Document Oconeecountyga_doc_56ea9c3fd4

Community Assessment Volume 2 Technical Analysis July 2007 ROSS+associates urban planning & plan implementation Prepared as an Element of the Joint Comprehensive Plan 2030 for Bishop, Bogart, North High Shoals, Watkinsville and Oconee County, Georgia ---PAGE BREAK--- Community Assessment, Volume 2—July 2007 i Community Assessment Volume 2: Technical Analysis Demographic Overview 1 Historic Population 1 Population Forecasts 2 Household 4 Age Characteristics 7 Race and Ethnicity 14 Income 16 Education 20 Housing 24 Housing Forecasts 24 Housing 25 Quality of 30 Affordability and Demographics 31 Barriers to Affordability 36 Cost Burdened Households/Households in Need 37 Special Need Populations 45 Available Housing Programs 49 Economic Development 50 Labor Force Overview 50 Employment 53 Employment 54 Economic Base 57 Economic Trends 60 Economic Resources 64 Workforce Development 71 Natural 74 Topography 75 Mineral Resources 75 Soils and Steep Slopes 75 Conservation Areas 79 Scenic Views and Sites 83 Forest Resources 84 Water Resources 87 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page ii Environmentally Sensitive and Ecologically Significant Areas 93 Environmental Programs 95 Historic and Cultural Resource 102 Historic and Cultural Resource Overview 102 Federally Registered Sites 103 Historic Districts 105 Historic Sites 105 Historic Markers 107 Cemeteries 108 Impact of Development on Historic Integrity or Cultural Significance of 109 110 Preservation Resources 113 Community Facilities and Services 115 Water and Wastewater Supply and 115 Information Technology 123 Public Safety 123 Parks and Recreation 134 Public Works 138 Stormwater 141 142 Cultural 142 Health and Social 144 Educational 147 Transportation 154 Roads Network (roads, highways and bridges) 154 Commute 157 158 Alternative 158 Railroads 159 Airport 159 Transportation, Land Use and Connectivity 160 Intergovernmental 161 Adjacent Local Governments 161 Economic Development 161 Oconee County Board of Education 161 Federal, State or Regional Programs 161 ---PAGE BREAK--- Community Assessment, Volume 2— July 2007 Page 1 Demographic Overview Population growth and characteristics are important to the overall land use demand and the services and infrastructure to service this demand. The purpose of assessing Oconee County’s demographics is to: y Look at past population trends and how they relate to the future; y Project the rate of growth and actual growth in order to determine the demand for land use types and infrastructure needs; y Determine where those needs are currently; y Analyze household characteristics to determine housing type and cost, retail and employment market, and special needs populations; and y Look at types and levels of service that will be required. Historic Population Between 1970 and 1990, Oconee County’s population increased 123 percent, with an average annual growth rate of 6.1 percent. Between 1990 and 2000, the County’s population increased by 48.9 percent, up to 26,225, with growth to 29,895 by 2005. Table 1.1 summarizes the historic population growth for Oconee County, its cities, and its surrounding counties between 1960 and 2000. Area Name 2000 1990 1980 1970 1960 90-00 80-90 70-80 60-70 State of Georgia 8,186,453 6,478,149 5,462,989 4,587,930 3,943,116 26.40% 18.60% 19.10% 16.40% Northeast GA Region 438,300 328,223 275,449 224,983 190,746 33.50% 19.20% 22.40% 17.90% Barrow County 46,144 29,721 21,354 16,859 14,485 55.30% 39.20% 26.70% 16.40% Clarke County 101,489 87,594 74,498 65,177 45,363 15.90% 17.60% 14.30% 43.70% Elbert County 20,511 18,949 18,758 17,262 17,835 8.20% 1.00% 8.70% -3.20% Greene County 14,406 11,793 11,391 10,212 11,193 22.20% 3.50% 11.50% -8.80% Jackson County 41,589 30,005 25,343 21,093 18,499 38.60% 18.40% 20.10% 14.00% Jasper County 11,426 8,453 7,553 5,760 6,135 35.20% 11.90% 31.10% -6.10% Madison County 25,730 21,050 17,747 13,517 11,246 22.20% 18.60% 31.30% 20.20% Morgan County 15,457 12,883 11,572 9,904 10,280 20.00% 11.30% 16.80% -3.70% Newton County 62,001 41,808 34,666 26,282 20,999 48.30% 20.60% 31.90% 25.20% Oconee County 26,225 17,618 12,427 7,915 6,304 48.90% 41.80% 57.00% 25.60% Bishop 146 158 172 235 214 -7.59% -8.14% -26.81% 9.81% Bogart 1,049 1,018 819 667 403 3.05% 24.30% 22.79% 65.51% North High Shoals 439 268 256 165 122 63.81% 4.69% 55.15% 35.25% Watkinsville 2,097 1,600 1,240 986 758 31.06% 29.03% 25.76% 30.08% Oglethorpe County 12,635 9,763 8,929 7,598 7,926 29.40% 9.30% 17.50% -4.10% Walton County 60,687 38,586 31,211 23,404 20,481 57.30% 23.60% 33.40% 14.30% Census Year % Change Oconee County and Cities, State and NEGDRC Region Table 1.1 Population Growth 1960-2000 Source: Northeast Georgia Regional Development Center, U.S. Census 1960-2000 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 2 In the decade between 1990 and 2000, Oconee County’s population increased at a higher rate than the Northeast Georgia region and the State, at a 48.9 percent in- crease as compared to 33.5 and 26.4 percent respectively. The counties surround- ing Oconee County have not all experienced the same rate of growth. Most of the region’s population growth has been occurring in the western half. Counties closer to the Athens and Atlanta metro area, including Oconee, Barrow, Walton, Jack- son, Clarke and Newton counties, have experienced over 3 percent annual growth over the past twenty years. This is most likely attributed to the effect of experienc- ing suburban growth spillover from neighboring urban counties. Those counties farthest away from the Atlanta and Athens areas, as well as other urbanizing counties, such as Elbert, Greene, and Oglethorpe counties, have had an average annual growth ranging from less than 1 percent to almost 2 percent for the past 40 years. In Oconee County, The unincorporated area had the greatest proportion of the population in 1980, over 80 percent, and currently (2005) contains almost 87 per- cent of the County total. Between 1980 and 2005, the County captured 90 percent of the total County growth. Historic trends of population change within the Oconee County cities from 1980 to 2000 vary significantly between cities. Between 1960 and 2000, the City of Bishop has seen a 32 percent overall decrease in population, from 214 persons in 1960 to 146 in 2000. The largest loss in population, -26.8 percent, occurred between 1970 and 1980, although numerically this is 63 people. In contrast, the City of Bogart has increased overall by 160 percent over the 40 years, from 403 persons in 1960 to 1,049 in 2000, with the greatest growth occurring between 1960-1970, and again between 1980 and 1990. The City of Watkinsville has increased consistently through the decades, averaging between 25 and 31 percent per decade, for an overall population increase of 177 percent. The most significant numerical in- crease in Watkinsville occurred between 1990 and 2000, with an addition of al- most 500 persons. The City of North High Shoals, although still a small town, in- creased almost 260 percent over the past 40 years, with almost 64 percent growth in the past decade. Population Forecasts Residential demand for future services is based on population size expressed as ei- ther numbers of persons or number of housing units. Nonresidential demand for services is based on number of employees. The population forecasts used for this assessment report are based on the following basic assumptions: 1) Establishment of historic population data from 1990 to 2004 based on annual population esti- mates from the U.S. Census; 2) Projection of the 1990-2004 historic data stream out to 2030 using regression analysis techniques that examine future growth ac- cording to three scenarios; 3) Choice of the “most likely” population growth sce- nario considering each projection for its “fit” to the historic data, the expectation that the trend represented will continue, and the extent to which the results are ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 3 reasonable within the context of growth trends in the county, the region and the state.1 According to forecasts prepared by ROSS+associates, Oconee County’s population is projected to increase from 29,895 in 2005 to 34,593 people by 2010, and 54,405 by 2030. Population will almost double in the County between 2005 and 2030; in absolute numbers, the County will add 24,510 persons over the next 25 years. Growth pressures are increasing from the Atlanta Metro area, principally flowing from GA 316, Oconee County’s role as a bedroom community is expanding to a more mature, self-sustaining community, although it is anticipated that its connection to Athens-Clarke will remain strong. In 2005, the unincorporated area population comprised 86.5 percent of the total County population. By 2030, the unincorporated county area is anticipated to in- crease its share to 89 percent and to attract 92 percent of the population growth. Population growth within the cities is anticipated to remain fairly constant but slow overall over the next 25 years, although North High Shoals and Watkinsville will continue their recent growth patterns. In the City of Bishop, a population increase just over 100 persons (75 percent) is forecast over the next 25-year period, despite the City’s past population losses. It is assumed that as the Oconee County population increases, Bishop will receive a portion of the County’s growth, based on the availability of vacant land and a pub- lic water system, although the public sewer system has not been extended to the City, and new development will rely primarily on septic systems for many years into the future. Bogart is anticipated to continue its slow but consistent growth to 2030, adding 212 persons over the 25-year period, for a growth rate of 19 percent, as the focus in the city becomes employment growth. The City’s location bordering Clarke County to the east and proximity to Barrow County to the north and west contrib- utes to its growth potential. In addition, the City has an extensive water system that has potential for expansion, as well as vacant land for future development. A number of new housing developments are located near Bogart, while important industrial and commercial/office properties are located in and near the City. 1 See the Population, Housing and Employment Forecast report for Oconee County and its Cities, May 31, 2006, for the detailed methodology. Jursdiction/Year 1990 1995 2000 2005 2010 2015 2020 2025 2030 Bishop 158 152 146 153 162 178 201 231 268 Bogart* 1,018 1,034 1,049 1,117 1,159 1,202 1,244 1,287 1,329 North High Shoals 268 354 439 534 643 752 862 971 1,080 Watkinsville 1,600 1,849 2,097 2,361 2,800 2,800 3,019 3,238 3,458 Total Incorporated Area 3,044 3,389 3,731 4,165 4,764 4,932 5,326 5,727 6,135 Unincorporated Area 14,783 18,705 22,612 25,874 30,178 34,499 38,938 43,578 48,345 Total County 17,618 21,922 26,225 29,895 34,593 39,314 44,161 49,216 54,405 Source: Ross+associates, 2006 Note: The figures shown for Bogart are the totals for the City, including the portion in Athens-Clarke County (not included in Oconee total) Oconee County and Cities Population Forecasts - 1990 to 2030 Table 1.2 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 4 North High Shoals is forecast to continue to experience population growth, dou- bling its population with growth of 546 persons over the next 25 years. Watkinsville, the political and geographic center of the county, is anticipated to experience moderate growth over the next 25-year period. Approximately 1,097 additional persons are expected, with an almost 50 percent increase in population. The City has an improving infrastructure network to accommodate moderate growth, and many of the County’s community facilities are located in the City. Many new housing developments are located near Watkinsville. The more recent population growth is closely tied to the County’s continuing transformation from a rural community to a mature suburban community. Oconee County will continue to receive growth as Athens-Clarke County becomes more developed. In addition, growth can be contributed to the County’s overall perception as a high quality place to live, with a low crime rate, lower tax rate than comparable jurisdictions, and excellent schools, supported by concentrated efforts to strive to become a more self-encompassing community in terms of the jobs/housing ratio, cultural and recreational amenities. Over the last decade, the County has begun to promote itself to attract commercial, business and employ- ment opportunities to support its residents. As well, the County has actively in- creased quality of life indicators such as parks and recreation and cultural ameni- ties. Location, quality of life, availability of relatively affordable housing, economic opportunities, the continuing and proposed Highway 316 transportation link im- provements and improving infrastructure will ensure that population growth will be sustained into the future. Household Composition Table 1.3 summarizes key demographic characteristics for the County and its cit- ies, as well as the incorporated areas as a total, and the unincorporated area. As of 2000, 84 percent of households resided in the unincorporated portion of the County. Approximately 81.3 percent of the households in the County are family house- holds, with 15.4 percent single person households and the remaining 3.3 percent being non-family households. The majority of households are married couple fami- lies, at 69.4 percent of total households, and 11.9 percent are either female Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total Population 26,225 146 1,049 439 2,097 3,731 22,494 Households: 9,051 57 425 144 827 1,453 7,598 Dwelling Units 9,528 81 459 161 879 1,580 7,948 Household Size 2.87 2.56 2.47 3.05 2.51 2.65 2.96 In group quarters: 240 0 0 0 18 18 222 Table 1.3 2000 Population Characteristics Oconee County and Cities Source: 2000 Census STF 3 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 5 headed or male headed families with no spouse present. Within the unincorpo- rated county, the proportions vary with a lower percentage of single per- son households, and a higher proportion of family households, at 83 per- cent of the total. Of the family households, 86 percent are married couple families. Similar to the County in general, approximately 3 percent of the households are non-family. In Bishop, 78 percent of the households (36) are family households, the majority of which are married couple families, and two are female householders with no hus- band present. Bogart has a higher proportion of single person households than the County or Bishop, at 25 percent of the total households. Almost 70 per- cent are family households, with just over 20 percent of the family households be- ing headed by a single female or a single male. The majority of households are comprised of married couple families, at 56 percent of the total households. Like Bogart, Watkinsville has a similar representation of single person households, at 26 percent of the city total, of which three-quarters are female. Almost 70 percent of the households are family households, of which 77 percent are married couples. Like Bogart at 4.9 percent of the city total, Watkinsville has a representation of 4.5 percent of the households being non-family households. North High Shoals is comprised predominantly of families, at 90 percent of the total, with 88 percent of these being married couple families. The remainder of households is comprised of single persons, the majority of which are male, with no non-family households. Approximately 32 percent of the households in the County are comprised of two persons. Three-and-four person households comprise 40.7 percent of the total, with the remaining 11.8 percent of the households being larger households of five or more persons. Family households usually prefer single-family detached prod- ucts, when within financial attainment, relative to one and often two-person Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total: 9,041 46 430 129 843 1,448 7,593 1-person household: 1,401 8 109 13 220 350 1,051 Male householder 523 4 37 3 65 109 414 Female householder 878 4 72 10 155 241 637 2-or-more-person household: 7,640 38 321 [PHONE REDACTED] 6,542 Family households: 7,346 36 300 116 585 1,037 6,309 Married-couple family: 6,272 34 239 102 452 827 5,445 With own children under 18 years 3,334 21 126 72 238 457 2,877 No own children under 18 years 2,938 13 113 30 214 370 2,538 Other family: 1,074 2 61 14 133 210 864 Male householder, no wife present: 243 0 25 2 17 44 199 With own children under 18 years 174 0 18 2 8 28 146 No own children under 18 years 69 0 7 0 9 16 53 Female householder, no husband present: 831 2 36 12 116 166 665 With own children under 18 years 510 0 16 5 74 95 415 No own children under 18 years 321 2 20 7 42 71 250 Nonfamily households: 294 2 21 0 38 61 233 Male householder 163 0 9 0 24 33 130 Female householder 131 2 12 0 14 28 103 Source: 2000 Census STF-3 Table 1.4 2000 Types of Households by Size Oconee County and Cities ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 6 households, and are assumed the future market audience to the majority of new residential development, which for the past five years have been predominantly single-family detached units. Typically, one and two-person households represent the primary market audience for condos, townhomes and rental apartments, as well as some of the smaller two bedroom detached units. The average household size is forecast to remain consistent countywide, with a slight drop in size by 2030, following the trends of the state and nation as a whole. Presently, there is a nationwide trend of more single household dwellers, combined with a declining birthrate among non-ethnic populations, which is the predomi- nant ethnic/racial composition in Oconee County. A larger percentage of people are choosing to delay marriage, or not to marry at all. Divorce rates in the nation have increased, resulting in more single headed households, and married couples may wait longer to begin childrearing due to economic and other considerations. In addition, extended families with multiple generations are decreasing. Based on such factors, average household sizes are becoming smaller. The current household size in 2005 was 2.82, a drop from 2.87 in 2000. House- hold size is projected to decrease to 2.78 by 2015 to 2020. This might be due to the aging of children who then leave for higher education and/or move away, re- sulting in a temporary drop in persons per household ratio of existing households. The ratio is forecast to rise by 2030 to 2.83, indicating a consistent aver- age household size over the period. The household size within the unincorporated area is higher than in most of the cities and the County as a whole, at 2.88 in 2005 as compared to 2.59 in the incorporated areas. The persons per household ratio in 2005 reflect a drop from a household size of 2.93 in 2000, similar to the County as a whole. Between 2005 and 2030, the persons per household ratio in the unincorporated area are anticipated to increase to 2.9 by 2030, al- though this ratio is comparable to the ratio of 2.93 in 2000. Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total: 9,051 61 433 146 835 1,475 7,576 1-person household 1,397 13 113 15 213 354 1,043 2-person household 2,898 15 122 27 252 416 2,482 3-person household 1,830 15 91 41 189 336 1,494 4-person household 1,857 9 63 29 113 214 1,643 5-person household 756 3 39 20 37 99 657 6-person household 190 0 3 10 31 44 146 7+person household 123 6 2 4 0 12 111 Source: 2000 Census STF-3 Table 1.5 2000 Household Size Oconee County and Cities ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 7 The higher persons per household size in the unincorporated area appear to reflect the family-oriented nature of the County, as compared to the cities, which, with the exception of North High Shoals, have lower persons per household ratios. This correlates with a larger percentage of one- and two-person households in the in- corporated areas of Bishop, Bogart and Watkinsville than in the unincorporated area. All of the incorporated cities reflect a drop in persons per household be- tween 2000 and 2005. In all of the cities the projected household size in 2030 rises just from the 2005 persons per household ratio, yet reflects an over- all drop in household size from the 2000 statistics. The persons per household size in North High Shoals is higher than in the County overall, the unincorporated area or any of the other cities, supported by a prevalence of three and four person households as compared with the other jurisdictions, and indicates that North High Shoals is an attractive location for families. Age Characteristics Current Population Oconee County is primarily a mid-life age community. As of 2005, based on fore- cast percentages from Woods and Poole, 46.4 percent of the population in the County ranged from age 25 to 54, up from 2000 at 45.9 percent. This age component is the primary workforce cohort in the County. In 1990, the mid-life age cohort countywide comprised 46.2 percent, which is higher than in 2000 and 2005. Within the incorporated areas, the propor- tion of the population within the primary workforce age group was comparable to the distribution in 2000 at 47.4 percent, which was higher than in the overall county, and higher than in the unincorporated area at 45.9 percent. Within the individual cities, this age cohort varied, from a low of 41.1 percent in Bishop to a high of 48.1 percent in Watkinsville. The difference in age distribution between the incorporated and unincorporated area lies in the younger age cohorts, where 29.2 percent of the population in the unincorporated area was under the age of 21 as compared to 26.1 percent in the incorporated areas. The proportion of persons aged 55 and over was greater in the incorporated areas at 18.1 percent, as compared to 15.7 percent in the unincorporated areas. Year Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated 2000 2.87 2.56 2.46 3.04 2.51 2.64 2.93 2005 2.82 2.51 2.42 2.99 2.47 2.59 2.88 2010 2.79 2.49 2.40 2.96 2.44 2.57 2.85 2015 2.78 2.48 2.39 2.95 2.43 2.56 2.83 2020 2.78 2.48 2.39 2.95 2.43 2.56 2.84 2025 2.80 2.50 2.41 2.97 2.45 2.58 2.86 2030 2.83 2.53 2.43 3.01 2.48 2.61 2.90 Source: ROSS+associates, 2006 Table 1.6 Persons Per Household Forecasts Oconee County and Cities ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 8 In 2000, within the incorporated areas, the proportion of the population within the primary workforce age group is higher than in the overall county, at 47.4 percent. Within the individual cities, this age cohort varies, from a low of 40.4 percent in Bishop to a high of 49.4 percent in Watkinsville. North High Shoals is comparable to the overall county at 46.2 percent, with Bogart following lower at 44.9 percent. The difference in age distribution between the incorporated and unincorporated area lies in the younger age cohorts, where 33.8 percent of the population in the unincorporated area is under the age of 21 as compared to 31.8 percent in the incorporated areas. The proportion of persons aged 55 and over is equivalent in both areas, at 16.8 percent of the population. The age cohorts of 18-20 and 21-24 years are relatively small in the County as a whole, reflecting a possible shortage of entry-level jobs that would attract younger Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated 0 – 4 Years Old 1,822 8 72 35 146 261 1,561 5 – 13 Years Old 4,760 27 149 95 305 576 4,184 14 – 17 Years Old 1,349 1 38 22 110 171 1,178 18 – 20 Years Old 901 5 44 14 85 148 753 21 – 24 Years Old 935 9 34 12 96 151 784 25 – 34 Years Old 3,256 22 155 56 323 556 2,700 35 – 44 Years Old 4,672 19 161 82 370 632 4,040 45 – 54 Years Old 4,119 18 155 65 342 580 3,539 55 – 64 Years Old 2,173 11 102 26 133 272 1,901 65 and over 2,238 26 109 32 187 354 1,884 Total 26,225 146 1,049 439 2,097 3,731 22,494 Table 1.7 2000 Population by Age Oconee County and Cities Source: DataViews, STF-1 Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated 0 – 4 Years Old 1,394 11 88 15 126 240 1,151 5 – 13 Years Old 2,870 18 147 42 229 436 2,434 14 – 17 Years Old 794 7 31 15 65 118 676 18 – 20 Years Old 700 4 38 11 51 104 596 21 – 24 Years Old 878 5 66 9 76 156 722 25 – 34 Years Old 2,973 29 216 43 332 620 2,353 35 – 44 Years Old 3,190 25 149 53 291 518 2,672 45 – 54 Years Old 1,982 11 112 31 147 301 1,681 55 – 64 Years Old 1,213 18 64 23 100 205 1,008 65 and over 1,624 30 107 26 183 346 1,278 Total 17,618 158 1,018 268 1,600 3,044 14,574 Source: DataViews, STF-1 Table 1-7A 1990 Population by Age Oconee County and Cities ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 9 singles and couples who may prefer to reside in closer proximity to their work- place. The median age in the County is 35.2 years of age. The male popula- tion, with an average age of 33.9 years, is younger than the female population, with an aver- age age of 36.1 years. The average age in Bishop and Bogart is generally comparable to that of the County, at 35.5 and 35.2 years respectively, with that of Watkinsville lower at 34.5 years. The City of North High Shoals has a significantly younger population. Approximately 74 percent of family households in the County are comprised of heads of households in the 25 to 54 years old range, as compared to 44.2 percent of the non-family households with heads of household in that age group. Almost 61 percent of the family households in the County indicate the presence of chil- dren under the age of 18. Approximately 28.6 percent of households are 55 or older, both family and non-family. Within the incorporated areas, almost 77 percent of the family households were comprised of households in the 25 to 54 year age range, as compared to 48.2 per- cent of non-family households. Approximately 25.2 percent of households are 55 or older, both family and non-family. The proportion of older householders, both family and non-family, is also higher in the unincorporated area, at 29.7 percent. Oconee County Bishop Bogart North High Shoals Watkinsville Both sexes 35.2 35.5 35.2 32.9 34.5 Male 33.9 38 33.8 32.8 33.2 Female 36.1 33.8 36.4 33 35.7 Table 1.8 2000 Median Age by Sex Oconee County and Cities Source: 2000 Census STF-1 Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total: 9,041 46 430 129 843 1,448 7,493 Family households: 7,346 36 300 116 585 1,037 6,309 Householder 15 to 24 years 163 2 21 0 20 43 120 Householder 25 to 34 years 1,265 9 74 21 116 220 1,045 Householder 35 to 44 years 2,168 11 63 40 210 324 1,844 Householder 45 to 54 years 2,001 4 78 35 137 254 1,747 Householder 55 to 64 years 1,018 2 34 8 50 94 924 Householder 65 to 74 years 490 5 15 10 28 58 432 Householder 75 to 84 years 225 3 12 0 24 39 186 Householder 85 years and over 16 0 3 2 0 5 11 Nonfamily households: 1,695 10 130 13 258 411 1,284 Householder 15 to 24 years 107 1 15 0 28 44 63 Householder 25 to 34 years 222 2 21 0 25 48 174 Householder 35 to 44 years 180 2 13 0 43 58 122 Householder 45 to 54 years 348 0 27 4 61 92 256 Householder 55 to 64 years 235 2 13 2 15 32 203 Householder 65 to 74 years 284 2 4 1 30 37 247 Householder 75 to 84 years 251 1 31 4 36 72 179 Householder 85 years and over 68 0 6 2 20 28 40 Source: 2000 Census, STF-3 Table 1.9 2000 Age of Householder Oconee County and Cities ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 10 Projected Population by Age By 2030, the mid-life range 25 to 54 years old portion of the community will in- crease to almost 47.6 percent of the population, although the 25-34 year cohort will decrease significantly from 12.4 percent in 2000 to 9.7 percent by 2030, with corresponding increases in the 35-44 and 45-54 year cohorts as the resident population ages. Children under the age of 18 will remain around 30 percent of the total population, although the age cohorts of 1-4 and 14-17 years are projected to decrease while the 5-13 year cohort is forecast to increase As the workforce population that located into the County between 2000 and 2010 ages, the 55-64 year cohort also increases to 8.8 percent by 2030 from 6.9 per- cent. However, although increasing numerically, the population over 65 actually remains static over the period. The greatest reductions in representation are the young adults, many of which most likely leave the County to attend college, or to pursue career opportunities in surrounding, more urbanized Athens-Clarke County and the Atlanta metro area. Between 2000 and 2030, the age 18-20 and 21-24 year cohorts are anticipated to drop from 3.5 percent and 3.6 percent re- spectively to 2.8 and 2.3 percent respectively, reflecting possibly the shortfall of professional and technical entry-level employment opportunities in the County. The age distribution differs significantly in some cohorts between the incorporated and unincorporated areas. Overall, in 2005, there seems to be a greater propor- tion of young and school age children in the unincorporated area, at 30.6 percent of the unincorporated area population as compared to 28.6 percent in the incorpo- rated areas. This age cohort distribution reflects the housing type predominate in the unincorporated portion of the County. In contrast, there are a higher propor- tion of young adults and the college age cohorts – the 18-20 and 21 through 34- year age group in the incorporated areas, at 22.9 percent of the population, com- pared to only 17.5 percent of the population in the unincorporated area. This may relate to the job opportunities in the towns. Conversely, the proportion of the population in the mid-range ages (35-54) is comparable, at 34.2 percent in the in- Category 1990 2000 2005 2015 2025 2030 0 – 4 Years 7.9% 6.9% 6.9% 6.8% 6.7% 6.7% 5 – 13 Years 16.3% 18.2% 18.4% 18.7% 18.9% 19.0% 14 – 17 Years 4.5% 5.1% 4.9% 4.6% 4.4% 4.3% 18 – 20 Years 4.0% 3.5% 3.3% 3.0% 2.9% 2.8% 21 – 24 Years 5.0% 3.6% 3.2% 2.7% 2.3% 2.3% 25 – 34 Years 16.9% 12.4% 11.7% 10.7% 10.0% 9.7% 35 – 44 Years 18.1% 17.8% 18.3% 18.9% 19.4% 19.6% 45 – 54 Years 11.2% 15.7% 16.4% 17.4% 18.1% 18.3% 55 – 64 Years 6.9% 8.3% 8.4% 8.6% 8.8% 8.8% 65 and over 9.2% 8.5% 8.5% 8.5% 8.5% 8.5% Table 1.10 Source: DataViews STF-1 % Population by Age - 2000-2025 Oconee County ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 11 corporated area and 34.8 percent in the unincorporated area. The active adult (55- 64) community is more highly represented in the unincorporated areas at 8.7 per- cent of the population as compared to 7.0 percent in the incorporated areas, pos- sibly due to the opportunities for recent development of active adult residential communities. The older age cohort is more heavily represented proportionally in the incorporated areas, most likely due to the aging of existing residents. By 2030, the proportions of young and school age cohorts remain similar to those in 2005 in both incorporated and unincorporated areas. However, the proportion of the population in the young adult cohorts (age 18 to 34), although remaining higher in the incorporated areas, significantly drops to 13.9 percent from 17.0 in the unincorporated area, and 19.9 percent in the incorporated areas from 22.9. The primary workforce age group increases to 39.7 percent in the incorporated area, surpassing the proportion of 37.7 percent in the unincorporated area. The population in the unincorporated area becomes older, with 9.2 percent in the up- per ranges of the workforce population (age 55-64) and 8.7 percent above 65 years as the existing family households age. In the incorporated areas, as the older populations represented in 2005 ages and relocate to care facilities, relatives or become deceased, the older age cohort actually decreases to 7.4 percent of the population. The age distributions in 2005 vary within each town within the County. North High Shoals is represented by a high concentration of families in the mid- workforce age cohorts (46.6 percent), with large proportions of young and school age children at 34.9 percent. Watkinsville has a similar profile, with 26.8 percent of the population under age 17, and over 50 percent of the population between 25 and 54 years old. Both have lower proportions of older adults (55-64 and 65+) at 13.0 and 14.5 percent respectively, as compared to Bishop and Bogart at 21.8 and 19.8 percent respectively. Bishop has a very large proportion of older adults (over 65) as compared to other cities, at 16.9 percent, although numerically this is small. In comparison, Bishop and Bogart appear to attract a greater concentration of young adult and entry workforce level persons than the other two cities, both at 10.5 percent as compared to 5.6 percent in North High Shoals and 8.1 in Wat- kinsville. These two cities have comparable proportions of younger children at around 24 percent each. Approximately 43 percent of the population in Bishop is mid-workforce age, and almost 46 percent in Bogart, comparable to North High Shoals. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 12 By 2030, the proportional age cohort over 65 is forecast to decrease in all cities, for reasons as discussed above, with proportions in North High Shoals and Wat- kinsville well below the other cities and county in general. The proportion of younger and school age children is forecast to increase but with a drop in the high school age cohort in both. The proportion of school age children in Bishop is anticipated to remain similar to that of 2005, but with increases in the younger ages and literally, no population forecast in the high school age group. The proportion of school age children in Bogart is forecast to drop to around 20 percent, with also almost negligible number of high school age students, while the young adult age cohorts increase as the children grow, remain in the county and enter the workforce, or as a result of in-migration. Within Watkinsville, the total Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated 0 – 4 Years Old 6.9% 4.9% 6.7% 8.4% 7.1% 7.0% 6.8% 5 – 13 Years Old 18.4% 19.7% 14.2% 22.0% 14.7% 15.6% 18.8% 14 – 17 Years Old 4.9% 0.0% 3.0% 4.5% 5.0% 4.2% 5.0% 18 – 20 Years Old 3.3% 4.2% 4.2% 3.1% 3.9% 3.9% 3.2% 21 – 24 Years Old 3.2% 6.3% 6.3% 2.5% 4.2% 4.7% 3.0% 25 – 34 Years Old 11.7% 15.5% 14.1% 12.1% 14.8% 14.3% 11.3% 35 – 44 Years Old 18.3% 13.4% 15.8% 19.3% 18.4% 17.6% 18.4% 45 – 54 Years Old 16.4% 14.1% 16.0% 15.2% 17.4% 16.6% 16.4% 55 – 64 Years Old 8.4% 4.9% 9.7% 6.0% 6.1% 7.0% 8.7% 65 and over 8.5% 16.9% 10.1% 7.0% 8.4% 9.0% 8.5% 0 – 4 Years Old 6.8% 4.4% 6.3% 9.2% 7.2% 7.1% 6.7% 5 – 13 Years Old 18.7% 21.3% 14.2% 22.8% 15.0% 16.0% 19.1% 14 – 17 Years Old 4.6% 0.0% 1.8% 3.6% 4.7% 3.7% 4.7% 18 – 20 Years Old 3.0% 5.1% 4.2% 2.8% 3.7% 3.8% 2.9% 21 – 24 Years Old 2.7% 6.6% 6.6% 1.9% 3.7% 4.3% 2.4% 25 – 34 Years Old 10.7% 16.9% 12.9% 11.1% 13.8% 13.3% 10.3% 35 – 44 Years Old 18.9% 14.7% 16.5% 20.4% 19.6% 18.8% 19.0% 45 – 54 Years Old 17.4% 15.4% 18.0% 15.7% 19.0% 18.2% 17.3% 55 – 64 Years Old 8.6% 0.0% 9.7% 5.9% 5.9% 6.5% 8.9% 65 and over 8.5% 15.4% 9.7% 6.6% 7.6% 8.2% 8.8% 0 – 4 Years Old 6.7% 2.9% 6.1% 9.9% 7.3% 7.2% 6.6% 5 – 13 Years Old 19.0% 22.0% 14.1% 23.6% 15.4% 16.3% 19.4% 14 – 17 Years Old 4.3% 0.0% 0.8% 2.7% 4.3% 3.2% 4.5% 18 – 20 Years Old 2.8% 5.9% 4.1% 2.7% 3.6% 3.6% 2.6% 21 – 24 Years Old 2.3% 6.6% 7.0% 1.3% 3.2% 3.9% 1.9% 25 – 34 Years Old 9.7% 17.6% 12.0% 9.9% 12.9% 12.4% 9.4% 35 – 44 Years Old 19.6% 16.9% 17.2% 21.5% 20.9% 20.0% 19.5% 45 – 54 Years Old 18.3% 16.2% 19.7% 16.2% 20.6% 19.7% 18.2% 55 – 64 Years Old 8.8% 0.0% 9.8% 6.0% 5.1% 6.2% 9.2% 65 and over 8.5% 11.8% 9.3% 6.2% 6.7% 7.4% 8.7% 2005 2015 2030 Source: DataViews, 2000 Census, STF-3 Table 1.11 Age Forecasts by % Oconee County and Cities ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 13 proportion of working age adults is forecast to remain steady, but become older as those who in-migrated one or two decades before increase remain and become older. In North High Shoals, the mid-range of working age adults will increase as the previously younger cohort age and are not replaced by in-migration, but overall the proportions remain consistent from 2005. The working age popula- tion in Bishop is forecast to increase over its 2005 levels, but numerically the in- crease is very slight. In Bogart, as the resident working adults age, the proportions in the 35-44 and 45-54 age groups increase, with a drop in the younger 25-34 age group as in-migration may slow. Implications for the Community Residents require different accommodations and services throughout their life- style. The needs of a single person are different when compared to those of a fam- ily and then again to what is now termed “empty nester.” Various housing types and services will be required to meet the lifestyle characteristics of the County and its cities. Although the County is forecast to remain primarily a bedroom commu- nity to the Athens-Clarke County area and Atlanta Metro region, not only will a di- versified housing stock be important to younger families, single persons and empty nesters as appropriate housing alternatives, they will provide construction jobs and available housing for a slow, yet steadily growing labor market. Typically, one and two person households require smaller and often less permanent housing opportunities, and represent the primary audience for smaller two bedroom de- tached units, mobile homes, townhomes and rental units. However, only a small percentage (6 percent) of the County’s housing stock is classified as townhome or duplex, with less than one percent classified as multi-family, although this hous- ing product has been steadily increasing as alternative housing types are devel- oped as part of master planned developments. There appears to be a relationship between the limited amount of this kind of housing in the County and the cities and the proportional representation of smaller households in the community, par- ticularly within the young adult age group. Older single person or two person households do not appear as impacted by the limited supply of alternative housing choices, as they may continue to reside in units that were purchased in earlier years, smaller ownership single family detached units, newer “active adult” com- munities, or mobile homes. If opportunities for alternative housing products in- crease, including both rental and ownership choices, the proportion of younger, workforce population may begin to shift. Forecasts for the County, however, do not support this scenario, and it is anticipated that the County will continue to remain primarily a detached single family community whose workforce commutes to adjacent localities for employment. Household composition and age shifts will result in planning implications in order to match the economic, social service and housing needs of its citizens. Such needs could include impact on the school system in terms of shifts in enrollment, capacity and services, job training, employment opportunities, and as the demand for housing types appropriate to older and younger adults, health care facilities, and parks and recreation/cultural amenities. Although forecast to remain fairly constant proportionally, as greater numbers of persons in the over 65 age group enter the population, a larger portion of the County’s services and financial budget will be consumed to meet this age cohort’s special needs. The County will need a ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 14 high quality service and infrastructure base to accommodate this numerical in- crease in population, such as access to high quality medical facilities, senior ser- vices and housing types now and in the future to accommodate this segment of the population. The educational, job training, health services and services for the elderly should remain satisfactory if they increase capacity incrementally with the increase in overall population. Services related to the middle-aged population such as those supporting transportation, retail trade, public safety and household services would require an increasing share of resources. Race and Ethnicity As the County and its cities continue to grow, yet housing prices remain moderate, the racial and ethnic composition of the County has begun to experience a slow increasing representation following regional and national trends. However, the County remains primarily Caucasian as young families, mature and senior house- holds, established households and some young adults seek the various housing, (primarily ownership), and increasing economic opportunities that Oconee County offers. In 2000, the Caucasian population represented 89.2 percent of the population, down from 90.9 percent in 1990. The minority population in the County comprised 10.8 percent of the total population. Currently there are approximately 6 percent African American residents. Persons of Hispanic origin, which typically are reported as White alone, Black alone, or other, comprised 3.2 percent of the population. Although a very small portion of the overall County population, this distribution grew from 1.0 percent through the 1990s and is expected to continue into the future. It is clear that even though the percentage of minority population is increasing slowly, the concentration of minority population is occurring within Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total: 17,618 158 1,018 268 1,600 3,044 14,574 White Alone 16,154 143 986 255 1,430 2,814 13,340 Black Alone 1,315 5 24 11 160 200 1,115 American Indian and Alaska Native 33 0 2 2 0 4 29 Asian or Pacific Islander 88 10 3 0 9 22 66 Other 28 0 3 0 1 4 24 Hispanic Origin 178 0 6 4 14 24 154 Total: 26,325 146 1,049 439 2,097 3,731 22,494 White Alone 23,492 146 987 420 1,868 3,421 20,071 Black Alone 1,683 0 47 7 154 208 1,475 American Indian and Alaska Native 46 0 1 2 1 4 42 Asian or Pacific Islander 388 0 4 8 44 56 332 Other 616 0 10 2 30 42 574 Hispanic Origin 833 0 24 7 41 72 761 Table 1.12 1990 and 2000 Racial Composition Oconee County and Cities 1990 2000 Source: DataViews, STF-1 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 15 the unincorporated area, with 8.3 percent of the population reported as minority in the total incorporated areas, as compared to 10.8 percent in the unincorporated area. The cities of Bishop and North High Shoals are almost predominantly Cau- casian, with Bogart not far behind at 5.9 percent ethnic. In Watkinsville, the larg- est city, the proportional representation of ethnic and racial population closely mirrors the unincorporated area at 10.9 percent. The majority of the Hispanic population resides in the unincorporated area, at 3.4 percent as compared to 1.9 percent in the incorporated area. The largest propor- tional concentration of Hispanic population was in Bogart, at 2.3 percent, but numerically this represented only 24 persons as of 2000. Hispanics comprised 1.9 percent of the population in Watkinsville, and 1.6 percent in North High Shoals. The entire city of Bishop is Caucasian. Oconee County is less ethnically diverse than the Northeast Geor- gia region as a whole (at 78% white-only population), as well as a number of other counties in the Northeast Georgia region. Oconee County ranked second out of 12 counties in proportion of white-only population (at 90%), after Newton County at 91 per- cent, followed closely by both Jackson and Madison counties at 89 percent. At the other end of the spectrum, Greene County was the most ethnically diverse, with 53 percent of the population re- ported as white-only. Clarke and Elbert counties also had notably high proportions of ethnic popu- lations. The racial and ethnic populations in the County are forecast to remain steady over the period between 2005 and 2030, with shifts occurring between the types of ethnic or racial group. Overall, the Caucasian population is forecast to remain at 89.6 percent, with a gradual decrease in the Black population from 6.4 percent of the population in 2005 to 4.9 percent in 2030, and a concurrent increase in the proportion of persons classified as “Other”, (including American Indian, Asian, and Other) from 4.1 percent in 2005 to 5.5 percent in 2030. Although the proportional representation of the Hispanic population is expected to increase during the pe- riod, it is slight, from 3.2 percent in 2005 to 4.2 percent in 2030. The majority of the Hispanic population will most likely continue to reside in the unincorporated area. Division/County % White % Black % Other % Hispanic Total Barrow 85% 10% 6% 4% 46,144 Clarke 65% 27% 12% 10% 101,489 Elbert 67% 31% 3% 4% 20,511 Greene 53% 44% 5% 6% 14,406 Jackson 89% 8% 4% 3% 41,589 Jasper 71% 21% 3% 3% 11,426 Madison 89% 8% 3% 0% 25,730 Morgan 70% 29% 3% 2% 15,547 Newton 91% 7% 2% 6% 20,146 Oconee 90% 6% 4% 4% 26,225 Oglethorpe 78% 20% 2% 2% 12,635 Walton 83% 14% 3% 2% 60,687 Region 78% 18% 6% 5% 396,445 Table 1.13A 2000 Racial Composition Oconee and Northeast Georgia Counties Source: NEGRDC , Comprehensive Plan: 2000 Census Note: Percentages may not match those in Table 1.12 due to rounding and Census file used by NEGDRC ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 16 Although Oconee County is forecast to remain predominantly Caucasian over the next 25 years, the racial and ethnic composition of the county is forecast to change proportionally, with the black population decreasing and the rep- resentation of the Hispanic community increasing Persons who identify themselves as an ethnic or racial classification are a part of the schools, recrea- tion, workforce, commercial sector, and other parts of daily life in Oconee County. By creating and expanding programs for this component of the population, citi- zens will be able to participate in a two-way dialogue in which all residents can learn from each other. Income Median and Per Capita Income Income statistics and indicators appear to vary among resources, although com- parisons may be made on a general level with adjacent counties in the state and region, predicated that the same data source is utilized for the comparison. The 2005 Georgia County Guide ranks Oconee County Number 7 in the state utilizing a 2002 estimated income with a $57,290 annual median household income. According to data reported by NEGRDC, Oconee County had the highest median household, median family and per capita incomes in the 12 county Northeast Georgia region, at $55,211, $61,502 and $24,153 respectively. Both median household and median family incomes exceed the next ranked (Walton) county by approximately $10,000 each. In terms of per capita income, only Greene County appears to have a comparable income figure, which might indicate a high percent- age of single person households, as the other variables are lower. Although Oconee County ranks highest among these income indicators within the Northeast Georgia Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Caucasian 89.5% 100.0% 94.1% 95.7% 89.1% 94.7% 89.3% African American 6.4% 0.0% 4.5% 1.6% 7.3% 3.4% 6.6% Other 4.1% 0.0% 1.4% 2.7% 3.6% 1.9% 4.2% Hispanic Origin 3.2% 0.0% 2.3% 1.6% 2.0% 1.5% 3.4% Caucasian 89.6% 100.0% 93.7% 96.7% 89.4% 95.0% 89.2% African American 6.0% 0.0% 4.6% 0.0% 6.6% 2.8% 6.2% Other 4.4% 0.0% 1.7% 3.3% 4.0% 2.3% 4.6% Hispanic Origin 3.4% 0.0% 2.6% 1.8% 2.0% 1.6% 3.6% Caucasian 89.6% 100.0% 93.1% 96.3% 89.9% 94.8% 89.2% African American 5.5% 0.0% 4.7% 0.0% 5.4% 2.5% 5.6% Other 4.9% 0.0% 2.2% 3.7% 4.7% 2.7% 5.2% Hispanic Origin 3.8% 0.0% 3.2% 2.0% 2.0% 1.8% 4.0% Caucasian 89.6% 100.0% 93.1% 96.3% 89.9% 94.8% 89.3% African American 5.5% 0.0% 4.7% 0.0% 5.4% 2.5% 5.1% Other 4.9% 0.0% 2.2% 3.7% 4.7% 2.7% 5.6% Hispanic Origin 3.8% 0.0% 3.2% 2.0% 2.0% 1.8% 4.4% Table 1.13 % Ethnic and Racial Forecasts - 2000 to 2030 Source: DataViews 2000 Census STF-3 and Woods and Poole Forecasts Note: Total percentages do not add up to 100% as Hispanic origin may be included within another ethnic classification 2030 Oconee County and Cities * Other category includes Asian and Pacific Islander, Native American, and Other categories 2000 2005 2015 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 17 region, the per capita income of $24,153 remains lower than that of the State, adja- cent Atlanta MSA, and U.S. at $28,523, $33,769, and $30,413 respectively. Table 1.14A presents the median household, median family and per capita in- comes for Oconee County and each city in 1990 and 2000. According to the Cen- sus, the median household income in the County was $55,211 in 2000, up from $34,566 in 1990. The 2000 median household income varies within the cities, at $43,125 in Bishop; $41,190 in Bogart; $60,208 in North High Shoals; and $45,729 in Watkinsville. This repre- sents increases over the 1990 median household incomes of $21,250; $26,875; $28,125 and $31,970 respectively, with a particularly notable increase in the City of North High Shoals. In contrast, the Census reports a 2000 median family in- come of $61,502 in the County, up from $31,417 in 1990. Median family incomes are also higher than the median household incomes in all of the cities, with me- dian family incomes in the cities of Bishop and North High Shoals doubling be- tween 1990 and 2000. Per capita incomes have also risen between 1990 and 2000, with an increase from $15,164 in 1990 to $25,153 in 2000 in the county. Per capita incomes in all of the cities were lower than that of the County in both 1990 and 2000. The City of Bishop, and interest- ingly North High Shoals, had the lowest per capita incomes in 1990 and 2000. Income Distribution The 2005 HUD Median Family Income (MFI) for the Athens-Clarke County Metro- politan Area, of which Oconee County is considered a part by HUD, was $54,250, which closely approximated the median family income in the County. Based on the HUD MFI Income Distribution is as follows: y Very low income household (50 percent County median) - up to $27,150; y Low income (51 percent to 80 percent County median) - between $27,151 and $43,450; Division/County Median H.H. Income Median Family Income Per Capita Income Barrow $45,019 $49,722 $18,350 Clarke $28,403 $41,607 $17,123 Elbert $28,724 $34,276 $14,535 Greene $33,479 $39,794 $23,389 Jackson $40,349 $46,211 $17,808 Jasper $39,890 $43,271 $19,249 Madison $36,347 $42,189 $16,988 Morgan $40,249 $46,146 $18,823 Newton $44,875 $49,748 $19,317 Oconee $55,211 $61,502 $24,153 Oglethorpe $35,578 $41,443 $17,089 Walton $46,479 $52,386 $19,470 Table 1.14 2000 Income Characteristics Oconee and Northeast Georgia Counties Source: NEGRDC , Comprehensive Plan: 2000 Census Note: These statistics differ from Oconee County income data reported by U.S. Census 2000 datasets from STF-3 and are presented here for regional comparison only. Oconee County Bishop Bogart North High Shoals Watkinsville Median Household Income $34,566 $21,250 $26,875 $28,125 $31,970 Median Family Income $38,417 $25,114 $31,172 $33,929 $34,223 Per Capita Income $15,164 $9,764 $17,148 $11,912 $13,573 Median Household Income $55,211 $43,125 $41,190 $60,208 $45,729 Median Family Income $61,502 $51,250 $45,682 $63,333 $55,170 Per Capita Income $24,153 $15,630 $20,081 $17,444 $20,968 Table 1.14A 1990 and 2000 Income Statistics Oconee County and Cities 1990 2000 Source: U.S. Census 1990 and 2000, STF-3 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 18 y Moderate income (81 percent and 120 percent County median) - $43,451 and $65,100. The County and its cities are all well above the state median income of $34,990. (Source: 2004 Georgia County Guide). The U.S. Department of Health and Human Services de- fines the poverty level for a family of four as an income of $20,000 and below. In terms of persons living in poverty, there were 1,688 persons, representing 6.5 percent of the total county population, living in poverty in 2000. The Georgia County Guide estimates that as of 2002, 6.7 per- cent of the total population was in poverty. There were 660 Female Headed Families below the poverty level, constituting 39 percent of the total households in pov- erty. Married couple families comprised 33.1 percent of the total, with the remaining 30 percent being non- family, or male-headed families. Of the number of fami- lies living below poverty, 76.3 percent had children under age 18 residing with them. The rate of children living in poverty (636 children) was 8.0 percent of total children under age 17 in the County. Table 1.16A reports 1990 income distribution in $10,000 increments within the County, its cities and unincorporated/incorporated areas. The County appeared to be primarily lower income, and above moderate income in nature, with 42.4 per- cent of the population with incomes below $29,999, which roughly correlates with 1990 HUD definitions of very low and low income households for the area, and over 41 percent of the population correlated with the 1990 HUD upper in- come categories. Only a small proportion of the population fell within the moder- ate-income range. In 2000, this distribution changed. # in H.H. Income 1 $9,800 2 13,200 3 16,600 4 20,000 5 23,400 6 26,800 7 30,200 8 33,600 Table 1.15 Poverty Guidelines National Source: Federal Register, 1/24/06 Income Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% Less than $9,999 12.1% 23.0% 19.4% 14.0% 9.7% 16.9% 10.9% $10,000 - $14,999 6.2% 14.8% 8.0% 9.0% 6.4% 8.0% 5.7% $15,000 - $19,999 7.7% 6.6% 10.0% 7.0% 9.2% 9.6% 7.3% $20,000 - $29,999 16.4% 34.4% 18.2% 23.0% 20.4% 19.1% 15.8% $30,000 - $34,999 8.2% 4.9% 8.3% 9.0% 12.2% 11.7% 7.4% $35,000 - $39,999 7.9% 0.0% 8.3% 4.0% 7.4% 7.3% 8.1% $40,000 - $49,999 12.4% 6.6% 11.4% 8.0% 16.7% 13.2% 12.2% $50,000 - $59,999 10.3% 3.3% 6.6% 8.0% 9.5% 8.2% 10.7% $60,000 - $74,999 8.6% 3.3% 6.8% 7.0% 3.0% 4.7% 9.5% $75,000 - $99,999 5.7% 0.0% 1.7% 7.0% 3.7% 3.2% 6.3% $100,000 - $124,999 1.8% 3.3% 0.5% 2.0% 0.7% 0.7% 2.0% $125,000 - $149,999 0.8% 0.0% 0.0% 2.0% 0.7% 0.7% 0.8% $150,000 and above 2.0% 0.0% 1.0% 0.0% 0.5% 0.6% 2.3% 1990 - % Household Income Distribution Oconee County and Cities Source: DataViews, STF-3 Note: % of incorporated and unincorporated areas are based on total households within incorporated and unincorporated areas Table 1.16A ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 19 Table 1.16 reports 2000 income distribution in $10,000 increments within the County, its cities and unincorporated/incorporated areas. As supported by the median household and median family income statistics for the County and cities, the unincorporated areas of the County are somewhat more affluent than within the cities. As of 2000 Oconee County was primarily a middle-income community with 47.1 percent of households falling within the $40,000 to $99,000 lower through upper middle-income range, and the lower ranges of upper income cate- gories. On the two other ends of the spectrum, almost 13 percent of the house- holds fall within the very low-income ranges of less than $20,000, and 18.8 per- cent earn over $100,000. Although the income distribution varies significantly within the individual cities, there are a greater proportion of households within the middle-income range, at 50.6 percent. The incidence of very low-income house- holds is higher in the incorporated areas, at 15.6 percent and conversely, the un- incorporated area contains a higher proportion above moderate-income house- holds, at 21 percent. Income Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% Less than $9,999 4.9% 10.9% 6.3% 9.3% 3.2% 4.9% 4.9% $10,000 - $14,999 3.5% 4.3% 8.4% 3.1% 3.8% 5.1% 3.2% $15,000 - $19,999 4.5% 13.0% 5.6% 1.6% 5.8% 5.6% 4.3% $20,000 - $29,999 10.3% 13.0% 10.7% 7.8% 14.4% 12.6% 10.0% $30,000 - $34,999 5.8% 0.0% 7.9% 4.7% 9.4% 8.2% 5.3% $35,000 - $39,999 5.1% 0.0% 8.8% 3.9% 5.0% 5.9% 5.0% $40,000 - $49,999 10.5% 19.6% 12.1% 10.1% 14.4% 13.5% 9.9% $50,000 - $59,999 10.3% 8.7% 12.3% 9.3% 10.7% 11.0% 10.2% $60,000 - $74,999 11.9% 4.3% 10.2% 17.1% 14.2% 13.0% 11.7% $75,000 - $99,999 14.4% 21.7% 11.2% 17.1% 13.0% 13.1% 14.6% $100,000 - $124,999 7.5% 4.3% 1.9% 7.0% 3.8% 3.5% 8.2% $125,000 - $149,999 3.8% 0.0% 1.9% 4.7% 0.8% 1.5% 4.2% $150,000 and above 7.5% 0.0% 2.8% 4.7% 1.5% 2.1% 8.6% Table 1.16 2000 - % Household Income Distribution Oconee County and Cities Source: DataView s, STF-3 Note: % of incorporated and unincorporated areas are based on total households w ithin incorporated and unincorporated areas ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 20 The 2000 Census provides data on the sources of income for the County and city households. Clearly, the households in the County are self-supporting in some fashion. As of 2000, 99.9 percent of the households in the County had some kind of earning, with 84.8 percent earning a wage or salary income, and 15.2 percent earning self-employment income. Social Security income was cited as a resource by 19.8 percent of those earning a wage. Only 2.1 percent of the total households in the County reported public assistance income as a source of income. Persons citing retirement income rose to 15.3 percent in 2000. Education Oconee County provides education facilities for all of its cities and unincorporated areas. Table 1.18 looks at different segments of educational attainment within the County, the incorporated areas, and the unincorporated area. Table 1.19 presents the same information by individual city. Major indicators of education levels are highlighted, including number of high school and college graduates. Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated With Earnings 9,029 40 384 131 783 1,338 7,691 With wage or salary income 7,657 36 334 112 698 1,180 6,477 With self-employment income 1,372 4 50 19 85 158 1,214 With interest, dividends, or net rental income 3,903 13 126 56 394 589 3,314 With Social Security income 1,787 15 84 24 189 312 1,475 With Supplemental Security Income 300 6 23 1 18 48 252 With public assistance income 192 2 4 1 21 28 164 With retirement income 1,380 9 56 15 151 231 1,149 With other types of income 910 5 41 13 98 157 753 No wage or salary earnings 1,384 10 96 17 145 268 1,116 Total Households 9,041 46 430 129 843 1,448 7,593 Source: 2000 Census, STF 3 Wage and Income Sources - 2000 Oconee County and Cities Table 1.17 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 21 Education levels have drastically increased within the County since 1990, and are projected continue to increase during the planning horizon. In 1990, 9.8 percent of the population having attended school had less than a ninth grade education. In 2000, this percentage has been reduced to 4.5 percent, and will be eliminated by the year 2030. The County has also indicates an increase in the number of col- lege graduates from 15.6 percent in 1990 to 22.8 percent in 2000. By 2030, al- most 29 percent of the school population will hold at least a bachelor’s degree, with another 20.5 percent going on to graduate or professional school. An addi- tional 21.8 percent will finish a portion of a college education. The percentage of the school population that graduated from high school (including General Equiva- lency Diplomas) is anticipated to remain stable, at around 23.4 percent of the population. Category 1990 2000 2010 2020 2030 Less than 9th Grade 1,075 742 378 14 0 9th to 12th Grade (No Diploma) 1,441 1,450 1,496 1,541 1,587 High School Graduate (Includes Equivalency) 2,991 3,831 4,815 5,799 6,783 Some College (No Degree) 1,834 3,048 4,124 5,200 6,276 Associate Degree 518 803 NA NA NA Bachelor's Degree 1,715 3,739 5,233 6,727 8,221 Graduate or Professional Degree 1,407 2,814 3,847 4,879 5,912 Less than 9th Grade 217 113 8 0 0 9th to 12th Grade (No Diploma) 290 269 245 219 202 High School Graduate (Includes Equivalency) [PHONE REDACTED] 830 940 Some College (No Degree) 349 417 529 641 755 Associate Degree 105 261 NA NA NA Bachelor's Degree 236 498 [PHONE REDACTED] Graduate or Professional Degree 212 314 395 472 553 Less than 9th Grade 858 629 370 14 0 9th to 12th Grade (No Diploma) 1,151 1,181 1,251 1,322 1,385 High School Graduate (Includes Equivalency) 2,361 3,217 3,788 4,969 5,843 Some College (No Degree) 1,485 2,631 3,595 4,559 5,521 Associate Degree 413 542 NA NA NA Bachelor's Degree 1,479 3,241 4,539 5,838 7,136 Graduate or Professional Degree 1,195 2,500 3,452 4,407 5,359 Source: DataViews 2000 Census STF-3 Unincorporated Incorporated Oconee County Table 1.18 Educational Attainment - 1990 to 2030 Oconee County and Cities ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 22 Within both the incorporated and unincorporated areas, as of 2000 the percentage of the school population with less than a ninth grade education is identical to the County, and by 2030, will not have any of their school age population within this population. Compared to the unincorporated area, the incorporated areas had a larger percentage of students who graduated high school in 2000, at 24.6 percent of their school age population as compared to 23 percent. At the next level of major educational attainment, the incorporated and unincorporated areas reverse in their comparisons. The percentage of the incorporated area school Category 1990 2000 2010 2020 2030 Less than 9th Grade 26 10 0 0 0 9th to 12th Grade (No Diploma) 18 17 9 1 0 High School Graduate (Includes Equivalency) 28 26 37 47 58 Some College (No Degree) 8 6 0 0 0 Associate Degree 8 2 NA NA NA Bachelor's Degree 13 28 42 56 70 Graduate or Professional Degree 10 6 5 3 2 Less than 9th Grade 91 51 8 0 0 9th to 12th Grade (No Diploma) 120 99 87 75 63 High School Graduate (Includes Equivalency) 191 230 266 301 337 Some College (No Degree) 112 117 148 178 209 Associate Degree 54 56 NA NA NA Bachelor's Degree 56 59 78 97 116 Graduate or Professional Degree 37 56 67 77 88 Less than 9th Grade 20 7 0 0 0 9th to 12th Grade (No Diploma) 31 25 26 26 27 High School Graduate (Includes Equivalency) 67 53 53 52 52 Some College (No Degree) 19 35 50 64 79 Associate Degree 8 16 NA NA NA Bachelor's Degree 16 65 95 124 154 Graduate or Professional Degree 22 39 48 56 65 Less than 9th Grade 54 45 0 0 0 9th to 12th Grade (No Diploma) 113 128 123 117 112 High School Graduate (Includes Equivalency) 344 305 368 430 493 Some College (No Degree) 210 263 331 399 467 Associate Degree 35 64 NA NA NA Bachelor's Degree 151 346 479 612 745 Graduate or Professional Degree 143 213 275 336 398 Bishop Bogart North High Shoals Table 1.19 Educational Attainment - 1990 to 2030 Oconee County Cities Watkinsville Source: DataViews 2000 Census STF-3 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 23 population that graduated from college, at 20 percent, is less than that of the un- incorporated area at 23.3 percent. As well, 17.9 percent of the unincorporated area attained graduate level degrees as compared to 12.6 percent in the incorpo- rated areas. This trend of increasing educational levels will continue into the fu- ture. However, the proportion of persons in the incorporated areas with a college degree are forecast to exceed that of the unincorporated area by 2030, at 30.7 percent as compared to 28.3 percent respectively. However, the proportion of the population attaining graduate level degrees in the unincorporated area is pro- jected to exceed that of the incorporated area, at 21.2 percent as compared to 15.6 percent respectively. Overall, the unincorporated area of the County will reflect a more highly educated population in the future. Within the individual cities, as of 2000, North High Shoals and Watkinsville con- tained the highest percentages of combined college graduates and graduate school degrees, at 43.4 percent and 41 percent respectively. They also had the lowest in- cidence of population with less than a 9th grade education. In terms of high school graduates, both cities were comparable, at around one-quarter of the post school age population. The City of Bogart had the lowest proportion of college and post- graduate degrees, at a total of 17.6 percent. Correspondingly, it had the highest proportion of high school graduate attainment at 34.4 percent, and 7.6 percent with less than a 9th grade education. Although the City of Bishop had the highest incidence of 9th grade attainment, it had a fairly high proportion of college and graduate level degrees, at 35.8 percent of its post school age population, and a high school attainment level of 27.4 percent. By 2030, over one-half of the post school age population in Bishop is anticipated to achieve a college degree, with the remaining population attaining a high school diploma (or equivalent). ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 24 Housing Due to the desirability of the region, Oconee County faces increasing development pressures as a bedroom community to Athens-Clarke County and the Atlanta metro- politan area, as well as an area with potential limited emergent employment opportu- nities within its own boundaries. The Housing Assessment promotes a mix and bal- ance of residential development options available to existing and future residents of the County and its cities, in the spirit of maintaining the quality, small town character as desired by many residents. The characteristics and trends within a community are important indicators of future housing needs and policies. The purpose of assessing Oconee County’s housing stock is to: y Assess the current housing stock in terms of overall population demographics, special needs populations, economic development and affordability character- istics; y Determine the County and cities’ future housing needs in conjunction with population projections, economic development and community goals and poli- cies; y Discover and investigate any local housing problems such as substandard housing, over building, infrastructure and land use suitability; y Assess whether an adequate, appropriate, affordable and varied supply of housing is being offered in the County and cities to meet the future needs of its citizens; and y Develop an implementation plan to promote the County and the cities’ vision and to provide the adequate provision of housing for all sectors of the popula- tion in the future. Housing Forecasts In 2000, there were 9,528 housing units within the County, increasing to 10,989 units in 2005 with a vacancy rate of 5 percent. This translated into 10,439 house- holds in 2005. Forecasts were made from the year 2006 to the year 2030 utilizing the current vacancy rate of 5 percent as a constant. According to the County’s Building and Inspection Department, by mid 2006, there were 11,868 dwelling units, which are either existing or permitted in the County, inclusive of all of the cities. The number of housing units is expected to more than double to 23,608 units between 2005 and 2030, for a total net increase of 12,619 units. The num- ber of households is anticipated to increase by 11,987 households to 22,426 by 2030. The housing stock in the City of Bishop is forecast to more than double with an increase by 99 units between 2005 and 2030. The number of households is also anticipated to more than double, from 71 in 2005 to 155 in 2030, a growth of 84 households. The number of housing units in North High Shoals is also forecast to double between 2005 and 2030 with 203 new units, from 200 in 2005 to 403 in ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 25 2030 in 2030. As well, the number of households is projected to double, with the addition of 180 new households during the 25-year period. Although greater nu- merically, housing stock growth and household formation in Watkinsville is pro- jected to occur at a slower pace than in Bishop and North High Shoals. The stock is anticipated to increase by approximately 45 percent, (448 units), from 987 in 2005 to 1,435 in 2030, with a corresponding increase in household formation of 430 households. Housing units and household formation is forecast to increase by approximately 25 percent between 2005 and 2030 in Bogart (portion of City within Oconee County). The number of housing units is forecast to increase by 121 units, from 431 in 2005 to 552 in 2030. Correspondingly, the number of households is projected to increase by 112, from 401 in 2005 to 513 in 2030. Within the unincorporated areas of the County, the housing stock is projected to almost double (86 percent increase) between 2005 and 2030, with an increase of 12,689 housing units, from 9,288 in 2005 to 21,036 in 2030. An additional 11,989 households are anticipated. Housing Type Housing Trends In 1990, there were 6,561 housing units in the County. Single-family detached units comprised 75.2 percent of the County housing stock. Townhomes or du- plexes comprised 6.5 percent of the units, and 16.2 percent were mobile homes. Just 1.4 percent of the stock was considered multi-family. Almost 19 percent of the total units were located within the incorporated areas. All of the multi-family units were located within the unincorporated area, as well as 84.3 percent of the manufactured homes. Almost 70 percent of the attached products were located in the unincorporated area, and 81 percent of single-family detached homes. Oconee County Bishop Bogart* North High Shoals Watkinsville Incorporated** Unincorporated 2005 Housing Units 10,989 83 431 200 987 1,701 9,288 2005 Households 10,439 71 401 178 947 1,597 8,842 2010 Housing Units 12,958 135 460 244 1,090 1,929 11,029 2010 Households 12,309 115 428 217 1,046 1,806 10,503 2020 Housing Units 17,704 154 513 327 1,280 2,274 15,430 2020 Households 16,818 131 477 291 1,228 2,127 14,691 2025 Housing Units 20,506 167 534 367 1,362 2,430 18,076 2025 Households 19,479 142 497 326 1,307 2,272 17,207 2030 Housing Units 23,608 182 552 403 1,435 2,572 21,036 2030 Households 22,426 155 513 358 1,377 2,403 20,023 Table 2.1 Housing Forecast - 2005 to 2030 Oconee County and Cities Source: ROSS+associates Technical Report: Population, Housing and Employment Forecasts, 2006 * Includes only the portion of population of Bogart located within Oconee County Note : Incorporated total does not include the portion of Bogart with Clarke County ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 26 By 2000, the housing stock had increased to 9,528, an increase of 2,967 units. Single-family housing units remain the predominant housing type of the County, constituting 80.7 percent of the total housing stock. Single family attached, in- cluding townhomes and duplexes, comprised 6.0 percent of the stock. Mobile homes, representing both ownership and rental opportunities, constituted 12.6 percent of the stock, with multifamily representing less than one percent of the to- tal housing units in the County. Countywide, approximately 16 percent of the total detached units, 28 percent of the total attached units, and 13 percent of the total mobile homes were found in the incorporated areas. The distribution of single-family unit type within the in- corporated area at 79.8 percent is comparable to that of the unincorporated area. However, 10 percent of the total units were single family attached as compared to 5.2 percent in the unincorporated area, and not quite 10 percent of the stock was mobile homes as compared to 13.1 percent in the unincorporated area. All but four units of multifamily housing products were found in the unincorporated areas of the County, with a loss of 34 units between 1990 and 2000. This distribution of housing units is antici- pated to remain con- stant over the planning horizon period, with slight adjustments. The proportion of single family detached and mobile homes are pro- jected to increase to 81.9 and 12.9 percent respectively, with correspond- ing decreases in the proportion of multifamily and attached unit products. Overall, Category 1990 2000 1990 2000 1990 2000 TOTAL Housing Units 1,243 1,580 5,318 7,948 6,561 9,528 Detached Units 936 1,262 4,001 6,428 4,937 7,690 Single Units (attached) 129 158 299 412 428 570 Multi-family 0 4 92 58 92 62 Mobile Home or Trailer 167 156 898 1,044 1,065 1,200 All Other 11 0 28 6 39 6 Source: 2000 Census STF-3 Note: Single units (attached) includes attached single family and duplexes Incorporated Unincorporated Total County number of housing units in the incorporated area may be actually higher than reflected in above table. Table 2.2 Dwelling Unit by Type - 1990 and 2000 Oconee County, incorporated and Unincorporated Note: County total excludes a portion of Bogart located in Athens-Clarke County. However, the incorporated total includes the entire City of Bogart. Due to inclusion of entire city of Bogart in incorporated area calculation, the total Category 2000 2005 2015 2025 2030 Single Detached Units 80.7% 81.0% 81.5% 81.8% 81.9% Single Units (attached) 6.0% 5.7% 5.4% 5.2% 5.1% Multi-family 0.7% 0.5% 0.4% 0.3% 0.3% Mobile Home or Trailer 12.6% 12.7% 12.8% 12.9% 12.9% All Other 0.1% 0.1% 0.1% 0.0% 0.0% Source: DataViews, 2000 Census STF-3 Note: Single attached units includes townhomes and duplex units Table 2.3 Projected Types of Units - 2000 to 2030 Oconee County ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 27 however, over 99 percent of the housing stock is forecast to be primarily owner- ship type single family attached or detached, and mobile home units. Within the individual cities, there is more variety of types of units, although sin- gle-family detached units predominate in Bishop, North High Shoals and Watkins- ville. In North High Shoals, 92.5 percent of all units were single-family. In con- trast, just over 66 percent of the units in Bogart are single family detached, and 11.5 percent of the units in Bogart were considered duplexes. Watkinsville also re- ported a higher proportion of duplexes at 10.2 percent of the units in the City. The proportion of mobile homes in North High Shoals and Watkinsville is significantly lower than the County, with Bishop’s representation just less than the Category 1990 2000 1990 2000 1990 2000 TOTAL Housing Units Built 6,561 9,528 1,285 1,580 5,276 7,948 Housing Units Vacant 405 477 89 105 300 372 Total Occupied Housing Units 6,156 9,051 1,196 1,475 4,960 7,576 Housing Units Owner Occupied 4,770 7,260 814 1,077 3,956 6,183 Housing Units Renter Occupied 1,386 1,791 382 398 1,004 1,393 % of Total Units Built 1990% 2000% 1990% 2000% 1990% 2000% Housing Units Vacant 6.2% 5.0% 6.9% 6.6% 5.7% 4.7% Total Occupied Housing Units 93.8% 95.0% 93.1% 93.4% 94.3% 95.3% Housing Units Owner Occupied 77.5% 80.2% 68.1% 73.0% 79.8% 81.6% Housing Units Renter Occupied 22.5% 19.8% 31.9% 27.0% 20.2% 18.4% Table 2.5 Occupancy Characteristics - 1990 and 2000 Oconee County, Incorporated and Unincorporated Note: Percentage occupied calculated on total occupied units as a base Oconee County Incorporated Area Unincorporated Area Source: 2000 Census STF-3 Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total: 9,528 81 459 161 879 1,580 7,948 1, detached 80.7% 86.4% 66.7% 92.5% 83.8% 79.9% 80.9% 1, attached 1.3% 0.0% 0.0% 0.0% 1.5% 0.8% 1.4% 2 4.7% 2.5% 11.5% 0.0% 10.2% 9.2% 3.8% 3 to 9 0.5% 0.0% 0.0% 0.0% 0.5% 0.3% 0.6% 10 to19 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 20 to 49 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 50 or more 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% Mobile Home 12.6% 11.1% 21.8% 7.5% 4.0% 9.9% 13.1% Boat, RV, van, etc. 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0..0% Table 2.4 Types of Units by % - 2000 Oconee County and Cities Source: 2000 Census STF-3 Note: Percentages represent proportion of type of unit within each jurisdiction's total dwelling units Note: County total excludes a portion of Bogart located in Athens-Clarke County. However, the incorporated total includes the entire City of Bogart. Due to inclusion of entire city of Bogart in incorporated area calculation, the total number of housing units in the unincorporated area may be actually higher than reflected in above table, as incorporated was subtracted from County total to get unincorporated area. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 28 County. The proportion of mobile homes in Bogart constitutes 21.8 percent of its total housing stock, exceeding the representation in the County as a whole and the unincorporated area. The ratio of home ownership occupancy to rental occupancy in the County, inclu- sive of the incorporated and unincorporated areas, appears to be shifting toward higher home ownership rates, with a corresponding decreased in rental occu- pancy. In 2000, owner occupied units constituted 80.2 percent of housing units in the County, up from 77.5 percent in 1990, while rental occupied constituted 19.8 percent of the total housing units, a decrease from 22.5 percent in 1990. Within the incorporated areas, the proportion of home ownership, although lower than in the unincorporated area and the County as a whole, followed a similar trend, in- creasing between 1990 and 2000, from 68.1 percent in 1990 to 73.0 percent in 2000, with rental occupied status decreasing from 31.9 percent in 1990 to 27.0 percent in 2000. The proportion of rental occupied units in the unincorporated area is significantly lower in than in the cities, at 18.4 percent in 2000, down from 20.2 in 1990, as compared to 81.6 percent home ownership occupancy in 2000, an increase from 79.8 percent in 1990. Within the cities, the dis- tribution of owner and renter occupancy varies. The City of Bishop has the lowest owner occu- pancy rate, at 67.2 per- cent; followed by Bogart at 70.0 and Watkinsville at 72.2 percent. North High Shoals is predominantly owner occupied at 89 percent, well exceeding the unincorporated area and the County as a whole. In 2000, 99.5 percent of owner-occupied units in the County were single-family detached units and mobile homes. Among rental units, the product type was more widely represented, with the proportion of single family detached at 44.4 percent of the rentals; attached products, such as townhomes and duplexes at 27.9 per- cent of the rentals; and mobile homes at 24.2 percent of the rentals. The distribution differs somewhat among the cit- ies. Approximately 59 percent of the occupied units are owner occupied single family detached, and 30 percent are renter occupied single-family detached units. Simi- larly, in Bogart, 56 per- cent of the occupied units are owner occupied Oconee County Bishop Bogart North High Shoals Watkinsville Total: 9,051 61 433 146 835 Owner occupied 7,260 41 303 130 603 Renter occupied 1,791 20 130 16 232 Source: 2000 Census STF-3 Table 2.6 Tenure by Occupancy Status- 2000 Oconee County and Cities Oconee County Bishop Bogart North High Shoals Watkinsville Total: 9,051 61 433 146 835 Owner occupied: 7,260 41 303 130 603 SF Detached 6,534 36 243 123 569 SF Attached 26 0 0 0 4 Mobile home 693 5 60 7 30 Boat, RV, van, etc. 6 0 0 0 0 Renter occupied: 1,791 20 130 16 232 SF Detached 796 18 47 11 129 SF Attached 499 2 48 0 94 Multi-Family 62 0 0 0 4 Mobile home 434 0 35 5 5 Source: 2000 Census, STF-3 Note: Attached units include townhomes and duplexes Table 2.7 Tenure by Type of Unit - 2000 Oconee County and Cities ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 29 single family detached. However, rental occupied units, which comprise 30 per- cent of the total occupied units in the City, are more equally represented between single-family detached (10.9 percent); attached units (11.0 percent); and mobile homes (8.1 percent). Almost two-thirds of the mobile homes in the City are owner occupied. In North High Shoals, the majority of owner occupied and renter occu- pied units are single-family detached units. In Watkinsville, single-family detached units also comprise the bulk of occupied housing, with 68.1 percent of the total occupied units, being owner occupied single family detached, and another 15.4 percent being renter occupied single family units, for a total of 83.5 percent. Al- most all of the attached units in Watkinsville are renter occupied, and almost all of the mobile homes are owner occupied. Balancing housing types and cost are important and should reflect the needs of future Oconee County residents. Table 2.8 shows permit activity in the County over the last 5 years in their entirety and the first half of 2006. The number of units permitted for the past 5 years for single-family, mobile homes and attached single-family housing does not suggest a significant deviation from past trends. There were no multi-family units constructed in the County over the past 5 years. In 2005 a 40-unit ownership condominium project was completed, and has been recorded as an attached product. The housing mix available in Oconee County to- day is likely to be very similar to the mix recorded in the 2000 Census. However, the mix is likely to change somewhat in the next few years due to the adoption of the new MPD zone, which allows mixed-use commercial and a variety of residen- tial products such as condominiums, townhomes, and cluster units. Commuting Patterns Although the County continues to grow economically, it continues to remain pri- marily a bedroom community associated with Athens-Clarke County based on analyses of commuting patterns. Table 3.11 in the Economic Development chap- ter identifies the number of persons who commuted outside of the County, and outside of the State, for employment. As of 2000, just over 99 percent of the work- force in the County remained worked within the State. According to the data, the number of persons living and working within Oconee County was 28.1 percent of employed residents of the County. Although additional employment opportunities 2000 2001 2002 2003 2004 2005 2006* Total: 279 328 480 473 458 485 150 Single Family 227 247 414 435 439 436 142 Multi-Family 0 0 0 0 0 0 0 2 Unit/Townhome Structures 0 33 36 12 9 40 5 Mobile Homes 52 48 30 26 10 9 3 Table 2.8 Development Permit Records - 2000 to 2005 Oconee County and Cities Source: Oconee County Building and Permit Department * Through June 2006 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 30 have been added to the employment base within the County, it is likely that a similar proportion of people that commute to work outside of the County exist as of 2005. Additional commuting information is found in the Economic Development chapter. Quality of Housing In 2000, 491 of the County’s 9,528 housing units were constructed prior to 1939, which amounted to 5.2 percent of all housing units. Almost 37 percent of the units were constructed prior to 1980. Most of these homes are still in use and a portion may be occupied by renters. Within the cities, there appears to be a larger number of older units. Almost 45 percent of the units in Bishop were constructed prior to 1939, and almost 73 per- cent were constructed prior to 1980. Almost 14 percent of the units in Bogart were constructed prior to 1939, with 46 percent built over 25 years ago. In North High Shoals, 16 percent were constructed prior to 1939, and 47 percent are older than 25 years old. Watkinsville has a lower proportion of very old homes, with 8.4 percent built prior to 1939, although almost 44 percent are over 25 years old, comparable to the other cities. Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total: 9,528 81 459 161 879 1,580 7,948 Built 1999 to March 2000 509 0 15 18 12 45 464 Built 1995 to 1998 1,733 4 68 26 129 227 1,506 Built 1990 to 1994 1,451 2 33 11 153 199 1,252 Built 1980 to 1989 2,340 24 132 31 201 388 1,952 Built 1970 to 1979 1,701 2 71 26 112 211 1,490 Built 1960 to 1969 772 0 49 12 110 171 601 Built 1950 to 1959 315 13 12 11 46 82 233 Built 1940 to 1949 216 0 16 0 42 58 158 Built 1939 or earlier 491 36 63 26 74 199 292 may be actually higher than reflected in above table, as incorporated was subtracted from County total to get unincorporated area. Table 2.9 Year Structure Built - 2000 Oconee County and Cities Source: 2000 Census STF-3 Note: County total excludes a portion of Bogart located in Athens-Clarke County. However, the incorporated total includes the entire City of Bogart. Due to inclusion of entire city of Bogart in incorporated area calculation, the total number of housing units in the unincorporated area ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 31 There were very few homes within either the cities or the county lacking adequate plumbing facilities in the 2000 Census. Less than one percent of the units lacked complete plumbing facilities, and less than one percent of the units lacked com- plete kitchen facilities. The number of units lacking kitchen facilities has dropped since 1990, from 1.5 percent of total units to 0.6 percent in 2000. The number of units lacking plumbing has remained constant, although proportionately de- creased from 1.1 percent to 0.8 percent. All of the homes that are lacking kitchen facilities are located within the unincorporated county areas. Approximately 80 percent of the units lacking plumbing facilities are located in the unincorporated areas. Within the incorporated areas, the majority of units lacking plumbing facili- ties are located in Watkinsville, although numerically this account for only 12 units. Apparently, most of the older homes Countywide were constructed with plumbing or have been upgraded. Affordability and Demographics Housing Costs The median property value in the County increased from $77,800 in 1990 to $145,900 in 2000. This median housing value is higher than the regional median of $144,504 and significantly higher than the statewide median of $100,500. In 1990, the median rent in the County was comparable to that of the region, although both were higher than the state. Data compiled by the Oconee County Tax Assessor for 1999 through 2005 indicates that the average new home sales price in 2005 was $315,062, up from $241,333 in 1999. The average existing home price increased from $171,432 in 1999 to $255,661 in 2005, and the aver- age combined home value rose from $196,235 in 1999 to $278,426 in 2005. Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total housing units 9,528 81 459 161 879 1,580 7,948 Complete Plumbing Facilities 9,455 81 456 161 867 1,565 7,890 Lacking Plumbing Facilities 73 0 3 0 12 15 58 Complete kitchen facilities 9,465 81 459 161 879 1,580 7,885 Lacking complete kitchen facilities 63 0 0 0 0 0 63 Source: 2000 Census STF-3 Table 2.10 Condition of Housing Oconee County and Cities ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 32 In 2000, although the median rent has increased over $150, the average rent in the County is now lower than in the region as a whole, at $589 compared to $661 respectively, but remains higher than the state’s median rent of $505. Within the Northeast Georgia region, Oconee County is a relatively ex- pensive place to own and rent a home. The County had the highest median home value in 2000, as well as the highest median rent. However, the median mobile home value was one of the lowest in the region, ranking fourth lowest out of nine coun- ties. This indicates that mobile homes in the County represent an affordable own- ership and rental opportunity. Table 2.13 presents comparable home values for other counties in the region, based on 2000 home values, by price point. Oconee County had the lowest pro- portion of homes (27 percent) in the lower price ranges (less than $99,000), as compared to Barrow (52 percent); Clarke (53 percent); Greene (63 percent); Jack- son (57 percent); Madison (69 percent) and Walton (42 percent) counties. With the exception of Greene County at 24 percent, Oconee County had the highest propor- tion of homes valued over $250,000, at 18 percent of the total stock. Almost half of the homes in Oconee County were valued at $150,000 and above, whereas Community Median Price Median Rent Median Mobile Home Oconee County $151,600 $589 $39,900 Barrow County $103,400 $583 $53,200 Clarke County $111,300 $540 $20,300 Greene County $87,100 $386 $34,100 Jackson County $102,900 $501 $53,100 Madison County $87,300 $452 $47,700 Morgan County $99,700 $470 $60,200 Oglethorpe County $87,500 $457 $41,900 Walton County $113,300 $558 $41,200 Source: 2000 Census STF - 3 Table 2.12 Comparison of Median Home, Mobile Home Price, and Rents Oconee County and Surrounding Counties Category State Region County State Region County Median Value $71,200 $92,300 $77,800 $100,500 $144,504 $145,900 Median Rent $344 $422 $436 $505 $661 $589 Property Values and Rent - 1990 and 2000 Source: 2000 Census STF-3; 1990 Census STF-3 Oconee County, State and Region 1990 2000 Table 2.11 Price Range # % # % # % # % # % # % # % Up to $99,990 1,983 27% 6,412 52% 8,812 53% 2,612 63% 6,426 57% 5434 69% 6842 42% 100,000 – 149,990 1,814 25% 4,135 33% 4,367 26% 341 8% 2,136 19% 1,304 17% 5,105 31% 150,000 - 249,990 2,124 29% 1,222 10% 2,971 18% 227 5% 1,846 16% 727 9% 2853 18% 250,000+ 1,339 18% 584 5% 566 3% 996 24% 875 8% 392 5% 1508 9% Total 7,260 100% 12,353 100% 16,716 100% 4,176 100% 11,283 100% 7,857 100% 16,308 100% Oconee County Barrow County Clarke County Greene County Jackson County Madison County Walton County Table 2.13 Comparable Home Values - 2000 Oconee County and Adjacent Counties Source: 2000 Census STF-3 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 33 homes of this value comprised less than 30 percent of the total stock in compara- ble counties. Overall, 21.7 percent of the ownership housing stock was valued under $99,000 in 2000 (which is generally affordable to households with income below 50 percent of the County median), with 27.6 percent reported in the $100,000 to $149,000 range (which is generally affordable to households with income between 50 per- cent and 80 percent of the County median). Housing values in unincorporated Oconee County were generally higher than in the cities, with the exception of North High Shoals, where 36 percent of the homes were priced over $200,000, comparable to that of the unincorporated area. Although numerically small, (348 units) almost 39 percent of the ownership units in the incorporated areas were valued under $99,000 as compared to 18.7 percent (884 units) in the unincorpo- rated area. Approximately 387 units (43 percent of incorporated ownership hous- ing) fell within the $100,000 to $149,000 price range as compared to 24.7 percent (1,168 units) in the unincorporated area. In total, almost 82 percent of the owner- ship units in the cities were valued below $149,000. In contrast, almost 57 per- cent of the ownership units in the unincorporated area were valued over $149,000. Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total: 5,629 31 229 99 542 901 4,728 Less than $10,000 0 0 0 0 0 0 0 $10,000 to $14,999 7 0 0 0 0 0 7 $15,000 to $19,999 8 0 0 0 0 0 8 $20,000 to $24,999 0 0 0 0 0 0 0 $25,000 to $29,999 11 0 0 0 0 0 11 $30,000 to $34,999 15 2 3 0 0 5 10 $35,000 to $39,999 29 0 0 0 4 4 25 $40,000 to $49,999 48 0 0 4 0 4 44 $50,000 to $59,999 56 6 5 4 0 15 51 $60,000 to $69,999 74 3 20 3 12 38 36 $70,000 to $79,999 231 9 17 4 43 73 158 $80,000 to $89,999 315 2 28 3 39 72 243 $90,000 to $99,999 428 0 47 11 79 137 291 $100,000 to $124,999 689 3 63 20 140 226 463 $125,000 to $149,999 866 0 26 2 134 162 704 $150,000 to $174,999 596 3 11 7 34 55 541 $175,000 to $199,999 497 3 5 5 13 26 471 $200,000 to $249,999 725 0 0 19 18 37 688 $250,000 to $299,999 305 0 0 13 13 26 279 $300,000 to $399,999 326 0 0 4 4 8 318 $400,000 to $499,999 214 0 0 0 0 0 214 $500,000 to $749,999 123 0 0 0 9 9 114 $750,000 to $999,999 46 0 4 0 0 4 42 $1,000,000 or more 20 0 0 0 0 0 20 Note: County total excludes a portion of Bogart located in Athens-Clarke County. However, the incorporated total includes the entire City of Bogart. Due to inclusion of entire city of Bogart in incorporated area calculation, the total number of housing units in the unincorporated area may be actually higher than reflected in above table, as incorporated was subtracted from County total to get unincorporated area. Table 2.14 Home Prices - 2000 Oconee County and Cities Source: 2000 Census STF-3 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 34 An overview of home prices listed on MLS in June 2006 indicates appreciation has occurred since the 2000 Census. The following findings were made: • Out of a 50-unit sample of the lowest priced single-family homes in the County, there were two units listed below $100,000, and one at $103,000, representing 6 percent of the sample. Two units had two bedrooms and the other had three; • Out of the same sample, 14 units (28 percent of sample) were listed at prices below $150,000. Two of the 14 units had 4 bedrooms, the remainder were three bedroom units; • The remaining 66 percent were offered at prices over $150,000 to $196,500, indicating a large stock of moderately priced housing units. Over 90 per- cent of this group were three bedroom units; • Listings under the category of “Townhome” yielded a 24-unit sample of small lot detached and “cluster” type units as well as the more traditional attached ownership units. Asking prices began at $144,900 for the majority of two bedroom townhomes, and $184,900 for three bedroom detached “cluster” units; between $204,900 to $225,900 for three bedroom attached townhome units, and between $238,900 and $405,000 for four bedroom at- tached townhome units. Four bedroom “cluster” units ranged from the mid to high $400,000’s; • A second townhome listing search found four units in Bogart with three bedrooms ranging from $179,900 to $188,900 and 3 units with two bed- rooms in Watkinsville in the Trotters Walk townhome complex for $128,900. • Listings under the “Condos” category included 14 products. None of the units were listed below $100,000. Units listed 4- two bedroom for under $150,000 and six - two and three bedroom units listed between $211,900 and $240,000. The remaining four units were listed in the high $200,000 price ranges. Table 2.15 presents representative new home prices in the County, based on internet listings. There were no listings of new products under $100,000. Two of the new home pro- jects presented homes with asking prices of less than $150,000, one of which is a townhome project. The ma- jority of the new home communities were priced in the low to mid 300,000’s, with seven of the 19 devel- opments near the $400,000 and above range. According to the 2000 Census, there were 1,689 rental units in the County in 2000, which is 17.7 percent of total housing units. The majority of rental Complex Cost Range Nearest City Triple Creek $144,900-$155,900 Bogart Villas at Creekside -TH $180,000-$300,000 Bogart Christian Lake $229,000-$320,000 Watkinsville Lane Creek Plantation $250,000-$450,000 Bishop Mulberry Plantation $290,000-$300,000's Watkinsville Pecan Bluff $229,000+ Watkinsville Triple Creek $200,000's+ Bogart Boulder Springs $400,000's+ Bishop Copperville $350,000's+ Watkinsville Manors at Belfair $300,000's+ Bogart Pembrook Estates $350,000's+ Watkinsville Silver Leaf $400,000's+ Bogart Somerset $370,000-$450,000's Watkinsville Southwest Manor $300,000's+ Bishop Bridle Gate $500,000-$1,000,000 Watkinsville Georgian Ridge $500,000's+ Watkinsville Moss Creek $890,000's-$1,000,000's Watkinsville Settler's Ridge $500,000's+ Watkinsville Trotter's Walk - TH $128,900 Watkinsville Table 2.15 Representative New Home Products Oconee County Source: Communities publication, May 2006 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 35 properties are located within the unincorporated county, with the incorporated ar- eas containing 398 units of rental housing, which is just over 4 percent of the total housing stock in the County. Rental properties in the incorporated areas tended to fall within the low to moderate range. Over 58 percent of the rental units in the incorporated areas fell within the $350 to $599 price range, with an additional 26.6 percent falling within the $600 to $899 range. In comparison, 47.3 percent of the rental units in the unincorporated area fell in the low to moderate range of $350 to $599, with 18.5 percent falling in the $600 to $899 rental range. Ap- proximately 27.1 percent of the rental units in the unincorporated areas reported rents below $350 per month, as compared to 11.3 percent in the incorporated ar- eas, possibly reflecting the higher proportion of mobile homes in the unincorpo- rated county areas, which typically rent for less than other detached or even multi-family housing. The unincorporated areas also had a higher proportion of rental properties in the upper rental ranges over $900 per month. An internet survey of properties for rent in June 2006 yielded very limited results: • Units in the 60 unit Meadowland Apartment Complex in Bogart ranged from $423 for a studio to $609 for a two bedroom/two bath unit. Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total: 1,689 20 130 16 232 398 1,291 With cash rent: 1,536 12 114 13 214 353 1,183 Less than $100 22 0 2 0 0 2 20 $100 to $149 27 0 0 0 0 0 27 $150 to $199 26 0 0 0 0 0 26 $200 to $249 45 0 6 2 0 8 37 $250 to $299 73 3 2 0 0 5 68 $300 to $349 168 0 17 3 5 25 143 $350 to $399 151 3 9 0 21 33 118 $400 to $449 130 2 15 3 14 34 96 $450 to $499 182 0 11 0 14 25 157 $500 to $549 149 4 17 0 58 79 70 $550 to $599 154 0 6 0 29 35 119 $600 to $649 53 0 8 5 12 25 28 $650 to $699 100 0 3 0 9 12 88 $700 to $749 59 0 8 0 0 8 51 $750 to $799 44 0 9 0 13 22 22 $800 to $899 57 0 1 0 26 27 30 $900 to $999 32 0 0 0 0 0 32 $1,000 to $1,249 20 0 0 0 5 5 15 $1,250 to $1,499 37 0 0 0 8 8 29 $1,500 to $1,999 7 0 0 0 0 0 7 $2,000 or more 0 0 0 0 0 0 0 No cash rent 153 8 16 3 18 45 108 Source: 2000 Census STF-3 Bogart. Due to inclusion of entire city of Bogart in incorporated area calculation, the total number of housing units in the unincorporated area may be actually higher than reflected in above table, as incorporated was subtracted from County total to get unincorporated area. Note: County total excludes a portion of Bogart located in Athens-Clarke County. However, the incorporated total includes the entire City of Table 2.16 Rent - 2000 Oconee County and Cities ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 36 • Two – three bedroom units were available in the Stone Shoals subdivision at $1,100 • A three bedroom condo was offered in the Jennings Mill complex at $1,295 and a two bedroom/two and one half bath townhouse for $750 per month; • A four bedroom/three bath home was listed at $1,600 per month; • A two-bedroom apartment was listed at $450 per month, and a two bed- room duplex unit for $475 per month. • Rentals may be found in Highlands Oaks, a duplex community, in the $850 to $950 per moth range. Other potential lower rental cost options include the Arbor Glen and Moreland Heights mobile home parks, although no units were advertised. Barriers to Affordability Constraints to the provision of adequate and affordable housing are posed by both governmental and non-governmental factors. Although Oconee County has a rela- tively affordable housing stock in the context of the Atlanta and Athens-Clarke County metro areas, there does not appear to be a sufficient number of rental and ownership units affordable to the lower income workforce households, particularly those with incomes below 30% of the area median. Hence, many of the employees of service, retail and manual labor based businesses in the County live outside of the County and commute in to their jobs, while those who can afford the higher market rate housing commute outside of the County to more professional and technical occupations. The proximity of Oconee County to Athens-Clark County, and the short commute time, facilitates this pattern. Many factors affect the ultimate cost of housing to the consumer, be it rental or owner-occupied. Those factors, which either prevent construction or raise the cost of construction and/or improvement of housing, can be considered barriers or constraints. Some of these potential constraints are the result of local governmen- tal actions, policies, regulations and standards. The Comprehensive Plan land use designations, the Future Land Development Map, Character and Zoning and De- velopment Codes may contain barriers or constraints. Other factors are non- governmental market factors, which are typically beyond the control of local gov- ernment. However, governmental and non-governmental constraints are interre- lated and affect one another. Therefore, action programs that influence govern- mental constraints can also affect primarily market-related non-governmental constraints on a localized basis. It is a goal of the County to adopt local policies and procedures that foster private- sector housing for all income levels that do not unreasonably add to escalating county costs. Although state and local governments, as well as private industry, have important roles in the provision of housing affordable to the lower ranges of workforce households, federal funding of existing and/or new housing programs is essential for provision of housing to segments of the workforce population. With- out these resources, the ability of local government to address the housing needs of these lower income groups is reduced. The County currently does not have any ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 37 housing assistance programs in place, relying instead on the individual developers to seek state or federal funding assistance, typically state tax credit financing, on their own initiative. The County and its Cities will need to address a number of concerns in order to meet future housing needs. Future housing needs will be increasingly translated into greater demand for alternative housing types to the detached single-family home, such as multiple-family, townhome, cluster home and mixed-use products. While the Comprehensive Plan Future Land Development Map and associated Character Areas will provide for a full range of housing types and densities, future decisions regarding public improvements, zoning and development standards, as well as consideration of the potential for creation of housing assistance and incen- tive programs, will determine the extent to which these creative housing products will be successfully utilized in meeting anticipated housing needs. Cost Burdened Households/Households in Need The State Department of Community Affairs has compiled information on house- holds reporting some kind of housing problem. These include persons with AIDS, persons having sustained family violence, the elderly, persons with a disability, and persons encountering substance abuse. The characteristics of persons with housing problems are further evaluated by size of household, income, tenure, household type, age and race. Using income guidelines as provided by the De- Category Total Cost Burdened Severely Cost Burdened Total Problems Total Households Overcrowded Total County 1,089 577 2,001 8,997 Total County @ 50% MFI 140 381 618 1,084 Total Renter 203 203 608 1,782 197 Total Renter @ 50% MFI 56 195 320 457 Total Owner 886 374 1,392 7,215 104 Total Owner @ 50% MFI 84 186 298 627 Elderly Renter 22 33 59 174 0 Elderly Renter @ 50% MFI 18 33 55 111 Elderly Owner 138 78 224 1,285 4 Elderly Owner @ 50% MFI 50 62 116 314 Large Family Renter 8 0 127 203 Large Family Renter @ 50% MFI 0 0 22 26 Large Family Owner 96 18 207 868 Large Family Owner @ 50% MFI 0 4 28 40 Small Family Renter 96 122 299 1,020 Small Family Renter @50% MFI 34 118 195 256 Small Family Owner 535 245 807 4,456 Small Family Owner @ 50% MFI 30 100 130 208 Note: Cost burdened is 30-50% of income for housing. Severely cost burdened is over 50% of income for housing. Table 2.17 Housing Problems - 2000 Oconee County Source: Georgia Planning Dataviews ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 38 partment of Community Affairs, households paying between 30 percent and 49 percent of their income are considered “cost-burdened” and households paying over 50 percent are “severely cost-burdened.” The DCA data indicates that 2,001 households (22.2 percent of total County households) reported some kind of housing problem. Of these, 609 (30.4 percent) were renter households and 1,392 (69.6 percent) were ownership households. Of the total, 376 households were extremely low income (incomes less than 30 per- cent of the County median); 242 were considered very low income (30 and 50 per- cent of the County median); and 542 were considered low income, (between 50 and 80 percent of the County median). A greater proportion of the lower income households were also renters, with over one-half of the renters reporting incomes less than 50 percent of the median as compared to only 21 percent of the owners. Small family households (2 or less) reported the highest incidence of housing prob- lems, although 65 percent of small renter families fell within the low-income cate- gories as compared to only 16 percent of small owner families. Review of the number of households paying more than 30 percent of their income for housing, both ownership and rental, provides an indication of households in need. Based on Census information, approximately 18.7 percent of Ownership households in the County are considered cost burdened, with a higher proportion of cost burdened owner households located in the incorporated areas, at 21.2 per- cent as compared to 18.2 percent of households in the unincorporated area. There were 1,089 households, 12.1 percent of total County households, reporting a housing cost burden of between 30 percent and 50 percent. Interestingly, 949 of these households (87.1 percent) fell within the moderate and above moderate- income categories, with incomes above 80 percent of the County median. While the severely overburdened category includes approximately 577 households, of which 65 percent are homeowners, and 35 percent are renters, the percentage is still relatively low, at 6.4 percent of total County households. Within the renters, 96 percent were considered lower income (less than 50 percent of median), as compared to 50 percent of the owners. The HUD median family income (MFI) for Oconee County was $45,400 in 2000 and $54,250 in 2005 (HUD uses the Athens-Clarke County MSA figure for several of the larger counties in the area, and does not break out Oconee County indi- vidually). Table 2.18 identifies the income ranges, based on the HUD MFI guide- lines, and the rent or purchase price affordable to each income group in 2005. The proportions of persons in each income category, for comparison with preced- ing tables reporting housing cost and rent ranges, is based on the 2000 Census income breakdowns and the 2000 HUD MFI. This ta- ble assumes a 10 percent down payment, one per- cent property tax and P&I. Classification Annual Income (2005) % of Population (2000)* Maximum Affordable Rent (2005) Maximum Affordable Purchase Price (2005) Very Low 0 - $27,150 20.2% $679 $99,610 Low $27,151-$43,450 11.2% $1,086 $142,000 Moderate $43,451-$65,100 20.7% $1,628 $217,925 Above Moderate Above $65,100 47.9% $1,628+ $304,000 Median $54,250 $1,356 $179,000 Source: HUD Median Family Income Limits Maximum purchase price assumes a 10% downpayment and 1% property taxes at a 7% fixed interest rate HUD Income Classifications - 2005 Oconee County/Athens-Clarke County MSA Table 2.18 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 39 Based upon the distribution of housing prices in 2000, there appears to be an adequate stock in the income range affordable to Very Low income households (less than 50 percent of MFI) with a notable proportion located in the incorporated areas. According to the Census, the County also has a wealth of homes in the range affordable to persons in the low income classifications (between 50 and 80 percent of the MFI) and a growing inventory of homes affordable to moderate and above moderate income households, with the bulk of higher priced homes located in the unincorporated portions of the County. Cost Burdened Renters Although proportions differ from DCA data, the Census reports by tenure and income category, households that paid over 30 percent of their income for housing costs. The Census reports approximately 27 percent of the renters (456) were considered cost burdened. Of these, almost 98 percent of the cost-burdened renters were comprised of lower income households. Almost 58 percent of cost burdened households are considered extremely low income (incomes less than 30 percent of County median), and another 22.5 percent of cost burdened households reported incomes between 30 and 50 percent of the County median, resulting in a total of 80.2 percent of cost burdened households with incomes under $27,500 (less than 50 percent of the median City income). This constitutes 13.5 percent of all renters in the County. An additional 17.7 percent of the cost burdened renters are considered low-income households (incomes between 50 and 80 percent of the County median), which is 4.8 percent of total County renters. The proportion of renter households overpaying is higher in the incorpo- rated areas, where 30.4 percent of the renters (121 households) report overpay- ment for rental housing. Of those households reporting overpayment, 71.9 percent Category Number Percent Number Percent Number Percent TOTAL Renters 1,689 100.0% 398 100.00% 1,291 100.0% Less than $10,000 212 31 180 30% or more 140 8.3% 19 4.8% 121 9.4% $10,000 to $19,999 248 57 191 30% or more 154 9.1% 35 8.8% 119 9.2% $20,000 to $34,999 423 132 291 30% or more 144 8.5% 65 16.3% 79 6.1% $35,000 to $49,999 311 65 246 30% or more 9 0.5% 2 0.5% 7 0.5% $50,000 to $74,999 270 50 220 30% or more 9 0.5% 0 0.0% 9 0.7% $75,000 to $99,999 124 54 70 30% or more 0 0.0% 0 0.0% 0 0.0% $100,000 to $149,999 101 9 92 30% or more 0 0.0% 0 0.0% 0 0.0% Total Paying over 30% 456 27.0% 121 30.4% 335 25.9% Note: Percentages represent proportion of households overpaying within respective jurisdiction Table 2.19 Renters Paying More than 30% by Income Oconee County, Incorporated and Unincorporated Areas Source: 2000 Census STF-3 Unincorporated Area Incorporated Area Total County ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 40 are considered very low income (less than 50 percent of County median), and the remaining 28.1 percent are considered low income (between 50 and 80 percent of County median). It is interesting to note that numerically, a higher number of households in the $20,000 to $34,999 income range experience rental overpay- ment than in the lower income categories, although almost two-thirds of the households earning less than $20,000 annually are cost burdened. Households in the moderate and upper income ranges do not appear experience overpayment. Within the unincorporated County, just fewer than 26 percent of the renters (335) are considered cost burdened. Cost burdened renters are comprised almost com- pletely of renters falling within the very low-income range, constituting 1.7 percent of renters, and 83.6 percent of all cost-burdened renters. Approximately 13 per- cent of the cost burdened renters in the unincorporated area fall into the low- income category. A small portion of cost burdened renters are considered moder- ate income, and possibly may be overextending themselves to rent or lease a more exclusive single family home. Cost Burdened Owners In 2000, there were 1,051 ownership households paying more than 30 percent of their incomes for housing, which is 18.7 percent of households with a mortgage. Overall, almost 74 percent of all of the households overpaying are considered to be in the lower income ranges. Of these, 16.8 percent of the cost burdened owners had incomes under $20,000 (less than 30 percent of the median County income), 33.3 percent of the overburdened households are considered Very Low income (be- tween 30 and 50 percent of County median), and almost 23.4 percent are consid- Category Number Percent Number Percent Number Percent TOTAL with a Mortgage 5,629 901 4,728 Less than $10,000 143 2.5% 37 4.1% 106 2.2% 30% or more 70 1.2% 27 3.0% 43 0.9% $10,000 to $19,999 253 4.5% 70 7.8% 183 3.9% 30% or more 107 1.9% 27 3.0% 80 1.7% $20,000 to $34,999 658 11.7% 134 14.9% 524 11.1% 30% or more 350 6.2% 68 7.5% 282 4.9% $35,000 to $49,999 750 13.3% 187 20.8% 563 11.9% 30% or more 246 4.4% 60 6.7% 186 3.9% $50,000 to $74,999 1,469 26.1% 274 30.4% 1,195 25.3% 30% or more 190 3.4% 8 0.9% 182 3.8% $75,000 to $99,999 935 16.6% 124 13.8% 811 17.2% 30% or more 53 1.0% 0 0.0% 53 1.1% $100,000 to $149,999 839 14.9% 54 6.0% 785 16.6% 30% or more 27 0.5% 0 0.0% 27 0.6% $150,000 and above 582 10.3% 21 2.3% 561 11.9% 30% or more 8 0.1% 0 0.0% 8 0.1% Total Paying over 30% 1,051 18.7% 190 21.1% 861 18.2% Total County Incorporated Area Unincorporated Area Owners Paying More than 30% by Income Oconee County, Incorporated and Unincorporated Areas Table 2.20 Source: 2000 Census STF-3 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 41 ered Low income (incomes between 50 percent and 80 percent of County median). In sum: 3.1 percent of all owners are extremely low income and overpay for hous- ing; 6.2 percent of all owners are very low income and overpay for housing; and 4.4 percent of all owners are low income and overpay for housing. From another perspective, almost 45 percent of the extremely low income house- holds (less than 30 percent median) overpay for housing, 53.2 percent of the very low income households (30-50 percent of median) overpay for housing, and 32.8 percent of the low income households (50-80 percent of median) overpay for hous- ing. In the incorporated areas, almost all of the households overpaying are in the lower income ranges, greater than Countywide and in the unincorporated areas. Over 46 percent of the households overpaying are considered Very Low Income, (below 50 percent of median) and almost 50 percent are considered Low income, as com- pared to 30.1 percent and 38 percent respectively in the unincorporated area. These low-income households are the population that merits consideration, as households in the higher income ranges may be over-extending themselves for the privileges of home ownership, such as a greater investment return and larger home. Comparison of Housing Cost to Affordability Although essential to meeting housing needs, the provision of a sufficient number of dwelling units will not in itself ensure that the entire population will be ade- quately housed. For example, households with insufficient income to purchase or rent quality housing may be denied a choice of housing location, adequate size, or type because appropriate housing at acceptable cost is not adequately dispersed throughout the community. Historically, the private sector generally responds to the majority of the community’s housing needs through provision of market rate housing. However, due to economic conditions and trends within the State, the af- fordability of market rate housing is declining. Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total: 1,689 20 130 16 [PHONE REDACTED] Less than 10 percent 170 0 5 3 14 22 148 10 to 14 percent 252 2 20 2 30 54 198 15 to 19 percent 295 4 19 0 31 54 241 20 to 24 percent 161 3 17 0 38 58 103 25 to 29 percent 175 0 9 3 32 44 131 30 to 34 percent 84 0 12 3 7 22 62 35 to 39 percent 88 0 4 0 27 31 57 40 to 49 percent 67 0 4 0 12 16 51 50 percent or more 225 3 24 2 23 52 173 Not computed 172 8 16 3 18 45 127 Source: 2000 Census STF-3 Gross Rent as a Percentage of Income - 2000 Oconee County and Cities Table 2.21 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 42 A distinction between renter and owner overpayment (paying 30 percent or more of income for housing) is important because, while homeowners may overextend themselves financially to afford a home purchase, the owner maintains the option of selling the home and may realize tax benefits and appreciation in value. Rent- ers, on the other hand, are limited to the rental market, and are generally required to pay the rent established by that market. The discrepancy between owner and renter households is largely reflective of the tendency for year round renter house- holds to have lower incomes than do owner households. While efforts to reduce the cost burden of ownership housing should be considered, particularly lower in- come rental households, this is not among the County’s most pressing problems, as this segment of the population represents only 16.6 percent of renters and 3.1 percent of the total households in the unincorporated county area. The supply of rental units affordable to different segments of the population can be roughly estimated using 2000 Census counts with the 2005 HUD income limits and associated rents. Based on 2000 Census data, when comparing the need of approximately 672 total households requiring rents (in 2005 dollars) of $679 or less per month (for house- holds with incomes up to 50 percent of County median), with the 2000 Census findings there were 1,180 units with rents below $650 per month. Up to 300 of those households required rents of $340 or lower per month (households with in- comes up to 30 percent of County median). According to the Census, there were 361 rental properties reporting rents of less than $349 per month. Although the exact numerical distribution of units with the lowest rents is not available, it can be deduced that there are sufficient rental units to meets the needs of the work- force households with incomes at or near 50 percent of the County median. How- ever, the units available at the rents affordable to these households in the lower income ranges may not provide a sufficient number of bedrooms to accommodate the household, thus creating an overcrowded situation. However, the rent limits used for analysis purposes are for a family of four, which can be accommodated in a two-bedroom unit. The supply of three bedroom rental units at rents not exceed- ing 30 percent of the household income may not be sufficient to accommodate lar- ger households. When comparing the need of over 350 households requiring homes of $99,600 or less (for households with incomes up to 50 percent of City median), with over 100 of those households requiring homes of approximately $55,000 or lower (house- holds with incomes up to 30 percent of City median) with the findings of the 2000 Census, there were 1,222 units under $99,000. However, with appreciation of up to 7 percent per year over the past 5-6 years, this number may be significantly re- duced, as a home that sold for $99,000 in 2000 may not be market valued in the vicinity of $135,000 or higher. For extremely low-income households with in- comes less than 30 percent of the median, there is a shortfall of affordable units. Approximately 118 homes reported values of $50,000 or less. As well, the majority of these lower priced units are mobile homes, with a median value of $39,900, which may not meet the needs of larger, low-income households in terms of size and number of bedrooms. There are no assisted units in Oconee County, although DCA reports an estimated 300 to 400 Housing Choice Vouchers used in the Athens/Clarke County region, of which 18 were utilized in Oconee County in 2005. One complex, Magnolia Estates ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 43 of Oconee, an assisted living facility located in Bogart, reserves units for Housing Choice Voucher recipients. There are currently 1,225 assisted living apartments operated by the Athens Housing Authority. However, these units are administered by the Athens Housing Authority for residents of Clarke County and are not an applicable resource for Oconee County. Overcrowding In response to higher housing prices, lower income households must often be sat- isfied with smaller, less adequate housing for available money. This may result in overcrowding. Overcrowding places a strain on physical fa- cilities, does not provide a sat- isfying environment, and even- tually may cause conditions which contribute both to dete- rioration of the housing stock and neighborhoods in general. The Bureau of Census defines overcrowded housing units as “those in excess of one person per room average.” Although the 1990 Census does not provide comparable data to conduct analysis with 2000 Census tables on the size of units, the number of bedrooms by tenure can also provide similar conclusions. The pro- portion of ownership homes with four or more bedrooms, comparable to units with seven or more rooms, has significantly increased from 18.1 percent of the total housing stock in 1990 to 29.0 percent in 2000, particularly the number of units with 4 bedrooms. Conversely, the proportion of units with smaller number of bedrooms (none, one and two) which correlates to homes with less than four rooms decreased from 13.7 percent of the total housing stock in 1990 to 10.5 percent in 2000, although numerically there was a 137-unit increase in stock of smaller units. Between 1990 and 2000, the proportion of larger rental units decreased from 9.6 percent of the total stock to 8.7 percent, although numerically larger rental unit stock increased by 165 units. The relatively small growth in larger size rental units is a potential concern, as renter households may not be able to find a unit within their financial means to accommodate their household size. Two bedroom rental units remain the predominant unit size, with an increase of 231 units over the decade. Number % Number % Owner occupied: 4,770 77.5% 7,260 80.2% No bedroom 4 0.1% 10 0.1% 1 bedroom 79 1.7% 94 1.0% 2 bedrooms 734 11.9% 850 9.4% 3 bedrooms 2841 46.2% 3,682 40.7% 4 bedrooms 855 13.9% 1,848 20.4% 5 or more bedrooms 257 4.2% 776 8.6% Renter occupied: 1,386 22.5% 1,791 19.8% No bedroom 18 0.3% 9 1.0% 1 bedroom 115 1.9% 133 1.5% 2 bedrooms 663 10.8% 894 9.9% 3 bedrooms 490 8.0% 626 7.3% 4 bedrooms 69 1.1% 120 1.3% 5 or more bedrooms 31 0.5% 9 0.1% Total 6,156 100.0% 9,051 100.0% Source: 2000 Census STF-3 Note: % of number of bedrooms are calculated on total number of units as baseline 1990 2000 Table 2.22 Bedrooms by Tenure - 1990 to 2000 Oconee County ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 44 The number of rooms available in a residence, and the proportion of larger or smaller units in a jurisdiction influence the incidence of overcrowding. Since 1990, based on the bedrooms by tenure analysis, housing units have been getting larger on a countywide basis. As of 2000, the proportion of large units 8, and 9 rooms) represents almost 47 percent of the total housing stock. The proportion of smaller units 2, 3 and 4 rooms) represents 16.0 percent of the total housing stock, and the proportion of average sized homes with five and 6 rooms is 37.5 percent. The proportion of larger homes is higher in the unincorporated area, at 68.5 percent of the total stock, as compared to 55.1 percent in the unin- corporated area. Larger units equate to 58.4 percent of owner occupied units in the unincorporated area compared to 36.2 percent of occupied units in the incor- porated areas, where the majority of owner occupied units (54 percent) are moder- ate sized with five and 6 rooms, as compared to 33.5 percent in the unincorpo- rated area. In terms of rental units, over 48 percent of the rental units in the unincorporated area are small (four or less rooms), 38.6 percent are moderate sized, and 13.4 per- cent have seven rooms or more. In the incorporated areas, 43.5 percent of the units are small, 50.3 percent are medium sized, and only a small proportion, 6.2 percent, is larger units. Since 2000 however, a number of townhome and cluster home products have been constructed which have three and four bedrooms, thereby increasing the stock of larger ownership and potential rental options. Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total: 9,051 61 433 146 835 1,475 7,576 Owner occupied: 7,260 41 303 130 603 1,077 6,183 1 room 2 0 0 0 0 0 2 2 rooms 26 0 4 0 0 4 22 3 rooms 138 0 13 2 27 42 96 4 rooms 441 6 20 4 30 60 381 5 rooms 1,111 16 78 22 138 254 857 6 rooms 1,542 13 85 24 205 327 1,215 7 rooms 1,231 0 47 28 103 178 1,053 8 rooms 1,042 3 35 26 49 113 929 9 or more rooms 1,727 3 21 24 51 99 1,628 Renter occupied: 1,791 20 130 16 232 398 1,393 1 room 0 0 0 0 0 0 0 2 rooms 75 0 4 0 0 4 71 3 rooms 170 5 8 3 8 24 146 4 rooms 598 7 58 5 75 145 453 5 rooms 439 0 26 3 70 99 340 6 rooms 299 8 25 2 66 101 198 7 rooms 115 0 8 3 9 20 95 8 rooms 58 0 0 0 0 0 58 9 or more rooms 37 0 1 0 4 5 32 actual, and the unincorporated total is lower than actual Source: 2000 Census STF-3 *Note: Reflects the entire city of Bogart, including the portion within Clarke County. Therefore, the incorporated total is higher than Table 2.23 Rooms by Tenure - 2000 Oconee County and Cities ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 45 According to the Census, approximately 3.4 percent of all households (260) in the unincorporated county area reported overcrowded housing conditions, of which 31.1 percent were owner occupied units and 68.8 percent were renter occupied units. Proportionately, renters experienced overcrowding at a higher rate than owners did – with 12.8 percent of renters living in overcrowded units as compared to 1.3 percent of owners. This is reflected in the fact that within the total unin- corporated county area, owners experiencing overcrowding comprised 1.1 percent of the total households, while renters experiencing overcrowding comprised 2.4 percent of the total households, although proportionately renters represented only 18.4 percent of the total households. Within the incorporated areas, 2.8 percent of the total households experienced overcrowded conditions. Overcrowding among owners represented 1.6 percent of the total households, and 2.1 percent of own- ers. Overcrowding among renters represented only 1.2 percent of the total house- holds and 4.5 percent of renter households. Although the proportions and actual numbers are low and not considered an ex- tremely pressing issue, this may be an indication that renters and homeowners are not finding suitable housing with adequate number of rooms with rents/prices affordable to their incomes. Special Need Populations A variety of populations within Oconee County has special housing needs. Disabilities Within the County as a whole, 6,174 persons, or 25.3 percent of the population over age five were reported as having a disability. It should be noted that the re- porting of a disability does not equate to the actual number of persons reporting disabilities. A single person may have reported more than one kind of disability. For example, a person may report a physical disability that in turn results in a Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total: 9,051 61 433 146 835 1,475 7,576 Owner occupied: 7,260 41 303 130 603 1,077 6,183 0.50 or less occupants per room 5,524 26 205 73 422 726 4,798 0.51 to 1.00 occupants per room 1,632 15 94 55 164 328 1,304 1.01 to 1.50 occupants per room 56 0 2 0 9 11 45 1.51 to 2.00 occupants per room 40 0 2 2 8 12 28 2.01 or more occupants per room 8 0 0 0 0 0 8 Renter occupied: 1,791 20 130 16 232 398 1,393 0.50 or less occupants per room 975 10 85 11 166 272 703 0.51 to 1.00 occupants per room 619 4 43 5 56 108 511 1.01 to 1.50 occupants per room 131 6 0 0 10 16 115 1.51 to 2.00 occupants per room 57 0 2 0 0 2 55 2.01 or more occupants per room 9 0 0 0 0 0 9 Source: 2000 Census STF-3 *Note: Reflects the entire city of Bogart, including the portion within Clarke County. Therefore, the incorporated total is higher than actual, . and the unincorporated total is lower than actual Table 2.24 Occupants by Room by Tenure - 2000 Oconee County and Cities ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 46 self-care disability and an inability to work, resulting in being counted in three categories. In terms of age, 57.4 percent of the persons reporting a disability were between 16 and 64 years of age, and 34.6 percent were over 65, although persons over 65 represent 8.5 percent of the total population. In other terms, over 80 per- cent of seniors reported some kind of a disability. Over 36 percent of reported dis- abilities in the workforce age were an employment disability. By jurisdiction, 1,031 (4.2 percent of the County population over 5 and 39.7 per- cent of incorporated area population) of the persons reporting disabilities resided in the incorporated areas, and 5,143 (21.0 percent of total County population and 24.6 percent of unincorporated area population over age 5) of the persons report- ing disabilities resided in the remaining unincorporated county. Within the unin- corporated county, persons between the ages of 17 and 65 represented 69.8 per- cent of the total population over age 5. Comparatively, 56.6 percent of all disabled persons were reported between age 16 and 65. Persons over 65 constituted 35.2 percent of all persons reporting a disability in the unincorporated area. Approxi- mately 38.0 percent of all disabilities reported in the workforce age (16-65) were an employment disability. Within the incorporated county area, seniors accounted for 31.4 percent of the disabilities, persons between 16 and 65 accounted for 61.5 percent of the disabili- ties, and persons under 15 represented the remaining 7.1 percent. Approximately 28.7 percent of all disabilities reported in the workforce age (16-65) were an em- ployment disability. Many of these disabilities simply require design modification to existing resi- dences. Other populations, such as individuals with extreme mental disabilities, or self-care limitations, require long-term residential care. Within the Athens- Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total disabilities tallied: 6,174 68 369 85 509 1,031 5,143 Total disabilities age 5 to 15 years: 494 0 32 7 34 73 421 Sensory disability 59 0 0 2 0 2 57 Physical disability 49 0 2 0 6 8 41 Mental disability 296 0 19 5 28 52 244 Self-care disability 90 0 11 0 0 11 79 Total disabilities age 16 to 64 years: 3,546 51 239 59 285 634 2,912 Sensory disability 271 0 20 4 19 43 228 Physical disability 723 8 59 7 73 147 576 Mental disability 450 12 31 5 54 102 348 Self-care disability 164 6 8 0 4 18 146 Go-outside-home disability 649 10 51 22 59 142 507 Employment disability 1,289 15 70 21 76 182 1,107 Total disabilities age 65 years and over: 2,134 17 98 19 190 324 1,810 Sensory disability 359 3 8 4 44 59 300 Physical disability 789 5 32 9 56 102 687 Mental disability 283 5 19 1 29 54 229 Self-care disability 200 0 5 2 22 29 171 Go-outside-home disability 503 4 34 3 39 80 423 Source: 2000 Census STF-3 Table 2.25 Persons with Disabilities by Age - 2000 Oconee County and Cities ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 47 Clarke County metropolitan area specialty housing, such as residential group homes and shelters exist to meet the needs of this group. There are shelters for victims of domestic violence and their families, rehabilitation centers for individu- als recovering from drug addiction or mental illness, and transitional housing for homeless families. However, facilities assisting these populations are limited or non-existent in the County and the needs of this population must take advantage of the services offered though organizations outside of Oconee County. Elderly There were 2,238 persons over the age of 65, comprising 16 percent of the total population in 2000, with an estimated 2,541 persons in 2005. By the year 2030, an even greater number of residents will move into the 65 over age range, al- Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated 0 – 4 Years Old 2,042 7 74 41 163 285 1,757 5 – 13 Years Old 5,456 28 157 107 341 633 4,823 14 – 17 Years Old 1,461 0 33 22 116 171 1,290 18 – 20 Years Old 969 6 46 15 91 158 811 21 – 24 Years Old 947 9 70 12 98 189 758 25 – 34 Years Old 3,474 22 156 59 342 579 2,895 35 – 44 Years Old 5,425 19 175 94 426 714 4,711 45 – 54 Years Old 4,868 20 177 74 402 673 4,195 55 – 64 Years Old 2,502 7 108 29 140 284 2,218 65 and over 2,533 24 112 34 194 364 2,169 Total 29,677 142 1,108 487 2,313 4,050 25,627 0 – 4 Years Old 2,481 6 77 53 197 333 2,148 5 – 13 Years Old 6,847 29 173 132 412 746 6,101 14 – 17 Years Old 1,685 0 22 21 128 171 1,514 18 – 20 Years Old 1,104 7 51 16 102 176 928 21 – 24 Years Old 971 9 81 11 102 203 768 25 – 34 Years Old 3,909 23 158 64 379 624 3,285 35 – 44 Years Old 6,930 20 202 118 538 878 6,052 45 – 54 Years Old 6,365 21 220 91 521 853 5,512 55 – 64 Years Old 3,159 0 119 34 153 306 2,853 65 and over 3,124 21 119 38 207 385 2,739 Total 36,575 136 1,222 578 2,739 4,675 31,900 0 – 4 Years Old 3,141 4 81 71 248 404 2,737 5 – 13 Years Old 8,933 30 189 169 520 908 8,025 14 – 17 Years Old 2,021 0 11 19 146 176 1,845 18 – 20 Years Old 1,308 8 55 19 120 202 1,106 21 – 24 Years Old 1,007 9 93 9 108 219 788 25 – 34 Years Old 4,563 24 160 71 436 691 3,872 35 – 44 Years Old 9,187 23 230 154 706 1,113 8,074 45 – 54 Years Old 8,610 22 263 116 699 1,100 7,510 55 – 64 Years Old 4,144 0 131 43 174 348 3,796 65 and over 4,010 16 125 44 228 413 3,597 Total 46,924 136 1,338 715 3,385 5,574 41,350 Mental disability 283 5 19 1 29 54 229 Self-care disability 200 0 5 2 22 29 171 Go-outside-home disability 503 4 34 3 39 80 423 2015 Table 2.26 Age Forecasts by Percent - 2005 to 2030 Oconee County and Cities 2005 Source: 2000 Census STF-3 2030 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 48 though the proportion of approximately 8.5 percent of the population is forecast to remain consistent. As the County’s age characteristics continue to diversify, spe- cial planning attention should be aimed towards community facility improve- ments, “live, work, play” environments, linkages and housing to meet the needs of a wide range of ages and lifestyles. Various housing types will be required to meet the lifestyle characteristics of the area. Master planned developments that incorporate a non-residential component and special considerations to linkages, and mixed uses within the new MPD zone will enable people of all ages and household composition to remain within the County. Homeless and Housing Needs A less visible component of special needs populations are the homeless. Based on a 2005 study conducted by Athens/Clarke County, there were 475 persons in need of shelter and related services. Of these, 319 were individuals, and 156 were in families (a total of 59 families), of which 94 were children. It was estimated that 216 of the homeless persons originated in the Athens/Clarke County area. The remainder of the persons requiring assistance were referrals from adjacent coun- ties and jurisdictions, including Oconee County. As there are no homeless shelters in Oconee County, the Oconee County Social Services Department refers the ma- jority of persons requiring housing assistance to non-profit organizations and agencies headquartered in the Athens area. Organizations and facilities in the Northeast Georgia metro area, which accommodate and/or aid homeless persons from Oconee County include, but are not limited to: y The Salvation Army; y The Athens Area Homeless Shelter - a transitional housing shelter for women and children; y Project Safe - a temporary shelter for women and children who are victims of domestic violence, organized and run by a non-profit organization; y Our Daily Bread - run by the Oconee Street Methodist Church, this service provides meals on-site and distributes food to the needy; y Almost Home - a facility for homeless families with children and single women, with a capacity for five families and 4 single women at one time; y The Healing Place – a comprehensive facility for men providing transitional housing, overnight shelter, and alcohol and drug recovery programs; y Sparrows Nest Mission – provides food service and meals, bath/shower and laundry facilities; y Nancy Travis House – in conjunction with the Athens Area Homeless Shelter, this facility provides emergency day care to families who are homeless, serving approximately 80 children per year; y The Interfaith Hospitality Network - a network of 14 Athens area churches and communities of faith providing emergency shelter, meals and support for homeless and nearly homeless families; ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 49 y The Ark united Ministry Outreach center – provides financial assistance for acquisition of lodging, utilities and medicine; y Community Connection of North East Georgia – provides referral services to available facilities, shelters, programs and support services. Available Housing Programs There are no programs administered by the County, nor is the County involved in coalition with a larger jurisdiction administering CDBG or HOME grant alloca- tions. Residents and developers are eligible to apply for any applicable state and federal program that may be available. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 50 Economic Development Labor Force Overview This chapter provides an inventory and assessment of Oconee County’s economic base, labor force characteristics, and local opportunities and resources for eco- nomic development. This data provides a basis for economic needs and goals for the County that, in combination with information from other chapters of this Comprehensive Plan, lead to strategies for the economic well-being of Oconee County and the designation of appropriate future land use plan categories. Several factors will contribute to Oconee County’s positive growth outlook. The Oconee County population is becoming more highly educated, providing skilled workers for high tech companies. Major infrastructure improvements have been made or are planned to the water and sewer system and transportation system. Oconee County has a favorable image with a small town atmosphere conveniently located near the major city of Athens and its university. The lower cost of land in comparison to nearby counties in the Atlanta region makes it an attractive loca- tion for new businesses and has kept the housing market reasonably priced. The County has begun to attract a range of light industrial, technological and business parks in addition to the retail, service and commercial uses that serve as the foundation of the County’s economic base. Oconee County’s industrial and em- ployment areas have excellent access to the State highway system. Combined with an increasingly diverse housing stock providing a wealth of well priced market rate housing, an expanding move-up market and new executive housing opportunities, preserved natural resources, and an abundance of land to accommodate employ- ment growth, the County is well poised to undertake a transformation from a commuter community to a well balanced and fiscally sound community. A strong and diverse economy is important because it creates jobs, increases in- come and provides a more stable tax base, and thereby provides a better quality of life. Although the County continues to grow economically, it continues to remain primarily a bedroom community for the Clarke County/Athens, and in part the At- lanta Metro area. Because of its status as a “bedroom community” in the north- western quadrant of the metro area, and its proximity to major employment cen- ters in Athens/Clarke County, Gwinnett County, and the general Atlanta metro- politan area, residents of Oconee County have unlimited access to employment within the region. Oconee County’s business future is closely allied with that of the NEGDRC and Atlanta Metro area, although the County is striving to become a balanced community that offers a range of residential lifestyles, employment op- tions, and recreational opportunities. For Oconee County to provide for the necessary services to meet the needs of its population, the County will have to continue to diversify its economic base. Never- theless, Oconee County has served primarily as a bedroom community to Athens- Clarke County over the past decade, and this trend is expected to continue. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 51 Historic Employment Historically, Oconee County’s farming and agricultural sector has been an impor- tant part of the local economy. In 1970, farming accounted for almost 20 percent of all employment in the County and was second only to manufacturing in number of jobs. By 1980, the percentage of manufacturing jobs declined significantly, yet the farming sector continued to increase. During the 1980’s the County began a transformation from an agricultural and manufacturing based economy as other service, FIRE (finance, insurance and real estate), construction and retail oriented employment sectors began to expand to accommodate the dramatic growth in housing. The FIRE sector has kept pace with the County’s population growth over the past 20 years, ranking first in the region in terms of employment growth. By 1990, the Service sector comprised the County’s largest employment sector, repre- senting nearly one- third of all of the busi- ness establishments in the County. Taxable sales are a common barometer used to measure an area’s economic growth, representing revenue retained through local economic activity. During the last half of the 1980’s, Oconee County’s gov- ernment revenue growth ranked first in the Northeast Georgia region, with property taxes representing the largest source of revenue in the County, followed by sales tax. In recent years, the County’s economy has advanced in many areas. By 1991, the County’s master economic indicator rank (which measures personal income, sales tax receipts, motor vehicle tags and assessed property values) was 72nd out of 159 counties and 7th in the region. By 1992, the County ranked 11th in the State and first in the re- gion in adjusted gross personal income, with per capita income signifi- cantly increasing throughout the 1990’s. Occupations Category 1970 1980 1990 Farming 18.3% 18.1% 8.1% Agricultural services 1.0% 1.1% 4.3% Mining 0.0% 0.1% 0.0% Construction 5.7% 8.5% 11.2% Manufacturing 20.3% 12.2% 11.8% Transportation, Communication, Public Utilities 1.1% 2.2% 1.8% Wholesale Trade 2.2% 3.2% 2.5% Retail Trade 8.5% 8.0% 8.6% Finance, Insurance, Real Estate 5.6% 1.1% 16.4% Services 16.0% 18.9% 21.8% Federal Government - Civilian 4.1% 2.6% 1.3% Federal Governmnet - Military 3.0% 1.8% 1.4% State and Local Government 13.4% 11.8% 10.2% Source: Georgia DCA Document #DP66-402-D4A-13219 March 1994 Table 3.1 Employment by Industry - 1970 to 1990 Oconee County Category Number % Number % Executive, Adminstrative and Managerial 1,275 14.1% 1,950 15.0% Professional and Technical Support 1,553 17.2% 3,818 29.3% Technicians and Related Support 334 3.7% n/a n/a Sales 1,139 12.6% 1,576 12.1% Clerical and Administrative Support 1,307 14.5% 1,766 13.6% Private Household Services 28 0.3% n/a n/a Protective Services 114 1.3% n/a n/a Service Occupations 642 7.1% 1,241 9.5% Farming, Fishing and Forestry 342 3.8% 135 1.0% Precision Production, Craft and Repair 1,111 12.3% 826 6.3% Machine Operators, Assemblers & Inspectors 573 6.4% 1,141 8.8% Transportation and Materials Moving 366 4.1% 577 4.4% Handlers, Equipment Cleaners, Helpers & Laborers 228 2.5% n/a n/a Total 9,012 100.0% 13,030 100.0% Source: US Department of Labor, Bureau of Economic Analysis Employment by Occupation - 1990 and 2000 Table 3.2 1990 2000 Oconee County ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 52 Table 3.2 provides a breakdown of the resident labor force by occupation in 1990 and 2000. In both 1990 and 2000, the top three sectors of employed persons re- siding in the County were Professional and Technical Support; Executive, Admin- istrative, Managerial; and Clerical, and Administrative Support. These top three occupations captured 45.9 percent of the total residential occupations in the County. In 2000, these three occupational categories increased their capture rate to 57.8 percent of the occupational share. This is explained largely by the large number of persons employed by the University of Georgia who reside in Oconee County, and the above average educational attainment of County residents. Table 3.3 presents occupation of residents by jurisdiction within the County. In 2000, the unincorporated area contained 82 percent of the employed workforce population in the County. The proportions of residents employed in particular in- dustries within the unincorporated and incorporated areas varies, with the unin- corporated area having a higher representation in the F.I.R.E.; Profes- sional, Scientific, Management, Administrative and Waste Management Services; Education, Health and Social Services; Transportation, Warehousing and Utilities; Other Services; and Wholesale Trade sectors. Employment in the Agricultural sec- tor is also higher in the unincorporated areas, as would be expected due to remaining farming and other agricultural pursuits outside of the city boundaries. Within the incorporated areas, there appears to be a higher representation of resi- dents in service and manual labor industries, which typically may require less educational attainment, including Manufacturing; Retail; and Construction sec- tors. However, a larger proportion of residents within the incorporated area are employed in the Public Administration sector, possibly reflecting the concentration of City and County employees residing in Watkinsville where the administrative of- fices are located. It is interesting to note that proportionately, there is a high rep- resentation of residents employed in white collar type occupations in North High Shoals, particularly the Education/Health sector, F.I.R.E. sector, and Public Ad- ministration. Conversely, it also has the highest representation of residents em- Category Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total Employed Civilian Population 13,054 64 567 204 1,139 1,974 11,081 Agriculture, Forestry, Fishing, hunting & mining 220 1 8 5 11 25 195 Construction 855 10 82 7 59 158 697 Manufacturing 1,397 3 71 32 147 253 1,144 Wholesale Trade 534 0 24 5 27 56 478 Retail Trade 1,529 14 97 20 123 254 1,275 Transportation, warehousing, and utilities 408 3 13 10 12 38 370 Information 248 0 18 5 28 51 197 Finance, Insurance, & Real Estate 747 0 17 13 64 94 653 Professional, scientific, management, administrative, and waste management services 1,152 13 35 12 81 141 1,011 Educational, health and social services 4,295 19 126 72 402 619 3,676 Arts, entertainment, recreation, accommodation and food services 628 0 26 3 63 92 536 Other Services 465 1 21 6 34 62 403 Public Administration 576 0 29 14 88 131 445 Table 3.3 Occupation by Industry - 2000 Oconee County and Cities Note: Universe includes employed persons residing in Oconee County Source: 2000 Census, STF-3 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 53 ployed in the Manufacturing sector, although these may be managerial positions and not physical labor positions. Employment Forecasts For employment forecasts, data and projections prepared by the Georgia Depart- ment of Community Affairs are used. Employment opportunities within the County as a whole increased 143 percent between 1980 and 2005. While growth to 2030 is anticipated to reflect an increase of only 59 percent, this represents a numerical increase equal to the past 25 years. Between 2005 and 2030, 8,600 new jobs will be added countywide. Employment opportunities in the County are anticipated to almost double between 2000 and the 2030 horizon, with the majority of growth occurring in the unincor- porated area. The different capture rates for the unincorporated area of the County reflect the continuation of an active housing market in these portions of the County, the larger average size of households moving into the County outside of the cities, and the slight but notable propensity for non-residential development to occur in one or more of the cities. The unincorporated portion of the County had the greatest proportion of county- wide employment in 1980, which grew to over 85 percent by 2005. By 2030, the proportion in the unincorporated area is anticipated to increase to 87 percent, capturing over 88 percent of number of new jobs created in the County between 2005 and 2030. The City of Bishop, which has experienced a loss in employment opportunities since 1980, is expected to regain its 1980 employment level by 2025 and continue to grow. The City of Bogart is forecast to add more employment op- portunities (236) than new residents (212) between 2005 and 2030, reflecting a shift in growth emphasis to non-residential uses in the City. Like the other cities, North High Shoals is anticipated to expand its employment base to a greater ex- tent than over the past 25 years, adding about 110 new jobs between 2005 and 2030 as compared to almost 90 over the past 25 years. The City of Watkinsville is expected to continue to show robust employment growth. Between 1980 and 2005, the City doubled its employment base by 600 jobs. This trend is anticipated to continue in the coming years with the addition of approximately 620 new jobs. 1990 2000 2005 2010 2020 2030 Bishop 65 64 66 72 81 93 Bogart 489 567 594 641 730 830 North High Shoals 153 204 219 241 280 327 Watkinsville 824 1,139 1,231 1,352 1,598 1,851 Unincorporated 7,481 11,080 12,406 13,923 16,955 19,993 Oconee County Total 9,012 13,054 14,516 16,229 19,644 23,094 Source: Georgia Dept. of Community Affairs, Data Views, 2006. Table 3.4 Employment Projections - 1990 to 2030 Oconee County and Cities ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 54 Employment Trends Labor Force Participation In 2000, there were 19,129 persons of employment age in the County. Statisti- cally, 70.8 percent participated in the civilian labor force, with 28.9 percent not participating in the civilian labor force, and less than 1 percent in the armed forces. Approximately 25 percent of the potential workforce age population who did not participate in the labor force resided in the unincorporated area, with 4 percent of the potential labor force not participating in the labor force residing in the incorporated areas. Labor force participation in the unincorporated county was 70.6 percent of its potential workforce population, comparable to the county- wide rate, with the rate in the incorporated areas higher at 72.1 percent of its total potential workforce. This might reflect the higher proportion of families with children residing in the unincorporated area, where one of the spouses may remain out of the workforce during child rearing years. In 2000, over 96 percent of the total county civilian labor force was employed. This rate has in- creased as of 2005 to 3.1 percent as described in the following analysis. Approxi- mately 85 percent of the civilian labor force resided in the unincorporated area. The labor force participation rate in the unincorporated area was 96 percent, com- parable to the countywide percentage, whereas, the participation rate in the incor- porated area was higher at 98 percent. Overall, males had a higher par- ticipation rate than females, with 78.3 percent of the male population in the labor force as compared 63.7 percent of the female population. A higher propor- tion of females participated in the labor force in the incorporated areas, at 65.9 percent as compared to 63.4 percent in the unincorporated areas. Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total: 19,129 107 830 278 1,578 2,793 16,336 In Civilian Labor Force 13,551 64 582 205 1,163 2,014 11,537 Employed 13,054 64 567 204 1,139 1,974 11,080 Unemployed 497 0 15 1 24 40 457 In Armed Forces 45 0 10 0 0 10 35 Not in labor force 5,533 43 238 73 415 769 4,764 Male: 9,304 51 379 142 701 1,273 8,031 In Civilian Labor Force 7,288 45 288 113 567 1,013 6,275 Employed 7,109 45 288 112 555 1,000 6,109 Unemployed 179 0 0 1 12 13 166 Not in labor force 1,977 0 81 29 134 244 1,733 Female: 9,825 56 451 136 877 1,520 8,305 In Civilian Labor Force 6,263 19 294 92 596 1,001 5,262 Employed 5,945 19 279 92 584 974 4,971 Unemployed 318 0 15 0 12 27 291 Not in Labor Force 3,556 37 157 44 281 519 3,037 Source: 2000 Census STF 3 Oconee County and Cities Table 3.5 Labor Force Characteristics - 2000 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 55 Employment Rates Since 1999, Oconee County has experienced a low rate of unemployment, particularly in comparison to other jurisdic- tions within its region. Following national trends, this low rate has risen each year to 3.1 percent in 2005. Following national trends the employment rate decreased in the 2003 estimates, and began rising again in 2004. Indica- tions are that this will continue for the near future. Oconee accounts for 10 percent of the region’s work force and its employed persons. Unemployed persons amount to only 5 percent of the region’s unemployed. In 2003, there were potentially 14,554 persons over 16 that were employable. Of this, total 14,275 were actually employed. The unemployment rate was very low at 1.9 percent. In terms of Oconee County’s 2003 labor force participation in com- parison to its neighbors in the Northeast Georgia re- gion; it had the lowest un- employment rate, followed by Clarke County at 3.1 per- cent. All the other sur- rounding counties reported twice the unemployment rate of Oconee County. In 2004, the unemployment rates had increased in the County, up to 2.6 percent. However, the unemployment rate in the County still remained lower than all of the surrounding counties, followed by Oglethorpe and Clarke counties reporting 3.5 percent and 3.6 percent unemployment respectively. Compensation The sources of personal income are indicators of how a community receives its in- come. Table 3.8A compares sources of income for the County, the cities, the state and the nation in 2000. As in the state and nation, Oconee County residents receive the majority of their personal income through Wages and Salaries, although the county receives a higher proportion in wages and salaries than both, at 84.7 percent as compared to 81.3 percent statewide, and 77.7 percent nationally. As the second largest source of personal income for both the county and state, the county re- ceives a larger proportion of personal income from Interest, Dividends and Rents, at 43.2 percent compared to 28.8 percent for the state and 35.9 percent nation- ally. The third largest source of personal income, Social Security Payments, is lower at the county level than the state and nation, at 19.8 percent as compared to 21.9 percent for the state and 25.7 percent nationally. It is anticipated that so- cial security payments might increase proportionally in the county, corresponding to the aging of the population in the future as discussed in the Population in Labor Force Employed Unemployed Rate Oconee 14,554 14,275 279 1.9% Clarke 51,327 49,758 1,569 3.1% Barrow 25,035 23,754 1,281 5.1% Morgan 8,117 7,779 338 4.2% Greene 5,821 5,397 424 7.3% Walton 32,744 31,372 1,372 4.2% Oglethorpe 6,915 6,646 269 3.9% Regional Totals 144,513 138,981 5,532 Employment Rate - 2003 Estimates Oconee County and the Region Table 3.7 Source: Georgia Department of Labor Year Unemployment Rate 1999 1.5% 2000 1.4% 2001 1.7% 2002 2.1% 2003 1.9% 2004 2.6% 2005 3.1% Table 3.6 Labor Statistics Oconee County 1999 to 2005 Source: 2006 Georgia County Guide ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 56 chapter. However, as the county is primarily a middle-aged community, and is forecast to remain as such, it is likely that this form of income will remain lower at the county level in comparison to the state and nation. At the county level, roughly 15 percent of the population receives retirement income and self-employment in- come. The County’s proportion of self-employment income is significantly higher than both the state and the nation, with retirement income higher than the state and lower than the nation. Although the following table 3.8 does not show the weekly salary of University employees, it does provide an idea of the range of salary differentials across the re- gion and within the goods producing and service sectors of the region’s economy. Oconee County’s average private sector wage of $520 per week is greater than the region’s $517 per week; yet it is almost 15 percent less than Clarke County’s average private sector salary of $587 per week. A compensation study was conducted as part of the Comprehensive Economic De- velopment Plan for Oconee County, 2005. This analysis looked at the relationship between employee payroll and company revenues. This study showed that the re- gion tends to outpace the state in terms of productivity and income. When the County is analyzed or compared to the state, it is positive in terms of retail trade and with respect to productivity in the manufacturing sector, but not income lev- els in the same sector. The County lags in every other category. However, when compared to the region, the County is a solid performer. This is true with respect to manufacturing, retail trade, and professional, science and technical. Although it outpaces the region in the category of real estate productivity, it simply holds its own with respect to the income ratio. Income Oconee County Bishop Bogart North High Shoals Watkinsville State Nation Total: 9,041 46 430 129 843 3,007,678 105,539,122 With wage or salary income 7,657 36 334 112 698 2,445,262 82,024,820 With self-employment income 1,372 4 50 19 85 328,063 12,556,526 With interest, dividends, net rental income 3,903 13 126 56 394 866,894 37,860,638 With Social Security income 1,787 15 84 24 189 658,862 27,084,417 With Supplemental Security Income (SSI) 300 6 23 1 18 134,980 4,615,885 With public assistance income 192 2 4 1 21 87,403 3,629,732 With retirement income 1,380 9 56 15 151 433,034 17,659,058 With other types of income 910 5 41 13 98 373,733 13,888,738 Source: U.S. Census 2000, STF-3 Table 3.8A Source of Personal Income - 2000 Nation, State, Oconee County and Cities ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 57 Economic Base Employment by Industry Utilizing data obtained from the U.S. Bureau of Labor Statistics’ Census of Em- ployment, Wages, and the University of Georgia’s Small Business Development Center, during the period from 1992 to 2002, employment increased by 3,215 or 128.3 percent. In comparison, according to the Bureau of Labor, national em- ployment increased by only 10.3 percent between 1997 and 2006, from 124,361,000 to 137,147,000. Table G-1 provides a general comparison of the dis- tribution of employees by occupation in the County, the Northeast Georgia Region, and the State. Total Employees Management, Professional & Related Services Sales and Office Farming and Fishing Construction, Extraction, Maintenance Production, Transportation & Material Moving Oconee County 13,054 44.2% 9.7% 25.6% 1.0% 8.7% 10.7% NEGRDC Region 200,659 28.5% 13.7% 25.6% 0.8% 12.6% 18.6% Georgia 3,839,756 32.7% 13.4% 26.8% 0.6% 10.8% 15.7% Nation 129,721,512 33.6% 14.9% 26.7% 0.7% 9.4% 14.6% Source: NEGRDC Comprehensive Plan, U.S. Census 2000 Table 3.9A % Total Employees - 2000 Oconee County, Region and State Area Weekly Wages Oconee Clarke Barrow Greene Morgan Walton Oglethorpe Agriculture 739 498 412 459 562 435 Mining n/a n/a n/a n/a n/a n/a 449 Utilities n/a 1,295 n/a n/a n/a n/a n/a Construction 540 565 581 553 435 614 459 Manufacturing 602 700 638 498 621 651 441 Wholesale trade 636 692 697 657 726 675 334 Retail Trade 350 387 454 346 362 438 434 Transportation/Warehousing 409 594 593 485 547 687 n/a Information 489 601 570 361 818 848 n/a Finance and Insurance 882 765 702 523 907 696 630 Real Estate, Rent, Lease 442 458 358 291 413 383 n/a Professional, Tech, Scientific 466 729 595 673 540 638 428 Management 0 1,019 n/a n/a n/a 1,330 n/a Admin/Support/Waste Mgmt. 462 355 515 411 313 450 253 Educational Services 462 629 258 n/a n/a n/a n/a Health Care/Social Services 450 742 518 425 293 491 401 Arts, Entertainment, Recreation 311 599 444 403 n/a 290 n/a Accomodations, Food Services 163 203 210 381 190 195 113 Public Administration 422 331 366 506 335 381 513 Industry Not Assigned 605 527 388 521 523 530 n/a Total Private Sector 489 540 517 467 490 529 429 Total Government 483 724 557 523 504 587 478 Federal Government 712 983 796 652 597 624 650 State Government 520 n/a 470 527 547 611 535 Local Government 460 581 554 515 492 581 467 All Industries 488 593 525 478 493 541 445 Oconee County Source: Georgia Department of Labor Table 3.8 Labor Force Wages - 2003 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 58 In comparison to the nation, state and the region, employment in the County is heavily concentrated in the Management, Professional and Related sectors, at 44.2 percent as compared to 28.5 percent, 32.7 percent and 33.6 percent, in the region, state, and nation respectively. In contrast, Service sector employment is lower than in the nation, region and state, at 9.7 percent as compared to 14.9, 13.7 and 13.4 percent respectively. Although the construction industry has grown in the County to 8.7 percent, and is anticipated to continue, it is lower than the region at 12.6 percent, and state at 10.8 percent, yet closer to the nation at 9.4 percent. The heavy concentration in the professional sectors is further evidenced in the lower rate of employment in the Production, Transportation and Material Moving sec- tors, at 10.7 percent as compared to 18.6 percent in the region, 15.7 percent at the state, and 14.6 percent in the nation. There has been remarkable growth in the Retail Trade, Transportation, Utilities, Professional, and Business Services sectors over the last ten-year period. As men- tioned, County economics follow trends in the national economy. Transportation and Utilities sectors employed the most workers, followed by Professional and Business Services, and the Education and Health Services sectors in 2002. The Education and Health Services, Construction, Financial, Insurance and Real Es- tate and Leisure and Hospitability sectors also experienced considerable growth. Though quite small now, the Information sector bears watching. Together all sec- tors underscore the influx of middle income well educated families into the area. A component of the shift-share analysis developed in the Economic Development Plan is called competitive share. In Oconee County, the top three sectors in com- petitive share were TCU, Professional and Business Services, and Education and Health Services sector. This calculation indicates that Oconee County is competi- tive in securing additional employment. A positive competitive share component also indicates that the County has a productive advantage. This advantage could be due to local firms having superior technology, management or market access, or the local labor force having higher productivity and/or lower wages. By exam- ining the competitive share components for each industry, the development official Category 2005 % 2010 % 2020 % 2030 % Total Employed Civilian Population 14,516 100.0% 16,229 100.0% 19,644 100.0% 23,094 100.0% Agriculture, Forestry, Fishing, hunting & mining 179 1.2% 138 0.8% 55 0.3% 28 0.1% Construction 971 6.7% 1,087 6.7% 1,318 6.7% 1,550 6.7% Manufacturing 1,411 9.7% 1,425 8.8% 1,453 7.4% 1,481 6.4% Wholesale Trade 597 4.1% 661 4.1% 787 4.0% 914 4.0% Retail Trade 414 2.9% 421 2.6% 433 2.2% 446 1.9% Transportation, warehousing, and utilities 1,727 11.9% 1,925 11.9% 2,320 11.8% 2,716 11.8% Finance, Insurance, & Real Estate 857 5.9% 967 6.0% 1,187 6.0% 1,407 6.1% Professional, scientific, management, administrative, and waste management services 1,396 9.2% 1,640 10.1% 2,128 10.8% 2,616 11.3% Educational, health and social services 5,058 34.8% 5,822 35.9% 7,348 37.4% 8,875 38.4% Arts, entertainment, recreation, accommodation and food services 726 5.0% 825 5.1% 1,021 5.2% 1,218 5.3% Other Services 540 3.7% 614 3.8% 763 3.9% 912 3.9% Public Administration 640 4.4% 704 4.3% 831 4.2% 959 4.2% Source: Georgia Dept. of Community Affairs, Data Views , 2006. Table 3.9 Employment by Industry - 2005 to 2030 Oconee County ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 59 can easily identify which local industries have a competitive share component, or which industries have competitive advantages over other counties and regions. Over the next 25 years, Oconee County will see dramatic changes in its employ- ment base, not only in the total number but also in the type of jobs that will be available. Projected labor force data shown in Table 3.7 shows a growing labor force for Oconee County to 2030. Employment projections are broken down by in- dustry employment group and the percent for each category is shown. The infor- mation reveals several major “themes” in past and future trends in employment. By the 2005 baseline, agricultural employment in the County had dropped to less than one-half of its 1980 level, and represented only 1 percent of all employment in the County. By 2030, agricultural employment is anticipated to all but vanish from Oconee County. At the other end of the spectrum, employment in the services sectors, (Finance, Insurance, and Real Estate; Professional, Scientific, Management, Administrative, and Waste Management services; Educational, Health and Social Services; Arts, Entertainment, Recreation, Accommodation and Food services; and Other ser- vices) has grown from an equivalent proportion to the Industry categories in 1980 (Manufacturing, Wholesale Trade, and Transportation, Warehousing and Utilities) to become the dominant employment base in the County in 2005 at almost 60 percent of all of the jobs. This dominance will continue and increase somewhat over the next 25 years, adding almost 6,500 total jobs to the County’s economy. Conversely, the number of jobs in the Industry categories will continue to in- crease, particularly in Wholesale Trade, but also have a lessening influence on lo- cal economic opportunities. The continuing increases of the past in the number of Construction, Retail and Public Administration jobs are also expected to continue in the future. These three employment groups, while maintaining their importance to the Oconee County economy by adding more jobs, are expected roughly to maintain their current “share” of the total County employment. Employment growth in Oconee County has been and will continue to be heavily in- fluenced by population growth. Many businesses have moved to the County that are “local serving” in nature, providing convenience shopping goods, restaurants and recreation, personal and professional services, attracted by the disposable in- come that new housing represents. Concomitantly, population growth means con- struction of new houses, and education of more children, which in turn generates activity in real estate sales, building supplies, financing, insurance and such ser- vices as religious institutions and medical services. Category Oconee County Bishop Bogart North High Shoals Watkinsville Incorporated Unincorporated Total population 26,225 146 1,049 439 2,097 3,731 22,494 Worked in State of residence 12,791 62 572 204 1,120 1,958 10,833 Worked in county of residence 3,630 9 36 9 190 244 3,386 Worked outside of county of residence 9,161 53 536 195 930 1,714 7,447 Worked outside of state of residence 112 0 0 0 0 0 112 Table 3.10 Labor Force by Location of Employment - 2000 Oconee County and Cities Source: DataViews, 2000 Census STF-3 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 60 While this type of employment is traditionally called “non-basic” in terms that it tends to circulate money between spenders and employees and not bring new money into the economy, this may not be entirely the case in Oconee County. In 2000, for instance, the Census reported that 28 percent of the workers who lived in Oconee County actually worked in the County. The other 72 percent worked outside the County, suggesting a potential “paycheck transfer” of money into the County’s economy. Most notably, almost 62 percent worked in Athens-Clarke County. This effect may continue under the forecasts of this Comprehensive Plan. While both housing and employment growth will continue, the number of jobs in the County per household will actually decrease from 1.3 to 1.2 between 2005 and 2030. Employment and Commuting Patterns A strong and diverse economy is important because it creates jobs, increases in- come and provides a more stable tax base, and thereby provides a better quality of life. Although the County continues to grow economically, it continues to remain primarily a bedroom community for the Athens-Clarke County based on analyses of commuting patterns. Table 3.11 identifies the number of persons who com- muted outside of the County, and the State, for employment. As of 2000, just over 99 percent of the workforce in the County remained within the State. According to the data, the number of persons living and working within Oconee County was 28.1 percent of employed residents of the County. Although additional employ- ment opportunities have been added to the employment base within the County, it is likely that a similar proportion of commuters outside of the County exist as of 2005. As shown in Table 3.11, the majority of commuters from Oconee County are com- muting to Clarke County. A very small percentage of commuters from Oconee County are commuting to other surrounding counties. Over 28 percent of com- muters to Oconee County come from Clarke County. Very few other county resi- dents commute to Oconee County. The net result is that Oconee County experi- enced in 2000 a net commute outflow of 5,946 employees. Economic Trends An approach focused almost exclusively on getting more jobs does little to help residents earn higher incomes and enjoy a better quality of life. The central focus of economic development in Oconee County is to boost incomes and create better jobs for all residents. To do this, the metric of success is to produce income growth. Shifting the goal from getting big to getting prosperous re- quires shifting the means from trying to get cheap to get- ting better. Past governmental efforts provided physical infrastructure for factories, gap financing for big industrial projects and financial and tax incentives to cut the cost for industry. General business costs were kept as low as pos- sible, even if it meant investing less in economic funda- mentals like infrastructure and education and scrimping Destination Count Oconee Co. GA 3,630 Barrow Co. GA 358 Clarke Co. GA 6,696 DeKalb Co. GA 135 Fulton Co. GA 220 Gwinnett Co. GA 349 Greene Co. GA 136 Jackson Co. GA 192 Morgan Co. GA 185 Walton Co. GA 241 Other Counties 761 Total Employed 12,903 Table 3.11 Commuting Patterns - 2000 Oconee County Source: 2000 Census ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 61 on programs like unemployment insurance. Rather than simply trying to be a less expensive place in which to do business, the County should focus on being a bet- ter place. This means boosting skills and ensuring a high quality of life that will be attractive to knowledge-based workers. Several different analyses were conducted as part of the Comprehensive Economic Development Plan including a Compensation Analyses, Shift-Share Analysis and a Cluster Analysis to determine the most productive focus for future economic de- velopment. Cluster analysis refers to a group of industries that are linked by common product markets, labor pools, knowledge base, similar technologies, supplier chains, spe- cialized services, networks, and research and development or other economic ties. Clusters are determined with the use of local labor market information, anecdotal information and employer feedback. By aggregating industries into clusters, eco- nomic development professionals can develop the appropriate cross training needs for multiple firms with similar skill needs and help derive a market based ap- proach to workforce development. This analysis suggests that at least four target clusters and emerging clusters should be pursued by Oconee County in its eco- nomic development efforts. Advanced Materials and Diversified Manufacturing. This analysis suggests that despite a national decline in manufacturing employ- ment, this sector provided significant wages for many citizens of Oconee and its surrounding counties. In this cluster would be a host of sub-clusters such as elec- tronics, electrical equipment, appliances, and components, metals and metal fab- rication, printing and machinery. Food Production/Processing Technologies Another cluster, given the proximity to the University of Georgia’s School of Agri- culture and the School of Agricultural Engineering, would be focused on the grow- ing of food, as well as landscaping materials (nurseries), and the implements and structures that are pertinent to farming, refrigerated warehouses and food produc- tion/processing technologies. Building and Construction Technologies This includes industries directly involved in the construction of housing, roadways and other physical structures. It addresses buildings and construction technolo- gies and includes those retail and wholesale establishments catering to the indus- try. Average wages in this cluster are eleven percent higher than other county or regional wages, particularly for those without a high school education. Knowledge Intensive Emerging Industries A fourth cluster is suggested by the prominence of the information, professional, scientific, technical, and educational services sub-clusters. This cluster captures the knowledge intensive aspects of emerging industries such as information and telecommunications technologies and services, bio-science technologies, equip- ment and materials. It also gives evidence of the incredible array of research that goes on in the University laboratories operated by and or peopled by Oconee resi- dents. One aim of this cluster is to explore ways to transfer that research and in- ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 62 tellectual property into an applied environment that conceivably resulted in mar- ketable products and services. Ambulatory Health Care Services Over the past few years, this cluster has emerged in Oconee County. Employment in this sector has jumped from 2.7 percent of county employment in 1999 to 10.3 percent in 2002, when it became a new industry cluster. Ambulatory care health services are also known as outpatient care. The services of ambulatory care cen- ters hospital outpatient departments, physicians’ offices and home health care services fall in this cluster. Tourism Oconee County should focus on developing their position in the tourism market as an Arts/Studio Community specializing in day-trip visitations that will include specialty and craft shopping with many opportunities for lunch and dinner. The two most prominent opportunities are Restaurant Tourism and Studio Art Tour- ism. Both of these specialty visitor opportunities have become established and recognized in the region. However, the full potential of these two unique services are only moderately supported and marketed by the current operating tourism program. Table 3.12 is a list of the ten largest employers in the County, and within the re- gion. The largest employer in the County is the Oconee County School System. The majority of the employees are Government, Service or Retail based. Within the region (primarily Clarke County), the sectors include education, medical and agri- cultural products. As shown in Table 3.12, as of 2006, all but one of the major employers in the County employed less than 200 persons. There are four establishments with be- tween 100 and 250 employees, with none actually exceeding 200 employees. This indicates that larger employment ventures, typically retail or manufacturing jobs, may actually be decreasing in the County from those in existence in 2000, as there were 11 establishments with between 100 and 249 employees in 2000. Table 3.13 identifies the number of estab- lishments, by industry, by the number of employees. There were no establishments with more than 500 employees in 2000. As of 2006, the Oconee County School System employs over 700 persons, although in 2000 it had not reached the 250-employee thresh- old. The largest employer in 2000, with over 250 employees, was a retail trade establish- ment. As in 2006, Kroger, a major retail food chain, employs less than 250 employees, and is the second largest employer in the County. It appears that the greatest number of employment opportunities in the County was small businesses, particularly those Company Name # Employees Oconee County School System 770 Kroger 200 Oconee County Goverment 160 General Cable 145 Benson's, Inc. 120 Family Life Enrichment Centers 110 LOWE'S 95 Oconee State Bank 90 The Home Depot. 80 Vend, Inc. 80 Publix 75 Ameripride, Inc. 70 Power Products 50 Ikon 45 Setzer & Sons of Georgia, Inc. 40 Engineere Fabrication, Inc. 26 Indusrial Mechanical, Inc. 24 Ru-Wood Company 20 Source: Oconee County Chamber of Commerce 2006 Table 3.12 Largest Employers Oconee County ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 63 with four or less employees, followed by ventures with 5 to 9 employees. These es- tablishments are the backbone of the County and will continue to retain their im- portance in the economy as the County seeks new business ventures. Important New Developments There are several distinct developmental nodes and associated corridors located within Oconee County. Perhaps the most dynamic area is the SR 316/Loop 10 (Athens Bypass) area. This area consists of the SR 316 interchange at the Athens Bypass and extends northeast along Epps Bridge Parkway to the Oconee County/Clarke County line and west along SR 316 to the Oconee Connector. In- side the Loop, the area has quickly developed predominately with retail, restau- rants and some professional offices. Just outside the Loop, several large scale two and three story Class A office developments have been completed in the past sev- eral years. There are also several large state and federally funded transportation projects planned for this node over the next 10 years. These will improve circula- tion and provide access to additional land that is expected to continue the forego- ing development trends in this area. Another retail, office and institutional corridor exists in and around the Butler’s Crossing area. This node includes the SR 53/Mars Hill Road intersection and ex- tends: y North on Mars Hill Road to Cliff Dawson Road; y East on Hog Mountain Road past Stonebridge Parkway; y South along SR 53 to US 441 and Watkinsville; and y West along SR 53 past Union Church Road. Industry Total 1 to 4 5 to 9 10 to 19 20-49 50-99 100-249 250-499 500-999 Total 714 442 123 71 55 11 11 1 0 Forestry, fishing, hunting, and agriculture support 3 2 0 0 1 0 0 0 0 Mining 2 0 1 1 0 0 0 0 0 Utilities 5 3 1 1 0 0 0 0 0 Construction 132 96 21 12 3 0 0 0 0 Manufacturing 30 7 7 4 8 2 2 0 0 Wholesale trade 38 26 4 3 5 0 0 0 0 Retail trade 69 33 15 9 8 1 2 1 0 Transportation & warehousing 15 11 1 3 0 0 0 0 0 Information 13 9 0 3 1 0 0 0 0 Finance & insurance 40 26 8 2 3 1 0 0 0 Real estate & rental & leasing 35 31 2 2 0 0 0 0 0 Professional, scientific & technical services 93 67 12 10 3 0 1 0 0 Management of companies & enterprises 4 0 2 0 2 0 0 0 0 Admin, support, waste mgt, remediation services 41 27 6 5 2 0 1 0 0 Educational services 15 8 4 1 1 0 1 0 0 Health care and social assistance 60 26 13 7 9 4 1 0 0 Arts, entertainment & recreation 12 9 0 2 0 1 0 0 0 Accommodation & food services 28 11 6 3 5 1 2 0 0 Other services (except public administration) 77 48 20 3 4 1 1 0 0 Unclassified establishments 2 2 0 0 0 0 0 0 0 Source: 2000 Census, STF-3 Table 3.13 Number of Establishments by Employment Size Oconee County ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 64 This area is rapidly developing with retail, restaurants, professional offices, schools and the Gainesville College campus. This node is in close proximity to large existing residential developments and includes plans for several mixed-use planned unit developments (PUDs) and retirement communities. Large-scale transportation improvements are also planned for this area. Finally, the US 78 highway corridor and the SR 53 corridor are beginning to re- ceive several large scale mixed use planned developments, which will include high- end residential, commercial, recreation and office uses. Unique Economic Situations Oconee County is strategically located adjacent to the University of Georgia and close to the Metro Atlanta area. The presence of Oconee’s excellent public school system, UGA, Athens Tech, Gainesville College and the proximity to Georgia Tech, Emory College, Gwinnett Tech and an emerging Bio-tech and IT industry, place it in an excellent and unique position as fertile ground for new and expanding busi- ness in these and other related fields. Added to this mix are a high quality of life, low crime, relatively low taxes and excellent recreational and cultural opportuni- ties within an unspoiled environment. There also are two large undeveloped “In- dustrial and Technology/Business” zoned tracts totaling approximately 1,000 con- tiguous acres located in northwestern Oconee County. These tracts have direct ac- cess via the existing and planned interchanges at SR 316 and US 78. Both tracts have redundant and ample sources of water service, wastewater service, natural gas and electric power as well as close proximity to rail service. These tracts have been actively marketed jointly by the State Department of Economic Development and the local governments and educational institutions. There has been significant international interest in these tracts. There are also ongoing plans to begin devel- oping a high quality commercial park at this location. It appears quite likely that is area is destined for very significant economic development in the near future. Such development would surely act as a catalyst for housing, retail, office and in- stitutional growth in northwestern Oconee County. Economic Resources Development Agencies Effective economic development programs are a group effort, involving not only lo- cal government staff but also the cooperation of and resources available from other potential partners that have programs underway at various levels. The Chamber of Commerce, the Development Authority, county officials, and the School Board are all dedicated to the smooth and timely selection of a location for a facility. A number of existing office, business and industrial sites are available. In addition, the Development Authority can assist in the acquisition of other sites and help arrange financing and construction. In the Spring of 2004, the Oconee County Board of Commissioners, along with support from the Oconee County Board of Education, the Oconee County Indus- trial Development Authority and the Oconee County Chamber of Commerce, solic- ited proposals from qualified firms and individuals for a Comprehensive Economic ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 65 Development Plan. The Economic Development Plan sets forth strategies address- ing: workforce and educational institutions, land use and business development, cluster and target industry potential industrial park strategies, tourism strategies; the establishment of an incentives program; and sets forth an implementation plan. Oconee County has created an economic development department with staff that is responsible for promoting economic development. In December 1994, a Joint Economic Development Agency was established at the state level to capitalize on Georgia’s Business and Expansion Act, which divides counties into three tiers based on their current economic status. Jackson, Madison, Athens-Clarke, Oconee, Walton, Morgan and Oglethorpe counties joined to create a “Tier Two” de- velopment agency. Companies creating more than 25 jobs in a Tier Two county may receive a $1,500 tax credit. The Joint Economic Development Agency has since held the primary role of fi- nancing targeted development projects through the issuance of revenue bonds. The Development Authority, working in tandem with the County’s Economic De- velopment Department is the central point of contact for businesses looking to ex- pand or locate operations in Oconee County and its cities. The office maintains a database of available buildings and sites, tracks business financing programs and assists entrepreneurs in starting businesses throughout the county. Additionally, it is responsible for assisting and building relationships with existing businesses and industries. The Development Authority provides services designed to assist these businesses with every facet of the location or expansion process. Services provided include: y Confidential site selection services for commercial and industrial; y Program Financing and Incentives; y Demographic and Consumer Information. Community leaders have ensured a competitive tax structure conducive to business, including a 40% Freeport Tax Exemption on all categories of inventory. Property taxes and other taxes affecting business are among the most attractive in Georgia. Oconee County Chamber of Commerce The Oconee County Chamber of commerce was established in 1975. The Oconee County Chamber of Commerce holds memberships in the following organizations: Georgia Chamber of Commerce, Georgia Economic Development Association and the Georgia Agribusiness Council. Information and applicable benefits as a result of the Chamber's membership in these organizations is made available to the Oconee County Chamber Membership accordingly. The chamber participates in other local, state and national associations as the executive board deems appropriate. The Oconee County Chamber of Commerce provides its membership with opportunities to network with fellow members and establish business and political contacts. Chamber members are also kept abreast of state legislative issues that affect local business. Members ultimately become a part of a “customer referral ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 66 service” for future business activities. Staff members of the Oconee County Chamber coordinate various seminars and workshops open to the membership. These seminars provide members insight into areas such as advertising, business management, communication skills, customer service, financial management, human resources, marketing and promotional work. The Chamber of Commerce is composed of five permanent committees: 1) Agri- business; 2) Fall Festival; 3) Economic Development and Business Development; 4) Member Services; and 5) Education. There are also 11 subcommittees to organ- ize annual events and festivals. Activities of the Chamber of Commerce include: y Coffees/Business After Hours - Chamber Meetings are hosted by Chamber members at their place of business. y Annual Meeting - A special recognition event to honor special people and projects, and to award Sharon Johnson Volunteer of the Year, Chamber Volunteer of the Year, Larry Risse Agribusiness Person of the Year, and the James McClain Leadership Award. y Annual Business Expo - An opportunity to display your business products and services to the trade population. y Membership Directory & Website Listing - A complete listing of members and chamber services. y Mailing Labels - Available to members at a nominal fee. y Oconee County Maps - Up-to-date maps of Oconee County. y Business/Industry Seminars - Selected seminars for business and industry based on their need and membership feedback, sponsored by the Economic Development Committee. y Annual Fall Festival and Scarecrow Road Race - The largest single event in Oconee County featuring original arts and crafts, food, entertainment, children's events and a road race. y Farm/City Tour - An opportunity to view agriculture and business working together for a better economy. y Education Foundation of Oconee County, Inc - The support of public and private education in the county through the further enhancement of existing educational efforts. Supports Education Foundation Mini-Grants and Raffle. y Public Forums - The opportunity to hear from political candidates and the discussion of public issues which enlighten voters and citizens in the trade area sponsored by the economic development committee. y Newsletter - An opportunity to stay up-to-date on current and future Chamber actvities and networking opportunities among Chamber membership. y Youth Leadership Oconee - Tenth and eleventh grade students who live in the county or attend school in the county have an opportunity to enhance their leadership skills through involved learning experiences. y STAR - Student Teacher Award Recognition of the outstanding student and teacher from Oconee County High School, North Oconee High School, Athens ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 67 Academy, Westminster Christian Academy and Prince Avenue Christian School. y Teacher of the Year - Further recognition of the teachers from each of the nine public schools. y Third Grade Ag-Day - An opportunity for students to learn more about agriculture and its role in the regional economy. Sponsored by the Agribusiness Committee. y Partners In Education - Over seventy businesses who are “Partners” with the schools in the area. Supported by the Education Committee. y Annual Membership Appreciation Day - An opportunity to begin the summer in a relaxed atmosphere for members. y Leadership Oconee - Adult leadership project for persons interested in learning more about Oconee County and sharpening their leadership. y Ambassador Program - A mentoring program for new members, as well as outreach to exisiting members as a means to increase member retention and improve member participation in events and committees. y Lunch & Learn Seminars - seminars during lunch about topics important in today's business. Recent Lunch & Learn Seminars have included topics such as Organization in the Workplace, Marketing 101 and Stress Reduction. y Mentoring Program - Pairing local business people with students in the Oconee County school system to explore educational opportunities and leadership advice. y Ribbon Cuttings/Groundbreakings - Support to announce new businesses and/or new additions to existing businesses. y Junior Board - A Board of local high school students created to provide a young perspective in Chamber work and to educate the students on the importance of the Chamber in the community. y AM Exchange - program to network among business peers. The Oconee County Chamber's web page at www.oconeechamber.org is an interactive site that is promoted throughout the county, state, and nation. The site provides a member with a presence on the worldwide web as members are listed alphabetically and categorically. Resources – Programs and Tools University of Georgia Small Business Center The University of Georgia Small Business Center provides management consulting for entrepreneurs. Also, the Center conducts marketing analyses and surveys de- signed to evaluate a community’s economic development potential. Quick Start The Quick Start Training Program provides high quality, tailored training at no cost to area business. Both manufacturing training and service training are avail- ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 68 able to manufacturing operations, warehouse and distribution centers, national and international corporate headquarters, information technologies and customer service operations. Program training is performed at the employer’s facility or at other arranged locations. The program includes a training needs analysis, a de- tailed training program, high quality training and expert training staff. Quick Start training covers a broad spectrum of areas, including: company orientation, core manufacturing skills, equipment operation, productivity enhancement tech- niques, world-class manufacturing, total quality management, and other areas. The Quick Start site available to businesses and employees of Oconee County is through the Athens Area Technical Institute. Training is customized to the indi- vidual company at no cost. When a company selects a plant site in Oconee County, the Director of Quick Start and the State Training Coordinator from the Department of Technical and Adult education, consult with company officials. They discuss the company’s manpower needs, job requirements and start up schedule. Training coordinators develop a training plan and submit it to the company for approval. Employees will be trained and ready to begin work the day a facility opens for business. Athens Tech Center for Continuous Improvement The Center for Continuous Improvement (CCI) at Athens Tech provides valuable consulting services to key firms in the Northeast Georgia region. The services include changing the culture of the organization to one of teamwork; teaching all employees, from top management to line workers, how to focus on the customer; and teaching the employees how to work in teams. The CCI is both a retention and expansion tool and a recruiting tool for the Northeast Georgia region. By increasing the productivity of firms in the area, CCI has helped guarantee that these firms will have a healthy future in the region. Workforce Incentive Board (WIB) The Workforce Incentive Board is implemented by the Northeast Georgia Regional Development Center. The purpose of this board is to facilitate collaboration among all job training service providers in the region. The goal is to provide the trained employees needed by the region’s businesses and to meet the training, educational and employment needs of individuals. Georgia Center for Advanced Telecommunications Technology (GCATT) GCATT is an initiative of virtual clusters of excellence in advanced telecommunica- tions. GCATT supports development of the latest technologies and applications in communications, computing and content processing. Formed in 1991, GCATT is a program of the Georgia Research Alliance, a public/private partnership fostering technology-based economic development across the state. Although GCATT is based at Georgia Tech, it supports research programs in advanced telecommuni- cations at the Georgia Research Alliance’s six research universities. The GCATT partnership of industry, government and universities works together in a three-pronged strategy of Technology, Policy and Commercialization for high- tech economic development in Georgia. There are approximately 20 different re- search centers that fall under the GCATT umbrella. The research programs of the centers are funded by industry and government through grants, industry consor- tia and directed research projects. GCATT staff provides support by promoting ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 69 collaboration across the various research centers, leveraging the knowledge and resources that already exist. Yamacraw Yamacraw is an economic development initiative to make Georgia a world leader in the design of broadband communications systems, devices and chips—thus creat- ing in Georgia both high-paying design jobs and support and supply-chain jobs. Yamacraw research is grouped in three targeted areas of broadband technology: Embedded Software, Broadband Access Devices and System Prototyping. At its core, Yamacraw is made up of 200-300 world-class researchers who take the best of technologies one-step further by integrating them to patent a new generation of compatible infrastructure products. Georgia Power Company, Economic Development Division Georgia Power has the oldest economic development activity in Georgia, and has an Economic Development Division whose primary role is to attract businesses to the state. The Economic Development Division of Georgia Power has two sections, a domestic section and an international section. Each section is responsible for marketing Georgia as a positive place to do business. There are 130 local offices statewide with a primary concern of job development. Although Georgia Power has offices throughout the state, it does not provide any specialized programs for any particular city or county. Georgia Power's primary local contact for economic de- velopment issues are generally with the local Chamber of Commerce. Alternative points of contact are with the various levels of government in Georgia Power's ser- vice area. Georgia Power has in the past formed different alliances with other or- ganizations and agencies for the purpose of attracting businesses to an area. Georgia Department of Industry, Trade and Tourism The Georgia Department of Industry, Trade and Tourism (GDITT) is a state funded agency mandated to serve as agent for all the cities and counties in the State. GDITT's primary purpose is to assist potential businesses considering locating in the State in identifying an optimal location for their operational needs. The Geor- gia Department of Industry, Trade and Tourism also assist the movie industry in locating appropriate movie sets throughout Georgia. The identification of interna- tional markets for the export of Georgia goods and services is another duty of GDITT. Because GDITT is a statewide agency, there are no specific programs or projects tailored to the needs of Oconee. In the event that a potential business client is in- terested in the Oconee area, GDITT policy is to work with both the Chamber of Commerce and the local governmental entity. GDITT has a working relationship with the utility companies, rail systems, banks, universities and other agencies with resources to facilitate economic development. GDITT maintains a substantial computer based inventory of commercial and industrial sites throughout Georgia. Oglethorpe Power Oglethorpe Power maintains a robust economic development program that works in concert with the local communities, the Georgia Department of Industry, Trade & Tourism and other statewide economic development programs to bring industry into Georgia. Over the past 20 years, these efforts have resulted in numerous ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 70 commercial and industrial firms locating or expanding in the state. Oglethorpe Power is a founding member of the Georgia Alliance, a public-private economic de- velopment partnership of ten private companies with statewide economic develop- ment interests and the Georgia Department of Industry, Trade and Tourism. The Georgia Center for Site Selection was established to help businesses, both large and small, establish or expand operations in Georgia. Information on how to find the most appropriate community in Georgia, and information regarding available industrial buildings and sites, to statistical information on communities across Georgia is provided free of charge. Georgia Business Expansion Support Act In 1994, the State passed legislation for tax credits against state income taxes to encourage economic development in Georgia. Some of the programs are targeted to specific industry groups: manufacturing, warehousing and distribution, process- ing, telecommunications, tourism or research and developmental but do not in- clude retail business). Job tax credits and investment tax credits are available to the targeted industry groups at different levels, depending on the relative need of the area for economic development. Some credits are available to specific industry groups, while others apply to all employers. Overall, Oconee County and its cities are categorized, as “Tier Two” communities within the plan and qualifying companies are eligible for associated credits. The following is a summary of the various provisions of the Act as they relate to Oconee County. Special Tax Programs There are several special tax programs in place that may also be utilized in Oconee County: Urban Enterprise Zone Under an Urban Enterprise Zone, specific areas are delineated where deteriorating physical or market conditions have resulted in little or no investment in property improvements or development. Within an Urban Enterprise Zone, if a property owner renovates or develops a site, the County's property taxes can be frozen at the pre-improvement level for a specified time period, then rising in annual steps to full value taxation at the end of the period. This approach is useful in encourag- ing investment that would otherwise not occur, and in eventually increasing the tax base where taxes would otherwise continue to fall through depreciation. Urban Enterprise Zones can be set up for commercial, industrial or housing in- vestment, but can be used only where development would not otherwise occur. Tax Increment Financing This approach allows property taxes to rise as sites are developed or improved, but directs all or some of the increase over and above the pre-improvement tax level into public facilities that have been built to support the area's revitalization. In ef- fect, the government takes the risk through provision of public improvements up front, and then pays itself back through the higher tax collection increment while assuring that the pre-improvement tax collections continue to go into the general fund. Once the improvements are paid for, all of the taxes will go into the general ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 71 fund. This approach can be very useful in a carefully controlled revitalization effort for a deteriorating area, where future renovations and development can be rea- sonably anticipated but are dependent on a general improvement to the area. Community Improvement Districts: The Georgia Constitution provides for a special kind of tax district called a Com- munity Improvement District (CID). This type of district can be created only upon the petition of the property owners themselves, and is managed by a board that includes representatives of the property owners and local jurisdiction. Under a CID, only nonresidential property is subject to the special tax, and the funds must be used only for certain public facilities, such as roads and water and sewer utili- ties. The funds can be used for both capital and operating expenditures, and the special nature of the Act allows the basis of taxation to be the development density or impact of a property as well as its assessed value. The Act also allows debt fi- nancing without referendum since a majority of the property owners (who must own at least 75% of the properties by value) must request the CID designation. A plus for the local jurisdiction is that debts of a CID are not debts of the govern- ment and do not affect the jurisdiction's debt limit, while the CID can enjoy a lower interest rate due to its quasi-governmental structure. In order to implement a CID program, the local jurisdiction must first obtain state enabling legislation. Workforce Development As businesses establish themselves and grow in Oconee County, a total program to maintain an available workforce should be established. This program should address training, education, housing, transportation and day care. Training and Education Several respected institutions support the job training needs of the area. Gainesville College is a two-year institution which operates a satellite campus in the heart of Oconee County. The University of Georgia is within minutes of the County and offers unparalled educational and research opportunities. Athens Technical College Athens Technical College (ATC) provides a vital link between the area's labor force and the workplace. Athens Technical College has as its specific mission the educa- tion of the region’s workforce. A wide selection of business and technical courses are available to the individual who receives hands-on training in a chosen field. Athens Tech offers 34 credit programs of study in a wide range of vocational fields. In addition to adult literacy programs, it offers many customized ongoing job- training programs for existing employees and first line supervisors for specific industries. The college’s business and industry services foster growth and devel- opment of area companies by providing consulting services and customized train- ing. The college coordinates state economic development programs and services for current, expanding and new companies. Available services include skills assess- ment and training for entry-level personnel, training to improve intermediate skills, and advanced customized training in mechanical, electrical, computer, manufacturing, warehousing and customer service. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 72 Athens Tech is also the local administrator of Quick Start, Georgia's internationally renowned training program designed to assist new and expanding industries. The Education Foundation of Oconee County The Education Foundation of Oconee County was established through a joint effort of the Oconee County Chamber of Commerce, the public schools and Athens Academy. The primary goal is to develop the greatest resource in Oconee County – the people. The Education Foundation is a team of private and corporate citizens working with professional educators to achieve excellence in education. It is founded on the premise that a sound education is the key to addressing and solving the problems facing society today and tomorrow. The function of the Foundation is to receive and administer funds for enhancing education in Oconee County. Funds are sought through gifts, grants, bequests, donations, memorials and philanthropic sources. The Education Foundation has developed a four-point “Strategy for Success” to help children, and those adults in need, achieve their educational goals: y Encourage Innovative Teaching: Teachers are a key factor in student perform- ance. The Education Foundation supports them with projects such as the “Mini-Grant” program, which provides funds for teachers to implement the new ideas and innovative techniques. Such programs encourage teachers to find ways to challenge students. y Providing Continuing Education: To stay on the cutting edge in their profession, teachers continually hone their skills and develop new methods of sharing knowledge with their students. The Education Foundation offers scholarships for deserving teachers to fulfill their need for continuing education. y Recognize Outstanding Excelllence: Performance by both teachers and students should be recognized and encouraged. The Education Foundation will establish methods for honoring teachers, students and administrators who excel in fulfilling their potential in educations. y Maintain Sound Fiscal Status: Funds of the Education Foundation are administered by the Board of Directors. The Education Foundation is a tax- exempt corporation. Summer Youth Program The Summer Youth Program is designed to increase the employment potential of eligible youth. This program is a vital part of year round job training efforts to help disadvantaged persons. It targets and provides training to school dropouts and youth who are experiencing significant barriers to employment, including attitudes, aptitudes and socialization. Mobile Learning Laboratory The Mobile Learning Laboratory is a 32 foot recreational vehicle specifically designed to meet the training and educational needs of Northeast Georgia. The lab is currently equipped with a variety of state-of-the-art training software. These interactive packages can help users with many skills, ranging from welding to ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 73 typing. Academic packages provide lessons in reading, math, history or GED preparation. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 74 Natural Resources An important element of land use planning is the assessment of how natural re- sources are responsibly utilized, managed, developed and preserved within a commu- nity. This chapter provides an inventory and assessment of locally significant and unique natural resources and presents a determination of natural resource vulnerabil- ity to the impact of growth and development. This assessment also identifies opportu- nities and constraints on the way land is developed. Natural resources inventoried in- clude mineral resources, soils, water and water supply, native vegetation, native fauna. Oconee County is taking a proactive stance on the protection of its natural and sensi- tive resources. As Oconee County continues to develop, more and more effort is being put into finding a balance between environmental needs of clean air and water, the availability of water, retaining areas of natural significance for animal and plant habi- tats, and those of development and growing population. Increased education of the general public and developers with regard to environmental issues, as well as adher- ence to these regulations, will bring about increased awareness of the importance of maintaining a proper balance between people and their environment. Since the inception of the Georgia Planning Act of 1989, the County has worked to en- sure that local, state, and federal requirements regarding environmental management have been complied with and fully enforced. The Georgia Department of Natural Re- sources has established minimum protection standards for natural resources, the en- vironment and vital areas of the state, including water supply watershed, groundwater recharge areas, wetlands, river corridors, and mountains. In order to balance devel- opment pressures with the need to preserve both the rural character and sensitive en- vironmental resources, the County has taken pro-active measures within this Plan and on the Future Land Use Plan. As part of the implementation of this Plan, the County has determined it necessary to further revise its Codes and Regulations to guide development away from sensitive areas. As a result, Article 9 of the 2006 UDC update contains standards, regulations and development policies, which guide the protection of the County’s significant environmental resources in adherence with DNR Article 5 Minimum Standards. Topics include: River and Stream Protection; Water- shed Protection; Aquifer Area Recharge Protection; Wetlands Protection; Natural Re- source Conservation Areas; and Conservation and Natural Resources Easements. In addition to the regulations of Article 9, the use of the Floodplain Zone standards and the updated Flood Damage Prevention Ordinance, the Conservation Use Exemption program, the updated Soil Erosion and Sedimentation Control Ordinance, the Scenic Preservation Zone, Conservation Subdivision standards, Master Planned Development open space requirements, and adoption of the minimum DNR standards where specific ordinances have not been adopted will ensure the protection of these important fea- tures within the County. The County also preserves resources through its Greenspace Program and utilizes a number of tools, as well as utilization of available financial re- sources for acquisition. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 75 Topography Oconee County, located in the Southern Piedmont Major Land Resource Area, cov- ers 186 square miles (119,040 acres) of moderate to steeply sloping plateau. Near stream channels, the topography is nearly level, and others have short, steep slopes. There are also a few escarpments. The Apalachee River forms the southwestern boundary of the County while the Oconee River and McNutt Creek form the northeast boundary. Tributaries of these rivers dissect the County. The drainage divide between the Oconee and Apa- lachee Rivers splits the county into two along its long southeast/northwest axis. The Apalachee and two-thirds by the Oconee drain approximately one-third of the County. Elevations in the County range from 400 feet above sea level in the southeast edge to 800 feet in the northwest. The greatest concentrations of steep slopes are found along the Oconee and Apalachee Rivers and along tributaries in the southeast part of the County. Steep slopes with grades above 15 percent cover approximately 24 percent of the total acreage of the County. Slopes of more than 15 percent, such as these shown on Exhibit 4.1, typically require substantial alteration for building development and pose severe limitations to septic tank drain fields. Erosion may become a potential problem once steep slopes have been altered and natural vege- tation removed. Development activity on steep slopes, when necessary, should al- ways employ erosion control measures. Elevations and topographic conditions of the four cities in Oconee County are summarized in the following: y Bishop lies on U.S. Highway 129/441 in the central part of the County. The town straddles the drainage divide between the Apalachee and Oconee Rivers, and ranges in elevation from 680 to 780 feet above sea level. y Bogart lies along U.S. highway 29 in the extreme northwest part of the County and is in the Oconee River watershed. Elevations range approximately from 740 to 860 feet above sea level. y North High Shoals lies along the Apalachee River on the southwestern bound- ary of the County. Elevations range from 600 to 750 feet above sea level. y Watkinsville lies in the central section of the County along U.S. Highway 129/441, about four miles north of Bishop. Elevations range from 600 to 780 feet draining to the Oconee River watershed. Mineral Resources Geologically, Oconee County is underlain by biotitic gneiss, mica schist, amphibo- lite, and sillimanite schist. The only significant minerals found in the County are sillimanite, and aluminum silicate. Soils and Steep Slopes Slope severity, depth to bedrock, water table, and limitation for septic tank drain fields determine the soil’s suitability for development. The soil maps represent ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 76 prime agricultural soils and soils, which are not suitable for development. Table 4.1 lists the soils in the County, total acreage of each of these soils, and various characteristics of these soils that determine associated suitability for development. Additionally, soil limitations for urban uses are classified as slight, moderate or severe. The geographic location of these soils was determined through analysis of the soil survey maps. The most common soil types in Oconee County are Cecil sandy loam, 2-6 and 6-10 percent slopes; Pacolet sandy clay loam, 6-10 and 10-15 percent slopes; Madison sandy clay loam, 10-25 percent slope; and Madison sandy loam, 15-25 percent slope. These types comprise 50 percent of the soils in the County. The soils de- termination survey for Oconee County was conducted in the 1970’s. Since then, erosion, and/or development have removed much of the original surface layers of Soil Type Acres Picnic Area Playground Septic Foundation* Commercial** Appling sandy clay loam, 6-10% slope, severely eroded 300 M S M SL M Appling coarse sandy clay loam, 2-6% slope, eroded 2,070 SL SL M SL M Appling coarse sandy clay loam, 6-10% slope, eroded 910 SL M M SL M Buncombe loamy sand 375 S S S S S Colfax Sandy Loam, 2-6% slope 570 S S S S S Congaree soils and alluvial lands 3,885 M S S S S Chewacia soils and alluvial lands 940 S S S S S Cecil sandy loam, 2-6% slope, eroded 14,835 SL SL M SL M Cecil sandy loam, 6-10 % slope, eroded 11,320 SL M M SL M Cecil sandy loam, 2-6% slope, severely eroded 1,130 SL M M SL M Davidson clay loam, 2-6% slope, severely eroded 1,130 M M M SL M Davidson clay loam, 6-10% slope, severely eroded 1,750 S S M SL M Davidson clay loam, 10-15% slope, severely eroded 1,500 S S M M S Davidson clay loam, 15-25% slope, severely eroded 900 S S M M S Davidson sandy loam, 2-6% slope, eroded 1,620 SL SL M SL M Davidson sandy loam, 6-10% slope, eroded 2,070 SL M M SL M Davidson sandy loam, 15-25% slope, eroded 1,320 M S M M S Louisburg stony loamy sand, 10-25% slope 635 S S S S S Louisburg loamy sand, 6-10% slope 235 SL M S M M Louisburg loamy sand, 10-25% slope 765 M S S M S Madison sandy loam, 2-6% slope, eroded 3,440 SL SL M SL M Madison sandy loam, 6-10% slope, eroded 2,070 SL M M SL M Madison sandy loam, 15-25% slope, eroded (MgD2) 2,170 SL M M M S Madison sandy loam, 15-25% slope, eroded (MgE2) 6,900 M S M M S Madison sandy clay loam, 2-6% slope, severely eroded 300 M M M SL M Madison sandy clay loam, 6-10% slope, severely eroded 2,170 M S M SL M Madison sandy clay loam, 10-25% slope, severely eroded 8,275 S S M M S Madison-Louisa complex, 6-10% slope, eroded 430 SL M M M M Madison-Louisa complex, 10-15% slope, eroded 750 M S M M S Madison-Louisa complex, 15-25% slope, eroded 2,545 M S M M S Musella clay loam. 15-25% slope, eroded 855 M S S M S Pacolet sandy loam, 10-15% slope, eroded 5,150 M S M M S Pacolet sandy clay loam, 10-15% slope, severely eroded 8,470 M M M SL M Pacolet sandy clay loam, 10-15% slope, severely eroded(PDg3) 9,620 S S M M S Pacolet-Gullied land complex, 6-10% slope 3,530 M S M S M Pacolet-Gullied land complex, 10-15% slope 5,890 S S S S S Pacolet stony sandy loam, 6-15% slope, eroded 260 M S M S S Pacolet stony sandy loam, 15-25% slope, eroded 475 S S S S S Rock Outcrop 75 M-S S S S M-S Worsham sandy loam, 2-6% 530 S S S S S Wedadkee and alluvial land, wet 3,195 S S S S S Legend SL = Slight limitation; M = Moderate limitation; S = Severe limitation Source: USDA Soil Survey Manual Oconee County Table 4.1 Suitability of Soils Assciations for Selected Land Uses Land Use ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 77 the predominant soils of the County. Three of the predominant soils pose severe limitations to commercial development due to steepness of slopes, although none of the predominant soils types poses a significant limitation to residential devel- opment. Countywide, 17 percent of the soils pose severe limitations to residential development and 47 percent pose severe limitations to commercial development. Countywide, 32.2 percent of the soils pose severe limitations to septic drain fields. Properties with features that affect absorption of the effluent are permeability, depth to seasonal high water table, depth to bedrock and susceptibility to flooding. Soils indicated as having high water tables are those for which the water table is less than 6 feet below the surface for a continuous period of more than 2 weeks out of the year. Information about the seasonal high water table helps in assessing the need for specifically designed foundations, the need for specific kinds of drain- age systems, and the need for footing drains to ensure dry basements. Soils asso- ciated with a high water table cover 8 percent of the County. ---PAGE BREAK--- Community Assessment, Volume 2— July 2007 Page 78 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Conservation Areas Under the County’s Greenspace Program, the County proposes to protect a variety of land types in order to meet as many of their goals as possible. Priority is given to the preservation of water quality through the protection of floodplains, wet- lands, groundwater recharge areas and river and stream corridors. Other types of land include agricultural and forest land; new and existing parks and open space; significant historic resources; and greenspace in residential developments. There are two “significant areas” in Oconee County as identified by the Freshwater Wetlands and Natural Heritage Inventory (FWNHI). A “significant area” includes a broad range of sites, National Natural Landmarks and all state Registered Natural Areas, in addition to areas deemed worthy of being listed based on files from the DNR’s Heritage Trust and Natural Areas programs. Significant areas in the County include the Oconee River and Apalachee River. The protection of vegetative buffers along these rivers and their tributaries with 100 foot buffers along the rivers and 50 foot buffers along intermittent streams, as established by Article 9 of the Unified Development Code, will ensure the preserva- tion of those qualities which make a river suitable for: wildlife habitat and wildlife corridors; recreation; a resource for clean drinking water; erosion and sediment control; and flood absorption. As well, maintenance of these buffers provides an opportunity for the creation of natural linkages that sustains a greenway system. A portion of the 30,000 acre Redlands Wildlife Management Area (WMA) is located in the northern tip of the Oconee National Forest in southern Oconee County. The U.S. Forest Service contracts with the Fish and Game Division of DNR to manage the area. Redlands WMA is open to the public for camping, hiking and hunting. The northern tip of the Oconee National Forest is located in southern Oconee County. Oconee County has no jurisdiction over the Oconee National Forest or the Redland WMA. Oconee County participated in the Regionally Important Resources nomi- nation of all streams and rivers for the region, and has adopted all DNR Part V stream buffer requirements into Article 9: Environmental Protection of the 2006 Update of the Uniform Development Code. As well, the County is implementing post development storm water management requirements in conjunction with soil erosion and sediment control regulations, revised in June 2006. Greenspace Program The County, in concert with the City of North High Shoals, has implemented a Greenspace Program. The goal of the Oconee County Community Greenspace Pro- gram is the preservation of critical resources and community open space. The County’s overall goal is to permanently preserve a minimum of 20 percent of its lands in greenspace. This goal amounts to the preservation of 23,894 acres, of which more than 2,000 acres are in permanent protection as of 2006. To achieve this goal, the County aims to preserve 450 acres annually over a 50-year period (to approximately 2050). The long-term goal is to preserve lands with an intercon- nected greenway system that preserves river corridors, passive recreation areas, active farmland, and historic resources. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 80 The Greenspace Plan calls for preservation of approximately: y 8,214 acres of stream and river vegetative buffers; y 5,500 acres of prime agricultural farmland; y 2,089 acres of non-riparian wetlands and floodplains; y 1.500 acres of groundwater recharge area; y 500 acres of passive recreation park space; y 100 acres of sig- nificant historic re- sources; and y 4,500 acres of resi- dential greenspace. Table 4.2 summarizes lands held under vari- ous forms of conserva- tion in the County. USDA Farmland The USDA holds approximately 1,135 acres of prime agricultural farmland in the County. In 2004, the County acquired 57.6 acres of farmland within the Powers Tract, a 350-acre farm located south of Column Ferry and Rose Creek Road. Conservation Use Exemption Program (Agricultural Land) A number of properties are also temporarily protected under the Conservation Use Exemption program. Under this program, the State of Georgia offers a tax incen- tive to qualifying property owners who wish to enter into a conservation covenant. Owners of qualified agricultural property must enter into a covenant with the state stipulating that the land will be maintained in its current condition for a period of 10 years. In exchange for the covenant, ad valorem tax will be assessed on the value of the property’s current use rather than the fair market value. There are 1,519 parcels comprising a total of 61,103.7 acres participating in this program as of June 2006. Location/Type Ownership Public Access Acreage Conservation Subdivisions Oconee Rivers Land Trust No 341.58 Oconee National Forest National Forest Service Yes 150 USDA Farmland US Department of Agriculture No 1,135 Redlands WMA US Forest Service/DNR Yes 150 Herman C. Michaels Park Oconee County Yes 12 Heritage Park Oconee County Yes 250 Bogart Recreation Complex Oconee County Yes 6 Oconee Community Complex Oconee County Yes 85 North High Shoals Park City of North High Shoals Yes 11 acres Powers Tract Oconee County No 57.6 Historic Resources Oconee County Yes unknown Table 4.2 Lands Held in Conservation/Greenspace - 2006 Oconee County Source: Oconee County Planning Department, July 2006 ---PAGE BREAK--- Community Assessment, Volume 2— July 2007 81 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 82 Conservation Subdivisions Developments site planned under Section 505 of the UDC, Conservation Subdivi- sions, foster a flexibility of design in order to preserve environmentally sensitive areas and create efficient use of the land. There are six conservation subdivisions, which have been approved in the County, which will ultimately yield 325.16 acres of conservation lands. Ownership may be helped by equal share by the lot owners, the Homeowner’s Association, a land trust, or a public entity. The Oconee River Land Trust currently holds the conservation easements in the subdivisions. Passive Open Space in County Parks The Oconee County Parks and Recreation Authority holds an approximate 627.5 acres of improved open space/parkland, which includes acreage in natural and passive open space. The majority of the 360-acre Oconee Heritage Park is cur- rently held in natural open space, primarily natural forest, and approximately one- third of the new 196 acre Oconee Community Complex will remain in natural open space. As well, Herman C. Michael Park retains over one-quarter to one-third of its 37.5 acres in natural condition. The Bogart Recreation Complex is approximately one-quarter passive area. In the City of North High Shoals, approximately 10-11 acres of its new 22-acre park are held as passive open space. In total, it can be es- timated that approximately 375-400 acres of the County’s total 649.5 acres of parkland is retained in its natural state. The County’s 2050 goal is for 500 acres of parkland to be preserved within its parks. Improved parkland and recreation re- sources in the County are further discussed in the Public Services Chapter of this Comprehensive Plan document. Major Parks and Recreation Areas The Oconee County Parks and Recreation Department manages a broad range of beautiful, functional, and well-maintained facilities that are conveniently located Name Zone Total Project Acreage Acreage in Conservation % Acreage in Conservation Boulder Springs AR-1 321.25 142.17 44% The Village at Dove Creek AR-2 88.54 45.58 51% Rolling Glen AR-1 84.41 34.1 40% Wilkes Meadows AR-1 110.14 15.41 14% Whitlow Creek Estates AR-1 236.64 87.9 37% Southwind Manor Estates AR-1 68.85 16.42 24% TOTAL 909.83 341.58 38% Source: Oconee County Planning Department, June 2006 Oconee County Conservation Subdivisions - 2006 Oconee County Table 4.3 APPROVED ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 83 across the County. The County operates four park facilities, with a total of 627.5 acres of active and passive open space, supplemented by Harris Shoals Park in Watkinsville. These facilities are described in greater detail in the Community Fa- cilities chapter. Scenic Views and Sites Most of the County’s scenic resources are associated with existing wetlands and stream corridors, which are protected waterways or lands. Several of the scenic roadway corridors are situated in the southern portion of the County and outside of the vicinity of the emerging development area. Scenic views and sites in Oconee County are divided into three categories: Scenic Rivers and Stream Sites; Scenic Roadway Corridors; and Other Scenic Views, as listed below: Scenic Rivers and Streams y Little Lake Oconee y Apalachee River Corridor y The Shoals at North High Shoals y Price Mill Bridge y The Shoals at Apalachee Beach y The Shoals at Barber Creek y Harris Shoals y Whites Dam y Barnett Shoals Dam Scenic Roadway Corridors y GA Highway 53 from Union Church Rd. to Lane Creek Rd. y New High Shoals Road near Family Life Enrichment Center y U.S. 441 from Lavista Rd. to Rockinwood Rd. y GA 15 from Astondale Road to Greene County line y Elder Mill Rd. from GA 15 to Antioch Church Rd. and back to GA 15 y Oconee Community Complex – 196 acres on SR 53 Other Scenic Views y Crawford Mill y Elder Covered Bridge The County has adopted sign regulations, which assist in the protection of these scenic roadway corridors. As well, the County utilizes a Scenic Preservation Zone, which protects such resources from development. The County does not participate in the Georgia Department of Transportation Scenic Byway Program. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 84 Forest Resources As of 2004, Oconee County contained 118,900 acres, a 383-acre decrease from the 1989 acreage of 119,283. The County remains predominantly forested. Forestland comprised 62.4 percent of the County land (74,200 acres) in 2004, an increase of almost 20 percent from 1997. This increase may be attributed to the establish- ment of USDA privacy restrictions in 2000, or other reasons. Oconee County has over 54,000 acres or 45.3 percent of its total area under agri- cultural and timberland property covenant agreements as provided for in O.C.G.A. Section 48-5-7.4. The majority of the percentage of forestlands lost has been primarily to develop- ment. Saw timber of mature trees decreased by 9.8 percent between the periods of 1989 – 1997, primarily due to a decrease of almost 50 percent in the pine/softwoods category, but increased in the hardwoods category, at 25.9 percent for soft hardwoods and 42.2 percent in the hard hardwoods category, re- flecting the increasing amount of development. Growing stock overall declined significantly by 63.7 percent. Although the percentage of grow- ing stock in the soft hardwood category ac- tually almost doubled, and growth was re- corded in the hard hardwoods category of 21.4 percent, significant losses were recorded in the pines/softwoods, where no new stock appears to have been planted at all. 1989 Acreage 1997 Acreage % Change 2004 % Change Total Land Area 119,283 118,900 -0.3% 118,900 0.0% Total Forest 66,651 62,000 -7.0% 74,200 19.7% Timber land 66,651 62,000 -7.0% 74,200 19.7% Productive Reserved NA 100 N/A NA N/A Other Land 52,722 56,900 7.9% 44,600 -19.7% Source: USDA Forest Service, SRS, FIA - Forest Statistics for Georgia, 1989 and 1997, 2004 Oconee County Table 4.4 Land Area by Land Class 1989, 1997 and 2004 Owner 1989 1997 2004 All Ownerships 66,561 62,000 74,200 Federal, State and Municipal Forest 452 400 N/A Forest Industry 66,109 4,400 N/A Corporate 7,100 N/A Private Individual* 50,200 74,000 * Due to privacy restrictions established in 2000, privately owned land may not be reported by ownership type. Source: USDA Forest Service holdings. 2004 statistics no longer break federal holdings out of the total Note: Sampling errors for county level data are high and often not reliable. It is recommended that breakdown Therefore, private individual includes land holdings of farming, forest industry, corporate and private non-farm Table 4.5 Forested Acreage by Ownership Class 1989, 1997 and 2004 Oconee County into areas be limited to areas over 1,000,000 acres by consolidating counties ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 85 Farmland The Georgia County Guide classified approximately 54,077 acres as farmland in 2002, comprising 54.5 percent of the total land area, an increase of 1.1 percent from 1997. The majority of land is held in pastures, with Oconee County ranking in the top three hog raising counties in the Oconee River Basin area. In 2002, there were 411 farms in the County, an increase of 12.3 percent from 1997. The average size was 132 acres, although the median farm size was approximately 77 acres. In comparison, representative counties in Georgia held an average of 67,574 acres of land in agriculture, (generally about 28 percent of total land), and an av- erage of 310 farms, although the average sizes were much greater at 244 acres, with the median size at 125 acres. Almost 38 percent of the farms in the County are between 10 and 49 acres, 36 percent are between 50 and 179 acres and 15.6 percent are between 180 and 500 acres. Farms over 500 acres comprise just over 5 percent of the total number of farms. Prime Farmland consists of soil types that are the most suitable and productive for agricultural purposes, such as sandy loams. As a result of cotton monoculture in the County, by 1935 most or all of the Piedmont topsoil had been eroded. This was accompanied by extensive gully erosion. The remaining prime agricultural land accounts for 19.1 percent of the land in Oconee County. According to the latest data, in 1978, there were 22,640 acres of prime farmland in Oconee County. The Soil Conservation Service has also identified land in Oconee County that is considered to be of statewide importance. Prime farmland does not always corre- spond to land areas that are actually committed to agricultural land uses. Areas designated as prime farmland may also be considered attractive for com- mercial, industrial and residential development due to the typically flat nature of the land. Oconee County continues to recognize the contribution of agribusiness to its economic base and local employment. Protecting valuable soils is an impor- tant part in achieving this goal. Through the County’s Greenspace Plan, the County has established a goal to preserve 25 percent of its prime agricultural soils. Currently, 61,943 acres are held in the 10-year Conservation Use Program. Category Species 1989 1997 % Change Saw Timber All Species 391,429,000 353,000,000 -9.80% (in board feet) Pine/Softwoods 209,586,000 106,400,000 -49.20% Soft Hardwoods 73,608,000 92,700,000 25.90% Hard Hardwoods 108,235,000 153,900,000 42.20% Growing Stock All Species 3,854,000 1,400,000 -63.70% Average net annual growth Pine/Softwoods 1,861,000 -1,300,000 -143.60% Soft Hardwoods 757,000 1,200,000 58.50% Hard Hardwoods 1,236,000 1,500,000 21.40% Source: USDA Forest Service, SRS, FIA - Forest Statistics for Georgia, USDA, 1989 and 1997 Oconee County Volume of Saw Timber and Growing Stock 1989 and 1997 Table 4.6 ---PAGE BREAK--- Community Assessment, Volume 2— July 2007 86 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 87 The County is targeting the majority of future growth to occur generally in the vi- cinity of the northern portion of the County where the majority of existing and emerging development is established. The southern portion of the County, south of Bishop, is identified as primarily rural, which would support continuing agricul- tural use. The County has recently completed UDC limits density in agricultural and rural areas and to concentrate infrastructure, public facilities and services, and major roadway corridors in the northern portions of the County. Where resi- dential development is proposed in primarily rural or natural areas where signifi- cant environmental conditions exist, the use of Conservation Subdivision stan- dards is recommended in order to retain a minimum of 50 percent of the site in its natural condition. As the County continues to develop, it is anticipated that farm, timbering and live- stock production will continue to decrease as agricultural uses are converted into residential and commercial uses. As of June 2006, there were 1,519 covenants with approximately 40 average acres of land, for a total of 61,103 acres held under conservation tax credit land. As the County continues to grow, land use policies and controls should promote the continuance of farming where compatible with other goals. As farms are rezoned, it may create land use conflicts with adjacent non-farm uses. Buffering techniques to limit environmental impact are required between Agricultural and other land uses in the updated 2006 UDC. Water Resources Water Supply Watersheds Oconee County is located in the Oconee River Basin, which drains approximately 5.320 square miles. Oconee County is drained by two river systems. The eastern portion of the County is drained by the Oconee River and the western part by the Apalachee River. Both of these rivers are classified as large supply watersheds. Criteria for the protection of large water supply watersheds are less stringent than those for small water supply watersheds because large drainage basins are less vulnerable to contamination by land use development. Stream corridors of the perennial tributaries within a seven-mile radius of a water supply reservoir must be protected through maintenance of a 100-foot buffer and exclusion of impervi- ous surfaces, septic tanks, and septic tank drain fields within 150 feet of the stream banks. In 2003, the Bear Creek Reservoir, located along the northern portion of the Oconee River in Jackson County, was completed, with an ultimate storage capac- ity of 4 billion gallons of raw water. Oconee County is permitted to withdraw 2.25 MGD for its residents. With the completion of the reservoir and associated treat- ment facility, an intake on the Oconee River was established, and for the first time the County became subject to the DNR Part 5 minimum protection standards for streambed protection. The County has identified streambed corridor on the Fu- ture Land Use Map and adopted appropriate standards recently in Section 1 of Ar- ticle 9: Environmental Protection, of the updated 2006 Unified Development Code. In addition, the County is presently moving forward with the permit and construc- tion phases of the Barnett Shoals Rd. Reservoir located on the Oconee River along the northeastern boundary of the County. This facility will also include intake fa- ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 88 cilities on the Oconee River, and therefore the minimum DNR stream corridor regulations for large water supply watershed areas will be applicable. Flood Prone Areas Development in flood prone areas is at risk for flood-related damage. These areas should be reserved for open space, limited development parks, overflow parking, and other uses where flood damage would be minimized. Flood Hazard boundary maps have been prepared for the unincorporated areas of Oconee County and the towns of Watkinsville and North High Shoals. These maps indicate areas of potential flooding in the event of a 100-year flood. Oconee County and North High Shoals have participated in the National Flood Insurance program since 1989 and 1986 respectively. Bishop and Bogart do not participate in the Flood Insurance Program since no flood prone areas exist in these towns. The County is bounded on the northeast by McNutt Creek, Middle Oconee River, and the Oconee River, and on the southwest by the Apalachee River. The majority of development has occurred since zoning and flood plain protection regulations have been enacted, so there is little development in the flood plains. Watkinsville is drained by Butler Creek and Porters Creek and has no reported incidents of flooding. Potential damage areas include pastures and fields scattered along the larger streams in the County. The Soil Conservation Service Barber Creek watershed pro- ject is located in Oconee County, and includes four floodwater retarding struc- tures. Since the annual damage due to flood damage is scattered and in non- developed areas, additional permanent flood damage measures may not be feasi- ble. As the County continues to develop, flood maps should are being updated as in- creased urbanization can alter drainage patterns. Prior to 2000, revised F.I.R.M. maps were completed for portions of the Apalachee River. The County has been working with FEMA is an ongoing effort to update and revise the mapping for the entire County, and will continue to evaluate the need for additional updates in specific areas where more detailed data is necessary and where development may impact the historical flood elevations. Wetlands The Fish and Wildlife Service of the U.S. Department of the Interior has mapped wetlands for Oconee County. Wetlands were identified by an analysis of aerial photographs based on vegetation, visible hydrology, and geography in accordance with “Classification of Wetlands and Deepwater Habitats of the United States.” The photographs typically reflect the conditions during a particular year and season in which they were taken. Therefore, a detailed site walkover, and historical analysis of a single site may result in the revision of wetland boundaries identified on these maps, as the accuracy of the map is limited at the local scale, and its use should be guided by local discretion. Wetland delineation should be performed for any de- velopment where wetlands may be an issue. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 89 According to the mapping, Oconee County has a total of 1,822.4 acres of wetlands of which all are forested. The more extensive wetlands are associated with Rose Creek and the Apalachee and Oconee Rivers. Smaller wetlands are scattered throughout the County. The State of Georgia has provided criteria in O.C.G.A. Sec- tion 391-3-16, “Criteria for Wetlands Protection” which describes minimal consid- erations for wetlands protection in the land use planning process concerning wet- lands identified in the DNR freshwater wetlands database. All freshwater wetlands identified by DNR are also protected by federal law and subject to the same mini- mal land use planning considerations defined by the State of Georgia. Although all wetlands are protected under the law, the quality, extent, or present use of some wetlands may qualify them for special consideration regarding mitiga- tion requirements if those wetlands must be altered or degraded. Wetlands in Oconee County, which are likely to require substantial or excessive mitigation, in- clude: 1. Wetlands of Extensive Area: y Rose Creek in southern Oconee County; y Oconee River in southern Oconee County adjacent to the Oconee and Greene County line; y Apalachee River adjacent to the Oconee/Morgan/Greene County line; near the Walton/Oconee County lie near Highway 78; and adjacent to the Oconee/Barrow/Walton County line. 2. Wetland Classification of Significant Wildlife Habitat Value: y Seasonally flooded deciduous forest; y Temporarily flooded beaver pond; y Semi-permanently flooded deciduous forest; y Semi-permanently flooded deciduous scrub-shrub; y Semi-permanently flooded deciduous scrub-shrub beaver pond; y Permanently flooded river corridor. 3. Wetlands which are rare in the Piedmont, which support unique plant commu- nities, or endangered plant or wildlife species. To meet DNR standards, the County adopted a Wetland Protection Ordinance. In Section 4 of Article 9: Environmental Protection of the 2006 UDC. On the Future Land Use Map, NWI wetlands were removed from the supply of vacant land to de- termine suitable land for development. ---PAGE BREAK--- Community Assessment, Volume 2— July 2007 90 ---PAGE BREAK--- Community Assessment, Volume 2— July 2007 91 ---PAGE BREAK--- Community Assessment, Volume 2— July 2007 92 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 93 Groundwater Recharge Areas According to information available, recharge areas are located in the unincorpo- rated area of Oconee County between Watkinsville and the Eastville community. Other recharge areas include lands within the flood plains. DNR Part 5 Environ- mental Regulations regulate limitations on impervious surfaces and septic tank drain fields. Suitable land uses include low-density housing, parks, open space, or planned developments that retain a high percentage of permeable land surfaces. On November 2, 1993, Oconee County adopted a Wellhead Protection Ordinance in response to state regulations for community water supply wells. Aquifer re- charge areas in Oconee County are largely not subject to development pressures and are offered some level of protection through existing regulations. However, the County, in response to DCA requirements, adopted an Aquifer Recharge Area Pro- tection Ordinance that complies with DNR minimum protection criteria. Environmentally Sensitive and Ecologically Significant Ar- eas The greatest threat to threatened and endangered species in the County does not result directly from killing, hunting, poaching or extermination, but rather indi- rectly from loss of habitat. The 30,000 acre Redlands Wildlife Management Area, a portion of which is located in Oconee County, is managed for licensed hunting and provides primitive campsites. The existing wildlife management area belongs to private landowners or entity and is secured by short-term leases. Wildlife needs quiet consolidated core areas for breeding, hiding and foraging. These critical habitats are continually shrinking due to the expansion of residential and com- mercial development into the undeveloped lands. It is recommended that the County develop a strategy for acquisition of land, and/or extension of existing lease agreements on additional properties for WMAs for habitat conservation. Plant, Animal and Wildlife Habitat Before western settlers arrived around the early 1800’s, forests and wetlands dominated Oconee County. These forests consisted of a combination of hard- woods and evergreens. Both wetlands and forest areas provided natural habitats to wildlife and animals. Due to growth and development, most of the old growth forests were lost by the turn of the century. Before adequate regulations were in place, many hundreds of acres of wetlands have been lost to development, con- struction and flooding by dams throughout the county. Wetlands provide habitat areas for fish, wildlife and vegetations that provide opportunities for study and education. While many of the county’s remaining wetlands are well buffered with natural vegetation, there are several areas where development is encroaching. Several habitat protection measures are available through the State of Georgia. The Georgia Department of Natural Resources has created the Georgia Natural Heritage Program to focus on natural elements of concern within the states. Ele- ments of the program include plant species, animal species, or natural community types that are especially rare or threatened. In 1989, the Freshwater Wetlands and ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 94 Natural History Heritage (FWNHI) listed two element occurrences in Oconee County: y Granite Outcrops – Specific species/communities observed are lichens, herba- ceous vegetation, and shrub/scrub vegetation; y Ocmulgee Shiner, ranked as rare or uncommon in the state. The Oconee River Basin supports a diverse and rich mix of terrestrial and aquatic habitats and is home to a number of federally and state protected species. The fol- lowing table identifies known (documented) Threatened and/or Endangered, Rare and Special Concern Animals and Plants in Oconee County as reported in the 1998 Oconee River Basin Management Plan prepared by DNR. It is recommended that future site and development guidelines include assess- ments for these rare and endangered species. Once identified, site plans may be modified to accommodate human uses and natural habitat. The use of the Con- servation Subdivision development standards is recommended in areas where sensitive habitats are found. It is recommended that the County develop an Envi- ronmental Checklist and Regulations for development for rare and endangered vertebrate, invertebrate and plant species, or areas of special habitat. Vertebrate Animals U.S. Rank State Status Ranking Habitat Cyprinella Callisema" Ocmulgee shiner S3 Flowing water of larger brown and blackwater streams over sand or rocky substrates Cyprinella xaenura: Altamaha Shiner S2 Medium-sized streams in runs or pools over sand to gravel substrate Haliaeetus leucocephalus: Bald Eagle (PS:LT,PDL) S2 E Edges of lakes & large rivers; seacoasts Hemidactylium scutatum: Four toed salamander S3 Swamps; boggy streams & ponds; hardwood forests Hybognathus regius: Eastern silvery minnow S3 Medium-sized streams to large rivers in pools or backwater areas Moxostama robustum: Robust Redhorse S1S2 E Medium to large rivers, shallow riffles to deep flowing water; moderately swift current Myotis austroriparius: Southeastern myotis S3 Caves & buildings near water Myotis grisescens:Gray myotis LE S1 E Caves with flowing water Picoides borealis: Red-cockaded woodpecker LE S2 E Open pine woods; pine savannas Scartomyzon sp.1: Brassy jumprock S3 Medium to large streams with rocky substrate Plants Aesculus glabra: Ohio buckeye S2 Mesic forests in circumneutral soil Amphora schwernii : Schwerin indigo bush S2 Rocky upland woods Amphianthus pusillus: pool sprite LT S2 T Vernal pools on granite outcrops Anemone berlandieri: Glade windflower S1S2 Granite outcrop ecotones; openings over basic rock Aster georgianus: georgia Aster C S2 Upland oak-hickory-pine forests and openings; sometimes with Echinacea laevigata or over amphibolite acaule: Pink ladyslipper S4 U Upland oak-hickory-pine forests; piney woods Draba aprica: Open ground whitlow grass S1S2 E Granite and amphibolite outcrops, usually in redcedar litter Elatine triandra: longstem waterwort SE1 Old quarry pools on granite outcrops Eriocaulon koernickianum :Dwarf pipewort S1 Granite Outcrops Hydrastis canadensis: Goldenseal S2 E Rich woods in circumneutral soil Isoetes melanospora: Black spored quillwort LE S1 E Vernal pools on granite outcrops Isoetes tegetiformans: Mat forming quillwort LE S1 E Vernal pools on granite outcrops Listera autralis: Southern twayblade S2 Poorly drained circumneutral soils Melanthium Latifolium: Broadleaf S2 Mesic deciduous hardwood forests Melanthium woodii: Ozark S2 R Mesic hardwood forests over basic soils Nestronia umbrellula (Indian Olive) S2 T Mixed with dwarf shrubby heaths in oak-hickory-pine woods; often in transition areas between flatwoods and uplands Panax Quinquefolius: American ginseng S3 Mesic hardwood forests; cove hardwood forests Pilularia americana: American pillwort S2 Granite outcrops; seasonally exposed muddy shores Quercus oglethorpensis: Oglethorpe Oak S2 T Broad River bottomlands; upland seepage swamps over Iredell and Enon soils with seasonally wet clay beds Schisandra glabra: Bay starvine S2 T Rich woods on stream terraces and lower slopes Scutellaria nervosa: Bottomland skullcap S1 Floodplain forests Sedum pusillum: Granite stonecrop S3 T Granite outcrops, often in mats of Hedwigia moss under Juniperus virginiana Trepocarpus aethusae : Trepocarpus S2 Floodplain forests Waldsteinia lobata: Peidmont barren strawberry S2 T Stream terraces and adjacent gneiss outcrops Legend State Rank U.S. Rank State Status S1 = Critically imperiled due to extreme rarity LE = Endangered T = Threatened S2 = Imperiled due to rarity (6-20) LT = Threatened E = Endangered S3 = Rare or uncommon PE/PT = Candidate Species R = Rare PS = Partial Status U= Uncommon PDL = Listed Source: Georgia Department of Natural Resources, Updated 10/22/2004 Known Occurrances of Special Concern: Aquatic and Wetland Species in Oconee River, Upper Watershed North East Georgia Table 4.7 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 95 Protected River Corridors River corridors are the strips of land that flank the major rivers in Georgia. A “pro- tected river” includes any perennial river or watercourse with an annual flow of at least 400 cubic feet per second as determined by the U.S.G.S. Portions of the Middle Oconee and Oconee Rivers have been designated by DNR as protected riv- ers under this definition and are subject to DNR Part 5 Regulations. Portions of these rivers are within the jurisdiction of the Oconee County government. The County participated in the preparation of the Oconee River Basin Management Plan, completed in 1998, which was produced by Georgia DNR’s Environmental Protection Division as part of Georgia’s River Basin Management Planning ap- proach. These rivers currently exist in a relatively natural state, or are used primarily for agricultural uses. In addition to protection of environmentally sensitive wildlife areas, the Oconee Rivers provide potential recreational, environmental and eco- nomic value. It is not known if any archaeological resources exist within the river corridor, as the location of such resources is restricted in compliance with the Natural Historic Preservation Act of 1966 and Executive Order 11593. Therefore, in order to evalu- ate whether a proposed project will endanger such resources, appropriate sources should be contacted. The specific location of known archeological resources can be verified on a project by project basis. Oconee County made an independent nomination to the RIR program for the Apa- lachee River. Although the Apalachee River is under the 400-cfs threshold for mandated protection, it is considered one of the cleanest rivers in Georgia and may become a source of drinking water for the County in the future. Although the County implements the DNR Part 5 standards for Streambed Protec- tion, it also implements a number of regulatory tools including: requiring adher- ence to the updated Soil Erosion and Sedimentation Ordinance which prevents soil erosion and protects water quality both inside and above the mandated river protection areas; participating in the FEMA flood insurance map program, which is currently being updated; utilizing a Flood Damage Prevention Ordinance which regulates development in floodways throughout the County; the Aquifer Recharge Area Protection Ordinance; Wetlands Protection Ordinance; and the Floodplain and Scenic Preservation Districts. These development and regulatory tools have been updated to insure compatibility with the minimum standards for river corri- dor protection, where applicable. Environmental Programs One of the County’s primary attractions is its rural character. Although the County favors growth to support its economic development objectives, it is not to be at the expense of its fundamental rural character. To address this issue, the County has adopted regulations under a Scenic Preservation District, which is in- tended to maintain and enhance the character of historic, archaeological, natural and scenic areas of interest in the County. As well, Conservation Subdivision pro- visions allow for reduced lot sizes and other provisions to cluster development away from significant natural resources. In the future when sewer services have ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 96 been extended into the southern portion of the County, and development potential for larger projects becomes a more realistic option, the County should consider the implementation of a Transfer of Development Rights Program (TDR) as a means of preservation of prime agriculture and forestlands. Scenic Preservation District The intent of the regulations within Section 1216 (SP-Scenic Preservation District) of the Oconee County Code is to maintain and enhance the character of significant historic, archaeological, natural and scenic areas of interest in the County. Such regulations are designed to provide for the preservation of the designated areas without unreasonably denying the right of private use of land. Permitted uses in- clude: y Natural, historic, archaeological, scenic areas; buildings and associated struc- tures and digs which are necessary to the improvement, restoration, mainte- nance and study of such areas, so long as buildings and associated structures do not conflict with the intent of these regulations to preserve the special characteristics of these areas. y Pasture lands and forests; y Passive recreation areas; y Public parks maintained by the County or the State of Georgia or the United States Government; y Uses listed within the UDC. Conservation Subdivision Ordinance This ordinance provides density neutral cluster development for greater flexibility of design and environmental protections. Two main features of the ordinance are: 1) it is density neutral and encourages permanent preservation of significant ar- eas; 2) it has broad authority to protect “wetlands, aquifers, topographical or soil features, marine and wildlife habitat; and other features having conservation val- ues, including views, vistas, and indigenous vegetation. It is the purpose of a conservation subdivision ordinance to provide flexibility in ensuring permanent preservation of open space within a master-planned residen- tial development. A conservation subdivision design preserves open space while maintaining the prorated density of residential units for the overall site area. Neu- tral density is achieved by allowing smaller individual owned residential lots in neighborhoods that are surrounded by aesthetically and ecologically important ar- eas. The goal of the design process is to identify and set aside conservation open space areas prior to the delineation of transportation and residential pod layouts. Open space areas include wetlands, river buffer zones, woodlands, playing fields, and meadows, depending on the resources of the land. Under the regulations, the County has established a target of 50 percent of the site for preservation. The in- tent of the conservation subdivision regulations is to: y Preserve significant areas of land for ecological, recreational, and agricultural purposes in perpetuity; ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 97 y Encourage more efficient development of land consistent with public health, safety, and general welfare; y Afford greater flexibility of design and placement of buildings and structures; y Preserve and protect exceptional terrain, natural beauty, or sites of historic in- terest from inconsequential placement of homes, roadways, utilities and ap- purtenances; y Preserve the Oconee and Apalachee Rivers and its streams and tributaries as natural resources; y Prevent flooding, erosion, and water pollution, and protect the quality and quantity of drinking water; y Preserve wetlands, aquifers, topographical or soil features, marine and wildlife habitat; and other features having conservation values, including views, vis- tas, and indigenous vegetation; and y Promote a less sprawling form of development. The County has targeted the use of conservation subdivisions for the permanent preservation of river corridors and their required buffer areas; non-riparian wet- lands and floodplains; groundwater recharge areas; prime agricultural lands; and residential greenspace. Environmental Regulations The County has a number of environmental regulations, including Article 9 of the 2006 UDC, which contains standards, regulations and development policies that guide the protection of the County’s significant environmental resources in adher- ence with DNR Article 5 Minimum Standards. Topics include: River and Stream Protection; Watershed Protection; Aquifer Area Recharge Protection; Wetlands Pro- tection; Natural Resource Conservation Areas; and Conservation and Natural Re- sources Easements. These regulations can restrict and establish the types and in- tensity of uses within these sensitive areas, but do not establish permanent pro- tection. Zoning and Subdivision Standards The County has zoning regulations in place that directs development to suitable areas. In addition to the regulations of the UDC, the use of the Floodplain Zone standards and the updated Flood Damage Prevention Ordinance, the Conservation Use Exemption program, the updated Soil Erosion and Sedimentation Control Or- dinance; the Scenic Preservation Zone, Conservation Subdivision standards as de- scribed previously Master Planned Development open space requirements, and adoption of the minimum DNR standards where specific ordinances have not been adopted will govern the amount and type of development that can occur within these important features within the County, but the regulations alone do not en- sure permanent protection. The County has been working to identify areas within its Agricultural zones that qualify for preservation as greenspace and is working toward their permanent protection. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 98 Where a subdivision is not processed as a conservation subdivision, the UDC may stipulate that certain areas are not buildable and should be set aside as open space. For example, a tree buffer along a road frontage may be required intact to meet the UDC for road setbacks. These areas are not considered permanently pre- served (though some may warrant such a status if it meets the County’s green- space preservation goals). Non-regulatory programs include incentive programs, citizen involvement efforts, and technical assistance and education. Restrictive Covenant The County may choose to record with the property a permanent restrictive cove- nant that benefits the public through the preservation of an environmentally sig- nificant resource. These may be used to permanently preserve vegetative buffers along the County’s streams and rivers. Fee Simple Property Acquisition The County may choose to purchase a property using funds from the general revenue fund, or another grant program for the permanent preservation of green- space. Fee simple acquisition may be used for the acquisition of: buffer areas (both 100 foot and 50 foot) along river corridors; non-riparian wetlands and flood- plains; passive recreation parkland; and significant historical resources. Conservation Use Program Tax benefits for land conservation are provided through the Conservation Use Pro- gram. Under this program, the State of Georgia offers a tax incentive to qualifying property owners who wish to enter into a conservation covenant. Owners of quali- fied property must enter into a covenant with the state stipulating that the land will be maintained in its current condition for a period of 10 years. In exchange for the covenant, ad valorem tax will be assessed on the value of the property’s current use rather than the fair market value. Strict penalties are enforced if the covenant is broken before the 10-year agreement expires. Covenants can be re- established after each 10-year period. According to the Oconee County Tax Asses- sor, as of June 2006, there were 1,519 parcels participating under this program for a total of 61,103.7 acres. Conservation Easements The use of conservation easements may be of voluntary nature through land dona- tions from private landowners, or through the purchase of development rights by the County using general revenue or other grant programs. The County may also choose to convey a conservation easement to a land trust on a publicly owned property for recreation purposes. The County has identified the use of Conserva- tion Easements in the preservation and protection of river corridors; non-riparian wetlands and floodplains; prime agricultural areas; residential greenspace; passive recreational parkland; and historic resources. Under the Georgia Uniform Conservation Easement Act, conservation easements are non-possessory, in-perpetuity interests in real property created for any of the following purposes: ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 99 y Retaining or protecting natural, scenic, or open-space use; y Assuring the availability of land for agricultural, forest, recreational, or open- space use; y Protecting natural resources; y Maintaining or enhancing air or water quality; or y Preserving historical, architectural, archeological, or cultural aspects of real property. A Conservation Easement is a legal agreement a property owner makes to restrict the type and amount of development that may take place on the property. Each conservation easement’s restrictions are tailored to the particular property and to the interests of the individual landowner. Oconee River Land Trust The Oconee River Land Trust is a private, nonprofit organization, incorporated in 1993. Its mission is to preserve open space in the Oconee River Watershed. They are committed to preserving many different types of land, including woods, stream corridors, wetlands, wildlife habitat, productive farms and forests, historic sites and scenic vistas. The organization’s first priority is protection of critically important land along the Oconee River and its tributaries. Protection is vitally needed for water quality and supply; for the river’s scenic and recreational qualities; for wildlife habitat and connecting corridors; and to support economic prosperity and sustainable growth in this region. The Oconee River Land Trust was formed by a group of volunteers whose first pri- ority was to help the local government develop a protected Greenway along the North and Middle Oconee Rivers through Athens. One of more than 1,200 land trusts in America, the Oconee River Land Trust has expanded steadily over its first decade, building a solid foundation of experience and expertise. A conservation easement is one important tool that the Oconee River Land Trust uses to accom- plish its goal of preserving open space in the Oconee River watershed. It is a popu- lar tool with landowners because it makes it possible to permanently protect pri- vately owned land without giving up ownership and use of the land. The County has been working with the Land Trust toward the more permanent preservation of any significant habitat land adjacent to the Oconee River. Oconee River Resource, Conservation and Development Council The Oconee River RC&D Council Area is comprised of 14 northeast Georgia coun- ties and is one of 11 RC&D Council Areas in the state. The Oconee River RC&D Council strives to represent the diversity of its population and land uses with the projects it supports. Diversity is significant to the Council considering it serves the metro and suburban areas of Athens, Commerce, Milledgeville, and Monroe, while supporting extensive agricultural land use activities associated with poultry, beef and dairy operations throughout the 14 county area. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 100 A significant project of the RC&D Council is the David Henry Hardigree Wildlife Sanctuary. In 1992, Vivian Ward, granddaughter of David Henry Hardigree, and the Oconee River RC&D entered into an agreement that created a wildlife sanctu- ary on approximately 83 acres just south of Watkinsville in Oconee County. The agreement also provides for Council funding of the Polly Hardigree Ward Scholar- ship, which provides college tuition to a deserving Oconee County student. The land under agreement not only serves as a sanctuary for wildlife, but is also a working agricultural farm used to grow hay, oats, wheat, and other grasses and grains that attract wildlife to the site. The Council has developed a wildlife man- agement plan that will be implemented over a number of years. Immediate efforts in the sanctuary have focused on planning and planting wildlife habitat, and providing educational and training opportunities for youth and USDA personnel. The Council participates in the USDA Natural Resources Conservation Service's Wildlife Habitat Incentives Program (WHIP) and Wildlife Incentives for Nongame and Game Species (WINGS) Project developed by Georgia's Two Rivers RC&D Council to accomplish its goals. Current focus points include wildlife food plots, deer feeders, wildflower plots, bird and duck boxes, and a butterfly garden. Planning is underway to construct a pavilion to provide a comfortable setting for hosting various educational and social events organized by the Council. Georgia Adopt-A Stream Georgia Adopt-A-Stream is a citizen involvement and water quality-monitoring program focusing on nonpoint source pollution. Volunteers adopt a section of stream, river, lake or wetland for one year. During that time, they evaluate water quality and habitat conditions, pick-up litter, and increase community awareness of these resources. Georgia Adopt-A-Stream provides education on nonpoint source pollution and protection of stream and river corridors. Currently more than 5,000 volunteers participate in individual and community sponsored Adopt- A-Stream Programs. River Care 2000 Program River Care 2000 is a conservation program established by Governor Zell Miller in September 1995. One key objective of this program is acquisition of river corridor lands for purposes of protection and to forestall unwise development in flood prone areas. The Coordinating Committee has approved procedures for three ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 101 types of projects - Riverway Demonstration Projects, which improve public access to a river with scenic and recreation uses and protect natural and historic re- sources by acquiring and managing land in the river corridor; Significant Sites, tracts of land the DNR will acquire and operate as traditional state public-use fa- cilities and Restoration Sites, which are tracts of land the state will identify, ac- quire, and manage to reduce nonpoint source pollution. Wildlife Resources Division (WRD) Land Acquisition DNR’s Wildlife Resources Division began a land acquisition program in 1987 to acquire 60,000 acres of additional lands for Wildlife Management Areas (WMAs) and Public Fishing Areas (PFAs). This initiative was funded by a $30 million 20- year obligation bonds to be paid off by hunting and fishing license increases and WMA permit fees. Nonpoint Source Education: Project WET (Water Education for Teachers) A report outlining a plan for nonpoint source education in Georgia was completed in 1994. Titled Georgia Urban Water body Education Plan and Program, the re- port laid out nonpoint education strategies for seven target audiences—general public, environmental interest organizations, civic associations, educators, busi- ness associations, local government officials and state government officials. EPD initially targeted its education efforts towards educators and students in grades K to 12. Covering impacts on ground water and surface water, the curriculum ad- dresses the following nonpoint sources: agriculture, forestry, urban and construc- tion. EPD began implementing Project WET in December 1996. In 1997, WET Fa- cilitator Training Workshops were successfully completed in Alpharetta, Macon and Savannah, Georgia. Currently there are 86 Project WET Facilitators in Geor- gia. Greenprint Georgia The Greenprint Georgia program is an innovative way to help local governments protect their critical natural and cultural resources and build enduring, prosper- ous communities. The Trust for Public Lands is helping Georgia communities cre- ate practical greenprints that not only protect important natural resources—like drinking water, watersheds, wetlands, parks and other open space, but also the special places that define an area’s history and unique character. Public Education In order to attain its greenspace and conservation goals, public approval of the program, as well as financial and land donations will be necessary. The County continues to work with local conservation groups to promote the greenspace and conservation program to local residents and inform them of how they can partici- pate to help the County achieve its overall goal. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 102 Historic and Cultural Resource Historic and Cultural Resource Overview Historic resources include landmark buildings, historic resources and sites, com- mercial and residential districts, historic rural resources, archaeological and cul- tural sites and the historic environment it in which they exist. Historic resources serve as a visual reminder of the community’s past, providing a link with its cul- tural heritage and a better understanding of the people and events that helped shape its development. Preservation of these important resources makes it possi- ble for them to continue to play an integral role in the community. Currently the County has a number of sites and districts on the National Register of Historic Places, and other properties, which are potentially eligible or are important to the community’s heritage. Resources cited in the NEGRDC Comprehensive Plan in- clude: the Antebellum Trail; the Old Jail in Bishop; the Iron Horse; the Eagle Tav- ern; the Elder’s Mill Covered Bridge; Bethabara Baptist Church (1843); the An- tioch Christian Church (1822); Haygood House (1827); Ashford Memorial Church (1893) and the homesite of Jeannette Rankin (first woman in Congress). This is not a comprehensive list; rather, the above sites may be of particular tourism value to the County. Historical and Cultural Activities There is substantial community support for preservation and protection of se- lected historic resources in Oconee County. In 1993, the Oconee County Board of Commissioners created by resolution a “Historic Sites and Tourism Advisory Committee of Citizens,” which is a subcommittee of the Recreation and Cultural Affairs Committee. This committee consists of eight members that meet The duties of the committee include the identification of significant historic sites and resources and advising the County relative to the preservation, restoration and promotion of these resources. Through the on-going efforts of the subcommittee, County staff, City representa- tives and the Board of Commissioners, a number of historic sites and structures have been better identified and others have been protected and/or restored and are now promoted as sites of interest. Examples of these efforts include: y Secure state and local funding for the completion of the restoration of the Elder Covered Bridge Pre-1927 structure) on Elder Mill Road (restoration com- pleted in 1998); y Restoration and maintenance for the Eagle Tavern (circa 1789-1801) in down- town Watkinsville; y Enacting a Zoning Ordinance amendment (5/5/98) for the protection of the Daniel House (circa 1820) on Daniels Bridge Road; y Application to the Georgia Department of Transportation for a Scenic Byway Designation including 27+/- miles of roadway within Oconee County and the cities of Watkinsville, Bishop and the Farmington Community, which will ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 103 showcase numerous sites and buildings including National Register Historic Structures and districts (1999); y Preservation and renovation of the historic Old Jail in downtown Watkinsville (circa 1901-1906) for continued use by County agencies (1998-99); y Identification, through the now terminated Georgia Historic Marker Program, of various sites in Oconee County; y Rezone the cemetery property on Ruth Jackson Road, where an 1812 Con- gressman is buried, in order to protect the site by ordinance. Business groups, the arts and crafts community, and various city and county agencies support preservation efforts as both an asset to the cultural heritage and the continued economic growth of the county. The cities may actively work in concert with the County, as does the City of Wat- kinsville, or independently toward preservation of their individual resources. Archaeological Landmarks and Sites There are no known archaeological landmarks or sites of significance in Oconee County. Potential but undiscovered sites include Native American burial grounds and prehistoric habitation sites, the latter of which tend to be located along a stream or river. Such sites, when found, are protected by State and federal laws. Federally Registered Sites The National Register of Historic Places is the nation’s official list of cultural re- sources worthy of preservation. Authorized under the National Historic Preserva- tion Act of 1966, the National Register is part of a national program to coordinate and support public and private efforts to identify, evaluate and protect our historic and archaeological resources. Properties listed in the Register include districts, sites, buildings, structures and objects that are significant to American history, architecture, archaeology, engineering and culture. The National Register is ad- ministered by the National Park Service, which is part of the U.S. Department of the Interior. National Register properties are distinguished by the fact that they have been documented and evaluated according to uniform standards. These criteria recog- nize the accomplishments of all people who have contributed to the history and heritage of the United States and are designed to help state and local govern- ments, federal agencies, and others identify important historic and archaeological properties worthy of preservation and consideration in planning and development decisions. There are nine properties/areas, which have been nominated to the National Reg- ister of Historic Places. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 104 Potential Historic Resources Eligible for National Register Listing There are three districts and one area comprised of individual buildings in the County that were identified in the 1990 Preservation Plan as potentially eligible for nomination to the National Register listing. These include: y North High Shoals Historic District – The North High Shoals area contains concentrations of historic resources related to numerous historical themes during the 18th, 19th and 20th centuries. The actual shoals in the Apalachee River provide a natural resource used by Native Americans. The Apalachee River also fostered the rise of the mills in the 19th and early 20th centuries. The North High Shoals area also witnessed the organization of the North High Shoals Baptist and united Methodist Churches that provide historical evi- dence related to religion. The Walker Harris Institute and a school on Jefferson Street served the community’s education needs in the 19th and early 20th cen- turies. Commercial structures are also evident. The potential district lies along County Road 268 and CR 212 that is bound by the Apalachee River to the south, CR 196 to the west, and CR 101 to the north. Funding for the nomination of this District to the National Register was allocated in the 2002- 2007 STWP. The nomination has been made. y Bogart Residential and Commercial Historic District – The town of Bogart con- tains late 19th and early 20th century historic resources. The residential build- ings consist primarily of Queen Anne, Folk Victorian, and Craftsman style ar- chitecture. These buildings exist on both sides of the railroad line and State Route 8 within the town limits. A commercial block of circa 1880’s commer- cial buildings, for the most part, is single story buildings. Because both types of buildings developed because of the railroad, a district nomination could be pursued, as resources have historical significance related to transportation, commerce and architecture. The City has begun undertaking a downtown revi- talization effort, with the addition of landscaping, securing DOT grants for sidewalk improvements, and the eventual nomination of the downtown area as a National Register district in order to pursue funding options for restoration District Location City Date Listed Bishop Historic District Roughly along Price Mill, Old Bishop Rds., Bishop 5/10/1996 and US 441 within the Bishop city limits William Daniel House Epps Bridge Rd., 3 1/2 mi. NW of Watkinsville Watkinsville 2/13/1995 Eagle Tavern U.S. 129 Watkinsville 5/13/1970 Elder's Mill Covered Bridge 4/5 mi. S of jct. of Elder Mill Rd. and GA 15 Watkinsville 5/5/1994 Farmers and Citizens Supply Company U.S. 129 Watkinsville 7/2/1987 Abe Jones House 2411 Hog Mountain Rd. Watkinsville 1/28/1994 South Main Street Historic District S. Main St. and Harden Hill Rd. Watkinsville 3/26/1979 Oconee County Courthouse 23 N. Main Street Watkinsville 2/28/1980 Durham Homeplace Located near city - burned 11/2000 Watkinsville 3/15/2000 Source: Northeast Georgia Regional Comprehensive Plan, Appendix A-5 Oconee County Table 5.1 National Register Listed Properties ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 105 and enhancement of the historic buildings. It is anticipated that the nomina- tion will occur by 2010. y Farmington Depot and Historic District – The Farmington community includes residential and commercial resources related to the town’s mid-19th century beginnings and later development. Most of the structures are located in the central activity area, with the old depot and Freeman Creek Church lying out- side the central portion. The historic resources possess historical significance related to transportation, agriculture, commerce, religion and architecture. Historic Districts Preservation of character-defining elements of historic buildings is a priority within the historic districts within the County. There are currently two: The South Main Street Historic District in Watkinsville and Bishop Historic District in the City of Bishop. South Main Street Historic District This historic district located on South Main Street and Harden Hill Road in the City of Watkinsville is significant for its architecture, entertainment and recrea- tional venues and landscape architecture. The district encompasses approximately one-half mile and includes approximately 38 residential buildings. This district was developed during the times of 1825-1849 and 1900-1924 and represents styles of Queen Anne, Greek revival and Gothic Revival architecture. Its historic function was domestic and religious. This district was added to the National Regis- ter in 1979. Bishop Historic District This historic district is roughly bounded along Price Mill, Old Bishop Roads and US 441 in the City of Bishop, and includes approximately 175 acres of private and public property. This district built by D.H. Huff and Howard Ash is significant for its architecture, commerce, community planning and development and transporta- tion, spanning a period from 1880 to the 1940’s. Building styles are a variety of Colonial Revival, Queen Anne and Classical Revival. The district currently func- tions as a commerce/trade, domestic, religious and social area. This district was added to the National Register in 1996. Historic Sites Oconee County Courthouse The very first courthouse was constructed of logs in 1801. Oconee’s second courthouse was built at this location in 1826. Fire destroyed the building and many nearby businesses in 1887. The next courthouse overlooked an oval park with a well and gas lanterns at both ends. A dirt road circled the park. In 1938 this courthouse also burned. The courthouse standing today was built in 1939 under the Public Works Administration of Franklin Roosevelt. The Courthouse ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 106 was recently renovated in 1998. The courthouse was added to the National Regis- ter in 1984. Elder Mill Covered Bridge Just four miles south of Watkinsville on Highway 15, the Elder Mill Covered Bridge (built 1897) carries traffic across the rushing Rose Creek. The bridge was built by Nathaniel and David Richardson and was moved to this picturesque site in the early 1920s. This bridge is one of only a few bridges in Georgia that still carries traffic without help from underlying steel beams. This property was added to the National Register in 1994. William Daniell House William Daniell built this dwelling in the Colonial Revival style in 1810, built on property he purchased in 1801. This dwelling is an example of a typical architec- tural homestead. The property includes the original house, a secondary structure and agricultural outbuildings. This residence was added to the National Register in 1995. Durham Homeplace This agricultural homestead is located on Watson Springs Road in Watkinsville. This dwelling place is representative of a typical agricultural homestead and in- cludes the residence, agricultural outbuildings and agricultural fields. This home- stead was added to the National Register in 2000. Abe Jones House This residence is located on Hog Mountain Road in Watkinsville. This residence is adaptively being reused as a medical office. Ashford Manor Ashford Manor estate is an 1893 Victorian manor house with cottage and land- scaped gardens on five acres overlooking Watkinsville’s Main Street. Farmers and Citizens Supply Company Block This commercial block is located on US 129 in Watkinsville. It was built between 1900-1924 and has held several types of trades, including a department store. It was added to the national register in 1987. Central School House This two-story structure is typical of rural independent schools in Georgia prior to the 1950s. It is located on Colham Ferry Road south of Carson Graves Road. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 107 The Old Watkins School Building The original building at the end of School Street in downtown Watkinsville was constructed in 1902 and served as public school housing grades 1 through 11 up until the mid 1950’s at which time a new high school was constructed on Mars Hill Road. The OCAF Art Center is currently researching the history of this school, and would like to preserve the building as a community cultural arts center. Eagle Tavern Museum and Welcome Center The Eagle Tavern is one of the earliest surviving structures in the County. The Ea- gle tavern was built before 1801 and possibly as early as 1794 when Watkinsville was a frontier town on the edge of Creek and Cherokee territories. It is believed by some that this site was once called Fort Edwards and served as a gathering place for early settlers who needed protection from attacks by many Creek and Cherokee Indians who flourished in this area. Later, the tavern served as stagecoach stop between Milledgeville and Athens for over 100 years. There are a number of legends that surround the existence of the Eagle Tavern. Some claim that the University of Georgia was not established in the town of Wat- kinsville because the potential close proximity of the Eagle Tavern was deemed in- appropriate for an institution of higher education. Although students were forbid- den to come to the Tavern in Watkinsville, student political gatherings often took placed there. Many who visited the Eagle Tavern proclaimed it to have “good food, pure water, and commodious stables.” Still standing on its original site, the infa- mous Eagle Tavern remains a “diamond in the rough” untouched by urban sprawl and modern times. Many travelers stopped at the Eagle Tavern and, in 1839, the need for additional sleeping space resulted in the addition of 16 rooms to the original “four-down, four-up” structure. Stage passengers were given a private room but often shared beds. For 50 pence, a traveler received feed for his horse, a meal, one spirit, and a place to sleep. Meals at the Eagle Tavern were said to be excellent, as were the ac- commodations. In 1963, the threat of demolition became a reality. Lanier Billups, who bought the property in 1925, deeded it to the State in hopes that it would preserve and re- store the historic Eagle Tavern. A grant by the Governor of Georgia in 1963 pro- vided $25,000 to restore the Eagle Tavern and save it from destruction. Historic Markers In 1996, the Georgia legislature did not approve continous funding for the Georgia Historical Marker Program. The marker repair shop was eliminated and funds were not appropriated for erecting any new markers in the state. The program, as it now stands, only provides maintenance for existing markers. Jeannette Rankin’s “First Woman to Serve in Congress” Home This marker marks the site of a renovated farmhouse and 44 acres purchased in 1933 by Jeannette Rankin, who was the first woman to serve in Congress in 1916 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 108 (elected in Montana). The home was used as a seasonal residence that became her “shady grove.” Courthouse Historic Marker This marker located on the lawn of the courthouse describes the birth and evolu- tion of Oconee County. Eagle Tavern A Georgia Historical Marker is located outside of the Eagle Tavern on U.S. 129/441/Main Street in Watkinsville. It cites, “The Eagle Tavern, or Hotel, was the center of social and political life in Watkinsville for more than a hundred years. It was saved from destruction in 1934 by Lanier Richardson Billups of Decatur, GA, who then deeded it to the State in 1956.” The remainder of the marker de- scribes the architecture and layout of the tavern, and its history of renovations and restoration. The Stoneman Raid This Georgia Historical Marker is also located in front of the Eagle Tavern. It de- scribes the events leading to the looting of supplies in Watkinsville by one of Gen- eral George Stoneman’s brigades on his way to destroy the armory and other gov- ernment works in Athens. of Bishop A.G. Haygood and Miss Laura A. Haygood This marker identifies the of Bishop Atticus Green Haygood in 1839 and his sister in 1845, located on U.S. 129/441, 0.4 miles south of the Eagle Tav- ern. Both, important figures in the history of the County, are buried on this site, now the Methodist parsonage. Cemeteries Cemeteries provide valuable information about the historic evolution of a specific area. Dates and historical details may reveal the economic prosperity of different eras within the delineated area. Jackson Cemetery Jackson Cemetery is located on Ruth Jackson Road. As one of Oconee County’s Historic landmarks, you will find headstones from individuals such as Honorable Zadoc Cook and William Crow. The Honorable Zadoc Cook was a member of the Georgia General Assembly from 1806-1824 and a member of the United States Congress from 1816-1819. Mr. Cook passes away August 3, 1863. William Crow was a volunteer in the Confederate Army serving in Cobb’s Legion under Col. T.R.R. Cobb and was with General Robert E. Lee at the surrender. Mr. Crow passed away January 4, 1882. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 109 Oak Hill Cemetery has been serving the needs of the residents of Cartersville since 1838. The Cemetery was acquired in 1850 from the former Ebenezer Methodist Church and is now owned and operated by the City of Cartersville as a perpetual care cemetery. Impact of Development on Historic Integrity or Cultural Significance of Resources Currently historic, archaeological and rural resources in Oconee County have lim- ited protection. Only those resources listed on the National Register of Historic Places have formal protection. However, this protection is minimal and only relates to impacts of state or federally funded projects. Negative impact is mitigated but mitigation does not preclude demolition if the resource is judged expendable. The County has no local historic resource protection ordinance, although protection measures are now written into zone change requests. As a result, many resources deemed to have features of historic integrity may be lost to new development. On the other hand, cultural and historic resources are of major importance to the County and its Cities as shown through preservation efforts already in place, such as the Central School House. Census Information The Census provides information relative to historic preservation. Information on houses built before 1939 estimates the number of historic houses, whereas data on homes built prior to 1960 includes homes older than 50 years, or approaching 50 years, which is the criteria used to determine a historic resource. A comparison among data from 1970 to 2000 helps demonstrate the effect of time on older struc- tures, or the “attrition rate.” In Oconee County, the twenty-year period between 1970 and 1990 resulted in the reduction of 550 “historic” houses, or a 52 percent attrition rate. Between 1990 and 2000, 22 homes built prior to 1939 were lost, from 513 in 1990 to 491 in 2000. However, not all homes built prior to 1939 are historically significant. As well, a number of historically significant structures are commercial or industrial in nature, and therefore not reflected in these counts. In- terestingly, the 2000 Census reports a numerical increase in the number of homes built between 1940 and 1949, and 1950 and 1959, although this increase is slight. 1976 Historic Resources Survey and 1990 Preservation Plan A historic resources survey was conducted in the County in 1976, which identified 400 historic buildings, including: y 63 in Watkinsville; y 11 in the Farmington community; y 27 in Bishop; y 16 in North High Shoals; 6 in the Eastville community, and y 30 in Bogart. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 110 By era: 50 buildings were categorized as Antebellum (pre-1865); 200 were catego- rized as Post-Bellum (1865-1900); and 140 were categorized as early 20th century (1900-1939). However, the 1976 inventory did not include relevant buildings or sites with construction dates of post 1920, thus many potentially historic build- ings in the County remain unidentified and undocumented, as the survey is cur- rently 30 years old, lending these structures to be over 80 years in age. The 1976 survey is considered a more accurate number for historic preservation as com- pared to Census data since it qualified individual buildings according to their his- torical significance. A Preservation Plan was conducted in 1990, which reviewed the status of the structures inventoried by the 1976 Survey. The Plan estimated that during the approximate 15 year period between 1976 and 1990, approxi- mately 10 percent of the structures had been demolished and approximately 10 percent of the buildings were either abandoned or vacant, resulting in approxi- mately 40 buildings lost and the potential for 40 additional buildings to have been lost. If this percentage is applied to the period between 1990 and 2005, it is possi- ble that another 34 structures could have been lost to new development, although recent preservation efforts on the part of the County and its cities may have af- fected that potential. To enhance preservation protection, it is recommended that the County undertake an updated Historic Resources survey to determine the existence or loss of struc- tures previously listed in the 1976 inventory, as well as identify significant re- sources from the period of 1920 to 1956. Also, it is recommended that the County prepare a Historic Preservation Ordinance or Overlay, including the process of disposition of properties identified in the survey, and a listing of properties poten- tially eligible for nomination to the National Register. The Ordinance or Overlay could be written to be applicable to the cities or easily adaptable by the cities for adoption. As well, utilization of the Scenic Preservation designation on selected non-urban historic resources should be amplified to ensure additional protection from adjacent land use incompatibilities. Assessment Oconee County’s history includes several periods, including pre-history or Native American history; early frontier from circa 1780-1820; and the County’s early de- velopment during the 19th Century. It also has many early 20th Century historic resources. Many of the County’s resources are associated with historic themes, such as industry (i.e. mills); transportation (i.e. stagecoach routes and railroad lines); and agriculture. The majority of the County’s remaining resources reflect the post Civil War period of development (1865-2000) reflected in specific building and architectural types. A Historical Resources Survey conducted in 1976 inven- toried the County’s existing historical resources dating up to 1920. However, the 1976 Inventory is now outdated, although a Preservation Plan was prepared in 1990 to examine the historic resources and opportunities related to tourism and other economic benefits. According to the Census, over 50 percent of the homes constructed prior to 1939 had been lost to development, abandonment, or neglect between the years of 1970 and 1990. The 1990 Preservation Plan estimated that approximately 10 percent of the 400 historic sites inventoried by the 1976 Historic Resources Survey have been lost between 1976 and 1990. Although the County, in concert with the City ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 111 of Watkinsville, had taken steps to nominate three sites and the South Main Street Historic District in Watkinsville prior to 1990, the County has become even more proactive in protecting its historic resources, starting with the 1990 Preservation Plan. The County plans to increase its involvement by: y Increasing the role of historic sites protection through trusts, outside dona- tions, and participation in identifying and registering sites with the National Register. y In addition to historic resource protection criteria required for state and feder- ally funded transportation projects, the Board of Commissioners currently in- corporates historic preservation measures into rezone requests, which might entail a rezone to the Scenic Preservation District. y The County and the Citizen’s Committee continue to monitor sites for protec- tion. y As of 2006, the Committee is working toward the renovation of the upper story of the Old Elder Mill (the lower floor has already been restored into living quar- ters) and listing of the structure on the National Register. It is recommended that the County, in concert with the subcommittee, integrate the following activities into the 2003-2007 STWP, or within the 2008-2012 STWP: y Pursue the nomination of the Farmington historic district, in conjunction with the Freeman Creek Church, and the old depot, to the National Register listing. y In conjunction with the cities, seek funding for the conduct of an updated His- toric Resources Inventory. y Consider the adoption of a Historic Resources Ordinance or Overlay Zone. y Review the locations of existing historic resources and rezone appropriate properties to the Scenic Preservation District designation. Bishop Assessment The Mayor and Council are dedicated to preserving, rehabilitating and protecting the City’s historic resources. Accomplishments include: y The City successfully obtained the listing of the downtown area as a Historic District on the National Register in 1996. y The City has purchased and rehabilitated the Chandler-Marable house for adaptive re-use as a meeting space and community facility. y The City allocates funds to maintain the Bishop Well and Well House (circa 1890). y The City maintains the present City Hall (formerly built as a jail in 1939). y The City funded the writing of an award winning history book, which docu- ments historic sites in the City, and continues to promote the book. y New City limit signs have been erected that promote the historic district. y The City updates zoning and subdivision regulations on a continual basis. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 112 y The City promotes the use of state and federal tax-incentive programs to prop- erty owners for maintenance and rehabilitation of properties. Within the designated historic district and city limits, few structures are incom- patible with the historic designation. It is not determined that these design in- compatibilities would have a significant impact on historic resources. The Mayor and Council of the City, using legal zoning and subdivision regulations, strive to ensure that incompatible land uses or other activities are precluded from ad- versely affecting the historic nature of the City. However, these measures do not offer permanent protection of these resources, particularly in light of the recent and projected growth of the County and the area surrounding Bishop in particu- lar. Bogart Assessment The City of Bogart contains several historic properties, primarily residential, and the level of community support for the preservation and protection of these re- sources is high. However, a number of the resources identified on the 1976 survey have been lost through new development or reuse of the property. Efforts to save these properties were initiated on each of these properties individually. However, efforts to retain these historic properties have been unsuccessful and they have for the most part been lost to commercial development. At this time, there are no management measures in effect to protect these resources other than traditional zoning. The City, in conjunction with the citizen’s committee, has begun a down- town revitalization effort, which includes active pursuit of a nomination of a resi- dential and commercial historical district to the National Register listing. North High Shoals Assessment The City of North High Shoals supports the preservation and protection of its his- toric resources, and formed a local historic society prior to 2000. However, they do not have any management measures in place to protect their historic resources. The City has several activities underway, including the intent to nominate the North High Shoals Historic District to the National Register, and the potential to conduct an updated Historic Resources Survey utilizing a matching grant from the HPD of DNR or other potential sources of funding. Watkinsville Assessment The City of Watkinsville is strongly committed to preservation of its historic re- sources. The City coordinates with the Historic Sites and Tourism Advisory Com- mittee and makes donations to assist in the nomination of sites and districts within the City limits. Successful projects include: y Eagle Tavern restoration. y Promotion of the historical district as a tourist destination through advertis- ing. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 113 Preservation Resources Certified Local Governments (by the State Historic Preservation Of- fice) Certified Local Governments (CLG) are towns that have adopted a historic preser- vation ordinance, established a preservation commission, and regularly review changes within the district. Towns typically become CLGs following a National Register listing and this process serves to protect historic resources. The State Historic Preservation Division provides funding for a variety of preservation related activities to a CLG. CLG status is different than QLG (Qualified Local Government) status and pertains to eligibility under Georgia’s Department of Natural Re- sources/Historic Preservation Division. While the County is not a CLG, it does have the Historic Sites and Tourism Committee that has worked with the County to protect cemeteries, the William Daniell House and other historic resources. Although the County does not participate in the CLG program, the South Main Street Historic District in Watkinsville and the Bishop Historic District are two Na- tional Register Districts that could be locally designated and acquire CLG status. As well, North High Shoals, if nominated and listed in the National Register as a historic district, could potentially seek CLG status. Funding Mechanisms Several funding mechanisms are available to assist in historic preservation and planning: y State Tax Incentives – a state income tax incentive to encourage the rehabilita- tion of historic properties that includes a 25 percent tax credit for income pro- ducing properties; a 30 percent credit for residential properties; a mortgage certificate program; and a pass through provision. y The Georgia Land, Water and Wildlife and Recreation Heritage Fund; y Heritage Tourism grants; y HPD Georgia Historic Resources Survey contracts; y Cemeteries and archaeological resources are protected through State guide- lines. The Northeast Georgia RDC also provides Preservation Planning Services related to the following preservation programs and activities: Grant Programs y Georgia Heritage 2000 y Preservation Services Fund (PSF) y Certified Local Government (CLG) y Georgia Survey ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 114 Tax Incentive Programs y Rehabilitation Investment Tax Credit (RITC) y State Tax Incentive National Register Program y Eligibility assistance y Form preparation Technical Assistance y Secretary of Interior Standards y Design Guidelines y Building Materials Conservation y Historic Resources Survey Planning y Rehabilitation and Restoration Projects y Streetscape Masterplans y Local Designation (CLG Status) Membership Regional Participation y Natural & Historic Resources Advisory Committee y Section 106 Review y Advisement and Environmental Assessment ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 115 Community Facilities and Services Water and Wastewater Supply and Treatment The mission of the Oconee County Utility Department is to provide potable water in a quality and quantity that meets the needs of their residential and commercial customers and to provide the treatment of wastewater for commercial, institu- tional and industrial customers. The Department’s primary responsibilities and programs include: y Continual monitoring and treatment of water and wastewater by State Certi- fied Operators. y Maintenance of all treatment, distribution and collection facilities and equip- ment. y Response to citizen requests and answering grievances when required. y Preparation of Department budget and submission to Board of Commissioners for approval. y Performance of all personnel functions for the department (i.e. payroll, benefits, etc.). y Preparation of operating and maintenance reports and year-end re- port. y Preparation and submission of all required reports to EPD, EPA and issuance of yearly Consumer Confidence Report to all customers. y Purchase of all necessary materials, supplies and equipment. y Maintenance of Utility records as required by county, state and federal gov- ernments. y Performance of all financial duties related to Utility Operation and Mainte- nance. y Assistance to County Auditors with annual audit of the department. y Analysis of the county's water and wastewater needs and provision of alterna- tives for meeting those needs. The Oconee County Utility department administers the County’s water and sewer system, as described below. The Utility Department operates two sampling facili- ties. The first facility is certified to perform microbiological water testing. The sec- ond facility is located at the Calls Creek Wastewater Reclamation Facility (WRF) and is certified to analyze wastewater samples. The facilities accept samples from the public and other municipalities on a fee per parameter tested basis. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 116 Water Supply Distribution Systems The personnel of the Oconee County Distribution and Collection Section maintain the County’s 269 miles of water lines. There are 7,800 water connections on these lines. Between 2006 and 2011, an additional 30 miles of water lines are planned. The crews perform the daily preventative maintenance needed on the system such as making sewer & water taps, renewing and upgrading services, videoing sewer lines to check for blockages, replacing old lines and maintaining a backflow pre- vention program. Where well water is utilized, timers on the wells control the rate of flow. The groundwater from the wells is treated by on-site facilities. Each well has individ- ual production capabilities, which on average equal 100 gallons per minute. The Water Section also has the responsibility for the Bacteriological Laboratory, which is located at the Government Annex Building. The lab is responsible for water quality control testing for the two well systems, and at Heritage Park on a quarterly basis, as well as quality control samples sent from point locations throughout the Upper Oconee Basin Water Authority’s service area. The primary water supply source is the Upper Oconee Basin Water Authority. Wa- ter from the Bear Creek Reservoir in Jackson County is pumped to the distribu- tion lines and to the water tank storage system simultaneously. Average daily wa- ter consumption in the County is 2.75 MGD, with a summertime peak demand of 4.6 MGD. Average daily use of the entire Bear Creek system is 7.0 MGD. Esti- mated peak demand for 2006 is 4.7 MGD, with an increase of peak demand to 6.5 MGD by 2010/2011. When needed, water is drawn from elevated water storage structures (two tanks in Mars Hill and one in Watkinsville) to the County’s distri- bution system. Elevated storage capacity for the County is 1.75 million gallons, and estimated water supply capacity is 7.0 MGD. Treatment Systems The Upper Oconee Basin Water Authority controls pretreatment testing and com- pliance monitoring for the water plant at Bear Creek Reservoir and trunk line dis- tribution system. Highly trained technicians are individually certified by the State of Georgia, a rigorous quality control program system. A state approved pretreat- ment program is in place that helps monitor, track, and regulate pollutants that might go into the sewer system. This protects the biological process in the waste- water plan as well as the quality of biosolids for land applications. Treatment Capacity Average Daily Use (mgd) (mgd) Oconee County 15 wells 1.1 mgd n/a 0.3 mgd N/A See Below none Upper Oconee Basin Watershed Authority Bear Creek Reservoir 52.0 mgd 21.0 (6.0 O.C.share) 7.0 (2.75 O.C. share) 4 mil gallons B C k 1.75 million ll none Oconee County Apalachee River 2.25 mgd n/a n/a n/a See above none Jurisdiction Oconee County Elevated Ground Raw Water (Treated Water) Source Permitted Withdrawal (mgd) Source: Oconee County Utilities Department, 2007 Table 6.1 Water Systems ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 117 The plant utilizes anthracite coal filters, sedimentation basins and chemical feed system. Raw water from the Bear Creek Reservoir gravity flows into the plant where it is treated with alum, chlorine, carbon, polymer and lime before flash mix- ing. It then proceeds through sedimentation tanks and multimedia (sand and an- thracite coal) high rate filters. The water then goes through chlorination, fluorida- tion, and pH adjustment and phosphate before it spends at least 30 minutes in a holding well for disinfection. The water is then pumped to the water system by high service pumps. The plant’s water pressure ranges between 95 and 100 PSI. The Bear Creek Reservoir has treatment capacity of 21 MGD, with a permitted withdraw from the Oconee River of 52 MGD. Of this, approximately 7.0 MGD is the County’s share of treated water. Although most of the distribution system is al- ready in place, such as the piping, chemical feed systems and metering, the Water Authority will complete its expansion of the water treatment plant up to 42 MGD to provide water resources to its customers by 2010-2015. 2002-2007 SPLOST Improvements The County is well aware of the need to expand its capacity and ability to meet demand as the County grows. As development occurs, the water system must ex- pand to meet increased demand, typically following subdivision development and roadway infrastructure. Water line extensions have generally corresponded with a number of large scale road widening and construction plans. These are summa- rized in Table 6.2. The County is currently in the process of acquiring permits for the new Barnett Shoals reservoir and treatment facility, located next to the Oconee River near the northeast corner of the County. This facility, if permitted, will have a permitted withdrawal of 13.0 MGD and serve County residents only. Description Start Date Completion Date Status Extension of water lines along U.S. 441 and Epps Bridge and Jennings Mill 1999 1999 Completed Water main projects along SR 53 from Union Church Rd. to U.S. 78 1999 1999 Completed Water main projects along the Oconee Connector and Morrison St. 1999 2001 Completed 24” water transmission line from Bear Creek to Old Hwy. 29 1999 2000 Completed early Complete waterline extension, Rocky Branch & Malcolm Bridge Rds. 2001 2002 Completed early Water line extension Hodges Mill Rd. from Hwy. 53 to Mars Mill Rd. 2007 2010 Schedule modified to 2007 SPLOST Water line extension at Hwy. 53 from Hwy. 78 to the Barrow County line. 2005 2005 Completed Water line extension Elder Rd. from Hwy. 53 to Herman C. Michael Recreation Center 2003 2003 Completed Proceed with planning for Apalachee Regional Water Reservoir & treatment facility and transportation lines 2002 2005 Replaced w/ Barnett Shoals Rd. reservoir Proceed with EPD withdrawal permit on Apalachee River (Bracewell Agreement) 2002 2003 Completed – have permit for 2.25 MGD ithd l Bogart – Extend water lines to service new landscaping in the downtown. 2002 2005 Need to contact City North High Shoals – Develop plans, schedule and budget for citywide water system 2002 2006 Water mains completed on Cole Springs and St t R t 186 b C t North High Shoals – Install water line and hydrants on Plantation Rd. & Jefferson Rd. 2001 2002 Completed by County Investigate and implement additional methods to conserve water. Ongoing Ongoing Continue financing maintenance, depreciation and expansion costs of wate/ sewer system with user fees. Ongoing Ongoing Dials Mill Road water line extension 2006 2006 Completed SR 186 water line 2006 2006 Completed Source: Oconee County Utility Department, June 2006 Table 6.2 Water System Improvements per 2002-2007 STWP Oconee County and Cities ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 118 The County will be able to draw up to 7 million gallons per day (MGD) from the Bear Creek Reservoir, but estimates indicate that additional water supply is needed. The recent South Oconee Water Supply Evaluation indicates that 2.25 MGD can also be withdrawn from the Apalachee River at High Shoals. The study recommends developing to that facility as a means to augment the County’s water supply. The County acquired this permit in 2003. However, consideration of this facility would be terminated if the County chooses to participate in a multi- jurisdictional water reservoir with Walton County and the City of Winder at Hard Labor Creek in Walton County. In 2006, the County had a population of 26,225 people and used a little more than 2.5 million gallons of water a day. In 2050, the County will have a projected popu- lation of 61,000 people and use close to 17.1 million gallons a day. Hence, the County must find a supplementary source since its primary water supply—Bear Creek Reservoir, which supplies 90 percent of the community’s water – will only sustain the County another 10 years. Oconee is actively studying another joint ar- rangement for water from Hard Labor Creek. The County is actively examining strategies for increasing its capacity to provide treated water. Several studies have been completed and a Master Plan for the County’s utilities is nearing completion at this time. The County’s most prevalent issues in terms of future water provision and its rela- tionship to County growth is water conservation and expanding the sources and supply of water, followed by expansion of the transmission and distribution net- work to the customer base. The County lists water conservation measures on the County’s website. Wastewater Treatment Plant The County’s sewer needs are provided by two facilities: the Calls Creek Water Reclamation Facility and a Land Application System. Oconee County’s primary sewerage treatment facility, Calls Creek, is located in Watkinsville. A network of collection facilities, including gravity mains, force mains and lift stations serve the treatment plant. There are approximately 1,100 customers on the County wastewater system. Except for the Cities of Watkinsville and Bogart, which have contracts with the County, none of the cities operate pub- lic wastewater systems. The residents of the other two cities rely on septic sys- tems. The Oconee County Wastewater Reclamation Facility at Calls Creek is a state of the art operation. The facility incorporates the use of membrane filtration and 1998 1999 2000 2001 2002 2003 2004 2005 2006 Utility Customers 4,390 4,770 5,006 5,321 5,736 6,176 6,636 7,132 7,800 Water Demand-mgd 531 603 626 628 716 686 796 825 1,004 Permitted Wells 16 23 28 25 19 16 15 15 15 Source: Oconee County Utility Department, 2007 Table 6.3 Water Service - 1998 to 2006 Oconee County ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 119 other process components that will allow the County to produce re-use quality ef- fluent under Georgia EPD standards. The County completed a study to determine the potential to upgrade the Calls Creek Wastewater Treatment Plant to tertiary levels using a Membrane Filtration process. The capacity was upgraded from 400,000 GPD to .667 MGD using the Membrane Filter Process in 2002, with addi- tional membranes to be added in 2007 which will increase the capacity to 1 MGD. The County has plans to increase this design capacity to 2.0 MGD by 2010-2011. As of 2006, the average load for the treatment facility is .349 MGD. The following short-term projects were completed between 2002 to 2006: y Addition of a wastewater collection system, including a force main and a pump station at McNutt Creek; y Completion of the Barber Creek sanitary sewer line from Barber Creek to Daniels Bridge Rd with lift station and force main to Mars Hill Road; y Extension of the Malcom Bridge gravity sewer line; y Construction of the force main from Jimmy Daniel Rd. at McNutt Creek to LAS site; y Extension of sewer force main to Benson’s Bakery from Gateway Industrial Park; y Completion of Bogart sanitary sewer line from Mars Hill Road to Gateway Business Park; and y Installed a force main and gravity system on Highway 53 for the new County park. By 2010, the number of customers is anticipated to triple up to 3,200 customers. Average daily loads are forecast at 680,000 GPD, with peak loads anticipated at 800,000 GPD. Additional capacity will be needed as demand is projected to in- crease by 2010-2011. As stated above, the Calls Creek Wastewater Reclamation Facility is planned for addition of additional screens to increase capacity to 1.5 MGD by 2011. In addition, the County has pursued a Land Application System permit with EPD for a 400,000 GPD system in the Eastville area, which is planned for expansion over the next five years. The Rocky Branch Land Application System Site serves North Oconee County and the Georgia SR 316 corridor. This facility has a capacity of about .4 MGD, with about .26 MGD available. The total available sewer capacity is approximately .7 MGD. Proposed Improvements The following projects are planned or being considered to handle demand through 2011 and beyond. y Upgrade the Rocky Branch LAS to a 1 MGD Membrane Filtration Plant; y Upgrade Calls Creek Wastewater Reclamation Facility to 2.0 MGD; y Extend the 441 sewer line to the county line with a master lift station; y Construction of a new 1 MG elevated storage tank in 2007-2008; ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 120 y Extension of a 24 inch water line along Mars Hill Road from SR 29 to the wa- ter storage tank; y Extension of a waterline from Elder Road – Herman C. Michael to the Steeple Chase subdivision; and y Line size upgrades, fire hydrant installations; Currently, the County is in the process of conducting a Water Supply Planned Wastewater Master Plan, which will address projected water and wastewater needs. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 121 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 122 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 123 Information Technology The information technology revolution allows an increasing share of economic ac- tivities to remain functionally close (to customers, suppliers, and other parts of an organization) while becoming more physically distant. Providing Oconee County’s businesses and residents with the technology they need to more effectively run their businesses, expand the local economy and build stronger community relies on the expansion of fiber optic and DSL capabilities along SR 316. According to BellSouth, about 90 percent of the property owners within 1 mile of SR 316 have DSL capabilities. BellSouth has already provided Fiber Optic at all intersections along SR 316 in Oconee County to help service the area. As a result, the County should continue working with BellSouth to ensure that most parts of the northern portion of the county have high-speed broadband connections, particularly for businesses. Public Safety Oconee County has excellent public safety services. Separate divisions of the County provide police and fire protection services. Emergency Medical Services (EMS), 911, rescue services and jail facilities are also provided by Oconee County. The 911 service supports all divisions of the public safety services. Fire The mission of the Fire Department is to save lives and property in Oconee County, strive to provide the best ISO rating, and promote fire safety to make Oconee County a safer place to live. In addition, the Fire Department is responsible for planning, coordinating and im- plementing fire prevention and fire suppression activities of seven volunteer fire stations in Oconee County. The seven fire stations are staffed with 139 volunteer firefighters. The Fire Chief and secretary are full-time paid County employees. The Fire Chief’s primary responsibilities & programs include: y Managing an operating budget for seven fire stations. y Managing an operating budget for the Fire Chief's department. y Responding to all structure fires in Oconee County and most other calls. y Keeping updated records for ISO and working to achieve the best rating. y Preparing specifications for new fire trucks and equipment. y Coordinating joint training for all stations. y Providing fire safety classes for schools and daycare centers. y Working with local and state agencies on arson fires. y Recruiting new firefighters and coordinating recruit training. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 124 y Preparing correspondence, proposals, rules and regulations, policies and vari- ous reports. y Preparing media press releases on a weekly basis. y Serving on the Development Review Committee. y Serving on the Safety Committee. y Attending training seminars, workshops, conferences and conventions. Seven volunteer fire stations and the Georgia Forestry Unit serve Oconee County. In the County, fire protection is provided by the Department to all portions of the County. Oconee County has 178 firefighters, including the Fire Chief, with the fol- lowing credentials: y Firefighter – Basic 101 Certified (44) y Firefighter – NPQ Certified (75) y Firefighter – No certification (23) (Note: Rookie Firefighters are currently in training program) y Hazardous Materials Certified (117) y Crash Extrication Certified (110) y Pension Fund Members (28) y Rescue Specialist Certified (40) y EMT Certified (20) y EMT-P Certified Table 6.4 lists the stations, the number of personnel, and equipment affiliated with each station. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 125 The County has approximately 2,000 fire hydrants fed by the Oconee County wa- ter systems, an increase of 1,400-1,500 new hydrants since 1997. New hydrants are installed as the water system is expanded. An additional 500 plus new hy- drants are planned in the next five years. There are two areas where the public water system is not yet in place, and water for fire protection is obtained from wells at the stations and above ground storage tanks. These two areas are located south of Watkinsville and Bishop. Fire Stations Location Service Area Built Square Footage Staff Breakdown Equipment Primary – 5 mile radius 1 - Station Chief 1 - 1,250 gpm pumper w/1000 gal booster tank Secondary - backup 3 - Assistant Chiefs 1 - 300 gpm mini-pumper w/250 gal booster tank/jaws of life 2 - Training Officers 1 - 1560 gal tanker w/150 gpm pump 2 - Captains 1 - 1,250 gpm City Pumper w/1,000 gal tank 45 - Firefighters 1 - Ladder truck 1 - Air Truck 1 - Common City car Primary – 5 mile radius 1 - Station Chief 2 - Training Officers 1 - 1000 gpm pumper w/1000 gal booster tank Secondary - backup 1 - Assistant Chief 1 - Captain 2 - 1,560 gal tankers w/150 gpm pumps 1 5- Firefighters 1 - 250 gal mini-pumper/jaws Primary – 5 mile radius 1 - Station Chief 2 - Captains 1 - 1000 gpm pumper w/1000 gal booster tank Secondary - backup 1 - Assistant Chief 1 - 300 gal mini-pumper /jaws of life 1 - Training Officer 1 -1,560 gal tanker 11 - Firefighters 1 - 1,250 gal tanker Primary – 5 mile radius 1 - Station Chief 2 - Training Officers 1 - 1,250 gpm pumper w/1000 gal booster tank Secondary - backup 1 - Assistant Chief 1 - Captain 2 - 1,560 gal tankers w/150 gpm pumps 11 - Firefighters Hillsboro/250 Primary – 5 mile radius 1 - Station Chief 1 - 1,250 gpm pumper w/1000 gal booster tank Secondary - backup 1 - Assistant Chief 1 - service truck 1 - Training Officer 1 - 1,560 gal tanker w/150 gpm pump 15 - Firefighters Primary – 5 il di 1 - Station Chief 1 - 1,250 gpm pumper w/1000 gal b k Secondary - b k 1 - Assistant Chief 1 - Captain 1 - 1,560 gal tanker w/150 gpm pumps 19 - Firefighters 1 - 250 gal mini-pumper/jaws 1 - Training Officer Primary – 5 il di 1 - Station Chief 1 - 1,250 gpm pumper w/1000 gal b k Secondary - b k 1 - Assistant Chief 1 - 1,250 gpm pumper/jaws 1 - Training Officer 1 - 1,560 gal tanker w/150 gpm pumps 2 - Captains 1 - 1,000 gpm reserve pumper 26 - Firefighters 4,400 sq. ft. Station 4: Dark Corner 7620 Hog Mountain Rd. 1984 Station 6: North High Shoals Station 5: East Oconee 4931 Greensboro Highway 1982 1931 McNutt Creek 1986 Station 7: North Oconee 6,000 sq.ft. Station 8: Barber Creek I'section Oconee Connector 1994 6,400 sq. ft. Source: Oconee County Fire Department, February 2007 Table 6.4 Fire Station Statistics - 2006 3,200 sq.ft. 1997 4,800 sq.ft. Oconee County 1999 8,000 sq.ft. 2,840 sq ft. 1980 Station 2: South Oconee 1030 Salem Road Station 1: Watkinsville 7580 Macon Hwy ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 126 Fire protection provided by the County is estimated to be 60 percent residen- tial/agricultural and 40 percent business/commercial. As the County continues to urbanize, attracting more business and services, as well as alternative housing types to single family detached units, this ratio is anticipated to further change. In 2006, the Oconee County Fire Department responded to 787 emergency calls. Table 6.5 breaks out the types and number of calls. Historic Fire/EMS emergency re- sponse call statistics indicate a gradual increase in the number of calls from 477 in 1997 to 750 in 2005, with slight fluctuations be- tween years, for an overall in- crease of almost 300 calls. Re- sponse times in 2006 were 7 min- utes with a less than 30-minute completion time. Although the re- sponse time has increased by one minute since 1997, the time re- quired to complete the response call has considerably been reduced by an average of 45 minutes per call. Plans for Capital Improvements To keep fire protection at the existing level of service throughout the planning ho- rizon, two additional fire stations will be needed. The Fire Department does not use a standardized LOS for determination of new facilities and personnel – rather, it is fundamentally based on coverage – if a location which is developing or already contains development is more than 5 miles from a station, it is determined a sta- tion is required. New stations are also predicated on response times to particular areas, the number of response calls, the types of responses, and the locations the calls are coming from. The Fire Department will be acquiring land for these new stations in the next five years. The first priority for a land acquisition is in the vi- cinity of Barnett Shoals Rd., which is more than five miles from an existing sta- tion. This station is anticipated to be constructed within the next five years, by 2010. The second station is in the community of Eastville, which, although it is within the five-mile radius coverage of two existing stations, it is just at the pe- rimeter. Therefore, response is not assigned to one station or another due to over- lapping coverage areas, and coordination is needed between the stations to deter- mine first response. To reduce the complications and increase responsiveness as the community becomes slowly more urbanized, a new station is planned. Type of Call Number of Calls Avg. Response Time1 Structure Fires 17 7.41 Structure Fires - Out Upon Arrival 17 7.76 Structure Fires - Other Counties 2 NA Vehicle Fires and Farm Equipment 30 7.93 Grass, Woods and Hay Fires 53 6.6 Grass/Woods/Hay Fires Out of County 2 NA Alarm Activations 83 7.96 Smoke Scares 42 8.04 Control Burns 22 7.14 Haz-Mat and Power line calls 49 7 Automobile Accidents 153 5.91 Auto Accidents - Out of County 6 NA Medical Assist Calls 25 6.8 Non-Emergency Service Calls 54 NA Fire Calls cancelled en-route 231 NA Total 787 6.96 Oconee County Fire Department/EMS Calls Source: Oconee County Fire Department, January 2007 2006 Table 6.5 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 127 Oconee County Emergency Management Agency The mission of the Oconee County Emergency Management Agency is to prepare for and assist in the protection of lives and property of the county's citizens in the event of natural or manmade disasters through the processes of preparedness, re- sponse, recovery, and mitigation. The EMA Director and Administrative Assistant are full-time paid County employees. EMA primary responsibilities and programs include: y Mitigation: activities which may prevent the occurrence of an emergency, re- duce the community's vulnerability, and/or minimize the adverse impact of disasters or emergencies. Another mitigation measure is the enforcement of lo- cal building codes to minimize such situations; y Preparedness: activities that exist prior to an emergency to support and en- hance disaster response. Planning, training, exercises, community awareness, and education are among such activities; y Response: activities, which address the immediate and short-term effects of an emergency or disaster. This helps to reduce casualties, damage, and speed re- covery; y Recovery: Activities that involve restoring the community to a normal state. Short-term recovery includes damage assessment and the return of vital func- tions to minimum operating standards, such as utilities and emergency ser- vices. Long-term recovery activities may continue for years when rebuilding and relocating due to damaged property; y Emergency response to 911 calls involving medical and trauma injuries and/or rescue situations; y Maintain GEMA standards for licensing of First Responder and Rescue Unit to respond to 911 calls; y Respond to requests from GEMA and/or other counties for mutual aid assis- tance; y In order to qualify for disaster assistance in a presidential declared disaster, maintain, update, and implement a County Emergency Operations Plan to GEMA standards; Station 1 Station 2 Station 4 Station 5 Station 6 Station 7 Station 8 Square Footage 8,000 2,840 4,400 3,200 4,800 6,000 6,400 Improvements Planned No No No No No No Possibly replace station Additional personnel No No No No No No No Primary Land Uses Served Urban Rural Rural Rural Rural Urban Urban ISO Rating 5//9 5//9 5//9 5//9 5//9 5//9 5//9 Table 6.6 Oconee County Fire Department Planned Improvements and ISO Rating 2005-2010 Source: Oconee County Fire Department, May 2006 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 128 y A consolidated Emergency Operations Plan that establishes a framework for emergency management planning and response during an emergency/disaster for the cities and county; y A Performance Partnership Agreement between the County and GEMA - A set of partnership principles to best ensure that state and local governments are fully prepared to help their citizens in times of emergency. y Maintain the County's Emergency Operations Center y Keep staff members trained and certified in emergency management, emer- gency operations and response, and working in an E.O.C.; y Provide on-going training to department heads on responding to emergen- cies/disasters and reporting to and working with the context of an E.O.C.; y Maintain and operate WPQX 600, 1610 AM radio to broadcast emergency in- formation; y Operate emergency response vehicles and maintain rescue trucks to GEMA standards; y On-going training and re-certification of emergency response personnel; and y Provide CPR and First Aid training to the community; Oconee County Emergency Management Agency is the local community-based equivalent of the Georgia Emergency Management Agency at the state level and the Federal Emergency Management Agency at the federal level. We work closely with these agencies (as well as dozens of others, both public and private) before, during, and after emergencies and disasters. The Oconee County Emergency Management Agency is responsible for assisting in the protection of lives and property of Oconee County citizens in the event of natu- ral or manmade disasters. Emergency Management Agency anticipates emergen- cies, takes steps to prevent loss of life and property, and provides quick response when havoc strikes. Oconee County's Emergency Management Agency was established by the commis- sioners to develop and implement a countywide program. The backbone of the countywide program is that all emergency agency and support agencies work to- gether. Emergency management and other emergency agencies identify hazards that face each community and develop contingency plans for each potential emer- gency. Emergency management provides the expertise, training, and coordination that local governments need to protect lives and property. Emergency Medical Services St. Mary’s Hospital EMS provides emergency medical service in Oconee County. A written agreement exists for the provision of this service and ambulance fees are handles by the hospital. First Responders is the volunteer medical response unit of the Oconee County Rescue Unit, and operates out of the Department of Emergency Services at 1291 Greensboro Hwy. in Watkinsville. First Responders is comprised of 32 volunteers including 3 paramedics, 16 EMTs, and 13 certified first responders. Volunteer ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 129 personnel at the first responder level must pass a county sponsored course for certification. Paramedics and EMTs must meet Georgia Department of Human Resources requirements and be certified by the State of Georgia. The County re- quires on-going training classes to maintain certification. The volume of calls has increased by 85 percent over the past 10 years, from 907 calls in 1996 to 1,604 calls in 2005. In 2006, the Oconee County Rescue Unit/Medical Response Unit responded to 1,694 total calls, as follows: y 1,264 medical trauma y 300 motor vehicle y 94 other y 30 medial standby y 6 false alarm The Rescue Unit/Medical Response Units also provided medical backup to the Fire Department on structure fires. The average response time was 6.5 minutes and the average call completion time was 19 minutes. Approximately 44 percent of the calls were answered between 7:00 AM to 7:00 PM. The majority of emergency calls are received through an enhanced 911 system lo- cated at the Sheriff’s office. Calls are dispatched by central 911 EMD to First Re- sponders and St. Mary’s EMS. Oconee County Medical Rescue operates 5 medical rescue trucks equipped with the same equipment as an ambulance with the ex- ception of a cardiac monitor, stretcher, IV fluids and medication. All patient transports are handled by St. Mary’s EMS. The Fire Department is responsible for extraction of patients trapped in motor vehicle accidents. Plans for Capital Improvements After July 1, 2006, a mass casualty truck will be added into service for the Oconee County and entire GEMAL area (24 counties). The division, including the 911 and EMS functions, will be moving into a new 5,800 square foot facility in 2007 at 1120 Experiment Station Road. Within the next five years the EMT positions will transition from volunteer to compensated, and the EMS will then be able to im- prove service with 24/7 medical stabilization services with personnel on duty at all times as opposed to the present on-call basis. In doing so, medical rescue person- nel will be able to carry IV fluids and some medication under DHR Licensed First Responder Program. Station Location Service Area Built Staff Breakdown Equipment O.C. 1291 Greensboro Oconee N/A 3 papramedics 5 medical rescue trucks Rescue Unit Hwy. County 16 EMTs 13 First Responders 2006 Oconee County Emergency Medical Services Personnel and Equipment Table 6.7 Source: Oconee County EMA, February 2007 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 130 Sheriff’s Department The Oconee County Sheriff’s Department provides primary law enforcement to the County and three of its cities; Bishop, Bogart and North High Shoals, covering a service area of 186 square miles. Although Watkinsville has its own police depart- ment, the Sheriff’s Department provides communication services for the Watkins- ville Police Department. The Oconee County Sheriff’s Department and the detention facility are located at 1140 Experiment Station Road in Watkinsville. The station was built in 1986 and contains 16,500 square feet, including a 4,000 square foot recreation area. The fa- cility is reported to be in good condition but additional space is needed. As of 2006, in order to relieve some of the space constraints on the current facility, a new detention facility is under construction. The new facility will include space for offices for administration and investigation divisions. The Sheriff’s Department consists of 62 professionals, excluding the detention fa- cility. All deputy sheriffs and detectives are certified peace officers, and all com- munications personnel are certified communications officers. Table 6.8 presents staffing and equipment statistics for the Department. The Oconee County Sheriff’s Department is structured around three major divi- sions: Administrative The Sheriff’s Office has five administrative staff who oversee and operate the inter- nal and external operations of the Sheriff's Office, comprised of the Chief Deputy, IT Director, and staff who manage the Sheriff's Office personnel records and all budgetary concerns; the processing of civil and criminal documents which in- cludes all warrants; and reports, citations and all other records in the office. Location 1140 Experiment Station Road, Watkinsville Service Area 186 square miles Date of Construction 1986 43 uniformed officers 5 detectives 13 jail personnel 14 Administrative/Communications personnel 49 police cars 1 pickup truck 2 off-road (inoperable) 1 prisoner transport van Average call completion time 45 minutes Equipment Source: Oconee County Sheriff’s Department, May 2006 Table 6.8 Oconee County Sheriff's Department Statistics 2006 Staff Breakdown ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 131 Patrol Division Oconee County's patrol division consists of 43 uniformed officers, and is divided into two shifts. Each shift is supervised by a Lieutenant, a Sergeant and 2 Corpo- rals per team. Each team is divided into 12 hour shifts, which allow for flexibility in scheduling and training. The patrol division performs all the expected law en- forcement functions, traffic control and enforcement, preventive patrol and crimi- nal apprehension. A recent survey determined that the average patrol deputy has 10 years of patrol experience. Service to the community, the safety of the citizens and professional service are the hallmarks of the patrol division. Criminal Investigations Division (CID) The Oconee County Sheriff's Office maintains a Criminal Investigations Section, comprised of a Lieutenant and four detectives, which is responsible for the investi- gations of all criminal offenses, including drug related crimes, in Oconee County. Civil/Courts Division Georgia Sheriffs are the enforcement arm of all local and superior courts, and as such, the Oconee County Sheriff's Office has two deputies assigned to that divi- sion, led by a sergeant. They are responsible for routine enforcement duties as well as court security, inmate transport and civil process service. Additionally, they handle out of state extraditions, and dispossessory services as well as fugitive in- vestigations. Service Calls The 911 center is operational 24 hours a day, with a total of 8 employees. Between 1997 and 2000, the number of law enforcement related service calls more than doubled from 7,800 average calls in 1997 to an approximate 17,000 calls in 2000. This is most likely attributed to the large spike in growth over that period, particularly as a result of a large number of retailers and businesses establishing themselves in the County. Over the past five years, between 2000 and 2005, the number of law enforcement service calls has increased significantly, from an approximate 17,000 in 2000 (de- tailed records keeping was instituted in 2003, there- fore earlier years are estimates) to 28,202 in 2005. Table 6.9 presents the number of service calls for law enforcement. The average time to complete a call is approximately 45 minutes. The Department utilizes an enhanced 911 system, although most calls are re- ceived via telephone. The Department staffs three officers per shift to respond to calls. The Oconee County Sheriff’s Department is dedicated to the training and leader- ship development of its officers. The department uses a combination of in-service training and state and federal academy training, as well as other private facilities to maintain the professional capabilities of the department. As an example, all pa- trol and investigative personnel attended 4-hour "Active Response to School Shoot- ings" class. This training provides the patrol personnel with the basic mindset to respond to shootings in schools, or similar environments. Ethics of deadly force Year Law Enforcement 2000 17,000 2001 20,000 2002 22,000 2003 24,260 2004 26,278 2005 28,202 Table 6.9 Law Enforcement Calls Oconee County 2000-2005 Source: Oconee County Sheriff’s Department, May 2006 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 132 encounters, team movements and locating the attacker were all part of the class- room and hands on training. School safety is on the mind of the Sheriff's Office every day. More training in school environments is in the immediate future. By dedication to training and leadership development, the Department is able to meet its objective of providing competent, efficient law enforcement to County residents. Additional policing needs include the Fall Festival, high school football games, seasonal parades and civic center functions. Most parades and the Fall Festival, take place within the Watkinsville city limits. Therefore, the Oconee Sheriff’s De- partment supports the Watkinsville Police Department on a request basis. A mu- tual aid agreement allows Sheriff’s Department personnel and Watkinsville police officers to coordinate their efforts. For other activities within the unincorporated county areas that require law enforcement supervision, typically off-duty person- nel handle these needs. Plans for Capital Improvements. The Sheriff’s Department is faced with increasing service demand because of growth. The Department does not plan for additional staff and equipment based on a ratio of population to officers/equipment. The number of officers and sup- port staff is determined by the number of calls for service, amounts of crime, types of service calls, and on anticipated calls based on county population growth. With the completion of the new detention facility, additional jail and support personnel will be needed, although the number has not yet been determined. The existing facility is inadequate to house the present functions, as the detention facility utilizes space within the structure. Space was made available in the Frank Norris Building for law enforcement staff prior to 2000 in order to free some space in the detention facility for inmate area expansion. However, the Patrol and Com- munications Division utilized the vacated space in the Detention Center. A new detention center is currently under construction, which will vacate the space util- ized for inmate housing and jail operations, as well as the administration and support divisions, which should relieve the overcrowding situation in the Frank Norris Building for the Patrol Division. Detention Center The Oconee County Jail is currently located at 1040 Experiment Station Road in Watkinsville, in the same building as the Sheriff’s Department. This facility was built in 1989 and has the capacity for 32 male prisoners. Space in other locations is contracted out for the female prisoners. On average, the jail operates above ca- pacity, with an average count in 2005-2006 running between 50 and 60 inmates daily. In an effort to ease the overcrowding situation, law enforcement staff was relocated to the Frank Norris Building to allow more space for inmates and the Communica- tions Division. However, the Patrol Division, as well as the Communications Divi- sion, assumed the space created by the move to the Norris Building, and the over- crowding continued. Inmates sleep in the laundry room on mattresses when the beds are filled. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 133 The 2002-2007 SPLOST identifies 1.3 million in funding for the construction of a new detention center with over 80 beds and associated administrative and per- sonnel support functions. The Sheriff’s Department Patrol functions will remain in the Frank Norris Building. Watkinsville Police Department The Watkinsville Police Department is located in a new facility at 191 VFW Drive, adjacent to the City Hall and the Watkinsville Community Center, completed in 2003. The Watkinsville Police Department serves residents within the city limits. The new 2,380 square foot facility contains the following spaces: a booking room; patrol officer’s office; a chief’s office; a detective’s office; records room; evidence room; and restrooms. There are no detention cells in this facility. The new facility is considered adequate to house all required functions for through 2011.The old facility, comprised of 224 square feet in the old fire station, is now utilized for the Watkinsville Street Department Office and Equipment Storage. The Department maintains a mutual aid agreement with Oconee County concerning the use of the County jail, radio communications and mutual assistance during emergencies. The Department pays the County an annual fee for the communication service. The Department has on staff four uniformed officers and one detective. The Department employs no administrative staff. Current staff- ing is one officer per a 24-hour period to re- spond to calls. All officers are P.O.S.T. certi- fied. The Department continues to provide po- lice protection and/or traffic direction during the Oconee County Fall Festival, held in the City, UGA football games, the Christmas and Homecoming parades, and the Southworks Arts Festival. The City adopted the Oconee County Emergency Management Operation Plan in 1992 to outline and coordinate respon- sibilities during emergencies. The Department responds to approximately 2,000 requests for assistance per year. This number has remained constant since 1997, with a peak in 2000, a small de- cline in 200, and a gradual increase as of the end of 2005. Calls are received by the Oconee County 911 operator and then radioed to the officer on duty. Some calls are placed directly to the Police Department, and even walk in requests are received. Location 191 VFW Drive Service Area Watkinsville City limits Date of Construction 2003 Square Footage 2,380 Staff Breakdown 4 uniformed officers 1 Detective 1 Chief Equipment 6 Patrol cars Source: Watkinsville Police Department, May 2006 Table 6.10 Watkinsville Police Department 2006 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 134 Plans for Capital Improvements As the population and non-residential retail and support commercial increases in the City, additional staff will be needed, new personnel requests are determined based on call volume and types of calls. A staffing ratio standard of officers to population is not employed at this time. The Department has identified the need for the addition of three patrol officers (and associated vehicles) over the next 5- year period, by 2011. As stated previously, the new facility is adequate for the next several years. Parks and Recreation Parks and recreation programs and facilities are maintained and administered by the Oconee County Recreation and Parks Department. The Oconee County Parks and Recreation Department, through a coordinated effort, seeks to enrich the quality of life of the citizens served, by providing safe and accessible recreational facilities and a diversified program of recreational activities for all citizens, in an effective, efficient, equitable, and responsive manner. The Oconee County Parks and Recreation Department manages a broad range of beautiful, functional, and well-maintained facilities that are conveniently located across the County. The County operates four park facilities, with a total of 627.5 acres of active and passive open space, supplemented by Harris Shoals Park in Watkinsville. Using the “ideal” standard of 10 acres per 1,000 population set by the National Recreation and Parks Association, which yields a demand of 299 acres for the estimated 2005 population, the total acreage well exceeds the re- quired parkland. In actuality, the County has adequate acreage to accommodate a population exceeding 60,000 persons, double the current 2005 population esti- mate. Recreation opportunities abound for biking, hiking, jogging, swimming, ten- nis, participation in a variety of organized leagues, and other activities. Parkland amenities are listed in Table 6.12, and described in the following section. Year 2000 20001 20002 20003 20004 20005 # of calls 2,269 2,053 1,925 2,031 2,112 2,106 Avg Response time 2 minutes 2 minutes 2 minutes 2 minutes 2 minutes 2 minutes Source: Watkinsville Police Department, May 2006 Assistance Calls/Response Times - 2000 to 2005 Watkinsville Police Department Table 6.11 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 135 Name Total Status in 2006 Facilities as of 2006 Planned Improvements by 2010 1 - Softball Field 2 new restrooms 1 - Multi-purpose field Replacing entrance sign 1 - Little League Field Playground replacement equipment 1 - Soccer field (NL) Brown Building renovations 6 Tennis Courts Irrigation heads replaced Playground 2 - Volleyball courts 1.8 miles walking trails 1 - Outdoor basketball Court 14,400 sq.ft. gymnasium Picnic shelter Restroom facilities Concession stand w/conference 4 - 200’ baseball/LL fields Replace Field 5 fence 2 - 300’ baseball/LL fields Entrance sign replaced Batting cages Trees boxed 0.6 miles walking trails Replace Irrigation heads Picnic areas Relighting Fields 5 & 6 2 - playgrounds Place safety net at quadraplex for safety Concession stands Restroom facilities Open air pavilion (arena) New entrance/exit 31 stall feeder barn Parking area 2.5 miles walking trails Security lighting 4.1 miles bike trails Storm water drainage/detention pond Historic wood cabin Grading for 200 seat amphitheatre Emergency access road New bike trailhead Moving forward with school relocation Site plans for museum Historic structures Under Construction 2 picnic structures 10,000 sq ft senior center Off Leash Dog Park Backbone Infrastructure Walking Trails Tennis complex (8 courts) 2 Playgrounds Soccer complex (4 fields) Swimming Pool complex Softball complex 3 fields) 8,000 sq.ft. nature center Youth Baseball complex (4 fields) 20,000 sq.ft. Community Center (with Gymnasium (in Community Center) Veterans Memorial Harris Shoals Park basketball court All planned improvements complete (City of Watkinsville) 2 barbeque pavilions at this time - placed boulders, swings, baseball field landscaping, steps to the shoals multi-use field 1 picnic pavilion playground walking trails Rocket Park 3 acres Existing baseball field Paint refreshment stand/dug outs (City of Watkinsville) concession stand Repair chain link fence North High Shoals 22 acres On old fire station Baseball/softball field site - existing Walking Track None at this time Tot lot playground Picnic pavilion Gazebo Phase I - In construction phases Bogart Recreation Complex 34.0 acres Existing – Built 1995 Oconee Heritage Park 364 acres Herman C. Michael Park 37.5 acres Existing – built 1980’s 1992 Source: Oconee County Parks and Recreation Department, City of Watkinsville, City of North High Shoals, June/July 2006 Oconee Community Complex (SR 53) 196 acres 23.9 acres Table 6.12 Parkland and Recreation Facilities - 2006 Oconee County and Cities Existing – Built 1999 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 136 Heritage Park Heritage Park is 364 acres of attractive park setting with woods, creeks, and the Appalachee River. It currently serves the County needs for passive park space. The park is located in Farmington on Highway 441 seven miles south of downtown Watkinsville. The large open-air arena at Heritage Park was created with agricultural and spe- cial events in mind. The newly completed barn has thirty-one stalls and a small show arena. There are separate wash racks for animal shows or rodeos. In addi- tion, there are 2.5 miles of walking trails, 4.1 miles of bike trails, and a recently restored historic wood cabin. Herman C. Michael Park Herman C. Michael Park is a 37-acre park and the headquarters for the Parks and Recreation Department. It is located 1.5 miles west of Oconee County High School on the corner of Hwy 53 and Elder Road. The park has three lighted softball fields, six lighted tennis courts, one gymnasium with 1 basketball court, 2 volleyball courts, soccer/multi-use field, playground, pond for fishing, picnic shelter and a 1.8 mile paved walking trail. Bogart Sports Complex Bogart Sports Complex is located behind the Bogart Library at 200 South Bur- son/Thompson Street. There are six lighted baseball and multi-use fields, a half mile paved walking trail, a picnic pavilion and two playgrounds. Oconee Community Complex Plans have been completed for the construction of Phase I of a new 196 acre park. A new 10,000 square foot senior center is to be built on the property. Other items in Phase I are: the main infrastructure, a tennis complex, a soccer complex, a softball complex, a Little League complex, and a community center and gymna- sium. Harris Shoals Park Harris Shoals Park, located off of Route 441 in the City of Watkinsville, is under the jurisdiction of the City of Watkinsville. This approximate 24 acre park has two barbeque pavilions, a picnic pavilion, a baseball field, a multi-purpose field, bas- ketball courts, a playground and walking trails. All proposed improvements to the park per the 2002-2007 STWP have been completed, including extensive land- scaping and steps down to access the shoals. Rocket Park This small, three acre facility is located on School Street in the City of Watkins- ville, and is also under the City’s jurisdiction. Its primary function is a baseball field and concession stand. North High Shoals Park North High Shoals Park is under the jurisdiction of the City of North High Shoals, on a site previously used for the old fire station. This 22 acre park is located at the site of the old fire station. Facilities include: a baseball field, a walking track, a tot lot playground, a picnic shelter, a gazebo and gravel parking lot. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 137 Programs The Parks & Recreation Department offers a wide range of programs for all age groups, including basketball summer day camp, youth football, cheerleading, Girls on the Run, swim teams, adult basketball, lacrosse, smart start, volleyball, softball, tennis and aerobic classes. These activities are held at the Bogart Recreation Complex, Heritage Park, Herman C. Michael Park, Oconee Middle School, Colham Ferry Elementary School, Malcom Bridge Middle School, Mal- com Bridge Elementary, and West- minster Christian School. The Oconee County Parks & Recreation Depart- ment offers an Afterschool Program at Herman C. Michael Park for children to keep active during the hours immediately following school. The children are transported from school directly to the park on a school bus. The program is open to all kindergarten through 8th grade Oconee County residents. Day Camp has averaged 100 children per week for the past three years. The After-School Pro- gram averaged 100 participants per week in 2002, 105 in 2003 and 110 in 2004. The Parks and Recreation Department also sponsors special events, such as: Step Up to Health; Movies in the Park; NFL Punt, Pass and Kick; Table Tennis Tourna- ment; Disc Golf Tournament; Agency of the Year District 7; Touch a Truck Event; and UGA Golf Tournament throughout the Year. A number of sponsors, termed “Park Partners” provide donations of funds and goods to the special program ac- tivities, including Sonic, Chick Fil A, Papa John’s, and St. Mary’s Hospital. A new contract is being negotiated with the Oconee County Board of Commission- ers for a joint use agreement with the Oconee County Board of Education to use school facilities for after hours activities. With the addition of a new middle school and high school, as well as the Oconee Community Complex underway, the exist- ing joint use agreement is outdated. Under the present agreement, the Oconee County Parks and Recreation Department worked closely with the middle school and high school to arrange basketball and softball programs at Herman C. Michael Park in exchange for use of school athletic fields for soccer and football. Additional joint use programs include The Little League Baseball Association with the Parks and Recreation Department providing the fields as well as Gainesville State University renting facilities at Herman C. Michael and other parks for their use in physical education classes and sports activities. The Oconee County Parks and Recreation Department employs 6 full-time employ- ees, including a Director, Assistant Director, Program Director, Youth Sports Co- ordinator, Youth Program Coordinator, Maintenance Supervisor, and seasonal employees. To ensure high quality instruction, the Parks Department sponsors training and certification programs for all coaches in its youth programs. Program 2002 2003 2004 Basketball 569 555 693 Soccer 699 551 659 Soccer Camp 60 0 34 Volleyball 40 38 10 Baseball 98 0 51 Basketball Camp 62 50 49 Golf Camp 15 0 59 Football 278 247 266 Cheerleading 94 55 67 LaCrosse 0 37 43 All Sports Camp 0 11 24 Speed Camp 0 26 39 Football Camp 0 62 65 Girls Softball Camp 0 0 16 LaCrosse Camp 0 0 11 Start Smart Camp 0 0 34 Source: Oconee County website, June 2006 Parks & Recreation Partipation Levels - 2002 to 2004 Oconee County Table 6.13 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 138 Plans for Capital Improvements. The Department’s operating budget is funded by the Oconee County Board of Commissioner’s general fund. The Department also receives SPLOST revenue for new facilities and renewal projects of existing facilities. Approximately $5,000,000 was allocated in the 2002-2007 SPLOST toward the acquisition of land, construc- tion, equipping and installation costs for the new 196-acre Oconee Community Complex. A number of improvements are underway. Improvements to the parks, as well as maintenance items, are an on-going re- sponsibility of the Department. Planned improvements to each park facility are identified on Table 6.12. Most specifically, the improvements to Oconee Heritage Park, which include placement of a pond, improved parking, new trails and trail- head facilities, landscaping, construction of an amphitheatre, a museum struc- ture, and a variety of historical structures, and Brown Building renovations in Herman C. Michael Park, are the most costly and extensive. Additional projects completed or under consideration in the incorporated areas include: y Improvement of landscape and facilities at Harris Shoals Park – complete; y Conversion of the old fire station into a recreation facility and park in North High Shoals – complete y Use of abandoned rail lines as bicycle and hiking trails in Bishop – in process. The County has a great wealth of parkland and recreation facilities in adequate amounts to handle a doubled population through 2030. Continued use of SPLOST funds will enable the phased construction of the Oconee Community Complex. The joint agreement with the school system for mutual use of facilities continues to be successful, providing additional potential resources the County’s inventory. Public Works The function of the Public Works Department is to provide overall coordination and direction to five separate but cooperating divisions (Engineering, Roads & Bridges, Solid Waste, Clean & Beautiful, Stormwater/Environmental), and to in- teract appropriately with various other state, federal, and local agencies. This De- partment is responsible for all facets of Road Maintenance and Construction, En- gineering and Design, Plan Review and Project Inspection, Solid Waste Collection, and Recycling. Primary responsibilities and programs include: y Preparation of lists and recommendations, for Board of Commissioners review, for services, purchases, contracts, programs, etc. regarding any phase of Public Works Department activity. y Preparation, administration, and monitoring of departmental and division budgets. y Handling of citizen complaints and inquiries and/or referrals to other depart- ments and agencies. y Coordination of efforts from federal and state agencies that are directly related to the operation and mission of Public Works. y Provision of civil engineering services as required by any county department. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 139 y Oversight of various ongoing contracts and projects. y Participation in ongoing development, review, and examination of site develop- ment plans. y Development of technical specifications and oversight of construction/delivery service for capital items and capital projects related to the department. y Preparation of various reports and documents for consideration by the Chair- man and the Board of Commissioners. y Oversight of purchasing, personnel, policy, procedure, budget and public rela- tions matters for all divisions of Public Works. Solid Waste Division (including recycling) The Solid Waste Division is responsible for the disposal of household generated solid waste, junk items, along with limb and leaf removal. The essential mission of the Solid Waste Department is to provide an effective and efficient method of dis- posal of household solid wastes for County residents, and an effective method for recycling common waste products for which cost-effective markets exist. Primary responsibilities include: y Operation of six Solid Waste Collection/Recycling Centers. y Sale of garbage bags (blue bags - the only ones accepted at the centers) to Oconee County residents for disposal at the centers. Bags cost $1.00 for a 25 gallon blue bag and $2.00 for a 33 gallon blue bag. y Distribution of authorized garbage disposal bags to local retailers and handling and accounting for resulting revenues. y Disposal of bulk solid waste (brought in on trucks) at the former county landfill site (Highway 441 Collection/Recycling Center). Garbage fees are $55.00 per ton, with $5.00 minimum. Yards waste fees are $23 per ton with $5.00 mini- mum. This service is available only to Oconee County residents. y The collection, sorting, handling, and disposal of several types of recyclable wastes (glass, newspaper, metals, white goods, tires, etc.) at the six centers. y Daily coordination with the County's private contract waste haulers (Roll Off Systems, Oconee Waste Transfer, OWT Recyclables), who disposes of both gar- bage and recyclables from the centers, and collects garbage and recyclables di- rectly from County buildings and installations. y Performs financial, accounting, and personnel duties for a large full and part time staff. y Responds to citizen requests and complaints. The County maintains a Solid Waste Management Plan, which was updated in 2006. Oconee County operates a volume based solid waste system, which has set a precedent for other counties in the region. Solid waste is collected at six manned drop off centers located throughout the County. These centers accept blue garbage bags that are sold by local retailers and at the collection sites. The volume based Blue Bag system lowers costs for citizens interested in con- trolling their garbage disposal fees. Use of the Blue Bag with recycling is even ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 140 more economical. Recyclables can be disposed of free at any of the county collec- tion sites. Volume-based disposal is based on the simple idea that the more gar- bage you create the more it will cost you to dispose of it. The cost of the bag is not for the actual blue bag, but to help pay the disposal costs at a federally approved disposal site. The cities of Bishop and North High Shoals utilize the County system. The City of Watkinsville contracts with Robertson Sanitation for weekly curbside collection of solid waste. This system serves 1,125 customers, who contribute approximately 300 tons of solid waste per year. Robertson Sanitation delivers waste to the Winder/Barrow County Landfill. The Watkinsville Street Department is responsi- ble for leaf and limb service. All leaf and limb refuse collected by the Watkinsville Street Department is transported to the Oconee County Landfill. The City of Bo- gart provides weekly curbside collection of residential solid waste, which is then transported to the Oak Grove Landfill in Barrow County, which has an approxi- mate 5 to 6 year lifespan in terms of capacity. Solid waste is compacted at these sites and then transported, by contract hauler, either to a landfill in Walton County or to the City of Monroe transfer station for further transport and disposal at an alternate landfill site. The County contracts with Roll-Off-Systems to haul the compacted solid waste from the collection sites. Guidelines for how to dispose of various kinds of solid waste which cannot be re- cycled, such as inert trash (leaves, limbs, and yard debris), appliances, mat- tresses, batteries, and other potential hazards to the environment are posted on the County website. Recyclables are also accepted at the drop-off centers. A num- ber of commercial uses, subdivisions and residents outside of subdivisions employ private trash haulers, which are licensed by the County, to collect residential and commercial solid waste and recyclables on an individual contract basis. Residents of the cities also use the drop off centers for their recycling needs. The six-trash collection/recycling centers in the County are located: y Oconee County landfill located on 2721 Macon Highway (US. 441), south of Farmington (filled to capacity mid 1990’s) y 6331 Hog Mountain Rd (SR 53) y 2001 Greensboro Highway (SR 15) y Jimmy Daniel Rd. at GA 316 Intersection y Rankin Road – Butler’s Crossing y Bogart area behind Recreation Facility The County’s two landfills – the old Oconee Landfill and the facility at 2721 Macon Highway/US 441 have both reached capacity as of the mid 1990’s. Solid waste management has become a regional issue of which all of the neighboring counties are aware. All of the landfills in the Northeast region are nearing capacity, with only about 5 to 6 years of capacity remaining. The Northeast Georgia Regional Solid Waste Authority is addressing this issue and evaluating the potential of a re- gional landfill. The Authority is inviting County Commissioners in the 10 county to attend a roundtable discussion on this topic. The County, through a representa- tive of the Clean and Beautiful Commission, is participating in these discussions. Until such a decision is made to implement a regional landfill, the County intends ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 141 to continue contracting with the hauler company for disposal of its solid waste at alternate locations Clean and Beautiful Commission Oconee County funds a Clean and Beautiful program. The mission of the Oconee County Clean and Beautiful Commission is to increase citizen awareness and un- derstanding of the need for individual environmental stewardship and offer oppor- tunities for public involvement in environmental programs and projects. The Commission is a certified affiliate of the National Keep America Beautiful, Inc., a non-profit organization headquartered in Stamford, Connecticut. They are also a member of the State Keep Georgia Beautiful affiliate program under the direction of the Georgia Department of Community Affairs. There are fifty-seven affiliates in Georgia. Twenty-one states have statewide programs. The commission consists of twelve volunteer members who are appointed by the county board of commissioners to staggered three-year terms. They also have auxiliary members who volunteer to help on a part-time basis. Responsibilities of the Clean and Beautiful Commission include: y Develop and execute environmental and educational outreach programs de- signed to increase citizens’ awareness and understanding of the need for indi- vidual environmental stewardship. y Provide supportive educational materials for county programs such as Litter Control and Abatement, Solid Waste Management & Recycling and Beautifica- tion Projects. y Conduct environmental & recycling programs and projects. Stormwater Management The County has recently developed a storm drainage and stormwater management ordinance. The Oconee County Stormwater Division of the Public Works Depart- ment was created in 2004, and due to the Division’s short history, detailed infor- mation on the stormwater drainage system is not yet available. The Division is in the process of conducting a survey of the drainage systems in the northern portion of the Count, covering 22.5 square miles generally north of (and including) Wat- kinsville and Bogart, in the vicinity of the Athens-Clarke County line, where the concentration of urbanization is occurring. This urbanizing area is covered by the NPDES requirements for stormwater. The division has completed and submitted three annual compliance reports for the NPDES Permit to EPD with satisfactory results. The staff has prepared a Stormwater Management Ordinance to meet NPDES requirements, which has been incorporated into the UDC. Storm water drainage is handled two ways in the County. In the older, more rural areas, storm water is carried by above ground ditches alongside roadways either to detention ponds, into wooded areas, or to a stream or tributary of one of the major waterways of the County. In the newer residential subdivisions and commercial areas, the system involves sheet flow of the stormwater across impervious surfaces to surface drains that lead to individual drainage detention ponds within individ- ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 142 ual subdivisions or commercial centers. The detention ponds serve to reduce the velocity of the flow. The stormwater is then discharged from the detention facili- ties into either underground pipes or to above ground drainage swales, which ul- timately discharge into wooded areas or tributaries of rivers or streams. Libraries The Oconee County Libraries serve as a common ground for informational, educa- tional and recreational needs for Oconee County. The Library is part of the Athens Regional Library System, covering five counties. The libraries provide programs and services, serve as the access point for materials and information, and strive to make area residents aware of the resources and services. The mission of the Oconee County library is to furnish library service to the people of the county to meet their informational, educational, lifelong learning, and rec- reational needs. The attainment of this purpose will be fulfilled by acquiring li- brary materials and electronic resources through gifts and purchase, circulating materials to the public through library and other means of library extension, building a reference collection adequate to provide current and reliable informa- tion, and also promote the use of the libraries by means of instruction, library cen- tered programs, exhibits, and other public relations activities. There are two li- braries located within Oconee County: the Watkinsville Branch in Watkinsville and the Bogart Branch in Bogart. Cultural Faculties Oconee County is well-known throughout the region as a haven for talent. Artisans of pottery and blacksmithing, as well as paint, pen and other fine arts, find a tranquil environment from which to draw inspiration. Two events have occurred recently in support of this burgeoning arts communit, the formation of the Oconee Cultural Arts Foundation Inc., and the opening of Oconee County Civic Center. y The Oconee Cultural Arts Foundation Inc. (OCAF) is an arts council dedicated to developing and coordinating programs and activities for all citizens. OCAF works with the professional arts community through arts and crafts festivals, classes for children and adults, workshops and seminars for artists, and musical and theatrical performances. It is located at the end of School Street in downtown Watkinsville in what was once a four-room brick schoolhouse. The renovated building provides much needed space for local artists and craf- ters to exhibit their work. Local and regional exhibits of contemporary fine art, crafts and folk art are displayed throughout the year. Musical and theatri- cal performances are produced and presented in the Center. Classes and workshops for children and adults are offered in the visual and performing arts. y The Oconee County Civic Center is located adjacent to the new Oconee County High School on Hog Mountain Road. This 28,000 square foot facility houses a 500 seat performing arts theatre with an orchestra pit, stage and excellent acoustics; a 500 seat banquet/multi-purpose area with a central atrium lobby and catering facility. Opened in December 1993, it is used for school ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 143 functions, concerts, plays, forums, meetings, trade shows, conferences, banquets, and wedding receptions. y Local artisans show and sell their wares at a number of shops throughout the county. One of the most widely known is Happy Valley Pottery. Located nine miles from Watkinsville, this 34-acre farm features a studio, workshop and craft shop run by local artists. Happy Valley holds Open House in November and December and sponsors a mini-fair in June. y Proximity to Athens and the University of Georgia (UGA) significantly broadens the cultural arts opportunities available to Oconee County residents. A case in point is the State Botanical Garden. This "living laboratory" encompasses 313 acres of gardens and nature trails for the study, research and enjoyment of plants and nature. Its focal point is the Visitors' Center/Conservatory exhibiting tropical and semi-tropical plants and original artwork year-round. Native plants and diverse ecosystems line the five miles of nature trails, some of which parallel the Oconee River, while others extend into hardwood forests. Eleven specialty gardens delight visitors with botanical beauty. y The University of Georgia's Visual Arts Department is one of the nation's finest. The Georgia Museum of Art-the official museum of the state-has become one of America's most prestigious galleries due to its diverse and significant collections. The museum features a permanent collection, as well as visiting exhibitions and displays. y The Dance Department at UGA presents several fine programs each year featuring many styles of dance ranging from classical ballet and tap to ancient Korean dances and modern dance. Talented students perform under the tutelage of experienced faculty and visiting instructors from some of the best dance companies in the country. y The UGA School of Music offers excellent performances throughout the year, including presentations and recitals which are free and open to the public. Similarly, the UGA Drama Department brings well-known classics as well as contemporary productions to the stage through University Theatre Productions and the Georgia Repertory Theatre. y The Athens "music scene" has become internationally famous thanks to the success of rock groups such as R.E.M. and the B-52's. Additionally, there are numerous theatre groups, orchestras, chamber music groups, brass bands, blue grass bands and an assortment of venues in which to enjoy them. y The Eagle Tavern and Welcome Center is a historic tavern operated and funded by the Oconee County Board of Commissioners and the Department of Industry, Trade and Tourism as a Museum and Welcome Center. Located on the Antebellum Trail, the museum depicts life and travel in the 1800s. The furnishings in the Tavern are authentic pieces, all of which are indicative of life in the early pioneer days of Georgia. There are also objects found during an archeological dig in the 1960s and other precious artifacts. The tavern is also the first stop in full day and half-day itineraries for touring the City of Watkinsville. There is also a gift shop that showcase the works of many area artists as well as selling maps of historic sites. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 144 There are several cultural attractions within Oconee County, including art galler- ies, a cultural center and scenic attractions such as the Eagle Tavern Museum, William Daniell House, Elder Mill Covered Bridge, High Shoals Falls, Happy Valley Artists Community and Haygood House. A sampling of activities include: y The Oconee Cultural Arts Foundation—OCAF is a non-profit art foundation with exhibits and classrooms y Happy Valley—a local gallery with eight working artists on site. y Farmington Pottery—a wide selection of Geoff Pickett’s pottery. y DeWitt Pottery—a functional and decorative pottery showroom. y Art Masters Gallery and Framing—a gallery with exhibits from local artists fea- turing sculptures, glass, metal, wood and more. y Chappelle Gallery at Historic Haygood House—featuring works of regional art- ists and tours of the home. y Sunshine Village—featuring antiques and art including oils, acrylics, and wa- tercolors. y Ashford Manor Bed and Breakfast—a local bed & breakfast that features ongo- ing exhibits of local artists including oils, watercolor, pottery and glass work. y Elizabeth Ann Florist and Gift Shop—a local florist with regular exhibits of paintings and photography from local artists. Annual Events y Southworks Juried Art Festival y July 4th Heritage Celebration y Library System Family Fun Day y Bogart Fall Festival y Oconee County Fall Festival y Historical Haunts Tour y Veteran’s Day Celebration y Downtown Watkinsville Christmas Open House y Watkinsville Christmas Parade y Holiday Market and other exhibits by Oconee Cultural Arts Foundation Health and Social Services The Department of Family & Children Services is responsible for Child Protective Services, Medicaid, food stamps, Foster Care Services, Foster Parent training, temporary financial assistance to eligible needy families, and financial assistance for childcare for eligible families. Additional community and social services infor- mation for the region can be attained through Community Connection, a non- profit agency located in Athens, Georgia, serving a 14 county area. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 145 As well, ACTION, Inc. (Area Committee to Improve Opportunities now) is a private, non-profit agency that is a partner in one of the twenty (20) Community Action Agencies in the State of Georgia, comprising a human service network capable of serving all 159 counties in the State. ACTION administers various state and fed- erally funded programs, such as Head Start, Day Care, Weatherization, Low In- come Home Energy Assistance Program, Community services Block Grants, Youth services, Homelessness Assistance, case management, and the Job Welfare Re- form Program. The ACTION headquarters is located in Athens. Hospitals and Health Care The quality and availability of healthcare contribute greatly to making a desirable place to live. Oconee County does not currently have a hospital within its bounda- ries, but residents are served by two hospitals in Athens-Clarke County and by Morgan Memorial Hospital in Madison, Georgia. Athens Regional Medical Center Athens Regional Medical Center (ARMC) is a +/-300-bed facility that serves 14 counties in Northeast Georgia. The facility features a vast array of specialized programs such as emergency services, a MRI unit, heart catheterization lab, a linear accelerator for radiation therapy, an open heart surgery center, an inpatient and outpatient drug and alcohol abuse unit, an outpatient surgery center and an outpatient radiology facility. As a public, not-for-profit institution, ARMC's mission is to provide medical care to everyone who enters its doors, regardless of ability to pay. St. Mary's Hospital St. Mary's Hospital is owned and operated by St. Mary's Health Care System, Inc. The system is a progressive care-provider for all stages of a person's life and, includes Wellness Works, Home Health Care Services, Long Term Care Facility and Hospice. The Hospital is a 196-bed high-tech, acute-care facility which includes both adult and neonatal intensive care facilities, a 24-hour emergency center, a perinatal center and a full scope of outpatient and inpatient diagnostic treatment. For fast response to the area's emergency medical needs, St. Mary's has an ambulance service based in Oconee County. St. Mary's Oconee County Women's Resource Center is one of nine branch offices or outreach centers that are located throughout Northeast Georgia. The center, located at 1586 Mars Hill Road, is Oconee County's convenient connection to all of St. Mary's services. Other Health Care Services Also available are public health facilities, neighborhood health centers and private physician groups to provide every medical specialty. Locally, Oconee County residents are served by physicians providing family practice care, general/internal medicine, gynecology and pediatrics. Other medical services offered include optometry, dental, orthodontal and periodontal Many healthcare needs can be addressed by the Oconee County Health Department. The 6,000 square foot County Health Department, completed in 1996, is located at 1060 Experiment Station Road in Watkinsville. Fees are based on income and ability to pay. Staff includes registered nurses, Environmental ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 146 Health Specialists, and Clerks. Funding for the Health Department is provided by the Board of Commissioners, state and federal funds and patient fees. Services include family planning, maternal health, child health services, immunizations, blood pressure monitoring, food service inspection, rabies investigation, and home inspection for foster care. Other facilities serving Oconee County include the Northeast Georgia Mental Health Center, Mental Retardation Center and Substance Abuse Center in Athens. Regional First Care is Oconee County's walk-in medical center. Services include occupational health (including ADA exams and immediate post injury workers' compensation cases), treatment of minor illnesses and injuries, gynecological procedures, pediatrics, vaccinations and many family practice procedures. Ten veterinarians are located in the county to provide medical care for small and large animals. The First Responders Program, operated through the EMS office, allows residents to receive first aid before the ambulance arrives. Many of the First Responders are certified Emergency Medical Technicians. Senior Services The Oconee County senior enter is currently housed in the Government Annex located on Greensboro Highway in Watkinsville. The Senior Center operates Monday through Friday from 8:00 AM to 4:00 PM. A number of programs are provided by Senior Services, including: y Transportation assistance (to and from the center, to doctors, shopping, trips) y Noon meal for center members and homebound seniors y Outreach services y Visiting services and telephone reassurance y Recreational programs y Socialization activities y Health related activities (exercise class, nutrition, health screenings, etc) y Consumer information (legal services, social security and medicare information, insurance information, community services) y Volunteer opportunities. The County has recognized the importance of its senior center and has planned a new 10,000 square foot facility in the new Oconee Community Complex on SR 53. The new facility will be located in close proximity to the community pool, walking trails, picnic and nature areas, and well as the community center activity building. Other facilities and services deigned to serve seniors include: y Family Life Enrichment Centers, Inc. is a skilled nursing facility which provides healthcare to the elderly in a family-centered spiritual atmosphere in the picturesque rural setting at High Shoals. Comprehensive patient care is provided through planned and coordinated services and programs from Family Life Campus. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 147 y Magnolia Estates Assisted Living on Mars Hill Road is a retirement center with a comfortable home-like atmosphere with creative living for ambulatory adults. Educational Facilities Oconee County Public School System The Oconee County School System serves all of the cities in the County and unincorporated county with nine schools: five elementary schools, two middle schools and two high schools. Since the school bond referendum was passed in 1995, and as a result of the utilization of SPLOST funding, two new schools have been constructed – Rocky Branch Elementary in 2002 and North Oconee High School in 2004. Major improvement/expansion projects funded through the SPLOST 1998-2002 include: y Paid $1 million toward General Obligation bond debt; y Purchased 150 acres for what became the locations of Rocky Branch Elemen- tary and North Oconee High Schools; y Equipped Rocky Branch Elementary, and; y Set up an escrow fund for the construction of North Oconee High School. The following Table 6.14 presents a listing of the County schools, their location, and the 2006 August enrollments, of which there are 6,290 students system-wide. The schools are not yet operating at the full capacity of 7,633, with the largest potential for additional student enrollment at the new North Oconee High School. This results in a low student/teacher ratio, which is beneficial to the students. School Location Date Built/ Renovation Square Footage Number of Classrooms Capacity 2006-2007 Enrollment # of Teachers Oconee Co. Primary School 2290 Hog Mtn. Rd. 1987 61,135 36 700 525 29 Oconee County Elementary 2230 Hog Mtn. Rd. 1968/1996 51,621 34 720 543 34 Malcom Bridge Elementary 2600 Malcom Bridge 1996 69,000 37 555 540 43 Colham Ferry Elementary 190 Colham Ferry 1956/1996 65,610 35 665 547 37 Rocky Branch Elementary 5250 Hog Mtn. Rd. 2002 49,109 35 500 555 41 Oconee Co. Middle School 1101 Mars Hill Rd. 1956/1997 121,492 50 1,140 880 77 Malcom Bridge Middle School 2500 Malcom Bridge 1997 87,500 38 756 587 36 Oconee County High School 2721 Hog Mtn. Rd. 1992 171,000 63 1,297 1,339 77 North Oconee High School 1081 Rocky Branch 2004 230,175 76 1,300 774 47 Subtotal 404 7,633 6,290 421 Planned elementary school Hwy. 186 - High Shoals 2008 49,109 35 500 N/A N/A Note: Enrollment for 2006-2007 may be based on forecast estimates Source: Oconee County School System, July 2006 Oconee County and Cities Table 6.14 Oconee County School System Education Facilities - 2006 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 148 Oconee County schools 'Expect Success." Residents of Oconee County, as well as nearby counties, boast about the quality of education available. There are currently an estimated 6,966 children between the ages of 5 and 17 in the County, and an estimated 329 children aged 18, for a total of up to 7,295 school aged children. Of these 6,290 are enrolled in the public school system, while others either attend private school, are home schooled, are too young to enroll or graduated early. By 2030, forecasts estimate that 12,676 children between the ages of 5 and 17, and potentially 508 young adults aged 18 may be added to the population, for a potential estimated total of 13,184 school aged children. At the current enrollment percentage of 86.2 percent, a possible estimated 11,368 children could be added to the county school system – almost double the current enrollment. Although many existing schools will be expanded and new schools constructed, this is equivalent to adding another 8 to 9 schools to the system to accommodate projected growth. The administrative staff at each school includes a principal and one or more assistant principal. The Oconee County School System's instructional approach takes into account the multiple needs of each individual. Basic academic programs are enhanced by art, music and physical education taught by fully certified specialists in each school. All grade levels provide guidance and counseling services, programs for the gifted, and services for students with special education needs. A school nurse, a school social worker, a school and an attendance officer serve throughout the school system. A professional staff of between 420 to 430 teachers is complemented by a support and service staff of over 424. Table 6.16 provides a timeline of system enrollment, number of dropouts and as- sociated dropout rate (as statistics are available), number of teachers and stu- dent/teacher ratios over the past six years. Current student/teacher ratios in the School System are less than the maximums established, at 14:01 in 2003/2004 and 15:01 in 2004-2005. Maximum established teacher/student ratios are: Kindergarten @ 1:20; grades 1-3 @ 1:21; grades 4-5 @ 1:24; grades 6-8 @ 1:26; and grades 9-12 @ 1:24. The dropout rate, and actual number of dropouts, indi- cates a decline since 2000-2001, with an upward spike in 2004-2005. The drop- out rate is relatively low in comparison to state average, based on 2000 data where School 2000-2001 2001-2002 2002-2003 2003-2004 2004-2005 2005-2006 Oconee Co. Primary School 506 496 469 518 529 533 Oconee County Elementary 544 549 496 520 467 512 Malcom Bridge Elementary 702 704 461 452 469 514 Colham Ferry Elementary 683 642 549 519 525 534 Rocky Branch Elementary - - 485 470 513 530 Oconee Co. Middle School 715 768 882 915 904 868 Malcom Bridge Middle School 601 604 537 522 535 567 Oconee County High School 1676 1702 1736 1851 1495 1438 North Oconee High School - - - - 352 543 Oconee County Source: Oconee County School Systems, July 2006 Table 6.15 Oconee County School System Average Daily Enrollment - 2000 to 2006 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 149 the percentage of students not completing high school at the state level was 21.4 percent as compared to 13.3 percent for Oconee County (source: Georgia County Guide 2005). Future school facilities, expansions and/or improvements are planned based on a number of factors. The School System has projected growth, future enrollment and need for new school facilities by looking at a 20-year trend for enrollment growth and determining that the average growth over this period has been ap- proximately 4 percent. In 2005, growth was around 300 students; the year prior, growth was only 12 students. Therefore, a straight formula has not been utilized. The School System looks at housing starts, the number of parents visiting the schools and expressing interest in enrolling, and kindergarten registration in the Spring. Targeted classroom size is closely related to the student/teacher ratio at: Elementary School (20-24); Middle School (26-28); and High School (24-28). For the 2006-2007 school years, it is anticipated that enrollment will jump dra- matically—in the 500-600 student range. Subsequently, the School System has purchased 12 modular classrooms (six doublewide trailers), budgeted for 28 addi- tional teachers and identified other classroom space. Most of the growth is ex- pected to occur in the elementary grades, based on the 20-year trend. The school system is currently negotiating a new joint use agreement contract 2000-2001 2001-2002 2002-2003 2003-2004 2004-2005 2005-2006 Total System Enrollment 5,427 5,465 5,615 5,767 5,789 6,039 Total Dropouts grades 9-12 42 44 45 50 53 40 Dropout Rate N/A 2.4 2.4 2.9 2.0 N/A Total number of graduates 317 334 376 358 425 373 Total Number of Teachers N/A N/A 398.5 389 403 434 Student /Teacher Ratio N/A N/A 14:01 14:01 15:01 N/A Source: Oconee County School System, July, 2006 Oconee County School System: System Wide Totals - 2000 to 2006 Oconee County Table 6.16 School Facilities Oconee County High School 1 softball, 1 baseball, 1 soccer, 1 practice field, 1 football field/stadium, track, 8 tennis courts Oconee County Middle School 1 football field/stadium, 1 baseball field, running track and 4 tennis courts Colham Ferry Elementary 1 softball field and gymnasium Malcom Bridge Elementary 1 gymnasium and a playground Oconee County Elementary 1 gymnasium and a playground Oconee County Primary School 1 gymnasium and a playground Malcom Bridge Middle 1 gymnasium, 1 football field Rocky Branch Elementary 1 gymnasium and a playground North Oconee High School 1 football field/stadium, 1 soccer field, 1 baseball field, 1 softball field, 10 tennis courts Source: Oconee County School System, July 2006 Table 6.17 Oconee County School System/Parks & Recreation Joint Use Facilities - 2006 Oconee County ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 150 with the Oconee County Parks and Recreation Department for the use of its playing fields and gyms. Table 6.17 identifies the facilities that may be subject to the terms of the joint use agreement. An active Partners In Education program has paired over 70 businesses with indi- vidual schools to explore areas of mutual assistance and benefits. School system personnel are an integral part of the community, actively serving on community councils and committees with community and business volunteers reciprocating for schools. Private Primary and Secondary Schools There are a few private schools in the Oconee County community. Athens Academy Athens Academy is an independent, non-proflt, college preparatory co-educational day school located in Oconee County. Students are transported or drive to Athens Academy from all over Northeast Georgia. The Academy, a small school with small classes and a low teacher-pupil ratio, is known for its family atmosphere. At Athens Academy it's perfectly all right to like what you're studying. An attitude of doing one's best is obvious in the classroom, on stage, or on the playing field. Beginning with three year olds and going through twelfth grade, over 700 students study in a multicultural environment on a wooded, 107-acre campus. Enrollment is open to people of all races, religions and national origins. "Excellence with Honor," the motto of Athens Academy, has provided the primary focus of thc Academy for more than a quarter century to provide students with a superior liberal arts education that prepares them for higher education and for life in the 21st century. Graduates regularly earn admission to prestigious colleges and universities, compile outstanding records in earning college credit through Advanced Placement, and score high on nationally normed examinations. For a faculty member, teaching at Athens Academy is a way of life. An Athens Academy education is distinctive in large part because of the school's exceptional faculty. National attention focused on Athens Academy in thc spring of 1994 with the opening of a state-of-the-art media and learning complex which involves students in the critical use of all forms of media. Athens Academy's media education project prepares students to think critically in an information age by teaching them to "read" and interpret all forms of media. A partnership with international businessman Reinhard Mohn and the Bertelsmann Foundation has made the program possible. Westminster Christian Academy Westminster Christian Academy, begun in 1989, continues to grow its pre-K3 through 12th grade college-preparatory co-educational Christian school. Enrollment is currently approximately 250 students. In 1998, WCA opened its 30-acre campus complete with athletic fields, classroom and administrative buildings, and gymnasium-auditorium and graduated its first senior class with students headed to Vanderbilt and the University of Georgia. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 151 Colleges Located in nearby Athens, the University of Georgia offers students a comprehensive choice of degrees in a historical university setting. Extensive continuing education series are also an important aspect provided by the university. In addition, Athens Area Technical College offers courses for associate degrees or diploma programs in vocational and technical subjects to assist in creating a skilled work force prepared for progress. Gainesville College, part of the University System of Georgia, has set up an Oconee Campus at 1202 Bishop Parkway in Watkinsville providing additional educational opportunities in the area. Planned Capital Improvements The Oconee County School System facilities have received renovations and additions over the past 5 years. The Board of Education will continue to monitor the school system’s growth and continue to evaluate needs. In addition to the 12 modular classrooms purchased and the addition of 28 new teachers for the 2006/2007 school year, the following improvements, expansions and new construction have been completed or are in progress within the 2002-2007 SPLOST: y Paid for the educational facilities and equipped North Oconee High School - complete; y Paid for the Music Suite addition at Oconee Middle School - complete; y Installed new fire alarms at Colham Ferry and Oconee Elementary schools - complete; y Replaced the roof on Oconee Middle School - complete; y Purchased and installed technology for all schools – complete; y Purchase of land for a new elementary school – in process. State Capital Project Funds and local funds were used to construct Malcom Bridge Elementary in 1996. General Obligation Bonds were used to fund the construc- tion of Malcom Bridge Middle School in 1997. Additional classrooms for Malcom Bridge Middle are included in the SPLOST III (2008-2012) plan. Rocky Branch Elementary School construction was funded by State Capital Project funds and lo- cal funds. It is anticipated that SPLOST funding, and other sources as available, should be sufficient to provide adequate facilities to accommodate future student enrollment over the next five years. The School System operating budget as of 2006 was $59,016,270, of which 3.9 percent comes from federal funding, 45.8 percent state funding and 36.9 percent local funding. Projects set forth in the 2008-2012 SPLOST include: y Purchase land for future schools; y Construct a new elementary school in High Shoals; ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 152 y Build and equip classroom additions and renovations at existing facilities, to include: ƒ Classroom additions for Oconee County Middle School, Rocky Branch Elementary School and Malcom Bridge Middle School; ƒ Athletic facilities; ƒ Road improvements on the campuses; ƒ Technology infrastructure; ƒ An administrative suite is planned for Oconee County Middle School. ƒ Renovations to Oconee County Elementary Schools are planned. y If funds are available, develop additional new schools and administrative facili- ties, and; y The Board may sell bonds up to the amount of $24 million to fund the above projects. ---PAGE BREAK--- Community Assessment, Volume 2— July 2007 153 ---PAGE BREAK--- Community Assessment, Volume 2— July 2007 Page 154 Transportation Oconee County is committed to the development and implementation of connectivity and mobility in cooperation with local, state, and federal agencies to ensure safe, effi- cient movement of people and commerce in and around our community. Oconee County is a member of the Madison, Athens/Clarke, Oconee Regional Transpor- tation Study, (MACORTS) which is the Metropolitan Planning Organization (MPO) for all Federal Transportation Funds spent within the MPO. The northern portion of the county is within the boundaries of this MPO. The MACORTS Transportation study is very detailed and addresses far more than the Planning Minimum Standards requires, including inventory, analysis and programmed improvements. This Plan is made a part of this Comprehensive Plan by reference. The southern part of the County is maintained, monitored and planned within the Oconee County Public Works and Planning Departments. Condition surveys are made each year on all roadways and bridges. As the surveys identify conditions or needs to maintain the integrity and functional classification of the element, action plans are de- veloped. These action plans serve as the basis for the development of the Transporta- tion Improvement & Maintenance Plan (TIM Plan). The TIM Plan serves as the vehicle by which locally funded transportation projects are identified and budgeted. The Board of Commissioners reviews the TIM Plan and provides authorization and funding based on need and available funding. The scope of the plan includes improvements to pavement structures, bridge enhancements, intersection improvements, traffic stud- ies/pattern analysis, signage needs/enhancements and other transportation planning needs. The primary challenge on the planning horizon will be funding due to the sharp increase in material and construction costs. Roads Network (roads, highways and bridges) Roads in Oconee County form a network of interlinked and inter-related segments, each of which may have its own capacity or surface condition issues. As outlined above, the County is part of the MACORTS Plan for the northern half of the County, while the southern half of the County is surveyed and monitored by the County and part of the TIM plan. The County, internally and through the MACORTS Plan, has identified current and future needs of the road network, as well as potential service areas. The County has also coordinated/completed an update of the roadway network with the Georgia Dept. of Transportation and the statewide inventory maintained by the department. The Bridge Inventory is also updated/maintained with the Georgia Dept. of Transportation bi-annually along with the inspections of the structures. Overall, the County is served by a good sys- tem of roads, highways and bridges. Most of the major thoroughfares are state routes, which reduced the burden on the County for maintenance of these major routes. While SR 15 and US 441 serve primarily as through routes connecting the south, the other major arterial road- ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 155 ways are predominantly north of Watkinsville and connect to SR 316. Other major routes include SR 53, US 29 and US 78. State Route 316, also known as University Parkway, is a major thoroughfare in the County and connects Oconee County with Interstate 85 and other Southeastern markets. Oconee County is located 22 miles from I-20; 25 miles to I-85 and 45 miles from I-285. These roadways in the northern part of the County provide the backbone for the region’s transportation infrastructure, and presently have avail- able capacity for future growth. Within the County, there are 360 miles of paved roads, 40 miles of unpaved roads and 66 miles of state roads. Within the County, there are a total of 35 bridges maintained by Oconee County. Currently there are no bridge projects underway within the County. A Functional Classification Map shows the types of roadways within Oconee County. Level of Service Level of service is a qualitative measure used to describe traffic conditions. There are six levels of service, given letter designations A through F. LOS A represents the best traffic conditions, and LOS F represents the worst. Level of Service is a function of traffic demand, roadway geometry (number of lanes, lane widths, etc.) traffic control, vehicular mix, terrain, and other factors. These system-wide plan- ning levels of service are based on 24-hour traffic volumes, but imply traffic condi- tions for peak periods of the day. This type of analysis frequently is used in area- wide transportation studies as an indicator of capacity deficiencies in the roadway network Currently the majority of congested roadways are in and near Athens. The year 2030 forecasts indicate several congested roadways in Watkinsville and in north- ern Oconee County, namely SR 316, portions of Mars Hill Road and the bypass. The MACORTS identifies a series of planned transportation improvements includ- ing: y Widening of Mars Hill Road; y Widening of Daniels Bridge Road; y Widening of Hog Mountain Road; y Several new or improved interchanges along SR 316; y Widening or reconstructing of SR 316 to a limited access facility (with or with- out a toll); y Construction of the Epps Bridge Connector; and y Construction of Jennings Mill Parkway. ---PAGE BREAK--- Community Assessment, Volume 2— July 2007 Page 156 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 157 Truck Traffic Truck traffic in Oconee County is comprised of both trucks with destinations within the County and trucks passing through the County. Although detailed truck counts were not available, field reconnaissance confirmed the observation of stakeholders interviewed. Presently, primary truck destinations within the county are in and around Watkinsville or to commercial uses in the northern part of the county. Many through trucks travel SR 316 to the Athens area. Through trucks are also prevalent on US 441 toward Madison and on SR 15 toward I-20. With the anticipated future growth and development, it is expected that the growth of truck traffic will be greatest in the northern part of the county, particularly along and connecting to SR 316. Signalized Intersections and Signage There are a total of 19 signalized intersections within the County: the County maintains 5, the state maintains 10, the City of Watkinsville maintains 3, and the City of Bogart maintains 1. Intersections are reviewed on an as need bases, and if necessary warrant studies are conducted to introduce signage or upgrade an in- tersection for signals. Currently there are no planned intersection improvements or upgrades outside of the MACORTS TIP. Commute Characteristics Oconee County’s location adjacent to Athens-Clark County and the presence of UGA provide major employment centers for the county. Nearly 52 percent of the employed Oconee County residents commute to Clarke County; Oconee County experienced a net commute outflow of nearly 6,000 employees in 2000. Commuters To Count Commuters from Count Oconee Co. GA 3,630 Oconee Co. GA 3,630 Barrow Co. GA 358 Barrow Co. GA 180 Clarke Co. GA 6,696 Clarke Co. GA 1,975 DeKalb Co. GA 135 DeKalb Co. GA 4 Fulton Co. GA 220 Fulton Co. GA 0 Gwinnett Co. GA 349 Gwinnett Co. GA 52 Greene Co. GA 136 Greene Co. GA 66 Hall Co. GA 76 Hall Co. GA 55 Jackson Co. GA 192 Jackson Co. GA 123 Madison Co. GA 66 Madison Co. GA 286 Morgan Co. GA 185 Morgan Co. GA 51 Oglethorpe Co. GA 57 Oglethorpe Co. GA 201 Walton Co. GA 241 Walton Co. GA 189 Other Counties 562 Other Counties 145 Total Employed 12,903 Total Employees 6,957 Source: 2000 Census Table 7.1 Commuters Into and Out Of Oconee County 2000 ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 158 Parking Areas with insufficient/inadequate parking There are no areas within the County or its Cities that have insuffi- cient/inadequate parking. All new developments are required by code to provide adequate parking during the development process. Surface parking facilities in need of retrofitting or redevelopment. There are no parking facilities that have been identified that need retrofitting or redevelopment. Alternative Transportation Pedestrian and Bicycle Facilities Included within the Transportation Improvement Program (TIP) for the MPO and within Tier Two of the plan are a number of roadway projects which include side- walks and bicycle lanes. These are being funded with a mix of federal TEA funds and State and Local funds. These include the Jennings Mill Parkway Extension Project (from Epps Bridge Parkway over Loop 10 to the Oconee Connector), the Mars Hill/Experiment Station Road widening project (from the Oconee Connector to Watkinsville), and the planned Simonton Bridge Road widening project, (from Watkinsville to the Athens/Clarke County line). These Projects, when completed, will form a continuous bicycle and pedestrian corridor from the Athens/Clarke County line at Epps Bridge Parkway, running generally south to Watkinsville then generally east back to Athens/Clarke County at the Simonton Bridge Road Oconee River crossing near Whitehall. It should be noted that when the Oconee Connector Interchange is built at SR 316, (also in the MACORTS Plan) pedestrian and bicycle lanes will need to be included in order to complete this route. Also, the new Unified Development Code (UDC) for Oconee County requires side- walks within all new subdivisions except for the large lot Agricultural/Residential projects in the more rural portions of the County. Largely due to its more rural and suburban history and the resulting distances from UGA and Athens, there has been little demand for alternative forms of trans- portation such as pedestrian, bicycle and public transportation. Where the bicycle facilities have been built very little utilization has been seen. This is partly due to the lack of connectivity between these facilities and the long distances involved. Where bicycle use in the County has occurred, it has largely been recreational in nature rather than a viable alternative transportation mode and occurs most often in the more rural areas (“touring”). However, as infill development occurs in the northern part of the County and as more mixed-use developments are built, these alternative forms of transportation will become more viable. This is especially true in the higher density areas near Watkinsville, Athens/Clarke County and UGA. This is also the area where subdivi- ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 159 sions are near shopping, schools and employment centers and where mixed-use developments are being built. For this reason the County will be exploring ways to link these areas over time. Strategies include the consideration for requiring pedestrian/bicycle facilities along the main road corridors in front of all new developments within designated areas of the County and studying other ways to providing linkage between various existing and future developments on existing road corridors and future greenways. The County has also encouraged the mixed-use sustainable form of development through density and commercial development opportunities available in these dis- tricts. Public Transportation Athens to Atlanta Commuter Rail Program—provide funds for implementation ac- tivities for the Athens to Atlanta Passenger Rail Program. A station of this com- muter line is designated in the City of Bogart. Currently this project is a second tier project, beginning in the time frame of 2009 to 2011. Railroads In addition to roads, Oconee County is benefited by the location of rail service. There are two rail systems within the County. CSX owns the rail lines to the north, which run through Bogart and into Athens. This rail line is a part of the Georgia Department of Transportation Commuter Rail Program. GDOT plans are to run a commuter rail system on the CSX line from Athens to Atlanta. Georgia Southern Railroad owns the rail line to the south, which in the past con- nected Athens-Clarke County to Morgan County. The portion of the rail south of Bishop has been closed for about 10 years. There is a potential for use of this por- tion of the abandoned rail line for the Rails to Trails program. There is an active rail line going from Bogart north to Athens. This line provides access to an important rail line linking Athens to Atlanta. While the line to At- lanta will be improved for future passenger service, it will not cause a reduction in freight traffic. Rail planners note that while this is a busy line, the Athens to At- lanta link is far from capacity. As Atlanta is an important national rail hub, three of the four major rail corridors in Georgia connect to Atlanta. The additional close rail link to Oconee County through the Atlanta to Athens, and then Athens to Bogart line should be high- lighted when attracting business reliant on such services. Airport The closest commercial airport to Oconee County is the Ben Epps Airport located approximately 3 miles east of Athens. This airport averages 203 aircraft opera- tions per day with the majority of those aircraft being local general aviation. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 160 Transportation, Land Use and Connectivity The MACORTS TIP will continue to address the primary road improvement needs within the development corridor. Land use trends, current rates of growth and fu- ture projections are strong inputs into transportation planning. The aim of this Comprehensive Plan is to tighten this connection to proactively plan multi-modal transportation improvements that are proactive to planned growth and develop- ment areas, throughout the County. Major land use trends, such as increasing non-residential hub areas, and the overall and commuter orientation of the County will continue to be major influences into transportation planning over the next 20 years. Underutilized Transportation Facilities Because transportation facilities within Oconee County are coordinated with land use planning, there are no transportation facilities that are underutilized or over- capacity that have not been programmed to meet current and future transporta- tion needs of the county. ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 161 Intergovernmental Coordination The County and its cities recognize their interdependency within Oconee County and with the surrounding areas. It is a goal of this Joint Plan to maintain or increase coop- eration and to work with all appropriate entities for mutually beneficial solutions to improve the quality of life in Oconee County and each of its cities. In achieving this goal, the communities have been active at the local, regional and state levels working cooperatively with public and semi-public agencies on matters of mutual concern. Adjacent Local Governments Oconee County is adjacent to Athens-Clarke, Barrow, Jackson, Madison, Ogle- thorpe and Walton Counties. Contact with a specific local government is facili- tated, when needed, by the Chairman of the Oconee Board of Commissioners. Fur- ther, Oconee County coordinates with all neighboring jurisdictions through its participation in the Northeast Georgia Regional Development Center. Four cities are located within Oconee County—Bishop, Bogart, North High Shoals and Watkinsville. The County and the cities coordinate and cooperate in a myriad of ways at the political and staff levels, including planning and zoning activities, library services, fire protection and other public safety services, under the provi- sions of the adopted Service Delivery Strategy (SDS). The County and each City, following the provisions of State law, will review the SDS to confirm its continuing validity once the Comprehensive Plan has been drafted, and revise it if needed. Economic Development Partners Oconee County undertakes its economic development activities within the context of a highly cooperative and coordinated effort involving many partners, among them the Chamber of Commerce, Oconee County Industrial Development Author- ity, University of Georgia Office of Technology Transfer, Georgia Department of Economic Development, U.S. Dept. of Agriculture and others. For a complete dis- cussion of coordination on economic development, see the Economic Development chapter of this Community Assessment. Oconee County Board of Education Primary coordination with the School Board is facilitated by the Chairman of the Oconee Board of Commissioners, with coordination regarding develop- ment/construction and programs, such as roads, utilities, public safety, library and recreation programs, etc., handled at the departmental level. Closer coordina- tion at the planning level among all agencies involved in capital improvements is needed to supplement individual contact at the staff level. Federal, State or Regional Programs y MACORTS ---PAGE BREAK--- Comprehensive Plan, Oconee County, Bishop, Bogart, North High Shoals and Watkinsville Community Assessment, Volume 2— July 2007 Page 162 Oconee County and its cities participate with Madison County and Athens- Clarke County in the development of a regional transportation plan. At the staff level, Oconee County is actively represented by key personnel from the Strategic and Long-Range Planning, Public Works and Planning Departments. y Bear Creek Joint Partnership A consortium between Jackson, Athens-Clarke, Barrow and Oconee Counties is in place to oversee the Bear Creek water supply reservoir, located principally in Jackson County. Coordination with the consortium is achieved at the policy level through the Chairman of the Oconee Board of Commissioners, and at the staff level through the Utility department. y GDOT transportation funding Coordination with the Georgia Department of Transportation occurs at the project planning and construction phases of State road improvements. De- pending on the location of the project, a variety of jurisdictions may become involved, including the local governments in the County and affected public bodies such as the Board of Education, U.S.D.A and UGA. For the local gov- ernments, coordination at the policy level occurs at the Board of Commission- ers and Mayor and Council levels, represented through the Chairman and ap- propriate Mayor, respectively. At the implementation level, utility and public safety staff are commonly involved. y Athens Regional Library System y The Oconee County Library is a partner in the Athens Regional Library Sys- tem. Coordination with the System is accomplished through the Board of Commissioners at the policy and funding level, and through the County Li- brary Department for operations.