altama community transformation

ALTAMA COMMUNITY TRANSFORMATIONBrunswick, Georgia

University of GeorgiaCollege of Environmental DesignDaniel DeLaigleJason ErnestCassie Nichols

Transit

Green Infrastructure

Character of Place

Inventory Analysis

Intoduction Background Phase 1 Project Map

Inventory Analysis

Inventory Analysis

page 9

page 25

page 3

page 41

page 13

page 27

page 4

page 45

page 15

page 29

page 5

page 47

Transit

ALTAMA COMMUNITY TRANSFORMATIONTable of Contents

Design

Design

Design

Next Steps Next Steps Sources Conclusion

page 61 page 65 page 66

ALTAMA COMMUNITY TRANSFORMATIONIntroduction ALTAMA COMMUNITY TRANSFORMATIONIntroduction

Introduction | Project Background

While the design plan will be specific to this corri-dor and its surroundings, the stakeholder engagement and resulting design concepts will be developed and used in a way that they can be transferred to the remainder of the district as appropriate.

The ACT district contains a number of character areas, and each subsequent phase will develop design plans specific to the character of that sub-area while aligning with the basic design con-cepts and elements developed in Phase 1 so as to provide an integrated and well-designed plan for the larger Altama Community Transformation District.

A 1,600-acre property along the Altama Avenue in Brunswick, Georgia has been identified by the Archway Growth Task Force as a community ripe for revitalization. The Altama Community Transfor-mation (ACT) District is home to the main cam-puses for the College of Coastal Georgia and the Southeast Georgia Health System, the site for the new Brunswick High School, and many other resi-dential, commercial, institutional land uses. The prospects of future population growth the expan-sion plans of the College of Coastal Georgia, Southeast Georgia Health System, and Glynn County Board of Education, as well as the inter-ests of business and property owners for a vibrant, thriving community underpin the need to revitalize ACT..

Introduction | Project Background

1 The Brunswick-Glynn County Archway Partnership was established July 1, 2008, to bring community leaders and citizens together to discuss high priority community needs. The City of Brunswick, Glynn County Board of Commissioners, Glynn County Board of Education, Brunswick-Golden Isles Chamber of Commerce, Brunswick-Glynn Development Authority, Southeast Georgia Health System, and College of Coastal Georgia, as well as citizen groups, business interests, and non-pro�t organizations, are all represented at the Archway discussion table.

2 Public Service and Outreach is central to the University of Georgia’s land- and sea-grant mission. For over 80 years, PSO has spearheaded the University’s e�orts to use its resources to improve the quality of life in Georgia. Eight units provide services through PSO: Archway Partnership, Carl Vinson Institute of Government, Fanning Institute, Georgia Center for Continuing Education, Marine Extension, O�ce of Service Learning, Small Business Development Center, and State Botanical Garden. With more than 500 faculty and sta�, and by actively involving faculty and students from all of UGA’s 16 colleges and schools, UGA PSO is a national leader in university outreach.

Atlantic Ocean

Brunswick, Georgia

Glynn County

Brunswick, Georgia

University of Georgia | Public Service and Outreach

Introduction | The ACT District - Phase 1

PROJECT PURPOSE AND FOCUSThe purpose of the Phase 1 project is to assist a diverse committee of stakeholders (Growth Task Forcemembers and ACT District stakeholders) as they create a design for the Altama Avenue corridor as wellas an implementation plan outlining the strategies and actions necessary to fulfill the design. Thisdesign will be created so that key design elements will be transferable to the remainder of ACT infuture phases.

PROJECT AREAThis Phase 1 proposal will take into account the ACT District as a whole, but the primary project areais the Altama Avenue right-of-way corridor from the intersection of Cypress Mill Road/Hwy 303 tothe north to the intersection of Parkwood Drive to the south. To develop design elements that can betransferable to the remainder of the district in subsequent phases, Phase 1 will also include planning anddesign for the diverse areas along and adjacent to the Altama Avenue right-of-way. The project areathus includes the three sub-area planning nodes(Commercial, Educational, and Residential/Instiutional)for study and design that will make the design work more manageable and enable the design team to focus on the specific needs of the ACT District’s diverse areas.

A University of Georgia student team from the College of Environmental Design will focus on:

-Streetscape improvements that will include street tree design, pedestrian lighting, creating a sense of entry, way finding signage, sidewalk improvements and better pedestrian crossings.

-Right of Way redesign focusing on pedestrian and bicycle accessibility and safety.

-Green infrastructure implementation and improvements with emphasis on storm water managementand creating a greenway master plan.

-Architectural concepts including infill design with examples of possible materials, styles, and facades, as well as parking improvements.



