HomeMy Public PortalAbout20160908AmendedCityCouncilPacket.pdfTable of Contents
000_000_2016098Agenda....................................................................................................................................................................................... 1050_010_20160811Minutes....................................................................................................................................................................................... 4050_011_20160825Minutes....................................................................................................................................................................................... 11060_010_Agenda Request2016_Carrying Capacity Study....................................................................................................................................................................................... 16060_011_CCS_Report_Final_draft_083116_withappendix....................................................................................................................................................................................... 17 Tybee CSS Meeting Summary 060116.pdf Meeting Summary 060116.pdf....................................................................................................................................................................................... 104 Issues & Strategies 060116....................................................................................................................................................................................... 108070_010_Dev'l Auth_MS Board Director_Agenda Request for CC 9-8-16....................................................................................................................................................................................... 146090_010_9-8-16 CCAR_Ganesh Visarjan SEA....................................................................................................................................................................................... 147100_010_Agenda Request - Akins Contract Amendment for Debris Removal Monitoring....................................................................................................................................................................................... 153100_011_Tybee Island 2016 Contract Final....................................................................................................................................................................................... 154100_012_Tybee Island POA SOW 2016....................................................................................................................................................................................... 156100_013_Final 2016 Rates with Escalation....................................................................................................................................................................................... 158 Sheet1....................................................................................................................................................................................... 158100_020_Agenda Request - Memorial Park Restrooms - Ga Power Utility Relocation Cost....................................................................................................................................................................................... 159100_021_Bill for GPC work2....................................................................................................................................................................................... 160100_030_Agenda Sept 8 2016 - Hotel-Motel Taxes Form and Ordinance....................................................................................................................................................................................... 161120_010_20160815_MAP AMENDMENT-GAY....................................................................................................................................................................................... 193 Binder1 Untitled_20160809_124707_001 Untitled_20160809_124745_001 Untitled_20160809_130732_001 Untitled_20160809_124832_001 Untitled_20160809_124901_001 Binder1.pdf 20160815_PC_AGENDA....................................................................................................................................................................................... 194 PLANNING COMMISSION CITY MANAGER....................................................................................................................................................................................... 194 Demery Bishop Diane Schleicher....................................................................................................................................................................................... 194 David McNaughton Edward M. Hughes....................................................................................................................................................................................... 194 20160718_MINUTES Untitled_20160809_131647_001 20160815_PC_MINUTES.pdf PLANNING COMMISSION CITY MANAGER Demery Bishop Diane Schleicher David McNaughton Edward M. Hughes120_020_20160815_VARIANCE-ALLETTO....................................................................................................................................................................................... 207 Binder1 Untitled_20160809_124707_001 Untitled_20160809_124745_001
Untitled_20160809_130732_001 Untitled_20160809_124832_001 Untitled_20160809_124901_001....................................................................................................................................................................................... 211 Binder1.pdf 20160815_PC_AGENDA....................................................................................................................................................................................... 208 PLANNING COMMISSION CITY MANAGER....................................................................................................................................................................................... 208 Demery Bishop Diane Schleicher....................................................................................................................................................................................... 208 David McNaughton Edward M. Hughes....................................................................................................................................................................................... 208 20160718_MINUTES Untitled_20160809_131647_001 20160815_PC_MINUTES.pdf PLANNING COMMISSION CITY MANAGER Demery Bishop Diane Schleicher David McNaughton Edward M. Hughes120_030_20160815_VARIANCE-NEWBERRY....................................................................................................................................................................................... 232 Binder1....................................................................................................................................................................................... 238 Untitled_20160809_124707_001....................................................................................................................................................................................... 238 Untitled_20160809_124745_001 Untitled_20160809_130732_001....................................................................................................................................................................................... 247 Untitled_20160809_124832_001 Untitled_20160809_124901_001 Binder1.pdf 20160815_PC_AGENDA....................................................................................................................................................................................... 233 PLANNING COMMISSION CITY MANAGER....................................................................................................................................................................................... 233 Demery Bishop Diane Schleicher....................................................................................................................................................................................... 233 David McNaughton Edward M. Hughes....................................................................................................................................................................................... 233 20160718_MINUTES Untitled_20160809_131647_001 20160815_PC_MINUTES.pdf PLANNING COMMISSION CITY MANAGER Demery Bishop Diane Schleicher David McNaughton Edward M. Hughes MIN.pdf Binder1 Untitled_20160809_124707_001 Untitled_20160809_124745_001....................................................................................................................................................................................... 237 Untitled_20160809_130732_001 Untitled_20160809_124832_001 Untitled_20160809_124901_001 Binder1.pdf 20160815_PC_AGENDA PLANNING COMMISSION CITY MANAGER Demery Bishop Diane Schleicher David McNaughton Edward M. Hughes 20160718_MINUTES Untitled_20160809_131647_001 20160815_PC_MINUTES.pdf PLANNING COMMISSION CITY MANAGER Demery Bishop Diane Schleicher David McNaughton Edward M. Hughes120_040_20160815_PC_MINUTES....................................................................................................................................................................................... 250
PLANNING COMMISSION CITY MANAGER....................................................................................................................................................................................... 250 Demery Bishop Diane Schleicher....................................................................................................................................................................................... 250 David McNaughton Edward M. Hughes....................................................................................................................................................................................... 250130_010__firemen-08182016211228....................................................................................................................................................................................... 252140_020_26-2016 Article 15 w-attach{1656094.1}....................................................................................................................................................................................... 295160_010_fottminutes61616....................................................................................................................................................................................... 313160_020_20160615DAMSBODminutes....................................................................................................................................................................................... 315 ATTENDANCE....................................................................................................................................................................................... 315160_030_20160620HPCminutes....................................................................................................................................................................................... 317
AMENDED AGENDA
REGULAR MEETING OF THE TYBEE ISLAND CITY COUNCIL
SEPTEMBER 8, 2016 7:00pm
Please silence all cell phones during Council Meetings
I. Consideration of Items for Consent Agenda 6:30PM
II. Executive Session
III. Opening Ceremonies
Call to Order
Invocation: Ken Douberly, St Michaels Catholic Church
Pledge of Allegiance
IV. Recognitions and Proclamations
1 Beach Task Force – Cathy Sakas
a) Amy Lanier, former Chair
b) Harvey Ferrelle, former Chair
c) Dan Parrott
2 Resolution, Urging, Georgian International Maritime Trade and Convention Center
V. Consideration of the approval of the minutes of the regular meetings of the Tybee Island City Council
1 City Council Meeting Minutes, August 11, 2016
2 City Council Meeting Minutes, August 25, 2016
VI. Consideration of Boards, Commissions and Committee Appointments
1 Carrying Capacity Study, Courtney Reich, Ecological Planning Group
VII. Reports of Staff, Boards, Standing Committees and/or Invited Guest Limit reports to 10 minutes.
1 Community Day 2016: Sarah Bernzott, Development Authority/Street
VIII. Citizens to Be Heard: Please limit comments to 3 minutes. Maximum Allowable time is 5 minutes.
IX. Consideration Local Requests & Applications-Funding, Special Events, Alcohol License
1 Ganesh Visarjan: September 15, 3:00 – 9:00PM (Memorial Park/Center St beach access)
X. Consideration of Bids, Contracts, Agreements and Expenditures
1 Renewal, Debris Removal Monitoring Service Contract, Atkins
2 Memorial Park Restroom Project – Georgia Power total costs amount to relocate the outdoor
volleyball lighting wire that will be under the footprint of the new restrooms at Memorial Park is
$2,679.53. Total project budget including design is $148,000. Explanation: TIME SENSITIVE – to
make sure utilities are relocated before demolition and construction begins. Budget Line Item
Number: 320-6210-54-1310 (SPLOST 2008 park buildings)
3 Request the City Council’s approval to update the City’s Hotel-Motel Excise Tax Monthly Report
form and to make some of the recommended changes to the hotel-motel excise tax ordinance
proposed by Muni-Services March 4, 2009 Review Report
XI. Consideration of Approval of Consent Agenda
XII. Public Hearings
1 Request to rezone two adjacent parcels from C-2 to R-2: Keith Gay, Lot 1 and 2, Highway 80,
Zoned C-2. PIN 4-0026-02-029
2 Request extension of porch into the rear set-back. Phillip Alletto – 35 Pulaski Street. Zoned R-1.
PIN 4-0001-01-003
3 Request extension of porch and stairs into the front set-back. Lucia Newberry, 501 13th Street.
Zoned R-2. PIN 4-0007-12-006
4 Planning Commission Minutes, August 15, 2016
XIII. Consideration of Ordinances, Resolutions
1 First and Second Reading, 2016-24, Defined Benefit Retirement Plan: Amendment to include
Firefighters in 55 and 20 Alternative Normal Retirement Qualification
XIV. Council, Officials and City Attorney Considerations & Comments
1 Jason Buelterman:
a) Gift Card Purchase for Parking Passes
b) Apply for State Program for Hwy 80 as Greenway
2 Bubba Hughes
a) Ordinance 26-2016, LDC, Art 15, Soil Erosion, Sedimentation and Pollution Control
XV. City Managers Report
XVI. Minutes of Boards and Committees
1 Friends of Tybee Theater Minutes, June 16, 2016
2 Downtown Development/Main Street Minutes, June 15, 2016
3 Historic Preservation Commission Minutes, June 20, 2016
XVII. Executive Session
1 Discuss litigation, personnel, and real estate acquisition
XVIII. Possible vote on litigation, personnel and real estate acquisition discussed in executive session
XIX. Adjournment
*PLEASE NOTE: Citizens wishing to speak on items listed on the agenda, other than public hearings, should do so during the citizens to be heard
section.
Citizens wishing to place items on the council meeting agenda must submit an agenda request form to the Clerk of Council’s office by Wednesday at
noon, eight days prior to the scheduled meeting. Agenda request forms are available outside of the Clerk’s office at City Hall and at
www.cityoftybee.org.
THE VISION OF THE CITY OF TYBEE ISLAND
“is to make Tybee Island the premier beach community in which to live, work, and play.”
THE MISSION OF THE CITY OF TYBEE ISLAND
“is to provide a safe, secure and sustainable environment by delivering superior services through responsible planning, preservation of our natural
and historic resources, and partnership with our community to ensure economic opportunity, a vibrant quality of life, and a thriving future.”
City Council Minutes 20160811
Consideration of Items for Consent Agenda
Mayor Buelterman called the consent agenda to order at 6:30PM on August 11, 2016. Those present were Julie Livingston, Monty Parks, John Major, Wanda Doyle, Barry Brown and Bill
Garbett. Also attending were Diane Schleicher, City Manager; Bubba Hughes, City Attorney;
George Shaw, Director, Community Development; Angela Hudson, Director, Finance
Department; and Janet LeViner, Clerk of Council.
Mayor Buelterman listed the following items on the consent agenda:
• Regular City Council Meeting, July 14, 2016
• Special City Council Meeting, July 28, 2016
• William Robinson, Community Resource Committee
• Alan Robertson, Community Resource Committee
• Out-of-State Travel for Woody Hemphill to attend the 2016 Florida Recreation & Parks
Conference, Orlando, FL, August 28 – September 2, 2016.
• Out-of-State Travel for Woody Hemphill, Rosie Laney and Barb Caramico to attend the 2016 National Association of RV Parks and Campgrounds (ARVC) Conference in Ft
Worth, TX, November 8 – 11, 2016
• Rural Fire Defense Cooperative Lease Agreement and Memorandum of Understanding
• The purpose of this agenda item is to request the City Council amend the fiscal year
2015-2016 General Fund Operating and Capital budget by an increase of $563,451 by
resolution
• The purpose of this agenda item is to request the City Council’s approval to amend the fiscal year 2015-2016 Hotel-Motel Excise Tax Special Revenue Fund budget by an
increase of $725,000 by resolution.
• WWTP – Emergency Repairs – Phase 2 Final Costs – Total cost for phase 2 – $301,467.76
• City of Tybee and the Tybee Island YMCA & Recreation Membership Agreement.
Discussion: Ms. Schleicher explained the benefit employees will now have with the
Membership Agreement.
• The purpose of this agenda item is a request that the City Council approve three
position classification grade changes within the City’s personnel structure
• Resolution Adopting the Service Delivery Strategy Act Agreement. Discussion: Mayor Buelterman asked Ms. Schleicher if the County follows through regarding Flood
Insurance. Ms. Schleicher responded in the affirmative as she received correspondence
from the County.
• Resolution of the City Council of the City of Tybee Island Authorizing and Adopting Post-
Issuance Compliance Policies and Procedures for Governmental Tax-Exempt Bonds and
Tax Credit Bonds
Ms. Doyle asked in the future all agenda items include an Agenda Request Form as it helps in
the explanation. Ms. Schleicher confirmed.
Mayor Buelterman called the regular meeting to order at 7:00PM. All those present for the
consent agenda were present.
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Opening Ceremonies
• Call to Order
• Invocation: Jan LeViner, CMC, Clerk
• Pledge of Allegiance Mayor Buelterman recognized Brent Levy, DPW, as a Certified Arborist. With this
designation Tybee Island is officially a Tree City USA and the City has a State Certified Tree
Program. Also, The City of Tybee along with the City of Savannah are the only municipalities in
Chatham County to have a Certified Arborist on staff.
Mayor Buelterman recognized Karen Reese, Facilities Coordinator, as she was recently commended by the 3rd Battalion, 160th Special Operations Aviation Regiment as she was
instrumental in coordinating a Family Picnic Day and Jump.
Mayor Buelterman recognized Tammy Smith with her work with protecting the turtles
during the turtle nesting season.
Report of Staff, Boards, Standing Committees and/or Invited Guests
Alan Robertson, Code Review, approached Mayor and Council to give an update on the
Committee’s work. There was a short presentation outlining discrepancies and corrections
needed as the Committee has reviewed the Charter and the first two chapters of the Code. He
presented a matrix of their recommendations and will work with the City Attorney, Mr. Hughes,
going forward. Ms. Doyle asked Mr. Robertson to work with her and the Beach Task Force
when doing the beach related sections. Mr. Robertson confirmed.
Mayor Buelterman made reference to terms of Mayor and Council if they should resign with
more than half their term left. He will review the minutes from previous council meetings to
see the course of action recommended by Mayor and Council as this might be included in Mr.
Robertson’s code review.
Public Hearings
First Reading, 2016-23, Sec 3-090, Schedule of Development Regulations. Mr. Shaw
approached Mayor and Council stating there is an ordinance in place that requires new
construction of elevated residential units has a second egress for public safety. Due to the
amount of variance requests that come before Mayor and Council, Staff is requesting existing homes be permitted to add the second egress extending into the set-back if necessary without
having a variance. He has created an amendment to reflect those changes to include
recommendations from the Planning Commission. The amendment, if approved, would state
second egresses from an existing elevated home or existing home to be elevated in the future may encroach into the set-back upon approval of the Zoning Administrator. The egress shall
encroach as little as possible into the set-back to provide for public safety and meet minimum
building code. Mr. Major asked if this would apply to all set-backs; does this include marsh
encroachment; and residential properties. Mayor Buelterman asked if this is inclusive of the
marsh set-back. Mr. Major would like to ensure there is clarification in the understanding of the
proposed ordinance especially when regarding the marsh set-back. Mayor Buelterman stated
the only change with the proposed ordinance is it allows a resident to not come before Mayor
and Council for a variance for a second egress within the set-backs. If the set-backs overlap
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the marsh, a variance would still be required. Mayor pro tem Brown asked if this would include
spiral staircases and elevator shafts. Mr. Shaw responded in the affirmative. Mr. Garbett would
like confirmation that an elevator would be considered as an emergency exit. Mayor
Buelterman stated in the affirmative as there could be mobility issues. Mr. Parks stated he is in
favor of the proposed ordinance. Jim Kluttz approached Mayor and Council and asked if there are two existing egresses and a resident requested to add an elevator that would encroach the
set-back, would a variance be required. Mr. Shaw responded a variance would be required.
Monty Parks made a motion to approve. Julie Livingston seconded. Vote was unanimous,
6-0. First Reading, 2016-22, Sec 3-080, Off-street Parking Requirements. Julie
Livingston recused as she conducts business in the Zone. Keith Gay approached Mayor and Council. Mr. Gay thanked Mayor and Council for their diligence in helping small businesses
on the Island. He explained that if a business is in the C-1 District, parking regulations are off-
set by public parking which makes it possible for a business to operate. If a business is located
in the Corridor as you come on the Island, public parking is not an option. Currently the Code requires one parking space for every 200 sq ft of building. This eliminates in its entirety most
locations to be developed into a small business. Mr. Gay continued, the requirement does not
allow for parking spaces due to limited space. It is his request that Mayor and Council approve a much more reduced requirement as Tybee Island is a biking and walking community. Mr. Gay
recommended a zero requirement for off-street parking for C-2 businesses or at least reduced
by half, i.e., 1 parking place for every 400 sq ft. He thanked Mayor and Council for reviewing
the requirement. Mr. Shaw stated at the last City Council Meeting, Mayor and Council
requested him to bring forward an amendment eliminating the parking requirement in the C-2
District. The amendment was created and presented to the Planning Commission and it is their
recommendation no changes be made as they did not see a need nor did they see an influx of
variance requests. The recommendation was to deny the proposed change. Mr. Shaw
continued, as Staff recognizes the pedestrian/bicycling nature of the Island, staff did feel
reducing the parking requirement by half. This would change the requirement (1) to one space
for every 400 sq ft of retail rather and one space for every 200 sq ft of retail and (2) one for every 8 seats in a restaurant rather than one space for every 4 as there is not sufficient public
parking in that area to completely eliminate a parking requirement. Mayor Buelterman
confirmed the Planning Commission was aware of Staff’s recommendation. Mr. Shaw
confirmed. Ms. Doyle stated she is in favor of the 50% reduction as it is a good compromise.
Mr. Major stated he read the minutes of the Planning Commission where concerns were
expressed residents in the area would be inundated with parking especially those living on
Byers. Mr. Major recommended the reduction would only apply to those businesses abutting Butler Avenue and not those on the side streets. Mr. Parks asked the cost of a variance request
for a business. Mr. Shaw responded $500 for a business and $200 for residential. He
recommended the cost for a variance request be lowered and not the parking requirement as
each request should be reviewed. Mr. Shaw recommended this be sent back to the Planning
Commission for further review and recommendations as Mayor and Council have given direction
and options. Mr. Garbett asked for clarification regarding variances. Mr. Hughes stated a
variance attaches to the property, not the use. He understands the desire of Mayor and Council to look at each variance request and recommends this be done with a review requirement in
connection with parking plans. He continued, the text amendment does eliminate the parking
requirement and removes Mayor and Council from the review process. Mr. Major expressed his
concerns as the variance ordinance would need to be reviewed and possibly rewritten. Mayor
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Buelterman confirmed that language would need to be reviewed for businesses abutting Butler
Avenue. Mr. Garbett stated there has not been a compelling case before Mayor and Council as
to why it should be reduced and confirmed with Mr. Hughes comments regarding a review and
should be addressed. Ms. Doyle stated with new construction she does see a concern but with
existing business she does not. Mr. Major stated he is reluctant to go against the recommendations of the Planning Commission but is open to sending back for further review
and recommendations. Mr. Parks stated there are other businesses abutting Butler Avenue that
are not retail type operations. He recommended sending back to Planning Commission for
further review and recommendations. Keith Gay approached Mayor and Council to express his
concerns with the parking requirements as once the set-backs are taken out of the space to
include the requirements for the building, it is almost impossible to meet the parking
requirements. Mr. Gay recommended no variance requirement but a reduction in parking requirement be adopted. Dottie Kluttz approached Mayor and Council to express her
concerns with parking on Highway 80/Butler Avenue, possible parking wars and commercial
businesses that have larger vehicles such as trucks. These trucks support the business and
would be parked on Highway 80 as they are too large to be parked in the respective parking lot. Mayor Buelterman clarified that GaDOT does not require patrons of local businesses to only
park in those business parking lots but cannot park on private property parking lots. Ms.
Schleicher confirmed. Mr. Shaw stated the ordinance does not specify categories for different businesses and their parking requirement. John Major made a motion to send back to the
Planning Commission to evaluate possibilities and bring recommendations back to Mayor and
Council at a future City Council meeting. Monty Parks seconded. Vote was unanimous, 5-0.
Julie Livingston recused. Wanda Doyle made a motion to approve the consent agenda. Bill Garbett seconded. Vote
was unanimous, 6-0.
Consideration of Bids, Contracts, Agreements and Expenditures Hwy 80 - 3 Lanes Proposal by GDOT including dedicated bicycle lanes. The conceptual
plan has been presented to the infrastructure, bicycle/pedestrian friendly and the public safety committee for review and comments. The GDOT would like the council to look at it in a
conceptual way and say that they are open to the concept if the traffic engineering comes back
to the city saying whether it will function at an appropriate level. That is the reason for
presenting it to the city council in August. If the city council agrees that it is worth studying, the GDOT will conduct a traffic study and analysis and bring back their suggestions to a future city
council meeting. Per GDOT, the reasons for the proposal for the reconfiguration of the stripping
are as follows:
o The reduction from two lanes to one in each direction reduces conflicts for
pedestrians and left turning motorist and bicyclists.
o The left turn lane also provides storage for motorist and bicyclist to make a left turn,
reducing the incidence of left-turn and rear end crashes.
o Sideswipe crashes are also reduced as motorists will no longer change lanes to pass
a vehicle waiting to turn left from the left-most through lane.
Ms. Schleicher stated GaDOT would bid this project in November or December and would like
the specifications for the contractor prior to that date. The repaving would be done during the
winter months, January and February. Mayor Buelterman confirmed this was presented by
GaDOT eight years ago when the paving was done. Ms. Schleicher confirmed and at that time
GaDOT was told not to do a Study. The State has adopted a Complete Streets Policy much like
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the City and prior to repaving an analysis is to be done. Part of the charge from the State to
GaDOT is to do a Study. Ms. Schleicher expressed her concerns with the areas from 14th Street
to Tybrisa due to early morning delivery trucks and it might not be safe for cyclists. GaDOT will
do a model and present to the City. Mr. Major stated that he sat on three committees which
this concept was presented to and the studies are reducing traffic accidents by 43%. They are not recommended if Average Daily Traffic (ADT) is greater than 19,000 cars. Anything below
that has a positive impact on the City. He stated that after researching he is in favor of the
Study. Ms. Doyle stated that this is a public safety issue and questioned the feasibility of
adding a bike lane as there have not been that many accidents on Butler Avenue. She
expressed her concerns with adding a bike lane due to the amount of traffic during the summer
months to include public safety on the main street. Mr. Doyle asked Ms. Schleicher if Staff has
been consulted. Mayor pro tem Brown stated that he is opposed to the bike lane. He questioned if this was a GaDOT initiative or City initiative. Mayor Buelterman asked Ms.
Schleicher if the only issue GaDOT would like at is bike/pedestrian friendly or will they look at
other safety measures that would be added to parts of Highway 80 and Butler Avenue. Ms.
Schleicher responded she did not have that information but would like to address Mayor pro tem Brown’s statement. She stated that GaDOT presented the concept to her and they were
adamant Tybee add three lanes. Ms. Livingston confirmed that before them tonight is just to
approve the Traffic Study. She expressed her concerns with having a bike lane between a drive lane and parking lane as it is a public safety issue. She is not in favor of the concept and would
ask what other information would be gleaned from the Study. Ms. Schleicher discussed the
different options regarding the starting point for the Study to include the impact on side streets
and signalization. Ms. Livingston recommendation is not to draw the cyclists on Highway 80
until such time as the trails are completed. Ms. Schleicher will reach out to GaDOT for
confirmation of placement of new reflectors from Bull River to Lazaretto. Mayor Buelterman
confirmed and if this is not completed he recommended reaching out to the State for
assistance. Mayor pro tem Brown recommended the Study take place in June and July and not
in the winter months. Mayor Buelterman discussed possible areas for GaDOT to include in the
Study which would be the entrance to Huc-a-poos, more crosswalks in the C-2 and other traffic
calming solutions. Mr. Garbett agreed with GaDOT looking at a wide area of options and recommends approving moving forward with the Study. Mayor Buelterman expressed his
concerns with the passing lanes on Highway 80 as it causes major traffic delays. Mr. Major is
also in favor of approving the Study and would ask for Staff input especially Chief Bryson,
Tybee Island Police Department. Monty Parks made a motion to approve the Study. John Major seconded. Voting in favor were Julie Livingston, Monty Parks, John Major, and Bill
Garbett. Voting against was Wanda Doyle and Barry Brown. Motion passes 4-2.
Consideration of Ordinances, Resolutions First Reading, 2016-18, Sec 42-64, Failure to Attend Court. Monty Parks made a
motion to approve. Wanda Doyle seconded. Vote was unanimous, 6-0. First Reading, 2016-20, Sec 6-13, Reporting of Disciplinary Actions. Wanda Doyle
made a motion to approve. Monty Parks seconded. Vote was unanimous, 6-0.
First Reading, 2016-12, Courtesy Decals. Wanda Doyle made a motion to approve. Monty Parks seconded. Vote was unanimous, 6-0.
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Second Reading, 2016-10, Recycling. Ms. Doyle asked Ms. Schleicher for clarification of
the reference to “Senior Homestead Exemption”. Ms. Schleicher stated this refers to recycling
as if a resident is 62 or older regardless of their income, recycling was complimentary. With
this ordinance, only those that qualify for senior homestead which is income based. There are
currently approximately 32 households on the Island. Ms. Doyle discussed the confusion with existing residents that received complimentary recycling and due to the changes; this
complimentary service is no longer available. Mr. Hughes stated the City of Tybee’s Senior
Homestead Income Based Exemption is within $5,000 of what Chatham County’s Senior Income
Base Homestead is currently. He recommended keeping our policy consistent with surrounding
municipalities. Mayor Buelterman clarified the past policy as those who were qualified as
senior citizens had complimentary recycling and that was changed with the new contract where
it is now income based. Ms. Doyle expressed the concerns of some residents as they would like to recycle glass which is no longer accepted but they are still required to pay for recycling. Mr.
Hughes stated that the proposed ordinance is not changing the rates. Bill Garbett made a
motion to approve. Julie Livingston seconded. Discussion: Mayor Buelterman clarified that
the proposed ordinance is consistent with the rates unanimously approved by Mayor and Council. Voting in favor were Julie Livingston, Monty Parks, John Major, Wanda Doyle and Bill
Garbett. Voting against was Barry Brown. Motion carried 5-1.
Second Reading, 2016-19, Sec 66-3, Off System Highway. Bill Garbett made a motion
to approve. Julie Livingston seconded. Discussion: Ms. Doyle stated there is an error in
the language of the ordinance as the recommended speed limit at first reading was 15mph.
Mr. Garbett amended his motion to correct the language referencing the speed limit at 10mph
to 15mph speed limit. Ms. Livingston accepted the amendment. Vote was unanimous, 6-0.
Resolution Adopting Stephens Day Residential Garbage and Recycling Rate. Budget
Line Item Number (if applicable): 540-00-34-4110 (Solid Waste Collection Charges) and 540-00-34-4120 (Recycling Program Charges). Mayor Buelterman recommended
this be discussed at a special City Council Workshop on August 23, 2016 at 3:30PM. NO
ACTION TAKEN. TO BE DISCUSSED AT UPCOMING WORKSHOP. Resolution on Property Conveyance – Makel. Mr. Hughes stated this is a request from
the Makel’s to have a portion of the right-of-way that adjoins their property conveyed. Public
Hearings were held and the Deed has been prepared to include an appraisal. The Resolution
will authorize the signature on the Deed and forward the delivery of the Deed to be contingent
on the City receiving the money that was identified in the appraisal. Wanda Doyle made a
motion to approve. John Major seconded. Voting in favor were Julie Livingston, Monty Parks, John Major, Wanda Doyle and Bill Garbett. Voting against was Barry Brown. Motion carried 5-
1.
Council, Officials and City Attorney Considerations and Comments Quit Claim, David and Martha Makel. Mr. Hughes stated pursuant to the Resolution, this
authorizes the execution of the quit claim deed and to be delivered if and when the funds are
received. Wanda Doyle made a motion to approve. John Major seconded. Voting in favor
were Julie Livingston, Monty Parks, John Major, Wanda Doyle and Bill Garbett. Voting against
was Barry Brown. Motion carried 5-1.
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Julie Livingston made a motion to adjourn to Executive Session to discuss litigation, real
estate acquisition and personnel. Wanda Doyle seconded. Vote was unanimous, 6-0.
Monty Parks made a motion to return to regular session. John Major seconded. Vote was
unanimous, 6-0. Wanda Doyle made a motion to adjourn. Barry Brown seconded. Vote was unanimous, 6-
0.
Meeting adjourned at 9:00PM
__________________________
Janet LeViner, CMC Clerk
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City Council Minutes 20160825
Consideration of Items for Consent Agenda
Mayor Buelterman called the consent agenda to order at 6:30PM on August 25, 2016.
Those present were Julie Livingston, Monty Parks, John Major, Wanda Doyle, and Barry
Brown. Also attending were Diane Schleicher, City Manager; Bubba Hughes, City
Attorney; Tommy Branch, Ellis, Painter, Ratterree and Adams; and Janet LeViner, Clerk
of Council.
Mayor Buelterman listed the following items on the consent agenda:
• Tybee Island Pirate Fest: October 7 – 9 @ various times (16th Street Parking Lot,
Tybrisa/Strand: North Beach Parking Lot for 10/8 parade staging and parade
route) + October 4 – 18 for carnival ride in 14th Street parking lot b/t 15th and
Marine Science Center and the Pier/Pavilion. Discussion: Mr. Major asked if
this event is consistent was previous years. Ms. Doyle confirmed and stated that
an additional section will be added for children. Jenny Orr approached Mayor
and Council to respond to questions and concerns. Ms. Orr explained the free
areas for children which will not require a wrist band unless you are over 21.
This will give parents the opportunity to bring their children to the carnival
without an extra cost for admission as there would only be a cost for the rides.
There was a discussion regarding the selling of wristbands and was
recommended that volunteers from the Tybee Island Police Department would
possibly sell the wristbands. Ms. Orr confirmed.
• NB Restrooms & Showers-Tippens and Polk Change Order #9: FEMA
requirements for electrical systems
o Base Construction Cost $815,000.00
o Change Order #1 $1,661.00
o Change Order #2 $2,700.00
o Change Order #3 $11,484.00
o Change Orders #4---#8 $9,225.00
o Change Order #9 (FEMA Requirements) $500.00
o (this is a revised amount)
o Total Construction $840,570.00
• Lift Station #6: Replacement 50 hp. Flygt sewer pump bid results – Drag Pump
Corporation - $27,154. Repair and Maintenance – Infrastructure #505-4310-52-
2205. Discussion: Ms. Schleicher stated Mr. Reese has withdrawn his support
for Drag Pump Corporation and recommending Zylem Water Solutions,
$29,841.30.
• Marsh Hen Trail – Request permission to submit proposals to the Coastal
Regional Commission for additional funding for phase 1 of the Marsh Hen Trail.
Deadline for submission is September 12, 2016. Budget Line Item: 100-6230-
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54-1400.
• City of Tybee Island Georgia Municipal Employee Benefit System Defined Benefit
Retirement Plan: Amendment to Include Firefighters in 55 & 20 Alternative
Normal Retirement Qualification
Mayor Buelterman called the regular meeting to order at 7:00PM. All those present
for the consent agenda were present.
Opening Ceremonies
• Call to Order
• Invocation: Rev. Alex Tracy, Trinity Chapel United Methodist Church
• Pledge Allegiance
Dennis Graney approached Mayor and Council to express his concerns regarding the
unopened right-of-way on Rifle Avenue. He asked that Staff stake out the potential
location of Rifle Avenue as he is fearful it will be in close proximity to his front door. He
asked that Rifle Avenue been shifted as much as possible to the east away from his
entrance door of the house. Mayor pro tem Brown asked the dimension of the right-of-
way. Mr. Hughes responded that he believes it is a 60’ right-of-way.
Consideration of Bids, Contracts, Agreements and Expenditures Request to open Rifle Avenue unopened right-of-way. Ms. Schleicher stated Mr.
Graney is concerned with the placement of the proposed driveway with the new
construction. Ms. Doyle asked Ms. Schleicher who would do the improvements. Ms.
Schleicher responded it would be the developer to do the improvements and is
contingent upon opening up the road. Ashley Mosley approached Mayor and Council
to address concerns. Mr. Mosley stated he has submitted a driveway survey which is
included in the packet before them. Mayor Buelterman asked Council if they have
sufficient information to act on this item. Ms. Schleicher asked Mr. Mosley to explain
the drawing as there are questions. Mr. Graney is requesting that if the proposed
driveway is 21’ wide and gravel road with additional swells, the improvement shifted as
far east as possible. Mr. Mosley confirmed. Mayor Buelterman stated he is comfortable
approving this request with the proviso that Staff work with the two parties for a
mutually agreeable solution. Mr. Mosley confirmed and stated he is trying to fit a
driveway in a best fit scenario. Ms. Schleicher requested Mr. Mosely stake the proposed
driveway for Mr. Graney. Mr. Moseley responded that the proposed driveway is staked
and he will be happy to meet Mr. Graney at his convenience to ensure he is
knowledgeable. Mayor pro tem Brown made reference to the plat which is included in
the packet before them as it does indicate the four corners of the property. He
requested Mr. Mosley meet Mr. Graney on the property to further explain the placement
of the driveway in relationship to his property. Ms. Doyle recommended approval of this item contingent upon all parties meeting on the property and if a mutual
agreement cannot be reached it come back before Mayor and Council. Mr. Major
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agreed with Ms. Doyle and recommended a stipulation that DPW approve of the
placement of the driveway. Wanda Doyle made a motion to approve opening of Rifle
Avenue, an unopen City right-of-way, contingent upon both parties agreeing to the
placement of the driveway and staff agree to materials to be used. John Major
seconded. Vote was unanimous, 5-0.
Wanda Doyle made a motion to approve the consent agenda. Barry Brown
seconded. Vote was unanimous, 5-0.
Consideration of Ordinances, Resolutions Second Reading, 2016-23, Sec 3-090, Schedule of Development Regulations.
Monty Parks made a motion to approve. Julie Livingston seconded. Vote was
unanimous, 5-0.
Second Reading, 2016-18, Sec 42-64, Failure to attend Court. Monty Parks
made a motion to approve. Wanda Doyle seconded. Vote was unanimous, 5-0.
Second Reading, 2016-20, Reporting of Disciplinary Actions. Monty Parks
made a motion to approve. Julie Livingston seconded. Vote was unanimous, 5-0.
Second Reading, 2016-12. Courtesy Decals. Monty Parks made a motion to
approve. Wanda Doyle seconded. Vote was unanimous, 5-0.
Council, Officials and City Attorney Considerations and Comments Barry Brown: Boat Ramp – Back River. Mayor pro tem Brown requested Ms.
Schleicher add a proposed boat ramp on the Back River to her Action Item List. He
recommended she research to see the feasibility of a boat ramp as the Tybee Island
Fire Department and Ocean Rescue having to go to Lazaretto to put in for emergencies.
Mayor Buelterman asked if he was going to spearhead this. Mayor pro tem Brown
confirmed. Mr. Parks asked if the ramp would be open to everyone. Mayor pro tem
Brown confirmed. A discussion ensued regarding parking of vehicles and trailers. Mayor
pro tem Brown recommended residents could take their vehicles and trailers back to
their residence. Mayor Buelterman recommended the Infrastructure Committee review
the logistics to include Thomas & Hutton research permitting and bring back to Mayor
and Council. To be included on future Infrastructure Committee Agenda.
Wanda Doyle: Solomon Avenue. Ms. Doyle stated this has been previously
discussed to make improvements on Solomon from McKenzie to Polk Street. Mr.
Hughes stated there is trash in the part of the right-of-way along the northern side of
Solomon Avenue. Ms. Doyle asked Staff to research materials such as crush and run or
gravel and bring a price to a future Infrastructure Committee for their
recommendations. Mayor Buelterman recommended this be added to the
Infrastructure Committee Agenda and have Mr. Wilson bring a plan for their
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recommendations so it can be added to the next budget cycle. To be included on
future Infrastructure Committee Agenda.
Wanda Doyle: Mobi Mat @ 7th Street. Deferred to October City Council
Workshop. Ms. Doyle stated previously an inexpensive mobi mat, approved by
GaDNR, was put at 7th Street. She requested that Ms. Schleicher work with GaDNR for
an LOP for additional mobi mats and research the cost for next budget cycle. The
senior citizens in that area use the 7th Street crossover and have difficulty due to the
absence of a mobi mat. Mayor Buelterman confirmed and stated he would like to
expand the mobi mats Island wide and move forward with GaDNR and the approval
process. Ms. Schleicher stated she will research her notes and bring back to the
October City Council Workshop. Ms. Doyle recommended that research be done to see
if more than an LOP is required. Ms. Schleicher confirmed.
Julie Livingston: Ability to restrict alcohol open consumption during pop up
events (for discussion only). Ms. Livingston stated she has taken this request to the
Public Safety Committee for discussion. During the Spring months pop-up events occur
and she recommends amending Sec. 54-73, Unpermitted Assembly, and Sec 6-8. This
would give the City authority to restrict open container/open consumption of alcohol
during pop-up events. This might improve public safety and encourage compliance
with the Special Events Ordinance. Ms. Livingston would welcome thoughts going
forward. Ms. Livingston stated the City can put in place a restriction of alcohol prior to
the unpermitted events to try and limit the consumption of alcohol and open containers.
