City of Riceboro Master Plan · City of Riceboro Master Plan 2010 . 2 . Additional thanks to Sonny...

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Acknowledgements

City of Riceboro City Council William T. Austin, Mayor Tommy M. Williams, Sr., Mayor Pro Tem David Miller Christopher Stacy John Young

Riceboro Master Plan Steering Committee Helen Austin William T. Austin, City of Riceboro Jim Bacote, Geechee Kunda Elton Brown Willie James Brown Biana Croft, Hampton Island Mary B. Evans, LeConte Woodmanston Lelon Frazier John Gill Joseph Harris, Grants Administrator, City of Riceboro Rachel Hatcher, Planning Manager, LCPC

Sharon Jackson Ms. Kicklighter, Coastal Area Preschool Gene Mallard, Interstate Paper Julie Martin Samuel D Mobley Sam Patel, Sparkers Kim Sanchau, Coastal EMC Jim Stewart, First AB Church Phyllis Tucker, Chemtall Chris Stacy, City of Riceboro Tommy Williams, Jr.

Consultant Team Lott + Barber Denise R. Grabowski, AICP, LEED AP – Project Manager Bryan Harder, AIA - Visualization

Alejandro Silva, Assoc. AIA – Visualization Ebony White Simpson Assistant Project Manager jB+a Community Advantage Paul Simo Reynolds, Smith & Hills Beverly Davis, AICP

City of Riceboro Master Plan

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Additional thanks to

Sonny Emmert, Georgia Department of Natural Resources, Coastal Resources Division, Ecological Services, for

his assistance with the Conservation chapter of this document.

Donna Shives, Administrative Assistant, LCPC for assistance with the meeting logistics.

City of Riceboro Youth Center and the Coastal EMC for hosting Steering Committee meetings and Public

Workshops.

Funding of this project was awarded by the Coastal Management Program of the Georgia Department of Natural

Resources and the US Department of Commerce, National Oceanic and Atmospheric Administration grant award

#NA09NOS4190171.

This report was prepared by Lott + Barber under grant award #NA09NOS4190171 from the Office of Ocean and Coastal

Resource Management, National Oceanic and Atmospheric Administration through The Coastal Management Program

of the Georgia Department of Natural Resources. The statements, findings, conclusions, and recommendations are those

of the author(s) and do not necessarily reflect the views of OCRM or NOAA.

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Introduction

Coastal Georgia enjoys the most undeveloped coastline along the entire eastern seaboard of the United States. The

beautiful coast and rich history attract millions of visitors every year. In addition, the coastal region is rapidly growing in

rate of development as well. The primary goal of the City of Riceboro’s Master Plan for Future Growth and Development

is to prepare the community for the impacts of this certain population growth. In addition, this plan seeks to create

continuity within the County while maintaining a unique sense of identity that is true to the City’s history and inherent

African-American culture. While this document has been developed for the City of Riceboro, the plan also recognizes

the context of Riceboro within Liberty County and coastal Georgia.

This Master Plan seeks to set forth the shared vision of the community and to provide recommendations and action

items on how to achieve that vision. This is the first step on a long journey…a journey that will take time, commitment

and patience. Implementation of this plan is also a bit different than other initiatives the City may have previously

undertaken. Rather than strictly focusing on only one item, the success of this master plan will be enhanced through

multiple approaches. Communities have long relied on one “silver bullet” to save the day – a new civic center, shopping

mall, or industrial park. However, when looking at community development, the “shotgun” analogy is more

appropriate. Hitting multiple, smaller targets really yields greater overall results. Not only does this approach reduce

the reliance on one single success, but it is also inherently more flexible as the community learns, grows, and adapts to

market conditions and community priorities.

The development of this Master Plan was guided by a Steering Committee as appointed by City Council, with additional

input from the community as a whole. A community survey was conducted to supplement community meetings, the

results of which can be found in the Appendix. The recommendations developed in this Master Plan were developed

within the framework of the identified community vision, goals and objectives. The recommendations also incorporate

input obtained from public meetings and working closely with city officials and other stakeholders.


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Executive Summary

The City of Riceboro recognizes the need to plan proactively for future growth through the preparation of this Master

Plan. Throughout this planning process, it has been very evident that the community has a strong sense of history,

culture and pride. Above all, the continuance of those values will best serve the future of the community. The character

of the community is inherent in its people, environment, and culture. It is critical, therefore, that as growth occurs, the

authentic sense of place that exists today remains.

Key considerations and implementation strategies recommended by this plan include:

Update of development regulations to:

o allow and encourage conservation subdivision design in keeping with the community’s rural character

o allow and encourage compact village development in the appropriate areas

Creation of a community identity through the Market Village and associated Town Center

Protection of E.B. Cooper’s scenic canopy through Scenic Byway designation

Adoption of the overlay district design guidelines developed by the LCPC

Creation of an outdoor recreation park

Creation of a business incubator space

Development of an outdoor pavilion for farmer’s market and community events

Work with area medical providers, such as the Liberty Regional Medical Center, to establish an urgent care

Develop a grocery store recruitment strategy

Create an Urban Redevelopment Plan to address derelict properties

While there are additional recommendations and ideas also presented in this plan, focus on these elements will help

Riceboro prepare adequately for growth as well as serve the needs of existing residents.


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Future Development Map

The future development map for the City of Riceboro was developed through assessment and analysis of existing

conditions, land characteristics, and input received from the Steering Committee and the community during the

development of this plan.

The map on the following page provides recommendations for the following:

Town Center

Compact Village Page 27

Conservation Subdivision Page 30

Greenway Page 39

Conservation Page 35

Recreation Page 58

Low Density Residential Page 32

Industrial Page 73

School Page 72

Trailhead Page 56

Each of these components is described in greater detail throughout the plan. The corresponding color from the legend

is shown to assist the reader in correlating the appropriate development type with the map shown.


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Riceboro Town Center

Overview “Town Center” can mean different things to different people. In the historic sense, it is the downtown heart of the

community where the railroad depot, city hall, and other prominent civic structures are typically located. In more recent

years, town centers have been developed by the private sector, frequently as part of larger residential developments,

and feature primarily retail and sometimes office and/or civic uses. As such, they are reliant on the surrounding

residential development or their attraction as a regional draw to sustain the commercial components.

Across the state of Georgia, many small towns are easily recognized by the historic grid pattern of streets. Many of

these communities were settled around railroads or state highways – in fact, the names of state highways frequently

change to “Main Street” at the point where these communities were established. While Riceboro once enjoyed the

distinction as the county seat for Liberty County, much of the evidence of its former development pattern has since

deteriorated and the city lacks a true central identity, or “town center.” The images below demonstrate typical

downtown layouts of similarly-sized downtown areas in Georgia, overlaid on an aerial photograph of Riceboro. The

historic gridiron pattern is a classic development pattern for its efficiency in land use and high level of connectivity.


Town Center


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One of the biggest challenges facing the City of Riceboro is the lack of a “downtown” from which to build. While many

similar sized communities are looking to restore their historic core, Riceboro’s historic core no longer exists. While

creating a physical center of town should remain a goal for the community, Riceboro should strive to diversify their

economic development strategies in order to create the demand for the goods and services the community desires. The

town center should be developed as a resource to meet both local needs as well as foster tourism.

Criteria for the Riceboro Town Center In analyzing the most appropriate approach for the city of Riceboro in the development of a town center, the following

points are among the primary considerations:

Highway 17 is the common thread that ties together the three former town centers of the community and is

also the address of city hall, post office, youth center, and the fishing piers. This is also the major north-south

corridor to the community.

There are two major employers in Riceboro who employ residents from around the region.

Riceboro does not currently have the physical infrastructure in the way of streets and buildings that clearly

indicates a downtown.

A retail-based town center would be difficult to support with the current small residential population of the

community. The close proximity of larger urban centers, including Hinesville and Savannah, present a

significant challenge in fostering regional retail in Riceboro.

Riceboro currently lacks basic retail and professional services within the community, such as a grocery store,

drugstore, medical services, or professional services (legal, accounting, etc.). The community does have a

convenience store and some locally-owned eating establishments.

An assessment of existing conditions for Riceboro shows numerous assets located along U.S. Highway 17, including the

fishing piers, City Hall, the post office, the youth center, and former businesses (although no longer open, several

buildings still exist that should be renovated if possible). While the location of these sites along Highway 17 is beneficial,

there is not a ‘critical mass’ of buildings in one location. In other words, the few structures that do currently define the

community are spread out and do not relate to one another. While this configuration is not ideal, it does allow for

flexibility in moving forward with a town center. That is, the town center could potential be developed in any number of

locations.


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In a plan such as this, the identification of a very specific location for a new town center or development can lead to land

speculation and artificial inflation of land prices. In other words, the property owner(s) of the land where a new

development is located may then believe their property is now more valuable as the new center of the city. On the

other hand, identifying a specific location does provide a shared vision for

the city in moving forward.

Early on during this planning process, the preferred location for the new

Riceboro town center was identified along Highway 17, across from the

current City Hall. This is the general area of one of the former town centers

of Riceboro, and would also create development near the future site for the

trailhead along the Rails-to-Trails corridor, tying in access from the trail to

the town center. However, this location is also in very close proximity to the

chemical plant, SNF/Chemtall and there may be issues to consider about

promoting development this close to this facility. As a 24-hour

manufacturing facility, nuisances such as noise, lighting, and truck traffic

could be incompatible with future development.

Highway 17 is the most heavily travelled corridor in Riceboro and is also

connected with the history of the entire coast, as the historic primary

north/south route prior to construction of the interstate system. Since

Riceboro is looking to increase tourism opportunities in their community, the

establishment of a town center along Highway 17 is logical. The exact

location of where this town center is located, however, can be flexible. In looking at potential future growth, the City

has identified in their Comprehensive Plan the desire to eventually annex towards Highway 17. In addition, the access to

Hampton Island is located along Retreat Road, at the southeastern city limits of Riceboro. Therefore, the town center

could potentially locate further south on Highway 17. Potential locations are identified on the Future Development

Map, page 6.

The success of the town center will depend on many factors, including a cooperative land owner and/or developer to

work with the City in moving forward. Given the flexibility available for its exact location, the plan suggests the following

criteria as a basis for determining its exact location.

Town Center ?


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Criteria for identifying appropriate sites for the development of a Town Center While other criteria may also be considered when determining the site of the new Town Center, the following list sets

forth some recommended criteria to be considered.

Environmental considerations

o Floodplains and wetlands – As is common in much of coastal Georgia, the locations of wetlands and

floodplains must be considered. Wetlands and floodplains are critical components of the ecosystem of

the area and help to sustain the natural beauty that can attract visitors. In addition, these resources

provide natural flood control, water filtration, and wildlife habitat. The town center should be located

outside any floodplain. Wetlands should also be avoided, not only for environmental considerations,

but also to reduce development costs associated with permitting, filling, and mitigating wetland loss.

o Tree coverage – Areas used previously for growing timber should focus on replanting hardwoods as part

of the development rather than working around pines grown as a crop. However, if the site does

contain mature hardwoods or other specimen trees, then care should be taken to incorporate those

trees to the maximum extent possible.

Access

o The ideal site will be easily accessible by car as well as by bicycle. With the planned Rails-to-Trails

facility, access by bike will enhance the attractiveness of the town center to more users.

Visibility

o Locating the town center along an existing corridor, such as Highway 17, will enhance its visibility to the

travelling public and encourage some impromptu stops and business. However, over time, it is

anticipated that the town center will be an anchor to encourage new development and a destination.

Sustainability

o A sustainable community is one that considers today’s impacts on future generations through

environmental stewardship, fiscal responsibility, and social equity. The components described in the

Town Center Description section will help foster sustainability through mixed use, transportation

alternatives, walkable streets, and local business incubator space. Additional opportunities abound,

including:

Incorporation of low impact stormwater management techniques to maximize infiltration and

reduce water pollution


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Orienting streets and buildings to maximize southern exposures for solar panels

Using vernacular building design with large overhangs to shade windows

Viability

o The development of a new town center could be greatly enhanced through a private/public partnership.

This type of an arrangement can leverage private investment dollars with public financing mechanisms

to expedite creation of the town center. With this model, the structure of the partnership may

influence the location of the town center. For example, if the developers of Hampton Island were to

partner with the City to create a town center for the residents of Riceboro as well as an asset for the

members of Hampton Island, then that may influence its location to be close to Retreat Road.

Hampton Island is an exclusive, upscale residential development, located on 4,000 acres in Liberty County. Although it is

located outside the city limits, the closest municipality to Hampton Island is Riceboro. Hampton Island is a private

community, limited to 375 homesites and 500 total memberships. These homes are not the primary residences of the

property owners, but instead provide a place of retreat and refuge. Cottages are also available to members for

additional guests who may visit. While Hampton Island provides many amenities and services for their members,

residents and guests look to nearby communities for restaurants, grocery stores and other support services, few of

which currently exist. While the members of Hampton Island largely cherish the seclusion offered by this development,

they are also accustomed to convenient access to their needs. A well-designed and developed town center could be a

very attractive recruitment tool not only for Riceboro, but also for Hampton Island.

Given enough money and resources, any community can create a town center. However, no community can create a

history that is not there or develop an authentic character that is inherent in their culture and heritage. This is where

Riceboro has the opportunity to set itself apart and create a destination place. It cannot be overemphasized, however,

that Riceboro should strive to create a town center that is unique and authentic.


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Design of the Riceboro Town Center The Riceboro Town Center is envisioned as a pedestrian-oriented, mixed-use activity center which will serve as the

recognized hub of the community and gathering spot. This village center should accommodate a variety of uses geared

towards meeting the needs of the community at large. A vibrant village center relies on a healthy mix of uses in order to

attract a variety of people.

The village center is intended to serve the people of Riceboro and visitors to the community and should thus be

designed as a people-place. While cars should certainly be accommodated, the design should encourage those who

drive to park their car once and walk to various destinations within the town center. Many elements work together in

making a place more attractive, safer, and inviting for pedestrians.

Streets and Blocks

Streets should be designed to accommodate anticipated traffic needs, but move traffic at a rate and

pattern that is comfortable for all users. A number of strategies, commonly referred to as traffic

calming, can be incorporated to encourage slower driving speeds. Examples include narrow streets,

on-street parking, bulb-outs, and street trees. Blocks should be compact and interconnected in

order to allow traffic to filter through in multiple directions (without overcrowding one single entry

point). Small blocks make it easier and more convenient for pedestrians to reach their destination.

