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?

Gang of 10

Earlier this week I offered up some kudos to Sens. Isakson and Chambliss for actually working on a compromise (gasp!) bill that will make real progress towards energy independence. Today, in an op-ed in the AJC, they offer some more detail on their efforts.

It is apparent they are taking some heat over this as a result of attacks from talk entertainers Rush Limbaugh, Sean Hannity, and Neal Boortz who want to hold up progress on energy in order to score points for John McCain. (Side note: I really wish Sen. McCain could find a way to score points on the issues).

Johnny and Saxby -- stick to your guns. Get something done. This isn't a campaign issue. It is an economic issue for the vast majority of Americans and Georgians, and contrary to popular belief, there are a lot of Republicans who recognize it will take more than just "drilling here and drilling now" to wean ourselves from our addiction to foreign oil.

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.

Watkinsville on the Web

Watkinsville now officially has a website -- visit www.cityofwatkinsville.com.

City Council budgeted for the site last year, and it has been up (pretty quietly) for several months. The goal is to make it easier for citizens, business owners, etc. to find basic information on the city and to download the various forms (permits, ordinances) rather than having to make a trip to the city for information. The site is rather utilitarian, but it certainly works well enough for what we want.

That said, if you have tips for improvement, let me know! As a small government, we can't afford a lot of bells and whistles, but major kudos to City Clerk Julie Sanders for getting this done amid all the other items she has on her plate.

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.