If they are advertising on social media this could be added to their event page. This
could be a way to discourage unpermitted events. Mayor Buelterman recommended
moving forward to have a solution in place by October. Ms. Doyle stated during the
Public Safety Committee meeting, the TIPD brought to their attention the inability to
monitor the consumption of alcohol and open containers violations as there is so many
other things occurring on the Island during events with large crowds. Due to limits of
manpower, overcrowding in the jail and transportation of the violators to Chatham
County often times these violations are not ticketed. She is in agreement to review and
feels more discussion is needed. Ms. Doyle recommended the possibility of using a 16
ounce cup and is open to discussion from Council. Mr. Parks quoted Sec 6-8 (A) as it
specifies 25.4 fluid ounces which is a rather large container and recommended the
language be changed to 16 ounces. Mayor Buelterman asked Council to set a deadline
by which language will come back to City Council. Ms. Doyle recommended a proposed
ordinance needs to be done prior to the end of 2016. Mayor Buelterman asked that it
be done by the end of November. Mr. Major stated we need to mirror what other east
coast beach communities have done with specific months restricting open
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containers/open consumption. Ms. Doyle stated the Public Safety Committee will bring
recommendations to the October City Council Workshop on October 20, 2016. Ms.
Doyle recommended that a final decision be reach prior to coming before Mayor and
Council at the November 10, 2016 City Council Meeting to include community
involvement. Public Safety Committee to bring recommendations to the
November 10, 2016 City Council Meeting.
Julie Livingston made a motion to adjourn to Executive Session to discuss litigation
and personnel. Wanda Doyle seconded. Vote was unanimous, 5-0.
Wanda Doyle made a motion to return to regular session. John Major seconded.
Vote was unanimous, 5-0.
John Major made a motion to adjourn. Monty Parks seconded. Vote was
unanimous, 5-0.
Meeting adjourned at 8:40PM
______________________
Janet Leviner, CMC
Clerk
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City Council Agenda Item Request
Agenda Item Requests and supporting documentation must be submitted to the Clerk of Council by 4:00PM on the Thursday prior to the next scheduled Council meeting. If this form is received after the deadline, the item will be listed on the next scheduled agenda.
Council Meeting Date for Request: 09.08.16
Item: Carrying Capacity Study
Explanation: Presentation of the Recommendations of the Carrying Capacity Study
Budget Line Item Number (if applicable): Paper Work: Attached*
______ Audio/Video Presentation**
* Electronic submissions are requested by not required. Please email
to jleviner@cityoftybee.org.
** Audio/video presentations must be submitted to the IT department at City Hall by 4:00PM on the Thursday prior to the scheduled meeting.
NOTE: Request will be postponed if necessary information is not provided.
Submitted by: George Shaw
Phone / Email: gshaw@cityoftybee.org
Comments:
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City of Tybee Island
Carrying Capacity Study
September 2016
35 Abercorn Street, Suite 210
Savannah, Georgia 31401
www.ecologicalplanning.net
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TYBEE ISLAND CARRYING CAPACITY STUDY i
Acknowledgements
This study was prepared by the City of Tybee Island under a Coastal Incentive Grant awarded from
the Georgia Department of Natural Resources (DNR) and from the Office for Coastal Management
(OCM), National Oceanic and Atmospheric Administration (NOAA). The statements, findings,
conclusions, and recommendations are those of the author(s) and do not necessarily reflect the
views of DNR, OCM or NOAA.
Ecological Planning Group, LLC assisted the City of Tybee Island with preparation of this report.
Many thanks to the elected and appointed City officials, as well as the citizens, business owners
and visitors who dedicated their time, expertise and resources for this project. Their assistance
and participation in the planning process and data gathering exercises made this study possible.
A special thanks to the Georgia DNR, Coastal Resources Division. This project would not have been
possible without the funding and assistance provided through the Coastal Management Program.
35 Abercorn Street, Suite 210
Savannah, Georgia 31401
www.ecologicalplanning.net
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TYBEE ISLAND CARRYING CAPACITY STUDY ii
TABLE OF CONTENTS
1. INTRODUCTION ................................................................................................................ 1
1.1. BACKGROUND ..................................................................................................................... 1
1.2. STUDY SCOPE OF WORK ........................................................................................................ 2
1.2.1 Technical Advisory Group (TAG) ................................................................................. 2
1.2.2 Community Resource Assessment & Inventory ........................................................... 2
1.2.3 Analysis of Community Resource Limitations ............................................................. 3
1.2.4 Recommendations & Implementation ........................................................................ 3
1.2.5 Presentation of the Carrying Capacity Study .............................................................. 4
1.3. WHAT IS CARRYING CAPACITY? ............................................................................................... 4
1.4. CARRYING CAPACITY STUDY GOALS ......................................................................................... 4
2. COMMUNITY ENGAGEMENT ............................................................................................ 6
2.1. TECHNICAL ADVISORY COMMITTEE .......................................................................................... 6
2.2. PUBLIC PRESENTATIONS ........................................................................................................ 6
3. POPULATION DYNAMICS ON TYBEE ISLAND ..................................................................... 7
3.1. RESIDENT POPULATION ......................................................................................................... 8
3.2. OVERNIGHT POPULATION ...................................................................................................... 9
3.3. DAYTIME POPULATION ........................................................................................................ 12
3.4. POPULATION SUMMARY ...................................................................................................... 14
4. RESOURCE LIMITATIONS ................................................................................................ 15
4.1. WATER WITHDRAWAL & WATER USE .................................................................................... 15
4.1.1 Correlation of Overnight Population with Water Usage .......................................... 16
4.1.2 Tybee Island Water Withdrawal Permit Limitations ................................................. 17
4.1.3 Water Distribution Infrastructure System ................................................................. 19
4.1.4 Alternative Water Supply .......................................................................................... 20
4.2. WASTEWATER DISCHARGE ................................................................................................... 21
4.3. TRANSPORTATION & PARKING .............................................................................................. 23
4.3.1 U.S. Highway 80 (US 80) Capacity and Road Network Capacity .............................. 23
4.3.2 Parking ...................................................................................................................... 26
4.4. STORMWATER QUALITY AND QUANTITY ................................................................................. 32
4.4.1 Tybee Island Sea Level Rise Adaptation Plan ............................................................ 33
4.5. SOLID WASTE .................................................................................................................... 40
4.5.1 Solid Waste Collection ............................................................................................... 40
4.5.2 Disposal Trends ......................................................................................................... 41
4.6. ENERGY USE ..................................................................................................................... 42
4.6.1 Solarize Tybee ........................................................................................................... 43
4.6.2 Greenhouse Gas (GHG) Emissions Inventory ............................................................ 44
4.7. ZONING ............................................................................................................................ 47
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TYBEE ISLAND CARRYING CAPACITY STUDY iii
4.7.1 Zoning Analysis ......................................................................................................... 47
4.7.2 Methodology ............................................................................................................. 47
4.7.3 Analysis ..................................................................................................................... 47
4.7.4 Population in the R-2 District Based on Current Development ................................. 49
4.7.5 Full Build-Out Scenario .............................................................................................. 49
4.7.6 Additional Population Based on Build-Out Scenario ................................................. 52
4.7.7 Zoning Assessment Findings ..................................................................................... 52
5. RECOMMENDED STRATEGIES AND WORK PLAN ............................................................ 54
5.1. CARRYING CAPACITY WORK PLAN .......................................................................................... 62
6. BIBLIOGRAPHY ............................................................................................................... 72
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1. INTRODUCTION
Ecological Planning Group (EPG) has prepared this report to present the findings of the City’s
Carrying Capacity Study. The purpose of this Carrying Capacity Study is to determine the
population size that can be supported by the City of Tybee Island, the limiting factors for
population growth, and how the City can prepare for future growth. Primary limiting factors can
be either resource-based, i.e. available water supply, or infrastructure-based, i.e. the ability of
the sanitary distribution and treatment system to safely convey and adequately treat domestic
wastewater.
This study is also intended to inform the City’s concurrent Master Planning Process. The City’s
2008 Master Plan is being updated in accordance with the requirements of the Georgia
Department of Community Affairs (DCA) Rules Chapter 110-12-1: Minimum Standards and
Procedures for Local Comprehensive Planning. The purpose of the masterplan is to present the
City’s Vision for the Future and to provide a framework for achieving that Vision. The data, goals,
issues and strategies presented herein have been incorporated into the City’s Master Plan, as
appropriate, and this report
should be considered one
element of the overall City
Master Plan.
1.1. BACKGROUND
Tybee Island is a premier regional
and national tourism destination
and an important economic
engine for the Savannah
metropolitan area. Whether it is
families visiting the beach,
people enjoying the various eco-
tourism opportunities, history
buffs exploring Ft. Pulaski or the
Tybee Lighthouse, or visitors
supporting the local artisan
community, the unique resources of
the island play a significant role in driving the tourism industry. However, because of the wealth
of community resources, there is also great development pressure facing Tybee Island. The City’s
water, sewer, and roadway infrastructure systems are severely strained by the massive seasonal
fluctuations in population. Further compounding this issues are threats posed by rising sea levels
and climate change, which are likely to increase flooding risk, shrink the amount of developable
land, affect egress on and off the island, and further limit the amount of development the island
can support.
The City of Tybee Island is in a unique position as one of the few locally-governed, developed
barrier islands in Georgia, and as such has strong local influence over the management and
Tybee Island Historical Society
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TYBEE ISLAND CARRYING CAPACITY STUDY 2
preservation the island. As such, the City of Tybee Island applied for a Coastal Incentive Grant
(CIG) through the Coastal Resources Division (CRD) of the Georgia Department of Natural
Resources (DNR) to conduct a Carrying Capacity Study to gain a better understanding of the
island’s resources and how much development these limited resources can support without
degradation of the quality of life that makes Tybee Island such a unique coastal community.
Through a comprehensive stakeholder engagement program, the Carrying Capacity Study will
identify which resources are essential to supporting the economy and quality of life of Tybee
Island, and what, if any limitations there are on those resources. The study will identify the
maximum amount of resident, overnight and daytime populations that can be supported with
existing services/infrastructure. The study will also attempt to identify upgrades to infrastructure
that may be necessary to support future increases in population.
1.2. STUDY SCOPE OF WORK
The scope of work for the Carrying Capacity Study is outlined below.
1.2.1 Technical Advisory Group (TAG)
The City implemented a community engagement program that consisted of numerous public
meetings in an effort to provide an opportunity for the citizens of Tybee Island and any other
interested parties to participate in this process. Participants at these meetings were afforded the
opportunity to provide information, represent community interests, and to provide input on the
planning process and results. This public and transparent process was designed to foster
community support for the findings and recommendations of the study.
Participation in the TAG was not restricted. Meetings were open to the public and advertised on
the City’s website and posted at City Hall.
1.2.2 Community Resource Assessment & Inventory
The City performed an assessment of existing community resources in an effort to inventory and
identify limitations. The following community resources were analyzed:
• Population dynamics, including trends and impacts of the on-island resident
population, overnight/short term rental population, and daytime population.
• Water supply capacity, including existing water distribution infrastructure, Floridan
Aquifer water withdrawal permit limits, and the impact of the future proposed
Cretaceous well.
• Capacity of the City’s Wastewater Plant (Water Pollution Control Plant or WPCP),
future required upgrades, effluent limits and assimilative capacity of receiving
waterways.
• Stormwater infrastructure condition, needed upgrades, flooding issues, king tides
and the effects of sea level rise on infrastructure capacity.
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TYBEE ISLAND CARRYING CAPACITY STUDY 3
• Current roadway capacity and level of service, including the proposed Georgia
Department of Transportation (GDOT) Highway 80 project and its impact on
roadway level of service.
• Parking limitations and availability of alternative modes of transportation
• Energy consumption including greenhouse gas footprint of City operations,
alternative energy sources, availability and cost of fuel, and any known energy grid
concerns.
• Capacity of solid waste services, beach litter, and participation in the City’s curbside
recycling program and its impact on solid waste collection.
• Development regulations, and the impact of additional development on island
resources.
1.2.3 Analysis of Community Resource Limitations
After completion of the community resources inventory and assessment, the City reviewed
availability, level of service and future limitations of the inventoried community resources. This
analysis included the following:
• The projected limit of resident, overnight and daytime populations that can be
supported by existing infrastructure systems based on commonly accepted metrics.
• Upgrades, capital projects, etc., that would be necessary to increase these limits,
where feasible.
• Measures to regulate development and/or protect environmental resources.
1.2.4 Recommendations & Implementation
Based on the inventory and assessment of resources and the limitations that were identified, the
City and the TAG worked together to identify recommendations to encourage more sustainable
development and protect island resources that included the following:
• Future land use/zoning amendments
• Capital improvements for water, sewer, stormwater and transportation
• Additional protection for environmental resources
The recommendations have also been incorporated into the City’s Comprehensive Master Plan,
which is due to be updated by October 2016. It was the desire of the City and the TAG to integrate
the Carrying Capacity Study process with the Comprehensive Planning process, as much as
possible, such that the results of this project will be included in both the Community Vision and
Future Land Use Plan as well as within the Short Term Work Program. Integrating these efforts
has also allowed the City to maximize the public involvement in both. Maximizing the
opportunities for public input should improve public acceptance of the final recommendations.
Furthermore, including the results of this study in the City Comprehensive Plan will provide a
method of implementation and reinforce the City’s accountability.
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TYBEE ISLAND CARRYING CAPACITY STUDY 4
1.2.5 Presentation of the Carrying Capacity Study
The City has developed a Carrying Capacity Study process that is described herein, including the
methods the City used to perform the assessment and inventory of community resources and to
identify resource limitations. This report also describes the procedures used to gather data,
engage community stakeholders, and integrate the Carrying Capacity Study into the City’s
Comprehensive Plan.
The City will present the process and results of the Tybee Island Carrying Capacity Study to coastal
managers at the September 2016 CRD Brownbag Presentation, and at the GA Climate Ready
Conference to be held in Jekyll Island in November 2016. The purpose of this presentation will
be to convey project results, communicate impacts and benefits to coastal managers and/or the
general coastal public, and describe the stakeholder process.
1.3. WHAT IS CARRYING CAPACITY?
The Wave Ecology and Highway 80 Challenge Study was commissioned in 2011 by Chatham
County in partnership with the City of Tybee Island and the Coastal Region Metropolitan Planning
Organization (CORE MPO) to define localized solutions to issues surrounding the safety of citizens
and visitors on Hwy 80, as traffic, and traffic related impacts increase. This plan explored the
concept of urban ecology, “a school of thought that seeks to understand the natural systems of
urban areas and the threats that face them.”
Understanding the urban environment and the impacts of human populations on that
environment can allow planners to design healthier, more resilient communities. In particular,
many coastal communities across the world contend with population impacts related to tourism
that stress the capacity of the community.
The Tybee Island Wave Ecology Study defined Carrying Capacity as:
I = P x A x T
I = Environmental Impact
P = Population
A = Affluence
T = Technology
This equation demonstrates that human carrying capacity is not strictly related to population
size, but to many levels of consumption, which are in turn impacted by technology and the
economy. Local governments have the opportunity to impact these variables through regulatory
and policy choices related to land use, infrastructure improvements, growth management, and
the local economy.
1.4. CARRYING CAPACITY STUDY GOALS
The TAG felt that it was important to identify guiding principles for the Carrying Capacity Study,
in order to provide the framework under which carrying capacity issues could be identified and
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TYBEE ISLAND CARRYING CAPACITY STUDY 5
solutions proposed. The guiding principles identified by the TAG for this Carrying Capacity Study
are as follows:
Diverse and stable year-round population with a high quality of life
Sustainable tourism-based economy that also serves year-round population and
business owners in the off-season
Balance between the needs of the tourism industry and year-round residents
Protection of Tybee Island’s environmental, historic and cultural resources
Safe multi-modal access to, from and within Tybee Island for residents and visitors
Adapting to a changing climate
Political and public support for implementation of the plan recommendations
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TYBEE ISLAND CARRYING CAPACITY STUDY 6
2. COMMUNITY ENGAGEMENT
The Tybee Island Carrying Capacity Study included a robust community engagement process
that was designed to be inclusive and to garner public support for the planning process and the
final recommendations of the study.
2.1. TECHNICAL ADVISORY COMMITTEE
A total of five (5) meetings were held over the course of this project with a total of 40+ people
participating in one or more of the TAG public meetings. TAG meeting summaries and
presentations are included in Appendix A. A brief summary of each meeting is included below:
Meeting Date Meeting Agenda
October 12, 2015 Project kick off; identification of data needs
December 8, 2015 Review of Wave Ecology Report; review of data analysis; identification
of resources and infrastructure to be studied; outstanding data needs
March 29, 2016 Identify goals; identify impacts of population growth on resources and
infrastructure
June 1, 2016 HWY 80 project update; greenhouse gas (GHG) emissions inventory
update; identification of strategies to address impacts from population
August 1, 2016 GHG inventory results; review of issues, strategies and considerations;
development of work plan items
In addition to the five (5) official TAG meetings, the community engagement process was
coordinated closely with the 2008 Master Plan update. Data, issues, goals and other elements of
the Carrying Capacity Study were presented at public meetings held for the Master Plan, and
input provided at both the TAG meetings and the Master Plan public meetings informed the
findings of this report.
2.2. PUBLIC PRESENTATIONS
Throughout the planning process presentations were made to City Council on July 28th and
September 8th, 2016. The purpose of these presentations was to update the elected officials on
the planning process and to present the final recommendations of the study. City Council and
Planning and Zoning Commission members were also invited to participate in the TAG meetings.
The Tybee Island Carrying Capacity Study was also presented to coastal managers at the
September 2016 CRD Brownbag Presentation, and will be presented at the Georgia Climate
Ready Conference to be held in Jekyll Island in November 2016. The purpose of these
presentations is to present the final recommendations and describe the planning process.
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TYBEE ISLAND CARRYING CAPACITY STUDY 7
3. POPULATION DYNAMICS ON TYBEE ISLAND
Due to Tybee Island’s prominence as a tourism and vacation destination, there are three distinct
types of population that must be considered, as each type of population is necessary for the
economic viability of the island but may be affected by a different
grouping of limiting factors:
1.) Resident Population. This number includes
homeowners and long-term rentals.
2.) Overnight Population. This number includes the
resident population, but it also includes the short-
term rental population which is proportionately
significant, when compared to the resident
population, and highly variable throughout the
year. Also included in this population is the
“second home” owners who own a second home
on Tybee Island, which they do not rent, but at which
they periodically vacation.
3.) Daytime Population. This number includes the resident
and overnight populations as well as the day-tripper
population, which is even more variable than the overnight population and the largest
population during certain holidays such as the 4th of July.
This report includes a summary of the following information regarding the City’s population:
Census data from 2000 and 2010
Analysis of the 2010 Census Data conducted by Tybee Island in support of the 2012 Local
Option Sales Tax (LOST) negotiation
Data from the City’s Business License database regarding short-term rental units and
hotel/motel rooms.
Occupancy data from the Tybee Island Campground and short-term rental agencies
Assessment of water use and sewage discharge data and its correlation to proposed
resident population
City of Tybee Island Tourism Study
This report also includes a projection of overnight and daytime populations based on the
following information:
Data on rental units provided by the City’s Business License Tax Database and private
rental agencies.
Water withdrawal data
Transportation studies maintained and/or performed by Tybee Island
Daytime
Population
Overnight
Population
Resident
Population
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TYBEE ISLAND CARRYING CAPACITY STUDY 8
3.1. RESIDENT POPULATION
Table 1 shows the Census data and trends related to population for 2000 and 2010. Table 2
presents the Census data and percentage change for every census since 1900. Please note that
the 2010 Census showed the first population decrease on the island since 1920.
Table 1: Population for Tybee Island, GA
Source: Census Bureau
Table 2: Historical Population Trends
Source: Census Bureau
Census Pop. % Change
1900 381 —
1910 786 106.3%
1920 117 −85.1%
1930 202 72.6%
1940 644 218.8%
1950 1,036 60.9%
1960 1,385 33.7%
1970 1,786 29.0%
1980 2,240 25.4%
1990 2,842 26.9%
2000 3,392 19.4%
2010 2,990 −11.9%
Est. 2014 3,082 3.1%
Table 3 presents the Housing Occupancy characteristics and associated trends over the same
time period. Between the time period of 2000 and 2010, while resident population was
decreasing, the number of total housing units increased. The increase in the total number of
living units combined with the reduction in the number of permanently occupied units, resulted
in a significant increase in the number of units that are not occupied by a permanent resident.
Per the 2010 Census, approximately 60% of the units on the island are not permanently occupied.
Census Data Type 2000 2010 Percent
Change
Population 3,392 2,990 -11.9%
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Table 3: Housing Occupancy Characteristics for Tybee Island, GA
Source: US Census Bureau
Housing Unit Type 2000 Percent
2000
2010 Percent
2010
Percent
Change
Total Housing Units 2,696 -- 3,366 -- 24.9%
Occupied Housing Units 1,568 58.2% 1,360 40.4% -13.3%
Owner-Occupied 1,078 40.0% 918 27.3% -14.8%
Renter-Occupied 490 18.2% 442 13.1% -9.8%
Vacant Housing Units 1,128 41.8% 2,006 59.6% 77.8%
Seasonal, Recreational,
Occasional Use
676 25.1% 1,473 43.8% 117.9%
For Rent/For Sale/Other 452 16.8% 533 15.8% 17.9%
3.2. OVERNIGHT POPULATION
As a national tourist destination, it is reasonable to assume that Tybee Island has a significant
increase in overnight (non-resident) population that stresses the City’s infrastructure and
resources. Since tourism on Tybee Island is an economic driver for the region, it is necessary to
assess and plan for the impact of increased summertime population.
Tybee Island is a national tourism destination and this overnight, short-term population places a
significant burden, in the form of “peak usage” upon Tybee Island’s services and infrastructure,
including water, sewer, and roadways. Peak usage can be defined as the result of a period of
simultaneous, strong consumer demand.
In order to quantify this additional population and the associated demand placed on City
infrastructure and services, EPG has prepared an estimate of overnight population based on data
provided by the 2010 Census, the City’s Occupational Tax records for short-term rentals and
hotel/motel units. In addition to the short-term rental units, the City of Tybee Island operates a
campground that contains RV and tent campsites that would not have been included in the
Census. Adding the total number of short-term rental units and hotel/motel units to the total
number of campsites results in a total number of 1,738 short-term rental opportunities, as shown
in Table 4.
In order to estimate the average overnight population associated with the short-term rental units
and campsites on Tybee Island, the LOST Population Study conducted by Tybee Island in 2012
was referenced. As part of this study, information was solicited from the various rental agencies
and campsite operator, including the estimated average percent occupancy per month, and the
average number of people per rental event. This information was further updated as part of this
Carrying Capacity Study, and confirmed through comparison to the City of Tybee Island Tourism
Study (2014). This report also included percentage occupancy averages for short-term rental
units on Tybee Island for each month of the year (Table 5).
The different types of short-term rental units (i.e. house/condo, hotel/motel, and RV/campsite),
have different rental characteristics, and therefore should have a different average for people
per rental event. For example, rental houses and condominiums on Tybee Island are typically
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TYBEE ISLAND CARRYING CAPACITY STUDY 10
rented by families, and therefore the number of people per occupied short-term rental units
should be five or greater. Hotel and motel units typically fit less people, so an average number of
people per rental event is much less at 2.5. The campsite actually maintains data on the average
number of people per rental event, which was reported as 2.58 in the LOST Study referenced
above. Utilizing the average number of people per rental event for the various short-term rental
unit types, the monthly average short-term overnight population is projected in Table 6.
Table 4: Short Term Rental Unit Occupancy for Tybee Island, GA
Source: City of Tybee Occupational Tax Database and Tybee Island Campground
Rental Unit Type Number of Units Average Persons
Per Unit
Maximum Rental Population
Hotel 420 2.5 1,050
Housing Unit 1,200 5 6,000
Campground 118 2.6 306
Total 1,738 7,356
* Tybee Tourism Study does not differentiate between short-term rental unit types and estimates 4.3
people per unit, which equals a maximum short-term rental population of 7,473.
If you add the maximum short term rental population of 7,356 to the 2014 resident population number
of 3,082, the resulting maximum overnight population for the island is 10,438.
Table 5: Short-Term Rental Occupancy Rates
Source: Short-Term Rental Agencies on Tybee Island
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
22% 31% 62% 70% 64% 91% 96% 74% 57% 52% 33% 24%
Table 6: Short-Term Rental Population by Month
Rental Unit Type Hotel Unit House/Condo Campground Total Short-
Term Rental
Population
Number of Units 420 1,200 118
Average Persons Per Unit 2.5 5 2.6
Occupancy Hotel Unit Rental
Population
House/Condo
Unit Rental
Population
Campground
Rental Population
Jan 22% 231 1,319 67 1,617
Feb 31% 329 1,883 96 2,308
Mar 62% 649 3,711 190 4,550
Apr 70% 735 4,200 215 5,150
May 64% 674 3,851 197 4,721
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Rental Unit Type Hotel Unit House/Condo Campground Total Short-
Term Rental
Population
Number of Units 420 1,200 118
Average Persons Per Unit 2.5 5 2.6
Occupancy Hotel Unit Rental
Population
House/Condo
Unit Rental
Population
Campground
Rental Population
Jun 91% 952 5,438 278 6,667
Jul 96% 1,011 5,780 296 7,086
Aug 74% 773 4,419 226 5,418
Sep 57% 595 3,401 174 4,169
Oct 52% 545 3,114 159 3,818
Nov 33% 346 1,976 101 2,422
Dec 24% 253 1,443 74 1,769
Annual
Average 56% 591 3,378 173 4,141
Based on this information, the annual average for additional overnight population from short-
term rentals is 4,141, the minimum (in January) is 1,617 and the maximum (in July) is 7,086.
Adding this number to the 2014 estimated year-round average resident population of 3,082,
results in an average overnight population of 7,223. Based on the occupancy rates during the
months of July and January, the peak monthly average overnight population is 10,168 and the
minimum monthly average population is 4,699.
It is important to note that the overnight population numbers above do not address one segment
of the overnight population, and that is “second home” owners, i.e. those people who own a
second home on Tybee Island, which they do not rent, but at which they occasionally vacation.
The second home owners also have the potential to affect the peak overnight population
numbers as they are likely to be occupying their second homes during peak tourism months. This
number, however, is more difficult to quantify and can only be estimated using the data sources
described herein, and this estimated population is described in Table 7.
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TYBEE ISLAND CARRYING CAPACITY STUDY 12
Table 7: Second Home Maximum Overnight Population
Source: US Census and Tybee Island Occupational Tax Database
Total number of “vacant units” per the 2010 Census 2,006
Total number of vacation rental units per Tybee Island 1,200
Number of remaining units, with the potential to be “Second Home” Units 806
Average number of guests per “Second Home” unit 5
Maximum “Second Home” overnight population 4,030
Adding the maximum “second home” overnight population number of 4,030 to the maximum
overnight population of 10,438, results in a potential maximum overnight population of 14,468.
While peak occupancy may only happen during the summer season, and the maximum estimated
overnight population may only occur once or twice a year, the City of Tybee Island must maintain
the infrastructure to service this maximum overnight population year-round.
3.3. DAYTIME POPULATION
As a popular beach destination, Tybee Island not only has an increase in overnight population
during the peak summer months, it also has an increase in daytime population. This metric is
important because daytime visitors also place an additional strain on the City of Tybee Island’s
infrastructure and services during their brief stay on the Island. In an attempt to quantify the
additional daytime population during the summer months, EPG has reviewed the following
transportation studies/information sources to gather data on traffic counts:
City of Tybee Island Pedestrian and Traffic Study (2010)
Tybee Island Wave Ecology and The Highway 80 Challenge (2011)
City of Tybee Island Tourism Study (2014)
City of Tybee Island Sea Level Rise Study (2016)
The City of Tybee Island Police Department also maintains a traffic counter on Highway 80 near
Breezy Point that has been fully operational since May 2014. The graph in Figure 1 was generated
utilizing the available data from this counter and illustrates the average, weekend day average,
and peak daily one-way traffic counts by month for the time period of May 2014 – September
2015.
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Figure 1: Automobile Trips onto Tybee Island
The highest volume of traffic is during the peak summer months of May through July, further
corroborating the projected increase in summertime overnight population. As expected, the
average number of one-way trips onto Tybee Island is also greater on the weekends than during
mid-week, and the difference increases during summer months. The Tybee Island Traffic and
Parking Study reported that “during the summer, traffic on the weekend (Saturday) represents
an increase of between 38 and 60 percent over a typical weekday (Thursday).”
The Tybee Island Wave Ecology Report provides a peak daily traffic count of 16,173 for the week
of July 3, 2010, and estimates that each trip would represent an average of 2 people. The report
goes on to estimate that during peak times/events, such as the July 3rd fireworks event, the
daytime population could exceed 30,000 people. If the metric of 2 people per trip were applied
to the daily traffic count data during the twelve-month period from October 2014 – September
2015, this would result in the daytime population estimates provided in Table 8.
Table 8: Traffic Counts and Daytime Population Estimate
Source: Tybee Island Police Department Traffic Counts
On-Island Trips Daytime Population
Daily Average 6,726 13,452
Peak Day (July 2015) 14,233 28,466
The data above is fairly consistent with the data presented in the Wave Ecology Study, and while
peak daily on-island trips can vary by a few thousand trips each year depending on which part of
the week major events like the July 3rd fireworks fall on, both studies indicate that there is
currently potential for a peak daytime population of at least 30,000 people. As much of the
overnight and resident populations are likely to say “on-island” during big events, it is reasonable
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TYBEE ISLAND CARRYING CAPACITY STUDY 14
to assume that these populations may not be fully included in this estimate, and that the
maximum daytime population likely exceeds 30,000 people.
3.4. POPULATION SUMMARY
A summary of the various populations for Tybee Island is presented in Table 9 and Figure 2.
Table 9: Population Count Summary
1Does not account for second home population
2Assumes 100% occupancy of all units on Tybee Figure 2: Populations on Tybee Island
Population Metric Population
Resident Population (2014, est.) 3,082
Annual Average Overnight Population 7,223
Peak July Overnight Population1 10,168
Maximum Overnight Population2 14,198
Annual Average Daytime Population 13,453
Peak Daytime Population 30,000 +
Daytime
Ave. 13,453
Peak 30,000+
Overnight
Ave. 7,223
Peak 10,168
Max. 14,198
Resident
3,082
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TYBEE ISLAND CARRYING CAPACITY STUDY 15
4. RESOURCE LIMITATIONS
Due to Tybee Island’s status as a national tourism and vacation destination, the resident
population, as presented in the Census, is not an accurate metric to use to determine the
resources necessary to provide City services. City infrastructure and public services must be
sufficient to serve the overnight and daytime populations, even as they peak during summer
months. Since tourism focused on Tybee Island is a significant regional economic driver, it is to
the benefit of the region as a whole that the City has the resources necessary to serve the tourist
population.
4.1. WATER WITHDRAWAL & WATER USE
The City of Tybee Island operates a water supply system that consists of three (3) water withdrawal
wells that pull water from the Upper Floridan Aquifer. The City is currently permitted to
withdraw an annual average of 0.916 million gallons per day (MGD), with a monthly average
limit of 1.6 MGD to allow for the peak usage associated with the summer tourism season.
In order to project peak water demands, it is first necessary to understand the per capita daily
water usage on Tybee Island. The Chatham County Water Supply Plan 2006 Update reported the
per capita daily water usage for Tybee Island at 216.7 gallons. However, this number is misleading
because it was calculated by simply dividing the annual average daily water usage in 2005 by the
2005 resident population number. The average annual daily water usage will include the
following elements that will skew the per capita water usage number 1) peak summer water
usage associated with peak short-term rental season, 2) the increase in commercial water usage
that occurs during the summer season, and 3) water used for irrigation purposes during the
growing season. All three of these factors will cause per capita water usage to appear larger than
it truly is. In addition, the resident population number was used, not the overnight population.
At no point during the year are the short-term rental units at 0% occupancy so not including these
people in the calculation further compounds the skew in the per capita water usage. Lastly, and
perhaps most importantly, the City of Tybee Island has implemented a comprehensive Water
Conservation Program since the per capita water usage number was calculated in 2006, and it is
likely that the per capita water usage has decreased as a result.
Accordingly, EPG has utilized the following methodology to limit the undesirable variables and
recalculate the City’s per capita water usage for 2015. In order to reduce water usage attributed
to tourism, commercial use, and irrigation, the daily average water usage for the months of
January only from 2010 – 2014 was used and is presented in Table 10. Furthermore, this number
was divided by the minimum overnight population calculated in the month of January (4,699).
This number is greater than the resident population because, even though January represents
the low point of the tourism season, there is still a non-resident overnight population on the
island based on the occupancy numbers presented in the section above. As shown in Table 11,
the resulting per capita water usage is 117 gallons per day (GPD) which is almost half of the usage
presented in the 2006 report.
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Table 10: January Average Daily Water Usage
Source: Tybee Island Water and Sewer Department
Year January Daily Average Water
Withdrawal (MGD)
2010 0.56
2011 0.50
2012 0.51
2013 0.54
2014 0.65
5-Year Average 0.55
Table 11: Per Capita Water Usage
5-Yr Ave Water Withdrawal in
January (GPD)
Minimum Overnight Population in
January
Per Capita Water Usage
(GPD)
550,000 4,699 117
4.1.1 Correlation of Overnight Population with Water Usage
In an effort to provide documentation of the surge in summertime overnight population, EPG
reviewed the City’s monthly average water usage. The graph in Figure 3 illustrates the significant
increase in water usage, primarily associated with an increase in population during summer
months.
Figure 3: Monthly Average and Maximum Water Withdrawal
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TYBEE ISLAND CARRYING CAPACITY STUDY 17
Tybee Island’s peak summer month for tourism is July. An obvious and significant peak in usage
occurs during this month in all five years. In fact, in 2010, the water usage during the peak month
of July was 2.8 times greater than the usage in the off-season month of February.
4.1.2 Tybee Island Water Withdrawal Permit Limitations
The Water Withdrawal Permit for the City of Tybee Island contains the following withdrawal
limits from the Floridan Aquifer:
Monthly Average of 1.6 MGD
Existing Annual Average of 0.916 MGD
2020 Annual Average of 0.916 MGD
2025 Annual Average of 0.516 MGD
Figures 4 and 5 show the permit limits as they compare with the 2010 – 2014 water usage data.
Figure 4: Monthly Average Water Usage and Permit Limit
Figure 4 indicates that during summer months in four out of the last five years, the maximum
daily withdrawal exceeded 1.6 MGD, but the monthly daily average for all years was still within
the water withdrawal permit.
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TYBEE ISLAND CARRYING CAPACITY STUDY 18
Figure 5. Annual Daily Average Water Usage and Permit Limits
While Figure 5 shows that the City has not exceeded its annual average permit limitation during
the time period of 2010 – 2014, it shows that the City’s current water usage exceeds the proposed
annual average permit limit for 2025. Compared with the annual average water usage from 2010
– 2014 (0.827 MGD), annual water usage needs from the Floridan Aquifer must be reduced by
38% to reach the proposed permit limit for 2025.
Using the per capita water usage number calculated above (117 GPD), the maximum population
that could be supported under Tybee Island’s current and future Floridan Aquifer water
withdrawal permit is calculated in Table 12.
Table 12: Projected Maximum Population Supported under Floridan Aquifer Water Withdrawal Permit
Limits
Water Withdrawal MGD Population Supported
Monthly Average (Peak) 1.6 13,675
Existing Annual Average 0.916 7,829
2025 Annual Average 0.516 4,410
When comparing the numbers in Table 12 above with the overnight population estimates below,
it is apparent that Tybee Island is currently close to or at the water withdrawal capacity from the
Floridan Aquifer needed to serve the existing average annual population. Furthermore, the City’s
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TYBEE ISLAND CARRYING CAPACITY STUDY 19
future water usage related to annual average overnight population will exceed the 2025 water
withdrawal limit, even without consideration for any population or tourism industry growth.
While the peak overnight population for the month of July can be accommodated within the
current and future permit limits, the maximum potential overnight population number exceeds
the population that could be supported under the current permit limitations in 2016 and 2025.
This is consistent with the water usage data illustrated in Figure 5 above. It is also important to
consider that there will be additional withdrawal capacity needed to serve the additional
commercial and irrigation needs in the summer, and that is not necessarily accounted for in the
estimates in Table 13.
Table 13: Population that Can Be Supported within Water Withdrawal Permit Limits
4.1.3 Water Distribution Infrastructure System
The City’s water distribution system is relatively new, and the City’s engineer estimates that 80%
of the system is less than 20 years old. There is still about 100 ft. of asbestos pipe that needs to
be replaced, but the majority of the capital improvements needed to address deficiencies in the
distribution system have been completed.
The well pump houses associated with Tybee Island’s three wells are located on Van Horne Ave,
Butler Ave, and 14th Street. The Tybee Island Sea Level Rise Study has found that these well
houses, due to their low elevation at 11.3’, 8.0’, and 9.3’ respectively, are vulnerable to flooding,
storm surge, and sea level rise. After performing a cost benefit analysis based on the potential
capital damage and economic loss associated with flooding, the report recommends elevating
the Butler Ave and 14th Street well houses above the 100-year floodplain, (the area subjected to
a 1% chance of flooding in any given year). Discussions with the City’s engineer recommended
elevating the wells to 21.5 feet above MHT (mean high tide) which would be above the projected
storm surge for a Category 4 Hurricane. All three wells would need to be elevated to exceed this
benchmark and the project cost would be approximately $600,000.
Metric Population
Projection
Population
Supported by
Water Permit
2016
Population
Supported by
Water Permit
2025
Annual Average Overnight Population 7,223 7,829 4,410
Peak Overnight Population (July) 10,168 13,675 13,675
Maximum Potential Overnight Population 14,258 13,675 13,675
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TYBEE ISLAND CARRYING CAPACITY STUDY 20
4.1.4 Alternative Water Supply
Due to the future limitations on the City’s current water supply source, the Upper Floridan
Aquifer, the City is working in partnership with the State of Georgia to install and test a
Cretaceous well, in the hope that this will provide an alternative source for potable water, as it
has on Hilton Head Island. Hilton Head Island had to decommission several Upper Floridan Wells
due to high chlorides resulting from the same salt water intrusion event that is the cause of Tybee
Island’s current permit limitations for water withdrawal from this aquifer. This $5 million project
was made possible by a grant from the Georgia Environmental Finance Authority.
