This and That

A lot happening in the news locally and regionally. Some quick takes.

• The memorial service and reception in honor of E.H. Culpepper yesterday were tremendous. Judge Stephens, Matt Sligh, and others offered wonderful tributes to a wonderful man, and of course, ribs were served afterwards at the Classic Center. All that was missing was a baggie of "extras" to take home.
  
• The Select Sustainable Tree Trust is in the news again, this time in the AJC for its contribution to UGA. President Adams toured North Campus with the guys from the tree trust on Wednesday as they begin to plan for fall tree installations (pictured).
• For all you eagerly awaiting the results of the Watkinsville City Council Strategy Session, it was a day well spent. We made progress on planning and prioritizing SPLOST, received an update on a number of other items, and will be moving forward on preserving our historic homes in Watkinsville and further evaluation -- and hopefully implementation -- of curbside recycling. It was a great opportunity to have dialogue in a more informal setting about the issues and opportunities ahead for Watkinsville.
• Athens is planning to require all new commercial and residential rehab construction to be up to LEED standards. Costs are described as a "few percentage points," but those add up quickly in these times. I hope they have done their homework on this and have a meaningful dialogue with local developers and contractors. LEED can be great but pricey, depending on the standards required. In Watkinsville we evaluated this requirement as part of our land use planning overhaul, and opted against it until costs came down.
• Water take 1: Don't be fooled -- a judge's recent ruling against Georgia in its effort to secure water from Lake Lanier for Metro Atlanta could have fallout for our region. If Metro Atlanta's faucet is indeed shut off, the largest beneficiaries of future growth and its attendant challenges could be Georgia counties close to Atlanta outside of the Lanier Watershed. That includes Jackson, Barrow, Oconee, Athens-Clarke, and Morgan. Dan Chapman and Leon Stafford do a good job summarizing all the challenges (and a few opportunities) on the water issue in today's AJC. Either way, this is a time for leaders to take stock and perhaps think outside the box as we plan for the future.
  
• Water take 2: Speaking of those water negotiations, Georgia's continuing fight seems futile. And even worse, the napalm-oriented approach of several of our federal congressmen may come back to bite us, according to Georgia's two political Toms -- Crawford at Capitol Impact and Baxter at InsiderAdvantage. Registration is required at both links, but Voice of Moderation is not holding out much hope on this effort, which has kept entire teams of lawyers in business for decades now. My preference -- cut the best deal we can now and begin to plan smarter ways to grow, conserve, and store more water. My fear is that we will be under the gun come 2012. One telling excerpt: "Even at the congressional level, Georgia could be hampered by the hostility generated by several of its Republican House members – notably Tom Price, Paul Broun, Lynn Westmoreland and Phil Gingrey – who have engaged in verbal battles with the Democratic majority’s leadership. “They [the Democrats] hate them,” said a House aide familiar with the Georgia delegation. “They won’t do things for Georgia just because of those guys.”
• Watkinsville's own Tifosi Optics gets some love in a paper out west. If you don't have Tifosis and need sunglasses, be sure to try them out!
• Speaking of local businesses, we had a great lunch at Girasoles on Wednesday. All of you in Watkinsville, don't forget Chef Jose and his staff. Apparently, he has also opened a new outpost in Bostwick as well!
  

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.

The Magic of Small Towns

Jason Winders doesn't think there is any magic left in small towns.

I disagree.

That said, I don't necessarily disagree with a lot of the points in his article, just that it is a sweeping generalization. Yes, there is poverty in many smaller communities. There are drug issues. Some are lacking in opportunities.

But I would argue that there is magic left in a lot of smaller communities. A quick drive to the communities that surround Athens would yield some interesting examples. The merchant who knows your name. The downtown that fights to survive -- or even thrives. The bed and breakfast that hosts world class concerts on an old family estate. The entrepreneur who finds a way to make it big in a small town. The pastor who keeps his flock downtown and his church growing. The neighbor who prefers the kindness of others to the "kindness" of the federal government. The retiree who comes back to restore the old homeplace. The families who stay -- despite being able to find more opportunity elsewhere -- because they want their children around family and the values of their church, their community, and their friends. The rural scenery. The quiet.

Indeed, I often feel like much of the anti-growth dialogue in this region is a natural and instinctive reaction by many -- old and new alike -- seeking to protect and preserve the essential "smallness" of their community, their area, or their town. If people didn't feel so passionately about that lifestyle, why would they invest so much energy to fight change that often clearly brings the higher wages, the industry, and the opportunities that are missing in so many smaller communities? They like things the way they are.

