GAINESVILLE HALL COUNTY Comprehensive Plan Update

1. GAINESVILLE HALL COUNTYComprehensive Plan Update Land Use Scenario September 24, 2003

2. Project Initiation Inventories Land Demand Analysis Land Capacity Analysis Vision and Policy Development Plan Development Implementation Strategy Public Outreach Planning Process

3. Residential Demand vs. CapacityCurrent Plan Single Family New Units

4. Nonresidential Demand vs. CapacityCurrent Plan

5. Potential Impact of Current Plan HIGH Capacity LOW Capacity

6. Consensus Planning Themes: • Quality Growth • Efficient Growth • Fiscally Sound Growth • Urban and Rural Growth • Coordinated Growth

7. Quality Growth • The economic and fiscal benefits of growth should be maximized, and the negative impacts of growth (i.e. traffic, land use, storm water, environmental, community character) should be minimized. • The design quality and appearance of new development should be significantly improved. High standards for residential and commercial development quality should be implemented and enforced – i.e. land use compatibility, landscaping, signage, lighting, access management, traffic impact, environmental impact • The protection of natural resources and the preservation of environmentally sensitive areas should be a priority. By moving to a compact development pattern, greater environmental protection can be accomplished.

8. Efficient Growth • Growth should be managed on the basis of available or planned public services and infrastructure. • A compact development pattern results in the most cost efficient infrastructure expansion. • New growth should occur in areas where adequate public facilities exist or are planned concurrent with the new growth. Infrastructure should be used as a tool to guide growth, not simply in reaction to market forces. • Sewer services should be targeted to areas with business and industry potential, such as areas along major transportation routes.

9. Fiscally Sound Growth • The costs of growth should be allocated fairly between local governments and the development community. Growth should generally pay its own way. • There should be an appropriate balance between the growth of housing and business in order to assure long term fiscal health. Land that is suitable for commercial or industrial uses is a valuable resource that should be discouraged from developing as residential. • The provision of sewer service in areas with potential for commercial and industrial development is a high priority relative to new residential sewer service. • There should be a full and balanced range of housing opportunities provided to avoid an over-concentration of any one housing type such as “starter” housing. A true balance of housing will require more distinction between residential densities and unit types as well as a balance of price points.

10. Urban and Rural Growth • The stability of existing urban neighborhoods is important to the community. • Sensitive and compatible infill can stabilize and encourage reinvestment in urban areas. • New urban or suburban development should occur in or around the existing cities and activity areas at densities that promote an efficient utilization of land while being compatible with existing neighborhoods. • Development in rural areas should maintain rural character. • Lower “gross” densities should be preserved in rural areas, with conservation subdivisions used to permanently preserve open space, especially environmentally sensitive areas

11. Coordinated Growth • Hall County and the City of Gainesville should mutually agree upon planned land uses around the City boundaries. • The City and County should continue to plan for a coordinated system of parks and open spaces.

12. Conclusions • The current planning policy does not reflect the Planning Themes and does not promote long term sustainability and quality of life that residents want to achieve. • This plan update is headed toward a shift in the form of growth in the County – toward a more compact form with urban growth focused more in areas that can be efficiently served with utilities, with lower density preserved in rural areas. Growth should generally be directed toward existing or planned service areas and away from rural areas dependent on septic systems.

13. What does this mean? • In order to accommodate this, relatively higher densities would occur in some areas currently designated for lower densities outside current municipal boundaries. The current blend of one to two acre density is too high in some areas, and too low in other areas. • Most new growth should be planned to be served with sanitary sewer as much as is practical. • Promotes water reuse. • Avoids environmental problems associated with septic systems. • While sanitary sewer should be targeted for desired commercial and industrial uses, most new urban and suburban residential development should be on sanitary sewer service as well.

14. At the Same Time… • We must be sensitive to the impact that new policies may have on existing residents, land owners, and businesses. • We must balance the need to allow reasonable uses with furthering the broader public interest.

15. Goals • Land Use • Community Facilities and Services • Transportation • Natural and Cultural Resources • Economic Development • Housing • Intergovernmental Coordination

16. Future Land Use Map Draft • Policy for the future land use pattern • Attempts to implement the Planning Themes • It is not a Zoning Map • But it does relate to the zoning map – it serves as the long range basis for zoning • It has some flexibility to be interpreted • This draft is a starting point for community discussion

17. Land Use Plan Rationale • What we have heard, citizen input, Plan Forum, public workshops, interviews, etc. • Identify logical growth areas and preservation areas • Consider existing land use and zoning patterns • Relate to infrastructure and services • Balance jobs and housing • Balance mix of housing types • Balance public and private interests

18. Draft Plan Highlights • Open space preservation • Population reduction • More compact land use pattern • Fiscal and service efficiency • Development quality and character and natural resource protection

19. Open Space through Conservation Subdivisions • Strong preservation of open space through Conservation Subdivisions • Open space varies from 35-70% with 30-100% density bonus

21. Open Space Incentives

22. Open Space Potential • If the conservation subdivision option is used to only half it potential, approximately 30,000 acres of open space can be preserved permanently – 45 - 50 square miles • Open space can be used in many cases for agricultural use

23. New Residential Dwelling UnitCapacity vs. Demand (comparison)

24. Estimated Population Forecasts (Total City and County)

25. Potential Housing Distribution Comparison

26. Non-Residential Capacity vs Demand *Represents both city and county demand and capacity.

27. CountywideLand Use Scenario Map

28. Gainesville DetailLand Use Scenario Map

29. Maps Available: • Hall County Library Headquarters 127 Main Street, NW Gainesville, GA 30501 770-532-3311 • Blackshear Place Branch 2927 Atlanta Highway 770-287-3654 • Clermont Branch 197 King Street 770-983-3196

30. Maps Available • East Hall Branch and Special Needs Center 2434 Old Cornelia Highway 770-531-2500 • Murrayville Branch 4796 Thompson Bridge Road 770-503-1055 Large maps are also available for viewing at the Gainesville/Hall County Development Services Building located at 440 Prior Street S.E., Gainesville, GA 30503.

31. Maps Available • www.gainesville.org • www.hallcounty.org • E-mail link to provide comments

32. Next Steps • Public dialogue about draft Future Land Use and Goals • Next Plan Forum Meeting 5:30 October 16, Georgia Mountain Center • Transportation Assessment of draft Future Land Use Plan - November