At the time of this report, the well is being drilled and the test is ongoing; however, it is expected
that Tybee’s Cretaceous well is likely to produce sufficient water for the projected additional
need of approximately 0.8 MGD. In fact, the well will be sized to produce up to 1.5 to 2.0 MGD.
Due to its depth, the water it will produce is expected to be hot and relatively high in chlorides,
requiring treatment through a chiller and a reverse osmosis (RO) system, as well as mixing with
Upper Floridan water. The anticipated capital costs for the treatment system for a 1.0 MGD well
is $5 million with another $1.5 million needed to address discharge of the briny wastewater
produced through the RO process.
In addition to the capital costs of building the RO treatment plan, operational costs to produce
water on an ongoing basis are expected to increase from approximately $0.25 - $0.30/1,000
gallons of water withdrawal from the Upper Floridan to as much as $1.50/1,000 gallons for RO of
water from the Cretaceous Aquifer. Hilton Head’s current treatment costs to operate their RO
plant are reported to be approximately only $0.60/1,000 gallons; however, that would still be a
100% increase in the cost to produce 1,000 gallons of water.
There is also the challenge of disposing of the brine produced as a waste product of the RO
treatment process. Disposal may be achieved through pipes that run under the bed of the
Savannah Harbor, or through diffusers that are directed out into the open ocean. Both of these
options have significant challenges related to environmental permitting, impacts to aquatic life,
and construction. The City may also consider mixing the brine with the discharge from the WPCP,
to reduce the potential environmental impacts of discharging briny water into the local estuarine
environment. However, this would necessitate an additional or upsized discharge pipe as the
current WPCP discharge pipe is not sized to handle the combined capacity. Construction on the
current WPCP discharge pipe would also have environmental permitting challenges;
nevertheless, discussion with the City’s engineer indicated that this may be the least impactful
way of discharging the briny waste from a future RO water treatment plant.
The alternative of buying and pumping water from the City of Savanah is not really a viable
option. Aside from the $10 - $12 million cost of the infrastructure to deliver Savannah water to
Tybee Island, it would also require additional treatment due to holding time in the long
conveyance system, further increasing the cost. In addition, environmental permitting of the
infrastructure would be difficult as the pipes would travel through some major wetland areas.
If the City elects to use the Cretaceous well for water supply and invests in construction of the
RO treatment plant, this new well will have a major impact on water rates. Further compounding
this effect, is Tybee Island’s limited ability to collect aide-to-construction, impact or tap fees from
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TYBEE ISLAND CARRYING CAPACITY STUDY 21
new construction to pay for the capital costs of building the RO treatment system. The capital
and operational costs must instead be included in the water use rates. The City completed a rate
study several years ago and the recommendations have since been implemented; however, the
potential costs associated with the Cretaceous Well were not considered.
4.2. WASTEWATER DISCHARGE
Tybee Island operates a water pollution control plant (WPCP), and the permitted discharge
limitations are described in Table 14.
Table 14: Tybee Island NPDES Wastewater Discharge Permit Limits
Months Monthly Average (MGD) Weekly Average (MGD)
May – September 1.15 1.44
October – April 0.89 1.11
A review of Tybee Island’s monthly Discharge Monitoring Reports (DMR) from October 2012
through August 2015, submitted to EPD per the City’s NPDES Wastewater Discharge Permit,
indicates that the wastewater discharge has exceeded or come close to exceeding permitted
limitations during the summer seasons of 2013, 2014, and 2015 (Figure 6). This has occurred
despite the higher discharge limitations afforded to the City of Tybee Island during the summer
months to allow for peak demands associated with the tourism season.
Figure 6: Wastewater Discharge Flow and Permit Limits
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1
5
Ju
n
-
1
5
Au
g
-
1
5
Wastewater Discharge Flow (MGD)
Flow Average Flow Ave. Permit Limit
Flow Maximum Flow Max Permit Limit
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TYBEE ISLAND CARRYING CAPACITY STUDY 22
Tybee Island’s WPCP has also experienced a few daily water quality violations for ammonia and
total suspended solids (TSS), and there were historic permit violations for ammonia, as shown in
Figure 7. To address this issue, the City has recently installed a new digester which will ameliorate
the WPCP’s ability to process TSS and ammonia.
Figure 7: WPCP Ammonia Discharge and Permit Limits
Review of the discharge data and discussions with the City’s Engineer indicate that the WPCP is
essentially at capacity for treatment. The WPCP in its current configuration can process 1.6 MGD
of wastewater flow for treatment; however, the WPCP discharge pipe is sized to handle 3.0 MGD.
Due to space limitations at the site, there is not room for expansion of the existing WPCP.
Therefore, if the City elects to upgrade the plant, the type of treatment process will have to be
upgraded from aerobic digesters to a membrane system in order to occupy the same footprint.
A permit increase for wastewater discharge flow will also result in the need to upgrade the WPCP
treatment system. As discharge flow allowances are increased, the limits for the individual water
quality parameters will be reduced, necessitating a higher level of treatment. A membrane
system would also allow the City to treat wastewater discharge to a higher degree, but the cost
to upgrade the WPCP would be substantial. Combined with the looming costs associated with
the RO treatment system for the Cretaceous well, the implications for the water and sewer rate
payers on Tybee Island is significant. While the City can treat its wastewater discharge to reuse
standards, distribution of reuse water (as opposed to direct discharge) is not a viable option due
to the limited places that could receive the irrigation water, the tight location of existing utilities,
and the need for an entirely new distribution system that would likely be cost prohibitive.
0
10
20
30
Ammonia (mg/L)
Monthly Average Maximum
Monthly Average Limit Weekly Average Limit
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TYBEE ISLAND CARRYING CAPACITY STUDY 23
The City’s Engineer reports that the wastewater collection system is in good condition, and that
50% of the collection system is less than 20 years old or has been relined in the last 20 years. The
City completed an Inflow and Infiltration (I&I) Study a few years ago, and 90% of the
recommended projects have been completed. The I&I projects left to be completed are limited,
and it is the belief of the City Engineer that I&I is no longer a significant problem on the island.
The City is in the process of upgrading the pump stations and the associated force mains, which
should further reduce any remaining I&I. The City is performing these upgrades at a rate of one
per year; two have been completed and there are seven pump stations remaining. The cost of
the pump station upgrades are between $25,000 and $100,000 each.
4.3. TRANSPORTATION & PARKING
4.3.1 U.S. Highway 80 (US 80) Capacity and Road Network Capacity
The City of Tybee Island is connected to the mainland by US 80. Between Talahi Island and Tybee
Island, US 80 is an approximately 5.5 mile, two-way, two-lane rural highway with intermittent
passing lanes. Two bridges exist along this stretch of US 80, 1) the Bull River Bridge and 2)
Lazaretto Creek Bridge. This roadway is the only connection from Tybee Island to the mainland
and is the sole evacuation route for Tybee Island residents and visitors. It has also been
designated as a future bikeway in the Coastal Region Metropolitan Planning Organization (CORE
MPO)’s Long Range Plan.
Currently, US 80 does not have any dedicated bicycle or pedestrian facilities and the Bull River
and Lazaretto Creek Bridges only support one lane of traffic in each direction with limited to no
shoulders to allow for traffic to pass an accident or for pedestrian/bicycle access. The McQueen’s
Island Historic Trail, a six-mile, former railroad right-of-way turned multi-use trail, runs along the
north side of US 80 between Bull River and the Fort Pulaski National Monument. Currently, this
trail can only be accessed by driving to the trail and parking at either the Fort Pulaski National
Monument or at a small parking area east of Bull River Bridge that is dedicated parking for trail
access. Currently, this trail does not extend to or connect to either of the bridges along US 80.
The trail is well utilized by the local community as well as tourists, but its use and ability to serve
as a safe alternative transportation route to and from Tybee Island, is limited because of its lack
of connectivity.
Travel between Tybee Island and the mainland and Talahi Island is also currently hampered by
limited passing lanes along this stretch of US 80 and these limitations become more challenging
when traffic incidents occur and during peak tourism season, weekends, special events and
festivals. The existing roadway also experiences flooding during King Tide events and coastal
storms, and, as a result, is periodically closed. The Georgia Department of Transportation (GDOT)
has also determined that Lazaretto Creek Bridge is structurally deficient and eligible for
replacement.
Various improvements to this corridor have been suggested and studied over the past 20 years
because of these community concerns about the reliability and safety of access to and from
Tybee Island. These various improvements and studies have at times been the subject of political
and public debate because of conflicting needs and concerns regarding public safety and road
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TYBEE ISLAND CARRYING CAPACITY STUDY 24
congestion, environmental impacts, and construction costs, as well as concerns regarding
potential impacts to the “character” of Tybee Island that could indirectly result from expansion
of Highway 80. After completing various studies and gathering public input, GDOT and CORE MPO
concluded that widening US 80 into a four-lane highway was infeasible because their
transportation models indicated this highway functions at a high level of service most of the time
and that construction and environmental impacts would be too costly. Planning efforts
subsequently focused on roadway and bridge improvements that could be made to the existing
two-lane highway.
In May 2011, the CORE MPO helped coordinate a study of US 80 and Tybee Island to document
the mobility challenges associated with tourism and special events on Tybee Island and develop
short-term strategies to address public safety concerns along US 80. The results of the Study were
presented in a Technical Report titled Tybee Island Wave Ecology and The Highway 80 Challenge,
dated May 2011.
Four short-term strategies were selected for implementation to address transportation
deficiencies along US 80, including:
1) Installing road public safety signage
2) Establishing a bus or shuttle service during special events and during peak tourism events
as well as an ongoing bus/shuttle service
3) Utilizing signal timing and Intelligent Transportation Systems (ITS)
4) Using social media for dissemination of information to the general public.
Concurrently, the CORE MPO also commissioned an additional study that began in 2010 to
examine current and future transportation deficiencies along the segment of US 80 that connects
Tybee Island to the mainland, including Bull River and Lazaretto Creek bridges, and
recommended alternatives to address those deficiencies. The Study, titled “US 80 Bridges
Replacement Study (P.I. No. 0009379),” was concluded and released in 2012. A copy of this Study
may be accessed through the CORE MPO’s website at:
http://www.thempc.org/docs/lit/corempo/studies/us80/finalreport.pdf
The CORE MPO’s Study of deficiencies along this US 80 corridor included an evaluation of current
and future deficiencies related to travel demand and operational conditions (i.e., road capacity),
system linkages, safety, and roadway design. The following is a summary of findings from this
study:
Roadway capacity was found to be generally sufficient, according to a comparison of the
capacity calculations with the estimated demand from the travel demand model and with
the observed demand from special traffic counts during a summer holiday period.
Capacity is sometimes exceeded when holidays overlap weekends.
System linkages are poor for bicyclists and pedestrians, due to current characteristics of
the road and bridges and lack of connections to the existing McQueen’s Island Trail.
Narrow shoulders, or shoulders filled with rumble strips, as well as high motor vehicle
speeds are the problematic characteristics for bicyclists and pedestrians.
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Regarding safety in general, the concerns include crash rates, bridge sufficiency ratings,
and roadway flooding. The crash rate, from 2006 through 2008, was higher in the corridor
than the statewide average for rural principal arterials in that period, 45% higher on
average, although there was much variation among years.
The Lazaretto Creek Bridge had a sufficiency rating of 41.45 at the time of this evaluation;
a rating below 50 means it is a candidate for some type of improvement in the bridge
prioritization process by the Georgia Department of Transportation.
Flooding, due to peak high tides, affects both directions of travel on US 80 for one to three
hours and for an average of three days per year. The eastbound lane is affected for an
additional two times per year.
The usable shoulders on the bridges and the causeway are narrower than recommended
for a high-speed road that serves as a bikeway, and also do not allow space for disabled
vehicles to be adequately cleared from traffic flow. Expectations of drivers wishing to go
through the corridor with no delay are in conflict with the needs of some drivers to access
local sites [Ft. Pulaski and McQueen’s Trail], as the latter must slow or stop in the travel
lane, sometimes even in a passing lane.
The CORE MPO’s Study developed suggested options to address the identified deficiencies and
then combined these into six Alternatives that were then scored and evaluated for feasibility.
The construction of additional thoroughfares (i.e., road widening by constructing additional lanes
along this stretch of US 80) were not included in these Alternatives. “Alternative 3” scored the
highest in the Study evaluation and was recommended as the option to move forward in the next
stages of project development overseen by GDOT. Recommendations for improvements to the
existing two-lane highway for this Alternative included the following:
Replacement of the Lazaretto Creek and Bull River Bridges with new bridges that included
two traffic lanes, ten-foot bikeable shoulders and a ten-foot barrier separated multi-use
path. The new bridges would be located adjacent to the existing bridges on the north side
of US 80 and the existing bridges would be removed.
Roadway improvements in the form of ten-foot paved bikeable shoulders along each lane
of US 80;
Re-striping the roadway near Fort Pulaski to allow for a left hand and right hand turn lane;
Extension of the existing McQueen’s Island Trail to the new Lazaretto Creek Bridge; and
Construction of an 18-space parking area at the entrance to McQueen’s Island Trail with
a left hand turn lane. A side-path would connect the existing trail to the path on the new
Bull River Bridge.
GDOT is using the results and recommendations from the CORE MPO’s 2012 US 80 Bridges
Replacement Study as a baseline for their ongoing, multi-phase planning efforts for this corridor.
Possible roadway elevations in some sections will also be evaluated for sections of US 80 where
flooding has been an issue. GDOT has also proposed that, if constructed, the ten-foot paved
bikeable shoulders along each lane of Highway 80 could be used as additional lanes for
automobile traffic in the event of an emergency to ease traffic congestion.
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GDOT is now funding the implementation project (US 80 Bridges and Road Improvements, P.I.
No. 0010560). GDOT’s Scoping and Preliminary Engineering Phase is expected to start by July
2017. GDOT’s scoping phase will look at need, feasibility, and issues that may arise if the
recommended improvements are implemented. Scoping will take three years due to the various
required phases such as surveying, environmental analysis, and public involvement.
Environmental studies required by the National Environmental Policy Act (NEPA) will be
conducted, including environmental approval of a preferred Alternative. Future phases will
include right-of-way (ROW) assessments and acquisitions and a Final Design study. According to
GDOT, the National Park Service (NPS) owns 90% of the land within the project limits and GDOT
maintains an easement for the current US 80 ROW. The schedule for these future projects has
not been released to the general public at this time.
As noted above, GDOT has proposed that side path connections from both bridges be
constructed to connect to the McQueen’s Island Historic Trail, and these side path connections
will be designed and funded by GDOT in conjunction with the other US 80 improvements.
However, while GDOT does support the eastern extension of the McQueen’s Island Historic Trail
towards Lazaretto Creek Bridge, they are not currently assuming financial or planning and design
responsibility for this trail extension.
4.3.2 Parking
The average number of day trips on to the island, as reported in Section 1.3, was 6,726, and the
maximum number recorded during the July 4th weekend in 2015 was 14,233. The Tybee Island
Tourism Report found that Tybee Island has 1,044,000 visitors annually. Understandably, a
percentage of these trips represent the automobiles of island residents or overnight visitors
commuting onto the island, and their vehicles would be parked at their home or rental unit.
However, if every resident and one person from every occupied short-term rental unit made one
vehicle trip a day on and off of Tybee Island, that would only reduce the daily average to 2,762
trips and daily maximum to 9,505 trips. Each trip likely results in a need to park for some length
of time. While trip counts are recorded over the course of a 24-hour period, this still represents
a significant parking need, especially at peak hours during festival events and during “beach
hours” in the summer months. The Tybee Island Tourism Study looked at peak travel issues and
provided the following graph, in Figure 8, to illustrate typical travel patterns onto Tybee Island
during the month of June. This graph clearly demonstrates that majority of vehicles traveling
onto Tybee Island during the peak summer season do so between the hours of 10:00 AM and
4:00 PM, creating a significant parking demand during those hours.
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Inevitably the demand for and lack of available parking during peak hours can have an impact on
the island and its residents. Vehicles idling and circling the island looking for available parking can
cause traffic congestion; present a safety hazard for pedestrians, bicyclists and other vehicles
accessing the beach; and cause air quality issues. During these high demand periods, some
residential property owners have also experienced illegal parking on their private property,
limiting their access and potentially damaging their property.
Parking Space Inventory & Availability
The City of Tybee Island completed a Traffic and Parking Study in 2005 to evaluate existing traffic
and parking conditions in the City of Tybee Island and to make recommendations to address
identified issues. As part of the parking inventory, observations were made regarding utilization
of the available spaces. The following observations were made during the peak mid-day period
on Saturday, July 17, 2004.
North Beach Parking Lot was full by 2:00 PM.
South Beach Parking Lots were full by 1:00 PM.
Mid-Island Beach Access On-Street Parking (metered spaces located at the beach access
points and along US 80) were predominantly utilized, but no single location was 100%,
except for Tybrisa Street.
As part of this study, a Parking Facility Inventory was completed and included public pay lots,
private lots and on-street parking along the US 80/Butler Avenue corridor. At the time this study
was conducted, the consultant identified 1,654 public parking spaces. The Study went on to make
Figure 8: Volume of Vehicle Flow During the Peak Season
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the following observations and recommendations regarding the actual and perceived lack of
parking on Tybee Island.
1. Beach Access Signage
The utilization of on-street parking along US 80, especially in the Mid-Island area, is
relatively low; however, visitors believe that there is no available parking. Signage should
be added indicating the location of public beach access to encourage utilization of this
available parking, and spread out the demand focused on the pay lots serving the North
Beach and South Beach areas.
2. Satellite Parking and Shuttle System
The City needs to increase its overall inventory of available parking spaces; however,
there is limited available land to do so in the South and North Beach areas near beach
access. Identify satellite/remote parking areas and use shuttle service to deliver people
to South Beach and North Beach.
3. Parking Lot Improvements
The circulation patterns, at that time, in the North Beach and South End Public Parking
Lots was poor and in the North Beach area, parking spots were not completely defined.
This study stated that “[future] visitor demand will be limited to the availability of parking spaces
on the island,” as opposed to access to the island provided by the Level of Service on US 80.
Since this time, the City has made some improvements to public parking lots and has converted
much of the public parking meters to Pay and Display (P&D) Parking Kiosks. This has allowed for
expansion of the parking inventory and better tracking of utilization. The City’s current inventory
of public, delineated spaces is 2,091. There are also a total of 234 approved private parking
spaces, for a total of 2,325 total delineated parking spaces. The private parking space inventory
can vary from year to year as private parking lots require annual permit approval by the Tybee
Island City Council. The 2016 private parking lots are described in Table 15.
Table 15: 2016 Private Parking Inventory
Name Location Number of Spots
Sunrise Parking 1511 Butler Ave 39
Ocean Plaza Beach
Resort
1401 Strand 128
Renee G Bridges 1001 Butler Ave 30
Bramble Family 215 Lovell 13
Joyce Prescott 214 2nd Ave 12
Jack Rosenberg 203 14th Street 12
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Interviews with Tybee Island’s Parking Services staff indicate that there are still some non-
delineated public parking locations within the City ROW. If the ROW area is not near a P&D kiosk,
then Parking Services does not typically consider these areas to be delineated spaces and will not
ticket the vehicle for not paying. The City has determined that it is not financially beneficial to
purchase and maintain P&D kiosks in remote areas where parking only occurs on busy summer
weekends. In addition, many local visitors to Tybee Island may know someone who owns a
residential property on the island where friends and relatives are permitted to park when they
visit the island. Estimating the number of additional private parking spots this creates is not
possible; however, it is important to recognize that these areas do represent additional parking
opportunities for visitors to Tybee Island.
Parking Issues Identification
In order to identify current issues related to parking availability on Tybee Island, EPG reviewed
the findings of the 2005 Traffic and Parking Study, conducted interviews with City staff, and
received comments from stakeholders. The following issues were identified.
1) Perception of Parking Availability
In order to address the issues with perceived availability of parking, first identified in the
2005 Traffic and Parking Study, the City created a Parking Application for smart phones.
This app is designed to let visitors know where parking is available on the island and the
percent utilization. Parking Services staff update this app on an hourly basis during the
summer to show how full (percentage-wise) the three main parking areas are. Parking
Services divides the Island into three parking areas: 1) South End (south of 14th), 2) Middle
Island (14th north to 2nd), and 3) North Beach (the Lighthouse area). The app does not
currently store previously entered information regarding the percent utilization of the
parking areas; however, Parking Service staff who enter the data into the app reported
that every weekend in the summer and on big holidays and festival days, North Beach and
South End parking areas are 99% full and Mid-Island is typically 85%, mirroring the
findings in the 2005 Traffic and Parking Study.
2) South End Parking Demand
Parking Services staff stated that the South End is the most overtaxed parking area. During
summer weekends, visitors potentially spend significant time circling the area looking for
parking, as opposed to looking for parking in other areas such as Mid-Island. The City has
implemented, and then discontinued, a couple of initiatives to address this issue to little
effect. The City erected gates on Butler Ave. past Tybrisa Ave. to block traffic from
entering the South End when parking was at capacity; however, cars then proceeded to
line up on Butler Ave, outside the gate, causing a traffic issue. Public Works has also used
signage in the South End to direct people to other parking areas with limited success.
Parking Services staff explained that, in their experience, people would prefer to wait to
park close to the beach area they wished to visit, i.e. the Pier and Pavilion area, as
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opposed to parking in a more distant location and carrying all of their belongings to the
beach.
3) Commercial Parking Requirements
The City Planning and Zoning staff have received comments from potential commercial
developers that parking requirements are hampering future commercial development
along US 80. The Zoning ordinance requires that any new commercial development or use
provide parking on-site if it is not within 1,000 feet of a public parking lot. Therefore,
vacant buildings and properties on US 80 that are developed as commercial businesses
have to provide on-site parking. Because space available for commercial development
along this corridor is already limited, the requirements for on-site parking can be cost-
prohibitive and impede commercial development of this corridor. The City has had
preliminary discussions regarding using some portion of the City’s unopened ROWs along
this corridor to provide public parking. The potential benefits to pursuing this concept
would be: 1) to provide public parking so that future business on US 80 don’t have to use
their valuable lot space to do so and 2) to provide additional parking for visitors to Tybee
Island.
4) Satellite Parking Lots
There have been previous attempts at staging satellite parking areas and operating a
shuttle service to move people from their vehicles to their desired beach access point,
but the City staff did not perceive it as a successful initiative. As stated above, there was
consensus that most visitors to the beach want to be within walking distance to their car
since they are likely carrying a lot of personal items. Furthermore, there was concern
about how the City would charge for this service. Specifically, if the City charged for the
remote parking itself, the City staff felt that any parking shuttle service must be free of
charge lest it become cost prohibitive for people to use. However, under this model, the
cost burden of the shuttle service would fall on the City, and would likely need to be
subsidized.
5) Parking Garage
Due to their perceived cost/benefit ratio, the City has never seriously considered the
construction of a public parking garage, despite the fact that it has been mentioned in
several planning documents including the 2005 Traffic Study and the City’s 2008 Master
Plan. Parking Services staff stated that while there is a great deal of pressure for parking
during summer weekends and special events, there is sufficient available parking during
the rest of the year. Their perspective is that a public garage would only be full for
approximately 16 – 24 weekends per year, and it would not result in a viable financial
model for such a project. However, Parking Services staff did identify the Hotel Tybee
property as a location with the potential to support a parking garage, due to its proximity
to the beach. The City could potentially consider a public/private partnership to build a
parking garage at this location which could make the project more feasible.
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Public input provided by a member of the TAG expressed support for the idea of a parking
garage in the C1 district on the South End of the island and called attention to the cost to
the City in terms of lost revenue from visitors and quality of life for island residents to
NOT address the parking issue. A parking garage could be sited to “funnel” visitors to the
downtown commercial district with places to shop, dine, and lay in the sun. Having ample
parking in C1 could accomplish the following:
Direct traffic to a parking facility conveniently located near the most popular
beach for day visitors - with the pier, public restrooms, and tourism-based
businesses. This could provide additional support to these business by pedestrian
use in this commercial zone once visitors find a parking spot.
Reduce traffic congestion and idling cars circling for parking in the South End
where it is most difficult to find parking during peak weekends.
Reduce illegal parking in residents’ front and side yards.
Stop traffic from overflowing into neighboring residential areas west of Butler
Ave., thereby protecting the quality of life and pedestrian environment in these
residential neighborhoods
A parking garage could be designed to serve dual purposes. In addition to parking, it could
offer public green space or recreational area on top, such as a pool, waterslide, or putt-
putt. Public restrooms and/or a public safety office could also be located in the structure.
This would increase the benefit and utilization of the structure in the off season, and
potentially address stormwater issues created by the construction of the garage.
6) Special Events Parking
City staff do not feel that lack of parking prevents people from holding or attending special
events on Tybee Island. The City requires special event planners to identify parking areas
and use remote parking when necessary. The event planner is then responsible for
providing signage and volunteers to direct vendors/visitors to the satellite parking and
providing shuttle service when necessary. For example, if an event is planned on the south
end of Tybee Island, event planners often identify satellite parking at the North Beach
parking lot. City staff did note that there have been instances where illegal parking on
residential ROWs became a problem during certain events, and they are more likely to
experience these types of issues when the event takes place in a parking lot and parking
spaces are lost.
7) Lack of Alternative Modes of Transportation
It is generally accepted that if there were more viable alternative transportation
opportunities, there would be less of a need for visitors to drive and park their vehicles
on Tybee Island, thereby lessening parking concerns and reducing traffic congestion.
However, there are very limited options for getting to or around the island for people
without a personal vehicle. Staff indicated that the City is reluctant to develop a formal
program for shuttling visitors on and off island due to the liability and cost implications.
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The Coastal Regional Commission operates the Savannah – Tybee Island Shuttle, which
runs Friday – Sunday, four times per day. However, the ridership is low, and the
stakeholders felt that there is not enough promotion of this service locally.
4.4. STORMWATER QUALITY AND QUANTITY
The City of Tybee Island operates a public drainage system that serves to convey stormwater
runoff to local rivers, tidal creeks, marshes, and the ocean. The system components have been
inventoried and are summarized in the table below.
Table 16: Stormwater System Inventory
Structure Number or Length
Inlets & Catch Basins 363
Outfalls 38
Ditches 10,000 feet
Storm Sewer Lines 41,700 feet
The City is required to implement a stormwater management program in compliance with the
NPDES Phase I Medium MS4 Permit, as required by provisions of the Georgia Water Quality
Control Act and the Federal Clean Water Act. This permit requires the development of a
Stormwater Management Plan (SWMP), to address the following program elements, as
stipulated in CFR 122.26(d)(2)(iv)(A) through 122.26(d)(2)(iv)(D):
• Structural and Source Control Measures
• Illicit Discharge Detection and Elimination
• Industrial Facility Stormwater Runoff Control
• Construction Site Runoff Management
The Georgia Environmental Protection Division (EPD) has previously required the City of Tybee
Island to expand its SWMP to include Best Management Practices (BMPs) to address the
following required modifications:
• Impaired Waterways, i.e. 303(d) listed stream segments
• Highly Visible Pollutant Sources
• Public Education/Public Involvement
• Pollution Prevention/Good Housekeeping
• Development of an Enforcement Response Plan
• Development of a Green Infrastructure Plan
• Post Construction Stormwater Control
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Compliance with this permit and implementation of the City’s SWMP is intended to protect and
improve water quality in local rivers, marshes and creeks by reducing the amount of non-point
source pollution that is conveyed through the City’s drainage system. Through this program, the
City has educated the public and businesses about best practices to reduce stormwater pollution,
and has developed a more proactive approach to drainage system maintenance. The City also
performs illicit discharge and water quality monitoring that will provide useful data, over time,
to evaluate the success of this program.
4.4.1 Tybee Island Sea Level Rise Adaptation Plan
As a barrier island, Tybee Island has unique stormwater and flooding issues which are
complicated by tidal influences and sea level rise. The “Tybee Island Sea Level Rise Adaptation
Plan” explores several steps that the City of Tybee Island can take to become more resilient over
time to sea level rise and the resulting flooding issues. Overall, the report serves as an initial effort
to characterize vulnerabilities, explore potential adaptation actions, and recommend
implementation of those identified actions that show clear benefit. The City of Tybee Island
partnered with researchers and outreach professionals from Georgia Sea Grant, the University of
Georgia, and Stetson University on this project.
Figure 9: Flooding on U.S. Highway 80 during a King Tide Event in October 2015 (Photo Credit: Tybee
Island Police Department)
Sea-level rise has been documented from a long-term, NOAA, tide gauge at Fort Pulaski, located
within several miles of the City of Tybee Island. Since installation in 1935, sea-level has risen 10
inches. Records from this station have also shown the frequency of “nuisance” flooding steadily
increasing in the past several decades, including a record of 23 separate “nuisance” floods in
2015, the most of any year since the tide gauge was installed. NOAA defines a “nuisance” flood
when the water level exceeds 5.2 ft. above NAVD88 (~9.2 ft. above MLLW), and at this depth,
minor saltwater flooding occurs on roads and yards in Tybee Island. Figure 9 shows an example
of US 80 being flooded during a king tide event in October 2015. When this roadway is flooded,
it has significant impact on public safety and the local economy, as it is the sole access road for
the Island. Adaptive planning efforts for the City of Tybee Island were focused on a 50-year time
frame. When meeting participants worked with the project team to decide on the rate of sea-
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TYBEE ISLAND CARRYING CAPACITY STUDY 34
level rise to be used in the
planning efforts, they
decided on three scenarios
of sea-level rise: (1) Low, (2)
Intermediate, and (3) High.
The Low scenario was based
on a linear extrapolation of
the Fort Pulaski record, and
the Intermediate and High
scenarios were based on the
widely cited sea-level rise
curves that were developed
by climate scientists Martin
Vermeer and Stefan
Ramhstorf.1 Using 2010 as
the base year, the predicted
sea-level rise by 2060 is 6 in.,
14 in., and 31 in. for the Low,
Intermediate, and High
scenarios, respectively.
Figure 10 presents NOAA’s
predictions for global sea
level rise.
Table 17 illustrates the
expected increase in
flooding events over the 50-
year planning horizon for US
80 under the three sea level
rise scenarios.
Table 17. Analysis of Flooding Frequency and Duration
Metric 2009-2012
Average
Sea-Level Rise Scenario (2060)
Low Intermediate High
Annual Frequency of Flood Events 8 30 125 540
Annual Duration of Flooding (hours) 5.5 37 200 1,250
Note: Flood conditions are categorized as nuisance flooding (5.2 ft. above NAVD88).
Tidal flooding during king tide conditions is regularly observed in several areas on Tybee Island,
including many in the southwestern quadrant of island. Many of these flooding events are
Figure 10: NOAA Predictions for Global Sea Level Rise (Courtesy of Evans
et al., 2016)
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TYBEE ISLAND CARRYING CAPACITY STUDY 35
caused by a back-up of stormwater systems when higher tides push flow back into swales,
ditches, and underground pipe conveyances. This problem is exacerbated when high tide events
occur simultaneous with significant rain events. An example is presented in Figure 11.
Figure 11: Saltwater Flooding of Yards and Streets during a King Tide on November 14, 2012 (Courtesy
of Evans et al., 2016)
Based on topography from the 1-foot LIDAR as well as the assessed value of property, the authors
identified those areas on Tybee Island most at risk for flooding and economic damage due to King
Tide event in a 1-foot sea level rise scenario. The map in Figure 12, illustrates potential economic
losses due to high tide flooding on a block by block basis.
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Figure 12: Annual Expected Damage from High Tide Flooding (Courtesy of Tybee Island Sea Level Rise
Executive Summary)
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TYBEE ISLAND CARRYING CAPACITY STUDY 37
Through a series of public meetings, researchers solicited input from public officials and local
citizens about unique flooding issues they face. The authors worked with the public to identify
local assets at-risk from sea-level rise, review sea-level rise adaptation strategies, and choose the
rates of sea-level rise to be used in the adaptation planning process. This process was essential
to gain institutional knowledge on vulnerable areas and anecdotal information on historic
flooding events. The five major adaptation actions that were identified through this process are:
1. Elevate the first floor of the City’s three well houses and electronic components to 3 ft.
above the 100-year floodplain.
2. Elevate the US 80 causeway between Wilmington Island and Tybee Island to 3 ft. above
current grade.
3. Retrofit low-lying stormwater infrastructure to prevent flooding from tidewater
backflow.
4. Construct a back-island sea wall, at a height of 3 ft. over the current nuisance tidal
flooding level, to prevent bank overflow in low-lying areas.
5. Increase frequency of beach nourishment relative to increased sea-level rise out to
2060.
For three of the five action items, a benefit-cost ratio was calculated by evaluating the potential
in cost savings from avoided capital and economic damage. The cost savings from damage
avoided and the benefit-cost ratios for these action items are summarized in Table 18. When the
benefit-cost ratio is less than 1.0, pursuing the action item is not favorable at this time. Details
of the benefit-cost analysis and calculations can be found in the report. As a reference, the
estimated cost to elevate a well pump house was $150,000 each, add stormwater backflow
preventers and upgrade the stormwater system (including recent expansion of capacity along the
14th St. corridor) was $3 million, and install an engineered concrete sea wall at a height of 8.2 ft.
above NAVD88 was $35 million.
Table 18: Summary of Sea Leve Rise Mitigation Actions with Calculated Benefit-Cost Ratios.
Action Item
(Cost)
Evaluation Method Estimated Cost of Damage for Each Sea
Level Rise Scenario
Low Intermediate High
Elevate Well House
on Van Horne Ave.
($150,000)
Cumulative 50-yr Total Loss
Damage Assessment $17,034 $29,713 $65,551
Benefit-Cost Ratio 0.11 0.2 0.44
Elevate Well House
on 14th St.
($150,000)
Cumulative 50-yr Total Loss
Damage Assessment $458,740 $534,054 $828,181
Benefit-Cost Ratio 3.06 3.56 5.52
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Action Item
(Cost)
Evaluation Method Estimated Cost of Damage for Each Sea
Level Rise Scenario
Low Intermediate High
Elevate Well House
on Butler Ave.
($150,000)
Cumulative 50-yr Total Loss
Damage Assessment $2,125,737 $2,329,927 $2,974,840
Benefit-Cost Ratio 14.17 15.53 19.83
Stormwater Backflow
Preventers and
Stormwater System
Upgrades
($3,000,000)
Damage Avoided (Net Present
Value) $15,400,000 $36,200,000 $39,200,000
Benefit-Cost Ratio
5.13 12.07 13.07
Sea Wall
($35,000,000)
Damage Avoided (Net Present
Value) $700,000 $3,600,000 $60,800,000
Benefit-Cost Ratio 0.02 0.1 1.74
Note: Highlighted cells indicate that Benefit-Cost ratio is greater than 1.0, meaning that the potential cost
savings from capital and economic damage avoided outweighs the cost of installing the action item.
Based on the assessment for elevating the well pump houses, the Butler Ave. pump house had
the highest risk of flooding and highest benefit-cost ratio (range: 14.17–19.83), so it should be
elevated as soon as is practical. The 14th St. pump house should also be elevated in the near
term because it had a benefit-cost ratio ranging from 3.06 to 5.52. The benefit-cost results for
the third pump house, Van Horne Ave., did not indicate an immediate need for action. The
authors noted that conservative estimates of water supply disruption following a catastrophic
flood event were used, and the results do not account for possible contamination of the water
source associated with storm surge flooding. Therefore, the Van Horne Ave. pump house should
still be included in future assessments to determine suitability for elevation or other
improvements to improve flooding resilience.
Stormwater backflow preventers alone are expected to provide significant prevention of
floodwater penetration for tides up to 6.2 ft. NAVD88, 1 ft. above the current tidal flooding stage,
but then bank overflow would render the backflow preventers ineffective as a stand-alone flood
prevention strategy. Overall, the stormwater retrofits were considered to be a good initial
investment. The sea wall is not expected to provide benefit until the tides regularly exceed 6.2
ft. Based on the large cost of the sea wall, the High sea-level rise scenario is the only one where
cost-saving benefits outweigh the cost, but it is only marginal (1.74). Further pursuit of a sea wall
adaptation is not recommended at this time.
Beach Renourishment
The Army Corps of Engineers recently completed the most recent beach renourishment project
in early 2016. The 3.5-mile-long project was initially constructed in 1974 with a 50-year project
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TYBEE ISLAND CARRYING CAPACITY STUDY 39
life, with periodic renourishments planned to occur every 7 years. The beach was last renourished
in 2008. The renourishment process involves using a cutterhead dredge to move about 1.7 million
cubic yards of high quality sand from an area located 1.5 miles from the southern tip of Tybee
Island. The deposited sand would be enough to compensate for the erosion expected to occur
over the subsequent nine years. The project included placing sand up to the north terminal groin.
The Tybee Island Sea Level Rise Adaptation Plan noted that beach renourishment is an important
action item for flood protection and the tourism economy. In 2024, the U.S. Army Corps of
Engineer’s current authorization from Congress for beach renourishment projects on Tybee
Island expires. The Plan suggests that a priority for future beach renourishment projects and the
negotiation of a new authorization should include maintenance of flood protection under a
condition of accelerating sea-level rise. Based on the damages sustained by some communities
in the Northeast during Superstorm Sandy, the City of Tybee Island is already investigating the
possibility of augmenting their sand dune system to help protect the Island from storm surge
during hurricanes.
US Highway 80 Considerations
The authors did not include a benefit-cost analysis for raising US 80 because the project lacked
the scope to perform an engineering-scale benefit-cost assessment of a major highway corridor.