The bottom line is that just like there are good cities and bad cities, good neighborhoods and bad neighborhoods, you can't generalize about small towns. They are evolving, as they have for hundreds of years (check out the history of Arcade if you want to see this in action).

Some will fade, some will go away, some will "grow away," and some will retain their identity. Life will get harder in some, and easier in others. But I would argue if there is "magic" anywhere in America, it is often found in its small towns. After all, if Boo Weekley had grown up in a city or suburbia, would he have galloped down the first fairway at the Ryder Cup? Doubtful.

And yes, they will always remain a part of the American political narrative. Too many Americans have roots there, or imagine they do. Few people yearn for a "faster pace." Most don't seek out more traffic. And while there are some who will, most of us don't necessarily want to accept that petty crime is going to be part of our life, as it is for many who live in larger cities. There is a reality behind the symbolism of the small town in our political dialogue.

All that said, the scary part about our culture is that due to a number of factors, life in a small town doesn't necessarily imbue the neighborly characteristics we expect. The values and ethics that were once more rigorously instilled and enforced by neighbors in a smaller community are often superseded by the rot that can be accessed online or on television, or even in the human soul. Whether you're in a big city or small town, certain values -- honesty, courage, tolerance, respect, kindness -- should be American hallmarks. Regardless of geography, all too often they aren't, and that's too bad.

P.S. Kudos to Mr. Winders for starting a thoughtful conversation.

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.

Oconee Election Analysis and Growth

Lee Becker has completed what has to be the most detailed local election analysis in state history. He maps correlations and voting patterns between candidates and teases out some interesting facts. The big take away supports my contention all along: that this election was about growth, not alcohol. Most voters -- especially those in South Oconee -- seem to want to slow down the growth train in a major way.

I have been thinking a lot about growth lately, since I have been driving to Atlanta a bit more than usual (driving through Atlanta and Gwinnett always makes me think about growth, good and bad). A conclusion I am reaching is that there is something about a consistent, sustainable rate of growth that leads to more healthy communities (defined primiarly by sustainable and stable neighborhoods, long term value, and non-deteriorating commercial nodes). Perhaps in Oconee we need to see out our historic growth numbers -- 4, 5, 6% or whatever -- and seek to match that, both in terms of population growth and lots platted.

Almost every area that I pass through that has had abnormally rapid growth also sees a rapid decline years later. Even within similar geographic areas, this occurs. A great example is Gwinnett, which had the growth wave march outward 20+ years ago. Cars clog roads and students clog schools. Governments are then forced to permit high-density apartments and questionable commercial to "balance the tax base." It seems that after one generation of families (or 20+ years), deterioration of those neighborhoods begins. Similar trends can be seen in areas in South and West DeKalb, eastern Rockdale and Douglas County.

Fundamental principles in neighborhoods that seem to stand the test of time are high quality residential building standards, quality landscaping, established infrastructure (rather than building infrastructure after traffic was already bad), and neighborhood schools. You can also see these principles at work in Athens, Gainesville, Rome and other cities. Thoughts?

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.

Links and Thoughts

A few links and thoughts for the day:

