Walker Comp Plan Proposal

Lookout Mountain
Comprehensive Plan
Draft
Concept
Plan
Presentation
August 27, 2009
Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

Meeting Overview
Meeting Purpose:
To present and discuss a Draft Concept Plan that will ultimately
be refined into the Comprehensive Plan
Agenda:
1.0 Project Overview
2.0 Background Findings
3.0 Charrette Overview
4.0 Draft Concept Plan
5.0 Discussion

Project Overview
What is a Comprehensive Plan?

A Comprehensive Plan is a blueprint for the future growth and
development of a community. The following types of issues are
addressed:
• Natural and historic resources
• Land uses
• Physical development and character
• Public facilities and infrastructure
• Transportation
• Housing
• Economic development
Project Overview
Purpose of a Comprehensive Plan –
To answer the following questions:

1) Where are we now?
2) Where are we headed?
3) Where do we want to go?
4) How do we get there?
Regulatory Purposes:
• To maintain the State’s
Qualified Local Government Status ($)
• Legal basis for zoning
Project Overview
Planning Process
1.0 Analysis & Visioning
2.0 Charrette & Alternative

Growth Scenarios
3.0 Preparation of Draft

Comprehensive Plan
4.0 Plan Presentation

& Revisions
Time-Frame
Approximately 4 months

Project Overview
Public Input to Date
July 14-15
Steering Committee Meetings
Public Informational Meeting
Stakeholder Meetings (6)
Public Kick-Off Meeting
Public Survey - July 15th Meeting & City Website
August 25-27
Charrette Workshop (will discuss details later)
Meeting with Steering Committee
Public Presentation of Alternative Growth Scenarios
Background Findings
Issues Addressed
Natural & Historic Resources
The Built Environment
Socio-Economics &
Public Policies
Build-Out Scenario Based on

Current Policies

Background Findings
Elevations
Summary
Lookout Mountain slopes
downward from west to east.
It reaches as high as 1,968
feet above sea level on its
western edge, and as low as
1,181 feet above sea level on
its eastern edge.

Background Findings
Topography
Summary
Approximately
20% of Lookout
Mountain contains
extensive areas of
land with slopes of
20% or greater.
Such areas are
extremely
constrained for Slopes
development and 0-10%
are environ- 10-20%
mentally sensitive.
20+%

Background Findings
Soils
Summary
The vast majority
of Lookout
Mountain’s soils
have significant
limitations for
development
because of their
shallow depths
and slopes. The Soils
most extensive Least Limited
area with soils
Severe
well-suited for
development is Most Severe
the golf course.
Background Findings
Wetlands & Floodplains Legend
Wetlands
Summary Floodplains
Wetlands and floodplains,
while environmentally
important, exist in extremely
limited amounts in Lookout
Mountain.
Why are wetlands important?

• Filter pollutants from soil and
ground water
• Control flooding
• Habitat for endangered plants
and animals

Background Findings
Drainage /
Streams
Summary
An extensive
natural drainage
system transports
surface water from
the west side of the
city to the east.
Protecting the
environmental and Drainage
functional integrity 100 ft.
of this delicate buffer
system will be
Center
important to future line
planning efforts.
Background Findings
Forested
Areas
Summary
The majority of
Lookout Mountain
is forested, with
only some specific
areas lacking
trees. Forested
areas are
environmentally Forest Density
rich and worthy of Unforested
preservation to the
Moderate
extent possible.
High

Background Findings
Historic Resources
Rich Native American

and Civil War History
National Register Listed

Property
• Fairyland Club
Potential National Register

Eligibility
• Rock City
Other Important Sites

• Older Neighborhoods in NE
• Golf Course (designed in 1925)

Background Findings
Land Uses &
Development
Summary
The northern half
of the city is
dominated by
single-family
residences, while
the southern half is
relatively
undeveloped.

Background Findings
Transportation Average
Commute Times
Summary
Lookout
Mountain has
only a few key
roads that
receive most of
its traffic. These
are two-lane
roads without
shoulders on
most segments,
greatly limiting
safe pedestrian
access.

Background Findings
Public Water &
Sewer
Summary
The provision of public
water to future
development is not a
significant issue.
However, even with
remedial improvements
to the current sewage
treatment system, it
appears that only a
limited amount of future
growth can occur
without a substantial
expansion of facilities.
Background Findings
Parks, Recreation
& Attractions
Summary
For a community of
only roughly 1,600
people, Lookout
Mountain has
substantial
recreational facilities.
However, most of
them are privately
owned and operated
and require a
membership for their
use.

Background Findings
Socio-Economics (per 2000 census)
Population
Occupations
• 1,617
• 618 households
• 441 families
• 99% white
Housing / Households
• 657 housing units
Income
• 36% of households had children • Median household : $62,045
under 18 yrs. old • Median family: $76,580
• Average household - 2.62 people • Per capita: $31,227

Background Findings
Current (2006)
Comprehensive Plan
Summary
Lookout Mountain’s
existing Comprehensive
Plan designates only four
“character areas.” Less
fine-grained than actual
land uses and zoning.

