City Council Preview

The June meeting of the Watkinsville City Council is tonight at 7 p.m. at City Hall. We are expecting a busy evening. With the political forum at 8 p.m. at Veteran's Park, it is likely that we will have several candidates stop by to visit (candidates always seem to appear in an election year).

Other activities planned will be a few business licenses, a building permit for a new 40 x 100 foot warehouse from the Bishop family, some changes to our beer and wine pouring ordinance, and the adoption of an ethics ordinance championed by councilman Toby Smith. John Devine and Nina Butler from the Northeast Georgia Regional Commission will also be on hand to talk with us about some greenspace planning they are assisting us with.

This will also be the final opportunity for citizens to weigh in on the FY11 budget -- we have had very little input so far and would always welcome more. Ideas we are considering in addition to our standard items include new breathing apparatus for the fire department, additional library funding (full disclosure: my wife is a library board member), employee raises, a speed hump on 2nd street, and continued funding for our urban forest board and tee planting.

A lot going on

There is an enormous amount of news swirling about in the political world. A few thoughts:

Higher Education Budget Cuts

• The number one thing on everyone's mind locally is the potential $300 million cuts to higher education ordered by the state legislature in 48 hours, which was requested on top of huge cuts already done by most of the state's public colleges and universities. Details here, here, here, here and a million other places. I for one support some revenue raising -- the $1 per pack tax on cigarettes, bringing back a 1/2 or 1 percent sales tax on groceries, and a market-driven tuition raise -- to offset the slash and burn mentality that is going to do untold harm to higher education and healthcare in this state. Would you rather pay $1 on a $100 grocery bill or potentially have your child miss out on higher education due to required reductions in enrollment across the state by massive budget cuts? Easy choice for me, and I think for most Georgians, especially if we could dedicate the revenue to higher education rather than sending it to the black hole of the general fund.
  

• I find it laughable that the very state legislators who asked the Board of Regents to come up with $300 million in potential cuts in just a few days then come back and accuse UGA and others of playing political games with the process. Really?
  
• So Gubernatorial candidate Austin Scott implies that 4-H is more important than the basic functions of the University. 4-H is a wonderful program that should be preserved (I had a lot of friends in school who benefited -- and even met future spouses -- through the program). But preserving the core function of higher education at an institution of higher education is more important than service and outreach. The real question is whether 4-H should be housed and funded independently of higher education, or perhaps in the department of agriculture.
• Rep Scott states that "agriculture is Georgia’s major economic driver and vital to the success of our economy." Newsflash: could there be any institution more committed to the health of agriculture in the state (and even the nation) than the University of Georgia? UGA research is probably the reason that Georgia still is an agricultural leader. Better and larger poultry, healthy large animials, more bountiful crops, and new types of profitable turfgrass, alternative crops and ornamental plants have come from research at UGA that could be dramatically impacted by proposed budget cuts. The beneficiaries of this research are not the professors in the labs, but landowners and farmers across the state.
  
• Rep. Scott also decides to play with the numbers a bit in his comments on Peach Pundit here. Okay, so the Regents' budget has gone up, from $5.2 billion to $5.4 billion while other budgets have gone down. Want to know why? Because our institutions of higher education have done what businesses do when a key revenue source (state funds) is consistently shrinking -- they have aggressively pursued revenue from other sources, namely private fund raising and federal grants. This year, UGA will receive about the same amount of state funds it did in 2002. And if the funding cuts proposed by the Governor and the additional $60 million cuts requested by the legislature took effect, UGA would get the same funding in fiscal year 2011 as it received from the state 13 years ago (1997), with thousands more students to educate, new facilities to maintain and inflation to deal with.
• I really like some of the things Rep. Scott says on his website, and have high hopes for him. But his approach to this higher education debate could be a credibility killer. I have no doubt there are inefficiencies in higher education, as there are in any large organization. But after years of state budget cuts, most of those have been wrung out of the system. There may be a few more, but not $300 million more, and the damage we are doing to higher education -- the one area of education that is working well in our state -- is staggering.
  
• Full disclosure: my company, Jackson Spalding, does limited project work a few units of the University of Georgia and also works with the Georgia Research Alliance, which helps fund research jobs and infrastructure at the state's six research institutions.

Some Good News

• Athens has two exciting new sports events on the horizon this fall: a new sprint triathlon called the Tri to Beat Cancer, which will benefit the Cancer Foundation of Northeast Georgia, and a new half marathon, which will benefit Ath Fest. Athens has a long history in participatory sports that has waned somewhat in recent years -- it is good to see large scale, high profile events returning.
• As you drive down Hog Mountain Road, check out the new trees going in at Veterans Park. Talk about a change! They were provided by Select Trees, a local nursery, and will leave quite a legacy at the Park. Kudos to the BOC for this investment. BTW, to connect the dots with the above points, Select Trees is one of those agricultural organizations that has been successful largely because of UGA-driven agricultural research.
  
• There is still discussion of a park around Elder Mill and Elder Mill covered bridge. This would be a wise use of county funds if it could be pulled off. Lee Becker and the Oconee Enterprise have also covered the topic extensively. Oconee County doesn't have as much tangible history as a lot of other communities -- what we do have needs to be preserved when it is available, especially if we have excess SPLOST funds that could be so utilized. If we don't have SPLOST funds, then this obviously isn't the kind of economy where you can allocate annual budget resources to such a large effort.

Let me know what you think.

Elder Mill Park?

Creating a South Oconee Park around the Elder Mill Covered Bridge is a great idea, and one I think most people in Oconee would wholeheartedly support, especially if land beyond Mr. Cuming's home was available. If the opportunity is still there to leverage $1.2 million in state funds with a minimal county investment, it is a no brainer. Detailed stories on the bridge and potential land nearby for sale here and here.

A Change in Routine

Most Sunday mornings at casa Brodrick involve a consistent, if sometimes hectic, routine: up for an early morning bike ride (weather allowing), then get the kids ready for church, off to Sunday School and service at Athens First Methodist, and then home (or pick something up) for lunch.