• Regular readers know I am passionate about energy independence. This issue hits the U.S. globally (national defense, economic competitiveness) and locally (economic impact, lifestyle changes, etc.) This editorial from the Washington Post nails it, calling for the need to conserve but to drill as well. A key point the story makes that is easily missed: "The strongest argument against drilling is that it could distract the country from a pursuit of alternative sources of energy....No, the United States cannot drill its way to energy independence. But with the roaring economies of China and India gobbling up oil in the two countries' latter-day industrial revolutions, the United States can no longer afford to turn its back on finding all the sources of fuel necessary to maintain its economy and its standard of living." Even conservative Rep. Jack Kingston blogged about this editorial today, although he left out the ANWR part of the equation.
• I also applaud Senators Chambliss and Isakson for being a part of the gang of 10 who are practical Republicans willing to compromise to get something accomplished on the energy front. To the Hannitys and Limbaughs and Boortzes who would rather watch blather about inflating tires, driving a hybrid that gets 18 MPG and in general use inaction on energy as an club to win the election rather than get something accomplished, shame on you. This approach is a sad commentary on how desperate Republicans are to beat Obama. Interesting coverage and commentary here and here. Transcript of Chambliss v. Boortz here.
• It came out earlier this week that Mississippi is in the lead in the NBAF race because of some political shenanigans. Most people think this is bad news for Athens' chances (or good news in general, depending on your perspective). But did it not occur to anyone that this information was likely leaked for a reason, perhaps by another competitor in order to hurt Mississippi? My suspects would be Kansas and Texas, in that order, who have little community opposition and the strongest mix of political and technical strength among candidates. If the NBAF decision stretches past the election, the news of a Bush appointee meddling with the process will likely kill Mississippi's chances.
• Go Jim Wooten. Or should I say go John Witte Jr. Thoughtful editorial and an amazing look at one of the most devastating trends in our society today -- that of one-parent households. An excerpt: "Without question, when 38 percent of children are born to single women and to men who are most likely walk-aways, serious changes in the law, in the media, in the conversations on campuses, and in the middle class and in churches, are required. Adults deserve every protection of the law —- until the moment they conceive. Then the law's obligation shifts to the interests of the child ...."
• Newsweek and Time have both run big pieces lately on the end of the South or what is happening in the South. As always seems to happen, they fall to quickly into generalizations and Newsweek chooses to lead with the old "Southern angst over the civil war" approach. Lets face it, there are a few who still think about the "War of Northern Aggression." Well, maybe a few is too strong. Much too strong. The fact is, the vast majority of the South has moved on. Way on. Sure, we still have our issues down here. But what sets the South apart these days isn't race or an old legacy. It's pace. It's tradition, whether black or white. It's a certain energy and state of mind. It sure isn't a bunch of worrying over the lost cause that's got the South thinking a little bit harder about his presidential election than ones previous -- it's issues like energy independence (which hit our auto-driven, air conditioning society particularly hard), the contrast of growth and poverty, educational opportunities, and much more.
• Speaking of the South, it took some serious guts for Rich Rusk to pen this piece on Moore's Ford. His group has done a lot to try to bring closure to this tragedy, and deserves credit. But he's right -- the re-enactments have transformed into a spectacle and are no longer necessary. But I have a feeling they will keep occuring as long as 1) the media keeps covering them and 2) no arrests are made in the case.

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?

Upcoming Elections

In case you've missed the signs, local election season is here, with voting this Tuesday. This year's elections are pivotal for Oconee County. Several key issues are on the table that need to be addressed and handled carefully. These include water resources, land planning, overall growth, economic development, cooperation among governments, and more.

In general, it is my hope that on the county level, more resources and thought will be given to careful land planning and zoning and stronger, more open interaction and cooperation with other government bodies (BOE and cities). With the alcohol vote, Mars Hill widening and the down economy, this will be more important than ever. Given the dependence of our economy on construction, the logical temptation at the county level will be to approve anything that comes through the door, regardless of quality.

I will make one other comment -- several incumbent commissioners have made strong comments about the "sustainable" growth rate in Oconee in an attempt to offset the impression most Oconee residents have of rampant growth. Those commissioners conveniently focus on population growth rather than the votes they made that entitled several thousand more lots in our community than are currently built out. Had the economy not tanked, this "3-5%" growth rate would be much higher -- we would have trailers at our schools and roads that would be much too crowded for our infrastructure. Keep this in mind as you consider their claims.

At any rate, there are several seats that are of critical importance; while I won't offer a full slate of endorsements, I hope you will carefully consider the following positions along with all the others.

Oconee County Board of Commissioners

Post 1: Tough call. Johnny Pritchett is a good man and has been a good mayor in Bishop (he served on the BOC prior to 2004) and will serve the county well if elected. But Jim Luke, as a business owner, is a strong, independent representative for Oconee County and will get my vote.

Post 4: It is truly unfortunate that Mike Maxey chose to run against Chuck Horton. Had Maxey run against any other commissioner, he likely would have earned my vote. Mike is smart, independent, ethical, honest, a business owner and not afraid to think outside the box, and his platform reflects it. Unfortunately, he has chosen to run against Horton, a commissioner who already offers many of these very qualities on the BOC. In fact, Chuck's thoughtful votes on land use and development and his familiarity with other local governments are the true difference in this election between he and Maxey -- both have a record (Maxey from the planning commission, Horton from the BOC) and it is clear which is more in tune with the desire of most Oconee residents to have a managed, balanced approach to growth.

Despite Mike's thoughtful platform (note to other candidates -- you would do well to offer the same degree of thought as Mike does on his website in future elections), his required fealty to the "growth" industry concerns me. Chuck has shown considerable interest in Oconee County's municipalities -- he is the only candidate or BOC member to make a visit in the last 4 years outside the campaign season to a Watkinsville city council meeting. He also served as chair of the Board of Education in the 1990s and did an admirable job. His familiarity with the challenges facing municipal governments and our schools gives him strong insights that are needed on the BOC. It is my hope that Chuck will retain his seat on the BOC.

