HomeMy Public PortalAbout20160603 Tybee_Character_Areas Final Draft.pdf Tybee Island Master Plan
1
Character Areas
Back River Neighborhood
Beaches
Beachfront Neighborhood
Coastal Marshlands
Commercial Gateway
Ft. Screven Historic District
Inland Cottage Neighborhood
Marshfront Neighborhood
North Beach/Maritime District
The Strand/Historic Downtown
South End Neighborhood
Strategies that Affect All Areas
New development, redevelopment and restoration should be consistent with the existing
character of the area.
Enhance the pedestrian environment where feasible.
Historic structures should be preserved whenever possible.
Prioritize tree preservation to protect the scenic and habitat value of the area.
Encourage land uses, through clearly defined guidelines, that protect against stormwater
pollution including xeriscaping, pervious surfaces and erosion and sedimentation control.
o Require the treatment of stormwater runoff quality and quantity prior to its discharge in
the marsh.
Limit housing density, size and height through zoning.
Adopt the wayfinding and directional signage plan created for the City and ensure consistency
throughout the island.
Encourage consistency with recommended design and architectural standards, as presented in
the City’s Desired Design Patterns & Architectural Styles Guidebook.
Restore and maintain the tree canopy.
Tybee Island Master Plan
2
Character Area: Back River Neighborhood
The Back River Neighborhood character area is a unique residential area with waterfront lots and beach
access along the Back River. Zoning consists of contains R-2 and N-M neighborhood marina. In addition
to the residential use, low impact commercial service uses exist in this neighborhood.
Characteristics
Unique residential neighborhood
Waterfront lots
Beach access along the Back River
Public access to water
Scenic views
Low impact commercial service uses
Portions included in a locally designated historic district (Resort District: Back River Sub-District)
Development Strategies
The boat ramp, marina and fishing pier are essential elements of the neighborhood and should
be preserved.
Work with DNR to limit docks that impede public passage along the beach.
Encourage safer pedestrian mobility.
Preserve historic structures whenever possible.
Provide appropriate incentives for historic restoration projects.
Preserve the scenic value of the area.
Enforce local ordinances related to noise and parking.
Preserve and enhance public access to beaches and waterways.
Implement recommendations of the Beach management Plan
Tybee Island Master Plan
3
Character Area: Beaches
A primary and critical Tybee Island character area, the Beaches character area consists of the
undeveloped, environmentally sensitive beachfront and dune system. C-1, R-1, and R-2 zoning exist
within the Beaches character area with close proximity to the recreational opportunities provided by the
beaches.
Characteristics
Undeveloped
Natural, environmentally sensitive
Beachfront and dune system
Recreational opportunities
Protection is critical to the community
Development Strategies
Explore ways to expand and strengthen the dune system in accordance with the Beach
Management Plan.
Consider impacts of beach maintenance activities on the north beach area.
Educate the public and city employees on how to reduce the impact of their activities on the
beach and dune system.
Develop strategies to better address litter and toxic materials, such as plastics and cigarette
butts, on the beach and maintain clean beaches.
Property, both public and private, should be managed to preserve a healthy beach and dune
system.
Prohibit any development on the beach or dune system.
Encourage preservation of the buffer between development and the beach/dune system
through development regulations.
Utilize dune crossing boardwalks to provide education on the beach/dune system, local flora
and fauna, and natural resources protection.
Support projects enhancing wildlife habitats.
Promote the area as a recreation area and tourist destination.
Preserve the greenspace adjacent to beaches and dunes.
Maintain beach access dune crossing with the least amount of impact to the dune system
Investigate a plan to reinstall some portion of the Strand boardwalk along the beachfront
adjacent to the pavilion.
Work with local, state, and federal agencies to monitor the depth of the South Channel and
mitigate effect of the channel on the beaches.
Implement recommendations of the Beach Management Plan.
Develop a signage system identifying dune crossing boardwalk entrances from the beach.
Install more public restrooms.