Today was a little different. For those who don't know, I have been focusing on exercising and diet for the past few months in an effort to shed a few pounds. So far, so good. Early last week, I decided I wanted to see how things were progressing and I thought the 3rd annual Toys for Tots half marathon on trails at Heritage Park in Farmington might be a good barometer, and a good way to stretch out my long run by a few more miles. Susan graciously agreed to let me mess with our routine and give it a try, so at 10 a.m. this morning I lined up with about 80 other runners for a 13.1 mile run through the woods.

Heritage Park is one of Oconee County's best kept secrets, and that is a shame. I think a lot of people think of it as the place where the giant Easter Egg hunt is rather than a park for year-round use. Perhaps that is the nature of a park that largely involves passive uses, but I wish more people would get out to the woods of Heritage. Heritage features more than eight miles of heavily wooded, undulating terrain criss-crossed by single track trails suitable for running, hiking, or mountain biking. The trails border creeks, touch the Apalachee River, and pass by old homesites. Today, the park was stunning -- creeks were bubbling, leaves floated from trees like red and yellow confetti, and the temperatures were perfect.

As I ran along those trails today, I wondered again why more Republicans don't embrace the ethos of Teddy Roosevelt and become more aggressive about establishing parks -- particularly passive areas -- in their platforms and when elected to office. I can't tell you how many Republicans I know who are pretty doggone green -- they just disagree with pretty much everything else about the Democratic platform. Personally, I find Republican pandering to corporations on environmental issues the thing that frustrates me the most about my own party.

On a local level, three of Melvin Davis' lasting legacies in Oconee County will be the improvements to Heritage Park that have occurred during his tenure, the growth and professionalism of Oconee Parks and Recreation Department, and the establishment of Veterans Park along Hog Mountain Road. In Watkinsville, we're planning $250,000 worth of improvements to Harris Shoals Park. Currently, Watkinsville and Oconee County are jointy funding, along with the Department of Community Affairs, a greenway and trail planning study that could provide a road map for future trail development in our communties. Wouldn't it be great to connect our parks and green spaces with a network of pedestrian and bike pathways?

Anyway, back to the present. It was a beautiful day for running, and athletes from across Georgia were in Oconee County to try out our trails. Among them were 10-15 Marines, and other troops were stationed along the course offering encouragement, handing out water, and providing direction. It felt a little weird to watch men who put their lives on the line for our country giving back by volunteering at a small road race, but their service today and their commitment to the Toys for Tots program is a great example of the good our troops do here at home.

I managed to run the distance -- the longest I have run by 25 minutes -- but as I write, my legs feel like they have been beaten by a baseball bat. Repeatedly. Calves and Quads. Hammys and hips. Achilles and illiotibial. I'll be limping tomorrow.

But whether you want to ride, hike, walk or run, fall is the perfect time to get out and try out these great trails in Oconee County. Heritage is located on 441 South about 10 minutes from Watkinsville -- give it a try!

City Council Update

First of all, we had an extremely busy night at Watkinsville City Council tonight. Thanks as always to those who attended the meeting. A quick recap for those of you who couldn't make it:

• The Atchley family, who reside in the historic green home on South Main Street, won the Beautiful Yard of the Month award. It is well deserved -- they have been landscaping and growing a beautiful garden in their driveway. This is one of the oldest homes in Watkinsville, originally built in the late 1700s or early 1800s, I think.
  
• Two-term councilman John Walsh tonight announced his official resignation as he has moved out of the city. The council appointed Christian Lake resident and former Realtor(R) Henry Norman to take his place. John served the city ably, and we look forward to putting Henry to work as well. Henry's background in public safety and real estate should bring a lot of strong and complimentary skills to the council. I have known Henry since going through Leadership Oconee in 2004 and can testify that he is a very strong leader and great thinker. He will fill the term through Dec. 31, although if elected in November to the post (he has declared his candidacy), he will continue on as a council member for a 2 year term. We are all excited to have a resident of Christian Lake -- our largest subdivision in the city -- on the council.
  
• We had a lengthy discussion of SPLOST priorities. Samantha Purcell and I provided recommendations on significant upgrades and improvements for Harris Shoals Park (including improvements of existing facilities, a new young children's playground, recycling bins, new restrooms, stream bank remediation, etc.) as well as funding allocated for Rocket Field and our newest park (along Barnett Shoals Road) at a later date. We will likely finalize these items at our next meeting and work through a delivery schedule.
  
• As I expected, the council unanimously opposed the four-laning of Simonton Bridge Road from the Oconee County line to 3rd street. There was discussion of what improvements may or may not be necessary (Kate McDaniel had suggestions as well), but the council was in agreement that the proposed MACORTS long range plan would not be good for the city. See yesterday's entry for more background on this and for details on how to offer your opinion on Simonton Bridge and other proposed future road improvements.
  
• We also kept the millage rate the same (city taxes will fall due to slightly lower property valuations), and adopted ordinances to deal with franchise fee issues and flood damage prevention.

As always, would welcome any input on these or any other issues!

South Milledge Makeover?

Flagpole has initiated an interesting community conversation with its recent two-part series on the University's future plans for the South Milledge corridor and elsewhere. The author of the piece asks a thoughtful question: "Why, we should ask, is state government encouraging and financing local communities to preserve lands while allowing its flagship institution of higher education to opt out?"

But with all due respect, I don't think that's the right question. It's really not even a question: it's a statement that implies the university is not preserving land, and that the state is actually encouraging and financing green space acquisition in other communities in a meaningful way. Neither implication is accurate; according to the most recent data, the University owns 42,000+ acres all over the state, much of it used for forestry and agriculture. According to sources, UGA's land assets have been growing in recent years. And the state's support for greenspace acquisition is half-hearted, at best, especially in tough budget times (perhaps we can tackle that another day).

UGA's land holdings further its mission as a land grant institution; I think it is fair to say it has done its part to preserve land. UGA land holdings include extensive acreage in Oconee County, including new acreage for its national champion equestrian team and horticulture and crop experiment farms. It has significant holdings in Griffin, Tift County, Jackson County, Morgan county and elsewhere. However, the article's main thrust -- that there needs to be a conversation and plan for South Milledge, does resonate.