RIVERSIDE

CRYSTAL LAKE

MONTPELIER

GOODYEAR PARK

AYERS

LAKEVIEW

L.D. ROBERTSMARITIME

EASTVIEW

PALM LAKE

DEMERE HAMMOCK

LINCOLNPARK

TOWN COMMONS

AZALEAGARDENS

AZALEAGARDENS

LAWRENCEVILLE

NEW TOWN

LAKEWOOD

SHERWOOD

BRUNSWICK VILLA

LAKESIDE

WILDWOOD

CALVARY

AZALEAPLACE

CONDO

WINTERCHASEAPTS

TWINLAKES

OAK PARK

BRIDGEWATER

GLAUDE

LAKE FOREST

COLLEGE PARK

ISLANDVIEW

SUBURBANESTATES

PERRY PARK

BRUNSWICKPOINT

OLD DEMEREHAMMOCK

BAKER

UNION TOWN

HOMESITE

MONTPELIER

MAGNOLIA PARK

TALL PINES

BONNIEDAY

REDWOOD

NORTHSIDE ESTATES

BEVERLYSHORES

WASHINGTON HEIGHTS

CARVER HEIGHTS

RISLEY PARK

HIGHLAND MANOR

WASHINGTONSQUARE

CYPRESS RUN

TRANSVILLAMHP

CYPRESS MILLGARDENS

CHERRYPLAZA

PALMETTOTRAILER PARK

MARSHVIEWCONDOS

Alta

ma

Av

Cypress Mill Rd

Golden Isles Pkwy

Dar

ien

Hw

y

Gly

nn A

v

Parkwood Dr

First St

Fourth St

Habersham

St

Norw

ich St

Comm

unity Rd

Wolfe St

Albany St

Tara Ln

Ellis St

Fifth St

Second St

Cate St

Townsend St

Kaiser Av

Wylly Av

Cart

eret

Rd

Dolphin St

Wildwood Dr

Kemble Av

Sixth St

Gordon St

Key Dr

Rose Dr

Hopkins Av

Warde Ln

Trout St

Emanuel Farm Rd

Martin Luther King Jr Blvd

Johnston St

Pinewood Dr

Franklin Av

Shrin

e Rd

Amherst St

Riverside Dr

Coral Park Dr

Newman Dr

Pine St

Woodland Way

Palamar Dr

Malabar Dr

Dix

ie B

lvd

Redwood St

Hun

ter S

t

Coast St

Willet St

Norw

ich Street Ln

Will

ow A

v

Comm

unity Action Dr

Bartow St

Third St

Park Av

Carr

ie S

t

Emery Dawson Rd

Map

le R

d

Sherwood Dr

Kelwin Av

Lee St

Stonewall St

Union St

Mim

osa

Rd

Lincoln St

Oriole St

Robin RdPoinsetta Cir

Ever

gree

n Rd

Cherry St

Ellis Street Ln

Washington St

Palm

era

Ln

Canary Dr

Myr

tle A

v

Formosa Cir

Boxwood St

Sprin

gdal

e Rd

Whitlock St

Nor

man

St

Wis

teria

Av

Line St

Lake

side

Dr

Marsh Dr

Starling St

Starling Pl

Isla

nd V

iew

Dr

Dog

woo

d Av

Key Circle Dr

Warde St

Reynolds St

Rose

woo

d Av

Northpark Dr

Cochran Av

Atkinson St

Egret St

Tillman Av

Jekyll Av

Play

er S

t

Heron St

Suburban Dr

Crandall St

Denver St

Peachtree St

Roxb

oro

Rd

Brantley Av

Lees

woo

d Ci

r

Hill Pl

Wes

ley

Av

Colson St Pike St

Cleburne St

College Park Dr

Redo

ndo

Rd

Wren St

Bream St

Bass St

Old Tram Rd

Har

ris F

arm

Rd

Burroughs Av

Bridgewater Cir

Har

old

J Frie

dman

Dr

Branham Av

Kaufman St

Johnston Cir

Scou

ten

Ln

Cleburne St

Brailsford Av

Starling St

Third St

Bartow St

Sixth St

Amherst St

Blain St

Wis

teria

AvThird St

Ellis Street Ln

Cleburne St

Lee St

Stonewall St

Oriole St

Fifth St

Park

Av

Gordon St

Oriole St

Lee St

Stonewall St

Canary Dr

Johnston St

Shell Dr

BrunswickHigh School

College of Coastal Georgia

Fire Station 3

RisleyEarly College

Academy(Future)

GoodyearElementary

School

Glynn Plaza

Cypress Mill Square

Southeast GeorgiaHealth System

Brunswick Campus

LincolnPark

GoodyearPark

CommercialRedevelopment

SchoolsIntersection

Residential

Residential/Institutional

0 1,000 Feet500

ACT District:Altama Avenue Corridor

ACT - Phase 1ACT District boundary

Data source: Glynn County GIS DepartmentFanning Institute, University of Georgia, 2011

ALTAMA COMMUNITY TRANSFORMATIONTransit

Understanding existing circulation patterns is an important part of the site survey and will aid in under-standing connectivity in the ACT district. An inventory of the circula-tion system of the ACT district area begins with research. This includes a photographic inventory of existing transit conditions and infrastructure, a recent (March 2010) traffic study which assessed existing and future traffic condi-tions on Altama Avenue, and GIS spatial data provided by Glynn County GIS department and the City of Brunswick planning depart-ment. These resources were used in conjunction with comments delivered at the ACT design com-mittee meetings to gather a com-prehensive inventory of vehicle, pedestrian and bicycle movement along the corridor.

5) pedestrian controlledsignalized intersection

1

6) no defined areafor cyclist

7) lack of safety for cycliston Altama Ave.

8) painted crosswalk at major intersection

1) bicyclist crossing Community Road

2) ROW without pedestrian facilities

3) typical street light

4) lack of shade alongsidewalk

9) native species of shadetree along Altama Ave.

10) ADA compliant pedestrian crossing

11) typical string mountedtraffic signals

12) crossing without ADA compliance

page 9 Transit | Inventory

Transit | Inventory

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The image to the right shows existing sidewalks in the corri-dor and provides an important reference for understanding pedestrian movement in the area.

The image to the left indicates traffic volume and movement in the corridor and also provides vital information for understanding transit opportunities and constraints in the corridor. The relative size of the line is indicative of the volume of traffic experienced on the road

= sidewalks

= Private road

= Major Artery

= Residential collector


Pedestrian Transit Network

Vehicular Transit Network

Transit | Inventory

Transit | Inventory

Transit | Inventory

no ADA ramp

sidewalk

Legend

This image indicates thelocation of sidewalks alongthe Altama Corridor as wellthose intersections that lackADA ramps that are importantbecause they allow disabledindividuals to travel safely along sidewalks.

Transit | Altama Ave Exisiting Right-of-Way


The Right-of -Way(ROW) is that area of land used for a road and the area along the side of the roadway.It is also a thoroughfare or path established for public use. This includes the vehicular travel lanes, the median and the sidewalks. The image above illustrates how the Altama Avenue ROW is currently configured with four 12’ vehicle travel lanes, a 14’ wide median, and in some areas, an additional 12’ wide lane on either side.The ROW also includes the sidewalk, which is 3’ wide with a grass strip of various widths

3’ 12’ 12’ 12’ 14’ 12’ 12’ 12’ 3’

With the data collected in the inventory, opportunities and constraints for improvement were identified. This analysis is the basis for the designs presented later in this chapter.

Lack of accessible ramps prohibit safe crossings at select Intersections on the Altama corridor, these however may be converted to enhance mobility, safety and visual appeal.

An extra lane along parts of Altama with inconsistent marking, causes confusion, but provides good opportunity for expanding pedestrian and bicycle infrastructure.