In primarily commercial areas, blocks should be no more than 300 to 400 feet in length. Residential

blocks should be approximately 600 to 800 feet in length.

Sidewalks

Generously wide sidewalks are important so people can feel comfortable as they walk through the

village center, especially in crowded areas. On primary streets, the clear zone of sidewalks should be

a minimum of 8 to 10’ in width and frequently wider. Clear zone refers to the areas of the sidewalk

that are unobstructed by benches, lights, street trees, etc. Sidewalk cafes and similar uses by

individual businesses should be encouraged and allowed to create a vibrant streetscape. However,

regulations should establish requirements to ensure appropriate areas are provided for such uses

without encroaching on the public sidewalk.


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Buildings

In contrast to setback lines frequently associated with conventional development regulations,

retail buildings in the village center should be pulled up to the sidewalk, as is commonly seen in

downtown areas. Large storefront windows create visual interest and encourage passers-by to

window shop and make impromptu visits to retailers, thus strengthening the draw into their

store. Whereas auto-oriented retailers frequently rely on oversized signs to draw in customers

(since potential customers are driving quickly past their store), downtown retailers rely more

on window displays to be their draw. Along those same lines, business signs should be

pedestrian-scaled and designed to complement the building with which they are associated.

In addition to facilitating convenient access, compact blocks in the village center also serve to maintain

appropriate scale of the buildings. For Riceboro, small commercial spaces can serve as business incubators by

providing access to commercial space for a new business to enter the market with minimal overhead. Although

it is anticipated that the village center will feature primarily small scale commercial and office space, larger

retailers can also be accommodated, although this should be done within the same block structure. Large wall

areas should also be broken up with windows, fenestration, and other architectural detailing to create visual

interest.

Parking

Parking areas in the village center should be located behind or to the sides of buildings. Small, dispersed parking

areas can be camouflaged more readily than large parking lots. All streets in commercial areas should include

on-street parking to provide convenient access as well as disperse parking.

Landscape

Vegetation is an important element of the village. Street trees should be planted at regular intervals to provide

shaded sidewalks and a more comfortable and welcoming outdoor environment. Plantings and seasonal color

can add visual variety and beauty. Studies show that retail areas with trees and landscape encourage shoppers

to stay longer and spend more money! The use of grass should be limited to areas intended for parks.


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In the village core, hardscape is also an important design feature. For example, plazas that will

endure high volumes of traffic should be surfaces with pavers (preferably pervious pavers which

allow stormwater infiltration) rather than planted with grass. Other hardscape elements include

benches, streetlights, trash receptacles, etc. Lighting should be carefully designed and

considered. Street lights should be human scaled and large “cobra head” lights should not be

permitted. Especially given Riceboro’s rural character, “cut-off” fixtures should be required,

which direct light downwards

Throughout this process, the community has widely voiced their desire for more commercial

development in Riceboro, such as a grocery store, variety store, drug store, etc. Many of the

uses specifically identified are those services which are needed to meet basic needs. Currently, residents have to travel

to neighboring communities just to meet many of their needs for daily living. The inclusion of these uses in the town

center would not only serve to meet these basic needs, but would also serve as a draw to the town center.

DO DON’T

Encourage or require vernacular design based on the historic building forms of the community

Encourage or allow “corporate architecture” which has no ties to Riceboro and can be found in any place across the country

Encourage or require small, dispersed parking areas. Depending on the volume of traffic, the use of gravel or other “rural” and pervious surfaces may be appropriate

Allow large expanses of asphalt parking lots, especially without trees or vegetation.

Foster creativity in design and local character Mistake cheap design and/or construction for eclectic Consider incentives for locally owned businesses Promote the development of national chains over locally

owned businesses

Components of the Riceboro Town Center The image on the following page presents a conceptual layout for the Riceboro Town Center. This concept plan

incorporates the design principles described above, as well as the uses desired by the community and described in more

detail in the narrative following. While this conceptual plan is set into a rigid block structure to demonstrate flexibility in

its placement in Riceboro, the actual plan should be developed in context with the surroundings.


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Single-Family Detached single-family homes should sit on

modest lots, approximately 45 to 50 feet in

width. Garages should be accessed from a lane

at the rear of the property.

Main Street Buildings The “Main Street” providing access to the Market

Village, such as US Highway 17, should be lined with

buildings pulled close to the sidewalk. Primary

entrances should be directly accessible from the

front.

Parking Formal on-street parking should be provided on

streets lining the retail and mixed use areas,

including the entry boulevards. On-street parking

should also be allowed in the residential areas,

but may be informal and not marked.

Market Village This is the heart of the area and should feature

ground-floor retail and restaurants. It is anchored by

the multi-purpose pavilion. Small structures next to

the pavilion may house small retail spaces or

vendors as needed.

Central Green This park can serve both the surrounding

residential neighborhood as well as the Market

Village. It is critical that this remain a public park

and not reserved for exclusive use by the

surrounding neighborhood.


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Market Village The core of the town center is the Market Village, which is the destination resource for shopping, restaurants, and

entertainment. Just as a conventional shopping center features an “anchor” tenant, the Market Village will serve as the

anchor to the Town Center.

Farmer’s Market The community has expressed strong support for the creation of a community farmer’s market. Establishment of a

community farmer’s market can benefit Riceboro in many ways.

Support the continuation of farming.

Although Riceboro remains a small town today, it will only be a matter of time until development pressures

associated with growth on the coast as a whole will begin to be experienced by Riceboro. In historically rural

areas, new growth is often accommodated on farmland as increasing property values and taxes make profitable

agricultural activities increasingly more difficult. The establishment of a local farmer’s market can provide a

regular venue for local farmers to sell their products. Through selling their products locally, expenses such as

travel, storage, and packaging can be reduced.

Meet the increasing demand for locally provided, organic food.

People are becoming increasingly aware of the importance of fresh, local food. Demand for organic food is also

increasing. Organic farming incorporates natural methods, rather than synthetic and/or manufactured

fertilizers and pesticides, for soil productivity and pest control. Organic farming is based largely on traditional

farming methods and thus for Riceboro, the production of organic food can also be affiliated with the heritage

of the community.

Increase access to fresh fruits, vegetables, eggs, etc.

Currently, Riceboro does not have a local grocery store, so residents must travel to a nearby community for

their food needs. A “food desert” is defined by the U.S. Center for Disease Control as “areas that lack access to

affordable fruits, vegetables, whole grains, low-fat milk, and other foods that make up the full range of a

healthy diet.” The establishment of a farmers market would provide Riceboro residents, as well as those in

surrounding communities, access to healthy food.


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Enhance the sense of community.

Farmers markets can also serve to build a sense of community by providing a regular gather place for people to

meet. During this process, the community has expressed the desire for places to foster interaction. A farmers

market can not only provide food for the body, but the spirit of community can be fed as well.

In addition to individual farms, other alternatives also are available for supplying a local farmers market. The nearby

Hampton Island development boasts a 16-acre organic farm. This farm already provides produce to farmers markets in

Savannah and, based on preliminary conversations with Hampton Island staff, would be able to provide goods to a

market in Riceboro as well. The “Hampton Island” name can be used in branding efforts for the market.

Another well-known brand associated with the area is the LeConte pear, named after John Eatton LeConte. The LeConte

family was of course the owners of nearby Woodmanston plantation. Supplying and marketing ‘brand-name’ produce

can bolster both the farmers market and the local LeConte-Woodmanston Plantation.

The farmers market can also provide an excellent venue for the sales of local food, similar to the cuisine available at the

annual Ricefest. Promotion of local, heritage-based cuisine increases the awareness of the local culture and can also

attract buyers to the Riceboro market by offering unique, authentic meals not available at other area markets.

Resources

Southeastern African-American Farmers Organic Network

SAAFON is a network of farmers using sustainable growing methods, comprised of small and limited resource farmers

that are either certified organic or growing organically. Currently SAAFON farmers are located in six states and the Virgin

Islands: Alabama, Georgia, Florida, Louisina, North Carolina, South Carolina, and St. Croix Island. The goal is to add ten

(10) farmers to the Network each year. Participation is the Network is free to the members.

www.saafon.org

Farmers Market Coalition

The Farmers Market Coalition is a 501(c)(3) nonprofit dedicated to strengthening farmers markets across the United

States so that they can serve as community assets while providing real income opportunities for farmers.

www.farmersmarketcoalition.org

http://www.saafon.org/

http://www.farmersmarketcoalition.org/


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Community Garden Community gardens are becoming increasingly popular as community building initiatives, for providing fresh and local

food, and as a resource and amenity for residents who may not have the space or knowledge for planting their own

garden. Food grown in a community garden can be distributed in any number of ways, as decided by the group. One

option could be to sell the proceeds at the farmers market. It is important to understand that a successful community

garden depends on a dedicated group of volunteers. The American Community Garden Association

(www.communitygarden.org) is a great resource for learning more. If support exists, a community garden could be

located within the residential component of the residential development adjacent to the town center, which would

allow convenient access and could also be used as a teaching tool in helping children and the community understand

more about where their food comes from and how it is grown. An overview on starting a community garden is provided

in the appendix.

Multi-purpose Pavilion The development of a central gathering space can serve to not only provide a facility for community events, but it can

also serve to establish a community identity. As shown on the conceptual master plan for the town center, a multi-

purpose pavilion can serve to anchor the town center and create a destination place which can be used for many

purposes. At a minimum, this pavilion should be the home of the Riceboro Farmers Market. Its open design and flex

space could allow it to be used for other events as well, including community concerts, theater, and festivals. Because

this structure is an open-air pavilion, it can be constructed at a fairly low cost, yet provide great return in the

establishment of community identity. It is important that this pavilion is well-designed and made from high quality

materials– it should not be a pre-fabricated building. This will be the signature structure for Riceboro. As the “City of

Pride” the pavilion should accurately reflect this tradition.

The image on the following page illustrates the heart of the “City of Riceboro Market Village.” In the foreground, mixed

use buildings line the central plaza and create an outdoor room suited for outdoor cafés, festivals, live music, and more.

The interactive play fountain can attract families looking for refuge from the summer heat. Residential units above retail

space helps the space remain active all day long, rather than becoming a vacant and lifeless space at the end of the work

day. The ground floor spaces should be used for retail purposes, rather than office, in order to generate the greatest

level of street activity. Office incubator spaces could be located on the upper floor of the mixed use buildings or in

live/work areas of the Market Village.

http://www.communitygarden.org/


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Medical/Urgent Care Although Riceboro would like to see various types of services become available in their community, one of the most

pressing needs is the establishment of an urgent care center or similar medical clinic. Ideally, this center would be

affiliated with the Liberty Regional Medical Center, which provides both hospital and Emergency Medical Services (EMS)

in the county.

Destination Dining & Events Currently, one of the most popular restaurants with the members of Hampton Island is the Old School Diner, located in

Harris Neck. This small, eclectic, locally owned and operated restaurant is also a favorite of actor Ben Affleck, according

to the restaurant’s website. The success of this restaurant has been featured in several publications, including Southern

Living and Savannah Magazine. There are two messages here – one, people will seek out great local food that reflects


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on the character of a place and its people. Two, there are few other options available for those visiting Hampton Island,

Sunbury, or other areas in east Liberty County. Although Hinesville is a short drive away, the distinctively different and

unique character of Riceboro provides opportunities that a larger city would be hard pressed to provide.

The former “Shanty Burger” restaurant on Highway 17 presents such an opportunity. This is an original roadside diner,

which were popular along US highways prior to the development of the interstate system. Many of these structures

have been torn down, sometimes in the name of “progress,” or otherwise lost. However, the restoration of the Shanty

Burger could be a destination diner and cultural tourism draw. A family-oriented activity, such as a mini-golf course,

could be developed in conjunction, providing a recreational opportunity as well as a complete experience and reflection

of yesteryear. While these road-side drive-ins are mostly mid-century buildings, post-dating the historic significance of

the old Dixie Highway, the earliest recorded mini-golf courses were constructed around 1922. They are first believed to

have been built in North Carolina and became a national phenomenon by the late 1920s.

Grocery Store In the community survey taken, a number of Riceboro citizens expressed an interest in bringing a grocery store to their

community. Currently they have to travel to Midway or Hinesville to shop for groceries, which can be as far as fifteen

miles away. Having a grocery store in the community not only makes it convenient for citizens, but also makes healthy

food more accessible, brings jobs to the community, and can attract more businesses to the city.

Attracting a grocery store can be a long and very challenging effort, but with a coordinated strategy and strong

partnerships, your goals can go a long way. According to Grocery Store Attraction Strategies by PolicyLink, there are ten

strategies that should be considered when working to attracting a grocery store, as presented below.

Identify and organize stakeholders

When undertaking a charge such as recruiting a grocery store it is important to have local stakeholders involved. These

stakeholders should include a diverse group of municipal departments, organizations and citizens. Some interested

parties may include, but are not limited to: economic development organizations, community based organizations,

public health advocates, children and family advocates, faith based organizations, smart growth advocates, and city and

regional planning organizations. In Riceboro, other stakeholders may also include Hampton Island, Plum Creek, and

other major landowners.


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Once the interested parties have been identified, an email list or website should be set-up where your partners are kept

up to date on current events related to this issue. Stakeholder surveys can also be taken and the local municipal

departments should definitely be involved in the process.

Raise awareness of the problem

There are three steps that may assist with raising the awareness in your community: conducting a community

assessment, generating media coverage of the issue, and securing a formal political commitment to address the issue.

In order to understand the needs of the community it is a good idea to conduct a community food assessment. This

assessment can identify where residents and employees get their food and their perceptions of existing options. The

information gathered can be used to spawn support and awareness about the lack of accessibility to basic needs of the

community.

Having a representative from the media as a stakeholder is important to moving awareness of the issue forward. They

will help educate the community, elected officials and potential investors. Having a stakeholder, partner or citizen write

opinion pieces and feature stories in the local paper will also help educate those in the community about the lack of

access to food and the need of having a grocery store.

It is definitely a benefit that Riceboro City Council supports this issue. There are several things they can do such as pass a

resolution requiring their staff to identify ways that can help attract grocery retailers, identify incentives that can be

offered, and identify ways to streamline the approval process.