However, the substantial tidal flooding of US 80 in 2015 (23 separate events) highlights the
vulnerabilities of the existing roadway elevation and provides renewed motivation for ensuring
that concerns about long-term public safety, infrastructure maintenance, and disaster resilience
are incorporated into the final US 80 bridge replacement and road bed improvement project. As
described earlier in this plan, GDOT is in the process of planning and designing Highway 80
improvements which will include elevation of the road bed. In the recently released letter, issued
by GDOT on June 13, 2016 in response to public comments received at the November 17, 2015
Public Information Open House, DOT states that they are currently considering elevating the road
surface to 7.5 above MSL, which equates to an elevation of approximately 12 to 18 in. above the
current road surface.
Per the comment and recommendation in the Tybee Island Sea Level Rise Adaptation Plan about
flooding conditions only worsening for the sole access road for Tybee Island, US 80, it is important
for sea-level rise to be factored into ongoing engineering plans when replacing the two bridges
along US 80 and modernizing and elevating the roadway.
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4.5. SOLID WASTE
4.5.1 Solid Waste Collection
Atlantic Waste Services currently provides municipal solid waste collection, yard waste collection,
and recycling services to the City of Tybee Island. The Island is split into (4) four zones, each
representing a service day Monday through Thursday. Garbage and recycling are picked up on
the same day in each of the
four zones. Yard waste will be
collected on the entire island on
Fridays. Garbage collection of “landfill
only waste” will be picked up once per
week in 96 gallon carts with identifying
colors.
Recycling is collected single stream in
96 gallon carts with identifying colors,
and includes paper, cardboard,
newspapers, magazines, junk mail,
plastics (1-7), and metal cans
(aluminum and steel). Grocery store
plastic bags, styrofoam, film, glass and
bubble wrap are not accepted. Atlantic
Waste Services reports that the
current market does not support glass
recycling because it costs more to
process, and it’s a lower quality
material than the raw virgin sand
material needed to make new glass.
In an effort to address the issue of
plastic bag littering and marine plastics
pollution, the City has initiated a
plastic film recycling program that is
detailed in the image to the right. Drop
off locations are located at the
Campground, Chu’s Department Store,
City Hall, Tybee Market IGA, Visitor’s
Center, and the YMCA.
The Tybee Island Department of Public Works collects the trash and recyclables daily from solid
waste and recycling stations located at the beach and other public facilities and brings that
material to the transfer station at the Polk Street Yard, where they are collected by Atlantic
Waste. VisitTybee.com reports that the Tybee Island Department of Public Works collects
approximately 4 tons of trash daily from the beach areas during the off-season. In-season, the
amount of trash removed ranges from 6 to 15 tons daily. The day after special events, the total
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TYBEE ISLAND CARRYING CAPACITY STUDY 41
can reach 35 tons. The Department of Public Works will accept municipal solid waste, recycling
and yard waste from residents at the transfer station for a fee; however, residents are strongly
encouraged to use the curbside service provided by Atlantic Waste.
4.5.2 Disposal Trends
Information regarding disposal trends was provided to the City by the City’s previous solid waste
contractor, Waste Pro. Monthly data on disposal of municipal solid waste and recycling was
provided for the time period of October 2008 through August 2015. Weight of municipal solid
waste and recycling collected through curbside collection service as well as directly from Public
Works transfer stations is summarized in the Figures 13 and 14, respectively.
Figure 13: Municipal Solid Waste and Recycling Collection and Trends for Curbside Collection
Figure 13 illustrates an increase in both municipal solid waste disposal and recycling over the
time period of 2008 through 2015, which indicates an increase in the generation of solid waste
over that time period. There is also an obvious increase in solid waste disposal during the summer
months each year, coinciding with the tourism season. There does not appear to be a similar
cyclical trend in recycling tonnage, which indicates that tourist are not properly utilizing recycling
services. It is also important to note that glass is currently not accepted, and as one of the
heaviest materials that is typically recycled, it is likely to decrease the tonnage of materials being
recycled in the future.
The data provided for solid waste and recycling collected from Public Works only spans the time
period of April 2013 through September of 2015. This data shows a substantial increase in the
tonnage of solid waste collected. This can be attributed primarily to collection of trash from the
beach and other public facilities, as most residents utilize the curbside service for disposal of their
household garbage. There is also a dramatic cyclical nature to the amount of trash collected, with
the peaks again occurring during tourist season. There are not similar trends in recyclables
collection, which remained relatively steady during this time period.
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TYBEE ISLAND CARRYING CAPACITY STUDY 42
Figure 14: Solid Waste and Recycling Collection and Trends for Department of Public Works
4.6. ENERGY USE
Electrical demand continues to increase in the Southeast, and one of the fastest growing regions
is Georgia. Georgia Power, a division of Southern Company that services the City of Tybee Island,
estimates that by 2025, Georgia expects almost 1.5 million new residents, and by 2030, electrical
demand is projected to increase 27% in the Southeast.
According to Georgia Power Company, the utility company has been able to reliably meet Tybee’s
current electrical demands, even during peak demand, and has sufficient electrical generating
capacity to meet increased energy demands in the future as population growth continues.
Georgia Power utilizes a variety of power generating sources, and its main sources include
nuclear, coal and natural gas, and to a lesser extent, renewables such as solar, hydroelectric, and
wind. According to Georgia Power, nuclear energy, which is the most economical method of
producing electricity and does not produce greenhouse gases, will continue to be an important
power generating source to meet current and future electrical demands in Georgia, including
Tybee Island, and for complying with current and pending environmental standards that regulate
coal-generated electricity. Georgia Power already operates two nuclear facilities: Hatch and
Vogtle, both with multiple generating units. Plant Vogtle, located near Augusta, Georgia, is
currently under construction to expand, with two new nuclear units expected to be operational
by 2019 and 2020. Georgia Power is also constructing a new transmission line to add the
infrastructure needed to support these new units.
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Muncipal Solid Waste Recycling
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TYBEE ISLAND CARRYING CAPACITY STUDY 43
To keep up with the growth, Georgia Power has made extensive upgrades to its electrical system,
including an $80 million upgrade to the Savannah underground network. Within the last few
years, the utility company has also made upgrades to the electrical infrastructure for Tybee
Island, including the large transmission lines along the US 80 corridor connecting Tybee Island to
Talahi Island, the City’s substation, and distribution systems along Butler Avenue and other areas.
The majority of planned upgrades for the City of Tybee Island have now been completed.
Georgia Power offers a commercial rebate program that provides cost incentives for
incorporating energy-efficient improvements. Rebates are offered to help offset initial costs
associated with replacement of outdated, inefficient equipment or installation of high-efficiency
equipment during new construction. The utility company also offers free audits that provide
recommendations for increased energy efficiency. In April 2015, Georgia Power conducted an
audit of Tybee’s Memorial Park buildings. Recommendations included:
• Continue to incorporate occupancy sensors in strategic locations of the buildings for
lighting savings
• Consider energy efficient construction practices and premium efficiency equipment
when renovating the city hall building or when equipment fails
• Double check the programmable thermostat settings in the gymnasium to make sure
they are set to adjust during unoccupied times. They appeared to be on hold temps
when visited.
• Replace the water heater in the YMCA building. At its age, scale on the elements is
likely and will cause the heater to operate much less efficiently.
• Continue to promote energy management/conservation to city employees and tenants
of city building space.
• Make sure all computers are set to go into energy management mode when they are
not in use.
4.6.1 Solarize Tybee
Approved by the Georgia Public Service Commission in November 2012, the original Georgia
Power Advanced Solar Initiative (GPASI) is an innovative solar program designed to procure 210
MW of solar capacity. GPASI was primarily created to spur economic growth within the solar
community in Georgia, while offering pricing that encourages more renewable development and
avoids any upward rate pressure and reliability impacts to Georgia Power customers.
With this goal in mind, Georgia Power designed two programs to continue to develop solar in
Georgia: 1) offer existing Georgia Power customers additional options to sell distributed solar
generation back to Georgia Power through small- and medium-scale power purchase programs;
and 2) offer solar developers the opportunity to bring large photovoltaic (PV) solar arrays to
market through a competitive utility-scale RFP. In July 2013, the Public Service Commission
approved an additional 525 MW of solar capacity as part of the 2013 Integrated Resource Plan
(IRP) order. These additional megawatts of solar capacity were similarly allocated between the
distributed generation and utility-scale programs.
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TYBEE ISLAND CARRYING CAPACITY STUDY 44
In 2015, the City of Tybee Island, in cooperation with the Tybee Community Resources
Committee, initiated the Solarize Tybee program to bring solar power to Tybee Island and
Chatham County, Georgia, by eliminating some of the complexity of selecting a qualified installer
and by driving down costs through the power of bulk purchasing. This program offered
competitive pricing in a tiered system, i.e., prices decreased with increased participation. The
solar contractor, Hannah Solar, performed free assessments for interested property owners to
determine if their building was suitable for solar panel installation. Once a site was judged
suitable, and the customer scheduled installation directly with Hannah Solar.
Solarize Tybee was open to all residents, businesses, and governmental entities within Chatham
County, Georgia, provided the governing body in each jurisdiction did not object to having its
citizens participate. In total, 61 contracts for solar panel installation were completed, generating
335 KW of renewable energy.
4.6.2 Greenhouse Gas (GHG) Emissions Inventory
Many scientific studies have demonstrated a link between greenhouse gas (GHG) emissions
generated from human activities with global climate change. Current thinking by many within the
scientific community is that GHGs contribute to climate change by trapping heat within Earth’s
atmosphere. Gases that are classified as “greenhouse gases” include carbon dioxide, methane,
nitrous oxide, and fluorinated gases.
In response, local governments are identifying policy changes and other measures that can
reduce GHG emissions at both the community level and within their own operations. Policy
changes at a community level can reduce GHG emissions but often these policy changes are
difficult to implement and enforce because they involve measures that are outside the control of
the local government’s policies and programs. In contrast, local governments have direct control
over their own emissions-generating activities. For example, GHG emissions generated from local
government operations can be dramatically lowered by reducing energy usage in buildings and
facilities; reducing fuel consumption in fleet vehicles and equipment; reducing the amount of
government-disposed solid waste that is sent to a landfill; and relying more on alternative energy
sources. While reducing emissions from just one local government may be seen as a “drop in the
bucket” to some, many local governments are moving forward with GHG emissions reduction
initiatives as examples of good global citizenry.
The objective of this GHG emissions inventory was to identify the sources and quantities of GHG
emissions resulting from government operations within the City of Tybee Island in 2015, the
chosen base year for this inventory. By identifying the areas of government operations that
contribute the most greenhouse gases to the atmosphere, this inventory provides baseline data
to reduce GHG emissions and assist the City with future planning efforts to address, plan, and
mitigate the impacts of climate change. A summary of the inventory is included below, and the
full study is included in Appendix B.
The City of Tybee Island focused on the following categories of government operations to
quantify GHG emissions for base year 2015 (Figure 15):
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TYBEE ISLAND CARRYING CAPACITY STUDY 45
• Buildings and Facilities: Emissions from grid electricity used to power City Hall; the YMCA
(including the gym); Fire Station, Guard House, Department of Public Works
(garage/office); and the Public Safety Building. This includes interior lighting, operation of
heating and cooling systems, and other electrical uses within these buildings.
• Water Transport: Emissions from grid-electricity used to power water delivery systems
(drinking water well pumps) and the pumps/lift station associated with the City’s
wastewater treatment plant (WPCP). Emissions from wastewater treatment methods
were not included as part of this inventory.
• Public Lighting: Emissions from grid electricity used to power street lights, park lighting,
signage, traffic control lighting, and other miscellaneous forms of public lighting that is
owned and/or controlled by the City of Tybee Island. Emissions from interior lighting are
included within the Buildings and Facilities sector. Street lighting for the City of Tybee
Island that is owned and operated by the Georgia Department of Transportation as well
as outdoor lighting that is not metered is not included within this inventory assessment.
• Vehicle Fleet: Emissions from city-owned vehicles, large equipment, small maintenance
equipment, and marine related equipment used by the City’s police, fire, and other
departments.
• Employee Commute: Emissions generated from fuel usage associated with employees
commuting to and from work
For the City of Tybee Island, the energy used to run and operate local government facilities is
supplied by Georgia Power, the local electric utility. Natural gas is not used by the City of Tybee
Island to power government buildings and operations. Utility power bills for 2015 were utilized
to supply the bulk of data used to identify and assess the amount of energy used to power
buildings, water/wastewater delivery systems, and supply public lighting, which are all stationary
sources of GHG emissions.
The types of energy and emissions associated with these operations vary based on the different
government functions as well as the source of energy. Correspondingly, the way in which GHG
emissions may be assessed and quantified for these operations vary. For example, electricity used
at a government building is measured in kWh while the emissions from vehicle fleet activities and
employee commuting patterns are measured in miles traveled, or gasoline/diesel used.
During 2015, government operations at the City generated roughly 3,735 metric tons of CO2
equivalent (MtCO2e). The use of electricity at City buildings and facilities account for roughly 9%
of CO2e. Water transport was the largest sector, accounting for over 50% CO2e. Public lighting
and the vehicle fleet were responsible for 20% and 9% of CO2e, respectively, with the employee
commute sector having the lowest percentage of greenhouse gas emissions at 7%.
The British Thermal Unit (BTU) is the standard unit for measurement of energy. The MMBtu
represents one million BTUs and is the unit of measurement used for comparing the various
sectors of government operations in the table below. Tybee Island used a total of 28,330 units of
energy (MMBtu) during the 2015 base year. Again, the water transport sector accounts for the
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TYBEE ISLAND CARRYING CAPACITY STUDY 46
highest energy usage at 50%. Lighting and employee commute have the second highest
percentages at 18% and 13% respectively. Fleet vehicles and buildings are the smallest in total
percentage of energy usage for the sectors analyzed. For a more detailed breakdown of energy
usage and CO2e generated within each sector, please see the full report in Appendix B.
Table 19: Energy Usage and GHG Emissions for All Sectors
Category of Government
Operations
Equivalent
CO2
Percent Energy
(MMBtu)
Percent
Buildings 344.0 9% 2,377.0 8%
Water Treatment 2,031.9 54% 14,040.3 50%
Public Lighting 749.3 20% 5,177.8 18%
Fleet Vehicles 336.7 9% 3,123.8 11%
Employee Commute 273.5 7% 3,610.8 13%
9%54%
20%
9%7%
Figure 15: GHG Emissions by Sector (% CO2e)
Buildings
Water Treatment
Lighting
Fleet Vehicles
Employee Commute
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TYBEE ISLAND CARRYING CAPACITY STUDY 47
4.7. ZONING
4.7.1 Zoning Analysis
Since most of the island has been developed, subdivision and subsequent development of
existing residential parcels presents the greatest opportunity for growth on the island. Recent
development activity indicates that there is a growing trend in subdivisions of parcels zoned R-2.
In addition, much of the remaining undeveloped residential property on the island is zoned R-2,
which allows for the high density of residential development. The City of Tybee Island’s R-2 zoning
category was established to allow for one and two family residential development, and allows
for the smallest minimum lot size for residential parcels on the island. The schedule of
development regulations (Sec 3-090) defines the allowable lot sizes for residentially zoned
property in the City. The minimum lot size for development of a single family dwelling unit is
4,500 square feet in the R-2 district. The minimum lot size for a two-family structure in this district
is 6,750 square feet. These numbers are the basis for determining the impact of potential future
build out.
Roughly 40% of the island is currently zoned R-2, much of which is currently developed as a single-
family residential use. There is reason for concern from a carrying capacity perspective when
considering the future development potential for these properties. The following analysis
evaluates these properties to determine the population impact that different development
scenarios would have on the City.
4.7.2 Methodology
The methodology used for this analysis began with the identification of all parcels currently zoned
R-2. These properties were then broken down into the following categories based on lot size:
Less the 6,750 square feet. Parcels in this category could only be developed as single-
family homes.
6,750 - 11,250 square feet. Parcels in this category could be developed as two-family
residential, either as a duplex, or as two, single-family residential parcels (if over 9,000
square feet).
11,250 - 13,500 square feet. These parcels could be split and developed with one-single
family and one, two-family structure.
Over 13,500 square feet. Parcels that can be developed as two, two-family structures.
Unique. Certain unique conditions were also considered. This includes significantly large
parcels that could be sub-divided a number of different ways. For example, a large
property with a significant amount or marsh may limit its development potential.
Additionally, a large undeveloped property may have be large enough for a larger
subdivision of land.
4.7.3 Analysis
There are currently 1,694 R-2 parcels in the City. Roughly 80% of these parcels are currently
developed. The general land uses shown in Table 20 were determined using data from the
Chatham County Tax Assessors Office. This data was then vetted in GIS using aerial photography
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TYBEE ISLAND CARRYING CAPACITY STUDY 48
and other online resources. Table 20 shows the current breakdown of land uses within the R-2
zoning district.
Table 20: Number of R-2 Parcels and Residential Units
Category Number of R-2 Parcels Number of Units
Single Family 1,337 1,337
Duplex 85 170
Non-Residential 11 0
Undeveloped 261 0
Total 1,694 1,507
Please note, one of the undeveloped R-2 properties listed above is not developable, one is in a
conservation easement, and the last parcel (shown in Figure 15), is likely the last parcel on Tybee
with significant developable acreage, approximately 600,000 square feet.
Figure 16: Large Undeveloped Parcel on Tybee
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TYBEE ISLAND CARRYING CAPACITY STUDY 49
4.7.4 Population in the R-2 District Based on Current Development
The 2010 Census reports that only about 40% of housing units in the City of Tybee Island are
occupied by year-round, full-time residents. Therefore, the remaining 60% of housing on the
island is potentially available as seasonal rentals or vacation housing (i.e., second homes), both
of which can have a dramatic effect on peak population numbers during summer months. As
stated earlier in this report, the US Census Bureau found that the average household size for
residents of Tybee Island is 2.1 people per unit, while the number of people occupying a short-
term rental or vacation unit can vary greatly. The Carrying Capacity Stakeholder group agreed to
use an estimate of 5 people per unit when approximating short-term rental or vacation overnight
population. Table 21 shows the maximum population (both resident and short-term rental) that
is likely supported within the R-2 district, in its current development state.
Table 21: Maximum Population Based on Current Development
Category Number of
R-2 Parcels
Number of
Units
Resident Population
40%
(2.1 people/ unit)
Short Term / Vacation
Population
60%
(5 people/ unit)
Single Family 1,337 1,337 1,124 4,011
Duplex 85 170 143 510
Non-Residential 11 0 0 0
Undeveloped 261 0 0 0
Total 1,694 1,507 1,267 4,521
This analysis shows that the maximum potential overnight population in the R-2 at 100%
occupancy for both resident and short-term rental/vacation units is currently 5,788 people.
4.7.5 Full Build-Out Scenario
In order to understand the potential impacts of a full build-out scenario in the R-2 district, it was
first necessary to determine the maximum number of units that could be developed within the
areas zoned R-2. Based on current land use breakdown shown in Table 20, the total number of
residential units in R-2 today is 1,507. However, if these same parcels were subdivided and
developed to the maximum extent, in accordance with the lot size standards for R-2, the number
residential units would increase by 1,321, for a total of 2,828 residential units, as presented in
Table 22. This represents an increase of approximately 88% in the number of residential units in
R-2. This analysis assumes that each parcel, both developed and undeveloped, are built out to
their maximum capacity, based on the current standards for R-2. The map in Figure 17 illustrates
the breakdown of lots based on their developable acreage.
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TYBEE ISLAND CARRYING CAPACITY STUDY 50
Table 22: Full R-2 Build-Out Scenario
Category Developable Area within Parcel Total Existing
Parcels
Potential
Units
Single Family Residential Less than 6,750 Sq. Ft 1,087 1,087
Two Family Residential 6,750 - 11,250 Sq. Ft 335 670
One Single Family, One 2-Family 11,250 - 13,500 Sq. Ft 93 279
Two 2-Family Structures Greater than 13,500 Sq. Ft 176 704
Residential development* 600,000 Sq. Ft of Developable Area 1 88
Total 1,692 2,828
* For the purposes of this study, it was assumed that 50% of the developable acreage could be included in the parcels, and that
the parcels would be 6,750 Sq Ft, each containing a duplex unit.
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TYBEE ISLAND CARRYING CAPACITY STUDY 51
Figure 17: R-2 Parcels by Lot Size
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TYBEE ISLAND CARRYING CAPACITY STUDY 52
4.7.6 Additional Population Based on Build-Out Scenario
Table 23 shows the total potential population (both resident and short-term rental) that would
result from the full-build out scenario described above.
Table 23: Maximum Population of Build-Out Scenario
Category Total
Existing
Parcels
Potential
Units
Resident
Population
40%
(2.1 people/
unit)
Short Term /
Vacation
Population
60%
(5 people/ unit)
Single Family Residential 1,087 1,087 914 3,260
Two Family Residential 335 670 563 2,010
One Single Family, One 2-Family 93 279 235 835
Two 2-Family Structures 176 704 592 2,110
Residential development* 1 88 74 264
Total 1,692 2,828 2,378 8,479
This analysis shows that the maximum potential overnight population in the R-2 at 100%
occupancy for both resident and short-term rental/vacation units in the full build-out scenario
would be 10,857. This represents a potential maximum population increase of 5,069.
4.7.7 Zoning Assessment Findings
Table 24 summarizes the findings of the R-2 analysis.
Table 24: R-2 Buildout Population Increase Summary
Condition Potential
Units
Resident
Population
40%
(2.1 people/
unit)
Short Term /
Vacation
Population
60%
(5 people/ unit)
Total Overnight
Population
Existing Development 1,507 1,267 4,521 5,788
Build-Out Scenario 2,828 2,378 8,479 10,857
Increase 1,321 1,111 3,958 5,069
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TYBEE ISLAND CARRYING CAPACITY STUDY 53
Based on the existing zoning standards for the R-2 District, this build-out scenario has the
potential to significantly increase the overnight population on the island, resulting in a dramatic
impact on peak demand issues related to water supply, wastewater discharge, and
transportation discussed earlier in this report. In Section 3.2 of this report, it was calculated that
the maximum overnight population on the island under current development conditions is
14,198. Adding the additional overnight population that could be experienced under a full-build
out scenario for R-2, brings the maximum overnight population to 19,327. This is well beyond the
peak capacity of both the current water supply and wastewater discharge systems, and would
clearly increase congestion along US 80 and the internal road network.
This future build out scenario is affected by both the geographic extent of the R-2 district as well
as standards for subdivision and development of the R-2 district. While subdivisions and
redevelopments of parcels within this district are currently happening slowly, parcel by parcel,
the pace at which it is occurring is likely to increase as property value increases and available land
for development on Tybee Island decreases. This analysis is not suggesting that the full build-out
scenario is likely to occur in the near future, only that over time it is possible that development
density could significantly increase to the levels proposed here. Furthermore, the City needs to
consider the impacts of this zoning classification under a post-disaster redevelopment scenario.
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TYBEE ISLAND CARRYING CAPACITY STUDY 54
5. RECOMMENDED STRATEGIES AND WORK PLAN
The analyses of the population study and the resources limitations were shared with City staff, the City’s consulting engineer, and the
TAG. Collectively, this process resulted in the identification of carrying capacity issues and recommended strategies for each of the
functional areas identified. The overall approach recommended by this process and its participants is twofold:
1) Make improvements to the City’s existing infrastructure systems to provide additional capacity to accommodate more
growth, and
2) Identify ways to better manage future growth to limit stresses on infrastructure and environmental impacts from future
development.
It was the belief of the TAG that any comprehensive and realistic solution to address carrying capacity issues on Tybee Island should
be inclusive of both approaches. As the City continues to experience the financial impact of the infrastructure improvements that will
be necessary to accommodate future growth, strategies regarding growth management and development regulation may become
more favorable.
In an effort to make this plan a more user friendly document, table formatting has been utilized to outline the carrying capacity issues,
recommended strategies, considerations, and action items related to each resource area. The resulting action items will form the basis
of the City’s Carrying Capacity Work Plan. Ideally, this format will make implementation of the Carrying Capacity Study easier to
undertake and track over time.
ISSUE STRATEGY CONSIDERATIONS ACTION ITEMS
WATER SUPPLY
Water withdrawal
permit limitations
Peak water usage
associated with
tourism
Installation of a
Cretaceous Well and
construction of a
Treatment Facility
Water conservation
education targeting
tourists and
o Cost of capital
construction
o Increased costs
associated with
treatment
o Discharge of briny
wastewater
1. Perform a rate study to ensure that current and future
water rate structure will generate the revenue necessary
to construct and operate the Cretaceous well. Rate study
should also consider "peak usage rates" to encourage
water use reduction during peak season.
2. Determine how much treatment capacity the RO Plant
should be designed to provide. 1.0 MGD is the maximum.
Table 24: Carrying Capacity Issues, Strategies, Considerations and Action Items
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TYBEE ISLAND CARRYING CAPACITY STUDY 55
ISSUE STRATEGY CONSIDERATIONS ACTION ITEMS
development
community
Alternative water
sources including:
gray water usage,
rainwater capture,
shallow wells, and
reuse (after the
WPCP upgrade)
o Limited space
available for
construction of
treatment facility
o Tourists can be a
difficult audience to
reach.
o Current plumbing
code may not allow
for gray water usage.
3. Develop a conceptual design and financial plan for the
treatment plant. This should include land acquisition (if
necessary) proposed construction and operational costs,
proposed revenue sources, proposed discharge method,
and evaluation of any regulatory permitting
requirements.
4. Construct RO Treatment Plant.
5. Work with the Real Estate/Rental companies to create
water conservation education campaign for tourists.
6. Provide better information to water customers regarding
the volume of water they use.
7. Evaluate current code and adopt/amend local ordinances
as necessary to allow for gray water use, rainwater
harvesting, and reuse.
8. Encourage the use of alternative water sources for
irrigation and outdoor showers.
WASTEWATER TREATMENT
Peak wastewater
discharge issues
associated with
tourist season.
The compounding
effects of Inflow
and Infiltration.
Capacity of WPCP
infrastructure to
accommodate
more flow
Potential water
quality issues from
discharge.
Upgrade WPCP to
accommodate
more flow and to
treat to a higher
standard.
o Lack of space for
WPCP expansion
o Potential combined
discharge from
Cretaceous well
treatment plant
increases the need for
capacity in discharge
pipes.
o Permitting and
environmental
impacts of upgrading
discharge pipe
9. Perform a rate study to determine if current rates are
appropriate and adequate to support future capital
construction needs. This should be conducted in
conjunction with the water use rate study.
10. Submit a Waste Load Allocation to the Georgia EPD for
additional flow.
11. Develop a conceptual design for upgrades to the WPCP.
This design should include land acquisition (if necessary)
proposed construction and operational costs, proposed
discharge method and evaluation of any regulatory
permitting requirements. Design considerations for the
discharge pipe should be made in conjunction with the
plans for the Cretaceous Well Treatment Plan discharge.
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TYBEE ISLAND CARRYING CAPACITY STUDY 56
ISSUE STRATEGY CONSIDERATIONS ACTION ITEMS
Future permitted
discharge
standards may be
higher.
o Costs associated with
infrastructure
improvements
12. Develop a plan for reuse water use, including the
ballfields.
13. Continue program to upgrade pump stations.
14. Construct upgrades to WPCP.
STORMWATER AND FLOODING
Nuisance flooding
associated with
king high tide and
rain events.
Sea level rise is
exacerbating
flooding
Water quality
issues that result
from flooding
Implement priority
recommended
improvements
from the Sea Level
Rise Study.
Advocate for
elevation of
Highway 80.
Limit new
impervious
surfaces.
Limit new
construction in
areas subject to
flooding.
o Cost of infrastructure
upgrades
o Lack of control over
Hwy 80 project.
o Current status of Hwy
80 project has limited
elevation of the road
bed due to settlement
concerns.
o There are
development rights
associated with
property that is
already subject to King
Tide flooding.
15. Elevate the Butler Ave and 14th Street Pump Houses.
16. Install backflow preventers on stormwater outfalls as
recommended in Sea Level Rise Adaptation Plan.
17. Continue to work with ACOE on Beach Re-Nourishment
Program
18. Consider program to augment the dune system.
19. Work directly with DOT and lobby for additional elevation
of Hwy 80 to high sea level rise scenario elevations, i.e.
31” or more.
20. Consider an ordinance to limit the amount of impervious
surface in new or redevelopment.
21. Revise the City code to allow for and incentivize rainwater
harvesting.
22. Investigate the potential to receive FEMA funding to
purchase repetitive flood loss properties.
23. Develop a program to encourage and incentivize green
infrastructure for single family home development.
SOLID WASTE/LITTER
Litter on beach
Municipal solid
waste (MSW)
disposal trends are
still increasing
despite the
Reduction of waste
generation on
island
Alternatives for
solid waste disposal
in landfills off island
o Tourists are a hard
audience to reach
o Enforcement of litter
ordinance is difficult
and requires staff
o The recycling market is
volatile
24. Perform a solid waste study to further evaluate the
issues identified here and identify additional feasible
solutions.
25. Consider requiring Short-Term Rentals to have summer
schedule (i.e. twice per week) for solid waste and
recycling pickup.
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TYBEE ISLAND CARRYING CAPACITY STUDY 57
ISSUE STRATEGY CONSIDERATIONS ACTION ITEMS
availability of
recycling.
Recycling
receptacles are
often contaminated
by MSW.
Yard waste is being
left on the
road/curb and not
being picked up
Waste reduction
education & litter
education for
tourists
Enforcement of
litter ordinance
o Contamination of
recycling affects its
marketability.
o There is more MSW
than available
receptacles for short-
term rentals or for the
beach causing
contamination of
recycling.
26. Work with tourism board and solid waste contractor to
develop an education program targeted at tourists to
discourage littering, increase participation in recycling,
and decrease recycling contamination.
27. Implement program for increased beach litter patrols.
28. Review MSW disposal and recycling program on beach
to determine if more receptacles or a different format
would work better.
29. Work with local businesses to identify and encourage
alternatives to single use items.
30. Study potential for glass crusher, and City-sponsored
glass recycling program.
31. Consider requirements for condominiums to have
dumpsters as opposed to individual trash cans.
32. Work with solid waste contractor to identify and address
obstacles to yard waste pickup.
33. Work with solid waste contractor to study the
cost/benefits of segregated recycling.
34. Research and identify potential purchase and operation
of beach cleaning equipment, i.e. sifters.
ENERGY CONSUMPTION
City operations
result in energy
use, which
contributes to
greenhouse gas
emissions.
The billing system
of Georgia Power
Reduce energy
usage within City
facilities.
Promote energy
efficiency through
education and
incentives.
o The City has already
made great strides in
alternative energy
usage through solar
power and through
energy efficiency
audits.
35. Have a third party perform and energy audit that
includes an assessment of the City’s electrical meters
and Georgia Power billing system.
36. Promote energy conservation to city employees and
tenants of city building space. Incentive programs could
be set up to encourage employees to reduce energy
consumption.
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TYBEE ISLAND CARRYING CAPACITY STUDY 58
ISSUE STRATEGY CONSIDERATIONS ACTION ITEMS
makes tracking and
analyzing energy
usage difficult.
37. Explore the potential cost savings associated with a 4-
day work week to reduce electricity usage at public
facilities as well as commuting time for employees.
38. Explore alternative energy sources for interior and
outdoor public lighting (i.e. solar power) as well as
switching to more energy-efficient lighting (i.e., LED
lights).
39. Increase use of occupancy sensors and re-location and
setting of programmable thermostats in all City
buildings.
40. Ensure that all City Hall renovations plan for and
incorporate the energy efficiency recommendations
41. Explore alternative cost and benefits associated with
alternative fuel sources for fleet vehicles. For example,
the City could explore the use of bio-diesel as an
alternative to gasoline and diesel in fleet vehicles or the
purchase of hybrid vehicles.
TRAFFIC AND PARKING
Peak traffic flow
issues related to
day-trippers and
events creates
congestion and
makes accessing or
traveling around the
island difficult.
Traffic resulting
from accidents and
flooding on Hwy 80
Improve Hwy 80 to
provide passable
shoulders and an
elevated road bed.
Provide additional
parking
opportunities
Provide multi-
modal
opportunities for
transportation to
o There are no transit
opportunities to Tybee
Island.
o There is currently no
public harbor to allow for
ferry service to Savannah.
o The City does not control
Hwy 80 Improvements.
o There is limited land to
accommodate additional
parking.
42. Advocate with GDOT to elevate the road surface and
create passable and bikeable shoulders as part of the
bridge and road improvements on Hwy 80.
43. Work with the NPS, Fort Pulaski and the County to
extend the McQueen’s trail to the Lazaretto Creek
Bridge. Continue work to connect the Marsh Hen Trail to
the Lazaretto Creek Bridget.
44. Continue to operate parking application for smart
phones to notify people of available parking. Work with
Tybee Tourism Council to promote this application.
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TYBEE ISLAND CARRYING CAPACITY STUDY 59
ISSUE STRATEGY CONSIDERATIONS ACTION ITEMS
cuts off access to
the island resulting
in economic losses
and emergency
situations.
Lack of parking
creates congestion
and illegal parking
problems during
peak tourism season
and within Tybee
Island
Notify people
about traffic
congestion and
parking issues
before they get on-
island.
o More parking could
encourage additional
visitors resulting in more
impact.
o Legal ROW parking is not
known and/or clearly
marked.
o Historic attempts at
remote parking have not
been well utilized
because people want to
park near the beach
when they have a lot of
beach gear.
o Potential to eliminate
parking in C2 could
reduce future available
parking opportunities.
Record data from application to track trends in parking
usage.
45. Work with the County to operate electronic signage at
Johnny Mercer Blvd. and Hwy 80 to notify visitors of
traffic conditions.
46. Perform a study to identify all of the ROWs that are
owned by the City, and develop a parking plan for these
ROWs that includes a clear delineation of ROWs where
parking is allowed and where it is prohibited, i.e. yellow
curb.
47. Consider on-island electronic signage to notify visitors of
available parking.
48. Work with churches and school to provide additional
parking on peak days, if they so choose.
49. Consider the construction of a parking garage in the C1
area, potentially through a public private partnership.
Consider duel uses such as downstairs commercial or
rooftop mini-golf to make it more cost effective.
50. Review parking rates and determine if demand-based
rates could help address peak traffic and parking issues.
SHORT-TERM RENTALS
Peak water and
wastewater usage
on the island is
driven largely by
short-term rentals
Regulate the short-
term rental
industry.
o Short-term rentals are
a component of all
above elements, but
are also important to
the economy of the
island.
51. Review the data gathered through the current Short-
Term Rental Ordinance, and reevaluate the need for
additional regulation.
52. Consider a limit on Short-Term Rental Occupational Tax
Certificates. This could be by total number or a
percentage of housing units on the island.
53. Consider limiting the advertised capacity for short-term
rental units by their available parking spaces.
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TYBEE ISLAND CARRYING CAPACITY STUDY 60
ISSUE STRATEGY CONSIDERATIONS ACTION ITEMS
ZONING & LAND DEVELOPMENT REGULATIONS
The R-2 Zoning
District has a lot of
room for additional
development
through subdivision
and redevelopment
of existing lots.
The area subject to
flooding during
King tides and rain
events, is in the R-2
District.
Restrict future
development and
redevelopment in
the R-2 District,
especially areas
that are subject to
flooding.
o Building is already
restricted on Tybee
Island through height
restrictions and lots
sizes.
o Private property rights
o More impervious
surface from
additional
development in the R-
2 district will make
flooding issues worse.
o The additional
population that would
result from a full
buildout will have a
serious effect on the
Island’s resources,
services, and facilities.
54. Consider amending the R-2 district to
a. Increase the minimum lot size for duplexes.
b. Increase the minimum lot size necessary for
subdivisions
55. Consider rezoning areas subject to flooding to R-1 or a
more restrictive zoning district.
56. Consider a transfer of development rights program that
will direct development away from lots subject to
flooding and towards other areas that have the ability to
accommodate more dense development.
57. Provide a tax incentive for R-2 property owners to
under-develop their lots.
58. Purchase and permanently protect undeveloped
property in the R-2 district. Prioritize purchase of
repetitive loss housing.
59. Restrict new impervious surface in the R-2 district.
60. Require infiltration of the water quality volume (1.2” of
stormwater) for all new development and
redevelopment.
CITY FUNDING AND RESOURCES
The City does not
currently have the
funding necessary
to implement
needed capital
improvements.
Adjust utility rate
structure to ensure
that the city can
fund future capital
improvements and
operations.
o The resident
population may be
burdened by the cost
to support the tourist
population.
61. Perform a comprehensive water and sanitary sewer rate
study to:
a. Provide adequate funding for future improvements
and operations
b. Incentivize water conservation.
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ISSUE STRATEGY CONSIDERATIONS ACTION ITEMS
The city needs staff
resources to focus
on issues identified
in this plan.
City needs reserves
for disaster
preparedness and
infrastructure
improvements.
Identify other
funding sources for
improvements
Identify or hire staff
to focus on
Carrying Capacity
Issues
o A large proportion of
the City’s budget is for
services and
infrastructure that
services the tourism
industry.
o The tourism industry
drives the economy on
Tybee Island.
c. Consider peaking factors and/or seasonal rates to reduce
peak usage and to shift the cost burden off of the
residential population
62. Perform a stormwater utility feasibility study to
determine if a stormwater fee would be a potential
funding source for stormwater improvements
63. Investigate GEFA loan and principal forgiveness program
as a potential funding source for water, sewer, and
stormwater improvements.
64. Look for regional partners who also benefit from the
tourism industry to assist with the cost of improvements
to address impact of tourists on island resources.
65. Work with Chatham County on future SPLOST
referendum to identify opportunities for additional
funding.
66. Perform a Reserve Fund Study to determine the amount
of reserve funds needed for disaster preparedness and
response.