Post 3: Aside from one vote in favor of a large subdivision alongside the former Green Hills Country Club, Margaret Hale has been a strong supporter of common-sense growth in Oconee and a thoughtful approach to building infrastructure and development. Her opponent, Esther Porter, like Maxey, is beholden to the development industry by virtue of her business and in my interaction with her showed little knowledge of broader county issues.

Oconee County BOE

Post 4: Chuck Toney is an experienced communicator, which is a critical skill in today's education arena. He is running against a qualified opponent in Mike Hunter. Chuck has been involved with the schools in a number of capacities for years, is the son of a high school principal, and will get my vote.

Post 2: Mack Guest is a client and friend. He is also perhaps one of the most qualified BOE members we have ever had. Mack has run and served on the boards of organizations large and small, and his understanding of what it means to be a board member (how to hire qualified staff, set policy, and let them run things) along with his knowledge of logistics, transportation, and cost savings from running his own transportation and logistics company is a great skill set. A vote for Mack is a no-brainer. This incident reinforces that point.

Political and Transportation News

Some local political and transportation news you shouldn't miss:

1) Paul Broun is claiming that he has saved the USDA's Phil Campbell Agricultural Research Center in Watkinsville. I really hope this is the case, as the center and the greenspace it provides is great for the community. I have not heard positive reports about this from anyone other than Rep. Broun.

2) Senator Bill Cowsert has been named one of Governor Perdue's floor leaders in the Senate. As I said in my earlier post, the level of promise and potential Cowsert has -- and the respect he gets from his colleagues -- make him the easy choice in the upcoming primary vote. While I don't always agree with the Governor and his laid back approach to governing, this is a significant assignment for Sen. Cowsert. Athens paper covers it here.

3) Well, nobody has officially notified the city of Watkinsville (despite our financial participation in the project), but the Oconee Enterprise is reporting that the Mars Hill widening project is moving forward. I have decidedly mixed emotions about this effort. Frankly, I have zero interest in seeing the whole corridor "opened up to commercial development" as the article says. Just what we need: another sprawling route full of strip malls, poorly planned commercial (see the recent Auto Zone and attendant shopping area at Butler's Crossroads for a good example of this) and the occasional subdivision entrance. While the road needs some improvements, the track record of GDOT road expansions ever being viable routes for cyclists and pedestrians (and for having any redeeming aesthetic value) is not good. We have been working hard to make sure the stretch in the Watkinsville city limits is designed and handled in a quality way that respects the existing business and institutions in the community while addressing traffic needs.

Bottom line, if there is one thing Oconee needs, it is stronger aesthetic planning guides governing the appearance of commercial and office buildings on commercial corridors. Extensive landscaping, buffers, brick buildings, hidden or buried power lines, generous sidewalks, street trees, landscaped (rather than concrete) medians should all be the norm for any road widenings. Lets hope "the new" Mars Hill includes these features.

Mortgage Bailout Plans Bad News

If you read the Oconee County legal organ, the Oconee Enterprise, you'll notice that the numbers of foreclosures have grown significantly this year. Many of these are established homes occupied by individuals who have been unable to pay their bills. Undoubtedly, these are sad situations for the owners and occupants of these homes. Other listings are for undeveloped lots or unsold homes in some of Oconee's new neighborhoods, most notably Coldwater Creek, which seems to have a few listed each week. Despite these notices, it is obvious that the vast majority of people in Oconee and elsewhere have honored their commitments to their banks, and despite the tough times, are still paying their mortgages.

Over the past few weeks and months I have discussed the mortgage situation with various reporters and others, and posted on it on May 21. I have deep concerns about Congress' apparent willingness to wade into the non-fraudulent aspects of the national mortgage situation -- which in many areas is much worse than that in Oconee -- and rescue borrowers who took on a larger mortgage than they could handle as well as the banks who loaned them the money.

Today, details began to emerge in the Washington Post and elsewhere that set off the alarm bells again. If you buy a house you can't afford, why in the world should you get a guaranteed bailout from the government? What does this tell future consumers? Why shouldn't everyone be able to get a government backed, low cost loan? And why in the world should a bank that loaned someone the money -- when it shouldn't have -- be able to avoid the full consequences of that action?