Understand the challenges

Opening a successful grocery store in an underserved area requires overcoming several impediments. Although the

benefits for both the community and the retailer are worth the effort, it is important not to underestimate the

challenges. Some of the challenges are: the market data misstating the economic potential and purchasing power, the

ability to secure appropriate development sites, increased development costs, and obtaining the proper financing.

These challenges can be alleviated by surveying local residents and employees directly to understand the market,

conducting a market analysis, identifying land (possibly owned by the City of Riceboro and perhaps Liberty County), offer

incentives, and partner with local financial institutions.


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Consider the alternatives

Several options should be considered when developing a new grocery store. It is a huge endeavor that may not be the

only way to improve access to healthy food in a small city. For example, a local farmers market can be created or

enhanced increasing the community’s access to fruits and vegetables as well as supporting local farmers. Improving

access to existing grocery stores is an option as well. The City of Riceboro can partner with an existing store to improve

transportation options to those who may not have access.

Identifying and Assembling Sites

Finding a suitable site to develop for a grocery store can be one of the biggest challenges. Local government and

community organizations are well poised to identify and help assemble potential sites. These entities often times have

access to the knowledge of early notice of a sale of a suitable development parcel and can assist with negotiations with a

grocery developer. They can also assist with assembling parcels that could collectively provide the right site.

The typical site required to build a large grocery store would be 40,000 to 65,000 square feet. Ideally retailers would

want approximately five, visible parking spaces per 1,000 square feet of retail space adding 50,000 to 80,000 square feet

to the amount of land required. Another consideration is road accessibility for both customers and delivery trucks.

Sufficient space for truck loading and unloading that does not interfere with customer parking is also needed. There’s

also a small format store that many grocers are building primarily in densely populated neighborhoods. They range in

size from 10,000 to 25,000 square feet. They focus on selling

fresh produce, ready-made meals, and organic or natural

products.

Ideally, the preferred site would be affiliated with the town

center. There is a limited amount of retail and commercial

business that Riceboro can support. Promoting one activity hub

at the town center will increase the viability and success of the

businesses. In order to fit appropriately within the town center,

the grocery store site should be appropriately designed within

the pedestrian context, as shown in the image to the right.


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Understanding the Retail Market

In many communities there are millions of dollars of spending power and no full grocery store. Everyone spends money

on food and every community needs places where that money can be spent. But not every community that benefits

from increased access to healthy food has the spending power to support the development of new, large scale, full

service grocery stores. The City of Riceboro and community advocates need to understand the market conditions in the

community, including both the demographics and spending power of local residents.

Potential grocery operators and developers want to see that there is a strong market opportunity it is imperative to

understand the existing and near future market of the trade area. They want to know the extent of the untapped

potential in your community. Before committing to opening a new grocery store, retailers typically conduct their own

market analysis of local market conditions, however, a community can improve their chances of attracting retailer

attention if they compile, analyze and create new market data. This can be done through surveys, a demographic

analysis, and conducting a marketing analysis.

It may also be worthwhile to look into hiring a local real estate broker. They have access to certain companies and

investors that may aid in the attraction of a grocery store to Riceboro. Consultants may also be beneficial with the

research and marketing portion of this initiative. They provide practical insight with effective strategies, policy solutions

and meaningful data.

Financing New Store Development

Should Riceboro have a strong market opportunity and a site has been selected another challenge will be for the

developer to gather financing. Each project requires a unique mix of private and public funds from a number of different

sources. While some types of funding may be available to any grocery store development it may be helpful for advocates

of new grocery store development to build relationships with funding agencies helping them to understand the

importance of attracting a new grocery store to the community.

Offering Incentives

Once adequate financing has been secured, developing a grocery store in a smaller market is still a risky undertaking.

The City of Riceboro should consider what incentives can be offered to reinforce the economic feasibility of the potential

project making sure that the incentives are tied to strong benefits and the economic needs for the community.


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Some incentives that can be offered are: streamlining the planning and zoning process, waiving permitting and impact

fees, discounted land site preparation assistance and assisting with locating sources of funding. Also coordinating and

identifying state and federal tax credits, and assistance with parking for the grocery store may also be incentives offered.

Address the perception of the area

Commercial developers and retailers are interested in the feel and perception of the area as well as the market

opportunity. They are looking for efforts to help create a clean, thriving business district.

Selling the Opportunity

An essential part of Riceboro’s supermarket attraction strategy should be telling retailers and developers about the

market opportunity that exists in the community. Compiling a comprehensive list of supermarket retailers working in the

region should be a priority. The leaders of the taskforce should try to engage a wide range of retailers and developers in

discussions about the opportunities in Riceboro. It is also recommended that you try to attend one of the conventions

held by the International Council of Shopping Centers (ICSC). They can attract up to 40,000 retail professionals and

brokers to some of their conventions. Other trade associations that may be useful are: National Association of

Independent Grocers, Progressive Grocer, National Cooperative Grocers Association and the Food Marketing Initiative.

Another way to attract the attention of retailers and developers is for the City of Riceboro to issue a Request for

Proposals (RFP) for a specific site. The RFP should include information about the site, the demographics, the desired

development and any incentives that may be available.

Conclusion

The development process for undertaking a new grocery store can be a very challenging undertaking because of the

various factors involved. The primary actors are land owners, commercial developers, retailers, lenders, investors,

market research, the local government and local community members. A good example of researching and recruiting a

grocery store is in Savannah, GA. In 2006 the Savannah Development and Renewal Authority created a Grocery Store

and Concentrated Uses Feasibility Report for Martin Luther King, Jr. Boulevard and Montgomery Street Corridor. This

feasibility study was the impetus for gaining interest and momentum from several investors and eventually gaining the

attention of a local real estate developer who recruited Food Lion to the area creating a partnership between a grocer, a

local bank and a church. Through this partnership a community will have a grocery store with a local bank attached,

along with shared parking with a neighboring church. Not only have healthy affordable food choice been brought to a


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community that was lacking in that area but the design of the structure fits into the context of the area while improving

the neighborhood.

The City of Riceboro must understand the real estate process, and a basic grasp of the grocery store industry. Although

intimidating, there is potential for recruiting a grocery store in Riceboro. A feasibility study that includes market research

is imperative in this process. Once the feasibility study has been completed the City of Riceboro can truly deduct

whether or not if your community can sustain a grocery store and just as important, the size and type of grocery store

your community wants and needs. The study can be conducted by one of the colleges in the area. Some things can be

done internally: a needs assessment, surveys, updating demographic information and some initial market research. If

your research indicates potential, then you may want to proceed with a contract for a professional retail market study.

Equally important, Riceboro must also gain buy-in early from its citizens and support from local advocates.

Funding Opportunities

Community Food Projects Competitive Grants Program – Community Food Projects should be designed to (1): (A) meet

the food needs of low-income people; (B) increase the self-reliance of communities in providing for their own food

needs; and (C) promote comprehensive responses to local food, farm, and nutrition issues; and/or (2) meet specific

state, local, or neighborhood food and agriculture needs for (A) infrastructure improvement and development; (B)

planning for long-term solutions; or (C) the creation of innovative marketing activities that mutually benefit agricultural

producers and low-income consumers.

http://www.nifa.usda.gov/fo/communityfoodprojects.cfm

Healthy Food Financing Initiative – The Obama Administration introduced this initiative in February 2010.The Healthy

Food Financing Initiative will enhance access to healthy and affordable choices in struggling urban and rural

communities, create jobs and economic development, and establish market opportunities for farmers and ranchers.

http://www.usda.gov/wps/portal/usda/usdahome?contentidonly=true&contentid=2010/02/0077.xml

Business and Industry Guaranteed Loans (B&I) – The purpose of the B&I Guaranteed Loan Program is to improve,

develop, or finance business, industry, and employment and improve the economic and environmental climate in rural

communities. This purpose is achieved by bolstering the existing private credit structure through the guarantee of

quality loans which will provide lasting community benefits. USDA, Rural Development.

http://www.rurdev.usda.gov/rbs/busp/b&i_gar.htm

http://www.nifa.usda.gov/fo/communityfoodprojects.cfm

http://www.usda.gov/wps/portal/usda/usdahome?contentidonly=true&contentid=2010/02/0077.xml

http://www.rurdev.usda.gov/rbs/busp/b&i_gar.htm


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Publications and Resources

Getting to Grocery Tools for Attracting Healthy Food Retail to Underserved Neighborhoods Developed by Planning for

Healthy Places. Public Health Law & Policy (PHLP), 2009.

Grocery Store Attraction Strategies: A Resource Guide for Community Activists and Local Governments. Policy Link and

Bay Area LISC, 2008.

The Changing Models of Inner-City Grocery Retailing. Porter, M., Watson, O. Boston, MA: Initiative for a Competitive

Inner City, 2002.

Grocery Store and Concentrated Uses Feasibility Report for Martin Luther King, Jr. Boulevard and Montgomery Street

Corridor. Savannah Development and Renewal Authority, 2006.

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Residential

New residential development in Riceboro will be important for growing the population and thus the availability of local

retail and services. However, residential development should be appropriate for the community and serve to promote

the area’s character. While to some it may seem a hindrance, one of Riceboro’s greatest strengths is the rural character.

Housing should be accommodated in different ways, depending on the area in which it is developed. Areas near the

town center should feature higher density housing with a mix of types, as can the “Riceboro Crossroads” area at E.B.

Cooper and Barrington Ferry Road. Areas which are only single-family should promote the use of conservation

subdivision design in order to maintain the community’s rural character. Locations for each housing type are depicted

on the Future Development Map on page

Village Housing In areas closer to the town center, higher density development should be encouraged. Characteristics of the town

center, including gridded streets, neighborhood parks, generous sidewalks, and compact lots should be required in these

neighborhoods. The commercial development which Riceboro seeks to attract is dependent on a certain number of

‘rooftops’ in the immediate area. Retailers evaluate the number of potential customers within a given geographic area.

Compact development will increase the number of residential units within a potential market area. Perhaps even more

importantly, this development pattern will allow and encourage people to walk, bike, or drive to nearby retail. Active

pedestrian activity in commercial areas strengthens businesses and thus fosters a successful retail and commercial

environment.

Within the town center, additional housing types should be introduced. Currently, Riceboro only offers two types of

housing – single family detached, and mobile homes/trailers. The community has expressed an interest in seeing

additional options available, such as townhomes, apartments, and residential lofts over retail. Given the rural character

of Riceboro, these higher density housing types should be associated with the town center. They should also be

designed to complement the mixed-use character of the town center. Parking should preferably be placed to the rear

and accessed by lanes, or to the side of the buildings. Townhomes facing a parking lot is a suburban development style

and should be prohibited or highly discouraged.


Compact Village


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Examples of village housing:

Conservation Subdivision Design Contrary to popular belief, the subdivision of land into large single-family lots can quickly erode this character. Many

jurisdictions will allow lots of one to five acres with curvilinear roads to be developed as a new subdivision, thinking that

this low density development pattern will maintain a rural feel. However, this approach results in the consumption of

land (often prime farmland or forested areas) and loss of the scenic qualities which previously defined the character of

the area.

Conservation subdivisions should be permitted by right as an alternative to large, single-family lots. This approach

allows developers to cluster home sites close to one another in exchange for the permanent preservation of open space.

The preserved open space may be forested areas, sensitive environmental areas such as wetlands, or farmland. The

preserved open space of a conservation subdivision does not necessarily have to be removed from active use, but its

development potential should be limited. For example, an area of preserved farmland may continue as agricultural use,


Conservation

Subdivision Design


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for grazing, or as an equestrian center. These uses, which are all consistent with rural character, can actually be

amenities for the residents. Shared garden plots or community stables not only provide a benefit for the homeowners,

but also serve to build a sense of community among neighbors.

Manufactured Homes Manufactured homes consist of two primary types – modular homes and mobile homes. Modular homes are built in

sections in a factory and then constructed on site. These homes are typically very difficult to differentiate from a

traditional “stick-built” home. Mobile homes, a prevalent housing type in the City of Riceboro, are built in a factory and

then transported as a unit to the site. According to the 2000 Census, just over 42% of the housing stock in Riceboro

consists of mobile homes and trailers. This will likely remain a viable housing choice for many residents. In order to

portray a quality appearance that maintains property values and reflects positively on the community, standards should

be developed and enforced to reduce the “temporary” appearance of a mobile home, including requirements for

removal of all transporting apparatuses and skirting the foundation.

Many mobile homes in Riceboro today are primarily located on individual lots, rather than in mobile home

developments, which is a more appropriate development pattern that allows various housing types to exist compatibly.

Image Source: Rural by Design, Randall Arendt


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However, as development comes to Riceboro, there may be pressure to develop a traditional mobile home park. The

City should update their development regulations to ensure that such developments include sufficient standards for

efficient, safe, and attractive development.

Existing Housing There are still many examples of the original housing stock in Riceboro. The traditional style of these homes is an

important character-defining feature for the community. Sometimes these older homes are modified in the name of

“progress” but improper modifications can significantly reduce their value and character. Many homeowners simply do

not know the proper way to restore an older home. The use of design guidelines can provide valuable information to

the homeowner. Whereas these guidelines could be made mandatory, there will likely be greater community support if

the use of such guidelines is strongly encouraged, but not required.

Most areas of existing residential development are fairly low density. Many homes are well-maintained and reflect the

pride of Riceboro. Unfortunately, the City of Riceboro does have some areas in the city where housing is not properly

maintained. Blighted properties are not only unattractive, they can also be a major deterrent in attracting the type of

development Riceboro would like to see.

In order to attract quality development, an investor must have some level of assurance that their investment will not be

negatively impacted by either existing conditions or by the inability of the city to enforce their standards. In order to

address the current issues associated with derelict properties, the City should consider creating an Urban

Redevelopment Plan.

Purpose of a Redevelopment Plan

(Adapted from “A Guide to Using Georgia’s Urban Redevelopment Act” published by the Georgia Department of

Community Affairs)

The Urban Redevelopment Act (O.C.G.A. 36-61-1 et. seq.) was adopted in 1955 by the Georgia General Assembly as a

powerful, flexible and easy to use legislative tool to support successful public/private revitalization partnerships.1

1 The power of local governments to do community redevelopment and create special districts is authorized in the Georgia Constitution.