In part one of the Flagpole piece, the author takes a look at how other institutions manage their land uses. He even invokes my alma mater as an example of using (and marketing) its land resources differently than UGA. While I love Berry and its landholdings, and applaud the way it is (finally) using its land assets to better educate students, the author failed to mention a key point. Berry aggressively harvests timber from its 26,000 acres to generate revenue and allows extensive hunting on its campus under an agreement with DNR. I can't imagine hunting and logging going over well on UGA owned land in Athens-Clarke County.

One also has to wonder how much of this conversation has emerged because of the opposition of Athens FAQ to the location of NBAF along South Milledge. To me, it always seemed that opposition to the facility was driven as much by its potential location as it was by scientific reasons (although to be fair, FAQ did bring up plenty of those as well).

The South Milledge site was never the favored choice by UGA and others for NBAF -- they wanted a site adjacent to the Richard B. Russell center, where NBAF would be tucked away behind another large government building, hopefully out of sight and largely out of mind. But the controversy that emerged shows how emotional the community is about the pastoral acreage along South Milledge.

I understand why. For many in Watkinsville, south Oconee and parts of Clarke, this corridor offers a great transition from "Urban Athens" to the more pastoral Oconee County. For cyclists, it is the primary "escape route" from Athens to the rural roads of Oconee, Walton, and Morgan counties. It is a breath of fresh air at the end of a long day.

But is it realistic to expect this corridor to stay completely rural forever? Probably not. Already, "light recreational uses" have been added with new intramural and athletic fields, and more are planned (see picture). The agricultural operations that do exist out there can be relatively intense and I would imagine are not environmentally neutral. A sewage treatment plant along the corridor often adds its own special scent to the area on warm summer days.

In a conversation with Kevin Kirsche from the University Architect's office, he confirms that he is supportive of an inclusive planning effort for the corridor, which was not addressed in the University's 1998 master planning.

"In truth, I thought there were a lot of good points in [the Flagpole] articles," said Kirsche. He's right. There were.

A planning process that engages and educates the community is a positive and necessary step. However, as we learned on NBAF, it is likely that the loudest cries will come from those who want nothing to change.

Kirsche has obviously done some thinking in that regard. While he stresses that no large scale changes are planned in the immediate future for the corridor, he allows that over time, as the University grows, some change will occur.

"One thing we have discussed [at the University Architect's office] is that it is perhaps not realistic to think that as the University continues to grow over time that South Milledge will remain rural or agricultural. But we love the rural experience out there," said Kirsche. "We have talked about ways to maintain that character."

He went on, discussing the protection of view lines into natural areas, designating areas that should be preserved, analyzing "viewsheds", identifying nodes for development, and using linked landscape corridors. Heady stuff.

So, what does all this mean? In short, expect more discussion about the future of the corridor, especially in years ahead once UGA is further along with its ongoing efforts to densify and redevelop its core campus area, as outlined by the 1998 master plan.

Here's my idea. How about activating the rail line that links Whitehall Village with UGA and the multi-modal center as a double-tracked light rail system with a running and biking trail alongside?

This sort of usage might allow for small "village" type development to be built, or event better, the re-establishment of Whitehall Village (the old part, not the new subdivision) as a student and educational community. Whitehall Village includes the old mill homes and brick structures that sprang up around the old Factory on the banks of the Oconee River now known as the Whitehall Mill lofts; these homes and some older factories line Whitehall Road up and down the hill between the railroad tracks and Barnett Shoals Road. By using UGA's transit expertise and an old rail line, a car-free way for students to get to and from main campus would be created and an old town re-established.

Facilitating the redevelopment and preservation of Whitehall Mill Village as a cultural and historical -- but living -- resource for learning and student housing, all within the footprint of a historic community, would be an amazing service to the state and the community. And imagine if this village was linked to campus with light rail and a paved cycling and running trail that eventually continued to Watkinsville?

One other plus: the addition of a rail and transit corridor to the mix suddenly allows for this to happen without pressure to four-lane Milledge or Whitehall, which almost no one wants.

On-campus rail does not appear to be a new concept for UGA. In doing some research on an unrelated project, I found a web page with decades worth of campus planning maps. Interestingly, the one from 1967 (pictured) calls for a looping rail line running through campus in what is now the intramural fields and around North Campus and Sanford Stadium. According to Kirsche, this concept was designed in an effort to secure a federally funded monorail, which eventually went to West Virginia University.

While this sort of monorail is out of vogue today, the existing infrastructure is arguably better. The existing underutilized freight line runs within 1/4 mile of almost all campus assets. Even without Whitehall Village in play, one has to wonder if the community and UGA could partner to to put this rail line to work to remove cars and buses from our streets and offer a unique marketing and lifestyle option not found on many southern campuses, while preserving it as a cargo route for a few key customers.

As a final note, I would be in remiss if I didn't add that if South Milledge is going to be developed in any form or fashion, I think it is a positive that the University would be handling it. While one can disagree with the style and/or substance of what is built at UGA these days, no one can question the commitment to quality construction, aggressive and impactful landscaping, inclusion of green space, and thoughtful planning.

As someone who has lived in this area for the better part of 30 years, the gracious landscaping, additions of green spaces like the D.W. Brooks mall, and the re-greening of campus in the past 15 years is an impressive accomplishment, and continues a legacy of horticultural passion that helped initiate a campus arboretum years ago. According to Kirsche, 34 acres of greenspace have been added to UGA's main campus alone in the past 1o years. Those of us who remember Herty Field as a parking lot and the less than impressive entry corridors to campus from years past certainly appreciate the University's efforts to "green up" all parts of campus today.

Kirsche's final thought on South Milledge is this: "We would like to have a logical, well constructed plan for conservation of land as well as potential development in the future."

Agreed -- so what are your thoughts on the future of South Milledge? And Kudos to Flagpole for kicking off the conversation.

Major UGA Investment in Oconee

Who would have guessed that Oconee County would soon house one of UGA's most successful athletic programs?

Not me, but it looks like High Point Farms in Bishop will soon be the new home for the UGA Equestrian team according to the Athens Banner-Herald and UGA's official web site. This is great news for Oconee, and based on a message at the High Point web site it looks as if they will be relocating as well and staying in the area.