Tybee Island Master Plan
4
Character Area: Beachfront Neighborhood
The Beachfront Neighborhood to the east of Butler Avenue is exclusively R-2 zoning, with single family,
multi family, and duplex housing types. The area is characterized by wide streets with on street parking
and old growth trees supplemented by side alleys. Public and private beach access are available.
Characteristics
Neighborhood east of Butler Avenue
Single family
Duplex
Multi-family
Old growth trees
On street parking
Wide streets
Alleys
Public/private beach access
Portions of the neighborhood included in a locally designated historic districts (Mid-Island
District and Resort District: Strand Sub-District)
Development Strategies
Historic structures should be preserved whenever possible.
Enhance the pedestrian environment where feasible.
Preserve old growth trees.
Preserve and maintain public beach access and enhance when necessary.
Do not allow intrusion of commercial uses.
Preserve the low-density character of the area.
Encourage preservation of the large historic beach to Butler Ave. lots.
Tybee Island Master Plan
5
Character Area: Coastal Marshlands
The Coastal Marshlands character area encompasses environmentally sensitive undeveloped natural
land not suitable for development. The marshlands buffer against flooding and erosion and provide
marine/wildlife habitat as well as natural recreational opportunities. The zoning is exclusively E-C.
Characteristics
Undeveloped natural land
Environmentally sensitive areas
Not suitable for development
Marine/wildlife habitat
Buffer against flooding and erosion and offer
Natural recreational opportunities
Development Strategies
Ensure that City maintenance and landscaping activities, including the application of landscaping
chemicals, do not adversely affect the marsh.
Property should be maintained in a natural state.
Restrict development and encroachment into this area.
Promote the use of conservation easements to protect marshland in private ownership (ie,
King’s Grants).
Support the use of these areas for shellfish aquaculture as appropriate.
Promote areas as eco-tourism and low impact recreation destinations.
Encourage oyster reef restoration through established programs.
Enforce the City’s Marsh Buffer Ordinance to mitigate development impacts.
Restrict or discourage uses adjacent to this area that could contribute to water pollution.
Erosion and sedimentation control should be enforced adjacent to this area.
Improve coordination with GDOT on clearing, cutting, and use of landscaping chemicals adjacent
to or within the marsh areas associated with transportation projects.
Enforce existing ordinance prohibiting billboards within or adjacent to marshlands and views of
the marsh.
Tybee Island Master Plan
6
Character Area: Commercial Gateway
Previously the “Arts, Eats, Eco-Business Corridor,” the Commercial Gateway Character Area functions as
an activity center and serves as the commercial gateway for the City. Zoning classifications are C-1, C-2,
R-1, R-1-B, R-T, and R-2. The mix of neighborhood commercial uses include shopping, crafts, restaurants,
and eco-tourism.
Characteristics
Previously “Arts, Eats, Eco-Business Corridor”
Serves as commercial gateway
Functions as an activity center
Mix of neighborhood commercial uses
o Shopping
o Crafts
o Restaurants
o Eco-tourism
Portions of the area are included in a locally designated historic district (Mid-Island District)
Development Strategies
Encourage commercial and mixed use development and redevelopment along the US 80
commercial corridor.
Discourage down-zoning within the US 80 commercial corridor.
Establish standards for a maximum percentage of residential use on a per parcel basis to
encourage mixed use.
Enhance pedestrian movements with streetscape improvements.
Support the continued development of the Tybee Island bikeway including bike lanes and multi-
use trails.
Allow for an appropriate mix of retail, residential, and tourism-related uses consistent with the
Plan vision.
Implement traffic calming measures and parking improvements.
Establish noise and sight buffers between commercial uses and adjacent residential areas.
Review parking requirements to ensure they are not prohibitive to future commercial
development.
Consider the use of City’s unopened ROW’s to provide additional public parking.