Low Density Residential


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The Urban Redevelopment Act gives cities and counties in Georgia specific powers to rehabilitate, conserve or redevelop

deteriorating areas. As a part of creating a Redevelopment Plan, the city council must adopt a resolution finding that

the area constitutes a “slum area” as defined by

the Act and that redevelopment of the area is

“necessary in the interest of the public health,

safety, morals, or welfare” of the residents of the

jurisdiction. In addition to designating by

resolution an “urban redevelopment area”

appropriate for redevelopment projects, the Act

requires adoption by the local government of an

urban redevelopment plan for the target area.

While it might seem unpopular to brand any part

of a community with this label, it is essential to

include this finding in the written resolution of

intent to use the Act.

It is important to note that the great majority of

existing urban redevelopment plans implemented

under this statue have not led to the major

displacement of residents nor the use of eminent

domain to acquire private property. Most

neighborhood residents end up with improved

living conditions with equal or even lower housing costs. Home ownership opportunities can be expanded, and the vast

majority of land transactions under these plans have been between willing buyers and sellers. The Urban

Redevelopment Act expands the normal powers of local governments in some important ways. Specifically, adopting the

required resolution and a qualifying urban redevelopment plan:

Provides a detailed blueprint of the public sector’s vision and goals for a mapped defined urban redevelopment

area.

Allows the implementing entity to attach design and use requirements or limitation to specific parcels as

covenants which run with the land.

The Act defines a “slum area” as:

An area which by reason of

- the presence of a substantial number of slum, deteriorated, or deteriorating structures;

- predominance of defective or inadequate street layout; faulty lot layout in relation to size, adequacy, accessibility, or usefulness;

- unsanitary or unsafe conditions; - deterioration of site or other improvements; - tax or special assessment delinquency exceeding the fair value of

the land; - the existence of conditions which endanger life or property by

fire and other causes; by having development impaired by airport or transportation noise or by other environmental hazards;

- or any combination of such factors substantially impairs or arrests the sound growth of a Governmental

Entity, retards the provisions of housing accommodations, or

constitutes an economic or social liability and is a menace to the

public health, safety, morals, or welfare in its present condition and

use.


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Provides multiple options for designating the appropriate implementing entity. A local government may

implement the plan directly, or assign it to a Downtown Development Authority (DDA), a Housing Authority

created under O.C.G.A., or a specially created Urban Redevelopment Agency appointed by the local

government.

Simplifies the assembly (and possible replatting) of large enough tracts of land to attract private developers.

Protects the rights of private property owners to participate in and benefit financially from the redevelopment

strategy.

Permits the local government or its designated redevelopment agency to issue tax exempt bonds for

redevelopment purposes. These may be secured by loans, grants, leases, and other development revenues and

do not count in the local government’s general indebtedness cap.

Helps local governments plan, prioritize, and publicize local government infrastructure investments that will be

provided to support revitalization of designated urban redevelopment areas.

Allows a community to make exceptions to its development ordinances in order to achieve stated economic and

aesthetic outcome in the redevelopment area.

Expands access to some state grant and loan programs and allows the community to expand incentives for

private investors.

Provides a legal framework for binding intergovernmental contracts where communities elect to delegate

redevelopment powers to a separate redevelopment agency. (O.C.G.A. 36-61-18).

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Conservation

According to a recent assessment by the Georgia Department of Natural Resources, Coastal Resources Division, Liberty

County is the most ecologically diverse county on the coast. The City of Riceboro shares in this diversity.

The City of Riceboro boundary contains or intersects 10 State Priority Habitats (Map 1, below) as defined in the

Comprehensive Wildlife Conservation Plan for Georgia (State Wildlife Action Plan - SWAP) dated August 31, 2005. The

SWAP divided the state into 5 ecoregions of which Riceboro falls within the Southern Coastal Plain Region. The region

was once covered by a variety of forest communities including longleaf pine, slash pine, pond pine, beech-magnolia, and

mixed upland hardwoods. The area is now primarily slash and loblolly pine plantations with cypress-gum, bay swamp,

and bottomland hardwoods in low lying areas.

Throughout the Southern Coastal Plain there were 71 high priority animal species identified that included birds (27),

reptiles (14), mammals (10), amphibians (7), mollusks (7), fish (5), and 1 aquatic arthropod. In addition to high priority

animals there were also 91 species of high priority plants identified. The species along with their protected status, rarity

ranking, associated habitat, and range are listed in the SWAP (http://www.georgiawildlife.com/conservation/wildlife-

action-plan ).


Conservation

http://www.georgiawildlife.com/conservation/wildlife-action-plan

http://www.georgiawildlife.com/conservation/wildlife-action-plan


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Many of the high priority plants and animals are directly associated with the high priority habitats found in the Coastal

Plain Region. The City of Riceboro contains or is adjacent to 10 of the 25 the state designated priority habitats found in

the region. Below is a summary of each of the priority habitats found in the Riceboro area.

1. Bayheads and Titi Swamps (approximately 21 acres). Forested wetlands dominated by broad-leaved evergreen

trees: sweetbay, redbay, and loblolly bay. Usually found in domed peatlands, broad interstream flats, or

shallow drainageways. Includes shrubby areas dominated by titi (Cyrilla racemiflora). These are considered late

successional communities in a variety of hydrogeomorphic settings in the Coastal Plain.

2. Bottomland Hardwood Forests (approximately 894 acres). Diverse hardwood-dominated forests found on

natural levees, upper floodplain flats and terraces along brownwater and blackwater rivers. Characterized by a

diverse canopy of hardwood species dominated by various oaks, green ash, sweet gum, red maple, water

hickory, and other mesic species. These extensive forested systems provide habitat for a wide variety of wildlife

species, and are especially important for wide-ranging forest interior species. Bottomland hardwood forests

have been impacted by altered hydrologic conditions, forest conversion, and invasive aquatic species.

3. Brackish Marsh and Salt Marsh (approximately 471 acres). Salt marshes are salt-tolerant grasslands, dominated

by cordgrass and rushes, over soils with circumneutral pH. These are extremely productive habitats. Brackish

marshes occupy a wide ecotonal zone in the vicinity of river mouths.

4. Coastal Scrub-Shrub Wetlands (approximately 21 acres). Shrub dominated estuarine communities found along

the upper border of salt marsh or brackish marsh. These habitats are infrequently flooded by tidal action and

form ecotones between wetland and terrestrial environments. Typical shrubs include groundsel tree, marsh

elder, yaupon holly, wax myrtle, Florida privet, and false willow. Wind pruned red cedar may also be present.

5. Estuarine and Inshore Marine Waters (approximately 218 acres). Estuaries (brackish waters between barrier

islands and mainland) and nears-shore ocean waters. Estuaries serve as nurseries for many species of fish and

shellfish as well as habitats for manatees and other marine mammals. Species composition in these aquatic

communities is influenced by tidal regime and salinity.

6. Evergreen Hammocks and Mesic Hardwood Forests (approximately 122 acres). Evergreen hammocks are

typically associated with small isolated uplands within a floodplain or depressional wetland. Protected from


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frequent fire, these habitats are characterized by a canopy of submesic oaks and hickories, with southern

magnolia, American holly, ironwood, flowering dogwood, and spruce pine. Mesic hardwood forests are similar,

and may occur in terraces above bottomland hardwood forests, ravines, or nonalluvial flats protected from

frequent fire.

7. Forested Depressional Wetlands (approximately 194 acres). Seasonally or semi-permanently flooded forests of

depressional features in broad interstream flats. Soils range from mineral to organic and canopy dominants may

include bays, pond cypress, and/or pond pine. Fire plays a role in maintaining some of these systems. Isolated

wetlands that do not support fish populations are very important breeding habitats for amphibians such as the

flatwoods salamander.

8. Maritime Forest and Coastal Hammocks (approximately 99 acres). Coastal forests dominated by live oak and

palmetto; hammocks are small islands of maritime forest usually surrounded by brackish water and/or salt

marsh. These are restricted to a narrow band of shoreline and barrier islands. Characterized by sandy soils and

wind pruned canopy trees. Provide important habitat for neo-tropical migrant birds.

9. Nonalluvial (Blackwater) Rivers and Swamps (approximately 389 acres). Large, meandering rivers with tea-

stained, but translucent waters and narrow to wide floodplains. Dominant substrate is sand, which may form

bars in larger systems. In contrast to blackwater streams, forest canopy may only shade a portion of the stream

width. Runs and pools are dominant habitats. Large snags are a significant component of habitat heterogeneity.

Limestone shoals occur on some of these rivers.

10. Pine Flatwoods (approximately 94 acres). Mesic or wet forests on flat, poorly-drained areas of the lower Coastal

Plain. Dominated formerly by longleaf pine, now typically by slash pine, occasionally with loblolly or pond pine.

Contains a well-developed shrub layer consisting of saw palmetto, gallberry, lowbush blueberry, and other

ericaceous species. One of the most extensive and prevalent habitats of this ecoregion.

There is also a global ranking system for habitats established (Map 2, below). The global ranking system established by

NatureServe provides an estimate on the risk that the ecosystem will be eliminated. There is not direct overlap with the

SWAP priority habitats listed above because of differences in scale between state habitat types and Natureserve habitat

types. Generally the NatureServe habitat will fall within the SWAP habitats but NatureServe will detect plant

communities outside of the larger SWAP habitats. The conservation status or global rank (G rank) are based on a one to


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five scale, ranging from critically imperiled (G1) to secure (G5). The following ranks are described as 1 = critically

imperiled, 2 = imperiled, 3 = vulnerable, 4 = apparently secure, and 5 = secure. For more information on conservation

ranking please see http://www.natureserve.org/explorer/ranking.htm

The Riceboro area contains approximately 152 acres of critically imperiled (G1) habitat, 558 acres of imperiled (G2)

habitat, and 478 acres of vulnerable (G3) habitat.

More information on habitats and conservation can be seen at the www.conservecoastalgeorgia.org webpage.

Information related to the Coastal Georgia Land Conservation Initiative can also be found on the website. The Initiative

involved detailed mapping of plant communities in the coastal counties. Furthermore, one of the objectives of the

Initiative is to work with local governments and communities in identifying conservation goals for their area. Another

objective is to assist communities in protection of important areas through ordinances, zoning, acquisition, and smart

development practices.

Greenway It is critically important to note that just because a natural plant community does not fall within an identified priority

habitat type that it does not play an important role in conservation. Creating habitat corridors and buffers around

critical habitats allows for the habitat and the dependent plant and animal species to continue functioning. Isolation

and fragmentation of habitats poses the highest threat to plant and animal species other than outright removal of the

habitat. Corridors and greenways allow species to migrate through areas and expand their populations.


Greenway

http://www.natureserve.org/explorer/ranking.htm

http://www.conservecoastalgeorgia.org/


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41

Character Defining Details

Residences and Social Life

Most of the historic resources within the City limits/study area are residential structures. Most residences appear to be

from the mid-1920s into the 1950s, although there are newer homes scattered about. From a “windshield survey” many

homes are sitting on large tracts of land. The streets that lead down from US-17 and connect to the “lower” past,

railroad generation town center are not marked well and nearly impossible (and somewhat “unapproachable” in

appearance) for visitors to find their way to the rail corridor. When one does wind down to the location of old City Hall

and the railroad tracks, it is a very abandoned character.

In historic residential form there are examples of saddlebag, central hall, bungalow, and I-House building types.

“Bungalows,” contemporary “Ranch Homes” and “American Small Houses” can be found as the most significant

architectural forms to Riceboro. This corresponds to a potential “Coastal Highway,” auto-related district “period of

significance” from 1920s to 1950s, which would be fitting for a historic district. Styles that are represented on (or

applied to) structures are simple. Detailing on the American Small House forms is refined, “folk” or “vernacular” in

architectural vocabulary – not the “high style” representations of the classification that you would find in larger cities.

However, this is truly unique to the rural, working-to-middle class character and history of Riceboro and should be

respected in any new architecture proposed today. Avoid any high-style Victorian-appearing architecture. Most of the

houses have simple lawns without decorative or elaborate gardens – common to working and middle-class families.

Churches, prayer houses and places of gathering and worship are a social feature to the architectural historic found

throughout Riceboro. Many of the churches are from the early 1900s (again, this highway period when Riceboro saw

more growth, travelers and church congregations out grew their older buildings). Churches, schools and public buildings

often feature brick construction, while homes and the simple prayer houses, are either wood, cement-stucco surfaces or

early, mid-20th century asbestos shingle siding. Whitewashed paint schemes and simple, white trim are most common.

The images on the following page are provided by the Georgia State Historic Preservation Office and illustrate common

house types found throughout the City of Riceboro, as well as in surrounding areas of Liberty County.


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Commercial Structures

Riceboro was, at the turn of the 20th century, a burgeoning center of commerce along the railroad that the auto-

highway displaced and dismantled. When re-established along the US-17 Coastal Highway corridor, the Interstate

dismantled any of the commerce that was built along the corridor. The constant shifting and relocation of the town

center seems to reflect the character of the town changing in styles and forms so dramatically as during these eras

Riceboro seemed to keep trying to re-create itself.

`The most identified feature and era of “downtown” Riceboro today has become the US-17 Coastal Highway corridor

(1920s through the 1950s (historically)) and some modern-day civic structures, service stations and road-side auto-

related businesses face the road – such as the

most unique, Shanty Burger drive in. These are

simple building forms more for their service to

the road and the traveler, large areas of

modern glass displays, flat roofs (avoid

inappropriate gable roof “toppers” in the

future), one-part commercial buildings. Some

residential structures are right next to the

commercial blocks. The structures standing,

many appear vacant, but appear to be in fair

condition. Owners appear to have kept some

operations in them and storage over time.

However, they appear to have limited public access or business hours at best. Passing through Riceboro the traveler will

find that the visual character of open businesses does not really exist, and those businesses that are open could benefit

from having more open around them so the driver does not get focused on just “driving through.” When more

businesses open, drivers slow down, look around and all businesses help each other. Due to their age their quality of

materials, even though simple in form, these buildings define much of Riceboro today. All of this adds to the quality,

uniqueness and sheer value that the resource (as a turn-of-the-20th century commercial railroad district) has gained.

