Senoia Growth & Conservation Workshop

Page 1

& Conservation Workshop Street Plans | 02.15.24
Growth
Agenda 01. What is Connect Senoia? 02. How should we think about conservation? | Georgia Conservancy 03. Where & how could growth happen? | Street Plans 04. Growth Mapping Activity 05. Share-out

What is Connect Senoia?

Growth + Conservation Plan

2 4

Connectivity Plan

3

Town Center Master Plan

Unified Development Ordinance

to codify the vision identified in the master plans.

Growth & Conservation Winter Workshop Summer Public Kickoff Meeting Town Plan Spring Charrette Fall Charette Kick-off Workshop Public Unveiling Meeting Fall Charette Wrap-up Presentation February 15 June 13, 2024 April 25 - May 1 October 23, 2023 TBD October 27, 2023

to lay out a vision for continued development in the town center. 1
to control growth and conserve natural lands.
that includes a full range of options - from walking, biking, transit, and micro-mobility.

Why should Senoia have a plan for growth & conservation?

Yesterday 2000 Today 2023 Tomorrow Current Applications Today Suburban Sprawl

Tomorrow?

We can be proactive about directing the location and type of growth that will occur so that it builds on - and doesn’t take away from - the town character.

?
Yesterday Today Tomorrow

How do we preserve Senoia’s small town character and ecological value while allowing for intentional growth?

Step 1

Identify areas of high ecological value for conservation

Georgia Conservancy

Growth and Conservation Workshop | Winter 2024

Georgia Conservancy February 14, 2024 Connect Senoia
Master Mmaster@gaconservancy.org
Michaela
senoia conservation strategy

Table of contents

IV

Defining conservation in Senoia

Methodology and ranking process

Findings and initial strategy

Next steps

I II III
X X X X

I. Conservation, defined

What exactly is conservation? What should it look like in Senoia?

Short-term Small scale

Long-term Large scale Site (Patch/Garden)Local (Park) Regional Wilderness

Short-term

Small scale

Site (Patch/Garden) Local (Park)

Long-term Large scale

Regional Wilderness

Today’s focus

Senoia Conservation

Goals

1. Conserve small-town community character

• Viewsheds, experience of being surrounded by nature

• Emphasis on natural resources, specifically:

• Tree canopy

• Bodies of water

• Protection of ecological resources on private lands

Senoia Conservation

Goals

2. Prioritize active use and recreation-oriented conservation

• Public access and enjoyment of lands and resources

• Tie in to parks and greenspace

Connect Senoia | Existing Conditions Report N 1 2 3 Leroy Johnson Park Marimac Lake Park Seavy Street Park Proposed Coweta Street Park 1 2 3 4 LEGEND Greenspace Streams Lakes and Reservoirs Streets .5 Mile Radius (10-Minute Walk) Rail Line City Limits 4 DeadOakCreek KegCreek
Dead Oak C reek
LineCreek

Senoia Conservation

Goals

Short term: protect within Senoia, particularly existing tree canopy and riverside/ lakeside property

• Building off a strong foundation, early intervention,

• And: If you fail to plan you plan to fail

Long term: buffer around existing development as town boundaries expand

Conservation Goals

Conservation Goals Growth goals

Conservation Goals Conservation Tools

II. Methodology and analysis

Conservation scoring and process

Methodology

1. Analyze data on five key categories of conservation (see graphic on right)

2. Score each parcel for each category:

• D etermine if parcel meets criteria

• Apply binar y scoring of 0 or 1

• Apply weights per category (see percentages in graphic on right)

3. Sum each cateogry together for a final score per parcel

4. Identify clusters of high scoring, high ecological-value parcels

Additional notes:

• Area of interest: 5 mile radius from center of Senoia, not including Fayette County

• Basic unit of analysis: parcel level data

Tree Canopy

(30%) (25%) (20%) (15%) (10%)

Hydrology Habitat Developed Slope

Tree Canopy (30% weight)

Criteria:

• Properties with greater than 80% tree canopy cover=1

• Properties with less than 80% tree canopy cover=0

FayetteCounty

Area of Interest
5 liM e Rida su
5MileRadius
Hwy 85 Hwy16
Hwy85
Hwy16
Legend Tree canopy >80% Canopy Coverage

hydrology (25% weight)

Criteria:

