G a l A Old Love Rd c r k a P lt s d e Jo o Navaho Trl y r Burnt Mountain Rd n hn n Hoo S S a S t t t e t R d te Indian Forest Rd Rd Gordon Rd N M Twin Springs St Library a S in S t J o S e a n t e q c Old Cove o R u C Burton St d h b o a s i m M a b P R a er g i d s o Cove View n Scotty S nee Glyness o t F l o ia x Birch St Ridgewood Dr r Dr S R R W Golden Rd t C d u a o N t n v i e Depot St o We L R n Barnes Golden Acres Subd n d Lee s t S S t ng Stegall Dr till S ir t Sp Mary St hollow t t S S ng e Hickory St e i n c r S Richard St p r i T S P l Rd e W Church St r Holly u State Route 53 Cox St La Georgianna St Elizabeth St Ol S Brook St d Mountainside B Ta S St Mineral Springs Rd o te t li ill n Rd g Mc Whorte Green Forrest Rd H R Industrial Blvd d ollow Parson Rd R Bell Ave Oak St d S S Main St t r ate Lincoln St Moore St High Doyle Lambert Dogwood Dr way Rogers St 5 Alt Holmes e Poole Ave rn White Oak Dr ate R M Nall U t a e n in k Sr 5 515 ey n Mont View Dr C S R o Dogwood Trl a t o Dr w Dianne m b W Holly Ln n i p n Griffith Ave Rd Camp Rd Recommended Character Areas City of Jasper da St Arm n Dr No thside Gennett Hopkins Ln Golf Course 53 515 0.9 0 0.9 1.8 Miles Roads Railroad Hydrology Burnt Mt-Cove Rd Corridor Character Areas Highway 53 - Church Street Corridor Emerging Suburban Residential Conservation Area Hwy 515 corridor.shp Traditional Neighborhood Hwy 53 South Corridor North Main- Industrial Corridor.shp Historic Downtown N W S E 08012810.172 CEDS PLANS PICKENS 40