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Posted on April 20, 2023 at 4:44 PM by Allison Duncan
Make sure you check out the Roadshow boards set up all throughout Douglas County. You can find display boards set up with more information on the character areas, future land and greenspace concepts at parks, libraries, and senior centers. Thumbnails of all four boards are included below, and you can download and review copies as well.
The information is the same that you will find in our Roadshow Presentation. As a reminder, you can give us feedback on this material through our Roadshow Survey. Each of the boards includes a link and QR code to get you back to the project website and survey if you would rather take a look in person and then give us your feedback.
Boundary Water Aquatic Center
Dog River Library
Woodie Fite Senior Center
You can find display boards in the following locations:
Also, don't forget about our Planning and Zoning Open House hours every Friday between March 17 and April 28 from 1:00 p.m. to 4:00 p.m. in the Development Services Department of the Douglas County Courthouse, 8700 Hospital Drive, Douglasville GA 30134. Check out a complete list of Public Outreach Tour Dates and come out to see us. Thank you for your participation!
Posted on March 18, 2023 at 6:49 AM by Allison Duncan
This post will provide more information on those Character Areas that are primarily rural and residential in nature. Character Areas are geographical areas that have a similar look and feel. They may have similar land uses, or they may have land uses that are definitive of a specific time period, purpose or aspiration.
According to estimates developed as a part of the Comprehensive Plan Update, about 80% of Douglas County, or roughly 98,000 acres is zoned for primarily residential land use. This is evident in the geography of our Character Areas that principally follow residential or rural development patterns.
The Traditional Neighborhoods encompass many of the first- and second-generation, suburban single-family homes. These are largely clustered around Lithia Springs and the city of Douglasville. First generation suburbs are typically neighborhoods from the 1950s to 1970s comprised of single-family homes on lots ranging from one-half acre to one acre. They are typical of ranch and split level architecture popular at the mid-twentieth century. Many are developed in proximity to a central civic use, such as a school, church or shopping center.
The Traditional Neighborhood Character Area is in yellow. The Rural Reserve Character Area is in green.
Some newer subdivisions from the 1980s and 1990s can be found on the periphery and along corridors of the Traditional Neighborhood Character Area. However, there is greater prevalence of neighborhoods from this time period further away from city centers into the unincorporated areas. Houses get larger, but may occupy smaller lots, covering a greater percentage of lot area. Architectural styles reflect more traditional and less modern elements. And the neighborhood amenities tend to shift away from civic uses, such as schools and churches. When present, a prevalence of country club-type facilities is evident with amenities such as swimming pools, tennis courts, golf courses and private clubhouses.
As you move beyond the Traditional Neighborhoods, several Character Areas comprise the rural areas of Douglas County. These include the Rural Reserve, the Byway Reserve, the Dog River Watershed and the Resort Conservation Area.
The Rural Reserve and Byway Reserve are areas that are characterized mostly by single family residences on large acreage. A few neighborhoods are developed as traditional subdivisions, but generally this is an area of agricultural and estate residential uses. The intrinsic qualities of the South Douglas Scenic Byway corridor and the desire to preserve areas for rural-residential uses will guide future development in the future.
The Byway Reserve Character Area is show in blue. The Dog River Basin Character Area is shown in teal. The Resort Conservation Character Area is show in light green.
The Dog River Basin is the area that supports water quality and quantity for the Dog River Reservoir, the county’s primary drinking water reservoir. Land use restrictions in this area ensure the prevalence of low density development. Further protection may be warranted through programs that would allow the transfer of density out of environmentally sensitive areas and into places more appropriate for increased density to ensure the preservation of the Dog River Watershed, and the county’s potable water supply, for future generations.
The Resort Conservation Character Area has infrastructure that is available to support some aspects of development that are context sensitive to the rural residential pattern of development in this area. This includes hospitality, recreational and agricultural uses. This area will remain primarily residential, but will support limited opportunities for context sensitive economic development opportunities.
Posted on March 10, 2023 at 12:46 PM by Allison Duncan
This post will provide more information on those Character Areas that mix residential and non-residential uses in proximity to each other. Character Areas are geographical areas that have a similar look and feel. They may have similar land uses, or they may have land uses that are definitive of a specific time period, purpose or aspiration.
This map shows the mix of county Character Areas.
Two of our mixed use Character Areas are historic community centers – Lithia Springs and Winston. The three other mixed use Character Areas are all along major Corridors. They include the Fairburn-Lee Corridor; the VMH Professional Corridor; and the Highway 5 Corridor.
Winston and Lithia Springs both got their start as community centers. Winston did not achieve the same scale of historic footprint as Lithia Springs. It was a crossroad community with a post office and a small town center between the highway and the railroad. But it has retained its sense of community identity through the years, and has the making of a small community center with a mix of residential, commercial, civic and employment uses.
Winston is the area in light purple on this map.
Historic Lithia Springs was the focus of a small area study in 2020 that informed the development of this Character Area. It is a people-scaled historic center in need of revitalization. Lithia Springs developed in proximity to the Bankhead Highway, one of early US Auto Trails, a forerunner of the modern interstate highway system. As a result, many first-generation auto-oriented uses have left an imprint in this area. The historic town center, along with the Veterans Memorial Highway Corridor, is a prime target for redevelopment opportunities.
Historic Lithia Springs is the area highlighted in green on this map.
The VMH Professional Corridor extends from Historic Lithia Springs to the eastern boundary of Douglasville’s historic city center along US 78. It has been a key corridor to connect these two communities and has supported a mix of commercial, industrial and office uses. Some of the industrial uses have aged out of the changing vision for the corridor, an a new focus on job generating uses within office, industrial and commercial sectors is needed. These uses should redevelop to primarily serve the adjacent neighborhoods along the corridor.
The VMH Professional Corridor is highlighted in dark orange; the Fairburn-Lee Corridor is highlighted in peach; the Highway 5 Transitional Corridor is highlighted in yellow.
The Fairburn-Lee Corridor is centered on Highway 92 south of Douglasville to the intersection with Lee Road. It has been envisioned for three principle nodes of development, with the largest being at Hwy 92 and Lee Road. This corridor is appropriate for a mix of commercial and residential uses that serve the surrounding neighborhoods. Higher residential densities will support further business growth along the Corridor. It is the focus of a Livable Centers Initiative Study. A small area plan for the intersection of Lee Road and Highway 92 was completed in 2019.
The Highway 5 Transitional Corridor extends from the more urban parts of Douglasville, through suburban neighborhoods and into rural areas of the county. It is envisioned for transitional uses appropriate to the context, and offers opportunities to absorb more density so as to accommodate density in the Dog River Basin.