• Properties overlapping with wetlands=1

• Properties with minimal/no overlap with wetlands=0

Legend

Parcels w/ Wetland Overlap

Wetlands

Wetland Buffer (300ft)

Watershed Protection District

Water Supply Watershed

FayetteCounty

DeadOakCreek

Area of Interest
5 liM e Rida su
5MileRadius
Water SupplyWatershed Wat e r S u p p yl dehsretaW
Hwy 85 Hwy16
Line Creek
Hwy85
Hwy16

habitat (20% weight)

Criteria:

• Properties intersecting with top ranked habitat=1

• Properties with no intersection of top ranked habitat=0

FayetteCounty Hwy85

Interest
5 liM e Rida su
Area of
5MileRadius
Hwy 85 Hwy16
Hwy16
Legend Parcels w/ High Quality Habitat
Quality Habitat Score
Quality Habitat Score
High
Highest

Developed (15% weight)

Criteria:

• Undeveloped or minimally developed properties=1

• D eveloped properties=0

Area of Interest 5MileRadius 5 liM e Rida su
Hwy85 Hwy 85 Hwy16 Hwy16
FayetteCounty
Legend Undeveloped Minimally Developed Development Applications

Slope (10% weight)

Criteria:

• Steeply-sloped properties=1

• Gently-sloped or flat properties =0

**Note: High slope areas are harder to develop, more likely to remain conserved (all else held equal)

FayetteCounty

Area of Interest 5MileRadius 5 liM e Rida su
Hwy85 Hwy 85 Hwy16 Hwy16
Legend Parcels w/ 25% High Slope High Slope (>25%)

III. Findings

Results, vision, and strategy

Results: High ranking parcels

Tree Canopy

Hydrology

Habitat Developed Slope

(30%) (25%) (20%) (15%) (10%)

Results: High ranking parcels

Tree Canopy

Hydrology

Habitat Developed Slope

(30%) (25%) (20%) (15%) (10%)

Results: High ranking parcels

Tree Canopy Hydrology Habitat Developed Slope

(30%) (25%) (20%) (15%) (10%)

Count

Mean: 0.248

Normal Distribution

Distribution of conservation scores for all parcels

Total Score

0 0.05 0.1 0.15 0.2 0.25 0.3 0.35 0.4 0.45 0.5 0.55 0.6 0.65 0.7 0.75 0.8 0.85 0.9 0.95 1 0 500 1,000 1,500 1,755 0 1,571 243 10 460 1,155 0 756 0 160 272 416 65 0 28 176 29 0 39

Results: High ranking parcels

Tree Canopy Hydrology Habitat Developed Slope

(30%) (25%) (20%) (15%) (10%)

Count

Mean: 0.248

Normal Distribution

Distribution of conservation scores for all parcels

Total Score

Top 10% of all parcels

0 0.05 0.1 0.15 0.2 0.25 0.3 0.35 0.4 0.45 0.5 0.55 0.6 0.65 0.7 0.75 0.8 0.85 0.9 0.95 1 0 500 1,000 1,500 1,755 0 1,571 243 10 460 1,155 0 756 0 160 272 416 65 0 28 176 29 0 39
}

Results: High ranking parcels map

Tree Canopy

Hydrology

Habitat Developed Slope

(30%) (25%) (20%) (15%) (10%)

Hwy16

Hwy 85

FayetteCounty

Hwy85

Hwy16

of Interest
5 liM e Rida su
Area
5MileRadius

results: Potential Conservation cores

Tree Canopy Hydrology Habitat Developed Slope

(30%) (25%) (20%) (15%) (10%)

Area of Interest 5MileRadius 5 liM e Rida su FayetteCounty Core 1 Core 3 Core2 Line Creek
LittleWhiteOakCreek D o u b l e Branch Hwy85 Hwy 85 Hwy16 Hwy16
DeadOakCreek

Conservation Cores

• L arge swaths of connected, contiguous lands

• Priority on ecological value - wilderness, wildlife, biodiversity, and protecting existing natural resources

• Particularly protecting greenfields from low-density sprawl

• D enotes either public ownership and/or public access to landthough neither are required.

• C an look like, for example:

• Conser vation-oriented development (cluster development close together, leave aside conserved areas)

• Publicly owned parks and recreational facilities

• Sending areas for transfer of development rights (TDR) via conservation easement

senoia conservation goals:

1. 2.

