Ford Has A “Better” Idea:
Don't Call Sprawl Sprawl

At the August 14 Mayor and Commission work session on Athens-Clarke County's new development ordinance, Commissioner Linda Ford suggested a new option to regulate development in the rural "greenbelt." (See City Pages, August 23, on-line at flagpole.com.)
Since April, the proposed zoning code's original (Agricultural-Rural) AR-10 rural zone (allowing one house per 10 acres) had been replaced by an AR-5 designation (allowing one house per five acres) with no clustering provision. That option was summarily scrapped as well and, as of August 14, choices ranged from an average of one unit per 2.5 acres with clustering to a one unit per acre allowance with no clustering bonus.
Supporters of the AR-10 zone say these higher rural densities are in conflict with the land use plan's guiding principles and that they would encourage sprawl and degrade what's left of the county's green space.
An August 14 inter-departmental memo from ACC Attorney Ernie DePascale to Mayor Doc Eldridge and the Commission outlined Ford's proposal. (See memo on this page.)
Commissioner Ford could not be reached for comment by press time. Mayor Eldridge, who backs Ford's plan, said, "It appears that Linda has been able to articulate and boil down to writing what some of the Commissioners were asking for."
Asked for his assessment of Ford's plan, Eldridge said, "I may be wrong, but right now I get the feeling that the Commission may be moving more toward this proposal."
Commissioner John Barrow says Ford's plan, as it was presented to him by Ernie DePascale, offers no limits on how many parcels may be subdivided from larger tracts each year. Even the current zoning ordinance contains that restriction, Barrow points out - a fact that has been "completely and politely ignored" by Commissioners who are in favor of a one-unit-per-acre standard.
"All of the one-to-one options that have been presented thus far propose to dispense with that requirement altogether," Barrow says, "which would have the effect essentially of converting all of the current AR zones into RS-40 subdivisions."
Barrow says another fundamental flaw is relying on clustering to preserve rural green space. Since few outlying areas have city water and sewer, developers would have to employ septic tanks which, in turn, would require larger lots.
"Until we have adequate means for delivering water and treating waste, we're making a bad situation worse. We're right on the edge of having important new pollution regulations imposed on this community that will be directly affected by the extent to which we continue to rely on septic tanks."
Federal mandates are pending, according to Barrow, that will reduce non-point source pollutants, such as runoff from streets and parking lots, chemical-soaked lawns and agricultural fertilizers and waste.
"The extent to which the county is sprawling and using septic tank systems to support that sprawl is an important part of the mix," he says.
Eldridge acknowledges that "water and sewer will create a problem with some of the clustering arrangements," but says there are "waste water kits" available which serve "basically [as] a septic system for a neighborhood." Eldridge expects the Commission to research the kits, which he says would reduce lot size requirements and promote clustering.
"We all believe in the benefits of clustering homes," Eldridge says. "It's a matter of the overall density that would be allowed, I think, is the struggle."
Eldridge has publicly doubted the value of higher rural densities in preventing sprawl, and says he believes Ford's proposal addresses both sprawl and property rights issues "in a more appropriate manner than the alternatives."
"The other thing I think we are forgetting is the forces of the marketplace," Eldridge adds. "The marketplace will dictate and demand what takes place as far as a lot of the development. A lot of that area is rural, it's agricultural, and it has been for a hundred years. And I think it'll be that way for another hundred years."
Barrow agrees that the Commission's current options could lead to a type of sprawl, but says that they are preferable to "go[ing] whole hog into an RS-40 type of plan where essentially the whole county can be developed into one acre lots just as quickly as anybody wants to do it."
A vote on the development ordinance, which enables the county to enforce its comprehensive land use plan, was postponed indefinitely by Mayor Eldridge on August 14.

