Some things to know about “The Bluffs at Darien”
Density: Too close, too many
This development revises an existing PUD on 18.1 acres west side of Darien on one of the last undeveloped high bluffs on the Georgia coast. The concept plan proposes 129 units (approx. 7.4 units/acre), double the current density of downtown Darien.
More houses means more people. The average unit will produce 2.4 car trips per day per driving adult. Assuming each household has 2 drivers, that’s 4.8 trips x 129 units = 619 additional car trips along Old River Road and connecting Darien roads daily.
Click the image (at left) to see the comparison between existing and proposed density.
The Walkability Disconnect
Prioritizing walkability by installing sidewalks and building meandering roads to slow traffic is good—but the benefits only exist within the community. Darien’s overall pedestrian infrastructure struggles with connectivity; take for instance, the sidewalk along Hwy 99 that stops less than a mile before it reaches McIntosh County Middle School, creating a significant and dangerous gap for both walkers and cyclists. While plans to improve sidewalk connectivity are in the works, it is disingenuous for the development to advertise itself as existing in a walkable city.
Public Infrastructure Already strained
Sewer Service: Current wastewater utilities already suffer failure during storms. The City of Darien has been awarded $1 million for sewage upgrades (procured by Rep. Buddy Carter). Do these funds cover existing infrastructure—or will they be given to this new development?
Fire Protection: In some places, these homes will be about 3′ apart. Can Darien supply enough fire support (volunteers/staff and equipment) to fight structure fires in this neighborhood?
Stormwater Runoff: This neighborhood has no on-property stormwater control. This means that stormwater runoff will have more impact on the residents adjacent to the development than existing runoff.
The coast’s last undeveloped bluff
The west edge of the proposed development abuts Cathead Creek and includes one of the last undeveloped high bluffs on Georgia’s coast. The proposal acknowledges that the riverbank is “significantly eroded” and subject to high velocity water flow and tides, and therefore proposes an unspecified “low impact yet effective” stabilization. We recommend prioritizing a Living Shoreline, as a concrete bulkhead of any size would destroy the “natural character of the bank.”
Recommendations
- Decrease the density of the neighborhood to either 2 units/acre (total of 36 units) or 4 units/acre (total of 72 units). This would lighten the traffic burden and infrastructure needs, and mesh better with the existing adjacent neighborhood’s character.
- Make the developer fund any required upgrades to Wastewater Utilities.
- Invest in other benefits to boost Darien‘s economic viability and quality of life for all citizens (such as fund the fire department; increase sidewalk connectivity, especially around our schools; and revitalize on-site parks).
- Recognize the need for big-picture, long-term planning. During a recent visit to McIntosh, GA Senator Mike Hodges pointed out that McIntosh needs “balance and planning” to avoid losing its unique character and becoming too crowded. “We had a beautiful place [on St. Simons],” he said. “A bunch of people came down there and we didn’t do anything for long-term planning. Don’t let that happen to McIntosh!”
Share your personal concerns and recommendations too! Your experience and knowledge are invaluable tools for building a thriving city.
“We need developments that respect and amplify the culture of Darien and McIntosh, instead of choosing quantity over quality.”
Contact Susan for more information about our work in McIntosh County.


















Here you see