The lack of bike lanes creates chaotic and dangerous movement in the corridor. With some simple interven-tions this situation can be greatly improved.

The presence of some user controlled, signalized intersections that are clearly marked provides a good base of pedestrian infrastruc-ture to build upon.

page 13 Transit | Analysis

Transit | Analysis


Transit | Analysis

Pedestrian Transit Network

Vehicular Transit Network

With a good stock of existing sidewalks, the extension of the sidewalk from 4th street to the College of Costal Georgia would improve pedestrian circulation. The existing sidewalk requires more regular maintenance but provides a great opportunity to improve overall connectivity in the ACT.

Private roads could become valuable thoroughfares for infill designs in the commercial node and could improve connectivity in the educational node.

= new sidewalks

= existing sidewalks

= private roads

Altama can be restriped to include a 5 foot bike lane with a 6 foot on-street buffer. This simple design is safe, inexpensive and effective. The inclusion of site furnishings along the corridor such as bike racks and street trees further support pedestrian and bicycle travel.

BIke Lane Buffer

Designated Bike Lane

14’ 12’ 12’ 6’ 5’12’ 6’ 5’ 12’

Right of Way Configuration A

Transit | Altama Ave Configurations

page 15 Transit | Altama Ave Configurations

14’ 14’ 14’ 14’ 14’

This image shows Altama Ave with a 5 foot bike lane separated and protected from vehicular traffic by a 2 foot curb. This redesign includes sidewalks widened and improved with street trees and other site furnishings such as benches and bike racks. Trees in the median enhance the visual character of the corridor and serve to calm traffic and lower ambient temperatures.

Right of Way Configuration B

12’ 12’ 14’ 12’ 12’ 6’ 13’ 6’ 13’


36’

12’ 12’ 12’ 22’ 12’10’ 10’

In this configuration the median is expanded to 36 feet and includes a central multi-use path with native plantings, benches, pedestrian scale lighting, water fountains and trash bins, transforming the center median into a linear park connect-ing the corridor in a unified and visually appealing package. This configuration can also easily accommodate bus stops, a trolley car, LRT(light rail) or BRT(bus rapid transit).

Right of Way Configuration C

22’ wide Multi-Use Path

page 17 Transit | Altama Ave Configurations

Transit | Pedestrian Crossing

This image depicts a typical mid-block crossing. This type ofcrossing can be usedin any of the suggestedright of way options

The aerial view illustratesimportant features suchas lighting, signals, andcontrasting pavingmaterial

This image shows a T-intersection, similar to the one in front of the high school with crosswalks and bus stops.


The built environment is a complex array of infrastructure. The design of the transportation infrastructure is an important determinant of site planning decisions. The existing ROW can be reconfigured in several different ways to provide alternative transportation facilities, improve access management to nearby businesses and improve visual character.

This image depicts how the intersection of Community Road at Altama Ave could look with bike lanes and improved pedestrian facilities.

Community Road

page 19 Transit | Intersection Safety

Transit | Intersection Safety

Alta

ma

Ave

bik

e p

ath

bik

e p

ath

pla

nted

med

ian

12’

trave

l la

ne

12’

trave

l la

ne

12’

trave

l la

ne

12’

trave

l la

ne

sidew

alk

sidew

alk

stre

et t

ree

buf

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stre

et t

ree

buf

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Community Road

Alta

ma

Ave


Clearly marked bike lane

Bump Out

ADA access ramp

Clearly marked pedestriancrosswalk

This image is an enlargement of the southeast corner of Altama Ave at Community Road, as it could looked redesigned according to ROW configuration B. This image illustrates how pedestrian and bike facilities could be improved for safety, including better pavement marking, curbs separating vehicular, bike, and pedestrian traffic, and a small “bump out” curb to reduce dangerous interaction between cars, bikes and pedestrians.

Transit | Altama Ave Streetscape

page 21 Transit | Altama Ave Streetscapes

This image depicts the streetscape of right of way option A, with shade trees and bike racks.

This image depicts the streetscape of right of way option B with a protected bike lane and benches.

This image depicts the streetscape of right of way option C, with the median converted to a linear park.

Transit | Bus Stops

The image above illustrates the bus stops located at a T-intersection,such as the entrance to the Collegeof Coastal Georgia.

The image above shows a typicalbus stop with amenties such as trashbins, bike racks, signage and a shelter.


ALTAMA COMMUNITY TRANSFORMATIONGreen Infrastructure

Green Infrastructure- Inventory

Green Infrastructure includes strategically planned infrastruc-ture that helps reduce human impact on local and regional ecosystems. This can include utilizing natural and man made systems. Examples of green infrastructure are: green roofs, vegetated bioswales, street trees, permeable paving systems and rain water harvest-ing cisterns.

A photographic site inventory was used to asses the potential incorporation of green infrastruc-ture within the ACT District. The site inventory primarily focuses on the amount and types of veg-etation planted throughout the corridor and the existing storm water management systems. The combination of the photo-graphic inventory, GIS data from Glynn County and the comments and suggestions from the ACT community design committee meetings provide a complete overview for the inventory. The information gathered from the inventory allows for a compre-hensive, thorough analysis of the site’s infrastructure and possible solutions. Together, the inven-tory and analysis are used to begin the design process and discover possibilities for incor-porating economically feasible and environmentally friendly suggestions for green infrastruc-ture in the ACT District.

1b)

page 25 Green Infrastructure | Inventory

Green Infrastructure | Inventory

1. Bioswale on CCGA Campus2. Prefered parking at CCGA3. Signage at park4. Lack of sidewalk in neighborhoods

5. New trees in plaza6. Tree canopy at CCGA7. Hospital benches8. Hospital plantings9. Liter control on 4th Street

10. Right of way on 4th Street11. Exisiting storm water management swale12. Dead end near Paula Park

1.

3.

2.

4. 5.

6. 7.

8. 9. 10.

11. 12.


Green Infrastructure | Inventory

Hydrology

Below is a map of the existing hydrology of the ACT District. This map includes lakes, ponds, streams, wet-lands and storm water canals. By identifying the existing locations of hydrology within the site, we begin to better understand the drainage of the site. The highest point within the district is 21 feet above sea level and the lowest point of the site is 2 feet below sea level. Within the site, the elevation ranges mostly from 12 to 16 feet above sea level, showing that the site is mostly flat.

