COMPREHENSIVE PLAN 2011 City Council Document As Recommended for Adoption on November 8, 2011 Mayor and City Council Hon. Jack Scoville, Jr. Mayor Brendon Barber, Sr. Rudolph Bradley Paige Sawyer, III Jeanette Ard Clarence C. Smalls Peggy P. Wayne Georgetown Planning Commission Winnfred Pieterse, Chairman Daynalyn Bonds Bob Sizemore Cindy Thompson Gerald Williams Administration and Planning Staff Chris Eldridge, City Administrator Elizabeth Tucker, Building and Planning Director Ricky Martin Matthew Millwood Debra Grant Janet Grant This document was prepared with technical assistance provided by the Waccamaw Regional Council of Governments COMPREHENSIVE PLAN 2011 City Council Document As Recommended for Adoption on November 8, 2011 TABLE OF CONTENTS City of Georgetown Comprehensive Plan, 2011 SECTION Page Number RESOLUTION RECOMMENDING ADOPTION Insert PLAN INTRODUCTION 1 PLAN SUMMARY 3 POPULATION ELEMENT 9 INTRODUCTION 10 Part I. Analysis of Existing Conditions 10 Citywide Populations Trends 10 Demographic Characteristics 11 United States Coastal Population Growth 16 Census Tract Analysis 16 Map P-1. Census Boundary Map Insert Part II. Population Projections 22 Future Population – City of Georgetown 22 Annexation Study Areas 24 Part III. Population Growth Policies 24 Goals & Objectives 24 Population Profile Insert ECONOMIC DEVELOPMENT ELEMENT 29 INTRODUCTION 30 HISTORIC AND CURRENT CONTEXT 30 Part I. Overview of Existing Economic Conditions 31 City of Georgetown Economic Profile 31 Economic Indicators 34 Part II. Economic Development Needs and Opportunities 39 Retiree Population 39 Tourism Development 40 Health Care and Educational Services 40 Industrial Development 41 Part III. Economic Development Policies 42 Goals & Objectives 42 Economic Profile Insert Insert NATURAL RESOURCES ELEMENT 49 INTRODUCTION 50 Part I. Background and Inventory of Existing Conditions 50 Physiographic Region: Coastal Plain 50 TABLE OF CONTENTS City Council Document – As Recommended November 8, 2011 i TABLE OF CONTENTS City of Georgetown Comprehensive Plan, 2011 SECTION Page Number Watershed: Pee Dee River Basin 51 Soil Profile 54 Map NR-1. Soils Map Insert Air Quality 56 Wildlife Habitat Areas 57 Climatic History 58 Natural Hazards 59 Part II. Mitigation and Stewardship 59 Floodplain Management 59 Wetland Protection 60 Map NR-2. Topographic Map Insert Public Outreach and Stewardship 62 Part III. Natural Resource Policies 63 Goals & Objectives 63 CULTURAL RESOURCES ELEMENT 69 INTRODUCTION 70 BACKGROUND 70 Part I. Inventory of Existing Cultural Resources 71 Facilities and Museums 71 National Register of Historic Places 73 Historic Marker Sign Program 75 Annual Festivals and Events 77 Ongoing Activities and Programs 78 Part II. Cultural Resources Needs and Opportunities 79 Local Historic Preservation Funding 79 Sports and Outdoor Recreation Tourism 80 Part III. Cultural Resources Policies 81 Goals & Objectives 81 COMMUNITY FACILITIES ELEMENT 85 INTRODUCTION 86 Part I. Inventory of Existing Community Facilities 86 Municipal Structure 86 Administration 87 Police Protection 87 Municipal Court 88 Fire Protection 88 Water Utilities Department 89 Electric Utility Department 90 Public Works Department 91 TABLE OF CONTENTS City Council Document – As Recommended November 8, 2011 ii TABLE OF CONTENTS City of Georgetown Comprehensive Plan, 2011 SECTION Page Number Kaminski House Museum 91 Winyah Auditorium 92 Other Services and Facilities 92 Emergency Medical Services 92 Public Education 92 Library System 93 Parks and Recreation 94 Part II. Community Facilities Needs 94 Part III. Community Facilities Policies 95 Goals & Objectives 95 HOUSING ELEMENT 101 INTRODUCTION 102 Part I. Existing Housing Conditions 102 Housing Count and Housing Type 102 Tenure and Occupancy 104 Home Value and Housing Costs 104 Period of Construction 105 Housing in the Study Area 106 Part II. Future Housing Conditions and Needs 106 Housing Projections 106 Housing Trends, Challenges, and Community Needs 107 Part III. Housing Policies 109 Goals and Objectives 109 Housing Profile Insert Insert LAND USE ELEMENT 115 INTRODUCTION 116 Part I. Profile of Existing Land Uses 116 Survey of Land Uses and Methodology 117 Land Use Profile 118 Map LUM-1. Land Use Map Insert Map LUM-2. Recent Construction Map Insert Recent Construction 120 Existing Land Uses within the Study Area 120 Map LUM-3A. Study Area Map Insert Map LUM-3B. Study Area Land Use Map Insert Part II. Zoning 121 Zoning in Georgetown 121 Map LUM-4A. Zoning Map (City of Georgetown) Insert Map LUM-4B. Zoning Map (Study Areas) Insert TABLE OF CONTENTS City Council Document – As Recommended November 8, 2011 iii TABLE OF CONTENTS City of Georgetown Comprehensive Plan, 2011 SECTION Page Number Zoning in the Study Areas 125 Part