Transportation

The oldest road corridor is along the old “King’s Road” (today known as Barrington Ferry), as this was an established

trade route as far back as the 1600s, most likely used by Native people in this area. Even today, some of the most


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beautiful tree “canopy roads” tie into Barrington Ferry and

give character to the setting of the residences and structures

on the lots. Trees and buildings are harmoniously sited

together in Riceboro. The route going out to LeConte

Woodmanston becomes a dirt road with mature trees and

coastal wetlands that come right up to the raised gravel

easement and this truly transports the visitor into an

experience-based reality. This is something so special to the

character of Riceboro from the earliest times of its founding

and this sensory experience should be protected for this

section of the City. To visitors, this is one of the most unique

portions of Riceboro that is fragile and can easily be lost

permanently with a road paving or land sold to

development. In actuality, the lack of structures in this sector of town is the most significant and it raises the experience,

approach and understanding of the mission of LeConte Woodmanston even higher, with an understanding of what

conditions were like in the earliest generation of Riceboro.

The, 2nd generation Riceboro, streets along the railroad, are generally wide and individual residential lots are modest to

very large, in size. By the turn of the 20th century, the major road system and railroad corridor (very much the same

today) which focused patrons, travelers and farmers to the central business district and the railroad provided both a

center for warehousing and commerce. Many of these interior land lots have merged since town moved up to the

highway and extensive parcels of land throughout the center of Riceboro appear to be developer-controlled – however,

not yet developed, giving Riceboro the opportunity to plan itself for the future, which these developers, in the most

desirable sustainable building construction and traditional neighborhood development (TNDs) that the market demands.

The US-17, Coastal Highway corridor is today the most identifiable area of “downtown” and can be economically

successful for a future commerce. The road was built for faster speeds N/S through the City, gracefully winding and

engineered to the topography it covers.

In the future, Riceboro should continue to build structures to a modest size and form, with traditional coastal styling and

features. Many of the homes found throughout Riceboro are vernacular, south-Georgia cottages or bungalows with very


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simple Folk Victorian or Minimal Traditional details. Wide eaves, deep porches and traditional neighborhood

development with alleys loaded to the rear and an emphasis of trees and lush plantings to shade the homes would fit

the established character of Riceboro’s residences. Conservation subdivisions will encourage the appropriate practice of

sustainable, “grouped” development and preserve open space.

National Register of Historic Places A National Register of Historic Places (NRHP) listing, essentially, automatically

gets the same property on the Georgia Register of Historic Places (both

records held at the State Historic Preservation Office (SHPO)). Properties fifty

years or older, and meeting general criteria for their historic “significance”

can be placed on the NRHP. Listing does not offer 100% protection for the

site or district, but it has tremendous review, recognition and economic

benefits. If any project using any amount of federal funding might threaten a

district, individual site or potential archaeological resource listed on the

NRHP (or “National Register-eligible”), then the proposed changes to the

structure or site may trigger a review process by local, state, and/or federal authorities. This required review process is

known as a “106 review,” per Section 4f of the National Preservation Act of 1966. Properties considered “eligible” are

those generally 50 years old or older and/or significant to a historic event, person or architect/architecture of an

important historic style. Common changes or threats are generally those of demolition, a certain measure of anticipated

negative-impact or inappropriate visual distraction that leads to the loss of significance to remaining “contributing”

resources on the NRHP.

Benefits for being placed on the NRHP are recognition, general property value increase and ability for either individual

properties or the community to apply for special grants, funding or programs offered through the SHPO.

There are significant tax advantages and property tax incentives for private (or even civic) owners of properties within a

NRHD. “Adaptive-use” of structures is a common preservation-sensitive practice used to save (rehabilitate) notable

structures by adding modern functionality while preserving and retaining features. These projects (residential or

commercial) are eligible to take advantage of different levels of state and/or federal historic preservation income tax

incentives benefits and/or property tax freezes based on the amount of “qualified” rehabilitation work that is performed


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on the structure. (For more information go to www.gashpo.org.) Recognizing and using these financial tools for the

long-term economic performance of properties or sites determined for the NRHP will be incredibly important.

Riceboro has unfortunately lost a significant number of original properties that have defined it’s “downtown” from

either of the two previous locations. Essentially, not many structures 50 years old exist in Riceboro and only very

fragmented remnants of different eras of Riceboro’s history can be physically “read” for context. For example,

associations can be made to the “2nd Generation Town Center” by looking at the street system that at one time held

businesses and an old City Hall running along the railroad tracks, there is a certain style of architecture in a few of the

homes and properties remaining from the turn of the nineteenth century in last remaining pyramid-roof form folk

Victorian farm houses from this era.

All things considered, National Register significance may not be available to Riceboro, if too much has been lost and

cannot be determined for sites or districts, properties can be included in separate, local historic districts or simply

design-review districts to begin to regulate desired community aesthetics based on Riceboro’s history. The municipality

or county may set local review standards for certain local protections such as granting of building permits, land use and

zoning controls, or Certificates of Occupancy. With local review measures there would also need to be a set of criteria or

guidelines (of which the research team is aware that Riceboro has drafted and is still in process of review and

amendment based on this master planning study). As such, it is only on the local level that this in-depth design control

can take place.

http://www.gashpo.org/


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Tourism

Heritage Tourism One of the greatest assets of Riceboro is the rich history of the community. Given enough financial capital, any

community can build new roads and buildings, but no amount of money can create the depth of culture, heritage, and

history that exists here. Riceboro needs to build upon this unique niche and invite others in to hear their story. Sharing

the rich history and culture of the community is the basis of a major economic opportunity – heritage tourism.

In 2009, the Bureau of Business Research and Economic Development at Georgia Southern University produced a report

for the Liberty County Convention and Visitor’s Bureau (LCCVB) highlighting the potential for tourism development in

the county. This report, entitled Economic Impact of Tourism on Liberty County with Recommendations for Marketing

produced the following statistics:

In Georgia, the average overnight expenditure is $109 per person. Day-trippers spend about $50 per person.

In 2007, direct traveler expenditures in Liberty County totaled approximately $83 million. Liberty County ranks

30th in direct tourism spending of counties in Georgia.

Liberty County (2007)

o Estimated 814,000 visitors

o Jobs created

Direct – 1,500 jobs

Indirect – Additional 200 jobs

o Income

$83 million – direct expenditures

$31 million – direct labor income

With a growth goal of 20% over 5 years, these figures could increase to:

o Direct expenditures of approximately $100 million, an increase of $17 million

o Direct jobs of 1,800, an increase of 300 jobs

o A total economic impact of $165 million ($122 million in expenditures + $43 million in labor income)


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Perhaps of even greater interest and relevance is the potential for heritage tourism in Liberty County. The report also

cites these statistics:

Twenty percent of total travel is for historic/cultural travel

Of travelling adults:

o 75% participated in at least one cultural activities, including:

Performing Arts 48%

Art Museum/Antique Est. 47%

Festival/Fair 41%

Ethnic Area/Ethnic Event 33%

o 58% participated in historic or heritage events, including:

Designated Historic Site 41%

Designated Historic Com. 28%

History Museum 25%

Historic Military Site 21%

Historic Memorial 18%

“With respect to trip satisfaction, 69% say the most memorable trips are those where they learn something new. Fifty-

three percent (53%) say that on their trips they enjoy going to places that are popular with local residents. Hence, when

historic/cultural traveler visits a location, they are looking for a trip experience like the life experience of a local resident.

That means they will seek out unique shopping experiences, as opposed to chain and brand name stores. It means that

they will seek out unique local dining experiences rather that chain restaurants. This enhances the economic impact of

the historic/cultural traveler.”

From an economic impact, the heritage tourist is a very attractive target audience. They are more likely to stay longer

than an average traveler. Ninety percent of trips involve an overnight stay, and their trip is more likely than average to

be 7 nights or more. The average amount spent by a heritage tourist is $623 per trip, versus a general traveler who

spends on average $457 per trip.

The GSU report also highlights the potential for attracting African-American travelers, who make up approximately 22

percent of the travel market. Around 80% of their stays are overnight and include shopping (45%), a cultural event or

festival (14%), or museum or historical place (13%).


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The State of Georgia also recognizes the potential for heritage tourism across the state and has published a Heritage

Tourism Handbook: A How-To-Guide for Georgia, an excellent resource which can guide Riceboro in their development

of a heritage tourism program. In addition to providing an excellent opportunity for travelers to stay closer to home,

heritage tourism is also very attractive to international visitors. As community leaders from Hinesville, Savannah, and

Brunswick continue to invest in deepening relationships with China, the potential to attract their traveling public is even

more greatly enhanced through heritage tourism.

Many of Liberty County’s historic resources are promoted through the “Liberty Trail” signage along major highways and

at interstate exits. However, there are several issues that persist:

The signs can be confusing, especially to visitors not familiar with the area.

The sites that are formally part of the Liberty Trail are geographically isolated from one another. The travel time

required between sites is significant.

The initial Liberty Trail promotional materials provided directions to each of the sites. However, the directions

were written for sequential visits (i.e., from site 1 to site 2, site 2 to site 3, etc.), and it is not feasible to visit all

sites in one day. Recent updates to the Liberty County Convention & Visitors Bureau website have greatly

improved this issue, as visitors can map directions directly to any one of the destinations.

Many of the sites that are officially a part of the Liberty Trail do not have consistent hours of operation. The

sites all operate independently from one another and suffer from lack of funding, lack of staff, and maintenance

issues.

While a strong, unified campaign to promote tourism throughout Liberty County would likely be beneficial to the City of

Riceboro, Riceboro has other assets that can form the basis of their own program. Within the city limits of Riceboro,

there is rich history in the area, much of which can be linked to freedom – association with Georgia in the Revolutionary

War period as the 13th Colony; stories of perseverance embodied in the community-rebuilt, slave cabins at LeConte

Woodmanston; and local religious landmarks that tell of the freedom of religion. Sites tied to the more recent history of

Civil Rights to the ongoing celebration of African Culture – of the flourishing & proud Geechee people who celebrate

Kunda, “the gathering” – are found within the Riceboro area. Riceboro also has a strong history relating to

transportation, including pre-history Native People’s trails, the 17th Century “King’s Highway” (now Barrington Ferry


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Road), 18th Century connections to Georgia’s earliest ports, 19th Century coastal railroads and 20th-century auto

corridors (the original route of the “Old Dixie Highway,” (1915-1926) also known as the “Coastal Highway,” and known

today as US-17.)

The Riceboro Community will benefit from its awareness of the management and identification of its cultural resources.

By understanding the significance of existing resources as a “baseline,” the impact of changes made upon them can be

weighed and acted upon. Activities such as road widening, insensitive alterations or removing historic material, moving

structures and imposed development may cause potential adverse effects upon the significant traits, or “context,” that

defines the character of Riceboro and each of these individual pieces of history. Every historic resource has a connection

to the “sense of place” of an area. This occurs with both the history of the resource itself as well as through the location

and orientation of the resource as experienced from other preserved or documented resources (a historic “district”).

When any one part is altered, or the environment surrounding the resources has a significant visual change, then the

connection to, and the definition of, the sense of place of the greater whole can be permanently lost. Thus, anything

with a National Register of Historic Places listing, or the context of anything else that might have historic significance and

potential for listing, can become threatened.

Legacy Loop As an economic generator, Cultural Heritage Tourism should be at the forefront of rebuilding the Riceboro community

along each of the different transportation corridors. The Barrington Ferry (old King’s Road) corridor leads into wetlands

and wildlife sanctuaries around Leconte Woodmanston Plantation and transports the visitor in a tactile as well as natural

setting from the gravel road surface to the cypress trees growing right up to the road. The “canopy roads” such as found

along EB Cooper are the type of coastal, rural afternoon drive that out of state visitors looking for a day-trip outside

Savannah, Brunswick or even Jacksonville relish.

The US Highway 17 corridor (whether interpreted to the mid-20th Century “Coastal Highway” or the early days of the

automobile “old Dixie Highway” systems) is the “spine” for current and future auto traffic (residents and visitors). The

location of the new Riceboro Village Center along US Highway 17 strengthens the role of this important corridor for the

community. The restoration of existing mid-20th century styles, such as flat and “roof architectural” forms like the old

“Shanty Burger” provide unique environments that reflect on Riceboro’s past. Creating a tourist draw based upon the

history of the old auto road systems can lure people to stop, enjoy a burger at a diner, a picnic under live oaks or a stroll

through a new collection of shops built along the highway.


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The framework for the Legacy Loop already exists in the way of existing

roadways. US Highway 17 is already a designated bicycle route. With the

development of the Rail-to-Trail facility and trailhead, Riceboro will be

well-positioned to attract cyclists from around the region. The addition

of improved shoulders along Sandy Run Road and Barrington Ferry Road

will enhance the attractiveness of the Legacy Loop for visitors. In the

immediate future, the addition of clear, easy to understand , wayfinding

signs, such as those shown to the right.

The primary gateway into the City of Riceboro for travellers heading

south on US 17 is the fishing piers, which have recently been improved with the addition of the two pavilions. This area

is well-loved and used by the community. The Coastal Georgia Greenway Association has also developed additional

concept drawings to further enhance this area, as shown below.

Image Source: Jo Claire Hickson, Coastal Georgia Greenway

Association


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Gullah Geechee Corridor The Gullah/Geechee Cultural Heritage Corridor was established by Congress in 2006 and runs

from Wilmington, North Carolina, to Jacksonville, Florida. As defined by the National Parks

Service, “National Heritage Areas are places where natural, cultural, historic, and scenic

resources combine to form a cohesive, nationally important landscape arising from patterns

of human activity shaped by geography. These patterns make National Heritage Areas

representative of the American experience through the physical features that remain and the

traditions that have evolved in them. These regions are acknowledged by Congress for their

capacity to tell important stories about our nation. Continued use of National Heritage Areas by people whose traditions

helped to shape the landscape enhances their significance.” The Gullah Geechee Corridor was established to recognize

the important contributions made to American culture and history by Africans and African Americans within the

corridor.

Riceboro is perfectly positioned with its natural, cultural, and historic assets to maximize its presence in this corridor.

The City would be well-served to become actively involved with the Gullah/Geechee Cultural Heritage Corridor

Commission as the management plan is being developed for the next ten years. More information, including contacts,

can be found online at www.nps.gov/guge.

Rails –to- Trails Trailhead The rail corridor used as a biking trail and connected into the

pastoral surrounding roads throughout Riceboro can be a

cyclist’s destination. A trailhead along this corridor is already

identified in both the Rails-to-Trails master plan and the

Coastal Georgia Greenway. The City should continue working

with property owners and regional planning initiatives in

moving implementation of the trail forward. With its success,

the trailhead will be well-positioned to serve as a destination

and foster development of new businesses, including

restaurants, shops, lodging, and other services geared towards

those using the trail.