When I was the editor of the Campus Carrier in college, I had my run-ins with the equestrian team (they didn't think I gave them enough coverage, and I probably didn't). Now one of those riders is the coach at UGA, and has certainly represented our alma mater well. And I must say after attending a competition earlier this year with my daughter, I came away very impressed with the poise and skills of these young women and their horses. I would certainly be proud to see my little girl ride for UGA some day.

UGA Equestriennes, welcome to Oconee!

Photo Courtesy of UGA Sports Communications

Positive Privet News in High Shoals

Privet. I despise it. Especially the Chinese kind that is amazingly invasive here in the Southeast.

So I was pleased to hear about this effort in New High Shoals -- despite all the other ongoing drama in our neighbor to the south -- to help citizens eradicate this pesky plant. If only there was a similar solution for invasive bamboo.

I wish the leaders in New High Shoals would put together a few more simple "blocking and tackling" initiatives like this one. It might help remove the focus from infighting at council meetings and perhaps unify the citizens around a few central ideas. It's amazing what a few park clean up days and other citizen driven efforts can do to bring a city together and give it a common purpose. I often drive through High Shoals and think about what potential it has with the beautiful falls, the river, the small reservoir, a brand new elementary school, and more. There are a lot of small towns that would kill for these assets.

However, back to reality, perhaps Watkinsville can borrow the "Weed Wrench" for our next clean up at Harris Shoals park, which has plenty of its own privet and invasive species to deal with.

Land of the SPLOST

At our last city council meeting, we discussed the potential impact of SPLOST revenues on the city. Unlike many other communities, in past SPLOST issues, Oconee County's municipalities have not received any of these sales tax revenues. That is all set to change if the next SPLOST passes, where Oconee's municipalities will get a share of the revenue based on their percentage of the overall county population.

The city of Watkinsville would be slated to receive more than $3 million over the life of the penny tax -- a solid infusion that would make a world of difference to our community. Projects being considered -- but not finalized -- include additional sewer lines in the Watkinsville industrial park, greenspace acquisition, significant improvements in our existing parks, new sidewalks, necessary road repavings, police vehicles, and other capital equipment costs.

In a city with a budget as small as ours, these funds could make a huge difference. For our other (and even smaller) cities in Oconee, it could be even more transformative. The City of Watkinsville will be holding a public hearing to discuss options for use of SPLOST funds in more detail and to hear from citizens what they want. Stay tuned for those dates and more information!

Biotech Future

The Athens Banner-Herald included a fascinating round table discussion on the future of biotech in the Northeast Georgia region in Sunday's paper.

First of all, a pat on the back for what is a very substantive article; these kinds of roundtables on a variety of key industries in Athens would be great for readers. I also think it is great that they included the perspective of Mike Wanner and Frank Milward, who both offer valuable private sector perspectives from both the small and large corporate sectors.

I thought Milward's point about agriculture being a key towards the end was particularly salient. Given our state's history and our continuing reliance on agriculture (both plant and animal) I often wonder why we don't focus our biotech investments more aggressively into those areas. Indeed, one of our most unique local biotech start-ups involves genetic crop modification. Our state is a leading exporter of poultry and pork, as well as other row crops.

It just so happens that we have a fading federal institution in Oconee County called the "Experiment Station." Its original purpose was agricultural innovation and experimentation, but some in Washington believe its work is done. We can't defend the status quo forever, especially with a congressman who does not believe in earmarks. This area needs to articulate a future vision for this space.

Since those in the article and elsewhere are decrying the need for laboratory and incubator space, wouldn't it make sense to have an agricultural innovation incubator/biotech hub atop the hill on "Experiment Station" road adjacent to Highway 441? Preserve the surrounding greenspace for experimentation. Across the street you'll find Gainesville College and adjacent is UGA's horticulture farm. How about we take the buildings -- or add new ones -- and create a 21st century complex that could revitalize the mission of the station and accomplish its original goal -- to provide better crops and agricultural products to Americans through cutting edge research through a joint public-private investment in research.

Links and Thoughts

A few interesting tidbits from this week so far.

--The Athens Banner Herald's editorial suggesting the state end local assistance grants was an interesting read. This editorial from the Georgia Public Policy Foundation provides more detail. My suggestion is that these grants be available only to counties and municipalities of a certain size. Cities like Bishop, High Shoals, Bogart, and many others have budgets of less than $200,000 per year and occassionally have needs that would break their budget. Lets reserve these grants for the sewer line that might secure local industry for a town, grants and loans for historic preservation, in Georgia's smallest municiplaities, etc. While a piece of this $6 million per year pie is a drop in the bucket for many of the state's larger municipalities, for countless smaller cities these are a huge benefit. And they are a miniscule amount of the state budget. The bottom line: Tighten up the guidelines, and send the grants to our smallest cities. And lets be honest, there are a whole lot of state agencies that can use some belt tightening, despite the moans and groans that come with budget cuts.

--When you read the Oconee Enterprise this week, pay careful attention to a story in which the tax assessor's office floats the idea of raising the minimum acreage standards for conservation use taxing purposes. In my opinion, this is another attempt by the tax assessor's office to backdoor a tax increase as they have been doing through overly aggressive assessments for several years now (Here's who it typically works -- Commission: we lowered your tax rates! Tax Assessor: Congratulations, your home has increased 10% in value in the middle of a real estate recession! So your taxes go up anyway). Then juxtapose this article with Kate McDaniel's editorial about preserving Oconee's rural landscape. The fact is, the two things Kate cites (NBAF and the Georgia Transmission Corp's power lines) will have much less impact on the rural character of Oconee than this proposed tax policy change. NBAF is in Athens and while it will indeed impact a stretch of Milledge that leads to Oconee, the idea that it will change land use in Oconee is flawed. The power lines are being run to support regional needs, not local needs, including the commercial corridor along 316 and Atlanta Highway (full disclosure: GTC is a client of my company's). However, few things impact land use like tax policy. Increasing the tax burden on rural land, which requires little if any services, does nothing but incent the owners of that land (even if just a 10 acre "gentleman" farm) to do something different with it -- sell it, put a business on it, develop it, etc. Why shouldn't rural land in a conservation use have lower tax rates, regardless of parcel size? The bottom line: If Oconee wants to keep our rural areas, we need to make sure the fundamental economics work in a rural landowner's favor, and that local government is not sending one message on a land use map and saying something entirely different with the implementation of its tax policies.