Tybee Island Master Plan
7
Character Area: Ft Screven Historic District
Previously part of North Beach Neighborhood, the Fort Screven Historic District includes Officers Row
and all of Ft. Screven, which represents significant historic, cultural and natural resources. Varied uses
include new, larger scale development, traditional cottages, townhomes/condominiums, public
uses/parks, historic sites, narrow streets, street trees, public parking. Zoning includes R-1, R-2, R-T,
R1/NEC, P-C, and PUD.
Characteristics
Previously part of North Beach Neighborhood
Includes Officers Row and all of Ft. Screven
Significant historic, cultural and natural resources, including historic district designation
Uses include
o New, larger scale development
o Traditional cottages
o Townhomes/Condos
o Public uses/parks
o Historic sites
o Narrow streets
o Street trees
o Public parking
Development Strategies
Establish standards and guidelines for signage.
Provide signage for landmarks and commercial businesses.
Preserve or restore historic structures whenever possible.
Provide appropriate incentives for historic restoration projects.
Ensure continued preservation of old growth trees, parks, and greenspace.
Support an improved bicycle and pedestrian environment with connected facilities.
Consider adoption of architectural standards for historic structures.
Tybee Island Master Plan
8
Character Area: Inland Cottage Neighborhood
This traditional neighborhood West of Butler consists of R-2, NG and P-C zoning characterized by a grid
of narrow, tree lined streets. Housing includes permanent residences and rental homes, along with
multi-family. Both traditional historic cottages and large new residential homes are found here. Other
uses include low density commercial and grocery, public/government buildings, and parks.
Characteristics
Narrow, tree lined streets
Grid pattern
Permanent residences and rental homes
Multi-family
Parks
Low impact commercial establishments and grocery
Public/Gov’t buildings
Mix of traditional/historic cottage homes
Large new residential homes.
Alternative transportation - bike path
Portions of the neighborhood included in a locally designated historic districts (Mid-Island
District and Resort District: Back River Sub-District)
Development Strategies
Permit only compatible uses including low density residential, public/institutional and low
impact commercial.
Implement streetscape improvements to improve the pedestrian/bicycle environment and
enhance safety and mobility.
Preserve/restore historic structures whenever possible.
Provide appropriate incentives for historic restoration projects.
Continue to address drainage issues in this area.
Develop strategies to address illegal parking on private and public property in this area.
Preserve the residential character of this neighborhood.
Tybee Island Master Plan
9
Character Area: Marshfront Neighborhood
Along the marshfront exist residential uses of various ages, sprinkled with intermittent commercial uses.
Zoning classifications area R-1, R-1-B, R-2, and E-C. Providing natural habitat, scenic views, and access to
the water via docks and creeks, natural resources here require special consideration.
Characteristics
Fronted by coastal marshlands
Wide mix of new and old residential development
Sporadic commercial uses
Many lots contain water access via creeks
Land use and natural resource protection is of special consideration
Development Strategies
Permit only uses compatible with area character.
Permit only uses that will not adversely affect/impact the marsh environment.
Enforce marsh buffer standards within the area.
Prioritize tree preservation to protect the scenic and habitat value of the area.
Tybee Island Master Plan
10
Character Area: North Beach/Maritime District
The North Beach/Maritime District merges three previous areas: North Beach, Lazaretto Creek and
Historic Battery. This multifaceted area houses R-1, R-2, R-1-B, R1/NEC, R-T, E-C, PUD, and M-D zoning.
Uses include commercial, recreational, campground, public/government uses and buildings, and a mix of
residential styles and homes set on narrow streets. In addition to these developed portions, the area
also includes extensive undeveloped environmentally sensitive areas with multi-use trails and public
water access.
Characteristics
Previously North Beach, Lazaretto Creek and Historic Battery
Developed and undeveloped
Environmentally sensitive areas
Public water access
Current uses
o Commercial, recreational uses and campground
o Mix of residential styles and homes
o Public/Gov’t uses and buildings
o Narrow streets
o Multi-use trails
Development Strategies
Establish standards and design guidelines for signage in keeping with island character.