III. Constraints & Capabilities for Development 125 Constraints 125 Capabilities 127 Part IV. Land Use Analysis, Trends, and Needs 128 Land Use Pattern 128 Land Use Needs 131 Part V. Land Use Policies 133 Goals & Objectives 133 The Future Land Use Map and Its Role 142 Map LUM-5. Flood Hazard Areas (Georgetown) Insert Map LUM-6. Future Land Use Map (Georgetown) Insert Map LUM-7. Future Land Use Map (Study Areas) Insert TRANSPORTATION ELEMENT 143 INTRODUCTION 144 Part I. Profile of Existing Transportation Facilities 144 Georgetown’s Streets 144 Map T-1A. Level of Service and Traffic Count Map Insert Map T-1B. Level of Service and Traffic Count Map Insert Map T-2. Sidewalk Inventory Map Insert Map T-3. Functional Classification Map Insert Other Transportation Facilities 150 Map T-4. Maintenance Responsibility Map Insert Map T-5. Coast RTA Transit Stops Map Insert Part II. Funded Improvements and Future Conditions 151 Funded Transportation Projects 151 Future Level of Service 152 Map T-6. Bicycle Level of Service Map Insert Map T-7. 2030 LOS and Projected Traffic Count Map Insert Part III. Analysis and Needs 153 Connectivity to Other Markets 153 Level of Service 153 Pedestrian and Bike Facilities 155 Aesthetic Considerations 155 Public Transportation 156 Part IV. Transportation Policies 157 Goals & Objectives 157 Map T-8. Future Transportation Improvements Map Insert Map T-9. Unfunded Transportation Improvements Map Insert TABLE OF CONTENTS City Council Document – As Recommended November 8, 2011 iv TABLE OF CONTENTS City of Georgetown Comprehensive Plan, 2011 SECTION Page Number PRIORITY INVESTMENT ELEMENT 167 INTRODUCTION 168 Part I. Enabling Act Requirements 168 Priority Investment Element 168 Capital Improvements Plan 169 Part II. Priority Capital and Operational Projects 169 Departmental Projects 169 Priority Transportation Projects 171 Other Agency Projects and Project Coordination 172 Planning Activity Costs 174 Summary of Priority Project Costs 175 Part III. Anticipated and Potential Funding 176 General Budgetary Capabilities 176 Accommodations and Hospitality Tax Receipts 176 Grants and Similar Assistance 177 Transportation Funding 178 Part IV. Priority Investment Zones 178 Statutory Basis 178 Possible Use of Investment Zones 179 Part V. Investment Policies 179 Goals & Objectives 179 Map PI-1. Priority Investment Zones Map Insert PLAN IMPLEMENTATION 183 NOTES 203 WORKS CITED OR REFERENCED 205 TABLE OF CONTENTS City Council Document – As Recommended November 8, 2011 v TABLE OF CONTENTS City of Georgetown Comprehensive Plan, 2011 SECTION Page Number This page left intentionally blank TABLE OF CONTENTS City Council Document – As Recommended November 8, 2011 vi Introduction City of Georgetown Comprehensive Plan, 2011 Every few years, communities across South Carolina undertake the process of updating their comprehensive plans. This long, and sometimes difficult, process is more often than not necessitated by the need to stay compliant with the state’s planning enabling laws, which mandate a five year review and ten year plan update. In late 2009, the City of Georgetown undertook the process of updating its 1999 comprehensive plan. Like most communities, this update was prompted by the need to stay compliant with statutory requirements. Fortunately, the timing of the update coincided with a sense of renewed optimism for the betterment of Georgetown and increased civic participation. For the planning commission, the update of this plan was less about just meeting requirements and more about developing a document which provided a meaningful and achievable vision for the future of the city. To assist the planning commission, a task force was established. This task force consisted of elected and appointed officials, city staff, business owners, and interested residents. The task force conducted several scoping sessions, with technical assistance provided by the Waccamaw Regional Council of Governments. The work of the task force and planning commission occurred over several months. From the outset of discussion, several observations were made. The most significant of these discussions related to the inherent potential of Georgetown and the lack of growth. The city’s history, waterfront, picturesque downtown, tree lined streets, walkable older neighborhoods, affordability, and convenience to the coast are all under promoted assets. These assets could serve as the stimulus for needed economic and population growth. As such, the taskforce and planning commission believed that the comprehensive plan should emphasize these assets and that the policies provided by this plan be unequivocal in their protection. Also, the plan should clearly state the desire for the city to grow and set a minimum threshold for desired population