Vegetation

The map above show cases the existing tree canopy withint he ACT nodes. Southern half of the site has dense tree canopy coverage; how-ever, the northern portion, the com-merical district, shows almost no tree coverage. Also, the corridor of Altama Avenue shows a lack of vegetative cover.

LEGEND

HP 21.0’

LP -2’

LP -2’

16

14

16

14

16

HP - High PointLP - Low Point

- Spot Elevation

Green Infrastructure- Inventory

1a)

1b)

page 27 Green Infrastructure | Analysis

Green Infrastructure | Analysis

With the data collected in the inventory opportunities and constraints for improvement were identified. This analysis is the basis for the designs presented later in this chapter.

Opportunities exist throughout the ACT District to use utility easements to support a green-way network.

This drainage ease-ment through the neighborhood is an opportunity for green-way connections.

Amentities like this baseball field at Paula Park are available to limited users due to their location and lack of pedestrian connec-tivity.

The existing greens-paces throughout the park provide many opportunities to incor-porate important points of interest along a connected green-way system.


Green Infrastructure | Analysis

Hydrology

Understanding the location of existing large storm water right of ways allows for the evaluating the best locations for greenways and bioswales throughout the site.

Vegetation

The commercial node of the corridor is lacking in vegetation. This area would be most postively impacted by the installation of street trees, bioswales, rain gardens and plant-ing beds. Large shade trees, in particular, make it more comfortable for pedestrians to circulate through-out the corridor. Including vegeta-tion throughout the entirety of the site helps provide habitat for wildlife and at the same time, reduces the heat island affect.

LEGEND

Commercial Node

16

14

16

14

16LP -2’

LP -2’

HP- 21’

HP - High PointLP - Low Point

- Spot Elevation

Legend

The Brunswick Greenway will connect to the Coastal Georgia Greenway Trail which is intended to connect six contiguous coastal Georgia counties with a continuous green corridor for joggers, bicyclists and nature enthusiasts. The Coastal Georgia Greenway is estimated to attract nearly a quarter of a million visitors by 2020, generating revenue for local businesses and creating jobs for construction and maintenance. The Coastal Georgia Greenway will become part of the East Coast Greenway, eventually running from Florida to Maine.

Brunswick Greenway Master Plan

University of Georgia * Public Service and Outreach * Athens, Georgia 30601

Connection to Coastal GA Greenway

I-95

US 17

To Jekyll

To St. Simons

page 29 Green Infrastructure | Greenway Network

Green Infrastructure | Greenway Network

A greenway is a corridor or path that connects greenspaces like city parks or natural forests in order to create a protected area for wildlife and human recreation. Greenways often follow natural water ways, like streams, or man made paths like aban-doned railroads.

To Savannah

Cypress Mill Trail HeadNeighborhood Trail4th Street TrailPaula Park Trail HeadCCGA TrailCoastal GA GreenwayPrimary Collector PathsSecondary Local PathsTertiary Local PathsACT DistrictACT - Phase 1Points of Interest

Hospital

Glynn Plaza

College

High School

Paula Park

Cypress Mill Mall

1b)

An over head trail entrance sign creates a sense of entry.

The silhouette to the right shows a typical section of an entrance to a primary local path within the Brunswick Greenway. Primary local paths should range from 12-16 feet in width, allowing room for multiple pedes-trians and bikers to utilize the trail. On each side, the trail is lined with at least 5 foot wide native planting bed or vegetated bioswales.

The image to the right shows a conceptual visu-alization of the trail head behind the Cypress Mill Mall. The buildings in the background show the proposed infill, creating an inviting downtown feel. The trail is easily acces-sible from the shops and restaurants and provides visitors of the trail plenty of dining and retail options.

Trail Head Entrance


Below: Pedestrian and vehicular scale lighting fixtures. The light should be focused down; light reflected into the night sky causes unnecessary light pollution and disrupts nocturnal creatures’ activity.

1a)

The silhouette to the right shows a typical section of a secondary local path within the Brunswick Greenway. Secondary local paths should range from 10-12 feet in width, allowing room for pedestrians and bikers to simultaneously access the trail. A bioswale with native coastal plantings borders the path, providing habitat for wildlife and shade and visual interest for trail users.

The image to the right shows conceptual visual-ization of 4th Street near the secondary entrance to College of Coastal Georgia. The path would safely and comfortably connect students and the neighbor-hood with the businesses along the Altama Corridor.

The blue arrows highlight a storm drain that allows runoff water from the street to move under the side-walk, flowing into the bioswale. The water then slowly infiltrates into the soil, lessening the impact of stormwater on the local sewer system, cleansing the water and recharging local aquifers.

page 31 Green Infastructure | Greenway Network


Secondary Local Path

1a)

1b)

The silhouette on the right shows a typical section of a tertiary local path, the narrowest trail, that primarily runs through neighborhoods, and to the Brunswick Greenway. Tertiary local paths should range from 6-8 feet in width, allowing room for mostly pedestrians to access the trail. A narrow strip of grass acts as a visual buffer from the street, making visitors feel safer.

This image shows a con-ceptual visualization of a tertiary path that follows the stormwater easement between Blain Street and Colson Street. The Brunswick Greenway trail could turn this unused piece of land into a neigh-borhood amenity.

Provide plenty of seating along the trail

Include pedestrian scale signage to create a sense of place along the greenway

Storm drains allows water to flow directly into the bioswale and slowly infiltrate into the soil


Tertiary Local Path


The eixisting stormwater ease-ment is converted into an attrac-tive, wildlife-friendly bioswale. A bridge provides the neighbor-hood residents with access to the park.

Site features like benches and lighting provide park users with a comfortable, safe and inviting environment, while creating a unique identity for the park.

A shaded family picnic area provides a cool place for park visitors or residents of the neighbor-hood to relax and watch the game.

Maintain and reuse existing strucutres for concession stand and dugout.

A greenway trail head entrance sign allows park visitors know they are entering the Brunswick Greenway.

pagepage 3333 Green Infrastructure | Inventory


Green Infrastructure | Bioswale

Storm drain cuts along streets allow water to be piped into the bioswale and slowly infiltrate into the soil. The slow infiltration process helps clean the storm water while it gradually seeps into the soil and recharges underlying aquifiers.