Conserve smalltown community character

Prioritize active use and recreation-oriented conservation

Potential Conservation cores

high ranking conservation parcels

Primary Conservation cores

secondary cores

Rivers

Area of Interest 5MileRadius 5 liM e Rida su FayetteCounty Core 1 Core 3 Core2 Line Creek
LittleWhiteOakCreek D o u b l e Branch Hwy85 Hwy 85 Hwy16 Hwy16
DeadOakCreek

Potential Conservation cores

high ranking conservation parcels

Primary Conservation cores

Rivers

Conservation Core character

areas:

Core 1: “Dense Forest”

Core 2: “Wetland Pass”

Core 3: “Creek Confluence”

*Definitions provided in appendix

Area of Interest
5 liM e Rida su
5MileRadius
FayetteCounty Core 1 Core 3 Core2
eWhiteOakCreek D o u b l e Branch
DeadOakCreek Littl Hwy85 Hwy 85 Hwy16 Hwy16

What about areas outside of the cores?

• This framework is quantitative in nature. Our work is intended to create a cohesive, clear, action-oriented vision but it is not prescriptive.

• You all know your place better than we do!

• Use our findings as a springboard for action - where and what to focus on.

• Any property with interested, active landowners should be engaged with!

• True regardless of size, location, rural/suburban/urban, etc.

• Nearly all land in area of interest is privately ownedregardless of location, need strong incentives for landowner participation

• D on’t let perfect be the enemy of good- better to conserve bits and pieces than nothing

Iv. Next steps

Where do we go from here?

Conservation Goals Conservation Tools

Conservation Toolkit

Transfer of Development Rights (Conservation Easement)

Purchase of Agricultural Easements (Conservation Easement)

Zoning strategies

Green infrastructure

Landowner assistance

Community benefit agreement/developer agreement

Watershed management plans

Urban Growth Boundary

Georgia Statewide programs: Georgia outdoor stewardship program, Georgia Conservation Tax Credit, Conservation Use Valuation Assessment

Conservation Toolkit

Transfer of Development Rights (Conservation Easement) X

Purchase of Agricultural Easements (Conservation Easement)

Zoning strategies X

Green infrastructure

Landowner assistance

Community benefit agreement/developer agreement

Watershed management plans

Urban Growth Boundary

Georgia Statewide programs: Georgia outdoor stewardship program, Georgia Conservation Tax Credit, Conservation Use Valuation Assessment

Core
X
X
X
X
Conservation Toolkit CoreEverywhere Transfer of Development Rights (Conservation Easement) XX Purchase of Agricultural Easements (Conservation Easement) X Zoning strategies XX Green infrastructure X Landowner assistance X Community benefit agreement/developer agreement XX Watershed management plans XX Urban Growth Boundary XX Georgia Statewide programs: Georgia outdoor stewardship program, Georgia Conservation Tax Credit, Conservation Use Valuation Assessment XX
Conservation Toolkit CoreEverywhere TransferofDevelopmentRights(ConservationEasement)XX Purchase of Agricultural Easements (Conservation Easement) X Zoning strategies XX Green infrastructure X Landowner assistance X Community benefit agreement/developer agreement XX Watershed management plans XX Urban Growth Boundary XX Georgia Statewide programs: Georgia outdoor stewardship program, Georgia Conservation Tax Credit, Conservation Use Valuation Assessment XX Short-term Small scale Long-term Large scale Site (Patch/Garden) Local (Park) Regional Wilderness Short-term, Small scale Long-term, Large scale

Transfer of development rights (TDR)

• Voluntary, legal agreement that permanently limits development of the land in order to protect its conservation values

• Voluntary, market-based mechanism

• TDR removes development rights from a conservation-focused area, and transfers these development rights to a growthfocused area which can then be developed at a higher intensity

• Moving development from one area to another, not restricting it outright

• Ties together conservation strategy with growth strategy

• Especially relevant for regional conservation strategy

• One of many conservation tools to utilize!