Clark Howard calls this action privatized risk and socialized return -- and I couldn't agree more. He summarizes his point neatly:

"This plan is being sold as a "bailout for homeowners," but it's the lenders who really benefit.

... BoA is using its influence in Washington to get a deal for itself and other lenders from the government -- with taxpayers being put at risk to fund it.

The question remains: Will this move actually help the homeowners who are delinquent? We'll have to wait and see. There's no telling if this is a workable solution for those who got into loans they could never afford.

Most of us who pay our mortgages every month aren't happy about a taxpayer-supported bailout. But there are complicating factors. For example, every foreclosed house in a neighborhood lowers the value of surrounding homes by 1%."

A Wall Street Journal article goes into more detail on the specifics of the bill, and offers some further insights on the situation, including the idea that bailed out borrowers somehow will share profits with the federal government and that $4 billion of community development block grants are involved, which are always a red flag for me as they are often a gift to inefficient urban governments.

Let me say this: anyone who was duped by an unscrupulous lender needs to have a recourse through the government or the legal system. But the healthiest thing for our economy long term is for the borrowers who bit off more than they could chew and the bankers who enabled them to bear the painful consequences of capitalism. And if mortgage lenders were corrupt or misleading to consumers, they should be prosecuted to the full extent of the law and those borrowers should be granted relief.

I admit that I am not a banker. If anyone can make a case for this bill and why it is getting near unanimous support on the hill (other than pure political expediency), please comment below. I'd also love to hear about how else this situation is impacting the local economy from your perspective. To me, it seems as if it's another step towards the erosion of personal responsibility and limited government involvement in business that our country was founded on.

Kuhlke Appointment Good News for Watkinsville, Northeast Georgia

Often times we tend to focus on the negative in politics. A bit of good news quietly came our way last week as Bill Kuhlke of Augusta was named chairman of the board for the Georgia Department of Transportation.

What, do you ask, does an appointment of an Augustan have to do with Watkinsville? Here's what. GDOT board slots are appointed by Congressional District. We share a congressional district with Augusta (which currently features Paul Broun and Barry Fleming going mano-a-mano), meaning Mr. Kuhlke is actually our representative on the GDOT board.

One of the biggest weaknesses of our region -- and the state -- for a long time has been a lack of transportation funding and effective planning. In recent months, we have had visits from Commissioner Abraham, and now we have a reasonably local chairman in place just as the Governor gets on board with commuter rail and GDOT begins putting together its state transportation plan, led by Ms. Abraham. Over at the Athens Inbox, I theorized that we might finally be in the right place at the right time.

Despite being from Augusta, Mr. Kuhlke has proven to be a strong advocate for Watkinsville and Athens. He has helped us secure significant federal dollars for streetscape II and is showing a strong interest in the currently stalled 441 widening project in South Oconee.

What does this mean? It's probably too early to tell. But rest assured, all politics is local, and the needs of this region -- from the Brain Train to the Bishop by-pass to the 441-15 connector south of Watkinsville to Jennings Mill Parkway to a 316 upgrade -- are a lot more likely to be met when you have local leaders in positions to make things happen. Check out this entry for my transportation wish list and lets hope some of them start to become a reality -- sooner rather than later!

City Council and Candidate Forums

City Council meeting was pretty low key last night. We approved the 2009 budget at $100,000 less than the 2008 budget. We still anticipate dipping into our reserves, which seems to be a trend among local governments recently. The city is beginning to construct its wish list for the upcoming SPLOST proposal, so feel free to offer up some ideas on that. The City Council is hopeful that the county will engage the cities as participants in the SPLOST effort this time around.

Below you'll find video from the recent candidate forums. There has been much discussion about this in the local media as to whether they were biased or not, but I won't rehash -- just watch and choose for yourself. There will also be additional forums sponsored by the Oconee Chamber on June 16 and 17 that you may also want to attend if you're interested in our County's future.

Also, while we're on the topic of video, our local BOC deserves a major pat on the back for moving quickly to arrange and post video of their meetings on the county website. A good step, although I hope they will keep them up longer than a week. We may want to look into something similar in the city when the budget situation is a bit better.



Candidate forum for Chair of the Oconee County Board of Commissioners from Farmingtony on Vimeo.



Candidate Forum for the Four Posts of the Oconee County Board of Commissioners from Farmingtony on Vimeo.



Part 2 of the Candidate Forum for Chair of the Oconee County Board of Commissioners from Farmingtony on Vimeo.


Candidate Forum for Oconee County Coroner from Lee Becker on Vimeo.

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.