Background Findings
Town Center Plan (2008)
Summary
Although the financial
feasibility and timing of this
project are still unknowns, the
plan’s broad community
support and recent occurrence
give it relevance.

Background Findings
Existing
Zoning
• Over 90% of the

city is zoned
single-family
residential
- Existing lots:
minimum
15,000 sq. ft.
- New lots:
minimum
35,000 sq. ft.

Background Findings
Georgia Department of
Community Affairs (DCA)
Standards and Procedures for
Local Comprehensive Planning
“Local Planning Requirements”
• All of our draft goals were

adapted from the “Statewide
Planning Goals”
• Most of our draft objectives

were adapted from the “Quality
Community Objectives”
See the City’s website for a copy

of our goals and objectives

Background Findings
Existing Policies
Build-Out Scenario
PURPOSE
To understand what we
really have now with
public policy – fast
forwarding to the future
to see what a full build-
out scenario yields.
1) Eliminate lands
already developed or
too constrained
2) Calculate
developable lands

Background Findings
Existing Policies Build-Out Scenario

Background Findings
Existing Policies
Potential Population Change
Build-Out Scenario
RESULTS
Population: Will nearly double 1,524 2,948
Traffic: Nearly 40% increase

Sewer System: 200 of 571 new
housing units (35%) can be
Potential Traffic Level Change
accommodated with remedial On Lula Lake Road (daily trips)
improvements to sewers. Beyond that
number is questionable.
Fairyland School: 225 of the 571 new
housing units (40%) will hit capacity 2,480 3,462
Environment & Character:

Substantial impacts
Charrette Overview
What is a charrette?
Intensive multi-day brainstorming
session to develop ideas for a plan
What is the end product?

Draft Concept Plans (later refined)
Public Workshop Plan Development Plan Presentation

Charrette Overview
Process for the Charrette Workshop
1) 60+ people split up

into six teams
(one team per table)
2) Each team was given a

base map of the city,
supporting information,
and colored markers
3) Each team developed

their plan for the city
4) Each team presented

their plan at the end

Charrette Overview
Charrette Workshop: Main Ideas
(this is only one of many layers of input)
• Develop the Town Center
• Protect natural areas, especially

those with environmental constraints
• Preserve historic features of the

community (Fairyland Club, golf
course, etc.)
• Provide sidewalks on key roads, as

well as trails through natural areas
• Avoid too much growth that might

detract from the character of the
community and quality of life
Draft Concept Plan
Key Principle of the Plan / Organizing Element:
Locate all uses other than single-family detached houses within (or
adjacent to) the Town Center. This approach will avoid sprawl.
Exception: Public / institutional uses that are not negatively impacting
Economic: The community’s size can only support a single commercial
/ mixed use center. We need to avoid creating competing areas.
Land Use Compatibility: Attached and multi-family housing on the
Town Center’s periphery is the best transitional use between
commercial and single-family detached housing.
Traffic: A walkable mixed use area reduces vehicle trips (less traffic,
fuel consumption, air pollution, etc.)
Infrastructure: Geographically concentrating the most intensive uses
lessens the amount of street improvements needed (saves City $)
Environment: More development in the Town Center area means less
development in the community’s natural areas
Draft Concept Plan
Concept Plan Overview
• Town Center Core Area
• Town Center Periphery
• Existing Neighborhoods
• Southern Half of City
• Sidewalks, Trails & Park
• Roads & Traffic
• Natural Environment &

Community Character
Draft Concept Plan
Town Center:
Core Area
• Stick with the

existing Town
Center Plan as
proposed.
• Still makes
sense
• Strong
community
support

Draft Concept Plan
Town Center: Periphery
Need to get higher density
housing close to the Town
Center (condos, townhouses,
assisted living for seniors, etc.)
• Excellent transitional use

between commercial and
single-family
• Will help to activate and

economically support the Town
Center
• Two scenarios on how much

land might be devoted for this
use (cross-hatching is option)
Draft Concept Plan
Sample Site Plan: Smaller Site (not hatched)
• 11 cottages
• 16 townhouses
• 5+ acres for assisted living (40+ beds)

Draft Concept Plan

Draft Concept Plan
Sample Site Plan: Larger Site (hatched)
• 36 cottages
• 16 townhouses
• 34 single-family houses

Draft Concept Plan

Draft Concept Plan
Existing Neighborhoods
The backbone of your
community. Main ideas:
• Provide sidewalks for key

road segments: Red Riding
Hood Trail, Lula Lake Road,
Mockingbird Lane
• Adopt a minimum
maintenance ordinance to
protect aesthetics, prohibit
lawn parking, etc.
• Consider Conservation
Zoning to insure compatible
additions and infill housing.
Draft Concept Plan
Southern Half of City
• Current zoning: minimum