Sending zone before

Receiving zone before

Sending zone after

Receiving zone after

Development credits

payment

GROWTH AND CONSERVATION ARE TWO SIDES OF THE SAME COIN

Area of Interest 5MileRadius 5 liM e Rida su FayetteCounty Core 1 Core 3 Core2 DeadOakCreek LittleWhiteOakCreek D o u b l e Branch
Hwy 85 Hwy16
Hwy85
Hwy16

GROWTH AND CONSERVATION ARE TWO SIDES OF THE SAME COIN

Conservation cores seek to protect the things you love about senoia...
Area of Interest 5MileRadius 5 liM e Rida su FayetteCounty Core 1 Core 3
LittleWhiteOakCreek D o u b l e Branch
85
Core2 DeadOakCreek
Hwy85 Hwy
Hwy16 Hwy16
...You cannot ACHIEVE this without strategic, planned, sustainable growth

Growth exercise

Appendix/references

Conservation cores Character

area Definitions

Core

1: “Dense Forest”

Large properties of densely forested land, with some agricultural activity, and minimally developed overall. Bordered by Line Creek and straddling Keg Creek and overlapping with the water supply watershed.

Core 2: “Wetland Pass”

Significant overlap with wetlands, downstream Keg Creek and Line Creek, and minor tributaries. Some large, minimally developed agricultural land; essentially no low intensity suburban development. Much of the land adjacent to the east of Line Creek (Fayette County) also undisturbed.

Core

3: “Creek Confluence”

Envisions conservation areas along tributaries that feed Little White Oak Creek. Tributaries converge on a larger undisturbed tract of land southward along Little White Oak Creek. Most developed and subdivided of the three conservation cores.

high ranking conservation parcels

Primary Conservation cores secondary cores

Rivers

Area of Interest 5MileRadius 5 liM e Rida su
FayetteCounty
Core 3
Core 1
Line Creek
Core2
eWhiteOakCreek D o u b l e Branch
DeadOakCreek
Littl
Hwy85 Hwy 85 Hwy16 Hwy16

Step 2

Set a growth boundary

Street Plans

Where is Senoia’s Annexation Boundary? [2] ? ? ? Fayette County Coweta County Hutchins Lake SouthernRa way Seaboard Coa tL n Rail oad Planned Extent o f Anne a tion A ea/Future Service A ea PannedEx en ofAnnexa on A ea Fu u e Se v ce Area K e gCreek Line Creek DeadOakCreek Keg Creek Dead OakCreek Senoia S talli n gs Rd Roc k wa Rd Dolly Nixon Rd BaileyRd S t ByonRd NotonRd S d n R R Pyan St h u R C o o k R d Ba ks Rd L ther B ey Rd d O k R d M k g h R d N R y a n S LBa yRd McInoshTrl Ga y S mme Rd RockHouseRd Htche Rd a d S y L n T eyWay Ga o Ch se C h e s h s W y Hugh wn Rd h S a n g Se ySt B r dg e S h o Mo g n S C ow S C a k S t Sp ing C i R d g e D T avis S Andrew Pkwy T C B a S T R d M d d e S Tcke Rd Q D Miler Ct y S Ma ew S C k S B h S SpingCt H or eshoe Bnd E m R d City of Senoia 2006-2026 Comprehensive Plan 07/17/06 P:\02\02402\001\GIS\charmap_cak_011106.mxd Future Development Map { 01,0002,000 500 Feet Figure 5 State Highway Road Railroad River/Stream City Boundary County Boundary County Road Lake/Pond Highway Commercial Industrial Historic Downtown Senoia Neighborhood Village Commuter Rail-Oriented Development Suburban Residential Historic Residential Conservation Park/Greenway Rural/Open Traditional Neighborhood Development ! ! ! ! ! ! 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Sargent East Newnan Arnco ! 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We can develop the growth boundary by identifying conservation cores and growth nodes that create an intentional physical boundary