67. Consider adding staff to focus on implementation of this
work plan.
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TYBEE ISLAND CARRYING CAPACITY STUDY 62
5.1. CARRYING CAPACITY WORK PLAN
The following table constitutes the Work Plan that was developed based on the recommended strategies produced by the TAG. The
Work Plan includes the list of action items, a general time frame for implementation, and a cost implication, if known. The activities
included within the Work Plan should be viewed as a subset of the Community Work Program that is part of the Tybee Island
Comprehensive Plan Update 2016.
ACTION ITEM
SCHEDULE
COST
IMPLICATION IMMEDIATE
(1-2 YR)
SHORT
TERM
(3-5 YR)
LONG
TERM
(5-10 YR)
WATER SUPPLY
1. Perform a rate study to ensure that current and future water rate structure
will generate the revenue necessary to construct and operate the
cretaceous well. Rate study should also consider "peak usage rates" to
encourage water use reduction during peak season.
X $40,000
2. Determine how much treatment capacity the RO Plant should be designed
to provide. 1.0 MGD is the maximum. X Staff Time
3. Develop a conceptual design and financial plan for the RO treatment plant.
This should include land acquisition (if necessary) proposed construction
and operational costs, proposed revenue sources, proposed discharge
method, and evaluation of any regulatory permitting requirements.
X $20,000
4. Construct the RO Treatment Plant X $7 Million
Table 25: Carrying Capacity Work Plan
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TYBEE ISLAND CARRYING CAPACITY STUDY 63
ACTION ITEM
SCHEDULE
COST
IMPLICATION IMMEDIATE
(1-2 YR)
SHORT
TERM
(3-5 YR)
LONG
TERM
(5-10 YR)
5. Work with the Real Estate/Rental companies to create water conservation
education campaign for tourists. X $10,000
6. Provide better information to water customers regarding the volume of
water they use. X TBD
7. Evaluate current code and adopt/amend local ordinances as necessary to
allow for gray water use, rainwater harvesting, and reuse. X Staff Time
8. Encourage the use of alternative water sources for irrigation and outdoor
showers. X Staff Time
WASTEWATER
9. Perform a rate study to determine if current rates are appropriate and
adequate to support future capital construction needs. This should be
conducted in conjunction with the water use rate study. X $15,000
10. Submit a Waste Load Allocation to the Georgia EPD for additional flow. X $3,000
11. Develop a conceptual design for upgrades to the WPCP. This design should
include land acquisition (if necessary) proposed construction and
operational costs, proposed discharge method and evaluation of any
regulatory permitting requirements. Design considerations for the discharge
X $25,000
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TYBEE ISLAND CARRYING CAPACITY STUDY 64
ACTION ITEM
SCHEDULE
COST
IMPLICATION IMMEDIATE
(1-2 YR)
SHORT
TERM
(3-5 YR)
LONG
TERM
(5-10 YR)
pipe should be made in conjunction with the plans for the Cretaceous Well
Treatment Plan discharge.
12. Develop a plan for reuse water use, including the ballfields. X Included in
Concept Plan
13. Continue program to upgrade pump stations. X
$25,000 -
$100,000 per
station
14. Construct upgrades to WPCP. X $16 - $20
Million
STORMWATER AND FLOODING
15. Elevate the Butler Ave and 14th Street Pump Houses. X $400,000
16. Install backflow preventers on stormwater outfalls as recommended in Sea
Level Rise Adaptation Plan. X $3 Million
17. Continue to work with ACOE on Beach Re-Nourishment Program X TBD
18. Consider program to augment the dune system. X TBD
19. Work directly with DOT and lobby for additional elevation of Hwy 80 to high
sea level rise scenario elevations, i.e. 31” or more. X Staff Time
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TYBEE ISLAND CARRYING CAPACITY STUDY 65
ACTION ITEM
SCHEDULE
COST
IMPLICATION IMMEDIATE
(1-2 YR)
SHORT
TERM
(3-5 YR)
LONG
TERM
(5-10 YR)
20. Consider an ordinance to limit the amount of impervious surface in new or
redevelopment. X Staff Time
21. Revise the City code to allow for and incentivize rainwater harvesting. X Staff Time
22. Investigate the potential to receive FEMA funding to purchase repetitive
flood loss properties. X TBD
23. Develop a program to encourage and incentivize green infrastructure for
single family home development. X Staff Time
SOLID WASTE AND LITTER
24. Perform a solid waste study to further evaluate the issues identified here
and identify additional feasible solutions. X $50,000
25. Consider requiring Short-Term Rentals to have summer schedule (i.e. twice
per week) for solid waste and recycling pickup. X Staff Time
26. Work with tourism board and solid waste contractor to develop an
education program targeted at tourists to discourage littering, increase
participation in recycling, and decrease recycling contamination. X $10,000
27. Implement program for increased beach litter patrols. X
Staff Time for
Additional
Officers
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TYBEE ISLAND CARRYING CAPACITY STUDY 66
ACTION ITEM
SCHEDULE
COST
IMPLICATION IMMEDIATE
(1-2 YR)
SHORT
TERM
(3-5 YR)
LONG
TERM
(5-10 YR)
28. Review MSW disposal and recycling program on beach to determine if more
receptacles or a different format would work better. X Part of Study
29. Work with local businesses to identify and encourage alternatives to single
use items. X Staff Time
30. Study potential for glass crusher, and City-sponsored glass recycling
program. X Part of Study
31. Consider requirements for condominiums to have dumpsters as opposed to
individual trash cans. X Part of Study
32. Work with solid waste contractor to identify and address obstacles to yard
waste pickup. X Part of Study
33. Work with solid waste contractor to study the cost/benefits of segregated
recycling. X Part of Study
34. Research and identify potential purchase and operation of beach cleaning
equipment, i.e. sifters. X Part of Study
ENERGY CONSUMPTION
35. Have a third party perform and energy audit that includes an assessment of
the City’s electrical meters and Georgia Power billing system. X Percentage of
Cost Savings
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TYBEE ISLAND CARRYING CAPACITY STUDY 67
ACTION ITEM
SCHEDULE
COST
IMPLICATION IMMEDIATE
(1-2 YR)
SHORT
TERM
(3-5 YR)
LONG
TERM
(5-10 YR)
36. Promote energy conservation to city employees and tenants of city building
space. Incentive programs could be set up to encourage employees to
reduce energy consumption. X Staff Time
37. Explore the potential cost savings associated with a 4-day work week to
reduce electricity usage at public facilities as well as commuting time for
employees. X Staff Time
38. Explore alternative energy sources for interior and outdoor public lighting
(i.e. solar power) as well as switching to more energy-efficient lighting (i.e.,
LED lights). X TBD
39. Increase use of occupancy sensors and re-location and setting of
programmable thermostats in all City buildings. X $5,000
40. Ensure that all City Hall renovations plan for and incorporate the energy
efficiency recommendations X TBD
41. Explore alternative cost and benefits associated with alternative fuel
sources for fleet vehicles. For example, the City could explore the use of
bio-diesel as an alternative to gasoline and diesel in fleet vehicles or the
purchase of hybrid vehicles.
X Staff Time
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TYBEE ISLAND CARRYING CAPACITY STUDY 68
ACTION ITEM
SCHEDULE
COST
IMPLICATION IMMEDIATE
(1-2 YR)
SHORT
TERM
(3-5 YR)
LONG
TERM
(5-10 YR)
TRAFFIC AND PARKING
42. Advocate with GDOT to elevate the road surface and create passable and
bikeable shoulders as part of the bridge and road improvements on Hwy 80. X Staff Time
43. Work with the NPS, Fort Pulaski and the County to extend the McQueen’s
trail to the Lazaretto Creek Bridge. Continue work to connect the Marsh
Hen Trail to the Lazaretto Creek Bridget. X Staff Time
44. Continue to operate parking application for smart phones to notify people
of available parking. Work with Tybee Tourism Council to promote this
application. Record data from application to track trends in parking usage. X Staff Time
45. Work with the County to operate electronic signage at Johnny Mercer Blvd.
and Hwy 80 to notify visitors of traffic conditions. X Staff Time
46. Perform a study to identify all of the ROWs that are owned by the City, and
develop a parking plan for these ROWs that includes a clear delineation of
ROWs where parking is allowed and where it is prohibited, i.e. yellow curb. X TBD
47. Consider on-island electronic signage to notify visitors of available parking. X TBD
48. Work with churches and school to provide additional parking on peak days,
if they so choose. X Staff Time
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TYBEE ISLAND CARRYING CAPACITY STUDY 69
ACTION ITEM
SCHEDULE
COST
IMPLICATION IMMEDIATE
(1-2 YR)
SHORT
TERM
(3-5 YR)
LONG
TERM
(5-10 YR)
49. Consider the construction of a parking garage in the C1 area, potentially
through a public private partnership. Consider duel uses such as downstairs
commercial or rooftop mini-golf to make it more cost effective. X
≈ $19,000 per
space (if GI/LID
is included)
50. Review parking rates and determine if demand-based rates could help
address peak traffic and parking issues.
X Staff Time
SHORT-TERM RENTALS
51. Review the data gathered through the current Short-Term Rental
Ordinance, and reevaluate the need for additional regulation. X Staff Time
52. Consider a limit on Short-Term Rental Occupational Tax Certificates. This
could be by total number or a percentage of housing units on the island. X Staff Time
53. Consider limiting the advertised capacity for short-term rental units by their
available parking spaces. X Staff Time
ZONING AND LAND DEVELOPMENT REGULATIONS
54. Consider amending the R-2 district to:
a. Increase the minimum lot size for duplexes.
b. Increase the minimum lot size necessary for subdivisions. X Staff Time
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TYBEE ISLAND CARRYING CAPACITY STUDY 70
ACTION ITEM
SCHEDULE
COST
IMPLICATION IMMEDIATE
(1-2 YR)
SHORT
TERM
(3-5 YR)
LONG
TERM
(5-10 YR)
55. Consider rezoning areas subject to flooding to R-1 or a more restrictive
zoning district. X Staff Time
56. Consider a transfer of development rights program that will direct
development away from lots subject to flooding and towards other areas
that have the ability to accommodate more dense development. X TBD
57. Provide a tax incentive for R-2 property owners to under-develop their lots. X Staff Time
58. Purchase and permanently protect undeveloped property in the R-2 district.
Prioritize purchase of repetitive loss housing. X TBD
59. Restrict new impervious surface in the R-2 district. X Staff Time
60. Require infiltration of the water quality volume (1.2” of stormwater) for all
new development and redevelopment. X Staff Time
CITY FUNDING AND RESOURCES
61. Perform a comprehensive water and sanitary sewer rate study to:
a. Provide adequate funding for future improvements and operations
b. Incentivize water conservation.
c. Consider peaking factors and/or seasonal rates to reduce peak usage
and to shift the cost burden off of the residential population
X $40,000
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TYBEE ISLAND CARRYING CAPACITY STUDY 71
ACTION ITEM
SCHEDULE
COST
IMPLICATION IMMEDIATE
(1-2 YR)
SHORT
TERM
(3-5 YR)
LONG
TERM
(5-10 YR)
62. Perform a stormwater utility feasibility study to determine if a stormwater
fee would be a potential funding source for stormwater improvements X $15,000
63. Investigate GEFA loan and principal forgiveness program as a potential
funding source for water, sewer, and stormwater improvements. X $5,000
64. Look for regional partners who also benefit from the tourism industry to
assist with the cost of improvements to address impact of tourists on island
resources. X Staff Time
65. Work with Chatham County on future SPLOST referendum to identify
opportunities for additional funding. X Staff Time
66. Perform a Reserve Fund Study to determine the amount of reserve funds
needed for disaster preparedness and response. X $25,000
67. Consider adding staff to focus on implementation of this work plan. X Staff Time
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TYBEE ISLAND CARRYING CAPACITY STUDY 72
6. BIBLIOGRAPHY
CDM Smith. US 80 Bridges Replacement Study, Coastal Regional MPO, Final Report, 2012.
Calvin, Giordano & Associates, Inc. City of Key West Carrying Capacity Traffic Study, City of Key
West, December 2011.
Center for Regional Analysis, Armstrong State University. Tybee Island Tourism Study, City of
Tybee Island ad Armstrong Public Service Center, May 2015.
Ecological Planning Group, Population Assessment 2010, City of Tybee Island, June 2012
Evans, Jason et al. Tybee Island Sea Level Rise Adaptation Plan, National Sea Grant Program, April
2016.
Evans, Jason et al. Tybee Island Sea Level Rise Adaptation Plan Executive Summary, Georgia Sea
Grant and the University of Georgia Carl Vincent Institute of Government, June 2013.
HDR Engineering, Inc. Tybee Island Traffic and Parking Study, City of Tybee Island, January 2005.
RS&H. City of Tybee Island Pedestrian and Traffic Study, City of Tybee Island, January 2010.
Tybee Island Wave Ecology & the Highway 80 Challenge. Chatham County & the City of Tybee
Island, May 2011.
URS Corporation. Florida Keys Carrying Capacity Study: Draft Final Report First Revision, US Army
Corps of Engineers and the Florida Department of Community Affairs, September 2002.
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TYBEE ISLAND CARRYING CAPACITY STUDY A1
APPENDIX A: MEETING SUMMARIES
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Page 1 of 3
City of Tybee Carrying Capacity Study
Meeting #4
Meeting Summary
August 10, 2016
4:00 PM – 6:00 PM
Attendees:
Sign-In Sheet Attached
1. Update on Greenhouse Gas (GHG) Inventory Update
EPG provided an update on the results of the GHG Inventory project, and it is summarized below:
GHG Emissions were broken down by Sector
Buildings and Facilities: Emissions from powering City Hall; the YMCA/gym; Fire Station, Guard
House, Department of Public Works (garage/office); and the Public Safety Building. Interior
lighting, operation of heating and cooling systems, misc. uses inside
Water Transport: Emissions from powering water delivery systems (drinking water well
pumps) and WWTP pumps/lift station. Did NOT include emissions from wastewater treatment
methods but likely minor for what goes on there currently.
Public Lighting: Emissions from powering street lights, park lighting, signage, traffic control
lighting, etc. Does not include GDOT owned street lighting or outdoor lighting that is not
metered.
Vehicle Fleet: Emissions from city-owned vehicles
Employee Commute: Emissions generated from fuel usage associated with employee
commute to and from work
Energy Usage and GHG Emissions for All Sectors
Overall, biggest electrical use/GHG emissions came from water transport (ie, operation of
WWTP, small extent water pumps for drinking water); followed by public lighting (mostly park
lighting).
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Page 2 of 3
Equivalent
CO2 Percent Energy
(MMBtu) Percent
Buildings (Tybee YMCA gym
and Public Safety Bldg. 2
largest users-almost 75% of all
electricity used by buildings)
343.9918 9% 2,376.987 8%
Water Transport (water
delivery was small electrical
user-most of this [85%] due to
powering WWTP)
2031.85 54% 14,040.3 50%
Public Lighting (most power
went to park lighting-
street/traffic lighting very
small portion of this-2%)
749.3131 20% 51,77.805 18%
Fleet Vehicles (66% emissions
from vehicles, rest from other
equipment)
336.719 9% 3,123.8 11%
Employee Commute 273.45 7% 3,610.8 13%
Recommendations:
Continuation of Greenhouse Gas Emissions Inventory-we did the baseline year, could
continue if you wanted to track electrical use/GHG emissions over time if you implement any
recommendations.
Third Party Energy Audit of the City’s billing, meters, and rates.
Public Education and Incentive Programs
Upgrades to WWTP should include energy efficiency measures.
Consider a 4 day work week for various departments as appropriate.
Explore alternative energy sources for interior and outdoor public lighting (ie. Solar power) as
well as switching to more energy-efficient lighting (i.e., LED lights.)
Increase use of occupancy sensors and re-location and setting of programmable thermostats
in all City Hall buildings.
Increase recycling efforts and reduce the amount of government-disposed solid waste that is
sent to a landfill (this reduce fugitive greenhouse gas emissions associated with landfills).
Explore alternative cost and benefits associated with alternative fuel sources for fleet
vehicles. For example, the City could explore the use of hybrid, electric, or bio-diesel as an
alternative to gasoline and diesel in fleet vehicles.
Identify opportunities and incentives available to encourage employees to utilize alternative
forms of transportation when commuting to work.
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Page 3 of 3
2. Review Of Issues, Strategies & Considerations
EPG reviewed the list of issues, strategies and considerations that were generated after the last
Carrying Capacity Study meeting. The updates, based on this discussion are included in the attached
Work Plan document.
3. Development of Work Plan
Attendees discussed potential action items to address the identified issues. The results of this
discussion are also represented in the attached Work Plan document.
4. Next Steps
EPG will present the Carrying Capacity Study to the Planning Commission and City Council in
September. There will also be a lunch and learn for the Carrying Capacity Study at the Coastal
Resources Division in Brunswick, GA on September 15th.
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Tybee Island Carrying Capacity Study
Work Plan – August 11, 2016
Page 1 of 7
ISSUE STRATEGY CONSIDERATIONS ACTION ITEMS
Water Supply
Water Withdrawal
Permit Limitations
Peak Water Usage
associated with
Tourism
Installation of a
Cretaceous Well and
construction of a
Treatment Facility
Water conservation
education targeting
tourists and
development
community
Alternative water
sources including:
gray water usage,
rainwater capture,
shallow wells, and
reuse (after the
WWTP upgrade)
o Cost of capital
construction
o Increased costs
associated with
treatment
o Discharge of briny
wastewater
o Limited space
available for
construction of
treatment facility
o Tourists can be a
difficult audience to
reach.
o Current plumbing
code may not allow
for gray water usage.
1. Perform a rate study to ensure that current and future
water rate structure will generate the revenue necessary
to construct and operate the cretaceous well. Rate study
should also consider "peak usage rates" to encourage
water use reduction during peak season.
2. Determine how much treatment capacity the R/O Plant
should be designed to provide. 1.0 MGD is the maximum.
3. Develop a conceptual design and financial plan for the
treatment plant. This should include land acquisition (if
necessary) proposed construction and operational costs,
proposed revenue sources, proposed discharge method,
and evaluation of any regulatory permitting requirements.
4. Work with the Real Estate/Rental companies to create
water conservation education campaign for tourists.
5. Provide better information to water customers regarding
the volume of water they use.
6. Evaluate current code and adopt/amend local ordinances
as necessary to allow for gray water use, rainwater
harvesting, and reuse.
7. Encourage the use of alternative water sources for
irrigation and outdoor showers.
Wastewater Treatment
Peak wastewater
discharge issues
associated with
tourist season.
The compounding
effects of Inflow
and Infiltration.
Capacity of WWTP
infrastructure to
Upgrade WWTP to
accommodate
more flow and to
treat to a higher
standard.
o Lack of space for
WWTP expansion
o Potential combined
discharge from
Cretaceous well
treatment plant
increases the need for
capacity in discharge
pipes.
8. Perform a rate study to determine if current rates are
appropriate and adequate to support future capital
construction needs. This should be conducted in
conjunction with the water use rate study.
9. Submit a Waste Load Allocation to the Georgia EPD for
additional flow.
10. Develop a conceptual design for upgrades to the
WWTP. This design should include land acquisition (if
necessary) proposed construction and operational costs,
proposed discharge method and evaluation of any
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Tybee Island Carrying Capacity Study
Work Plan – August 11, 2016
Page 2 of 7
ISSUE STRATEGY CONSIDERATIONS ACTION ITEMS
accommodate
more flow
Potential water
quality issues from
discharge.
Future permitted
discharge
standards may be
higher.
o Permitting and
environmental
impacts of upgrading
discharge pipe
o Costs associated with
infrastructure
improvements
regulatory permitting requirements. Design considerations
for the discharge pipe should be made in conjunction with
the plans for the Cretaceous Well Treatment Plan
discharge.
11. Develop a plan for Reuse water use, including the
ballfields.
Stormwater and Flooding
Nuisance flooding
associated with
king high tide and
rain events.
Sea level rise is
exacerbating
flooding
Water quality
issues that result
from flooding
Implement priority
recommended
improvements
from the Sea Level
Rise Study.
Advocate for
elevation of
Highway 80.
Limit new
impervious
surfaces.
Limit new
construction in
areas subject to
flooding.
o Cost of infrastructure
upgrades
o Lack of control over
Hwy 80 project.
o Current status of Hwy
80 project has limited
elevation of the road
bed due to settlement
concerns.
o There are
development rights
associated with
property that is
already subject to King
Tide flooding.
12. Elevate the Butler Ave and 14th Street Pump Houses.
13. Install backflow preventers on stormwater outfalls as
recommended in Sea Level Rise Adaptation Plan.
14. Continue to work with ACOE on Beach Re-
Nourishment Program
15. Consider program to augment the dune system.
16. Work directly with DOT and lobby for additional elevation
of Hwy 80 to high sea level rise scenario elevations, i.e.
31” or more.
17. Consider an ordinance to limit the amount of impervious
surface in new or re-development.
18. Revise the City code to allow for and incentivize rainwater
harvesting.
19. Investigate the potential to receive FEMA funding to
purchase repetitive flood loss properties.
20. Develop a program to encourage and incentivize green
infrastructure for single family home development.
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Tybee Island Carrying Capacity Study
Work Plan – August 11, 2016
Page 3 of 7
Solid Waste/Litter
Litter on beach
Municipal solid
waste (MSW)
disposal trends are
still increasing
despite the
availability of
recycling.
Recycling
receptacles are
often contaminated
by MSW.
Yard waste is being
left on the
road/curb and not
being picked up
Reduction of waste
generation on
island
Alternatives for
solid waste disposal
in landfills off island
Waste reduction
education & litter
education for
tourists
Enforcement of
litter ordinance
o Tourists are a hard
audience to reach
o Enforcement of litter
ordinance is difficult
and requires staff
o The recycling market is
volatile and affects the
ability to
o Contamination of
recycling affects its
marketability.
o There is more MSW
than available
receptacles for short
term rentals or for the
beach causing
contamination of
recycling.
21. Perform a solid waste study to further evaluate the
issues identified here and identify additional feasible
solutions.
22. Consider requiring Short Term Rentals to have summer
schedule (i.e. twice per week) for solid waste and
recycling pickup.
23. Work with tourism board and solid waste contractor to
develop an education program targeted at tourists to
discourage littering, increase participation in recycling,
and decrease recycling contamination.
24. Implement program for increased beach litter patrols.
25. Review MSW disposal and recycling program on beach
to determine if more receptacles or a different format
would work better.
26. Work with local businesses to identify and encourage
alternatives to single use items.
27. Study potential for glass crusher, and City-sponsored
glass recycling program.
28. Consider requirements for condominiums to have
dumpsters as opposed to individual trash cans.
29. Work with solid waste contractor to identify and address
obstacles to yard waste pickup.
30. Work with solid waste contractor to study the
cost/benefits of segregated recycling.
31. Research and identify potential purchase and operation
of beach cleaning equipment, i.e. sifters.
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Work Plan – August 11, 2016
Page 4 of 7
Energy Consumption
City operations
result in energy
use, which
contributes to
greenhouse gas
emissions.
The billing system
of Georgia Power
makes tracking and
analyzing energy
usage difficult.
Reduce energy
usage within City
facilities.
Promote energy
efficiency through
education and
incentives.
o The City has already
made great strides in
alternative energy
usage through solar
power and through
energy efficiency
audits.
32. Have a third party perform and energy audit that
includes an assessment of the City’s electrical meters
and Georgia Power billing system.
33. Promote energy conservation to city employees and
tenants of city building space. Incentive programs could
be set up to encourage employees to reduce energy
consumption.
34. Explore the potential cost savings associated with a 4-
day work week to reduce electricity usage at public
facilities as well as commuting time for employees.
35. Explore alternative energy sources for interior and
outdoor public lighting (i.e. solar power) as well as
switching to more energy-efficient lighting (i.e., LED
lights).
36. Increase use of occupancy sensors and re-location and
setting of programmable thermostats in all City
buildings.
37. The City of Tybee should ensure that all City Hall
renovations plan for and incorporate the energy
efficiency recommendations
38. Explore alternative cost and benefits associated with
alternative fuel sources for fleet vehicles. For example,
the City could explore the use of bio-diesel as an
alternative to gasoline and diesel in fleet vehicles or the
purchase of hybrid vehicles.
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Work Plan – August 11, 2016
Page 5 of 7
Traffic and Parking
Peak traffic flow
issues related to
day-trippers and
events creates
congestion and
makes accessing or
traveling around the
island difficult.
Traffic resulting
from accidents and
flooding on Hwy 80
cuts off access to
the island resulting
in economic losses
and emergency
situations.
Lack of parking
creates congestion
and illegal parking
problems during
peak tourism season
Improve Hwy 80 to
provide passable
shoulders and an
elevated road bead.
Provide additional
parking
opportunities
Provide multi-modal
opportunities for
transportation to
and within Tybee
Island
Notify people about
traffic congestion
and parking issues
before they get on-
island.
o There are no transit
opportunities to Tybee
Island.
o There is currently no
public harbor to allow
for ferry service to
Savannah.
o The City does not
control Hwy 80
Improvements.
o There is limited land to
accommodate additional
parking.
o More parking could
encourage additional
visitors resulting in more
impact.
o Legal ROW parking is not
known and/or clearly
marked.
o Historic attempts at
remote parking have not
been well utilized
because people want to
park near the beach
when they have a lot of
beach gear.
o Potential to eliminate
parking in C2 could
reduce future available
parking opportunities.
39. Advocate with GDOT to elevate the road surface and
create passable and bikeable shoulders as part of the
bridge and road improvements on Hwy 80.
40. Work with the NPS, Fort Pulaski and the County to
extend the McQueen’s trail to the Lazaretto Creek
Bridge. Continue work to connect the Marsh Hen
Trail to the Lazaretto Creek Bridget.
41. Continue to operate parking application for smart
phones to notify people of available parking. Work
with Tybee Tourism Council to promote this
application. Record data from application to track
trends in parking usage.
42. Work with the County to operate electronic signage
at Johnny Mercer Blvd. and Hwy 80 to notify visitors
of traffic conditions.
43. Perform a study to identify all of the ROW that are
owned by the City, and develop a parking plan for
these ROW that includes a clear delineation of ROWs
where parking is allowed and where it is prohibited,
i.e. yellow curb.
44. Consider on-island electronic signage to notify
visitors of available parking.
45. Work with churches and school to provide additional
parking on peak days, if they so choose.
46. Consider the construction of a parking garage in the
C1 area, potentially through a public private
partnership. Consider duel uses such as downstairs
commercial or rooftop mini-golf to make it more cost
effective.
47. Review parking rates and determine if demand-based
rates could help address peak traffic and parking
issues.
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Work Plan – August 11, 2016
Page 6 of 7
Short Term Rentals
Peak water &
wastewater usage on
the island is driven
largely by short term
rentals
Regulate the short
term rental industry.
Short-term rentals are a
component of all above
elements, but are also
important to the economy
of the island
48. Review the data gathered through the current Short
Term Rental Ordinance, and reevaluate the need for
additional regulation.
49. Consider a limit on Short Term Rental Occupational
Tax Certificates. This could be by total number or a
percentage of housing units on the island.
Zoning
The R-2 Zoning
District has a lot of
room for additional
development
through subdivision
and redevelopment
of existing lots.
The area subject to
flooding during
King tides and rain
events, is in the R-2
District.
Restrict future and
re-development in
the R-2 District,
especially areas
that are subject to
flooding.
o Building is already
restricted on Tybee
Island through height
restrictions and lots
sizes.
o Private property rights
o More impervious
surface from
additional
development in the R-
2 district will make
flooding issues worse.
o The additional
population that would
result from a full
buildout will have a
serious effect on the
Island’s resources,
services, and facilities.
50. Consider amending the R-2 district to
a. Increase the minimum lot size for duplexes.
b. Increase the minimum lot size necessary for
subdivisions
51. Consider rezoning areas subject to flooding to R-1 or
a more restrictive zoning district.
52. Consider a transfer of development rights program
that will direct development away from lots subject
to flooding and towards other areas that have the
ability to accommodate more dense development.
53. Provide a tax incentive for R2 property owners to
under-develop their lots.
54. Purchase and permanently protect undeveloped
property in the R-2 district. Prioritize purchase of
repetitive loss housing.
55. Restrict new impervious surface in the R-2 district.
56. Require infiltration of the water quality volume (1.2”
of stormwater) for all new development and
redevelopment.
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Work Plan – August 11, 2016
Page 7 of 7
City Funding and Resources
The City does not
currently have the
funding necessary
to implement
needed capital
improvements.
The city needs staff
resources to focus
on issues identified
in this plan.
City needs reserves
for disaster
preparedness and
infrastructure
improvements.
Adjust utility rate
structure to ensure
that the city can
fund future capital
improvements and
operations.
Identify other
funding sources for
improvements
Identify or hire staff
to focus on
Carrying Capacity
Issues
o The resident
population may be
burdened by the cost
to support the tourist
population.
o A large proportion of
the City’s budget is for
services and
infrastructure that
services the tourism
industry.
o The tourism industry
drives the economy on
Tybee Island.
57. Perform a comprehensive water and sanitary sewer
rate study to:
c. Provide adequate funding for future improvements
and operations
d. Incentivize water conservation.
e. Consider peaking factors and/or seasonal rates to
reduce peak usage and to shift the cost burden off
of the residential population
58. Perform a stormwater utility feasibility study to
determine if a stormwater fee would be a potential
funding source for stormwater improvements
59. Investigate GEFA loan and principal forgiveness
program as a potential funding source for water,
sewer, and stormwater improvements.
60. Look for regional partners who also benefit from the
tourism industry to assist with the cost of
improvements to address impact of tourists on island
resources.
61. Work with Chatham County on future SPLOST
referendum to identify opportunities for additional
funding.
62. Perform a Reserve Fund Study to determine the
amount of reserve funds needed for disaster
preparedness and response.
63. Consider adding staff to focus on implementation of
this work plan.
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Page 1 of 4
City of Tybee Carrying Capacity Study
Meeting #3
Meeting Summary
June 1, 2016
4:00 PM – 6:00 PM
General Comments:
Change minutes from last meeting-amend the listing under “Goals” so it’s clear these are topics
discussed, not Goals.
CCS will be done by the end of September; the City and its consultant team is working to
incorporate the recommendations and findings of the Carrying Capacity Study into the Comp
Plan. At the very least the Comprehensive Plan will incorporate by reference the
recommendations from the CCS if the plan isn’t far enough along to include specific references
in the Comp Plan itself.
1. Update on Hwy 80 DOT Project (s)
Todd Barker, with Adrian Collaborative, provided an update on GDOT’s planning efforts for
improvements to Highway 80.
Road improvements do not include construction of additional throughfares (i.e., 4-lanes);
instead, improvements being evaluated include road widening to include 10-ft paved shoulders
for each lane and bridge replacements.
GDOT’s full response letter to November 17, 2015 Open House meeting has been approved and
will be posted online in near future. Respondents that included their name and address will
receive a letter via mail.
GDOT and its consultants (Adrian Collaborative, T.Y. Lin International) are evaluating elevating
Highway 80 as part of the improvement process to meet the same elevation of Tybee Island
(approximately 7.5 feet above mean sea level, which will result in up to 18” elevation for the
approximate 3-mile stretch prone to flooding.
Purpose of road elevation is two-fold: to address current flooding issue and as well as plan for
continued sea level rise & associated flooding.
Draft environmental assessment (EA) will include overview of local planning efforts.
Goals/findings generated from City’s comprehensive planning process and CCS will be included
as part of the EA.
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Page 2 of 4
Fort Pulaski located a document from the 1930s that conveyed ownership from the State of GA
to federal jurisdiction except for a 150-foot ROW; this makes the project easier to implement
since the State of Georgia has the legal right to perform improvements within that ROW.
Adrian Collaborative is also assisting the NPS with a separate but related NEPA process for Fort
Pulaski and its bridge improvement project, which is being coordinated with the HWY 80
project.
2. Update on Status of Greenhouse Gas Air Emissions Inventory
As a part of the CCS, EPG is conducting a greenhouse gas (GG) air emissions inventory to identify
energy use/GG emissions that result from local government operations.
Goal is to identify ways to reduce GG emissions/reduce the City’s “Carbon footprint” and/or
save money by implementing energy efficiency measures (resulting in lower electric utility bills).
Measures that will be recommended by the GG emissions inventory will be specific to the areas
where energy/emission reductions are most needed and/or have the greatest impact to reduce
emissions and energy usage.
Sectors that will be evaluated include: Buildings and Facilities (i.e., physical buildings); Public
Lighting; Vehicle Fleet (city-owned vehicles and equipment that rely on fuels for power); Water
Transport (water delivery systems for potable/sanitary/stormwater); Employee Commute
(measured in miles driven to and from work); and Process and Fugitive Emissions from other
activities.
The question was asked whether the inventory would also assess GG emissions generated from
waste collection and disposal activities. This is a sector that can be included as part of the
inventory if the necessary data is available; EPG will determine this once all of the data has been
collected. At the least, fuel usage related to waste collection may be included.
3. Identification of Strategies
Attendees discussed the table of Issues & Strategies (attached) and the following is a summary of their
comments. A general suggestion was made to create sub-headings and/or re-categorize the issues and
strategies to highlight the main issue (i.e., water limitations) and the main strategies that address this
issue, with other issues and strategies as subsets. A comment was made that strategies should address
“conserving what we have or working with what we have to make improvements to get more.”
a. Water Withdrawal
Courtney explained that in the final report, strategies may be grouped as long and
short-term strategies in order to highlight what can be started and what measures
require more long range planning and/or additional studies. The goal is not to
“over-inform” or confuse the reader but rather provide a listing of strategies that
should be evaluated.
Water Conservation Education is important for Residents and Tourists.
Expand upon “outdoor water restrictions. Tybee’s situation is somewhat unique
because it’s not so much a daily peak water usage issue but rather a seasonal water
peak usage issue.
Add a strategy to participate in regional water supply planning efforts.
Require low-flow fixture (beyond what is required in current code).
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Page 3 of 4
b. Wastewater Discharge
Generally, plant is already operating at capacity by July
Review need to expand wastewater discharge pipe capacity. There was a comment
that this will be sufficient for the future R/O plant discharge as well as the WWTP
discharge.
c. Stormwater Management/Flooding
Three strategies are the most important: Perform the upgrades; limit impervious
area increases; and elevate Highway 80.
List Low Impact Development as a Strategy (for green roofts and other measures)
The strategy to work with HPC to have homes designated as historic homes may
need to fall under the comprehensive planning process, not CCS.
Investigate incentives that could be provided to encourage reduction of existing
impervious surfaces.
Tybee may want to look into code amendments that would allow stormwater to be
used as greywater/reclamation water and not need to be treated to potable water
standards.
The City may want to adopt a policy that pervious surfaces be under consideration
whenever additional roads or parking areas need constructed or retrofitted to
ensure impervious surfacing is used only when absolutely needed.
d. Traffic & Parking
The TAC discussed at length the need (and challenges) presented by potentially
increasing parking spaces on Tybee.
Some expressed concern that constructing additional parking areas would increase
imperious surfaces and increase traffic congestion by encouraging more people to
visit Tybee.
Others felt that additional parking is needed to address existing parking issues (ie,
that it’s already inadequate for the number of visitors) and that providing additional
parking could reduce illegal parking, reduce property damage related to illegal
parking, and relieve traffic congestion due to inability to find parking, etc.
A discussion was also held about alternative transportation including the CRC
shuttle, CAT bus service, and high-speed ferry service that could be potentially be
provided through CAT or even by the City itself. One concern mentioned was that
Tybee doesn’t have the population numbers to support such a cost investment but
others commented that that is hard to determine w/o proper infrastructure in place
to assess usage.
Parking west of Bull River (with bus service from there to Tybee Island) should be
considered. A discussion was briefly held to discuss the feasibility of this and
whether visitors would actually use such a service given the amount of beach gear
that is often brought along when visiting Tybee.
Bus service is currently available twice/day to and from Tybee and should be more
heavily promoted to increase public awareness.
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Page 4 of 4
e. Electricity/Power
Change name of this category to “Energy Consumption” to better reflect the goal
f. Solid Waste/Litter
Suggestion was made to include as a strategy that condos and businesses should
have a mandatory recycling program.
A suggestion was made regarding purchase of a glass crusher so that class could be
recycled on the island. Another comment was made that the expense and impact of
this type of machinery was not acceptable and that there is currently no market for
glass. Many communities have stopped recycling glass.
Add “power usage” to the issue that states peak water and wastewater usage are
driven by short term rentals
Check with Charlotte at the MPC for info about short term rentals and possibly
regulatory limits that could be utilized
Data is available regarding the affordability of 2nd homes
g. Short Term Rentals
Affordability issues also force second home owners to become short term rentals.
The new short term rental ordinance will result in data collection about their use.
After a year of data collection, these strategies should be reviewed again and
updated.
Need to find strategies to make it more affordable for people to keep permanent
residences on the island.
h. Zoning
No Comments
4. Next Meeting
Next meeting is June 13th-presentation to the Planning Commission for the Comprehensive Plan (Comp
Plan).
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City of Tybee Island
Carrying Capacity Study
Issues & Strategies
Page 1 of 4
MUNICIPAL
FUNCTION ISSUE STRATEGY
Po
t
a
b
l
e
W
a
t
e
r
Water withdrawal permit limitation in
the Upper Floridan Aquifer
Peak usage associated with summer
tourism
Cost of Reverse Osmosis (RO)
Treatment Plant Construction
Cost of RO Treatment Plant Operation
Available space for construction of RO
Treatment Plant
Disposal of briny wastewater from RO
Treatment Plan can have water quality
impacts
Construction of the Cretaceous well and RO Treatment Plant
Water Conservation Education for Tourists
Peak usage water conservation rates
Outdoor watering restrictions
Gray water use
Stormwater reclamation/cisterns
Seek funding assistance for capital construction of RO
Treatment Plant
Perform financial analysis and rate study to determine how
much capital and operational costs will be and set water &
sewer rates accordingly.