NBAF

Yesterday I attended the NBAF Public Hearing and spoke in favor of the project. In my opinion, the risks are few and are far outweighed by the need for stronger national and economic security in the agricultural area.

One of the fundamental localized disagreements is over the impact of jobs -- however many would come with NBAF -- and their importance to our community. Given the new data that emerged yesterday, the economic case for NBAF is incredibly strong. Among the lower paying jobs are $43,500 for administrative assistants. Given the comments of homeland security officials and veterinary experts yesterday, the security need for NBAF is also incredibly strong, and Athens and UGA have the right mix of researchers and location to serve our country.

I agree with many that the Milledge Avenue location is less than ideal -- it will certainly change the character of that cherished stretch of road forever. I do not believe it will have a notable effect on the Botanical Gardens, certainly no more than the aroma of the sewage treatment plant just down the river from the Garden on a hot summer day. All that said, sometimes we all have to give up a little bit of what we enjoy about our community for the greater good. In my opinion, this is one of those times.

At the afternoon session, those speaking in favor of the project outnumbered opponents 25-12; I would say the overall crowd was evenly divided. For whatever reason, I was the one speaker at the afternoon session who got to engage in a bit of debate with an audience member (details here and here). From what I hear, the evening session was a bit more energetic and more opposition was there. Apparently there were a few more speaking against the project than for it, but not by a large margin.

Good News for South Oconee

Tuesday night's vote by the Board of Commissioners to deny a 51-acre subdivision South of Watkinsville along Highway 15 is some of the best news I have heard in months.

Shrewd planners always offer various excuses for developers who seek to push the envelope in terms of new development into rural Oconee. Common phrases include: "I'll pay to expand the infrastructure." "The land use plan is just a guide." "The agricultural zoning designation was just a holding category when zoning was implemented." "There are other subdivisions nearby." "It is on a state route so should get different consideration."

During the fast growth years, these excuses were used to justify subdivisions along Flat Rock Road, Greensboro Highway, and Astondale Road, which were inconsistent with the county's future land use plans, which are developed with citizen input.

The fact is, the vast majority of Oconee residents -- whether they live in North or South Oconee -- want the south end of the county to remain pastoral. It may not be "rural" forever, but many people that I knew growing up in Oconee have bought land towards Farmington and Antioch with one goal -- to enjoy a more rural and laid back experience for themselves, for their children, or for their grandchildren, whether that means a real farm, a "gentleman 's farm," a tree plantation or just some extra land to enjoy away from the hustle and bustle of North Oconee and Athens. Others who live in Watkinsville and elsewhere (including myself), love the fact that you can run, ride, or quickly drive just a few minutes and be out in the country and enjoy a taste of old Oconee. Oconee has been recognized by Progressive Farmer as one of the best rural places to live in America, and we need to fight to hold onto that designation. Check out the slideshow here and you'll have a strong understanding of why it's so important that we prevent the creep of development from slowly eroding South Oconee.

Commissioners Luke and Horton should be strongly applauded for drawing a line and honoring the wishes of many in Oconee County and not rezoning the property in question, despite the enormous pressure they probably got to approve this rezone and will continue to get from developers to rezone land while times are tough. The fact is, selling lots in subdivisions isn't easy anywhere in Oconee, and we have enough lots entitled to last the next 8 years anyway.

On the flip side, what does this mean for land owners? For speculators who bought land to upzone and flip, this is bad news. For long time owners who planned to sell or need to sell, you'll certainly need to plan on selling in larger parcels. For those who have bought in south Oconee in recent years and are building homes and farms, this is great news for your investment. Lets hope the county tax appraiser begins valuing land in South Oconee like rural land, and not as land that is being held for development.

Long term, South Oconee is still a great real estate value. By not turning the area into a land of one- and two-acre lots and subdivisions, we can actually create a stronger lifestyle proposition by keeping the character and feel of the land intact and providing a different type of environment and experience for those who want to choose a more rural ambience. The key with this decision, as with many others in goverment, is to not be afraid to do things a little differently than those communities that surround us.

Early Morning Real Estate Tips

Since my most recent run in with achilles tendonitis has pretty much ended my long-time tradition of long Saturday or Sunday morning runs, I have often taken to getting up early and going for a walk with whichever one of the kids wakes up first on the weekend. Lately, it has been little Aaron, who is always a good partner for a walk around town, whether awake or asleep.











While walking Saturday, I was struck by the number of improvements and additions that have been made to the residential neighborhoods of Watkinsville. Despite the fact that we review and approve these projects as a city council, sometimes it is tough to see the forest for the trees. So Sunday morning I decided to take some photos and illustrate the trend and discuss it a bit here. All told, when one steps back, the total investment in existing neighborhoods in Watkinsville is well into the millions of dollars and is the equivalent of several stand alone neighborhoods.

There have been essentially two varieties of residential reinvestment in Watkinsville -- renovations and infill development. Renovations are just that -- someone moves into a home and makes it over, increasing property values and updating what is often an historic home. Infill development is when someone buys a lot (or several lots) and builds either a new home or several homes on that lot, depending on what the zoning allows. If you're interested in a smart real estate play in a down market, read on and take a look at the demand for context sensitive homes along many of Watkinsville's most highly regarded streets.

The Big Picture

There are two things about Watkinsville that have made renovations and infill a different animal than in other areas. For one thing, we have numerous large, vacant lots that appear ready for homes. Sunday morning I walked past at least six lots that could accomodate one (and in some cases two) traditional homes. The one pictured below is on South Main Street, across from the Golden Pantry.

Watkinsville also has a very eclectic style. Unlike Madison, we don't have all historic homes. Unlike Five Points in Athens, it's not all bungalows. In fact, I have always found the architectural variety of Watkinsville one of its most endearing traits. If you're going to build in Watkinsville, we aren't going to require an antebellum home, although we do have standards, especially along our historic and scenic corridors that we identified in the Your Watkinsville visioning process several years ago. But a benefit to infill development is the fact that homes are built over time and help give a neighborhood an established feel, rather than the uniformity that often occurs when all the homes are built in a 1-2 year period.