Porous or permeable paving also permits water to slowly infiltrate into the soil. Using porous concrete along for sidewalks can help reduce the pressure of local stormwater systems, and in the long run can save municipalities money.

An under drain prevents the bioswale from flooding in rare heavy rain storms. The perforated drain is connected to the local storm water system.

A prepared mixture of sand, rocks and native soils in the bed of the bioswale allows for maximum infiltration of stormwater runoff.

Green Infrastructure | Bioswale in Cypress Mill Mall Parking Lot

Storm drain cuts along the curb allow water to enter the bioswale

Existing Conditions

Improved Conditions

The map below shows the addition of proposed street trees within the commerical node of the ACT District

page 35 Green Infrastructure | Inventory

Athyrium filix-femina ssp. Asplendoides Asplenium LadyfernThelypteris palustris var. pubescens Eastern Marsh Fern

Woodwardia areolata Netted Chainfern

Asclepias tuberosa Butterfly MilkweedBaptisia alba White False Indigo

Canna flaccida Bandanna of the EvergladesCoreopsis gladiata Coastal Plain Tickseed

Coreopsis verticillata Whorled TickseedEchinacea purpurea Eastern Purple Coneflower

Eupatorium pupureum Joe Pye WeedIris fulva Copper Iris

Iris virginica Virginia IrisLysimachia lanceolata Lanceleaf Loosestrife

Rudbeckia fulgida Orange ConeflowerSolidago sempervirens Seaside Goldenrod

Perennials

Ferns

1a)

1b)

When choosing plants it is important to con-sider many factors including, the local climate, light requirements, soil types, heat tolerability, and moisture. The following list includes plants that are suited for Brunswick’s hot coastal climate. Although these plants are native to the Georgia coast, plants must be selected for the specific location.

By carefully selecting native plants that thrive in the conditions of this south Georgia region, plantings will require less mainte-nance and attract native wildlife while creat-ing an attractive coastal landscape. Texture is another important element to consider. Selecting plants with contrasting textures creates an interesting component in the landscape.

The following plants have been selected from a comprehensive list from the University of Georgia Marine Extension Service at www.marex.uga.edu.

Botanical Name Common Name

Acer rubrun Red MapleAmelanchier arborea Common Serviceberry

Betula nigra River BirchCercis canadensis Eastern Redbud

Chioanthus virginicus White Fringe TreeCyrilla racemiflora Swamp Titi

Hamamelis virginiana American WitchhazelIlex opaca American Holly

Juniperus virginiana Eastern Red CedarLiquidambar styracilua SweetgumLiriodendron tulipifera TuliptreeMagnolia virginiana Sweetbay Magnolia

Nyssa sylvatica Blackgum

Aesculus pavia Red BuckeyeAesculus parviflora Bottlebrush Buckeye

Callicarpa americana American BeautyberryCalycanthus floridus Eastern Sweetshrub

Clethra alnifolia Summersweet ClethraCornus florida Flowering Dogwood

Hydrangea quercifolia Oakleaf Hydrangaea Ilex glabra Inkberry

Ilex vomitoria Yaupon HollyIllicium floridanum Florida Anisetree

Morella cerifera Wax MyrtleRhododendron viscosum Swamp Azalea

Rosa palustris Swamp RoseSabal minor Dwarf Palmetto

Bignonia capreolata CrossvineLonicera sempervirens Trumpet Honeysuckle

Wisteria frutescens American Wisteria

Andropogon gerardii Big BluestemAndropogon virginicus Broomsedge Bluestem

Chasmanthium latifolium Inland Sea OatsJuncus spp. Common Rush

Muhlenbergia capillaris Hairawn Muhly Muhlenbergia filipes Gulf Hairawn MuhlyPanicum virgatum Panic Grass

Schizachyrium scoparium Little BluestemSpartina bakeri Sand Cordgrass

Trees

Ornamental Grasses

Vines

Shrubs

University of Georgia | Public Servce and Outreach

Native Plants to Consider

1a)

1b)

Aquifer- the underground layer of water-soaked sand and rock that acts as a water source for a well

Bioswale- landscape elements designed to remove silt and pollution from surface runoff water. They consist of a swaled drainage course with gently sloped sides (less than six percent) and filled with veg-etation, compost and/or riprap. The water's flow path, along with the wide and shallow ditch, is designed to maximize the time water spends in the swale, which aids the trapping of pollutants and silt. Depend-ing upon the geometry of land available, a bioswale may have a meandering or almost straight channel alignment. Biological factors also contribute to the breakdown of certain pollutants.

Green Roofs- a green roof is a conventional roof covered with a layer of vegetation, also known as “living roofs”. Green roofs serve several purposes for a building, such as absorbing rainwater, providing insulation, creating a wildlife habitat and helping to lower urban air temperatures and combat the urban heat island effect. A green roof replaces traditional roofing with a lightweight, living system of soil, com-post, and plants. Green roofs help cool cities, manage storm water, clean the air and build habitat. There are two types of green roofs: intensive roofs, which are thicker and can support a wider variety of plants but heavy and require ongoing maintenance, and extensive roofs, which are covered in a light layer of vegetation and are lighter than an intensive green roof.

Invasive Plants- An introduced (non-native) plant that disrupts the local ecosystem and is not checked by climate, grazing, or other natural means.

Heat Island Effect- elevated temperatures over an urban area caused by structural and pavement heat fluxes, and pollutant emissions. Vegetation and light colored surfaces can reduce the heat island effect.

Infiltration- the process in which surface water seeps into the soil system below.

Native Plants- Plants that are native to a specific region or location. Using native plants often requires less maintenance because the plants have evolved for the specific climate to the region.

Porous Paving/Permeable Paving- A paving system that allows water to infiltrate through the paving into the soil below. Types of porous or permeable paving consist of porous concrete or open grid unit pavers.

Rain Garden- Similar to a bioswale in that both promote infiltration of surface water and reduce runoff. Rain gardens typically contain water in a smaller area for longer periods of time, where as bioswales are usually slightly sloped, forcing the water to flow along the length of the bioswale.

Stormwater Runoff- water that is unable to infiltrate into the soil during a rain event. Stormwater runoff increases with the amount of impermeable surfaces, like asphalt and building roofs. In the event of a heavy rain, the amount of stormwater runoff can cause problems like flooding.