Develop conceptual plan and cost estimate for RO Treatment
Plant
Begin planning and environmental permitting for RO
Treatment Plant wastewater discharge
Wa
s
t
e
w
a
t
e
r
D
i
s
c
h
a
r
g
e
Peak wastewater discharge issues
associated with summer tourism
Compounding effects of Inflow &
Infiltration on peak discharge
Capacity of WPCP to accommodate
more flow (including potential
discharge from RO Treatment Plant
Permitting and environmental impacts
from upgrading discharge pipe
Potential water quality problems from
discharge
Lack of space for WPCP expansion
Need for future upgrades to WWTP
Costs associated with infrastructure
improvements
Complete recommended infrastructure improvements for I&I
study
Develop concept plan, cost estimate, and funding to upgrade
the wastewater treatment plant to a membrane system.
Perform financial analysis and rate study to determine how
much capital and operational costs will be and set water &
sewer rates accordingly.
20160908CityCouncilWorkshop Page 108 of 318 20160901/jrl
City of Tybee Island
Carrying Capacity Study
Issues & Strategies
Page 2 of 4
MUNICIPAL
FUNCTION ISSUE STRATEGY
St
o
r
m
w
a
t
e
r
M
a
n
a
g
e
m
e
n
t
/
Fl
o
o
d
i
n
g
Nuisance flooding associated with king
high tide and rain events.
Additional impervious area from new
development
Sea level rise is exacerbating flooding
Cost for needed infrastructure
upgrades including tide gates
Water quality issues that result from
flooding
Cost of flood insurance can affect
affordability for island residents
Floodplain management requirements
impact on historic properties below the
BFE
Floodplain management requirements
impact on non-conforming pre-FIRM
properties
Flooding of Highway 80 impacts
accessibility for residents and can result
in economic losses related to tourism
Perform recommended upgrades from Sea Level Rise Study
Encourage green infrastructure techniques as opposed to hard
engineering techniques that provide a conduit for salt water to
come up through the drainage system
Limit increases in impervious area
Implement recommendations from Sea Level Rise Study
Perform a Stormwater Funding Feasibility Study
Stormwater pollution prevention education
Green infrastructure
Continue to work to maintain the CRS rating of 5
Provide education & assistance to homeowners to mitigate
their flood risk and reduce cost
Work with HPC to provide assistance to property owners to
have their home/building officially designated as historic
Provide education & assistance to homeowners to mitigate
their flood risk and reduce cost
Elevate Highway 80
20160908CityCouncilWorkshop Page 109 of 318 20160901/jrl
City of Tybee Island
Carrying Capacity Study
Issues & Strategies
Page 3 of 4
El
e
c
t
r
i
c
i
t
y
Greenhouse gas generation
exacerbates climate change, which
accelerates sea level rise
Reduce municipal greenhouse gas emissions
Perform greenhouse gas inventory for entire City
Support alternative power generation/use including solar and
wind
Have a 3rd party audit conducted to identify potential cost
savings/decrease power usage (evaluate utility company fee
schedule and cost saving programs, review energy efficiency
measures for City buildings, etc.)
Tr
a
f
f
i
c
&
P
a
r
k
i
n
g
Peak traffic flow issues related to day-
trippers and festivals/events
Hwy 80 congestion related to traffic
accidents
Flooding of HWY 80 and other roads
on-island
Parking availability and available land
to accommodate it in desirable
locations, i.e. walking distance to beach
Parking and traffic in residential
neighborhoods
Lack of alternative modes of
transportation onto the island
o No public dock to allow for
ferry service to Savannah
Cost of infrastructure improvements,
including parking garage
Notify drivers about traffic congestion and parking issues
Identify remote parking locations and operate shuttle for
events and festivals
Widening of Highway 80 to include drivable shoulders
Elevate Highway 80
Support continued planning efforts w/Chatham County and
Fort Pulaski to extend McQueen’s Trail to serve as safe
alternative transportation
Develop a road closure plan for King Tide and Storm Events
Consider the use of unopened ROW for parking
Construct a parking garage in the C1 commercial district
o Consider public/private partnership to construct
parking garage
o Duel commercial use for parking garage structure
Promote and expand CRC shuttle service from Savannah to
Tybee
Consider the future creation of a Ferry Dock on Lazaretto Creek
20160908CityCouncilWorkshop Page 110 of 318 20160901/jrl
City of Tybee Island
Carrying Capacity Study
Issues & Strategies
Page 4 of 4
So
l
i
d
W
a
s
t
e
/
L
i
t
t
e
r
Litter on the beach
Solid waste disposal trends are show
the amount of waste disposal is
increasing despite the opportunities
provided by recycling
Recycling bins being contaminated with
trash
Reduce waste generation
Waste reduction and litter education
Increase enforcement of litter ordinance
Alternatives for solid waste disposal in landfills off island
Sh
o
r
t
T
e
r
m
R
e
n
t
a
l
s
Peak water & wastewater usage on the
island is driven by short term rentals
Short term rentals are essential to the
islands economy but must be managed
Conversion of year-round residential to
short term rental
Consider regulation short term rentals to moderate peak
population numbers.
Increased homestead exemptions and senior exemption for
property tax
Zo
n
i
n
g
Impacts of R-2 build out on population
Allowing more development in areas
already subject to flooding from King
tides
Exacerbated impacts of development
occurring all at once, or over a short
period of time
Consider revising R2 zoning code standards to increase lot sizes
and limit future subdivisions
Consider rezoning areas subject to King Tides to R-1 or
conservation zoning
Consider an annual limit on development permits
20160908CityCouncilWorkshop Page 111 of 318 20160901/jrl
Page 1 of 3
City of Tybee Carrying Capacity Study
Meeting #2
Meeting Summary
March 29, 2016
4:00 PM – 6:00 PM
1. Presentation of New Data
Courtney made a presentation to attendees that included a summary of data already presented as
well as new data from the Tybee Island Tourism Study and the Draft Sea Level Rise workshop.
2. Identification of Carrying Capacity Goals
The Group discussed the goals of the Carrying Capacity Study and the following goals were
identified.
a. Diverse and stable year-round population with a high quality of life
i. Issues related to this goal that should be considered:
1. Transition to a retirement community
2. Conversion of year-round housing to short term rentals
b. Healthy and sustainable tourism-based economy that also serves year-round population
and business owners in the off-season.
c. Balance between the tourism industry and year round residents.
d. Protection of Tybee Island’s environmental, historic and cultural resources
e. Safe multi-modal access to, from and within Tybee Island for residents and visitors.
f. Political and public support for implementation of the plan recommendations.
g. Adapting to a changing climate
h. Affordability
3. Identification of Impacts/Issues Related to Population Growth
a. Water Withdrawal
i. Permit limitation
ii. Peak usage associated with tourist population
iii. Cretaceous well
1. Capital costs for construction
2. Higher cost of treatment
3. Space/available land for construction of treatment plant
iv. Opportunities to address issues
20160908CityCouncilWorkshop Page 112 of 318 20160901/jrl
Page 2 of 3
1. Education for tourist, kids, development community
2. Gray water usage
3. Rate study to prepare for cretaceous well
4. Incentives for conservation
b. Wastewater Discharge
i. Peak wastewater discharge issues associated with tourist season and the
compounding effects of I&I.
ii. Capacity of WWTP infrastructure to accommodate more flow (including
potential discharge from Cretaceous well treatment plant)
iii. Potential water quality issues from discharge
iv. Lack of space for WWTP expansion
v. Need for future upgrades to WWTP
vi. Permitting and environmental impacts of upgrading discharge pipe
vii. Costs associated with infrastructure improvements
c. Stormwater Management/Flooding
i. Nuisance flooding associated with king high tide and rain events.
ii. Sea level rise is exacerbating flooding
iii. Need for infrastructure upgrades including tide gates
iv. Cost of infrastructure upgrades
v. Water quality issues that result from flooding
vi. Cost of flood insurance
1. Historic properties below the BFE
2. Non-conforming properties (especially those on slab which are more
difficult to elevate)
vii. Opportunity: Sea Level Rise Study has recommendations for stormwater system
improvements that are prioritized and have cost estimates. These should be
considered as part of this plan and in the Comprehensive Plan.
d. Solid Waste/Litter
i. Litter on beach
ii. Solid waste disposal trends are still increasing not decreasing as was expected
with the advent of recycling
iii. Reduction of waste generation on island
iv. Alternatives for solid waste disposal in landfills off island
v. Waste reduction education & litter education
e. Traffic Counts & Parking
i. Peak traffic flow issues related to day-trippers and events
ii. Flooding of Hwy 80 and other roads on-island
iii. Traffic related to accidents on Hwy 80
iv. Parking availability and available land to accommodate it
v. Parking/traffic in residential areas
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Page 3 of 3
vi. Lack of alternative modes of transportation
vii. No public harbor to allow for ferry service to Savannah
viii. Cost of infrastructure improvements i.e. parking garages
ix. Opportunities:
1. Cost/benefit analysis of parking lots
2. Remote parking with transportation
3. Multi-modal opportunities for transportation to and within Tybee Island
4. Notifying people about traffic congestion and parking issues
f. Short Term Rental Units
i. Peak water & wastewater usage on the island is driven by short term rentals
ii. Short-term rentals are a component of all above elements, but are also
important to the economy of the island
iii. Conversion from short-term rental to year round also has impacts that need to
be considered
g. City Funding/Resources
i. City position for coordination with tourism industry
ii. Need for reserves in the general fund for disaster preparedness and
infrastructure improvements
iii. Rate study for water & wastewater infrastructure improvements
iv. Capital costs for known projects
h. Zoning
i. R-2 Zoning build out – is this a code problem or is it the amount of area zoned
R2?
ii. R-2 zoning, subdivision of lots, new construction and the resulting density in the
area of Tybee that is already flooding at King tides.
iii. Building is already limited by height restrictions and lot sizes.
iv. Could development be spread out over a long period of time through permitting
limitations?
v. Identify areas appropriate for growth (Commercial districts) and steer growth
there instead of in the residential areas. This could be done through a transfer
of development rights program.
4. Next Meeting
a. Next Meetings of Comprehensive Plan
i. April 5, 6 PM – Public Meeting # 2
ii. April 12, 6 PM – Advisory Working Group
20160908CityCouncilWorkshop Page 114 of 318 20160901/jrl
City of Tybee Carrying Capacity Study
Parking & Infrastructure Meeting
Meeting Summary
February 11, 2016
3:00 PM – 5:00 PM
Attendees:
George Shaw, City of Tybee Island
Chantel Morton, City of Tybee Island
Pete Ryerson, City of Tybee Island
Courtney Reich, EPG
Beverly Davis, RS&H
Rachel Hatcher, RS&H
Chris Stovall, Thomas & Hutton
1. Parking
The Parking study completed by Tybee Island included only public, delineated spots. It did not
include public ROW parking areas, such as Lovell Ave or Hwy 80. Is also did not include private
parking spaces at the City’s approved private parking lots. The current total for public,
delineated spaces is 2,091. See attached list of parking spots.
There are a total of 234 private parking spaces, for a total of 2,325 total delineated parking
spaces. The private parking lots are:
Name Location Number of Spots
Sunrise Parking 1511 Butler Ave 39
Ocean Plaza Beach Resort 1401 Strand 128
Renee G Bridges 1001 Butler Ave 30
Bramble Family 215 Lovell 13
Joyce Prescott 214 2nd Ave 12
Jack Rosenberg 203 14th Street 12
There is some non-delineated public parking, and this may be a lost revenue issue for the City. If
the ROW areas is not near a Pay & Display (P&D) unit, then Parking Services will not ticket the
vehicle for not paying. It is not seen as financially beneficial to put P&D’s in remote areas where
parking only occurs on busy summer weekends.
20160908CityCouncilWorkshop Page 115 of 318 20160901/jrl
�� T h e P a r k i n g A p p l i c a t i o n w a s c r e a t e d t o l e t v i s i t o r s k n o w w h e r e a v a i l a b l e p a r k i n g i s o n t h e i s l a n d .
P e t e ( o r s o m e o n e f r o m P a r k i n g S e r v i c e s ) w o u l d u p d a t e t h i s a p p o n a n h o u r l y b a s i s d u r i n g t h e
s u m m e r t o s t a t e h o w f u l l ( p e r c e n t a g e - w i s e ) t h e t h r e e m a i n p a r k i n g a r e a s w e r e . P a r k i n g s e r v i c e s
d i v i d e s t h e i s l a n d i n t o t h r e e p a r k i n g a r e a s : 1 ) S o u t h e n d , s o u t h o f 1 4 t h , 2 ) M i d d l e I s l a n d 1 4 t h
n o r t h t o 2 n d , a n d 3 ) N o r t h b e a c h , t h e L i g h t h o u s e a r e a .
o T h e P a r k i n g a p p i s c u r r e n t l y b e i n g u p d a t e d b y T y b e e I s l a n d I T
�� S i n c e P e t e w a s r e s p o n s i b l e f o r u p d a t i n g t h e A p p , h e h a d h i s t o r i c a l k n o w l e d g e o f h o w f u l l t h e s e
p a r k i n g a r e a s t y p i c a l l y g e t . E v e r y w e e k e n d i n t h e s u m m e r a n d o n b i g h o l i d a y s / f e s t i v a l d a y s ,
N o r t h B e a c h a n d S o u t h E n d p a r k i n g a r e a s a r e 9 9 % f u l l . M i d I s l a n d i s t y p i c a l l y 8 5 % .
�� A l l f e l t t h a t t h e S o u t h E n d p a r k i n g a r e a i s t h e m o s t o v e r t a x e d p a r k i n g a r e a a n d t h a t d u r i n g
s u m m e r w e e k e n d s , v i s i t o r s c o u l d p o t e n t i a l l y s p e n d a l o t o f t i m e c i r c l i n g t h e a r e a l o o k i n g f o r
p a r k i n g . H o w e v e r , t h e r e i s c u r r e n t l y n o w a y t o v e r i f y h o w l o n g p e o p l e c i r c l e . H i s t o r i c a l l y , T y b e e
h a d t r i e d s e t t i n g u p g a t e d t o b l o c k f u r t h e r t r a f f i c f r o m e n t e r i n g t h e S o u t h e n d w h e n i t w a s f u l l ,
b u t t h e n c a r s j u s t l i n e d u p o n t h e r o a d o u t s i d e t h e g a t e c a u s i n g a t r a f f i c i s s u e . P u b l i c W o r k s h a s
u s e d s i g n a g e i n t h e p a s t t o d i r e c t p e o p l e t o a n o t h e r p a r k i n g a r e a w i t h l i m i t e d s u c c e s s .
�� G e o r g e d i s c u s s e d a p e r c e i v e d i s s u e w i t h t h e p a r k i n g r e q u i r e m e n t s a n d f u t u r e c o m m e r c i a l
d e v e l o p m e n t o n H w y 8 0 . T h e Z o n i n g o r d i n a n c e r e q u i r e s t h a t n e w c o m m e r c i a l d e v e l o p m e n t o r
u s e p r o v i d e p a r k i n g o n - s i t e i f i t i s n o t w i t h i n 1 , 0 0 0 f t o f a p u b l i c p a r k i n g l o t . T h e r e f o r e v a c a n t
b u i l d i n g s a n d p r o p e r t i e s o n H w y 8 0 t h a t a r e d e v e l o p e d a s c o m m e r c i a l b u s i n e s s e s h a v e t o
p r o v i d e o n - s i t e p a r k i n g . T h e p e r c e p t i o n i s , t h a t t h e r e i s a l r e a d y l i m i t e d s p a c e a n d t h a t t h i s
r e q u i r e m e n t i s c o s t - p r o h i b i t i v e a n d i m p e d i n g c o m m e r c i a l d e v e l o p m e n t o f t h i s c o r r i d o r .
o T y b e e i s l o o k i n g a t o p e n i n g t h e C i t y s R O W s i n t h a t a r e a t o p r o v i d e p u b l i c p a r k i n g , w h i c h
w i l l a c h i e v e t w o g o a l s , p r o v i d i n g p u b l i c p a r k i n g s o t h a t b u s i n e s s o n H w y 8 0 d o n t h a v e
t o u s e u p t h e i r v a l u a b l e l o t s p a c e t o d o s o , a n d t o p r o v i d e a d d i t i o n a l p a r k i n g f o r v i s i t o r s
t o T y b e e i n G e n e r a l . T y b e e c o u l d l o o k a t w h e r e e l s e t h i s m a y w o r k t o p r o v i d e a d d i t i o n a l
p a r k i n g .
�� T h e r e h a s b e e n p r e v i o u s a t t e m p t s a t s t a g i n g s a t e l l i t e p a r k i n g a r e a s a n d s h u t t l i n g p e o p l e b a c k
a n d f o r t h , a n d i t w a s n o t p e r c e i v e d a s v e r y s u c c e s s f u l . T h e r e w a s c o n s e n s u s t h a t m o s t v i s i t o r s t o
t h e b e a c h w a n t t o b e w i t h i n w a l k i n g d i s t a n c e t o t h e i r c a r s i n c e t h e y a r e l i k e l y t o b e c a r r y i n g a l o t
o f i t e m s . F u r t h e r m o r e , s i n c e t h e C i t y c h a r g e s f o r t h e p a r k i n g i t s e l f , i t w a s f e l t t h a t a n y p a r k i n g
s h u t t l e s s h o u l d b e f r e e .
�� P a r k i n g G a r a g e s , d u e t o t h e i r e x p e n s e h a v e n e v e r b e e n s e r i o u s l y c o n s i d e r e d . T h e r e i s a g r e a t
d e a l o f p r e s s u r e f o r p a r k i n g d u r i n g s u m m e r w e e k e n d s a n d s p e c i a l e v e n t s , b u t o t h e r t h a n t h a t
t h e r e i s m o r e t h a n s u f f i c i e n t p a r k i n g . I f t h e g a r a g e i s o n l y f i l l i n g u p 1 6 2 0 w e e k e n d s p e r y e a r , i t
w o u l d n o t m a k e f i n a n c i a l s e n s e . H o t e l T y b e e i s s e e n a s t h e o n l y l o c a t i o n w i t h p o t e n t i a l t o l o c a t e
a p a r k i n g g a r a g e d u e t o i t s p r o x i m i t y t o t h e b e a c h . A p u b l i c / p r i v a t e p a r t n e r s h i p m i g h t b e t h e
o n l y w a y t o m a k e t h e f i n a n c i a l s w o r k f o r a p a r k i n g g a r a g e .
�� S p e c i a l E v e n t p a r k i n g i s s u e s :
o I t w a s a g r e e d b y t h e a t t e n d e e s a t t h e m e e t i n g t h a t p a r k i n g i s s u e s a r e n o t p r e v e n t i n g
p e o p l e f r o m h o l d i n g o r a t t e n d i n g s p e c i a l e v e n t s .
o S p e c i a l e v e n t p l a n n e r s m u s t i d e n t i f y p a r k i n g a r e a s a n d o f t e n u s e r e m o t e p a r k i n g a n d
s h u t t l e p e o p l e t o t h e l o c a t i o n . T h e y m u s t a l s o u s e s i g n a g e a n d v o l u n t e e r s t o d i r e c t
v e n d o r s / v i s i t o r s t o t h e s a t e l l i t e p a r k i n g . F o r e x a m p l e , i f y o u r e v e n t i s o n t h e s o u t h e n d ,
y o u c a n h a v e s a t e l l i t e p a r k i n g a t t h e N o r t h B e a c h p a r k i n g l o t a n d s h u t t l e p e o p l e .
o T h e r e h a v e b e e n i n s t a n c e s w h e r e p a r k i n g o n r e s i d e n t i a l R O W s b e c a m e a p r o b l e m
d u r i n g c e r t a i n e v e n t s .
o O v e r f l o w p a r k i n g h a s b e e n l o c a t e d a t J a y c e e P a r k a n d t h e P o l i c e D e p t .
2 0 1 6 0 9 0 8 C i t y C o u n c i l W o r k s h o p P a g e 1 1 6 o f 3 1 8 2 0 1 6 0 9 0 1 / j r l
o There is more likely to be issues when the event takes up a parking lot, but you can only
do that off-season.
Coastal Regional Commission operates the Savannah – Tybee Island Shuttle. It runs Friday –
Sunday, four times per day. The ridership is low, and it was felt that there is not enough
promotion of this service locally.
The City is reluctant to get into the business of shuttling people on and off island due to the
liability and cost. They also don’t want to compete with local businesses offering these services.
There is a potential to lose parking to the new Tybee Island Marine Science Center, which would
also be a revenue loss to the City.
NIMBY is also an issue as it relates to people parking in the ROW on residential streets. Most
residents are not for additional parking this way.
2. Water System
Tybee’s Cretaceous well is likely to produce sufficient water for the projected need of
800,000 GPD, and it will be sized to produce up to 2.0 MGD.
The water it will produce will be hot and high in chlorides. It will require a chiller and a
reverse osmosis (RO) system for treatment. This will cause the capital and operations
budgets to increase accordingly.
The anticipated capital costs for the treatment system for a 1.0 MGD well is $5 million with
another $1.5 million for addressing discharge of the brine.
Operational costs will go from approximately $0.25 - $0.30/1,000 gallons of water
withdrawal from the Upper Floridan to $1.50/1,000 gallons for RO. However, Hilton Head’s
current treatment costs for RO are only $0.57/1,000 gallons so it may be less than expected.
There will also be salty brine produced as a waste produce of the RO treatment process that
must be disposed of.
o Disposal may be under the river bed, but is more likely to be through diffusers out in
the ocean.
o The city may also consider mixing the salty brine with the discharge from the
WWTP, however this would necessitate an additional or upsized discharge pipe as
the current WWTP discharge pipe can’t handle the combined capacity.
The alternative of pumping water from Savanah is not really an option. Aside from the $10 -
$12 million cost of the infrastructure to deliver Savannah water to Tybee, it will also require
treatment once it gets here, further increasing the cost. In addition, permitting would be
difficult at best.
This new well will have a major impact on water rates. Especially because Tybee Island has
limited ability to collect aide-to-construction, impact or tap fees from new construction to
pay for the capital costs of constructing the well. The capital and operational costs will be to
be included in the water usage rates.
The City completed a rate study 3 – 4 years ago and the recommendations have been
implemented. However, this needs to be revisited in relation to the new well and potential
WWTP upgrades.
The water distribution system is relatively new, and it is estimated that 80% of the system is
less than 20 years old. There is still about 100 ft. of asbestos pipe that needs to be replaced.
Existing wells need to be raised to 21.5 feet above MHT prepare for storm surge (Cat 4) and
sea level rise. There are three (3) wells that need to be elevated and it will cost about
$200,000 each.
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3. Wastewater
During the summer the City does occasionally exceed its permitted wastewater discharge
(primarily on July 4th and Labor Day.
There have also been a few daily violation NOVs for ammonia and solids, however the
monthly totals are okay.
The City is currently in the process of installing a new digester and that will help with the
solids and ammonia violations.
Reuse could be an option except there are limited places that could receive the irrigation
water, the tight location of existing utilities, and putting in an entirely new distribution
system is cost prohibitive. This could be a requirement of new development and public
facilities.
The WWTP is pretty much at capacity for treatment – 1.6 MGD for treatment, and the
discharge pipe can handle 3.0 MGD.
There is not room on site for expansion. Therefore if an upgrade is desired for additional
capacity, a membrane system will be necessary in order to fit into the same footprint as the
current WWTP.
There is also a need to upgrade the UV system since it is old and nearing its useful lifespan.
If the City requests a discharge permit with greater discharge flow allowances, the limits for
the individual water quality parameters will go down requiring a higher level of treatment.
The membrane system would also address this need.
50% of the WW collection system is less than 20 years old or has been relined in the last 20
years. There is still some inflow and infiltration (I&I) to address but it is limited.
HGBD did an I&I study some years back and 90% of the recommended projects have been
implemented.
Pump stations are currently being upgraded and this includes addressing the associated
force mains. This should further reduce any remaining I&I. The City is performing these
upgrades at a rate of one per year. Two have been completed and there are 7 to go. They
cost about $25,000 - $100,000 apiece.
The pump stations are not in the 100 year flood plain and there is no reason to take them
higher.
4. Stormwater
Influence of sea level rise, high tides, and storm surge and a very flat, low-lying topography
complicate stormwater issues.
Public works is directed to address nuisance flooding in yards and typically drops a yard inlet and
pipe. This works during rain events, but during King Tides it allows the tide to flow back up the
system and flood the yard.
Tide gates have been installed on some major stormwater stems to prevent the tide from
flowing back up.
Need to work with Jason Evans on the results of his study to determine if there are other capital
needs related to this issue.
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City of Tybee Carrying Capacity Study
Technical Advisory Committee (TAC) Meeting #1
Meeting Summary
December 8, 2015
4:00 PM – 6:00 PM
1. Scope of Project
Introduction
Courtney Reich opened up the meeting by introducing EPG employees. TAC members
introduced themselves.
Meetings are open to any interested citizen. The purpose is to gather information and receive
feedback from as many interested stakeholders as possible, in an effort to represent different
views as well as verify the accuracy of data used for this study.
The meeting invitation went out to a well-rounded group of citizens. George is going to check
with some other citizens again and committee members were asked to invite interested citizens
to attend the next meeting as well.
Project Tasks & Schedule
Technical Advisory Committee. (This is the first meeting, which will be held quarterly. The Grant
is to be completed October 2016).
Community Resources Inventory & Assessment
Analysis of community Resources Limitations
Recommendations and Implementation Plan
Coordination with Comprehensive Plan process. This project will attempt to coordinate with the
Comprehensive Planning process as much as feasible, although the deadlines aren’t an exact
match. The Carrying Capacity Study has to be completed by September 30th, however the
Comprehensive Plan must be submitted by August 2016 for approval by October 2016.
2. Review of Wave Ecology Report
Findings
In 2011, a similar study was conducted titled “Tybee Island Wave Ecology and The Highway 80
Challenge Study.” This was essentially a Carrying Capacity Study that focused on the Highway 80
20160908CityCouncilWorkshop Page 119 of 318 20160901/jrl
corridor near Tybee Island. The study was commissioned by Chatham County to assist the City
of Tybee Island (and a committee of government and agency leaders) in defining localized
solutions to issues affecting the safety of citizens and visitors specific to the Hwy 80 corridor. A
copy can be downloaded from the MPC’s website at
http://thempc.org/Transportation/WaveEcologyStudy.html. EPG will email a copy to Committee
attendees. Many Tybee residents were active participants with this study.
Recommendations for this Study
Committee members discussed the following recommendations from this Study, and their
implementation status since the report was completed in 2011:
o Install road signage to address special features related to safety concerns.
o Establish a bus or shuttle service during special events and inter-island options during
peak tourism periods.
o Establish and maintain an ongoing bus/shuttle service through the Coastal Regional
Commission.
o Utilize signal timing and Intelligent Transportation Systems (ITS) during special events.
o Utilize social media to disseminate information to the public.
3. Data Analysis
Courtney presented on the data collected and the analysis conducted to date on the following data sets.
She will provide a copy of the power point presentation to the TAC and the City for posting on the
website. A brief summary of the discussion is below.
Water Withdrawal
o A question was asked about how per capita water use was going to be examined in this
study. This study is going to look at other communities and other organizations where
people have tried to estimate % of water use for outdoor watering. Often, studies look
at per capita water use during the growing season and per capita water use when it is
not growing season and use the difference to estimate how much water is used to water
lawns and landscaped areas.
o A suggestion was made to look at shallow wells for irrigation. We don’t think these well
are requires to be permitted; where could we obtain this data? If we don’t have the
data, then we can make a recommendation in the report to start collecting the data for
future analysis.
o Another recommendation is to notify citizens about how much water they are using so
they can see a real “number” as to their water consumption.
o Water Withdrawal-Future Permit Limits: Courtney Reviewed data from 2010 – 2015
that indicates that the City of Tybee consistently exceeds its water withdrawal permit
limits during peak summer months. Courtney reviewed a bar graph that shows Annual
Daily average, the 2015 Permit Limit, and 2025 Permit Limit. Georgia EPD is assuming
Tybee will rely on the use of a deep well in the Cretaceous aquifer to reduce water
withdrawals from the Floridan Aquifer water consumption as mandated by the 2025
Permit. Water conservation measures alone will not allow the City to achieve this
amount of water reduction.
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�� W a s t e w a t e r T r e a t m e n t P l a n t ( W T P ) D i s c h a r g e
o M o n t h l y W T P d i s c h a r g e d a t a f r o m 2 0 1 2 2 0 1 5 i n d i c a t e s t h a t d i s c h a r g e f r o m t h e W T P
a l s o e x c e e d s p e r m i t l i m i t s d u r i n g p e a k s u m m e r m o n t h s .
o T h e r e w a s a q u e s t i o n r e g a r d i n g t h e w a t e r q u a l i t y s t a n d a r d s i n t h e p e r m i t , a n d i f t h e
W T P i s c u r r e n t l y e x c e e d w a t e r q u a l i t y s t a n d a r d s . C o u r t n e y s t a t e d t h a t E P D h a s t h a t
d a t a , b u t h a s n o t p e r f o r m e d t h a t r e v i e w y e t .
�� S o l i d w a s t e
o S o l i d w a s t e d a t a w a s p r o v i d e d b y W a s t e P r o .
o T h e r e w a s a q u e s t i o n r e g a r d i n g w h e t h e r d r y t r a s h n u m b e r s a r e i n c l u d e d i n t h e W a s t e
P r o d a t a . E P G w i l l w o r k t o d e t e r m i n e t h a t .
o T h e g e n e r a l t r e n d i s a n i n c r e a s e i n b o t h m u n i c i p a l s o l i d w a s t e ( M S W ) a n d r e c y c l i n g ,
a l t h o u g h t h e u p w a r d t r e n d i n r e c y c l i n g a p p e a r s t o b e g r e a t e r t h a n t h e u p w a r d t r e n d i n
M S W d i s p o s a l .
�� P o p u l a t i o n / H o u s i n g
o O v e r a l l , t h e t r e n d i s t h a t r e s i d e n t p o p u l a t i o n i s d e c r e a s i n g , t h e p e r c e n t a g e o f
o w n e r / r e n t e r o c c u p i e d h o u s i n g i s s h r i n k i n g , a n d s h o r t t e r m r e n t a l s a r e o n t h e r i s e .
S e v e r a l g r a p h s a n d c h a r t s w e r e r e v i e w e d t o p r o v i d e b e t t e r u n d e r s t a n d i n g o f t h e
c h a n g i n g d y n a m i c s o f T y b e e s r e s i d e n t v e r s u s s h o r t a n d l o n g - t e r m r e n t e r p o p u l a t i o n s .
T h e T A C d i s c u s s e d t r y i n g t o e n c o u r a g e p a r t i c i p a t i o n b y p e o p l e i n t h e s h o r t - t e r m r e n t a l
i n d u s t r y o n T y b e e t o v e r i f y c a p a c i t y a n d p e r / u n i t p o p u l a t i o n d a t a .
�� T r a f f i c
o D a i l y t r a f f i c c o u n t s f r o m 2 0 1 4 2 0 1 5 ( s i n c e t h e C i t y s t r a f f i c c o u n t e q u i p m e n t w a s
c o r r e c t e d ) w e r e r e v i e w e d . T h e y i n d i c a t e d t h a t t h e d a i l y c a p a c i t y o f t h e H w y 8 0 c o r r i d o r
w a s o n l y e x c e e d e d a f e w t i m e s p e r y e a r . H o w e v e r a l o o k a t t h e 1 5 - m i n u t e i n t e r v a l
c o u n t s m a y t e l l a d i f f e r e n t s t o r y r e g a r d i n g r o a d c a p a c i t y . E P G w i l l l o o k f u r t h e r i n t o t h i s .
�� Z o n i n g A n a l y s i s
o T h i s w a s n o t d o n e i n t h e W a v e E c o l o g y S t u d y a n d i t w a s a r e c o m m e n d a t i o n o f t h a t
s t u d y t o l o o k a t z o n i n g . E d g a v e a p r e s e n t a t i o n o f s o m e m a p s h e g e n e r a t e d w i t h
e x i s t i n g G e o g r a p h i c I n f o r m a t i o n S y s t e m ( G I S ) d a t a . T h i s i n c l u d e d a R - 2 Z o n i n g A n a l y s i s
t o s h o w w h a t p o t e n t i a l i n c r e a s e s i n l i v i n g u n i t s t h e r e c o u l d b e p o s s i b l e u n d e r t h e R - 2
z o n i n g d e s i g n a t i o n . E P G w i l l b e c o n d u c t i n g a m o r e c o m p l e t e z o n i n g a n a l y s i s a s m o r e
G I S d a t a i s g a t h e r e d a n d a s s e s s e d .
4 . D a t a G a t h e r i n g : O u t s t a n d i n g D a t a N e e d e d / R e c o m m e n d a t i o n s f o r F u t u r e A n a l y s i s
�� E P G r e v i e w e d t h e s t a t u s o f d a t a t h a t h a s b e e n g a t h e r e d t h u s f a r a n d o u t s t a n d i n g d a t a n e e d s .
�� J a c k i e a s k e d i f t h e d r y t r a s h # i s i n c l u d e d i n t h e S o l i d W a s t e - R e s i d e n t i a l T r e n d s l i n e g r a p h ; E P G
w i l l c h e c k .
�� Q u e s t i o n w a s a s k e d f o r t h e H o u s i n g U n i t s t a b l e : w h a t w a s i n c l u d e d / g r o u p e d i n t h e O t h e r
c a t e g o r y f o r v a c a n t r e n t a l s ( w a s t h i s f o r s e c o n d h o m e s t h a t a r e n t b e i n g r e n t e d a n d a r e n o t u p
f o r s a l e ) ? E P G w i l l c h e c k .
2 0 1 6 0 9 0 8 C i t y C o u n c i l W o r k s h o p P a g e 1 2 1 o f 3 1 8 2 0 1 6 0 9 0 1 / j r l
�� A T A C m e m b e r s u g g e s t e d t h a t a g o o d p r o j e c t f o r T y b e e w o u l d b e t o l o o k a t o t h e r m e t h o d s
( o t h e r t h a n t e a r d o w n / n e w c o n s t r u c t i o n ) t o e n c o u r a g e h i s t o r i c c o t t a g e s t o b e e l e v a t e d o u t o f
t h e f l o o d p l a i n a s o p p o s e d t o t o r n d o w n . L e w i s A v e n u e i s a p r i m e e x a m p l e .
�� S u g g e s t i o n s w e r e m a d e t o e x a m i n e w a s t e w a t e r q u a l i t y , f o c u s i n g o n T M D L l i m i t s ( w h a t i s t h e
n e x t g e n e r a t i o n o f w a s t e w a t e r p e r m i t l i m i t s ? ) , & b e a c h w a t e r q u a l i t y .
�� T h i s i s a g o o d t i m e t o l o o k a t t h e t e c h n o l o g y o f T y b e e s W W T P t o s e e i f i t c a n h a n d l e v a r i a b l e
f l o w a n d w h e t h e r i t s t r e a t m e n t p r o c e s s e s n e e d u p d a t e d o r m o d i f i e d . T h i s s t u d y w o n t b e a b l e
t o e x a m i n e t h i s i n d e p t h - i t w o u l d r e q u i r e a n e n g i n e e r i n g s t u d y b u t t h i s m a y b e a
r e c o m m e n d a t i o n o f t h i s p a r t i c u l a r s t u d y . E P G c a n a l s o t a l k t o t h e C i t y s e n g i n e e r s t o g e t s o m e
p r e l i m i n a r y i n f o r m a t i o n .
�� E P G t o o b t a i n s e a l e v e l r i s e d a t a a n d n e w f l o o d m a p d a t a .
�� F o r t r a f f i c e v a l u a t i o n s , m a y b e s h o u l d l o o k a t c i t a t i o n s a n d a c c i d e n t s o n U S 8 0 .
�� E P G t o c h e c k w i t h C O R E M P O t o o b t a i n 1 5 - m i n u t e i n t e r v a l t r a f f i c c o u n t s f o r U S 8 0 ( w h a t
e x c e e d s t h e c a p a c i t y o n t h e T y b e e p o r t i o n o f U S 8 0 ) .
�� E P G w i l l l o o k a t l o t s i z e s a n d d e t e r m i n e w h i c h l o t s a r e b i g e n o u g h t o b u i l d u p o n . S t u d y n e e d s t o
l o o k a t p o s s i b l e s e a r i s e - h o w m u c h i s t h a t e x p e c t e d t o s h r i n k t h e b u i l d a b l e l o t s ?
�� H o w d o w e q u a n t i f y t h e i n f r a s t r u c t u r e u p g r a d e s t h a t w o u l d n e e d s t o h a p p e n t o s u p p o r t t h e
p o t e n t i a l p o p u l a t i o n i n c r e a s e u n d e r t h e R - 2 z o n i n g s c e n a r i o ?
�� W e a l s o n e e d t o l o o k a t t h e e f f e c t o f t h e s e p o s s i b l e p o p u l a t i o n c h a n g e s : h o w d o w e m a k e s u r e
t h a t w h a t w e a r e l o o k i n g a t i s s u p p o r t i v e o f t h e l o c a l e c o n o m y ? H o w i s t h i s a f f e c t i n g t h e w o r k
f o r c e ? W h a t d o e s t h i s d o t o l o c a l b u s i n e s s e s t h a t c a n t f i n d l o c a l w o r k e r s ?
5 . N e x t M e e t i n g
�� N e x t M e e t i n g t o t a k e p l a c e i n M a r c h 2 0 1 6 . T h e e x a c t d a t e w i l l b e p r o v i d e d t o t h e T A C i n 2 0 1 6 .