Trailhead

http://www.nps.gov/guge


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Recent studies clearly demonstrate the potential economic impact of such trail systems. A study by the University of

Wisconsin of a trail system in Chequamegan, Wisconsin, reveal an economic impact within 30 miles of Chequamegan of

$1.1 million annually and an average tourist stay of 3.7 days. A study2 of a larger trail system in Outer Banks, North

Carolina, revealed an annual impact of $60 million and 1,400 jobs, all for a local investment of $6.7 million over ten

years.

Ecotourism Preserve and use the character-defining strengths found throughout the Riceboro area to market the area for visitors

and residents. With a strong understanding toward preserving the environment, future developers should take care to

fit new, modest scaled communities within the existing mature trees and wetland areas. Development patterns should

be conformed to the landscape rather than clear-cutting to build large “suburban-style” development, cutting great

areas of road right-of-way for wider roads or creating large flat “pads” for warehouses and industry. Riceboro has

natural assets along its roads (some dirt), tree covered lots, and inland route for the rail trail/East Coast Greenway that

will attract more visitors (i.e. generate greater economic activity) if built within the natural environment rather than the

priceless environment being cleared away. Part of this lure can also come from agriculture – organic farms or local

livestock that is becoming increasingly more valuable and farther from metropolitan (and international tourism) areas

like Savannah. Maintaining the natural feel and character of Riceboro is essential in promoting ecotourism.

Wildlife watching (which includes…) had 1.98 million wildlife watchers in 2006, ranking 17th in the country. The

economic impact of wildlife watching includes “$1.6 million in retail sales, $210 million in state and local taxes and $218

million in federal taxes as well as a total multiplier effect of $2.8 billion. There were also 27,830 jobs and $991 million

paid in salaries, wages and business owner income related to wildlife watchers.”3

2 Study by Transportation Research Board and Institute of Transportation Research and Education, NC State

3 Anderson, Deborah. Economic Impact of Wildlife Watching in Georgia. Wildlife Watching in the United States: The Economic

Impacts on National and State Economies in 2006, U.S. Fish & Wildlife Service


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Recreation

Boat Ramp Just outside the city limits proper, the Riceboro boat ramp provides public access to Riceboro Creek. The facility is in

excellent condition and tucked away down Interstate Paper Road. While many of the local users of the facility would

probably like for this facility to remain a secret, increased use of this boat ramp can help draw visitors to Riceboro.

Currently, the boat ramp is only marked by small brown signs and is somewhat difficult to locate. In addition, because

of its location along Interstate Paper Road, it can be somewhat intimidating for the everyday motorist to co-mingle with

the large logging trailers heading to the mill. Although Interstate Paper Road is a public road, it appears somewhat to

be a private facility due to the dominance of the trucks. Improved signage to the boat ramp should be provided in order

to increase its accessibility to the general public.

Outdoor Recreation Park During the public involvement process, the community discussed the need for additional activities for youth, as well as

the challenges that exist in utilizing the properties between US Highway 17 and the industrial sites. Developing an

outdoor recreation park addresses both challenges. This park would remain heavily wooded with trails developed for

use by ATV’s, mountain bikers, cyclo-cross, equestrian use, etc. The use of ATV’s is a popular hobby in southeastern

Georgia. However, few public facilities exists where ATV’s can legally be used. Cyclo-cross is a form of bicycle racing

which involves a variety of terrains where the rider frequently dismounts and carries the bike over obstacles. Obviously,

trails should be designed and properly managed so motorized and non-motorized vehicles would not use the same

facilities at the same time. Overnight, rustic lodging facilities could also be developed and serve to attract regional and

national events to the community.


Recreation

Left: Cyclocross

Right: ATV on

marked trail

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Transportation

Transportation plays a critical role in the development of a community master plan. The transportation system

functions in a dual role, providing mobility and access for citizens and at the same time, have a significant impact on the

character and sense of place of the community. Transportation infrastructure can support the context of a community

and preserving or enhancing its character; however, conversely, the transportation infrastructure can also play a

significant role in destroying the community character and sense of place. The recommendations for the transportation

system within the Riceboro Master Plan are structured to support the vision and goals of Riceboro, to preserve and

enhance the community character while providing a viable multimodal transportation system that provides access and

connectivity for residents.

Overview Riceboro is currently served by two major routes: US 17 and GA 119. US 17, also known as the Coastal Highway, is the

major north-south arterial. For many years, before the construction of I-95, US 17 provided the north-south connection

from northern states to Florida, traveling through many small communities along the way such as Riceboro. The facility

is currently two lanes crossing Riceboro Creek and transitions to four lanes approximately .25 miles south of the creek.

The roadway has wide outside lanes (approximately 16 feet wide) and the inside lane width of 12 feet. Sidewalks are

present on the east side of the roadway just south of the intersection with E B Cooper Highway (GA 119) and transition

to a sidewalk on both sides of the roadway through the main community. The roadway

remains four lanes through Riceboro and transitions back to a two lane facility south of the

railroad overpass. US 17 is designated as a Rural Minor Arterial.

E B Cooper Highway (GA 119) is the major east-west connection between US 17 and US 84.

This facility is currently two lanes. The section between Barrington Ferry Road and US 17 is

lined with large live-oak trees and also provides access to several of the identified Riceboro

cultural and historic resources. The canopy road section of the facility is shown in the

photograph to the left. E B Cooper Highway is designated as a Rural Major Collector.


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Barrington Ferry Road is another north south route that provides access to several activity centers in Riceboro. This two

lane facility is designated as a Minor Rural Collector and also connects to the entrance road to Leconte-Woodmanston

Plantation, a major historic site located adjacent to Riceboro. Sandy Run Road is the other major east west facility that

provides a connection between Barrington Ferry Road and US 17. Sandy Run Road is also a two lane facility designated

as a Minor Rural Collector.

As part of the development of the

Hinesville Area Metropolitan Planning

Organization’s (HAMPO) Long Range

Transportation Plan, the existing

transportation conditions within the

HAMPO area were identified. The

figure to the right provides the traffic

count information for the facilities in

and around Riceboro.

Safe and pleasant multimodal access

for residents and visitors is a key theme

within the transportation

recommendations. These facilities can

also support the economic

development initiatives as well as the

enhancement of the community

character. In addition, there are a

number of cultural, historic and natural

resources that can be connected

through a multimodal transportation

system.


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US Highway 17 US 17 will play a major role in the redevelopment/enhancement of the community character. As shown in the traffic

counts on the previous page, the current four-lane section is not needed to meet current capacity requirements. In

addition, the excessive lane width can encourage excessive speeds through Riceboro. In order to create a safer, more

attractive corridor, a landscaped median should be implemented from just south of E B Cooper to near the railroad

overpass. This median will provide the foundation for streetscape improvements as well as alerting travelers that they

have arrived at a special place. With the implementation of the median, the roadway will become a two lane facility

with 11 foot lanes that will also encourage lower speeds through the community. Extensive studies and research have

shown that lanes narrower than the typical 12’ feet result in lower speeds, as well as fewer crashes.

In addition to the implementation of a median, a shared use path connecting to the existing sidewalk system from the

railroad overpass and from the northern terminus of the sidewalks to the fishing piers located at Riceboro Creek are also

included in the recommendations. The existing sidewalks should be upgraded and also include pedestrian amenities and

streetscape elements, such as landscaping and appropriate street furniture. The inclusion of the multimodal facilities

that will accommodate both bicyclists and pedestrians is a critical element of the recommendation and are coordinated

with the proposed rails to trails project and the

Coastal Georgia Greenway. Potential typical

sections for US 17 are shown in the figure below.

The first figure shows the proposed two lane section

north of Riceboro to the creek. The second figure

depicts the proposed implementation of the

medians within the existing four lane section. It is

anticipated that these improvements can be

accomplished within the existing rights of way.


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Proposed Highway 17 Two-Lane Section

Proposed Highway 17 Four-Lane Section

Proposed Highway 17 Two-Lane Section

Proposed Highway 17 Four-Lane Section


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E B Cooper Highway (GA 119) The preservation of the canopy road portion of GA 119 is critical to the preservation of Riceboro’s community character.

The facility also provides direct access to some of the most important cultural and historical resources within Riceboro.

In addition to this designation, the community has suggested that at least one pull-off area at a scenic vista should be

established along this section.

The process for designating this portion of E B Cooper Highway as a Scenic By-way should begin as soon as possible. The

designation process begins at the state level. Once included in the statewide scenic byway system, the national

designation may be obtained. National designation is the ultimate goal for this section of roadway.

In addition to the designation of E B Cooper Highway, the section of Barrington Ferry Road, from E B Cooper to Sandy

Run should also be included in the designation effort. Barrington Ferry Road also provides access to significant cultural

and historical resources and this section should also be designated, at a minimum, as a state scenic byway.

A flow chart, provided by the Georgia Department of Transportation (GDOT), depicting the designation process is found

on the following page.

Coordination As part of the designated MPO area, coordination with HAMPO is critical for the implementation of any transportation

recommendations. Improvements to US 17 from the railroad overpass to Riceboro Creek are included in the recently

updated 2035 Long Range Transportation Plan. HAMPO can also provide and facilitate coordination with GDOT related

to the project.

In addition to the implementation of the recommendations for US 17, HAMPO can also provide support in pursuing

other potential avenues of funding for the multimodal facilities through grants such as the Transportation Enhancement

program and others that may applicable. Coordination with the Coastal Georgia Greenway efforts is also important for

the coordination and communication element.

The first step in the scenic byway designation process would be communication with HAMPO staff who can facilitate the

communication with the appropriate state agencies.


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Overlay District The Liberty Consolidated Planning Commission (LCPC)

recently developed an overlay district and associated

design guidelines to address transportation and land use

issues, including access management, primarily along U.S.

Highway 84. This overlay district was written with

flexibility to allow multiple jurisdictions to adopt this

ordinance. The purposes of this ordinance are:

As stated in the guidelines, the purpose and intent of these

guidelines are as follows:

Preserve and enhance natural, cultural, and

historic resources of Liberty County and encourage

designs compatible with these goals;

Develop a gateway to the county to encourage

tourism and economic development consistent

with Liberty County’s vision;

Promote an attractive view from I‐95 which will

reflect a positive image of Liberty County to the

travelling public;

Develop an efficient transportation network of

interconnected streets and multimodal facilities;

Preserve and enhance the capacity and safety of

regional highways, especially U.S. Highway 84 ;

Distinguish Liberty County from other exits along

Interstate 95.

The goals listed above are in direct keeping with the goals

of this master plan. Adoption of this ordinance would


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provide guidance for quality development in Riceboro as well as continuity between jurisdictions. The guidelines based

on tiers and are written to provide significant flexibility while providing adequate requirements for quality development.

As part of the adoption, the City of Riceboro would also adopt a map to illustrate the appropriate tiers for each roadway.

The map below outlines the recommended map for adoption.

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Community Development

Overview With a population of less than 1,000 people, the City of Riceboro is a small, tight-knit community which is very proud of

its culture and heritage. Data from the U.S. Census Bureau (2000) provides a good snapshot of the community,

especially in comparison with Liberty County and the remainder of the United States.

The Demographics Profile Highlights tables below indicate the following about the City of Riceboro:

The population is closely split between males and females

The overall age profile for Riceboro is roughly in line with the national average. The percentage of those over 65

is only slightly higher in Riceboro than in the US, and the median age is only slightly higher than the national

average. Liberty County as a whole is “younger” than the U.S., largely due to the presence of Fort Stewart.

Riceboro Liberty Co. U.S.

Number Percent

Total population 736

Male 366 49.7% 52.7% 49.10%

Female 370 50.3% 47.3% 50.90%

Median age (years) 36.2 25 35.3

Under 5 years 45 6.1% 10.4% 6.80%

18 years and over 516 70.1% 68.0% 74.30%

65 years and over 107 14.5% 3.9% 12.40%


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The percentage of African Americans in Riceboro is much higher than the national average. This fact should be

promoted, especially given the potential for heritage tourism based on African American culture in the

community.


One race 730 99.2% 96.6% 97.60%

White 76 10.3% 46.6% 75.10%

Black or African American 653 88.7% 42.8% 12.30%

American Indian and Alaska Native 0 0.0% 0.5% 0.90%

Asian 0 0.0% 1.8% 3.60%

Native Hawaiian and Other Pacific Islander

0 0.0% 0.4% 0.10%

Some other race 1 0.1% 4.4% 5.50%

Two or more races 6 0.8% 3.4% 2.40%

Hispanic or Latino (of any race) 7 1.0% 8.2% 12.5%

Riceboro has a very high percentage of owner-occupied housing units. While this is partially due to the absence

of multi-family housing, it also indicates that traditional single family is stable and has not transitioned to rental

units. The value of single-family owner-occupied homes is about $15,000 less than Liberty County and

significantly less than the national median value.


Number Percent

Total housing units 292

Occupied housing units 256 87.7% 88.2% 91.00%

Owner-occupied housing units 232 90.6% 50.7% 66.20%

Renter-occupied housing units 24 9.4% 49.3% 33.80%


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Vacant housing units 36 12.3% 11.8% 9.00%

Housing Characteristics

Single-family owner-occupied homes 106

Median value (dollars) 64,200 79,800 119,600

The education attainment in Riceboro is below both the rates of Liberty County and the United States. Only

two-thirds of the population has graduated from high school or higher; less than eight percent has a college

diploma.


Number Percent

Population 25 years and over 482

High school graduate or higher 323 67.0% 86.8% 80.40%

Bachelor's degree or higher 36 7.5% 14.5% 24.40%

The median family income in Riceboro is above Liberty County, but below that of the U.S. However, the number

of families and individuals below the poverty level is higher in Riceboro than the county and the nation.


Number Percent

Median household income in 1999 (dollars) 31,406 33,477 41,994

Median family income in 1999 (dollars) 40,938 35,031 50,046

Per capita income in 1999 (dollars) 15,235 13,855 21,587

Families below poverty level 31 15.5% 13.5% 9.20%

Individuals below poverty level 145 19.2% 15.0% 12.40%


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The Youth in Riceboro Communities across the country are realizing the importance of the benefits of mobilizing the energy and creativity of

youth and making a difference in their community. It is important to involve youth in the community and to prepare

them to be leaders. The establishment of a youth council, which includes their active involvement in the development of

a youth master plan, provides a platform for their involvement.