Allow for the development of retail, restaurants and services for seasonal and year round
populations.
Improve the pedestrian and bicycle environment.
Discourage down-zoning from commercial to residential in the Lazaretto Creek area and
maintain commercial dock usage.
Improve street conditions through grading improvements.
Provide signage for landmarks and commercial establishments.
Preserve/restore historic structures whenever possible.
Provide appropriate incentives for historic restoration projects.
Ensure preservation of old growth trees, parks and greenspace.
Support development of the Tybee Island bikeway, including bike lanes and multi-use trails.
Consider the potential for additional parking within this area with transportation to other areas
of the Island.
Facilitate public water access where appropriate and on public property.
Explore opportunities to preserve historic battery, and public access to those batteries, in this
area.
Tybee Island Master Plan
11
Character Area: The Strand/ Historic Downtown District
Previously known as The Strand/Downtown and 17th Street Neighborhood, this district is the traditional
“Main Street” of Tybee Island. The focal point for residents and visitors, this area of C-1, C1/SE and R-1
zoning has significant pedestrian activity. The mix of uses include shopping, restaurants, hotels/lodging,
museums/public education, pavilion, and public parking. Single-family, multi-family, and vacation rentals
form the residential uses.
Characteristics
Previously The Strand/Downtown and 17th Street Neighborhood
Traditional “Main Street”
Focal point for residents and visitors
Mix of uses
o Shopping, Restaurants, Hotels/lodging, Museums/public education, Pavilion
o Public parking
Significant pedestrian activity
Mix of residential uses
o Single/multi-family, vacation rentals
Portions of the area are included in a locally designated historic district (Resort District:
Downtown Sub-District)
Development Strategies
Future development and redevelopment should be very pedestrian oriented with safe
connections to adjacent neighborhoods and commercial areas.
Promote mixed densities of residential development, including upstairs residential over
commercial.
Encourage mixed uses to provide for the daily needs of residents and tourists.
Commercial uses should be low-intensity and consistent with the existing character.
Uses and zoning should provide a transition from the South End neighborhood.
Add recreational uses within the area.
Beautification and façade improvement projects should be implemented to improve area
aesthetics.
Encourage the preservation, restoration and adaptive reuse of historic structures through
incentives.
Encourage development/redevelopment of existing vacant properties and under-utilized
structures.
Consider the development of a Convention Center is association with lodging establishments.
Develop a plan to re-install elements of the boardwalk.
Identify locations for additional parking or garage.
Preserve/retain buildings that can house small businesses.
Look for opportunities to ease congestion and improve traffic flow within the City’s road
network.
Install a sidewalk on 18th street.
Address trash and litter issues in this area.
Assess traffic flow and transportation issues on the narrow lanes within this district.
Tybee Island Master Plan
12
Development Strategies (continued)
Consider feasibility of a transfer of development rights program to allow for more dense
development and higher impact land uses in this area, and reduce those types of uses in other
areas.
Discourage down-zoning within this area.
Improve the availability and accessibility of public services and amenities in this area.
Tybee Island Master Plan
13
Character Area: South End Neighborhood
Located close to the South End beach and The Strand, this area has public beach access and parking.
Zoning is R-2. The mix of residential uses include a growing number of vacation/seasonal rentals, single
family, and duplex.
Characteristics
Mix of residential uses
o Growing number of vacation/seasonal rentals
o Single family
o Duplex
Proximity to the South End beach and The Strand
Portions of the neighborhood are included in a locally designated historic districts (Resort
District: Downtown Sub-District and Back River Sub District)
Development Strategies
Future development and redevelopment should be pedestrian oriented with safe connections to
adjacent neighborhoods and commercial areas.
Preserve or restore historic structures whenever possible.
Continue implementation of improvements to enhance/encourage pedestrian safety and
mobility.
Develop strategies to address illegal parking on private and public property in this area.
Preserve the residential character of this neighborhood.