�� T h e T A C w a s a s k e d t o r e a c h o u t t o e n c o u r a g e p e o p l e t o a t t e n d t h e n e x t m e e t i n g a n d p a r t i c i p a t e
i n t h e T A C .
2 0 1 6 0 9 0 8 C i t y C o u n c i l W o r k s h o p P a g e 1 2 2 o f 3 1 8 2 0 1 6 0 9 0 1 / j r l
City of Tybee Island
Carrying Capacity Study
Technical Advisory Committee (TAC) Coordination Meeting #1
October 12, 2015
3:00 PM – 5:00 PM
Attendees:
Freda Rutherford, Community Resources Committee (CRC)
Ed DiTommaso, EPG
Bud Matlock, CRC
Tim Arnold, CRC
George Shaw, City of Tybee Island
Kathryn Propst, CRC
Bill Garbett, Tybee Island City Council
Monty Parks, Tybee Island City Council
Courtney Reich, EPG
Diane Schleicher, City of Tybee Island,
Meeting Summary
1. Scope of Project
a. Scope & Schedule
Courtney gave some background on the grant and the general scope and schedule. This
included and summary of the outcomes and the requirements associated with each. Task
1 is primarily information gathering. EPG will work with the Technical Advisory
Committee (TAC) to gather relevant data. The second major task will be to assess will
various resources and how they impacted by, and/or limit, the daytime, overnight, and
permanent populations. It is anticipated that this will reveal hard limits, i.e. where a
resource absolutely limits the amount of people that can be supported, as well as soft
limits, where a resource as it is currently could limit future population if nothing is done
to address the limitation. Lastly, this information will be used to develop a series of
recommendations for the City consideration.
Additionally, the process will be well documented and EPG will produce an outline of how
another communities could replicate the process.
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2. Data Needs
The group discussed data needs and existing data sources. In some cases, EPG already has some of
the needed datasets, other cases will require coordination with appropriate City staff and/or CRC
members. The following datasets were discussed, and resource and/or responsible party identified:
Freda asked about when the 2015 Census data will be available. Also asked about when the master
plan is due and how the Carrying Capacity Study can be coordinated and included in the Master Plan.
The Master Plan is due next October (2016). EPG already contacted the Department of Community
Affairs to see if they would allow the City an extension to because of this grant, but no extension was
given. The requirements for the comprehensive is different than is was in 2007, but the City can
complete the plan based on the existing DCA schedule and adopt the Carrying Capacity as an
addendum later.
Data Source
GIS Data
Critical Habitats EPG, from CRD data
Water, Sewer, Stormwater Infrastructure Joe Wilson & George Reese at COTI
Flood Zones (Current and future) EPG will get these
Zoning CRC, George to update & EPG will request
Land Use 2008 land use plan, EPG will request &
update
Tree Canopy Cover EPG
Parking COTI, Pete Ryerson in Parking
Rental Units EPG to try to develop this layer using
Business tax info from Sharon and websites
for rental agencies
Bikeways EPG and Tybee
Emergency response/evacuation routes EPG to get from CEMA
Critical infrastructure EPG to get from CEMA
Other Data
Population Study EPG has this, will look to update as needed
Traffic Counts Diane to provide two calendar years’ worth
of data
Water & Sewer Permits Diane to provide
Parking See above
Electrical Grid Capacity Chris Tatasco (sp?) From GA Power
Solid Waste & Recycling Kathryn to provide
Rental Units See above
Housing (workforce) Census, survey
Alternative energy sources &
opportunities
Paul Wolff and Bill Garbett
Highway 80 Expansion EPG
Saltwater Intrusion Study EPG
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Discussion regarding the data included the following:
There was some discussion of why and how we determined which types of data to review. The
original list was not intended to be all inclusive and will likely be modified as we move through
the process.
EPG will review the critical habitats data to see where the priority areas are located throughout
the City.
EPG to get with George to obtain the water/sewer/stormwater datasets and determine the
usefulness of the data. We can request the data from CRC, Joe and George. EPG will work with
the city to determine how reliable the data is. Diane said the data is generally accurate and to
work with Hunter Key to get.
Flood. EPG already has the existing flood maps, but will try and obtain the future flood maps,
since they will be in effect before this project is complete.
Zoning. Get from Hunter at CRC. George is going to confirm that Hunter has the most updated
zoning based on a couple recent re-zonings. EPG will perform an analysis of existing R-2 zoning
and determine whether there are 2 houses or if they are currently SFR and can be developed as
2. A significant area of the City is zoned R-2 and there is often demand to make existing SFRs into
duplexes. EPG will also evaluate lot size as part of the analysis to make sure the use would be
allowed by right versus needing a variance.
Land Use. The City has not updated the existing land use layer since the 2008 master plan. EPG
will use the Tax assessors land use code and perform a desktop update.
Tree Canopy Cover. EPG has access to this data in a GIS format.
Parking. The city has a map of parking. Each metered parking space was included in this. The
beach management plan included a count of all metered parking on the island. Pete Ryerson,
would be the contact for this and also might have data that shows golf cart parking. Work with
parking staff at the City to verify and update as needed.
Rental Units. EPG might have a list containing some data about rental units, but single owner
properties are difficult to track. Might be some able to use the business license database since
renters are supposed to get a license, per city ordinance. Many get a license thought larger sites
(Air B&B) and the city does not have a way to track this. City is trying to develop a better way to
track this. The CRC team believes this is important. Start with business license list. Get with
Sharon from the City as a starting place. The city is seeing a trend in long term rentals being
converted to short-term rentals. Driving out workforce housing, which forces that population
group off the island. Look at cases where the renter has to put a deposit down vs owners that
bundle utilities. There is a perception that the population on the island is decreasing. Is this the
case? EPG discussed making a web survey to try and understand these trends.
Bikeways. There are existing maps showing bikeways on the island. Get with George or view city
website.
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Emergency response / evacuation and critical infrastructure. EPG will get with CEMA and Jimmy.
EPG also has the Highway 80 study
Population. EPG completed a population study that EPG completed as part of the LOST
negotiations. The focus of the study was to determine the daytime population numbers. There
has been a jump in short term rentals over the last few years, which has changed the population
make up on the island. EPG will update this study with new data.
Traffic Counts. Get info from police department. The city has a new system that tracks cars
coming onto the island. The City will provide two calendar years worth of data. 2013 – to date.
Courtney mentioned the public involvement element of the Hwy 80 project. She will to send out
information to the group about joining the DOT highway 80 notification list. DOT is going to host
a charrette in November to discuss the widening project.
W/S permits. City to provide list from EPD. Including the new Cretaceous well.
Parking. Get an understanding of the number of public parking spots in addition to private
parking. Issues with golf cart parking since they take up the same parking spaces, but the golf cart
shuttles make a difference because saves parking. EPG will look at alterative options. The
assessment will make an assumptions about how much parking is associated with houses. For
example, 4 spots for SFR, 8 for MF. EPG will come up with these assumptions and bring back to
the group. Get data on the number of seasonal passes / decals. Three categories, resident, sold,
given away.
Electrical grid capacity. Data from GA power. This will be difficult to get. GA power just
upgraded. Chris Tidasko from GA power is someone to contact about getting this type of
information. Power to the island is a single point failure.
Solid waste and recycling, CRC has a lot of data and will provide, but is missing information from
Condos. Ask condos to share this information and let them know we are only interested in
quantity and are not concerned with the prices. Also need this information for commercial
customers. If we are not successful getting real data we can make assumptions based on
container size and pick up frequency.
Maybe develop a survey for businesses on the island. Ask how much of your workforce lives on
the island?
Alternative energy. Paul and Bill will be able to provide information. How many people went
solar? Final report is being completed, so we should be able to get info from Hannah. How many
kilowatts were installed? Other studies completed by the city, such as wind energy. Installation
of solar energy is more difficult for the City to implement because tax benefits are for residential
customers and not extended to government because they don’t pay taxes.
Salt Water intrusion. EPG has this data.
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3. ICLEE Greenhouse Gas Footprint Analysis
There was a brief discussion about the GHG analysis and the type of information that would be
gathered and included in the analysis. Public lighting was left off the list on the meeting agenda, but
will be included in the assessment. The CRC stated that solar power is already being used on many
poles located on the island. It was noted to be sure to include the campground as part of this
analysis.
4. Technical Advisory Committee (TAC)
There will be a TAC that meets quarterly as part of this meeting, and the following people were
discussed as potential members of the TAC:
CRC
Planning Commission
George Reese
Joe Wilson
Tybee Tourism Council rep.
Deb from DNR
George Shaw
Open invitation to City Council (“may be a quorum present” noted on agendas)
Discuss with Chantel to get people from the business community, represent “Main Street”
Brett Loher (sp?) (Hotel Tybee)
Local Realtor (Shirley Sessions)
Restaurant industry (Sarah from Social Club)
EPG will work with George to develop a final list and provide it back to the City for their review. The
first TAC meeting will be in November.
Next Meeting
EPG will attend and provide updates as part of the regular CRC meeting schedule. Some
meetings might require more time on the agenda.
The group discussed a proposed agenda for the kick off meeting for TAC. EPG will prepare a
community snapshot showing some of the data we are discussing to help illustrate the impact
these factors have on a specific area. This will include a one block area of GIS information.
The TAC meeting will take place in November. EPG will look at some dates and check them
against the City calendar. The group will need to get member list finalized before meeting.
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TYBEE ISLAND CARRYING CAPACITY STUDY A2
APPENDIX B: GREENHOUSE GAS EMISSIONS INVENTORY
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C ITY OF T YBEE I SLAND , G EORGIA
S EPTEMBER 2016
G EORGIA D EPARTMENT OF N ATURAL R ESOURCES
C OASTAL R ESOURCES D IVISION
C OASTAL I NCENTIVE G RANT - C YCLE 18
G REENHOUSE G AS E MISSIONS I NVENTORY
FOR L OCAL G OVERNMENT O PERATIONS
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ii
Table of Contents
1. Special Acknowledgements .......................................................................................................... 1
2. Introduction and Background ....................................................................................................... 2
3. Methodology ................................................................................................................................. 3
Resources Utilized .............................................................................................................................. 3
Inventory Scope .................................................................................................................................. 3
Inventory Categories .......................................................................................................................... 3
4. Greenhouse Gas Emissions Inventory Results .............................................................................. 6
Buildings and Facilities ....................................................................................................................... 6
Water Transport ................................................................................................................................. 7
Public Lighting .................................................................................................................................... 8
Vehicle Fleet ....................................................................................................................................... 9
Employee Commute ......................................................................................................................... 10
Summary of GHG Emissions Inventory Results ................................................................................ 10
5. Reduction Strategies and Recommendations ............................................................................. 12
Electric Utility Incentives and Programs ........................................................................................... 12
Recommendations ............................................................................................................................ 12
6. Conclusion ................................................................................................................................... 15
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1. Special Acknowledgements
This inventory was prepared on behalf of the City of Tybee Island, Georgia, under grant award
No. XXX to the Georgia Department of Natural Resources (DNR) from the Office for Coastal
Management (OCM), National Oceanic and Atmospheric Administration (NOAA). The
statements, findings, conclusions, and recommendations are those of the author(s) and do not
necessarily reflect the views of DNR, OCM or NOAA.
Ecological Planning Group, LLC assisted the City of Tybee Island with preparation of this report.
35 Abercorn Street, Suite 210
Savannah, Georgia 31401
www.ecologicalplanning.net
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2. Introduction and Background
While the cause of climate change has been highly debated, there is widespread scientific
consensus that climate change is causing increased temperatures, melting of glaciers, altering
precipitation patterns, and sea level rise. The changing dynamics associated with these resources
can threaten both the natural and economic structure of local communities.
Modern development patterns, technological changes, and increasing populations have all been
implicated as potential causes of global climate change. Many scientific studies have
demonstrated a link between greenhouse gas (GHG) emissions generated from human activities
with global climate change. Current thinking by many within the scientific community is that
GHGs contribute to climate change by trapping heat within Earth’s atmosphere. Gases that are
classified as “greenhouse gases” include carbon dioxide, methane, nitrous oxide, and fluorinated
gases.
In response, forward-thinking local governments are identifying policy changes and other
measures that can reduce GHG emissions at both the community level and within their own
operations. Policy changes at a community level can reduce GHG emissions but often these policy
changes are difficult to implement and enforce because they involve measures that are outside
the control of the local government’s policies and programs. In contrast, local governments have
direct control over their own emissions-generating activities. For example, GHG emissions
generated from local government operations can be dramatically lowered by reducing energy
usage in buildings and facilities; reducing fuel consumption in fleet vehicles and equipment;
reducing the amount of government-disposed solid waste that is sent to a landfill; and relying
more on alternative energy sources.
By identifying and quantifying emissions from its operations, jurisdictions can select an effective
approach to reducing its contribution to climate change. The process of conducting such a
quantitative analysis is called a local government operations greenhouse gas emissions inventory.
In October 2015, the City of Tybee Island, Georgia was awarded a Georgia Coastal Management
Program Coastal Incentive Grant (Cycle 18) by the Georgia DNR, Coastal Resources Division to
conduct a Carrying Capacity Study to identify which resources are essential to supporting the
economy and quality of life of Tybee Island, and then determine how large of a population can
be supported within the limits of those resources. As part of this Carrying Capacity Study, the
City of Tybee also conducted a local government operations greenhouse gas emissions inventory,
the results of which are discussed herein. This objective of this inventory is to identify the sources
and quantities of greenhouse gas emissions resulting from government operations within the
City of Tybee in 2015, the chosen base year for this inventory. By identifying the areas of
government operations that contribute the most greenhouse gases to the atmosphere, this
inventory will provide baseline data to reduce GHG emissions and assist the City with future
planning efforts to address, plan, and mitigate the impacts of climate change.
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3. Methodology
Resources Utilized
The City of Tybee is a participating member of the International Council of Local Government
Initiatives (ICLEI). ICLEI has developed a set of guidelines to assist with quantifying and reporting
GHG emissions associated with community and local government operations. To complete this
inventory, the following resources were utilized:
ClearPath emissions calculator, a software program that is the backbone of this
inventory;
Master Data Workbook, a comprehensive data collection tool used in conjunction
with ClearPath; and
Local Government Operations Protocol, developed in partnership between ICLEI and
the California Air Resources Board, California Climate Action Registry and The Climate
Registry.
Inventory Scope
This inventory evaluates three GHGs that are internationally-recognized under the Kyoto
Protocol, including carbon dioxide (CO2), methane (CH4), and nitrous oxide (N2O). Emissions for
these gases are reported separately in metric tons for each gas and metric tons of carbon dioxide
equivalent (CO2e). The global-warming potential (GWP) of each non-CO2 gas is used to calculate
CO2e. (Carbon dioxide equivalency is a quantity that describes, for a given mixture and amount
of greenhouse gas, the amount of CO2 that would have the same GWP, when measured over a
specified timescale [generally, 100 years]). By converting all GHGs to CO2e, comparisons can
more easily be made when discussing different GHGs.
Energy usage (i.e., consumption of electricity) is reported within this inventory by kilowatt-hours
(kWh). The kWh is a unit of energy equivalent to one kilowatt of power expended for one hour
(of time. The kilowatt-hour is not a standard unit in any formal system, but it is commonly used
in electrical applications and is an ICLEI reporting standard. Energy usage is also reported within
this inventory by British Thermal Units (BTU), another standard unit of for measurement of
energy. The MMBtu represents one million BTUs and is the unit of measurement used for
comparing the various sectors of government operations covered within this report.
This inventory includes emissions of GHGs during the calendar year of 2015, otherwise known as
the base year. Reporting GHG inventories on a calendar year basis and designating a baseline
year (the year that future inventories may be compared to for purposes of tracking changes in
GHG emissions) is considered standard internationally.
Inventory Categories
The City of Tybee focused on the following categories of government operations to quantify GHG
emissions for base year 2015 (Figure 1):
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Buildings and Facilities: This includes
emissions from grid electricity used
to power City Hall; the YMCA
(including the gym); Fire Station,
Guard House, Department of Public
Works (garage/office); and the
Public Safety Building. This includes
interior lighting, operation of
heating and cooling systems, and
other electrical uses within these
buildings.
Water Transport: This includes
emissions from grid-electricity used
to power water delivery systems
(drinking water well pumps) and the
pumps/lift station associated with
the City’s wastewater treatment
plant (WWTP). Emissions from wastewater treatment methods were not included as part
of this inventory.
Public Lighting: This includes emissions from grid electricity used to power street lights,
park lighting, signage, traffic control lighting, and other miscellaneous forms of public
lighting that is owned and/or controlled by the City of Tybee. Emissions from interior
lighting are included within the Buildings and Facilities sector. Street lighting for the City
of Tybee that is owned and operated by the Georgia Department of Transportation is not
included within this inventory assessment. In addition, any outdoor lighting that is not
metered (i.e., billed by a tariff to the City of Tybee based on a fixed cost) is not included.
Vehicle Fleet: This includes emissions from city-owned vehicles, large equipment, small
maintenance equipment, and marine related equipment used by the City’s police, fire,
and other departments).
Employee Commute: This includes emissions generated from fuel usage associated with
employee commute to and from work
Stationary sources of greenhouse gases include any facility, operation, or activity, that produces
emissions in a fixed location. The most common type of stationary source emission for most local
government operations result from the combustion of fossil fuels used to power the jurisdictions’
buildings (Building and Facilities); water and wastewater delivery systems (Water Transport) and
power street lights, traffic signals, park lighting, and other forms of outdoor lighting (Public
Lighting). For the City of Tybee, the energy used to run and operate fixed local government
facilities is supplied by Georgia Power, the local electric utility. Natural gas is not used by the City
of Tybee to power government buildings and operations. Utility power bills for 2015 were utilized
to supply the bulk of data used to identify and assess the amount of energy used to power
buildings, water/wastewater delivery systems, and supply public lighting, which are all stationary
sources of GHG emissions. Greenhouse gas emissions were also quantified for non-stationary
Figure 1: Government Sectors and Categories
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sources, including city-owned vehicles used for city operations (Vehicle Fleet) and from City
employee commute to and from the work (Employee Commute).
The types of energy and emissions associated with these operations vary based on the different
government functions as well as the source of energy. Correspondingly, the way in which GHG
emissions may be assessed and quantified for these operations vary. For example, electricity used
at a government building is measured in kWh while the emissions from vehicle fleet activities and
employee commuting patterns are measured in miles traveled, gasoline and/or diesel.
To level the playing field, the City utilized the ClearPath emission inventory software developed
by ICLEI to assist with the analysis of data related to the sectors defined above. The tools provided
in the ClearPath software covert the various GHG emissions to equivalent tons of carbon dioxide
(CO2e) to allow for an "apples-to-apples" comparison between reporting sectors and emission
sources. Emissions for methane (CH4), and nitrous oxide (N2O) were also calculated; however, for
comparative purposes and ease of reference, the results and discussions within this report will
focus primarily on emissions of carbon dioxide (CO2) and CO2e reported in metric tons during
base year 2015 and energy by kWh and BTU.
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4. Greenhouse Gas Emissions Inventory Results
Buildings and Facilities
GHG emissions from grid electricity used to power City buildings and facilities were assessed and
subdivided into 6 building and/or department “categories” based on the availability of data and
accounts already established by Georgia Power and the City of Tybee for utility billing purposes.
GHG emissions from grid electricity used to power the WWTP, including lift stations, and drinking
water wells, are categorized as their own separate “Water Transport” sector in accordance with
ICLEI reporting standards and are discussed separately within this report.
Buildings and/or departments included within this sector inventory were:
City Hall;
the YMCA (including the gym);
Guard House;
Department of Public Works (garage/office);
Fire Station;
Public Safety Building (police department and courtroom); and
Table 1 includes a breakdown of energy consumption (kWh) and GHG emissions, including carbon
dioxide (CO2), methane (CH4), and nitrous oxide (N2O) as well as carbon dioxide equivalent (CO2e)
generated from electrical use within City buildings and/or departments. Figure 2 shows the
percentage (%) of CO2e emissions generated by each building and/or department.
The YMCA and associated gym, and the Public Safety Building consumed the most electricity and
generated the most CO2e of Tybee’s city-owned buildings. Operating the YMCA/gym generated
146 metric tons of CO2e (MtCO2e), which equates to 43% of CO2e emissions within this sector,
and operating the Public Safety Building generated 101 MtCO2e (30% of CO2e emissions).
Approximately 95 MtCO2e (27% of CO2e emissions) were generated by City Hall, Department of
Public Works (the garage and office), and the Guard House combined.
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Table 1
Energy Usage and GHG Emissions by Building/Department
Building/Department
Total 2015
Annual Usage
(kWh)
C02
(MT)
CH4
(MT)
N20
(MT)
C02e
(MT)
%
C02e
City Hall 84,457 41 8.5314
x10-4
7.9606
x10-4 42 12%
YMCA/GYM 297,520 146 0.0030054 0.0028043 147 43%
Guard House 11,886 6 1.2007
x10-4
1.1203
x10-4 6 2%
Department of Public
Works (garage/office) 61,360 30 6.1983
x10-4
5.7836
x10-4 30 9%
Fire Station 34,761 17 3.5114
x10-4
3.2765
x10-4 17 5%
Public Safety Building 206,480 101 0.0020858 0.0019462 102 30%
Water Transport
GHG emissions from grid electricity used to power the City’s WWTP, including lift stations, and
water delivery pumps (drinking water well pumps) were assessed and subdivided within this
category. Table 2 includes a breakdown of energy consumption (kWh) and GHG emissions,
including carbon dioxide (CO2), methane (CH4), and nitrous oxide (N2O) as well as carbon dioxide
equivalent (CO2e) generated from electrical use to power water pump delivery systems and the
WWTP.
12%
43%
2%
9%
5%
30%
Figure 2
GHG Emissions by Building/Department (% C02e )
City Hall
YMCA/GYM
Guard House
Department of PublicWorks (garage/office)
Fire Station
Public Safety Building
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As demonstrated in Table 2 below, most of the City’s energy usage for water transport, and
therefore the majority of GHG emissions as measured by CO2e from energy usage, comes
predominately from operating the WWTP (847 MtCO2e which equates to 84% of CO2e within this
sector). Operation of the water delivery pumps generated significantly less (163 MtCO2e which
equates to 16% of CO2e).
Table 2
Energy Usage and GHG Emissions for Water Transport
Water Transport
Total 2015
Annual Usage
(kWh)
C02
(MT)
CH4
(MT)
N20
(MT)
C02e
(MT) % C02e
Water delivery
pumps (drinking
water wells)
331,664 163 0 0 164 16%
WWTP (lift
stations, etc.) 1,725,237 847 0 0 852 84%
Public Lighting
This includes emissions from grid electricity used to power street lights, traffic control lighting,
signage, park lighting, and other miscellaneous forms of outdoor public lighting (dock lighting,
etc.), that are metered and controlled and/or owned by the City of Tybee. Table 1 includes a
breakdown of energy consumption (kWh) and GHG emissions, including carbon dioxide (CO2),
methane (CH4), and nitrous oxide (N2O) as well as carbon dioxide equivalent (CO2e) generated
for public lighting. For comparative purposes, the public lighting sector was subdivided into 2
categories: street and traffic lighting (which encompasses street lighting, traffic control lighting,
and signage) and “other” outdoor lighting (park lighting, dock lighting, etc.)
Operation of park lighting consumed the most electricity and generated the majority of GHG
emissions within public lighting (368 MtCO2e which equates to 98% of CO2e within this sector)
while operation of street and traffic lighting consumed far less electricity and generated
significantly less GHGs (7 MtCO2e which equates to 2% of CO2e).
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Table 3
Energy Usage and GHG Emissions for Public Lighting
Public
Lighting
Total 2015
Annual
Usage (kWh)
C02
(MT)
CH4
(MT)
N20
(MT)
C02e
(MT)
%
C02e
Street &
Traffic
Lighting
14,300 7 1.4445
x10-4
1.3479
x10-4 7 2%
Park and
Other
Outdoor
Lighting
744,235 365 0.01 0.01 368 98%
Vehicle Fleet
The City of Tybee Island compiled information about vehicles and equipment that make up the
City's vehicle fleet. The list was broken down by vehicles, large equipment, small maintenance
equipment, and marine related equipment. The type of GHG emissions generated in this sector
is based on the usage of gasoline and diesel by city owned and operated vehicles and equipment.
The vehicle fleet for the City of Tybee Island contributes 336.7 equivalent MtCO2 units, which
accounts for approximately 9% of total greenhouse gas emissions in the City. The vehicle fleet
has been broken down by general type and summarized in the chart below.
66%3%
23%
8%
Figure 3
Vehicle Fleet GHG emissions (% C02e)
Vehicles
Small Maintenance Equipment
Large Equipment
Marine Related
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Due to the number of vehicles, the police department accounts for a large percentage of the total
GHG emissions in the vehicle fleet sector. Water operations, public works, parking, marine
rescue, and the fire department are the other departments that make up vehicle fleet sector.
Employee Commute
The employee commute sector consists of the total distance employees travel to and from work
and is measured in vehicle miles traveled (VMT). The City analyzed the commuting patterns of
employees and place of residence to determine the total VMT for each employee. The resulting
data was entered in to the ClearPath emission inventory software to determine the GHG
emissions generated by employee commuting patterns. The employee commute sector accounts
for 273.45 MtCO2e, which represents 7% of the total government generated emissions.
Based on commuting patterns and place of residence, employees of Tybee Island drive roughly
589,000 miles annually just traveling to and from work. This equates to the consumption of more
than 29,000 gallons of gasoline, a cost which is incurred by the employees. The average commute
is 10.8 miles each way.
Summary of GHG Emissions Inventory Results
This section provides details with regard to the amounts of greenhouse gas emissions and energy
usage resulting from the government operations at the City. During the 2015 base year,
government operations at the City generated roughly 3,735 MtCO2e. The use of electricity at city
buildings and facilities account for roughly 9% of CO2e. Water transport was the largest sector,
accounting for over 50% CO2e. Public lighting and the vehicle fleet were responsible for 20% and
9% of CO2e, respectively, with the employee commute sector having the lowest percentage of
greenhouse gas emissions at 7%.
The British Thermal Unit (BTU) is the standard unit of for measurement of energy. The MMBtu
represents one million BTUs and is the unit of measurement used for comparing the various
sectors of government operations in the table below. Tybee Island used a total of 28,330 units of
energy (MMBtu) during the 2015 base year. Again, the water treatment sector accounts for the
highest energy usage at 50%. Lighting and employee commute have the second highest
percentages at 18% and 13% respectively. Fleet vehicles and buildings are the smallest in total
percentage of energy usage for the sectors analyzed.
Table 4
Energy Usage and GHG Emissions for All Sectors
Equivalent
CO2 Percent Energy
(MMBtu) Percent
Buildings 343.9918 9% 2,376.987 8%
Water Transport 2031.85 54% 14,040.3 50%
Public Lighting 749.3131 20% 51,77.805 18%
Fleet Vehicles 336.719 9% 3,123.8 11%
Employee Commute 273.45 7% 3,610.8 13%
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City of Tybee Island Greenhouse Gas Emissions Inventory
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9%
54%20%
9%7%
Figure 4
GHG Emissions by Sector (% CO2e)
Buildings
Water Treatment
Lighting
Fleet Vehicles
Employee Commute
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5. Reduction Strategies and Recommendations
Electric Utility Incentives and Programs
Georgia Power, the local utility that supplies electricity to the City of Tybee, offers a commercial
rebate program that provides cost incentives for incorporating energy-efficient improvements.
Rebates are offered to help offset initial costs associated with replacement of outdated,
inefficient equipment or installation of high-efficiency equipment during new construction. The
utility company also offers free audits that provide recommendations for increased energy
efficiency. In April 2015, Georgia Power conducted an audit of Tybee’s Memorial Park buildings,
which includes the City Hall building and the YMCA/gym. Recommendations from Georgia Power
to increase energy efficiency and reduce energy consumption (which in turn reduces GHG
emissions), and a summary of the City’s current status with respect to implementation of these
strategies, are included below:
Continue to incorporate occupancy sensors in strategic locations of the buildings;
consider energy efficient construction practices and premium efficiency equipment
when renovating the City Hall building or when equipment fails; continue to promote
energy management/conservation to city employees and tenants of city building space;
and set programmable thermostat settings in the gymnasium to make sure they are set
to adjust during unoccupied times. The City has installed occupancy sensors and
programmable thermostats in some of the Memorial Park buildings, although some of
the programmable thermostats need to be re-located to ensure optimal temperature
regulation. The City plans to address these recommendations when they renovate City
Hall, which the City is currently planning.
Replace the water heater in the YMCA building;
Ensure all computers are set to go into energy management mode when they are not in
use.
Recommendations
The following recommendations should be considered on a city-wide basis to reduce energy
consumption, thereby reducing GHG emissions from local government operations:
Continuation of Greenhouse Gas Emissions Inventory
This inventory provides a great starting place for the City of Tybee as it provides a baseline year
for which reduction goals and future impacts can be measured and compared. The City should
review the strategies outlined in this inventory and set emission reduction goals and measure
success based on the baseline year. The City should also develop an action plan / implementation
plan to assist with tracking and achieving reduction goals.
Third-Party Audit
The City may want to consider having a third-party energy audit conducted by an objective and
credentialed firm that specializes in these types of audits. The results of this greenhouse gas
emissions inventory can be used in conjunction with a third-party audit to identify specific energy
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reduction strategies for the City of Tybee that have the greatest impact. This audit should also
include a detailed analysis of the City’s current billing setup with Georgia Power to ensure that
all current billing practices are most economically beneficial to the City. The audit should
investigate measures to reduce energy consumption during peak energy usage times (both within
a 24-hr period and seasonally). In conjunction with, or as an alternative to this if the City cannot
hire a third-party, the City should also request that Georgia Power conduct additional energy
audits of its other City buildings and operations.
Public Education and Incentive Programs
The City should continue to promote energy conservation to city employees and tenants of city
building space. Incentive programs, perhaps groped by department and/or building, could be set
up to encourage employees to reduce energy consumption.
Energy Efficiency
There are a variety of energy efficiency measures that should be considered to reduce energy
consumption and greenhouse gas emissions at the City, some of which may also reduce electricity
costs. These include:
Energy efficient wastewater treatment methods should be considered when designing
and upgrading the City’s wastewater treatment plant. As discussed within this report,
over 50% of the City’s energy usage and GHG emissions result from wastewater
treatment.
Explore the potential cost savings associated with a 4-day work week as a mean to reduce
electricity usage at some or all public facilities;
Explore alternative energy sources for interior and outdoor public lighting (ie. Solar
power) as well as switching to more energy-efficient lighting (i.e., LED lights); and
Increase use of occupancy sensors and re-location and setting of programmable
thermostats in all City Hall buildings;
The City of Tybee should ensure that all City Hall renovations plan for and incorporate
the energy efficiency recommendations provided by Georgia Power during its April
2015 Memorial Park Energy Audit. This includes incorporation of occupancy sensors
and re-location and setting of programmable thermostats in the gymnasium and other
areas. These same recommendations can be expanded to other City hall buildings.
Other Recommendations
Increase recycling efforts and reduce the amount of government-disposed solid waste
that is sent to a landfill (this reduce fugitive greenhouse gas emissions associated with
landfills);
Explore alternative cost and benefits associated with alternative fuel sources for fleet
vehicles. For example, the City could explore the use of bio-diesel as an alternative to
gasoline and diesel in fleet vehicles.
Identify incentives available to encourage employees to utilize alternative forms of
transportation when commuting to work; and
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Providing incentives for employees to live closer to work. Carpooling and public
transportation options could also be explored as a means to reduce emissions related to
commuting. An additional option could be the exploration of a 4-day work week as
mentioned above.
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6. Conclusion
This Greenhouse Gas Emissions Inventory analyzed energy usage and GHG emissions generated
by government operations within the City of Tybee Island. The biggest contributors to GHG
emission from government operations for the City of Tybee Island are Water Transport and
Lighting. Employee Commute and Vehicle Fleet emissions account for a smaller percentage off
overall emissions, which could be related to the relatively small size of the island and the fact
that many city employees have very short commutes. The impact from the building sector was
also small when compared to the other sectors.
While the City of Tybee cannot solve the issue of global climate change by itself, it can do its part
and take steps to directly reduce greenhouse gas emissions from its own governmental
operations. By identifying and quantifying emissions from its operations, jurisdictions can select
an effective approach to reducing its contribution to climate change. This inventory provides a
great starting place for the City of Tybee as it provides a baseline year for which reduction goals
and future impacts can be measured and compared.
In addition to mitigation of global climate change, reducing GHG emissions from government
operations has other direct and indirect benefits to the City. Improving air quality by reducing
energy consumption and greenhouse gas emissions would result in an improvement to the
environmental as well as the quality of life for existing residents and future residents of the City.
Reducing energy consumption will also lead to a reduction in energy costs for the City, which
would allow for the reallocations of funds toward other needs or projects.
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City Council Agenda Item Request
Agenda Item Requests and supporting documentation must be submitted to the Clerk of Council by 4:00PM
on the Thursday prior to the next scheduled Council meeting. If this form is received after the deadline, the item will be listed on the next scheduled agenda.
Council Meeting Date for Request: 9/8/16
Category: Reports of Board
Item: Community Day 2016: Sarah Bernzott, Dev’l Authority/Main Street
Organization: City of Tybee Island’s Development Authority/Main Street Board of Directors
Explanation:
Budget Line Item Number (if applicable):
Supporting Documentation: Attached* _____ Audio/Video Presentation**
* Electronic submissions are requested but not required. Please email to jleviner@cityoftybee.org. ** Audio/video presentations must be submitted to the IT department at City Hall by 4:00PM
on the Thursday prior to the scheduled meeting. Submitted by: Chantel Morton, Development Authority / Main Street Executive Director
Phone / Email: 912-844-9771 / cmorton@cityoftybee.org
Date given to Clerk of Council 9/1/16
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City Council Agenda Item Request
Agenda Item Requests and supporting documentation must be submitted to the Clerk of Council by 4:00PM on the Thursday prior to the next scheduled Council meeting. If this form is received after the deadline, the item will be listed on the next scheduled agenda.
Council Meeting Date for Request: 9.8.16
Item: Amend Akins North American, Inc. contract for debris monitoring for debris removal contractor for a 5
year period with the option of 3 (1) year extensions. Scope of Services outline for all services is in Attachment
A
Budget Line Item Number (if applicable): 100.00.11.999
Paper Work: ___X_ Attached*
______ Audio/Video Presentation**
Submitted by: Diane D, Schleicher
Phone / Email: dsch@cityoftybee.org
Comments:
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Rev.
04/11
PROFESSIONAL SERVICE AGREEMENT
THIS Agreement, made and entered into , by and between Atkins North America, Inc. (Atkins) and the
Client identified herein, provides for the Professional Services described under Item 2 of this Agreement.
CLIENT: IS CLIENT FEE OWNER OF PROJECT?
ADDRESS: YES NO N/A
(If answer is NO, please provide name/address of owner.)
NAME/ADDRESS OF OWNER:
CONTACT PERSON:
PHONE NO.: FAX NO.:
SHORT TITLE:
PROJECT NUMBER: DOES CLIENT HAVE OWNER’S
AUTHORITY FOR THESE SERVICES?
1. LEGAL DESCRIPTION OF PROJECT SITE: YES NO N/A
2. SCOPE OF SERVICES TO BE PROVIDED BY ATKINS
(if additional pages are necessary, they are identified as Attachment A):
3. THE COMPENSATION TO BE PAID ATKINS for providing the requested services shall be
(if additional pages are necessary, they are identified as Attachment B):
Direct personnel expense plus a surcharge of , plus reimbursable costs.*
A Lump-Sum charge of , plus out-of-pocket expenses.
Unit Cost/Time Charges identified in Attachment B, plus reimbursable costs.*
* See explanation under Item number 5 below.
4. IF ATKINS's SERVICES UNDER THIS AGREEMENT ARE DELAYED for reasons beyond ATKINS' control, the time of
performance shall be adjusted appropriately. Except where the services provided are under a continuous service contract
for more than one year, if the services under this Agreement are delayed for a period of more than one (1) year from the
beginning date (as above provided), the fees shall be subject to renegotiation; any change in such fees shall apply only to
the unfinished services as of the effective date of such change.
IN WITNESS WHEREOF, this Agreement is accepted on the date written above and subject to the terms and conditions above stated.
(SIGN WITH BALL POINT PEN)
CLIENT: ATKINS NORTH AMERICA, INC.
SIGNED: SIGNED:
TYPED NAME: TYPED NAME:
TITLE: TITLE:
DATE: DATE:
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Professional Service Agreement Rev. 04/11
5. COMPENSATION: Direct personnel expense shall be defined as: the cost of salaries and fringe benefit costs related to vacation, holiday, and sick leave pay;
contributions for Social Security, Workers' Compensation Insurance, retirement benefits, and medical and insurance benefits; unemployment and payroll taxes; and other allowed benefits of those employees directly engaged in the performance of the requested service.
Reimbursable costs include: fees of Professional Associates (whose expertise is required to complete the project) and out-of-pocket expenses, the cost of which shall be charged at actual costs plus an administrative charge of 18%, and shall be itemized and included in the invoice.
Typical out-of-pocket expenses shall include, but not be limited to, travel expenses (lodging, meals, etc.), job-related mileage at the prevailing Company rate, long distance
telephone calls, courier, printing and reproduction costs, and survey supplies and materials. In the event the requested service involves the use of electronic measuring
equipment, computers, plotters, and other special equipment such as boats. swamp buggies, etc., an additional direct charge shall be made for the use of this equipment.
It is understood and agreed that ATKINS' services under this Agreement are limited to those described in Item 2 hereof (and Attachment A, if applicable) and do not include
participation in or control over the operation of any aspect of the project. Compensation under this Agreement does not include any amount for participating in or controlling
any such operation.