According to the “Liberty County Consolidated Comprehensive Plan 2030”, as of 2005, 866 people live in Riceboro. The

percentage of children in Riceboro, ages 0 to 17, made up 29.4% of the population totaling 255 youth. Comparatively, it

is estimated that there are 21,801 youth in Liberty County, which is 32.2% of total population of 67,617. Liberty County

has a great number of youth and this is an excellent opportunity to collectively involve all of the youth in Liberty County

creating a much stronger program and stronger partnerships for the community at large.

It is imperative to keep the youth in Riceboro healthy, active, and engaged ensuring success in their lives and their future

while creating an opportunity for positive involvement in their community. Currently, the City of Riceboro is doing an

excellent job at creating activities and opportunities for their youth; however there is a desire from the local leaders to

build upon the programs already in place. Some of the current programs include a Summer Youth Employment Program,

a Youth Summit, and an after school enhancement program. There is also a nonprofit organization in Riceboro called

Coastal Georgia Youth, Incorporated. It is a youth program for all ages where participants are mentored through

athletics and other activities.

Members of City Council would also like to bring more countywide youth activities into their community. One option is

to partner with Liberty County Board of Commissioners and other municipalities in the county to create a Youth Advisory

Council which would include youth from Liberty County and all of the participating cities. The partnership would also

include the Board of Education, parents, and other stakeholders in the community. With all of the partners at the table,

an agenda that focuses on youth issues can be created and implemented. Creating this plan will develop a strategy that

will guide the future of the youth, assess the needs of the youth and unify leaders in the community.

Resources There are several communities within driving distance with strong youth programs that Riceboro should visit. The city of

Charleston, South Carolina has a department solely dedicated to the success of their youth, called the “Charleston’s


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Mayor’s Office for Children Youth and Families.” The “Charleston Area Youth Master Plan” was created in September

2007 and is now in the implementation phase.

Chatham County, Georgia has two successful youth programs - the “Chatham County Youth Commission” and the

“Savannah Youth Council.” Both programs focus on creating civic leaders by involving them in the governmental

process.

The City of Savannah also has a new youth program housed at the Moses Jackson Advancement Center (MJAC). The

purpose of the MJAC is to advance families and youth toward economic self-sufficiency and family well-being. Their

greatest emphasis is in response to the community, who expressed a great concern about the number of youth who are

underperforming academically, from elementary to high school. The MJAC works after school with middle and high

school youth to improve academic performance, behavior and leader skills and increase career and business

opportunities.

Funding Opportunities Innovations in American Government Awards Program – This awards program has recognized the very best Innovations

in American Government, and has brought national attention and widespread dissemination of these practices. A new

initiative, called Bright Ideas, recognizes and promotes creative government initiatives and partnerships so government

leaders, public servants, and other individuals can learn about noteworthy ideas and can adopt those initiatives in their

own communities.

http://www.innovationsaward.harvard.edu/

The National League of Cities (NLC) also has a department and website dedicated to youth development. They have a

variety of tools and resources that can assist with the creation of a youth master plan. They also have full-time staff

dedicated to advocating and planning for children and youth by offering a host of resources including technical

assistance.

http://www.nlc.org/topics/index.aspx?SectionID=youth_education_families

http://www.innovationsaward.harvard.edu/

http://www.nlc.org/topics/index.aspx?SectionID=youth_education_families


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Neighborhood Schools As the community has discussed their future, they wisely recognize the need for a new school, preferably an elementary

school. The preferred site for this new school is in the quadrant near the Riceboro Crossroads at E.B. Cooper and

Barrington Ferry Road. This location would fit in well with both the history and future of the community. This was the

site of the former high school and is the location of the current Head Start program. The crossroads community is also

recognized as more of a local resource, not one to be promoted to tourists, and as such, should feature the school as a

major community asset. This is also in close proximity to major vacant land areas, which are well suited to be developed

as residential in the future. As the community grows, there may also be the potential to locate a second school within

Riceboro, particularly as a component of compact village-type development.

In the era before the prominence of the automobile, schools were designed to be easily accessible to children walking or

riding their bikes. However, as our communities have shifted development patterns, our schools, just like our homes

and commercial areas, are now typically built following a suburban model, where they are only accessible by car. As

obesity rates, especially in children,

continue to rise, it is more important

than ever to encourage physical activity,

such as walking or riding a bike to school.

The City of Riceboro should be very

proactive in working with the Liberty

County School System to plan for a future

school in Riceboro. However, it is not

enough to just have a school in the

program. The City should insist that it is

a true neighborhood school. A

neighborhood school is easily accessible

to pedestrians through placing the

primary entrance close to the sidewalk and placing parking to the side or rear of the building. The school should be

located in a prominent location in the community and ideally, shared as a community resource through community

meeting space, sharing of fields and the playground with the neighborhood, and similar community-building

partnerships.


Schools


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Employers There are two major employers in Riceboro – SNF/Chemtall and Interstate Paper. Technically, Interstate Paper is

outside of the city limits, but given the size of the operation and immediate proximity to the city limits, it is closely

associated with the City.

SNF/Chemtall Chemtall Incorporated, a subsidiary of SNF Holding Company, is a major manufacturer of acrylamide polymers as well as

other products which are shipped to all parts of the world. According to a company brochure, the Riceboro site began

operation in 1987 and has been continually expanded since this time with investments over $275 million. The Riceboro

site is the United States headquarters for SNF (based in France) and employs more than 1,000 people. The plant

operates twenty-four hours a day, seven days a week.

Given that the workforce at this facility is larger than the population of Riceboro, the work force at Chemtall represents

a potential client base for new businesses in Riceboro. According to information from company officials, approximately

half of the workforce lives in Liberty County. The remainder lives primarily in Chatham, Bryan, Long, McIntosh, or

Wayne counties. Approximately 700 of the employees work a standard work day of 8 a.m. to 5 p.m. Most of these

employees are required to stay on the premises during lunch; approximately 30 to 50 sometimes leave the campus for

lunch. The company hosts visitors on a regular basis, averaging around ten to twelve a week. Overnight visitors typically

stay in a hotel in Richmond Hill. When company officials were asked what businesses they thought would benefit the

employees, child care and check cashing services were specifically mentioned.

Over the years, Chemtall has acquired property between their plant and Highway 17 as a buffer between their

operations and the community. Company officials indicate that there are no plans to develop this property, with the

potential exception of a small office that could be located in this area. The company has expressed a clear desire for

development not to be located in close proximity to the plant, due to concerns of noise, lights, truck traffic, and to

minimize risk of any potential accidents.

As a manufacturing facility, it is no surprise that truck traffic is a part of their daily operations. Currently, they have

approximately 150 trucks per day in and out of the facility. It is anticipated that the number of trucks will increase by

around 30 percent in the next few years, which equates to approximately 195 trucks per day.


Industrial


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Chemtall currently supports the City of Riceboro through corporate donations of approximately $50,000 per year,

including a sponsorship with the Youth Center of $20,000 per year. The company uses water, sewer, and public safety

services from the City of Riceboro.

Interstate Paper Interstate Paper LLC is a division of Interstate Resources and has operated in Riceboro since 1967. It is a 24 hour/7 day a

week operation, and employs 231 people, 61 of whom are salaried. Approximately 35 to 40 percent of their workforce

lives in Liberty County. The company produces Kraft linerboard paper, primarily from recycled boxes, but also some

from virgin materials. Over the next ten years, the plant anticipates a 20 percent increase in production through

production improvements (rather than new facilities).

Like Chemtall, truck traffic is a by-product of the Interstate paper operations. Currently, the facility has approximately

220 trucks in and out of the plant per day. This number is expected to increase 8 to 10 percent with forecasted

production increases. The majority of these trucks are operating Monday through Thursday, with some traffic on

Fridays, and to a much lesser extent, on the weekends.

The plant currently has concerns about the long lines of trucks that queue along Interstate Paper Road. As a two lane

road, many of the trucks will pull to the shoulder as they are waiting. Drivers sometimes exit their cabs during long

waiting periods, which causes safety concerns. The plant facility is limited in area on their site for bringing trucks in and

off of Interstate Paper Road. Currently, there are only pockets of residential development along Interstate Paper Road.

Future development opportunities are severely limited by wetlands, the rail line, and the plant itself. However, this road

does provide the only access to the Riceboro boat ramp along Riceboro Creek.

Interstate Paper does not utilize any water or sewer facilities from Riceboro, but they do rely on the City for public

safety, including fire protection. Their estimated economic impact in the community is $420 million according to

company officials and they typically contribute $20,000 to $25,000 annually to Riceboro.

Given the significant capital investment in the manufacturing facilities for both SNF/Chemtall and Interstate Paper, plus

the unique products produced by each, it is anticipated that both of these major employers will remain in the area for

many years to come. Continuing good relations between both companies and the City is imperative for addressing

needs and or issues between each.

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Financial Solvency

As the City of Riceboro continues to grow, so too will the complexity of services it will need to provide. Currently, the

City does not have property taxes. Their primary revenue stream for general services is through the local option sales

tax generated by the county. In order to provide services to a growing population and remain fiscally sound, the City

must carefully and consistently reevaluate fees charged for services provided. Another option, albeit typically more

difficult to achieve politically, would be implementation of property taxes. In order to not place a burden on lower

income individuals or families, the homestead exemption could be set very high, virtually eliminating or substantially

reducing any taxes on individual residents. However, commercial and industrial properties would be subject to the tax.

The water and sewer fees charged to customers should be structured so that these funds can adequately operate and

maintain the system. Careful analysis of this fee structure should be conducted on a regular basis.

The City currently issues building licenses at a set rate, regardless of the size of the business or number of employees.

Modifying this structure to base the business license fee on gross receipts should be considered.


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77

Appendix

Community Survey Results

Starting a Community Garden


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Community Survey Results The following community survey was distributed to approximately 400 residents of the City of Riceboro during the

spring of 2010 to receive public input for the Riceboro Master Plan. Eighty-three respondents participated, which is a

very strong response rate for this type of survey. Responses are shown below.

Question 1: Do you live in Riceboro?

Answer Options Response Percent

Response Count

Yes 94.0% 78

No 4.8% 4

If yes, how long? 71.1% 59

Since 1986 Lifelong (12) 108 yr church 88 years 78 years 75 years 70 years 68 years (2) 67 years 62 years 60 years

55 years 53 years 51 years (2) 49 years 47 years 46 years 45 yrs except 4 years in military 45 years (2) 40 years 40 plus years

38 years 37 years (2) 35 plus years 33 years/57 years 32 years 29 years off and on. Born here 28 years 23 years (2) 20 years

18 years 16 years 15 years (2) 13 years (2) 10 years 7 years (2) 6 years 3.5 years 3 years (2) 1 month


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Question 2: For city residents, why do you live in Riceboro? Please select all that apply.

Answer Options Response Percent Response Count

Lifelong resident 59.0% 46

Quality of life 33.3% 26

Size of the community 24.4% 19

Sense of community 23.1% 18

Proximity to the coast/rivers 10.3% 8

Recreational opportunities 5.1% 4

Employment opportunity/job transfer 7.7% 6

Family 76.9% 60

Community Character 16.7% 13

Other (please specify) 9.0% 7

Returned home after 30 yrs Start here (building) Peace and quiet

Pleasant African American community Proximity to Ft. Stewart

This is my native city I came back home Rural area

Question 3: Do you work in the city of Riceboro?

Answer Options Response Percent Response Count

Yes 13.3% 11

Retired 32.5% 27

Do not work outside the home 6.0% 5

Unemployed 2.4% 2

No 50.6% 42

If no, which city/county do you work? 25.3% 21

Effingham County Fort Stewart (4) Hinesville (4)

It's a church Jacksonville, FL., Duval County Liberty County Ludowici, GA

Midway (4) Savannah (2) Semi-retired


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Question 4: Do you own a business in Riceboro?


Response Count

Yes 6.0% 5

If yes, how long? 7.2% 6

What type of business? 7.2% 6

No 92.8% 77

If yes, how long? What type of business?

25 years auto parts

45 years body shop

9 years Best Cut Lawn & Irrigation Company

21 years Rental

32 years Childcare Center

30+ years TV Service

Question 5: Please identify your age group


Response Count

Under 20 1.2% 1

20-40 4.8% 4

41-60 39.8% 33

Over 60 54.2% 45

Question 6: Gender


Response Count

Male 45.8% 38

Female 54.2% 45


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Question 7: Private/Development. Please indicate whether the following should be a priority to the City of Riceboro, ranging from high priority to no opinion.

Answer Options High

Priority Priority

Low Priority

Not Important

No Opinion Rating

Average Response

Count

Attract more industries 23 27 13 2 18 2.58 83

Attract more businesses 41 26 4 1 11 1.98 83

Create incentives for more business and industry

31 26 10 3 13 2.29 83

Create new town center 18 19 21 8 17 2.84 83

Promote mixed-use development, such as small scale neighborhood commercial within walking distance to residential

14 19 18 8 24 3.11 83

Create more housing choices 21 22 16 6 18 2.73 83

Strengthen code enforcement 10 24 18 5 26 3.16 83

Develop design guidelines to encourage quality development

17 34 12 3 17 2.63 83

Promote environmental stewardship, including energy efficiency and green building

29 30 8 1 15 2.31 83

Establish a farmer’s market to support agriculture

27 23 19 0 14 2.41 83


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Question 8: Public/Open Space. Please indicate whether the following should be a priority to the City of Riceboro, ranging from high priority to no opinion.

Answer Options High

Priority Priority

Low Priority

Not Important

No Opinion Rating

Average Response

Count

Expand entertainment and cultural opportunities

15 38 14 3 13 2.53 83

Protect areas of natural beauty and wildlife habitat

28 33 7 0 15 2.29 83

Recognize and protect historic character 39 31 2 0 11 1.95 83

Increase/Improve/Create family friendly parks with picnic areas

42 25 5 0 11 1.95 83

Provide more indoor and outdoor recreation opportunities

32 33 8 1 9 2.06 83

Promote and preserve cultural resources such as Geechee Kunda Center and LeConte Woodsmanston

39 29 6 2 7 1.90 83

Protect wetlands and watersheds 23 37 8 2 13 2.34 83

Increasing public access to waterways 20 27 15 6 15 2.63 83

Enhance/create safe pedestrian and bicycle connectivity, including support of greenway as part of the transportation system

27 32 9 1 14 2.31 83

Improve general traffic flow conditions 17 25 20 7 14 2.71 83

Maintain the scenic character of our rural highways and country roads

38 26 8 1 10 2.02 83


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Question 9: Please rank the level of importance of each, ranging from extremely important to no opinion.