Much has been made in recent years of the improvements to Watkinsville's older commercial buildings and downtown district (including Ashford Manor and the Chappelle Gallery, which still feature residential uses but also have commercial uses), and rightly so. However, just as significantly (and less noticeable), has been the revitalization that has occured in some of Watkinsville's established neighborhoods over the past four years. Lets look at a few specific areas that have seen the most investment and then we'll see where this trend might go next.

Simonton Bridge/Whitehall Corridor: Several of the historic homes on Simonton Bridge Road have been improved in recent years, and in the past two years the home at the corner of 2nd and Simonton Bridge has been renovated spectacularly (see red home pictured). A new Southern Living home is also under construction between 2nd and 3rd street (pictured). Several other large lots remain on this road that would make wonderful home sites. At the edge of the city, five Southern Living style homes are going in on a parcel that use to house some overgrown brush and a trailer. Numerous other owners along Simonton Bridge take wonderful care of modest but historic homes with enormous character. Not surprisingly, Simonton Bridge, along with South Main and Jackson, were recognized as the favorite three streets of city residents during our visioning process.











2nd Street: This short stretch of road between Simonton Bridge and Barnett Shoals has seen the addition of one spectacular new home (stone house pictured) on a former wooded lot and a great renovation of a small bungalow. These efforts have really changed the character of the street. Along with the eclectic Chapel on the corner and cousin Mack's charming brick cottage, 2nd street is now second to none in terms of charm in Watkinsville. If the Memorial Baptist Church parsonage is ever restored, this will be an amazing little road.











3rd Street: Several wonderful renovations have taken place along 3rd Street, including the restoration of very different styles of homes. Just off 3rd Street sits Pecan Bluff, the only multi-family infill in Watkinsville. When complete, Pecan Bluff will be a standout development. Also pictured here are a board and batten cottage that has seen significant improvements and a brick craftsman cottage flanked by two magnificent Deodora Cedars that has been restored in recent years.











Harden Hill: Harden Hill is one of the oldest roads in the area, being the former stagecoach route between Watkinsville and Madison. Today, it has a wide variety of homes. One is currently being renovated and others have been added through the years. There is currently at least one historic home on Harden Hill that would be a great candidate for renovation.











Jackson Street: The grand dame of Watkinsville, with its low traffic count, beautiful trees and stunning homes. Recent years have seen a beautiful cottage added on what were once two vacant lots (pictured) and renovations to many of the homes on this wonderful street that is a short walk from downtown. A few homes remain on Jackson that could be improved, but many have been improved and sold in recent years, or have been sold and await new owners (and improvements).











S. Main Street: Most of the old homes on South Main remain, and lets hope that never changes. Developers have acquired lots (one tore down an existing home without a permit and still hopes to "upzone" the property), and several other homes were essentially "demolished by neglect" before the city passed an ordinance banning this practice in historic neighborhoods. There has been one neat home squeezed onto South Main -- lets hope there are a few more homes added in coming years on vacant lots on this historic corridor, and that property owners continue to care for the existing homes with the respect they deserve.

What's Next?

So, more importantly, where are the next areas where this trend may continue? The common threads of all these areas appear to be mature landscaping and tree canopy, empty lots, some historic housing stock, proximity to downtown, and a variety of housing styles. These are all themes that the Watkinsville City Council has noticed and is seeking to encourage with infrastructure investments like street trees, sidewalks, and historic preservation.

Streets that might move in this direction in the future include New High Shoals Road within the city limits (one home pictured below), Spring Circle, Barnett Shoals, Lee Street, and perhaps even Water Street (historic cottage pictured), depending on what happens with potential commercial in that area. Another critical factor would be the potential addition of sidewalks along South Main St. and New High Shoals and along Simonton Bridge to provide better pedestrian access to downtown areas.

Another town with some unique housing stock and the potential to see a similar impact is North High Shoals, especially with the new school coming next year and the scenic Apalachee River a short walk from downtown.











All that said, I shoudn't gloss over the challenges of infill redevelopment. Long-time neighbors are often skeptical of new homes at best, and many developers attempt to reach to far and over densify lots that they paid too much for. However, I'm convinced that healthy infill development is an important part of the future of Watkinsville, as long as it can be accomplished while preserving our historic homes and the character of our city. What do you think?

Conservation Center Likely Earns a Reprieve

Some good news in this morning's paper -- it looks as if the J. Phil Campbell Natural Resource Conservation Center will make it another year. While the paper attributes the reprieve to a congressional rejection of the President's plan to close the Watkinsville "experiment station" and other similar facilities, Voice of Moderation's D.C. sources say that nearly everything is "on hold" until November and that without an appropriations bill passing, everything was set to remain status quo, anyway. Bottom line: not a lot happens in D.C. while everyone waits to see who the next president is.

However, long-term it doesn't look like the Experiment Station is going to be with us as the undersecretary of agriculture essentially told our Senators that the station's "work is done." Hopefully this is not the case, but if it is, station administrators will hopefully shift the focus so they are making the wisest use of our tax dollars.

If this can't be done, the time is now for Oconee's leaders and perhaps officials at UGA or with the state department of agriculture to begin collaboratively planning "BRAC-style" for the future of this facility and its 1,100+ acres of greenspace in the heart of Oconee. The Campbell Center and its research heritage should remain an asset for Oconee County as we seek to preserve our agricultural roots and manage our future growth.

Robin Hood to the Rescue

My childhood years in Oconee County were spent in Northwest Woods, then the largest subdivision in Oconee County. We lived at 1510 Robin Hood Road, and I spent my middle school years riding bikes in the neighborhood, mowing people's lawns with my buddy Cody for spending money, exploring the woods behind the neighborhood, playing tennis, and swimming at the Northwest Woods Pool. Other past times included being Jay Allen's victim in faux professional wrestling matches on the trampoline, posing as a skateboarder, arguing with my brother and cousins, and playing hoops with a big group of friends at our house, at the Claghorns, or on Danny Dyer's cul-de-sac down the road.

It was a long walk, but if I had the energy and time, I would often stroll home from the old OCHS rather than wait on Mr. Huff and bus no. 22. I might also walk up to Dreamboat Annie's (to get the new Bon Jovi tape!), Oconee Sporting Goods, or the "old" Golden Pantry via Mars Hill Road on a summer morning. The roads were calm enough that my friend Danny and I could pedal our bikes to "the four way stop" to get a drink or get adventurous and ride out to High Shoals via the "speed bump" hill on New High Shoals Road and watch older kids at Paradise Falls. A trip to the "cool pool" at Killarney West was not out of range either if your friends from Lake Wildwood, Hillcrest or Killarney could sneak you past the Bishops, who guarded access pretty tightly.

In my teenage and college years, I spent most of my time pounding the neighborhood pavement, sweating on nearby country roads, or covering miles on the red clay tractor road that bisected the Dooley's fading farmlands behind the neighborhood as my brother and I prepared for upcoming cross country and track seasons. My high school girlfriend also lived in NWW and my job was just up the road at Bell's, when it was the only grocery store in Oconee.

The voting precinct for Northwest Woods was always Briarwood Baptist. Now NWW is part of the civic center precinct (the Civic Center was not around back in the day). In my wrap up on the elections last night, I mentioned how surprised I was that this district went so strongly for Sarah Bell given the fact that it had always been solidly pro-business, pro-development and the fact that Chairman Davis also lived there for many years. I also referenced the fact that voters in that district were beneficiaries of some recent and highly-touted county initiatives like the new park and the Mars Hill widening.

However, a more astute observer who happens to still live in the old neighborhood made me rethink my assumptions and consider my own impressions of that area today. Perhaps nowhere in our county is a transition from quiet, moderate growth to rapid, suburban style development more obvious than the area around Northwest Woods. In fact, this area and the adjacent area along Hog Mountain Road are the posterchild for what frustrates many about Oconee's current growth pattern. Look at the map and consider (NWW is the cluster of homes in the middle):

• The trails I used to run on and enjoy as a teen are now Parkside, just west of the neighborhood. But the problem is, there is just a road that connects 53 to Mars Hill. There are no homes, no shopping, no nothing. The woods and trees are gone, with nothing to replace it; for many in Northwest Woods, their views and peace and quiet are gone; while this neighborhood has enormous potential if it is built, I'm sure it is frustrating to see the woods disappear behind your home and then watch the land lay fallow.
• Several years ago, amid a controversial rezoning effort on the Southeast side of Northwest Woods, Bob Cain decided to spread chicken manure on land that was not rezoned from its agricultural use to teach the local residents a lesson. This incredible classy act soured many in Northwest Woods on the development community. This land, now rezoned, features paved roads, pipes emerging from the ground, but no homes, trees, or landscaping.
  
• When traveling to Butler's Crossroads (on the right edge of the map), residents in the "new side" of the neighborhood now get to enjoy stunning views of neon lights at a nail salon in the Colony Square shopping center along Highway 53, a beautiful new AutoZone with requisite bright orange paint, and several other vacant retail tracts. Those on the "old side" of NWW likely take Mars Hill to Butler's Crossroads. They now enjoy views of the half empty Manders Crossing shopping center at its intersection with Cliff Dawson Road (which is also now home to several vacant subdivisions), an undeveloped storage and retail parcel "developed" by one of our own planning commission members, and a variety of other vacant commercial lots.
• The easily accessible country roads I used to ride my bike on are now filled with subdivisions, some successful, and some less so (see Coldwater Creek, Parkside and others).
  
• The drive to "Herman C." -- once an easy bike ride or quick drive, now features no fewer than three large vacant "field hoods" of empty lots. Even worse, when these neighborhoods fill up, the county has promised to four-lane Hog Mountain Road to Herman C. Michael Park -- just what local residents want.
  

I would guess my former neighbors are not thrilled about these changes. All told, within a one mile radius of Northwest Woods, I would guess at least 1,000 lots have been rezoned and approved (mostly unbuilt), strip shopping centers have proliferated, and they have seen few if any benefits. I doubt anyone in Northwest Woods had any idea that Hog Mountain Road was being eyed as a growth corridor -- it just happened overnight.

It's a shame, because the corridor between Butler's Crossroads and Herman C. Michael Park should have been a showcase for Oconee County. It features one of the state's top high schools with a wonderful architectural design, several architecturally significant churches, pastoral land owned by UGA, and our county civic center. Instead, with poor planning, we have turned that stretch of road into our own little slice of Snellville. The scary thing is that it may be worse when it is built out.

The Mars Hill corridor is currently a crowded -- but stable -- two lane road right now. When it is four-laned, Northwest Woods will be surrounded by traffic, by more commercial development, and more change. Perhaps all of our BOC members new and old would benefit from a stroll around my old neighborhood. A talk with the residents of Sherwood Drive, Robin Hood Road, Kings Court, and Colliers Creek Road might make for some interesting conversation, and offer a pretty good picture of what many residents in Oconee think about our community right now.

Bottom line: if we're going to grow the "north end" of the county, lets say where that is and what it is going to be. Landscaping requirements should be enforced. Growth corridors announced and planned. Homes and buildings should face the street. Medians should be grassed and treed. Commercial architecture should be consistent. Careful planning and some of these steps can enhance property values of existing neighborhoods and make sure Oconee's great old neighborhoods stay that way.

So, current and former NWW residents .... what do you recall about our neighborhood? What were your fondest memories? And what do you think about what is happening around it now?

Greenspace News

If you've ever been atop certain North Carolina mountains or hiking on the Appalachian Trail, you appreciate the unique beauty of "balds," grassy plains atop some of the Eastern U.S.'s highest peaks. There is nothing more incredible after a day of hiking than reaching the top of a mountain and having an unobstructed view for miles and a grassy place to sit down and absorb the view. While it is certainly off topic from my usual postings, this approach to preserving these unusual "greenspaces" certainly is unique. My mother was born and raised about 30 minutes from "The Roan" near Bakersville, NC and this Spring our family visited the Roan High Bald on a spectacular spring day.

In what is perhaps more relevant greenspace news, Jim Langford has launched his "Million Mile Greenway" effort, and Maria Saporta covers it in today's AJC. This is a great idea that hopefully will take root in Oconee. While Greenways are established in Athens and other larger cities, many smaller communities lack the tools and resources to make them happen. Hopefully Jim and his team will be able to focus on rapidly growing Northeast Georgia as they move forward.