Barnett Shoals Plan
Gets Mixed Reviews

Residents of neighborhoods near Barnett Shoals Elementary School met with Charles Floyd on Tuesday, August 29, to discuss his latest plan for developing his 56-acre property between the school and the Snapfinger subdivision.
The land is the subject of an ongoing debate that epitomizes arguments over "greenbelt" development in Athens. Floyd, who is selling his house and the surrounding acreage so that he may retire, wants it rezoned from RS-20 to RS-15 to accommodate a 125-unit subdivision. The greater density would increase the value of the property for interested developers.
Floyd needs the support of his neighbors to give his rezoning request a realistic chance of being approved by the Athens-Clarke County Planning Commission. He has redrawn his plan several times, but many area residents fear the impact any development would have on roads and schools that they say are already overcrowded.
More than that, they have no desire to see Floyd's pasture and forest bulldozed to make way for more houses. (See City Pages, August 30, on-line at flagpole.com.)
In exchange for the increased density, Floyd has agreed to commit over 23 acres, most of it in contiguous green space around the edges of the property, to a permanent conservation easement with The Athens Land Trust.
At the August 24 meeting, ACC Senior Planner Bruce Lonnee took questions from the 30 or so people gathered in the clubhouse of the Greystone subdivision. Several asked how the new ACC land use plan's development code - now in limbo - might affect Floyd's development. Lonnee explained that it would not, unless Floyd withdrew his plan and did not resubmit it until the new ordinance is enacted.
In reference to improved environmental and design standards in the proposed code, Snapfinger resident Ann English said, "It would seem a shame to me to spend two-and-a-half years on a zoning code and then pass this to undermine it."
John Olive, who also lives in Snapfinger, countered that the risk of having the land completely cleared outweighs anxiety over the density of development.
Developed under the current RS-20 designation, the property would hold fewer units. Floyd has said developing the land at that density while retaining green space would be economically unfeasible. Without a conservation easement, all of the land Floyd has agreed to leave undisturbed would likely be clear-cut and leveled in order to maximize development of the tract.
Some residents are especially concerned about the 28 townhouses included in Floyd's latest plan. One wondered what would keep the development from becoming student housing.
When all questions to Lonnee had been answered, Floyd stood before his neighbors.
"We have enjoyed having all this open space, and so have you," he said. "But I'm not wealthy, and when you have to sell your house you have to do it... There's nothing in Clarke County that has 60 percent open space that I know of. That's unheard of. We want [the development] to be good. We want it to be right."
Snapfinger resident Debbie Duncan said that given the history of permissive development in Clarke County, there is no guarantee Floyd's plan would be built as proposed. She asked Floyd his selling price for the property, and said that a buyer might be found who would leave the land as it is.
Floyd, who has refused to make his asking price known, replied that he is trying to get as much as he can for it. He added that he is "tying up the land" with a good development.
Duncan, visibly upset, told Floyd, "There are people who love this land as much as you do."
As of this writing, Floyd's proposal is set to go before the Planning Commission on September 7 at 7 p.m., in the Planning Department office at 129 West Dougherty Street.

UGA Complies With
Water Restrictions

Water reserves in Lake Herrick have been getting a break since UGA closed Legion Pool for the season.
In order to comply with current Athens-Clarke County outdoor watering restrictions, the University of Georgia has been forced to find alternate sources of water. During this year's dry summer keeping lawns healthy has been a main concern of UGA's manager of grounds, Dexter Adams.
"We've elected to drop irrigation on all but the highest priority turf areas," says Adams, "and we're watering with lake water or Legion Pool water."
Physical plant workers are pumping water out of the pool and using it for irrigation during the week. In order to ensure that the pool water was safe for use on the grounds, it was allowed to stand for a few days. The chlorine evaporated and the water was tested for harmful chemicals.
Initially landscapers were using UGA's Lake Herrick to irrigate. Access to Legion's half million gallons eased the need for lake water. Adams hopes that by the time the pool water is exhausted the water restrictions will be lifted.
Restrictions that went into effect on August 5 allow residents at odd-numbered addresses to water outdoors on Saturday from 12 midnight to 10 a.m.; even addresses water on Sunday from 12 midnight to 10 a.m.
According to Athens-Clarke County Public Works Water Conservation Coordinator Maeneen Klein, use of private lake or pond water is common. Klein explains that golf courses often have access to pond water for irrigation, which is less expensive than city water. She is not concerned that drawing water from Lake Herrick will have any serious effects. "Lake Herrick is pretty stable right now," she says.
UGA uses Tanyard Branch, which flows under Sanford Stadium, to water the grass there, Klein says. The University has a permit issued by the Georgia Environmental Protection Division to use water from the stream.
Athens-Clarke County Director of Public Utilities Gary Duck says UGA has cooperated beyond what is required in order to conserve water. He points out that UGA's use of lake or stream water during the week is not a violation of ACC water restrictions. "We don't enforce restrictions for people pulling water from wells or streams," says Duck, "only those utilizing water from the public works."
Since the University grounds don't have street addresses, the campus has been divided into six zones. Half of the zones are watered with city water on Saturday night and half on Sunday night.
Adams believes that the lack of water has had a significant impact on UGA's landscaping. "I think some of the damage is unforeseen," says Adams, "A lot of mature trees are taking a hit. The effect tends to be cumulative and isn't seen until further down the road. But, I'm also surprised at the survival with what little rain we've had." (Jeremy Bales)