35,000 sq. ft. lots (0.8 acres)
• We recommend lower density
• Two optional approaches:

A. Large lots without restrictions
on constrained lands - steep
slopes, etc. (min. 60,000 sq. ft.)
B. Protection of constrained
lands, but allow smaller lots
(min. 15,000 sq. ft. / same gross
density)

Draft Concept Plan
Option A: Estate Lots
Large lots without restrictions on
constrained lands (min. 60,000
sq. ft. / 1.5 acres)

Draft Concept Plan

Draft Concept Plan
Option B: Clustered Lots
Protection of constrained lands,
but allow smaller lots (min. 15,000
sq. ft. / same gross density as “A”)

Draft Concept Plan

Draft Concept Plan
Lot Yield in Either Scenario “A”
or “B”: 430+ lots
(compares to 423 with current zoning)
An alternative is a lower gross

density for the area:
• 1 unit per 3 acres (130,680 sq.
ft.) yields roughly half of the
units (215 units) of current
zoning
• Could have the same options of
larger lots without slope
restrictions (“A”) or smaller lots
with restrictions (“B”)
Draft Concept Plan
Sidewalks, Trails & Park
• Pedestrian Pathway Concept
Plan prepared in 2003
• Barge Waggoner Sumner &
Cannon
• Proposed Trail:
Wood Nymph / Lula Lake
intersection (south) to state line
(north)
Completed

Draft Concept Plan
Sidewalks, Trails & Park
• Proposed Sidewalks
• Proposed Trails
• Proposed Park

Draft Concept Plan
Roads & Traffic
• Discussed traffic increases

(40%) earlier for a build-out
scenario with your current
policies
• Detailed evaluation requires

data and analysis
• Types of improvements
likely in most scenarios:
- Intersection improvements
- Sight distance improvements
- Sidewalks
- Safety improvements
Draft Concept Plan
Natural Environment &
Community Character
• Adopt site development

standards that are
sympathetic to the natural
environment (steep slopes,
grading, tree preservation,
plant types, stream buffers,
etc.)
• Consider a tree
preservation corridor
overlay zone along roads
• Consider Neighborhood
Conservation Zoning
Draft Concept Plan
Build-Out Comparisons for Alternative Growth Scenarios:
Housing Units
Land Existing Current Highest* Lowest**

Use Conditions Policy Density Density
Single-Family 565 423 (988) 503 (1,068) 224 (789)

Detached Units
Attached & 42 148 (190) 220 (262) 204 (246)

Multi-Family Units
Total Housing Units 607 571 (1,178) 723 (1,330) 428 (1,035)
* 60,000 sq. ft. lot density in south / most expansive high-density north of Town Center
** 3-acre lot density in south / least expansive high-density north of Town Center

Draft Concept Plan
Build-Out Comparisons for Alternative Growth Scenarios:
Population
Land Existing Current Highest* Lowest**

Use Conditions Policy Density Density
Single-Family 1,440 1,100 (2,540) 1,308 (2,748) 582 (2,022)

Detached Units
Population
Attached & 84 296 (380) 440 (524) 408 (492)

Multi-Family Units
Population
Total Population 1,524 1,396 (2,920) 1,748 (3,272) 990 (2,514)
* 60,000 sq. ft. lot density in south / most expansive high-density north of Town Center
** 3-acre lot density in south / least expansive high-density north of Town Center

Discussion
Concept Plan Overview
• Town Center Core Area
• Town Center Periphery
• Existing Neighborhoods
• Southern Half of City
• Sidewalks, Trails & Parks
• Roads & Traffic
• Natural Environment &

Community Character

Walker Comp Plan Proposal

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Lookout Mountain

August 27, 2009

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

2.0 Background Findings

3.0 Charrette Overview

4.0 Draft Concept Plan

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

What is a Comprehensive Plan?

• Physical development and character

• Public facilities and infrastructure

To answer the following questions:

2) Where are we headed?

3) Where do we want to go?

4) How do we get there?

1.0 Analysis & Visioning

2.0 Charrette & Alternative

3.0 Preparation of Draft

4.0 Plan Presentation

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

Public Survey - July 15th Meeting & City Website

Natural & Historic Resources

The Built Environment

Build-Out Scenario Based on

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

Why are wetlands important?

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

Rich Native American

National Register Listed

Potential National Register

Other Important Sites

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

• Over 90% of the

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

• All of our draft goals were

• Most of our draft objectives

See the City’s website for a copy

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

 Traffic: Nearly 40% increase

 Environment & Character:

What is the end product?

Public Workshop Plan Development Plan Presentation

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

Process for the Charrette Workshop

1) 60+ people split up

2) Each team was given a

3) Each team developed

4) Each team presented

Lookout Mountain Comprehensive Plan: Draft Concept Plan Presentation

• Develop the Town Center

• Protect natural areas, especially

• Preserve historic features of the

Traffic: Nearly 40% increase

Environment & Character: