The AVOC Review

Another Voice From Oconee County, Georgia

By:  AVOC, INC.

www.AnotherVoiceFromOconeeCounty.com 

November 11, 2005

Here is a compilation and summary of AVOC articles posted on our website since the August, 2005, Review.  We hope the details will help your understanding of our local government.

Much is going on and much detail is not always available in the media.  AVOC senses that more and more citizens are now concerned about the haphazard residential ‘SPRAWL’ taking place in the county.   Spending by the Commissioners and School Officials is becoming a concern to many folks too.

Thanks for your support and encouragement of this effort.   We welcome comments and names and addresses of citizens not receiving the Review.

Wendell Dawson, Editor

Oconee Zoning, Growth & Lack of Plan or Vision 8-26-05: In recent years, Oconee County has effectively abandoned its Land Use Plan Map.  Rezones, MPDs, residential subdivisions are going anywhere a developer can buy land.   Development is sprawling all over the county. Fire stations, firemen, police stations, schools are just some of the needs to be faced as a result of an “open door” policy toward residential development.  

Much of the development is not noticed by many of us until we see it as we drive along roads in the county.  Even then, unless one travels a lot of county roads, one does not have a real picture of what has been happening.

Metro-Atlanta track builders are here.  More and more land is being bought under other names but the builder is essentially the same in many of the developments- from Bishop, Flat Rock, Hog Mountain Road and U. S. 78.

Oconee GIS Zoning Map 2005

The word just does not “get out” to citizens.  Reading of newspapers is low.  Most of us are really busy.   What happens at a BOC meeting is not important except as to the extent the public knows or understands it.

Recently, I was talking to a person who has owned property for 15 years or more in the county.  He is educated and informed.  He served on a Citizen Advisory Committees in the Late 90's.  He did not know the current jail is scheduled for demolition until I told him.

Recently, I spoke to a men's group about the direction of the county and some concerns.  Some in the group also expressed concerns about the direction of the county.  In one on one conversations, many folks express concern about the rate of growth and direction of the county.

The most recent headline zoning in Oconee saw a crowd show up at the August 2, 2005, meeting of the BOC, to oppose and speak against the Waste Site location on GA Highway 15 near the south side of Watkinsville.  Some were there because it was in their neighborhood. 

Ray Goff spoke for the rezone and did not win any new friends in the county.  However, Ray has been there for developments in the Mars Hill Road area for sometime.  The “Growth” has now “jumped across the railroad tracks” in Watkinsville. 

Ray Goff and Tom Little will be following Bob Cain on rezoning of some of the Price Mill Road- Gober Road -Steinemann Property recently split up from a 900 + or – acre tract to the west of Bishop—far from any schools, fire stations or stores.

2022 Land Use Map dated September 3, 2002 

Residences Popping Up Everywhere-9-1-05: A little over a year ago, Oconee Commissioners were up for election.  Developers and homebuilders were heavily involved in the campaigns.   Large color ads appeared in the Athens Banner-Herald heralding the economic benefits of residential construction.

Many out of date census numbers were used to claim that Oconee County was not growing fast but had a moderate rate of growth.  These claims defied the facts of zoning approvals on a regular basis for about 18 months approving MPDs (Master Planned Developments) which allowed for dense, sewer served residential development. 

  The developments were spread all over the North Part of the county, in former pastures and soy bean fields. They were allowed at considerable distance from the Sheriffs Office, Fire Stations, Schools, Library and medical treatment.  There seemed to be little information on future costs and a cost benefit analysis.    GUESS WHAT:  These developments are now building like “gangbusters”.  Force sewer mains have  been run to places that long-time residents considered the “boondocks”.

  Earlier this year, AVOC attempted to get building permit numbers but was told the information was not available or were negligible.  The county’s website demographics just goes through 2003. 

Obviously, Oconee is being “Gwinnett-icized”.   I used to drive up GA 316 and see rows of houses all along the route in Barrow and Gwinnett Counties.  I was glad we did not have those numerous “stack houses”.   At least they are concentrated in the other two counties. 

   In Oconee, they are located anywhere that a developer could run a sewer line.  Our “pocketbook” policy of sewer capacity has made a mockery of the County’s Land Use Plan.  It is creating nightmares for future county and school officials to provide facilities and services to all of these residences.

   Oftentimes, we read in the area media about rezones and land sales involving long-time residents.  Frequently, a local person is allegedly the buyer.   In a short while, the properties are “flipped” with the middle man making big bucks and the property is then built out by a Metro-Atlanta builder who builds in volume.  These builders are bringing in their own materials, subcontractors, lenders and realtors and closing attorney.  The properties will be built out in a short time and Oconee will be left with the bill for services.

  It is sad to see what is happening to our community.   We definitely have a “gold-rush” mentality.  Unfortunately, “Gold Rush” towns do not survive for very long.   After the “Gold” is gone, the “Miners” move on.   It will be more and more evident in the next couple of years.  We can expect more deteriorating roads, over crowded schools, higher taxes and other problems inherent in rapid residential growth.

   Persons of vision and effort made this community a success over several decades.  To me, we became a “prize” for persons to seek personal gain and wealth without any long-term concerns for the future.  Some newer citizens see it.  Many of our long time residents are “shaking their heads”.  Landowners are speculating on what price they can get.   It is amazing that the bubble can keep getting bigger.  Sooner or later, it will hiccup but the “smart and experienced” developers will have “hit and run”!

Dartmouth Park on Lenru at Malcom Bridge Road- 263 Units Approved by BOC on 8/5/03

Westland on Hwy 78 at Apalachee River- 430 Units Approved by BOC on 10/7/03

MONEY COMMITTED TO NEW PARK WITH LITTLE DISCUSSION:  According to reports to AVOC, the Oconee BOC has committed $
,364,375 to the New Park project with little discussion or information for the public.  AVOC tried to get a summary of schematic of the project plans by Open Records Request.  By Letter of July 12, 2005, we were advised we could get a full copy of the plans for $
00.00.  The County Website does not show details at least on the front page.  The latest Recreation “Press Release” is dated in May 2005, and deals with the old cabin at Heritage Park.

The only schematic AVOC has been able to acquire is the first one posted on the County’s website for the bond referendum. (SEE ABOVE)  We understand it has been significantly “adjusted”.

Lack of public discussion and information is disturbing in light of the history of this entire project.  Just last week a citizen commented that he could not believe that Oconee voters approved that “thing”.  I always point out that the issue had as many opponents as supporters.  In my opinion it was “slipped through” while voters were pre-occupied with the Liquor Vote in November 2002.

A concern to AVOC is who will be doing the work or getting paid on this huge spending project.  There have been rumors for sometime that the county will award some of the work to a land designer who was not paid approximately $
6,000 for work on the project in 2002.  The Chairman reportedly got in a “tight spot” by committing to a design contractor without Board approval.  I talked to knowledgeable persons involved on several occasions about this matter.  The contractor was demanding payment for sometime or threatened suit. 

My concern is that the county can ill afford this massive recreation project with all of the existing infrastructure and road needs.  Operational costs will drive up property taxes for the homeowner.

SCHOOLS THINKING BIG!  For sometime, citizens concerned about Oconee’s fast growth have been concerned about the school system and tax digest.   

Last year, the County Officials, echoed by the School Superintendent, said we were not growing fast and the schools and infrastructure could handle it.   One cannot drive along Oconee County roads or look at Building Permit applications without knowing we are in a residential “fast growth” mode.   Development interests now pretty much dominate the local banks, county government and the school officials.

    A big sales pitch for years has been the “excellent schools” in Oconee County.   The development community likes to see new schools in communities so they can then “sell the school”.  Look at the rural areas of Oconee that “burst open” after location of new schools in the 90’s: Malcom Bridge Road, Rocky Branch and GA Highway 53.  The next school sites will change that area of the county.   Instead of going to growth areas, we may be starting growth areas.

   Oconee County can ill afford this pace of residential growth.  The roads, schools, public safety facilities etc are not up to it.  I do know some teachers have to buy supplies and work with limited equipment.  At budget time, we hear that we do not have enough facilities, not enough funds and we need more revenue and more SPLOST money.  Taxes never go down in spite of all the “economic development” talk we get.   I think we are just chasing our tails.

   Many citizens thought we were premature in building a second High School.  We seemed to want to make it “bigger and better”.  The last cost figures I have heard on North Oconee High School was around $
4 Million and we are not through! 

    Recently, I drove to Atlanta along U. S. Highway 78 through Snellville.  On the south side of the road, construction was going on with South Gwinnett High School.  It now stretches for two or three city blocks.  I remember South Gwinnett High School from my days in High School and I attended a basketball game there around 1960.  It is still there.  It has not been abandoned.  It has been expanded.  Oconee County should study Gwinnett County on handling school and growth without choking out what is good in a community.

South Gwinnett High School in Gwinnett

There is no vision for the Oconee County of 2005.   Oconee County seems to be now controlled by Special Interests and Development interests.   The Oconee County most of us sought and worked for is rapidly evaporating to the greedy interests of a small number of persons.

Citizens need to organize and run for office and try to change some directions.

Elderly Oconee County Newspaper Official Involved in Auto Accident -10-26-05:  AVOC sources have reported that an elderly lady affiliated with a local newspaper was involved in an auto accident involving a bicyclist on Monday, October 24, 2005.

    Apparently, the elderly citizen was headed North on GA 53 and attempted to turn left in the vicinity of Publix Shopping Center.  She allegedly turned left in the path of a bicyclist headed south on GA 53. The bicyclist reportedly is a 40ish Oconee County Minister.  Reports say the bicyclist was thrown over the hood and landed on his head- thankfully he had a helmet.  He did sustain injury to a knee that required surgery and a three month recuperation.

   AVOC understands that emergency personnel came to the scene.  AVOC does not know if any police report was made or if any charges were filed against the elderly lady driving the automobile.  There have been no newspaper reports, according to observers.

NINE ACRES AVAILABLE ADJACENT TO COURTHOUSE COMPLEX: In the last couple of years, two long-time residents of the Water Street –Courthouse area have died.  Their estates have signs indicating real estate is for sale.  The two estates own all the frontage on Water Street from the Courthouse to Durham St behind Oconee State Bank.  AVOC has been told that the County has declined to buy the properties.

  AVOC understands there is close to 9 to 12 acres in the two tracts.  The County badly needs more space around the courthouse.  A courthouse has to be located in the County Seat by law- in the City of Watkinsville.  As one who diligently looked for a Fire Station lot and other facilities for a number of years, I know that the availability of land is rare – almost a generational thing.

The County should buy this land.  It is and will be needed.  I do not know if the County is too much committed financially on the New Park and the New Jail, or someone thinks they will just go outside town and build a ‘big complex”.   That is bad either way.

   Investment in this land will serve the county a lot longer than the New Jail (some near future Sheriff will want to replace the new one) and New Ball-fields.

There needs to be more vision and longer range planning and thinking on the part of the County Commissioners.

DEVELOPERS MAY INFLUENCE SCHOOL LOCATIONS -10-19-05:  A few months ago, 8-900 acres tracts  of land were sold on Price Mill Road and Gober Road, near the Apalachee and Morgan County Line just inside Oconee County.  Several developers were buyers.  Some of the land has already been rezoned for residential development.

   In recent months, there has been talk of a new school in the area of Bishop and High Shoals.  Many of us thought the subdivision growth around New High Shoals and Elder Roads would dictate a location somewhere in that area along GA 186.

   Alas, AVOC sources say there is “much talk” that the new school may not go in the Highway 186 area or to an area with existing residents.  It could go to the Gober-Price Mill Road area where there is no water, no sewer and substandard roads.

Price Mill Rd. @ Gober Road- Looking Toward Apalachee River

Will this help the developers who are in the process of developing projects in that area? Are we using schools to promote and enhance residential growth? Are we using the schools as an excuse to provide utilities and infrastructure for Developers?   How much above Market Value will the County Pay?

Voters need to ask members of the Board of Education and County Commissioners.   Growth is almost out of control now- and outstripping resources.  Do we need to fan the flames?