Green Infastructure | Definitions

page 37 Green Infrastructure | Definitions

ALTAMA COMMUNITY TRANSFORMATIONCharacter of Place ALTAMA COMMUNITY TRANSFORMATIONCharacter of Place

page

The character of a place can be defined by physical,biological, and cultural attributes that make up an area. Historical,legal, aesthetic, and other sociallysignificant attributes are all supporting elements to the character of place. A site visit and photographic inventory of Altama Avenue, specifically the Cypress Mill and Glynn Plazashopping centers, were vital in understanding current conditions of the area. Understanding cultural features of the area help to give a clearer vision of opportunitiesand constraints presently found.

9) large abandoned signson Cypress Mill Road

1

10) tall overhead lightsin parking lot

11) maintained landscapingin front of business

12) picnic table under tree in parking lot

1) existing plants in parking lot

2) unutilized commercialspace

3) live oaks in median entering Cypress Mill

4) large asphalt parking lot

5) palm tree growing in asphalt

6) entrance of CypressMill

7) retail stores set back from street

8) old sign and drainageditch behind business

2 3 4 5

6 7

8 9 10

11 12

page 41 Character | Inventory

Character | Inventory

2

Inventory | Land Use

.

The above chart depicts current land use in the ACTdistrict. Land use is an important element for determining the suitability of different types of development.


Legend

Character | Inventory

page 43 Character | Inventory

In addition to showing parking the map also indicates where curb cuts are located. This is where traffic turns on or off of Altama Avenue from parking

lots or business, not other streets. Like the parking most of these curb cuts are concen-trated in the commercial area.

This map shows where parking is located in the corridor. The majority of the parking is located in the northern commer-cial area. The College of Coastal Georgia and hospital also have large areas of asphalt parking.

parking lot

curb cut


Here is an inventory of the current site furnishings. These furnishings include, traffic signals, caution signals, pedestrian crosswalks with signals,single and double overhead vehicular lighting,trash cans, and benches. By identifying whatsite furnishings are currently in place we may begin to understanding how the area is being used and what areas are in need of site furnishings.


Here is an inventory of the current site furnishings. These furnishings include, traffic signals, caution signals, pedestrian crosswalks with signals,single and double overhead vehicular lighting,trash cans, and benches. By identifying whatsite furnishings are currently in place we may begin to understanding how the area is being used and what areas are in need of site furnishings.

traffic signal caution signal

pedestriancrosswalks

overhead vehicular lights

trash can

bench

Legend

bench

pedestriancrosswalks

traffic signal

caution signa

Legend

vehicular lights

trash can

benchbench


After the inventory of the site has been completed the next step is to study the information. This analy-sis will guide decisions made during the design phase and other steps in the project.

1a)

Pedestrian safety precautions like crosswalk signals found on

Community Road should be added along the corridor to encourage

pedestrian traffic.

The city, county, college, hospital,and businesses all have signsunique to them. A unified wayfindnig signage system can reduce confusion become more appealing.

A mixture of paving textures adds to the richness of the built environment. Examples below are photos of different paving patterns from down-town Brunswick.

Trash cans are only found in the parks along the corridor.

page 45 Character | Analysis

Character | Analysis

1a)

Large parking lots and continuous building facades can be intimidating to pedestrians. In addition to being set away from sidewalks and the street, there are no trees that provide relief from the heat for foot traffic or for cars parked in this area. A straight building front without variation will have the feel of being long and daunting. This leads to shoppers driving across parking lots instead of walking from store to store like is done in a downtown. Singled colored buildings with little change in height, materials, or fenestrations also discourage shoppers from walking.


Current ConditionsLarge parking lot with retail set away from street.

Development Plan Infill Development phased over four periods will provide opportunities for controlled economical growth, focusing the new development within an existing commercial area.

Phase 1Introduce a defined series of interior streets and locate new buildings along perimeter.

Phase 2Further infill of buildings between existing and Phase 1 buildings. This creates parking in the interior of the new buildings, keeping it hidden from the street.

The Cypress Mill Mall is located on the south east corner of Altama Avenue and Cypress Mill Road. This is a high traffic area and Cypress Mill Mall has prime access to the large number of travelers that use Altama Avenue and Cypress Mill Road each day. Infill devel-opment is a technique used to take what is already in place and build around it in a way that will revitalize the area and spawn new growth. This phased approach to growth brings about positive change in gradual steps that can be better monitored and managed.

Current Conditions

N

page 47 Character | Infill

Character | InfillA

ltam

a A

ve

Cypress Mill Rd

Phase 3New retail opportunities are created in the existing buildings and connections are made from the front to the rear by creating new streets that link the entire site.

Phase 4In the final phase, additional retail space is added along with residential apartments.

Shown is a renovated facade on the existing buildings that gives it more of an “in town” feel. Variations in height and materials of the buildings further add to the character of the area. Having awnings, window sizes, and colors change from store to store reenforce the feel of shopping in a downtown.

On StreetParking

Commercial Infill

Interior Parking Lot

Street Trees

ResidentialInfill

Existing Retail

Proposed Infill Development

N

The plan shows what the site would look like after all phases have been completed. The addition of on-street parking will help to control traffic speeds and will allow shoppers to park near the desired shops. Street trees provide shade and help to beautify the area. Having store fronts on all of the streets engaes pedestrains and encourages shoppers to walk and remain in the area. Cypress Mill Mall has the potential to be a wonderful shopping district.

Alta

ma

Ave

Cypress Mill Rd

3 Story Parking Deck

Commercial Infill


Glynn Plaza is located across Altama Avenue from Cypress Mill Mall. Two strong business, McDonalds and Walgreens, are located on Altama Avenue in front Cypress Mill Mall but patrons of these establishments rarely go beyond them and into the mall area. Because of the existing successful businesses near by and the large expanse of parking lot Glynn Plaza is an ideal location for infill development.

Current Conditions

N

Walgreens

McDonalds


Character | Infill

Current Conditions

Large parking lot with retail set away from street. Phase 1New streets are defined, creating store fronts in the existing buildings. New retail is built near the edges.