Context

Legend

City Limits

Fayette/Coweta County Boundary

Streets

Rail Lines

Town Center

Parks and Cemeteries

Turin

StallingsRd

Standing Rock Rd

Leroy Johnson Park

Peachtree City Coweta Street Park

RockawayRd

5MILES - 20min . bygolfcart|8minbycar

3 MILES - 12min . bygolfcart|5min bycar

Marimac Lakes Park

Senoia City Cemetery Seavy Street Park

Dolly NixonRd RockHouseRd OldHwy85

LutherBaileyRd

Haralson

Main St Hwy85 Hwy16

Fayette/Coweta Boundary

Developable Areas

Legend

City Limits

Fayette/Coweta County Boundary

Streets

Rail Lines

Town Center

Parks and Cemeteries

Developable Parcels

Turin

StallingsRd

Standing Rock Rd

Leroy Johnson Park

RockHouseRd

LutherBaileyRd

OldHwy85

Peachtree City Haralson

5MILES - 20min . bygolfcart|8minbycar

Marimac Lakes Park

RockawayRd

Coweta Street Park

3 MILES - 12min . bygolfcart|5min bycar

Senoia City Cemetery Seavy Street Park

Dolly NixonRd

Main St Hwy85 Hwy16

Fayette/Coweta Boundary

Potential Conservation Cores

Turin

Legend

City Limits

Fayette/Coweta County Boundary

Streets

Rail Lines

Town Center

Parks and Cemeteries

Primary Conservation Areas

Secondary Conservation Areas

RockawayRd

Leroy Johnson Park Marimac Lakes Park

RockHouseRd OldHwy85

LutherBaileyRd

Peachtree City Haralson

5MILES - 20min . bygolfcart|26min . bybike

3 MILES - 12min . bygolfcart|15min bybik e

Senoia City Cemetery Seavy Street Park

Coweta Street Park

Dolly NixonRd

Main St Hwy85 Hwy16

Fayette/Coweta Boundary

Standing Rock Rd

Potential Growth Nodes

5MILES - 20min . bygolfcart|26min . bybike City

Fayette/Coweta

Turin

Standing Rock Rd

Leroy Johnson Park

RockHouseRd OldHwy85

LutherBaileyRd

Peachtree City Haralson

RockawayRd

Coweta Street Park

Marimac Lakes Park

3 MILES - 12min . bygolfcart|15min bybik e

Senoia City Cemetery Seavy Street Park

Dolly NixonRd

Main St Hwy85 Hwy16

Fayette/Coweta Boundary

Limits
County Boundary Streets
Rail Lines
Town Center
Cemeteries
Nodes Developments Legend
Parks and
Potential Growth

Potential Future Annexation Boundary

Standing Rock Rd RockawayRd LutherBaileyRd Dolly NixonRd RockHouseRd OldHwy85 Fayette/Coweta Boundary Main St Hwy85 Hwy16 Leroy Johnson Park Marimac Lakes Park Senoia City Cemetery Seavy Street Park Coweta Street Park City Limits Potential Annexation Boundaries Streets Rail Lines Town Center Parks and Cemeteries Potential Growth Nodes Developments Potential Conservation Cores Legend Peachtree City Haralson Turin

Step 3

Specify how growth look & function

How much growth could occur surrounding Senoia if we do nothing?

~3,500 units

There are ~7,000 acres of undeveloped land surrounding the current Senoia city limits

We can assume a density of 0.5 units/acre which is in line with Coweta County ‘s zoning

Suburban Sprawl v. Traditional Neighborhood

Suburban Sprawl Traditional Neighborhood

0.5 units / acre

7,000 acres

10 units / acre

350 acres

What could this look like?

Growth Nodes

Town Center Village Hamlet

Density & Building Types

Commercial & Loft Townhome Cottage House Denser Less dense

Density & Building Types

Denser Less dense

Hamlet [3-5 units/acre]

Village [6-8 units/acre]

Town Center [14-20 units/acre]

Commercial & Loft Townhome Cottage House

Hamlet RANGE

10-20 acres

3-5 units/acre EXAMPLE

20 acres

80 units [4 units/acre]

Village RANGE

20-40 acres

6-8 units/acre EXAMPLE

40 acres

320 units [8 units/acre]

Town Center RANGE

40-80 acres

14-20 units/acre EXAMPLE

80 acres

1,280 units [16 units/acre]

Growth Nodes

Hamlet

10-20 acres

3-5 units/acre

20 acres

80 units [4 units/acre]

Town Center Village

20-40 acres

6-8 units/acre

40 acres

320 units [8 units/acre]

40-80 acres

14-20 units/acre

80 acres

1,280 units [16 units/acre]

RANGE
EXAMPLE

Mapping Activity

Which areas should be conserved?

Where should growth happen?

Potential Growth Nodes & Conservation Cores

Peachtree City

RockHouseRd OldHwy85

LutherBaileyRd Dolly NixonRd

RockawayRd

St Hwy85 Hwy16

Fayette/Coweta

Boundary

Standing Rock Rd
Main
Leroy Johnson Park Marimac Lakes Park
Cemetery Seavy Street
Coweta Street
Senoia City
Park
Park
Turin
Haralson

Mapping Growth

3,500 units

350 dots

2 units/acre

1 dot = 10 units

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