NBAF EIS Released

The draft environmental impact study for NBAF is out. At a quick glance, it looks like UGA's South Milledge site is taking the most hits for its visual impact and proximity to the Oconee River, although in fairness most impacts are listed as "moderate," "minor" or "negligible." Some of the other issues relate to distance from civilization (piping, infrastructure, etc.) -- not sure if DHS sees that as a positive or negative.

Details follow from DHS, and include links to the executive summary and the full report (large file warning). As I have stated repeatedly, this is a project that could be beneficial for our area given the quality of the jobs that it would provide and the critical mass it might provide in a growing industry. I have also said that we need to base the local debate on facts (not rhetoric); hopefully this document will help provide some of those facts for those who want to make an honest assessment. Either way, am sure this release will light up the local blogosphere over the weekend....

Dear Interested Party:

The U.S. Department of Homeland Security (DHS) announces the availability of the National Bio and Agro-Defense Facility Draft Environmental Impact Statement (NBAF DEIS). A copy of the Executive Summary is attached for your information and review. The NBAF DEIS and Executive Summary are also available online at http://www.dhs.gov/nbaf (click on Environmental Impact Statement) and in reading rooms as listed on the website. If you requested a hard copy of the document or a CD these will be sent in the mail to you. Please let us know if you do not receive a copy in the next week so we can ensure you receive the material.

The NBAF DEIS analyzes the potential environmental impacts of taking no action, as well as siting, constructing, and operating the proposed NBAF at the six site alternatives: 1) South Milledge Avenue Site, Athens, Georgia; 2) Manhattan Campus Site, Manhattan, Kansas; 3) Flora Industrial Park Site, Flora, Mississippi; 4) Plum Island Site, Plum Island, New York; 5) Umstead Research Farm Site, Butner, North Carolina; and 6) Texas Research Park Site; San Antonio, Texas.

In preparing the NBAF DEIS, DHS considered comments received from the public during the scoping period (July 31 through September 28, 2007). During the 60-day public comment period commencing on June 27, 2008 for the NBAF DEIS, DHS will hold public meetings to present the results of the environmental impact analyses and give the public the opportunity to provide its comments. The public meetings will be held in the vicinity of each proposed NBAF site alternative and in Washington, D.C. Meeting dates, times, and locations will be announced in the Federal Register, via local news media, through direct mail, and posted on the NBAF Web page (www.dhs.gov/nbaf).

Comments may be submitted orally, in writing at the public meetings or by using one of the following mechanisms:

U.S. MAIL U.S. Department of Homeland Security James V. Johnson Mail Stop #2100 245 Murray Lane, SW, Building 410 Washington, DC 20528	TOLL-FREE FAX 1-866-508-NBAF (6223) TOLL-FREE VOICE MAIL 1-866-501-NBAF (6223)
ONLINE: http://www.dhs.gov/nbaf (click on Public Involvement)

All comments (oral and written) received during the public comment period, which commences on June 27, 2008 and ends on August 25, 2008, will be given equal consideration and addressed in the final NBAF EIS. Individual names and addresses (including e-mail addresses) received as part of comment documents on the NBAF DEIS normally are part of the public record. DHS plans to reproduce comment documents in their entirety in the final NBAF EIS. Any person wishing to have his/her name, address, or other identifying information withheld from the public record of comment documents must state this request prominently at the beginning of any comment document. DHS will honor the request to the extent allowable by law. All submissions from organizations and businesses, and from individuals identifying themselves as representatives or officials of organizations or businesses, will be included in the public record and open to public inspection in their entirety.

I look forward to your participation in this important process. Thank you for your interest in the proposed NBAF.

Thank you,

NBAF Program Management Office

Housing News

Over at the Athens Inbox, you'll find an interesting story about a major celebrity returning to the Athens area (specifically to Nicholson, the homeland of my good friend Scott Brooks, who once had a run in with the very same celebrity at the mall when he was a teen).

And closer to home, check out the AJC story and photos about a stunning home at the Georgia Club (full disclosure, the Georgia Club is a client). I was able to tour the home and its gardens and it was amazing -- it's great to know that these types of innovative homes are being built in our area.

While the housing market might not be good in general, it is exciting to see interest picking up in some of our area's unique homes.

Oconee County Featured in the Wall Street Journal

The Georgia Club -- which I have long said is one of the best things Oconee County and this region have going for it -- is featured in today's Wall Street Journal. Since development began seven years ago, the Georgia Club has pioneered in a lot of ways -- with unique architecture, wonderful planning, greenspace preservation, mixing uses, etc. -- but it isn't featured for any of these things today. It's featured for something even better and near and dear to the hearts of many in this region: service.

The WSJ highlights the Georgia Club for giving back to the community. Last year, the Georgia Club started a community foundation that is now raising money for great causes across the region, and a percentage of the money on the sale of each home also goes back to charity. This year the foundation's efforts have already supported the Statham library and Statham Elementary. Its upcoming Christmas Tour of Homes, which is open to the public, will benefit several local charities and service organizations including Extra Special People (ESP), Interfaith Hospitality Network (IHN), Peace Place, Project ADAM, Recording for the Blind and Dyslexic (RFB&D), Statham Library and The Tree House. This is a great opportunity for the community to visit and give back to a great cause. Now in the spirit of full disclosure, I will admit they are a client of ours at Jackson Spalding. But even if they weren't, I would be raving about this great asset to our region.

If you haven't visited the Georgia Club lately, you should. Just turn in on your next trip up 316 and visit the sales center, or take a quick spin around the community. If you haven't been lately, you'll be amazed by the changes. There are beautiful homes big and small. Lot sizes and price points are varied, accomodating a variety of lifestyles. There is a definite sense of community. The community's latest neighborhood, Oconee Springs, is almost all in Oconee County. Many future homes will be as well.

As Northeast Georgia is mired in a housing slump, homes at The Georgia Club are still selling. Developers, take notice: by doing things right and doing the right thing, you can still sell homes. If we're going to keep building residential in Oconee, I hope a lot more of the communities are like the Georgia Club.