Community Rd

Alta

ma

Ave

them and into the mall area. Because of the existing successful businesses near by and the large expanse of parking lot Glynn Plaza is an ideal location for

New streets are defined, creating store fronts in the existing buildings. New retail is built near the edges.

Phase 2Two more buildings are added that could be used as office, retail, or a mixture of the two.

Walgreens

Proposed Infill Development Plan

N

Traffic calmingcircle

On Street

Parking

Street Trees

Mcdonalds

Mixed Use Infill

Store fronts created by new

street

The above proposed infill development shows how the completed design would look. On-street parking and a traffic circle are used to control the flow and speed of movement as well as add visual appeal. Street trees cool sidewalks for shoppers as the walk from one shop to the next. Like the Cypress Mill Mall infill development plan a phased approach is proposed, allowing for gradual transition from under utilized space to a fully functional retail center.

Community Rd

Alta

ma A

ve

Office Infill

Overflow parking in rear to meet peak

demands


Character | Infill

Character | Infill

CATEGORIES BEFORE AFTERSite acreage 11.6 11.6Total building footprint, sq.ft. 86,040 90,039Total building area, sq. ft. 86,040 181,842Total retail area, sq.ft. 86,040 99,186Total office area, sq. ft. 0 82,656Total residential, sq ft. 0 85,500Total number of residential units 0 0Total parking spaces 322 281Parking spaces per sq. ft. of retail 1/267 1/352Parking spaces per sq. ft. of office 0 1/234Parking spaces per units of residential 0 0

GLYNN PLAZA CATEGORIESSite acreageTotal building footprint, sq.Total building area, sq. Total retail area, sq.Total oTotal residenTotal number of residenTotal parking spacesTotal parking spacesParking spaces per sq. Parking spaces per sq. Parking spaces per units of r

CATEGORIES BEFORE AFTERSite acreage 18.8 18.8Total building footprint, sq.ft. 154,105 255,336Total building area, sq. ft. 154,105 439,058Total retail area, sq.ft. 154,105 376,808Total office area, sq. ft. 0 43,200Total residential, sq ft. 0 85,500Total number of residential units 0 36Total parking spaces 1098 828Parking spaces per sq. ft. of retail 1/140 1/400 - 1/250Parking spaces per sq. ft. of office 0 1/450Parking spaces per units of residential 0 1.5

CYPRESS MILL MALL

1.Total building footprint comprises all building footprints, regardless of use.2.Total building area comprises all building square footage. Parking decks included.3.Retail parking figures show 1 space per 400 gross sq.ft. for the first 9600 sq.ft. floor area. 1 space per 250 gross sq.ft. for the area excess of 9600 sq.ft. of total gross floor area.4.An additional 1 guest space per 15 residential units.

1.Total building footprint comprises all building footprints, regardless of use.2.Total building area comprises all building square footage. Parking decks included.3.Retail parking figures show 1 space per 400 gross sq.ft. for the first 9600 sq.ft. floor area. 1 space per 250 gross sq.ft. for the area excess of 9600 sq.ft. of total gross floor area.

TRANSFORMATION

TRANSFORMATION CATEGORIESSite acreageTotal building footprint, sq.Total building area, sq. Total retail area, sq.Total office area, sq. Total residenTotal number of residenTotal parking spacesParking spaces per sq.

TRANSFORMATION

Parking spaces per sq. Parking spaces per sq. Parking spaces per un1.Total building footprint comprises all building footprints, regardless of use.2.Total building area comprises all building square footage. Parking decks included.3.Retail parking figures show 1 space per 400 gross sq.ft. for the first 9600 sq.ft. floor area. 1 space per 250 gross sq.ft. for the area excess of 9600 sq.ft. of total gross floor area.4.An additional 1 guest space per 15 residential units.

Total number of residenTotal parking spacesParking spaces per sq.

The facades of downtown Brunswick shops having varying colors, heights, and ornamen-tations. The fenestrations change from shop to shop making it a comfortable and pleasant place to walk and shop. These attributes could be mimicked in the facades of the proposed infill development.

The buildings on the campus of The College of Coastal Georgia can influence future infill development with similar proportions and use of stucco materials. Doing this would give the commercial and educational nodes a unified feel and make students more comfortable when traveling off campus.

The style of architecture of condominiums in and around Brunswick could serve as an example for future development. Varying colors and materials coupled with recessed facades make it unimposing to pedestrians.

Character | Architectural Examples


1b)

maintainexistingbuilding

zero setback

maintainparking

extensive green roof

street trees new entrance green screen of trees

Here is an example of infill along Altama Avenue. Cur-rently a business is set back from the street with parking between the street and business. The addition of build-ings in the front will engage the street and make it more pedestrian friendly. The addition of green roofs to existing buildings will help make them more environmental friendly and help reduce the heat island effect. In this proposal, no buildings would be demolished and additional build-ings would create more of a downtown feel that is often desired by pedestrians.


Character | Infill

Altama Ave

University of Georgia * Public Service and Outreach * Athens, Georgia 30601 University of Georgia | Public Service and Outreach

zero setback

increasecirculation

newintersections

Here is an another example of mixed-use infill development along Altama Ave. The new road configuration supports infill opportunities that highlight architecture of civic prominence. On-street parking is incorporated to slow traffic for pedestrians safety. Development is pushed to the sidewalk to engage Altama Ave while supporting density. Com-munity park space along the corridor could host a variety of programs like the Memorial garden shown here.

street trees memorial garden

Wayfinding is a unified sign program that informs and visually knits together an area. Successful wayfinding signage allows people to determine where they are, what their destination is and how to get there. Illustrated are three different options for wayfinding signage for the ACT. Each option shows different sizes of signs which would be used at different points in the corridor depending if they were meant to be read by vehicular traffic, pedestrians, or both. Option A is a basic design but is easily readable and has hints that remind you that you are near the coast of Georgia. Option B is more direct in its coastal imagery. The large sign is shaped like a sail boat with the other signs having sail like elements. Option C is designed to have the look and feel of signage you would see in a downtown.

(C)

page 55 Character | Wayfinding Signage

Character | Wayfinding Signage

(A)

(B)

Altama Ave

(C)

Adding benches along the corridor is a basic way to make it more pedestrian friendly. Benches give people a place to rest, wait for friends, or relax in the shade.