6. DOCUMENTS: All original sketches, tracings, drawings, computations, details, design calculations, and other documents and plans that result from ATKINS' services
under this Agreement are and remain the property of ATKINS as instruments of service. Where such documents are required to be filed with governmental agencies, ATKINS will furnish copies to the Client upon request. Reuse or modification by the Client is prohibited. Any unapproved use or modification shall be at Client's or others' sole risk without liability or legal exposure to ATKINS unless approved in writing by ATKINS prior to such reuse.
7. INVOICE PROCEDURES AND PAYMENT: ATKINS shall submit invoices to the Client for work accomplished during each financial month. For services provided on a
Lump Sum basis, the amount of each financial monthly invoice shall be determined on the "percentage of completion method'' whereby ATKINS will estimate the percentage of the total work (provided on a Lump Sum basis) accomplished during the invoicing period. Invoices shall include, separately listed, any charges for services for which time charges and/or unit costs shall apply. Such invoices shall also include, separately listed, any charges for Professional Associates and reimbursable costs. Such invoices shall be submitted by ATKINS as soon as possible after the end of the financial month in which the work was accomplished and shall be due and payable by the Client upon receipt. The Client agrees that the financial monthly invoice from ATKINS is correct, conclusive, and binding on the Client unless the Client within twenty (20) working days
from the date of receipt of such invoice, notifies ATKINS in writing of alleged inaccuracies, discrepancies. errors in the invoice, or the need for additional backup.
The Client, as owner or authorized agent for the owner, hereby agrees that payment as provided herein will be made for said work within 30 days from the date the invoice
for same is mailed to the Client at the address set out herein or is otherwise delivered, and, in default of such payment, hereby agrees to pay all costs of collection,
including reasonable attorney's fees, regardless of whether legal action is initiated. The Client hereby acknowledges that unpaid invoices shall accrue interest at the
maximum rate allowed by law after they have been outstanding for over 30 days. ATKINS reserves the right to suspend all services on the Client's project without notice if
an invoice remains unpaid 45 days after date of invoice. This suspension shall remain in effect until all unpaid invoices are paid in full.
It is understood and agreed that ATKINS' services under this Agreement do not include participation, whatsoever, in any litigation. Should such services be required, a Supplemental Agreement may be negotiated between the Client and ATKINS describing the services desired and providing a basis for compensation to ATKINS.
8. COST ESTIMATES: Client hereby acknowledges that ATKINS cannot warrant that any cost estimates provided by ATKINS will not vary from actual costs incurred by the
Client.
9. LIMIT OF LIABILITY: The limit of liability of ATKINS to the Client for any cause or combination of causes shall be, in total amount, limited to the fees paid under this
Agreement.
10. CONSTRUCTION SERVICES: If, under this Agreement, professional services are provided during the construction phase of the project, ATKINS shall not be
responsible for or have control over means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the Work; nor shall
ATKINS be responsible for the Contractor's failure to carry out the Work in accordance with the Contract Documents or for the Contractor's failure to comply with applicable
laws, ordinances, rules or regulations.
11. INSURANCE: ATKINS shall at all times carry Workers' Compensation insurance as required by statute, commercial general liability insurance including bodily injury and
property damage; automobile liability coverage; and professional liability coverage. Insurance certificates will be provided to the Client upon request. Client agrees to require that ATKINS be named as an additional insured on insurance coverages provided by contractors on the Project.
12. ASSIGNMENT: Neither the Client nor ATKINS will assign or transfer its interest in this Agreement without the written consent of the other.
13. SUSPENSION, TERMINATION, CANCELLATION OR ABANDONMENT: In the event the project described in Attachment A, or the services of ATKINS called
for under this Agreement, is/are suspended, canceled, terminated or abandoned by the Client, ATKINS shall be given seven (7) days prior written notice of such action and
shall be compensated for the professional services provided up to the date of suspension, termination, cancellation or abandonment in accordance with the provisions of this
Agreement for all work performed up to the date of suspension, termination, cancellation or abandonment, including reimbursable expenses.
ATKINS may terminate this Agreement for cause by giving Client seven (7) days written notice of the cause and seven (7) days in which to cure the cause or breach. ATKINS shall be compensated for all work performed up to the date of termination.
14. ENTIRETY OF AGREEMENT: This writing embodies the entire Agreement and understanding between the parties hereto, and there are no other Agreements and
understandings, oral or written, with reference to the subject matter hereof that are not merged herein and superseded hereby. No alteration. change or modification of the
terms of this Agreement shall be valid unless made in writing signed by both parties hereto.
15. PERMITTING: In cases where the scope of services requires ATKINS to submit, on behalf of the Client, a permit application and/or approval by a third party to this
contract, ATKINS does not make any warranties, guarantees or representations as to the success of our effort on behalf of the Client. Payment for services rendered by ATKINS is not contingent upon the successful acquisition of these permits.
16. WAIVER: Any failure by ATKINS to require strict compliance with any provision of this contract shall not be construed as a waiver of such provision, and ATKINS may
subsequently require strict compliance at any time, notwithstanding any prior failure to do so.
17. HAZARDOUS WASTE, MATERIALS OR SUBSTANCES: Unless otherwise specifically provided in this Agreement, ATKINS shall not be responsible for or have
control over the discovery, presence, handling, removal, transport or disposal of hazardous waste, materials or substances in any form on the project site.
18. DISPUTE RESOLUTION: If a dispute arises out of or related to this Agreement or the breach thereof, the parties will attempt to settle the matter between themselves. If
no agreement can be reached the parties agree to use mediation with a mutually agreed upon mediator before resorting to a judicial forum. The cost of a third party mediator will be shared equally by the parties. In the event of litigation, the prevailing party will be entitled to reimbursement of all reasonable costs and attorneys' fees. The parties mutually agree that a similar dispute resolution clause will be contained in all other contracts executed by Client concerning or related to this contract and all subcontracts executed by ATKINS.
19. GOVERNING LAW: This Agreement shall be governed by and construed according to the laws of the State where the situs of the work is located.
20. LIMITED COPYRIGHT LICENSE: ATKINS grants Client a paid-up, non -transferable, non-exclusive license to make or have made copies of any copyrightable
materials delivered under this Agreement and specifically marked by ATKINS as ''Reproduction Authorized.''
21. INTELLECTUAL PROPERTY: With the sole exception of specifically marked reproducible materials subject to the Limited Copyright License herein, all worldwide right,
title and interest in and to any and all Intellectual Property conceived, invented, authored or otherwise made by or on this Agreement shall remain the sole and exclusive property of ATKINS, its successors and assigns unless licensed or assigned by ATKINS pursuant to a separate written instrument. The term ''Intellectual Property'' shall be construed broadly to include all forms of intellectual property including without limitation all: inventions, discoveries, designs, plans, improvements, trademarks, service marks and copyrights in drawings, computer programs. architectural works and in all other original works of authorship.
ATTACHMENT A - Scope of Services ATTACHMENT B – Compensation ADDENDA (if required) 20160908CityCouncilWorkshop Page 156 of 318 20160901/jrl
ATTACHMENT A
SCOPE OF SERVICES
1. GENERAL
This statement of work describes and defines the services required for debris
monitoring and inspection services for the City of Tybee Island, Georgia. Atkins will
provide all professional services described herein and other services required to
complete this project. Activities include debris monitoring and inspection services, training, environmental monitoring, contract invoice verification, and grants management.
2. SERVICES TO BE PROVIDED BY ATKINS
a. Debris Monitoring and Inspection Services
Atkins will provide a comprehensive debris operation that includes the following:
• Track and verify contractors’ personnel and equipment resources utilized for “push” operations.
• Truck volume calculations and documentation.
• Providing field inspectors at loading site and at Temporary Debris Storage and Reduction Sites (TDSRS).
• Providing at least one accessible and designated supervisor in the area of
operation and a liaison officer who will have full authority to act on behalf of
Atkins.
• Assisting with the scheduling, dispatching and logistical operation for the field
inspectors.
• Setting up the schedule for the inspectors each day.
• Monitoring and recording the volume of each truck used.
• Keeping a record of the debris hauler’s trucks, the volume of debris hauled; time
in and out, the number of loads per day and other data that may be required.
• Determining truck assignments.
• Coordinating with client personnel to resolve problems that may arise in the field.
• End of day duties such as verifying that all trucks have left the TDSRs and
verifying that contractor has secured the facility.
• Surveying the disaster area for special needs such as tree stumps, hazardous trees, construction and demolition debris and other problems, and keeping a location list of these areas.
• Recording on provided maps the streets where debris was collected.
• Assisting with tracking and acquiring of ROE/Hold Harmless Agreements with residents.
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b. Training
Atkins will provide professional services and training to client in support of
emergency operations for a fee discussed prior to execution. This includes:
• Training key client personnel on debris removal operations.
• Providing an opportunity for an annual tabletop exercise and refresher training to determine the adequacy of the client’s debris plan and the debris management process.
c. Environmental Monitoring
Atkins will provide qualified staff to collect baseline environmental data at the TDSRS and to conduct ongoing environmental data collection at these sites.
d. Grants Management
Atkins will assist the client with federal and state grant management if requested. This includes:
• Assisting the client with completion of all forms necessary for reimbursement from state or federal agencies including FHWA and FEMA if applicable.
• Assisting the client with submission of reimbursement requests and cost
substantiations.
e. Other Services
Atkins will provide additional disaster-related response and recovery services as
required.
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ATTACHMENT B - COMPENSATION
Hourly Rates Contract Rates
Role 2016 2017 2018 2019 2020 2021
Project Manager $163 $168 $173 $178 $183 $189
Operations Managers $113 $116 $120 $123 $127 $131
Environmental Specialist $101 $104 $107 $110 $114 $117
Project Coordinators $79 $81 $84 $86 $89 $92
Field Supervisors $79 $81 $84 $86 $89 $92
GIS Analyst $73 $75 $77 $80 $82 $85
Billing/Invoice Analysts $65 $67 $69 $71 $73 $75
Debris Site Tower Monitors $44 $45 $47 $48 $50 $51
Loading Site Monitors $44 $45 $47 $48 $50 $51
Crew Monitors $44 $45 $47 $48 $50 $51
Load Ticket Data Entry Clerks $29 $30 $31 $32 $33 $34
Solid Waste Facilities Engineer $214 $220 $227 $234 $241 $248
Water/Wastewater Engineer $214 $220 $227 $234 $241 $248
FEMA Appeals Specialist $163 $168 $173 $178 $183 $189
Engineer/Damage Assessments $163 $168 $173 $178 $183 $189
Planning Lead $118 $122 $125 $129 $133 $137
Planner $113 $116 $120 $123 $127 $131
Trainer $107 $110 $114 $117 $120 $124
Requesting 3% rate escalation per year based on average salary increase within Atkins.
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City Council Agenda Item Request
Agenda Item Requests and supporting documentation must be submitted to the Clerk of Council by 4:00PM on the Thursday prior to the next scheduled Council meeting. If this form is received after the deadline, the item will be listed on the next scheduled agenda.
Council Meeting Date for Request: 9.8.16
Item: Memorial Park Restroom Project – Georgia Power total costs amount to relocate the outdoor volleyball
lighting wire that will be under the footprint of the new restrooms at Memorial Park is $2,679.53. Total project
budget including design is $148,000.
Explanation: TIME SENSITIVE – to make sure utilities are relocated before demolition and construction
begins.
Budget Line Item Number (if applicable): 320-6210-54-1310 (SPLOST 2008 park buildings) Paper Work: ___X___ Attached*
______ Audio/Video Presentation**
Submitted by: Diane D, Schleicher
Phone / Email: dsch@cityoftybee.org
Comments:
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1
Jan LeViner
From:Zadach, Alethia <AZADACH@SOUTHERNCO.COM>
Sent:Tuesday, August 30, 2016 12:56 PM
To:Diane Schleicher
Cc:Roberts, Jackson Keith
Subject:Bill for GPC work at Memorial Park
Diane, The total amount to relocate the outdoor lighting wire that will be under the footprint of the new restrooms at
Memorial Park is $2,679.53. It has not generated a bill (like we normally send) in our system, but I wanted to get you the
amount so you could work on approval, if possible, without the actual bill.
Once we get your approval, we can proceed with scheduling the work. We should have it worked within two weeks of
your approval.
Thank you and let me know what else you need.
Alethia
ALETHIA ZADACH
Georgia Power Company
Key Account Manager
912.306.1770 (o) 912.414.4569 (m)
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PLANNING COMMISSION CITY MANAGER
Demery Bishop Diane Schleicher
Ron Bossick
Marianne Bramble COMMUNITY DEVELOPMENT DIRECTOR
Tina Gann George Shaw
John King
Charles Matlock CITY ATTORNEY
David McNaughton Edward M. Hughes
Planning Commission Meeting AGENDA August 15, 2016 – 7:00 p.m.
for City Council Meeting September 8, 2016 – 7:00 p.m.
A. Call to Order:
B. Consideration of Minutes: 1. Meeting of July 18, 2016 C. Disclosures/Recusal:
D. Old Business:
E. New Business:
1. Variance– request extension of porch and stairs into the front setback:
Lucia Newberry 501 13th St. Zoned R-2 PIN 4-0007-12-006
2. Map Amendment – request to rezone two adjacent parcels from C-2 to R-2:
Keith Gay Hwy. 80 Zoned C-2 PIN 4-0026-02-029 and 030
3. Variance – request extension of porch into the rear setback: Philip Alletto 35 Pulaski St. Zoned R-1 PIN 4-0001-01-003
Adjournment:
George Shaw
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STAFF REPORT
PLANNING COMMISSION MEETING: August 15, 2016 CITY COUNCIL MEETING: September 8, 2016
LOCATION: 1312 Butler Ave. PIN: 4-0026-02-029 and 030
APPLICANT: Keith Gay OWNER: Tybee Island Investments, LLC
EXISTING USE: Empty commercial lots PROPOSED USE: Residential lots
ZONING: C-2 PROPOSED ZONING: R-2
USE PERMITTED BY RIGHT: No
COMMUNITY CHARACTER MAP: Arts, Eats, Eco-Business Corridor
APPLICATION: Map amendment from C-2 to R-2.
PROPOSAL: The applicant is requesting to change zoning from C-2 Highway Business to R-2 One and Two
Family Residential. ANALYSIS: These two lots are currently empty. They are surrounded by residential uses. Nearby districts include
R-1, R-1B, R-2, and R-T. The Comprehensive Plan describes the Arts, Eats, Eco-Business Corridor in which it lies as follows:
This area functions as an activity center with a mix of neighborhood commercial uses including shopping, crafts, restaurants, and eco-tourism. The Comprehensive Plan describes the Historic Battery Neighborhood which it abuts as follows:
This character area includes the developed and undeveloped area north of Hwy. 80. This area contains a significant amount of natural and environmentally sensitive areas with public and private access
to the Savannah Harbor. There is existing residential development and the potential for additional development within this area. The neighborhood also has the potential to be connected to the Arts, Eats, and Eco Activity Center, North Beach Neighborhood, and McQueen’s Trail/Fort Pulaski via the proposed multi-
use trail/greenway system. The two lots more appropriately fit into the Historic Battery Neighborhood.
Comprehensive Plan – Community Character Area
The Arts, Eats, Eco-Business Corridor
Recommended Development Strategies
Meets
Strategy Y/N or N/A
1. New development, redevelopment, and restoration should be consistent with the existing character area in terms of mass, scale, use, and density Y
2. Encourage commercial and mixed use infill development and redevelopment along Hwy. 80
commercial corridor
N
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3. Downzoning within the Hwy. 80 commercial corridor should be discouraged Y & N
4. Establish a set of standard for a maximum percentage of residential use on a per parcel basis
to encourage mixed use.
N
5. Enhance pedestrian movement through streetscape improvements N/A
6. Allow for an appropriate mix of retail, residential, and tourism related uses consistent with
the vision of the plan.
Y
7. Implement traffic calming measures and parking improvements N/A
8. Establish noise and sight buffers between the commercial uses and the adjacent residential
areas.
N/A
STAFF FINDING
Staff notes that these two lots are surrounded by residential uses. In my opinion it would be better to make these lots residential as the commercial uses don’t start until the Tybee Oaks parcel. Staff recommends approval.
This Staff Report was prepared by George Shaw.
ATTACHMENTS
A. Map Amendment application (3 pages) B. Photographs (2 pages)
C. Property card (2 pages) D. SAGIS map (1 page)
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PLANNING COMMISSION CITY MANAGER
Demery Bishop Diane Schleicher
Ron Bossick
Marianne Bramble COMMUNITY DEVELOPMENT DIRECTOR
Tina Gann George Shaw
John King
Charles Matlock CITY ATTORNEY
David McNaughton Edward M. Hughes
Planning Commission Meeting AGENDA August 15, 2016 – 7:00 p.m.
for City Council Meeting September 8, 2016 – 7:00 p.m.
A. Call to Order:
B. Consideration of Minutes: 1. Meeting of July 18, 2016 C. Disclosures/Recusal:
D. Old Business:
E. New Business:
1. Variance– request extension of porch and stairs into the front setback:
Lucia Newberry 501 13th St. Zoned R-2 PIN 4-0007-12-006
2. Map Amendment – request to rezone two adjacent parcels from C-2 to R-2:
Keith Gay Hwy. 80 Zoned C-2 PIN 4-0026-02-029 and 030
3. Variance – request extension of porch into the rear setback: Philip Alletto 35 Pulaski St. Zoned R-1 PIN 4-0001-01-003
Adjournment:
George Shaw
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STAFF REPORT
PLANNING COMMISSION MEETING: August 15, 2016 CITY COUNCIL MEETING: September 8, 2016
LOCATION: 35 Pulaski St. PIN: 4-0001-01-003
APPLICANT: Philip J. Alletto OWNER: Philip J. Alletto
EXISTING USE: Single family dwelling PROPOSED USE: Single family dwelling
ZONING: R-1 USE PERMITTED BY RIGHT: Yes
COMMUNITY CHARACTER MAP: North Beach Neighborhood
APPLICATION: Zoning Variance (5-090) from Section 3-090 Schedule of development regulations.
PROPOSAL: The applicant is requesting setback variance to enlarge two decks by approximately 100 square feet
each on the second and third floor in the rear setback to enable them to add a second egress from the home and an additional egress from the third floor.
ANALYSIS: The applicant is requesting to add the two rear decks to allow for a second egress from both the third and second floor. The current second floor deck is not built to code and needs to be changed. By adding the
additional deck area it makes it easier to add the two stairways. Variance standards require that the applicant meet the following conditions:
(1) That there are unique physical circumstances or conditions beyond that of surrounding properties, including irregularity, narrowness, or shallowness of the lot size or shape, or exceptional topographical or other
physical conditions, or considerations related to the environment or the safety, or to historical significance, that is peculiar to the particular property; and,
(2) That because of such physical circumstances or conditions, the property cannot be developed in strict conformity with the provisions of this Land Development Code, without undue hardship to the property.
(3) A nonconforming use or structure does not constitute a unique physical circumstance, condition, or consideration.
This variance does not meet the above criteria. The addition of the second egress meets current code but staff does not see that the additional deck is necessary to achieve this goal.
The Comprehensive Plan describes the North Beach Neighborhood as follows:
This area contains a significant amount of natural, cultural, and historic resources. The broad collection of land uses also includes new larger-scale residential developments, traditional cottage-style homes, townhomes, condominiums, restaurants, and other public uses. Two of the City’s most notable historic
sites are located in this area including the Tybee Lighthouse and Fort Screven Museum/Battery. Other characteristics include narrow streets, street trees, public and private beach access, public parking, pedestrian and bicycle traffic, and public parks.
Comprehensive Plan – Community Character Area
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The North Beach Neighborhood Sec. 1.2.9
Recommended Development Strategies
Meets Strategy Y/N or N/A
1. New development, redevelopment, and restoration should be consistent with the existing
character of the area in terms of mass, scale, use and density
Y
2. Historic structures in this area should be restored and/or preserved whenever possible. N/A
3. The City should provide appropriate incentives for historic restoration projects. N/A
4. Pursue historic district/historic structure designations for appropriate areas within this district N/A
5. Provide signage for landmarks and commercial businesses in this area. N/A
6. Ensure continued preservation of old growth trees, parks, and greenspace N/A
7. Support the continued development of the Tybee Island bikeway including the bike lanes and
multi-use trails
N/A
STAFF FINDING This application does not meet the defined criteria for a variance unless it can be shown that the second egress
cannot be built without the additional deck area. The second egress from the third floor is desirable and does complicate the layout of the second floor deck and stairway.
This Staff Report was prepared by George Shaw.
ATTACHMENTS
A. Variance application (5 pages) B. Survey (1 page)
C. Site Plan (1 page) D. SAGIS map (1 page)
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PLANNING COMMISSION CITY MANAGER
Demery Bishop Diane Schleicher
Ron Bossick
Marianne Bramble COMMUNITY DEVELOPMENT DIRECTOR
Tina Gann George Shaw
John King
Charles Matlock CITY ATTORNEY
David McNaughton Edward M. Hughes
Planning Commission Meeting AGENDA August 15, 2016 – 7:00 p.m.
for City Council Meeting September 8, 2016 – 7:00 p.m.
A. Call to Order:
B. Consideration of Minutes: 1. Meeting of July 18, 2016 C. Disclosures/Recusal:
D. Old Business:
E. New Business:
1. Variance– request extension of porch and stairs into the front setback:
Lucia Newberry 501 13th St. Zoned R-2 PIN 4-0007-12-006
2. Map Amendment – request to rezone two adjacent parcels from C-2 to R-2:
Keith Gay Hwy. 80 Zoned C-2 PIN 4-0026-02-029 and 030
3. Variance – request extension of porch into the rear setback: Philip Alletto 35 Pulaski St. Zoned R-1 PIN 4-0001-01-003
Adjournment:
George Shaw
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PLANNING COMMISSION CITY MANAGER
Demery Bishop Diane Schleicher
Ron Bossick
Marianne Bramble COMMUNITY DEVELOPMENT DIRECTOR
Tina Gann George Shaw
John King
Charles Matlock CITY ATTORNEY
David McNaughton Edward M. Hughes
Planning Commission Meeting MINUTES August 15, 2016 – 7:00 p.m.
Standing in as Chair Commissioner Bramble called the August 15, 2016 Tybee Island Planning Commission meeting to
order. Commissioners present were Marianne Bramble, Tina Gann, John King, Charles Matlock and David
McNaughton. Commissioners Ron Bossick and Demery Bishop were not present.
Consideration of Minutes:
Chair Bramble asked for consideration of July 18, 2016 meeting minutes. Commissioner Gann stated that under
the Text Amendment for off street parking requirements her statement was “is not impeding” not “is impeding”. Ms.
Schaaf stated she would make the change. Commissioner Matlock made a motion to approve the minutes with Commissioner Gann’s change, Commissioner King seconded, and the vote to approve was unanimous. Disclosures/Recusal: Chair Bramble asked if there were any disclosures or recusals. Commissioner King stated he has had some
business dealings with Keith Gay, but they would have no impact on any of this. There were not others.
Old Business:
Chair Bramble asked if there were any old business, there were none.
New Business:
Variance request extension of porch and stairs into the front setback 501 13th Street:
Mr. Shaw approached the commission and stated Ms. Newberry is requesting a front set back variance, she lives at 501 13th Street and currently the front porch is within a few feet of the street six feet two inches from the property line and it is already in the setback. She is requesting to have the steps come off the front instead of the side it would increase the encroachment twenty six inches. There is no hardship involved and staff recommends denial. Commissioner Matlock asked if this is two variances one for the steps and one for the extension of the porch and
can we vote on each separately. Mr. Shaw stated yes that is correct. Ms. Newberry approached the commission
and stated she lives on Wilmington Island currently and when she finishes the cottage at 501 13th she will move
there. She stated that she thinks it is important to fix up the old cottages on Tybee to preserve some of the charm on
the island. She also stated that her contractor found a way to only have two steps coming off the front instead of
four. She also wanted to point out that the this house is on a corner lot and the majority of the houses in this area
the front porches face the avenues and mine faces the numbered street which is longer and reduces the area by
25%. Ms. Newberry stated she surveyed two of her neighbors steps and she is not asking to do anything more than
what both of my neighbors have already done. Commissioner King asked Ms. Newberry if she does not want to
extent the porch towards 13th Street it’s just the steps. Ms. Newberry answered that is right. Commissioner
Matlock asked what the distance is form the sidewalk. Ms. Newberry answered the sidewalk is a little over eight feet from my front porch not the steps. Commissioner Matlock made two motions (1) to approve the extension of the porch as proposed; there was no second so the motion died. Motion (2) to oppose the relocation of the steps, seconded my Commissioner McNaughton, the motion to oppose was unanimous.
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Map Amendment – request to rezone two adjacent parcels from C-2 to R-2: Keith Gay Hwy. 80
Mr. Shaw stated that the applicant would like to rezone two lots on Hwy 80 from C-2 to R-2 the lots are between
Tybee Oaks and Byers Street. The two empty lots are surrounded by residential houses and staff feels that the
residential use is more appropriate because of what is already there. If a commercial site went in it would not be
welcomed by the residents that live around it. Commissioner King asked why we are not looking to change everything from Tybee Oaks to Teresa lane to residential. Mr. Shaw stated that would be most appropriate but generally the government doesn’t initiate the rezoning’s of individual lots, the owners do. Commissioner McNaughton stated we are looking at islands surrounded by residential and he sees no reason not to go ahead and
rezone these two lots to match the surrounding area. Commissioner Bramble stated these are not isolated. Commissioner King stated that if these are rezoned it would reduce the potential buyers for commercial property. Mr. Gay approached the Planning Commission and stated that before George came on the city allowed spot zoning
which was C-1 and C-2, you could build down or less condensed space. Now the ordinance has changed and in C-2
you can only build C-2. Mr. Gay also stated he has talked to all the residence that live in this area and they would
rather have residential not commercial. He stated he would be building two sets of town homes on the two lots.
Commissioner Bramble stated that DOT will give them only one curb cut. Mr. Gay stated there is already one
there and they may require them to put a second one in for in and out. Commissioner McNaughton made a
motion to approve, Commissioner King seconded and the vote to approve was three to two McNaughton, King and
Gann approve and opposed were Matlock and Bramble, the vote to approve passes.
Variance – request extension of porch into the rear setback: Philip Alletto 35 Pulaski Street. Mr. Shaw stated that the applicant would like square off the deck on the second and third floor of the house and put in a second egress. The current deck railing does not meet code and needs to be updated. The stairways as you know is in the process of allowing that with zoning administrator approval in the setback for safety reasons, which
does not apply to the third floor. Mr. Shaw stated staff would be more inclined to recommend approval if it was just
the stairway from the second floor to the ground so staff recommends denial. Commissioner McNaughton asked
is this a variance request because they are in the setback. Mr. Shaw stated the whole house is already in the
setback so they are encroaching further into the setback. Commissioner King asked if the steps would encroach on
the side setback and is it possible to build a stairway that would not require a variance. Mr. Shaw stated he does not
know for a fact but there is an out building in the corner and the applicant stated that it may get in the way if they
ran a stairway from the existing deck down. Mr. Alletto approached the Planning Commission and stated they are
full time occupants at 35 Pulaski Street. And he stated that this is a safety concern with them trying to create a
second egress both from the third floor and the second and also trying to bring up to code what is there now. He also
stated that the deck railings are a problem for our grandkids with the wrong type of railing. The spiral staircase from the third floor would block the exit from the house if it were in any other spot. Our neighbors support this addition. Commissioner McNaughton asked Mr. Alletto what are detentions of the upper deck and did you consider a spiral staircase all the way down. Mr. Alletto stated the dimensions are eight foot by five foot, and there is a screen porch and the car port is at the bottom so the steeps would block those entrances. Commissioner Bramble stated the
deck is in disrepair so you also want to add to it. Mr. Alletto answered yes for safety. Mr. Thompson approached
the commission and stated he lives at 33 Pulaski and is a neighbor of Mr. Alletto and he is here to support the
addition of the stairs for safety and also make it a more useable deck then when it was built back in the mid nineteen
ninety’s. Commissioner Matlock made a motion to approve and was seconded by Commissioner King, the vote
to approve was four to one, Commissioners Matlock, Bramble, King and Gann approve and Commissioner
McNaughton opposed. The vote to approve passes.
Commissioner Matlock made the motion to adjourn.
8:00pm
Lisa L. Schaaf
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Friends of the Tybee Theater
Regular Board Meeting
June 16, 2016
Present: Bill Blakey, Renee DeRossett, Teresa Dickey, Scott Garner, Cody Gay, Keith Gay, Charlene Grissom, Jim Kluttz,
Maria Lancaster, Monty Parks (representing the City of Tybee Island), Alan Robertson, Daniel Turberville, Melissa Turner
(FOTT Executive Director) and Tony Vazquez.
Absent: Jim Alexander, Karen Penick, Alfie Waite, Virginia Ward and Barry Weiner.
Call to Order: Jim Kluttz called the meeting to order at 5:03 pm.
Invited Guest: Steve Johnson.
Minutes: May 19, 2016 Board Meeting minutes were approved.
Director’s Report: Melissa reported that we have a total of 31 new members since our last meeting. 41 current
memberships have expired and have not as yet been renewed. We are now sending out 100 renewal letters. We
currently have 434 members. She reviewed a list of marketing initiatives we have undertaken to get the word out. She
has also developed a flyer that is like a monthly calendar showing what is going on at the theater each day of the month.
Our intern has been very helpful with this initiative.
Response to our movie program has been very slow. Today there were only 35 people at our afternoon show.
We will not be putting on Craft Brews this summer as we have done in the past. There is no real connection to the
theater and they require a lot of work.
Finance Committee: Jim reviewed the May financials in Alfie’s absence. Part of the information Alfie sent out showed
that over the next twelve months we will begin to make principal payments on our debt. For that 12 month period
payments will approximate $32,100 and start in July. We are continuing to bleed cash and will probably have less than
$40,000 on hand at the end of June.
We are putting on good programs but not attracting big audiences. Early in the year we were benefiting from show
selection and the frankly newness of the experience but that has worn off and. We need to attract people to the theater
to help cover our costs.
The next 60 days of summer business are really key to our success because after mid-August vacationing on the island
will begin to slow and we will lose potential business. There was a discussion of steps to get better penetration and
awareness on the island of what we have to offer: (1) Arrange meetings with all vacation rental agency heads, (2) Vary
seat pricing within the theater to increase attractiveness, (3) We are only getting about 16% of members attending
performances and we should be targeting this group specifically, (4) Increase what a membership will provide in terms
of shows people can go to while at the same time raising the cost of membership to accelerate cash flow, (5) We need
to look into increasing repeat customers.
Building Committee: We have had issues with leaks around the big roof vents but they seem to have been resolved.
The sign for the front yard for advertising what is upcoming at the theater has not shipped yet. It will cost about $300.
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Programming Committee: Teresa Dickey’s schedule will not allow her to continue heading this committee. Rene will
assume this along with Melissa. We have started with daytime movies and this should pick up in July as it gets warmer
on the island. At this point our schedule for movies and performances for July is set.
Marketing Committee: Jim said we need to get people into the theater so that what we have built will be seen and
appreciated and get the word out. At the same time getting people into the seats will help our cash flow. One idea is to
give extra tickets to the rental agencies so they can give them out to visitors to help promote the theater. This will also
help us get a feeling about how effective what we are offering is. We discussed the need for a big sign at the corner of
Butler and the Fort Screven road.
Volunteer Committee: We ask a lot from the volunteers particularly with the Polar Plunge and Wine Fest. We are
supplementing volunteer help at the theater with paid staff
Fundraising/Development Committee: We want to make sure that what we do has a clear nexus with the Theater. The
Wine Festival does not do that. We also want to make sure that whatever we do we recognize our biggest supporters.
President’s Report: Jim is pushing the City Council to raise the Hotel/Motel tax rate to 7% or 8% from the current 6%.
Each 1% will amount to $500,000. This would benefit the theater due to the way the funds must be used. Jim
emphasized that we as an organization don’t need to own the theater. We just want it to be successful ongoing.
Other: Based on our meeting with Rob Gibson we probably need to review our “Mission Statement.”
Scott spoke about Home Depot looking into its policies after the Tampa shooting and that it might be appropriate for us
to conduct a similar review to deal with firearms, fires and hurricanes.
Our next meeting will be on August 18.
Adjourned: 6:12 pm.
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TYBEE ISLAND DEVELOPMENT AUTHORITY / MAIN STREET BOARD OF DIRECTORS
Meeting Minutes: June 15, 2016
Vision: To improve the quality of life for those that live, work, and visit Tybee Island and enhance the cultural experience while preserving
the community's barrier island heritage. The Mission of the Tybee Island Development Authority / Main Street Program is to:
- facilitate efforts to revitalize, redevelop, and enhance that which improves the quality of life; - create a sense of place and improve the quality of life for residents, business owners, and visitors using the Main Street Four Point
Approach; - encourage quality economic growth and development while preserving Tybee Island's unique architectural and community heritage;
- support and encourage the arts as a cultural endeavor and economic engine on the Island.
ATTENDANCE
(Present) Director: Angela Caldwell, Steve Kellam, Julie Livingston, Ted Lynch,
Brenda Marion
Ex-Officio Director: Melissa Memory, Melissa Turner
Staff: Chantel Morton
(Absent) Director: Vicki Hammons, Diane Kaufman
Ex-Officio Director: Sarah Bernzott
CALL TO ORDER
Ted called the meeting to order at 6:05pm.
DEVELOPMENT AUTHORITY / MAIN STREET BOARD OF DIRECTORS MINUTES
Motion was made by Angela, which was seconded by Julie, to approve the minutes of the Tybee Island
Development Authority / Main Street Board of Directors May 18, 2016 meeting. Motion carried.
ORGANIZATIONAL REVIEW
Chantel confirmed Diane and Ted will be attending the Downtown Development Authority training that is
taking place on June 28 during the GMA Annual Conference in Savannah.
COMMITTEES
Business Assistance
Ted provided an update that the Mexican restaurant, Agave, is getting close to opening and the
sushi restaurant, RAW Ingredients, is making progress.
He reported that progress is being made with the amenities and concession stand at the North
Beach parking lot. There is a handwritten sign posted that states “opening soon”. Julie discussed
the eco-friendly efforts with the concession stand. She also shared that the city is reviewing plans
to improve the parking lot at north beach, the layout of the 14th Street parking lot, and the
restrooms at Memorial Park. Directors discussed the cost differences between paper and plastic
straws.
Design
Chantel provided an update about the Public Mural Project in Vicki’s and Sarah’s absence.
Currently, Sarah has found additional options regarding the panels for the artwork that she is
researching. In the meantime, donations continue to be finalized and the artist is looking
forward to starting the sketching and painting on the panels for the first mural.
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Promotion
Brenda reminded directors that the first showing for Movies in the Park is this weekend and
sponsorships to cover the AV equipment are still being sought.
Brenda confirmed that Sarah, Chantel, and she visited the merchants on Tybrisa to explain the
plans for the November 5 Interactive Art Street Party. All were supportive. She shared that she
found a template for creating temporary tattoos. A generic version of the 31328 Main Street logo
will be used for Community Day on September 18. The more detailed version of the logo will be
used on November 5.
OTHER BUSINESS/PARTNER UPDATES
Melissa Turner shared that the movie showings at the theater are building momentum and that
attendance for live shows has gone down slightly. She is working on effectively getting show information
out to the public.
Melissa Memory shared that Bark in the Park is taking place at Fort Pulaski this Sunday to promote
responsible dog ownership while at the park and beach area.
Julie shared that progress is being made with help from stakeholders and the owners of Tail Spin to make
improvements to Tybee’s dog parks.
ADJOURN
The meeting adjourned at 6:33pm.
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TYBEE ISLAND HISTORIC PRESERVATION COMMISSION
MEETING MINUTES
June 20, 2016
ATTENDANCE
(Present) Commissioner: Sue Bentley, Bill Garbett, Bill Kriner, Neca Stoller
Advisor: Sarah Jones
Staff: Chantel Morton
Guest: Jan Will
(Absent) Commissioner: Jane Coslick, Dottie Kluttz
Advisor: Sarah Jones
CALL TO ORDER
Sue called the meeting to order at 6:11pm. Sue welcomed Jan Will to the meeting. Jan owns a
historic home on Meddin Lane. She expressed her interest for preservation on Tybee.
HPC MINUTES: APRIL 18, 2016
Motion was made by Neca, which was seconded by Bill K., to approve the HPC meeting minutes
of April 18, 2016. The motion passed unanimously.
HISTORIC RESOURCE SURVEY UPDATE
Chantel reviewed the progress being made on the Historic Resource Survey. The consultant is
working with the historic preservation division on revisions to the draft commissioners were sent
for their review in May. Bill K. gave Chantel his edits to this draft. The second draft is to be sent
to the division June 15 in order to meet the July 15 project deadline.
REVIEW OF ARTICLE 14 FOR COMMENTS
Commissioners discussed the beginning of Article 14 and the reference to certificates of
appropriateness. Discussion about review of new construction and non-contributing buildings
ensued. Chantel reviewed state requirements and how the concerns can be addressed with the
ordinance(s) and design guidelines. Examples from other cities that have COA processes in place
were reviewed. She also provided a draft COA application specific for Tybee that commissioners
were asked to review and provide feedback.
Bill G. reviewed the feedback that community stakeholders provided for the update to the
comprehensive plan that supports historic preservation. This ordinance is an excellent resource
for historic preservation on Tybee and adheres to the state’s requirements. Ms. Will inquired
about why the city has not adopted design guidelines. Commissioners reviewed the work that
has taken place over the past few decades and that those in favor need to be heard more.
UPDATE: HPC PERMIT REVIEW
Sue reported that there are two historic cottages on 18th Lane that the owner does not want.
There is someone that is interested in moving them somewhere else on the island, but the road
is too narrow. She is going to contact DNR to see if they can be moved over the dunes.
ADJOURNMENT
The meeting adjourned at 7:15pm.
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