Answer Options Extremely Important

Important Not Very Important

Don't Know/No Opinion

Rating Average

Response Count

Community character 30 34 3 16 2.06 83

Historic preservation 41 28 4 10 1.80 83

Creating transportation alternatives, including bicycling and walking

19 33 11 20 2.39 83

Creating a new town center 15 27 24 17 2.52 83

More businesses & industries 30 29 7 17 2.13 83

Creating development guidelines for future development

24 40 4 15 2.12 83

Providing range of housing types 22 34 12 15 2.24 83

Walkable communities 21 38 11 13 2.19 83

Neighborhood protection and revitalization 37 36 0 10 1.80 83

Environmental protection 34 34 3 12 1.92 83

Recreation such as sports 25 36 9 13 2.12 83

Eco-tourism 9 38 16 20 2.57 83

Transportation planning 22 29 19 13 2.28 83


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Question 10: What types of services are needed in Riceboro? Please select three:


Response Count

Grocery 83.1% 69

Pharmacy 45.8% 38

Clothing 22.9% 19

Restaurant 53.0% 44

Hardware 28.9% 24

Gas station 30.1% 25

Bookstore 8.4% 7

Furniture 7.2% 6

Appliance 10.8% 9

Auto parts 20.5% 17

Beauty/barber shops 20.5% 17

Dry cleaning/laundry 25.3% 21

Banking 26.5% 22

Legal services 12.0% 10

Healthcare services 30.1% 25

Day care center 20.5% 17

Senior center 31.3% 26

Other (please specify) 15.7% 13

Expand youth center

Entertainment Department Store Need all of the above in Riceboro Bus stop for Greyhound Fish market, meat store

Hotel/Motel Dollar General

Auto Mechanic Shop Boys & Girls Club, Youth Council, After School Enrichment

Starting a Community Garden This fact sheet is designed to give many different groups the basic information they need to get their gardening project off the ground. These lists are in no way meant to be complete. Each main idea will probably trigger more questions, so an assortment of ways to carry out that idea are presented; pick and choose those that seem to apply to your own situation.

FORM A PLANNING COMMITTEE • Determine if there really is a need and desire for a garden.

• What kind of garden--vegetable, flower, trees, a combination?

• Who will the garden serve--youth, seniors, special populations, people who just want an alternative to trash?

• If the project is meant to benefit a particular group or neighborhood, it is essential that the group be involved in all phases.

• Organize a meeting or social gathering of interested people.

• Choose a well-organized leadership team.

• Make a list of what needs to be done.

• Decide on a mailing address and central telephone number(s). Try to have at least 3 people who are very familiar with all pertinent information. Form a telephone tree.

• Find a garden site.

• Obtain lease or agreement from owner.

• Determine a source of water.

• Form committees to accomplish tasks: Funding & Resource Development; Youth Activities; Construction; Communication.

• Approach a sponsor. A sponsor is an individual or organization that supports a community garden. Site sponsorship can be a tremendous asset. Contributions of land, tools, seeds, fencing, soil improvements or money are all vital to a successful community garden. Some community gardens can provide most of their provisions through fees charged to the membership; but for many, a garden sponsor is essential. Churches, schools, citizens groups, private businesses, local parks and recreation departments are all potential supporters. Community Development Block Grants are sometimes available through your municipality.

• If your community garden has a budget, keep administration in the hands of several people.

• Choose a name for the garden.

CHOOSE A SITE • Identify the owner of the land.

• Make sure the site gets at least 6 full hours of sunlight daily (for vegetables).

• Do a soil test in the fall for nutrients & heavy metals.

• Consider availability of water.

• Try and get a lease or agreement which allows the space to be used at least for 3 years.

• Consider past uses of the land. Is there any contamination?

• Is insurance something you need to consider?

PREPARE AND DEVELOP THE SITE • Clean the site.

• Develop your design.

• Gather your resources--try to gather free materials.

• Organize volunteer work crews.

• Plan your work day.

• Decide on plot sizes, mark plots clearly with gardeners names.

• Include plans for a storage area for tools and other equipment, as well as a compost and event areas.

• Have a rainproof bulletin board for announcing garden events and messages.

• Arrange for land preparation--plowing, etc--or let gardeners do their own prep.

• Will the garden be organic?

• Lay out garden to place flower or shrub beds around the visible perimeter. This helps to promote good will with non-gardening neighbors, passersby, and municipal authorities.

ORGANIZE THE GARDEN • Are there conditions for membership (residence, dues, agreement with rules)?

• How will plots be assigned (by family size, by residency, by need, by group-- i.e., youth, elderly, etc.)?

• How large should plots be (or should there be several sizes based on family size or other factors?

• How should plots be laid out?

• If the group charges dues, how will the money be used? What services, if any, will be provided to gardeners in return?

• Will the group do certain things cooperatively (such as turning in soil in the spring, planting cover crops, or composting)?

• When someone leaves a plot, how will the next gardener be chosen?

• How will the group deal with possible vandalism?

• Will there be a children's plot?

• Will the gardeners meet regularly? If so, how often and for what purposes?

• Will gardeners share tools, hoses, and other such items?

• How will minimum maintenance (especially weeding) be handled both inside plots and in common areas (such as along fences, in flower beds, and in sitting areas)?

• Will there be a set of written rules which gardeners are expected to uphold? If so, how will they be enforced?

• Should your group incorporate and consider eventually owning your garden site?

INSURANCE It is becoming increasingly difficult to obtain leases from landowners without obtaining liability insurance. Garden insurance is a new thing for many insurance carriers and their underwriters are reluctant to cover community gardens. It helps if you know what you want before you start talking to agents. Two tips: you should probably be working with an agent from a firm which deals with many different carriers (so you can get the best policy for your needs) and you will probably have better success with one of the ten largest insurance carriers, rather than smaller ones.

SETTING UP A NEW GARDENING ORGANIZATION Many garden groups are organized very informally and operate successfully. Leaders "rise to the occasion" to propose ideas and carry out tasks. However, as the work load expands, many groups choose a more formal structure for their organization. A structured program is a means to an end. It is a conscious, planned effort to create a system so that each person can participate fully and the group can perform effectively. It's vital that the leadership be responsive to the members. Structure will help an organization to last; it will promote trust; it will help your group grow and create new opportunities for leaders to develop. If your group is new, have several planning meetings to discuss your program and organization. Try out suggestions raised at these meetings and after a few months of operation, you'll be in a better position to develop bylaws or organizational guidelines. A community garden project should be kept simple as possible, whether large or small. Bylaws are rules which govern the internal affairs of an organization. They are required when you form a nonprofit corporation, but are useful even if your group is a club or a group of neighbors. Many battles are won simply because one side has more pieces of paper to wave than the other. It's helpful to look over bylaws from other similar organizations if you are incorporating. Guidelines and Rules (see TROUBLESHOOTING for examples) are less formal than Bylaws, and are often adequate enough for a garden group that has no intention of incorporating.

Organizational Considerations:

• What is your purpose? What are your short and long-term objectives?

• How are decisions to be made? Who chooses leaders and how?

• How will work be shared? Who does what?

• How will you raise money? Membership dues, fund raising, grants, sponsors?

• Are you open to change? Flexibility is important when goals and members change. Do you want to be incorporated or act as a club?

What goes into formal Bylaws: • Full official name of organization and legal address.

• The purpose, goals and philosophy of the organization.

• Membership categories and eligibility requirements.

• Membership dues, how much and when paid.

• Specify when and how often regular or special meetings of the membership are to be held, as well as regular and annual meetings of the board of directors.

• State what officers are necessary, how they are chosen, length of term, their duties and how vacancies are filled.

• State special committees, their purpose and how they operate.

• Establish a system so that bylaws can be rescinded or amended, maybe by a simple majority. State any official policies or practices: e.g.. garden group will avoid the use of hazardous substances; group will agree to keep all adjacent sidewalks in good repair and free of ice and snow in season; group will make all repairs necessary to keep equipment, fences and furniture in good order and repair.

• Include a Hold Harmless clause (sample): "We the undersigned members of the (name) garden group hereby agree to hold harmless (name owner) from and against any damage, loss, liability, claim, demand, suit, cost and expense directly or indirectly resulting from, arising out of or in connection with the use of the (name) garden by the garden group, its successors, assigns, employees, agents and invites."

For more information on whether to incorporate as a non-profit corporation (a state function) or to apply for tax deductible charitable (501(c)3) status (a federal IRS function), go to the following websites: www.fdncenter.org/learn/faqs/starting_nonprofit.html www.nolo.com/index.cfm (in the Business & Human Resources section, select nonprofit organizations) www.tgci.com/magazine/96summer/tobe1.asp

H0W TO MANAGE YOUR COMMUNITY GARDEN In order to offer a high quality community garden program, good management techniques are essential. Included in this fact sheet are the main ideas to consider in management, along with many different ways to carry them out. Having written rules is very important with older groups as well as new gardens, since they spell out exactly what is expected of a gardener. They also make it much easier to eliminate dead wood should the need arise. Sample Guidelines and Rules Some may be more relevant to vegetable gardens than to community flower gardens or parks. Pick and choose what best fits your situation.

• I will pay a fee of $___ to help cover garden expenses.

• I will have something planted in the garden by (date) and keep it planted all summer long.

• If I must abandon my plot for any reason, I will notify the garden leaders.

• I will keep weeds down and maintain the areas immediately surrounding my plot if any.

• If my plot becomes unkempt, I understand I will be given 1 week's notice to clean it up. At that time, it will be re-assigned or tilled in.

• I will keep trash and litter cleaned from the plot, as well as from adjacent pathways and fences.

• I will participate in the fall cleanup of the garden.

• I will plant tall crops only where they will not shade neighboring plots.

• I will pick only my own crops unless given permission by another plot user.

• I will not use fertilizers, insecticides or weed repellents that will in any way affect other plots.

• I agree to volunteer hours toward community gardening efforts (include a list of volunteer tasks which your garden needs).

• I will not bring pets to the garden.

• I understand that neither the garden group nor owners of the land are responsible for my actions. I THEREFORE AGREE TO HOLD HARMLESS THE GARDEN GROUP AND OWNERS OF THE LAND FOR ANY LIABILITY, DAMAGE, LOSS OR CLAIM THAT OCCURS IN CONNECTION WITH USE OF THE GARDEN BY ME OR ANY OF MY GUESTS.

Application Forms Application forms can include any of the following information: Name(s) Address Telephone number: Days__________ Evenings__________ Site Preference: 1. 2. 3. 4. Size of plot. (list choices available) Season: Year round (must be maintained all year) Short season (include dates) Check the appropriate items:

• I am a senior citizen

• I am physically disabled

• This is my first year at this garden

• I would like a garden next to a friend, Name __________________________

• I have gardened here before and would like plot #___ if available

• I have gardened before at (where?); for how long?

TROUBLESHOOTING

Vandalism is a common fear among community gardeners. However, the fear tends to be much greater than the actual incidence. Try these proven methods to deter vandalism:

• Make a sign for the garden. Let people know to whom the garden belongs and that it is a neighborhood project.

• Fences can be of almost any material. They serve as much to mark possession of a property as to prevent entry, since nothing short of razor-wire and land mines will keep a determined vandal from getting in. Short picket fences or turkey wire will keep out dogs and honest people.

• Create a shady meeting area in the garden and spend time there.

• Invite everyone in the neighborhood to participate from the very beginning. Persons excluded from the garden are potential vandals.

• Involve the neighborhood children in learning gardens. They can be the garden's best protectors.

• Plant raspberries, roses or other thorny plants along the fence as a barrier to fence climbers.

• Make friends with neighbors whose window overlook the garden. Trade them flowers and vegetables for a protective eye.

• Harvest all ripe fruit and vegetables on a daily basis. Red tomatoes falling from the vines invite trouble.

• Plant potatoes, other root crops or a less popular vegetable such as kohlrabi along the side walk or fence. Plant the purple varieties of cauliflower and beans or the white eggplant to confuse a vandal.

• Plant a "vandal's garden" at the entrance. Mark it with a sign: "If you must take food, please take it from here.

Children's Plots • Children included in the garden process become champions of the cause rather than vandals of the garden.

Therefore your garden may want to allocate some plots specifically for children. The "children's garden" can help market your idea to local scout troops, day cares, foster grandparent programs, church groups, etc.

• Consider offering free small plots in the children's garden to children whose parents already have a plot in the garden.

People Problems and Solutions

Angry neighbors and bad gardeners pose problems for a community garden. Usually the two are related. Neighbors complain to municipal governments about messy, unkempt gardens or rowdy behavior; most gardens can ill afford poor relations with neighbors, local politicians or potential sponsors. Therefore, choose bylaws carefully so you have procedures to follow when members fail to keep their plots clean and up to code. A well-organized garden with strong leadership and committed members can overcome almost any obstacle.

RESOURCES Horticultural information:

• Cooperative Extension Service in your county

• Garden Clubs

• Horticultural Societies

• Garden Centers

Seeds: • America the Beautiful Fund 219 725 15th Street, NW, Suite 605, Dept. AG, Washington, DC 20005

(202)638-1649 http://www.freeseeds.us/OperationGPform.html

• Garden Centers and Hardware Stores

Bedding plants: • Local nurseries

• Vocational-Tech Horticulture Department

• High school Horticulture classes

• Parks Department

Websites: http://celosangeles.ucdavis.edu/garden/articles/startup_guide.html http://celosangeles.ucdavis.edu/garden/articles/school_startup_guide.html http://elca.org/dcs/starting.html http://nnninfo.org/index.php?q=guide http://www.urbanharvest.org/community/howtostart.html http://www.foodshare.net/toolbox_month07.htm http://aesop.rutgers.edu/~njuep/pdf/commgard.pdf

City of Riceboro Master Plan · City of Riceboro Master Plan 2010 . 2 . Additional thanks to Sonny...

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