Large signs provide information for vehicu-lar traffic as well as people walking through the corridor. Placing trash cans throughout the corridor is an easy and efficient way to reduce litter and debris from the ACT.

Emergency call boxes and pedestrian scale lighting located in the area will increase safety and encourage use during the day and night.

Character | Site Furnishings


Character | Definitions

ADA - Americans with Disabilities Act

Facade - any side of a building facing a public way or space and finished accordingly

Fenestration - the design and disposition of windows and other exterior openings of a building

Green Roof - conventional roof covered with vegetation, also known as “living roofs”. Greenroofs serve several purposes for a building, such as absorbing of rainwater, providing insulation, creating a wildlife habitat and helping lower urban air temperatures and combat the urban heat island effect. There are two types of green roofs: intensive roofs, which are thicker and can support a wider variety of plants but heavy and require ongoing maintance, and extensive roofs, which are covered in a light layer of vegetation and are lighter than an intensive green roof.

Infill - the planned conversion of empty lots, underused or rundown buildings, and other available space in a densely built up urban and suburban areas for use as sites for commercial buildings and housing, frequently as an alternative to underdevelopmentof rural areas.

Smart Growth - building urban, suburban and rural communities with housing and transportation choices near jobs, shops and schools

page 57 Character | Definitions

ALTAMA COMMUNITY TRANSFORMATIONNext Steps ALTAMA COMMUNITY TRANSFORMATIONNext Steps

The planting of large trees shade trees along the Altama Corridor can be an expensive and a laborious process. To mitigate these costs a Streetscape Tree Farm could be initiated. This process would involve the planting of small, inexpensive, and easy to manage hardwood trees in large open, park-like areas. Once the trees reach a certain age, they could relocated to the corridor. The planting of smaller, easier to manage hardwood trees like live oaks, could provide the future of the Altama Corridor with shade and cooler temperatures.

Vegetative swales can be much more than maintained grass. Time, energy, and resources can be saved if the planting in these areas transition to drought resistant native grass mixes. Additionally, mowing heights could be adjusted according the distance to the road or sidewalk. For example, grasses closer to high traffic areas could be shorter in height and cut more often. Conversely, grasses in the bottom of vegetative swales could be cut at higher height and less often. These measures are an effective way to increase stormwater infiltration capabilities and reduce the maintenance costs.

Streetscape Tree Farm

Native Seeding

Next Steps | Street Trees and Native Seeding

page 61 Next Steps | Street Trees & Native Seeding

1a)

Excessive curb cuts can be problematic for pedestrian circulation. Curb cuts along Altama Ave pose as four way intersections for pedestri-ans to maneuver. The patching of curb cuts through design modifications to entries and exits can alleviate the number of curb cuts needed to serve the respective businesses along Altama Ave.

existing condition

perspective of patched curb cut

curb cut remediation

Next Steps | Curb Cut Remdiation


The greenspaces throughout the Altama Corridor are under utilized, but have great opportunities for communual gatherings and activities. This large concrete pad in Goodyear Park, for example, could host a weekly farmer’s market or community festi-vals. Events like these would bring together mem-bers throughout the neighborhoods, creating a greater sense of community.

This space could also be used as a basketball court with the simple installation of two basketball goals. In addtion, painting lines on the pavement could encourage neighborhood kids to play games like four square or hop scotch. These games could stimulate community gatherings, as well as promote healthy outdoor activities.

Each of these suggestions are inexpensive, quick solutions to encourage community involvement and build a healthier community. These versatile ideas may be implmented throughout any of the greens-paces within the ACT District.

Goodyear Park Before

After

page 63 Next Steps | Utilizing Greenspace

Next Steps | Utilizing Greenspace

Next Steps | ADA Accessibility

Many places along the Altama corridor have side-walks but lack ADA compliant ramps that allow people with disabilities to safely cross intersections. People in wheel chairs or other forms of alternate forms of transportation may have to travel in to the street to cross. This is a danger not only to those crossing but also to drivers. Modifying existing crosswalks to account for disabled people is an easy way to make the corridor safe and accessible to all pedestrians.

Before

After


Sources | Transit

Green Infrastructure

Character of Place

NYC Bicycle Master Plan, New York City DOT

City of Chicago Bike Lane Design Guide, Chicago DOT

Guide to Development of Bicycle Faclities, AASHTO

2010 Traffic Impact Analysis for Altama Ave & 4th Street Area, Stantec Consulting Services Inc.

LaGro Jr., J. 2008. Site Analysis. New Jersey: John Wiley & Sons Inc.

Coastal Georgia Greenway. www.coastalgeorgiagreenway.org. June 2011.

Coastal Georgia NEMO Biroetention. http://www.uga.edu/coastalnemo/Documents/Fact%20Sheets/Bioretention.pdf. June 2011

Coastal Georgia NEMO Rain Gardens. http://www.uga.edu/coastalnemo/Documents/Fact%20sheets/RainGardens.pdf. June 2011.

College of Coastal Georgia Stategic Master Plan Proposed Design Concepts. February 2009. PerkinsEastman.

East Coast Greenway. www.greenway.org. June 2011.

Prospect Park-Ocean Parkway-Greenway Park. NYC Dept of City Planning. July 2009.

Terms and Definitions. www.echowho.com. June 2011

University of Georgia Marine Extension Service CoastScape. Georgia Coastal Plain for Rain GardensPages 1-12. June 2011.

Parking Regulations. http://qcode.us/codes/sacramento/view.php?topic=17-iii-17_64-17_64_020&frames=pn. June 2011.

Parking Regulations. http://library2.municode.com/default-now/DOCVIEW/14810/1/10.pdf. June 2011

Sprawl Repair Manual. Tachieve, Galina. Island Press. 2010

page 65 Sources

Conclusion

We hope that this document can serve as a guide for future growth for all of Brunswick, not justthe Altama Corridor. The techniques and designs are only a few of the many possibilities that could be implemented in the area. Our research, analysis and design is just the beginning of thetransformation of the Altama Corridor. We have not done an in depth housing study of the area. Because of this we do not offer any suggestions on where future residential growth should take place or how it should look. As Brunswick and Glynn County grow there will be many challenges that willneed to be addressed, we hope that our work will help in overcoming these challenges.
